Construction of a two-storey side extension and construction of front porch.
LOCAL MEMBER: Councillor Gruffydd Williams
Minutes:
Construction of a two-storey side extension and construction of front porch
(a) The Development Control Manager elaborated on the background of the
application and noted that the application was to erect a two-storey extension
at the side of the existing house with a porch in the front to take the place
of a flat roof extension and existing porch.
It was proposed to demolish these structures and erect a new extension
to provide additional living space. The roof of the extension would be set down from the ridge of the existing roof and
would be finished with a natural slate roof.
It was noted that the site was outside the development boundary and in an
open and prominent location on Nefyn beach and within the Heritage Coast and the Llŷn Historic Landscape. The property was connected to the Hendafarn property on the southern side which
was a Grade II listed building. On the other side, the northern side, in very close
proximity is Hafod y Môr dwelling.
Attention was drawn to the observations received during the consultation period in Section
4 of the report and it was noted that
the statutory bodies were satisfied with the proposal although some consideration was given to biodiversity and flooding issues.
Objections had been received from the public, such as:
·
The visual impact, especially on the listed building
with the use of inappropriate materials such as UpVC
windows
·
Concern about access for carrying
out maintenance to the gable-end of the adjacent Hafod y
Môr property
Attention was drawn to the fact that the property
in question had an interesting architectural character and that the main elevation had unique features. It was considered that the scale, size, form
and density of the proposed extension were acceptable and in keeping
with the existing property. Given that there was currently a flat roof extension on the site, it
was not considered that erecting a two-storey extension in its
place would significantly impact the views of the site that the public currently have nor was it likely
to have a detrimental impact on the character
of the designated landscapes.
It was not clear from the application what was proposed as an
external finish for the extension walls, however, bearing in mind
the sensitivity of the site,
it was deemed that a condition should be imposed to ensure an appropriate
finish, such as a white render
at this location.
In terms of the attached listed building, the extension would not adjoin the listed building or lead
to the loss of important historical features. The proposed design would ensure that
the extension appeared as subordinate to Glan y Môr, neither imposing on the property nor on the adjacent
listed building.
In terms of the impact on the amenities of neighbours at Hafod y Môr, the new
extension would more or less be constructed
exactly on the footprint of the existing extension and therefore it was not considered that the proposal would be an over-development
of the curtilage. There were no windows
on the Hafod y Môr gable end, therefore, there was no concern
about privacy. Despite the observations of the owners, matters concerning access arrangements for the maintenance of a private property were not planning considerations.
Having weighed up the proposal against the policies of the development plan,
it was considered that the proposed two-storey extension was acceptable and it was recommended to approve the application in accordance with
the report.
(b) Taking
advantage of the right to speak, the applicant’s representative noted the following main points:
·
That the applicant
was Welsh and had bought the property in order to return to the area
·
The property had
stood empty for many years and had deteriorated and they were anxious to renew
it internally and externally to comprise a new roof and a small extension that
was less than 10% of the floor area
·
The extension was
be in keeping with the property's architecture and the property opposite
·
It was proposed to
place a Welsh slate roof on the extension and the materials would match the
property
·
That discussions had taken place with the Planning Department prior to submission of the application in order to ensure
compliance and any suggestions had been included in
the application
·
It was proposed to
use local businesses for the renovation work
·
It was proposed to increase
the gap between Glan y Môr and
Hafod y Môr by approximately
6"
·
The improvements
would be of benefit to the property and nearby property
(c) The Local Member (a member of this Planning Committee)
noted the following main points:
·
He had concerns
regarding land slippage however following discussions with the planning
officers this concern had now been alleviated
·
It was asked if it
was possible to impose a condition to clad the property in stone and then to
whitewash it to be more in keeping with the other nearby houses
(a) In response, the Development
Control Manager explained that it would be difficult to clad the property with stone however a
condition could be imposed to agree with the applicant that a rough render is
used that would be similar to stone.
(dd) It was proposed and seconded
to approve the application subject to the inclusion of a condition regarding the finish of the render.
Resolved: To approve in accordance
with the following conditions:
1.
5 years
2.
In accordance with the plans
3.
Slate to conform
4.
Agree
on render finishes that are
similar to stone at the
front and to the side section of the extension
Note: A copy of NRW observations
Supporting documents: