Application to convert former public conveniences to dwelling to include raising roof height and external alterations.
LOCAL MEMBER: Councillor Gethin Glyn Williams
Link to relevant background documents
Minutes:
Application to convert unused public conveniences into a dwelling house, to include raising the height of the existing roof and
external alterations.
(a) The Development Control Officer
elaborated on the background of the application, and noted that
this was a proposal to convert unused former public toilets
into a dwelling house located in the centre of the coastal town of Barmouth with a primary school east of the site. The school's playing field was at the rear and northern
boundary of the application
site. West
of the site was a pavement and an unclassified
county highway, with the promenade and the beach across
the road. This building was previously used as public
toilets prior to their closure in 1997, and they were
sold by the Council in July
2015. There
was a mixture of land use locally which
comprises residential dwellings, hotels and a primary school. It was noted that this
site was located within the development boundary for the town of Barmouth and within the Mawddach Landscape of Historic Interest. Several responses had been received to the consultation with the proposal satisfying the requirements of transportation, Welsh Water and Natural Resources
Wales. Several
objections were raised by the public
including considerations such as the proximity
of the building to the school
playing field, lack of amenity land surrounding the building, the was building unsuitable for conversion and that the standard of the design was unacceptable together with other
matters discussed in the report. There was also correspondence which welcomed the development as an improvement
to the current untidy condition of the site.
It was emphasised that in terms of a planning
decision it was important to bear in mind that
this was an application to convert an existing building
into a dwelling within the development boundary of a local centre as defined
by the Unitary Development Plan. Attention was
drawn to policy CH11 of the Plan that
specifically relates to proposals to convert buildings within the development boundaries for residential use. Consideration was given to the criteria of that policy and it
was deemed that the proposal satisfied each of these criteria. It was noted that policy
C4 was supportive to the adaptation
of buildings for appropriate new uses.
In terms of amenities, the site was detached,
and of a sufficient distance from any
other residential property so as
not to have a direct impact on them. In addition, it was considered that restoring and reusing
the building would present an opportunity
to tidy it up and prevent
its further deterioration, thus, safeguarding
and improving the quality and condition
of the site and protecting the area's visual amenities in general.
It was noted that this
was an application to re-develop a building within the development boundary for an
appropriate use for the location and therefore it
was recommended that the application be approved with conditions as listed in
the report.
(b) Taking advantage of the right to speak, the objector, on behalf of
governing body and parents of Ysgol y Traeth stated
that they objected the application on the grounds of:
1. Amenities - altering
the building would impair on the children's
amenities to play as the back of the building bordered the School's playing field
2. Design - that the proposal did not respect the area in terms of scale
and it would be higher than the existing building and would be out of character
3. Materials - the proposal did not safeguard the area's visual character
as the applicant would use metal and not blue slate on the roof bearing in mind
that the School, a hotel and nearby houses had high quality slate roofing
4. Second homes - that the application lead to an increase in the number of
second homes in a community where they already formed a high proportion of the
housing stock.
5. Risk of Flooding - that Natural Resources Wales had designated that the
area was highly vulnerable in terms of flooding and reference was made to the
serious impact of flooding in 2014 in the Barmouth
area
(c) Taking advantage of the right to speak, the applicant noted the
following main points:
·
That the contents
of her Architect's letter alleviated the majority of the concerns
·
She worked over
the whole of Wales and the main aim was to buy a property to live in and she
did not intend to make any profit from it
·
She had conducted extensive
discussions with the Planning Department when developing the plans to ensure that all planning issues had received full attention
·
That the materials
to be used on the building had been suggested by the Planning Department as
part of the planning process
·
She had contacted the Head
of Ysgol y Traeth and was willing
to continue with any further discussions
·
That she had
committed to buying a parking permit as part of the Council's Parking Scheme in
order to alleviate any parking concerns
·
She was aware that
the property backed onto playing fields, as was the Council at the time the
property was sold, and this was why the Council had noted that it was not
possible to install larger sized windows at the back of the property and she
had focused the design to be in keeping with the local area
·
No objection had been received from the Town Council or Natural
Resources Wales in relation to flooding, however, a minor amendment had been made to the design by raising
the floor level
·
Whilst
acknowledging that the building was small it was sufficient for a one bedroom
house
·
Her wish was to transform an unused
building that was an eyesore into
a dwelling before it got into a worse
condition and deteriorated
·
She was more than willing to meet
local residents to ensure that everyone
was happy with the building work and
she wished to be part of the community
(ch) In response to the objector's concerns, the Development Control
Manager noted that these had received full consideration
and had been noted in the contents
of the report.
It was further noted that the proposed development would make good
use of the building.
(d) It was proposed and seconded
to approve the application.
(dd) In response to observations made by individual
Members, the Development
Control Manager noted:
·
In terms of concerns regarding flooding, that the floor level of the property should be a specific height and this
would be subject to an appropriate condition. Natural Resources Wales had no objection.
·
The building could
not cope with a slate roof and the intention was to keep it as similar as
possible to the existing property.
Resolved: To approve in accordance with
the following conditions:
1. Commence
the development within five years of permission
date
2 . In accordance with submitted plans;
3 . Materials
to be agreed in writing prior to the commencement
of
the
development;
4. Level of the development’s finished floor to be no lower than
6.53
AOD,
5. No windows on
the back/western elevation of the building and none to be installed in this
elevation in the future;
6 . No net increase in surface
water to be disposed of into the public
sewer;
7 . Removal of permitted development rights.
Supporting documents: