Application for
the erection of a porch on the existing property and erection
of a garage with games room above.
LOCAL MEMBER: Councillor
Aled Lloyd Evans
Minutes:
Application for the erection of a porch on the existing
dwelling and erection of a garage with games room above
(a)
The Senior Development Control Officer
elaborated on the background of the application and noted that the application
involved the erection of a porch on the existing dwelling, along with the
erection of a separate garage with a sports room above within the
curtilage. It was noted that property
was located within a Conservation Area in the middle of the village of Llanystumdwy near Afon Dwyfor and a Grade II listed bridge was located to the
east. Attention was drawn to all
policies, and the responses to the public consultations had been noted in the
report. In terms of designs, it was
noted that the current property was a striking building with a relatively steep
gradient to the roof. Planning officers
were of the opinion that the gradient of the garage's roof was in keeping with
the existing property, along with the external materials. In terms of visual amenities, although the
garage was substantial in terms of size and height, it would not appear
oppressive in comparison with the existing residential property. It was
considered that changing the size and design of the garage to make it smaller
with a different roof pitch would cause a greater visual impact as it would
conflict with the specific design of the existing property. It was not considered that the proposal was
likely to have an unacceptable detrimental impact on the amenities of the local
area.
Attention was drawn to the fact that the site
was within a flood zone but that
it was possible to manage the risk of flooding in an
acceptable way. It was explained further that the development was below the level of the road and a sufficient distance from the nearby residential units and therefore,
it was not considered that it would
affect them. Late concerns and objections
had been received and attention was drawn to them as noted
on the late observations form. They mainly related
to the height and the size of the garage, the impact on the Grade
II listed bridge, the impact on road
safety and the access from the highway and down the access track. Assurance was given that all above-mentioned matters had been considered and assessed carefully,
along with confirmation from the officers of the Transportation
Unit that they did not object in terms
of road safety and that it
complied with the appropriate policies. In addition, the Conservation Officer did not have any objection.
Therefore, it was considered that the proposed development complied with all relevant policies and the recommendation of the Planning officers was to approve subject to the seven conditions noted in the report.
(b) The objector noted, as the order of the agenda had been amended, that he
had not been given time to provide his observations as he had not received the
information in full until the morning of the committee.
In response the Senior Solicitor explained that speakers were expected
to be ready to present when the committee was commencing and that it was not possible to defer the discussion as the application had been opened and submitted.
Therefore, taking advantage of the right to speak, the objector noted that he was at a disadvantage because of this and had been
throughout the entire process as he
did not have the full information and he highlighted the following main points:
·
That there was a
unique view point at the head of the drive across the Afon
Dwyfor and allowed for views to be seen southwards
and westwards towards the village
·
If this application
was allowed the view point would forever be lost
·
The view point was
enjoyed by many people such as dog walkers, locals, villagers, tourists,
everyone enjoys that view, people stopped there and was a meeting point within
the village
·
Most people did not
want this building to be built to this scale especially the height
·
Did not object to
the applicant having a garage but would prefer that it should be single storey
and therefore not obstruct the beautiful and magnificent views
·
If committee
members were not familiar with the site perhaps it would be sensible to adjourn
and have a site meeting
·
Safety aspect was
of high priority especially since family members used the driveway to cycle,
play and skateboard and the children could be observed from the house
·
The previous
planning proposals in 2000 was of a single storey size and would not obstruct
the views
(c) Taking advantage of the right to speak, the applicant noted the following
main points in relation to the objections:
·
Size and appearance
– significant time and care had been taken with the architect to ensure that
the proposed garage complemented the existing dwelling house. The roof pitch of which was based upon the
village Church located directly across the river in order to retain the
existing architectural features already within the village. With regard to previous proposals, a smaller
garage was never approved, it was just an indication and this was the first
time an application for a garage had been submitted.
·
Potential effect on
vehicular access – traffic usage on the access on the existing driveway has
reduced immensely since the café ceased trading and converted into residential
use. Only a few used this access on a
daily basis therefore the concerns raised were disproportionate. However, there still existed a passing place
on the bend of the access road that was available when the café was used which
was overgrown with brambles and would clear this himself.
·
Restricting the
view from the top of the driveway – existing views were already spoilt by the
existence of an unsightly concrete asbestos pre-fab structure at the bottom of
the road. Anyone wishing to consider
these views from the top of the access road junction with the main highway
should be encouraged to walk a few paces to the safety of the bridge footpath
where truly iconic views could be experienced in total safety.
(ch) In response to the observations, the Senior Planning
Service Manager explained that the Department had given detailed consideration to the design in terms of the visual impact and
respect to the sensitive location.
(d)
The officers’
recommendation was proposed and seconded to approve the application.
(dd)
In response to an enquiry from a member regarding the height of the roof, it was explained that the roof level
was lower than the public road.
Resolved: To
approve the application in accordance with
the following conditions:
1. 5 years
2. Ensure that the development is completed in accordance
with the plans submitted.
3. Slates on the roof
4. Finish to match the existing house
5. Use as garage
only/no supplementary
residential/sleeping use
6. The work of cutting into the roof of the existing dwelling must be completed between the beginning of October and the end of April in
any given year.
7. Before commencing any work involving
this proposal, details for installing
a bat box must be submitted and agreed
and installed before commencing work on cutting
into the roof.
Welsh Water Note
Supporting documents: