Erection of three storey detached dwelling.
LOCAL MEMBER: Councillor Gethin Glyn Williams
Minutes:
Erection of detached three-storey dwelling
(a)
The
Planning Manager elaborated on the background of the application, noting that a
decision on the above application had been deferred in order to conduct a site
inspection visit prior to the main meeting.
It was proposed to erect a three-bedroom dwelling with a double garage
on the ground floor of the house, a turning area would be provided on the
southern section of the site as well as provision for two parking spaces off
the estate road north of the site. The
site was currently used as a domestic garden for Tŷ Mynach, which was
south of the site and in the applicant's ownership. The site was located within
the development boundary of the town of Barmouth, and it was considered that
the principle of the proposal was acceptable and in accordance with the
relevant policies. It was noted that the
site was fairly extensive in terms of size and the lower level was
significantly lower than the nearby estate road, and consequently the dwelling
would look like a two-storey property from the estate road. The proposed height of the dwelling to the
top was considered to be acceptable.
Concerns had been received that the development was oppressive and out
of character with other houses on the estate, nevertheless, because of the
reasons noted in the report that referred to height, location and existing
landscaping there were no concerns to this end.
Attention was drawn to the agent's response to the concerns on the late
additional comments form that was submitted to the Committee. It was noted that the site was within the
Ardudwy Landscape of Special Historic Interest, as the site was within the
area/built form of the town of Barmouth it was considered that there would be
no significant impact on the wider landscape.
It was considered that this development would not cause direct,
unacceptable over-looking to houses approximately 30 metres away and that there
would be no impact on the character of the listed buildings located approximately
60m away. No objection to the proposal
was received from the Transportation Unit, subject to the inclusion of material
conditions and notes. In response to an
enquiry the Biodiversity Unit noted that they had no objection to the principle
of the application if appropriate conditions were included. It was noted that the objections raised had
received full attention as outlined in the report. Based on the assessment of
all the relevant planning considerations, including the objections, it was considered
that the proposal was not contrary to policies or local and national guidance
and it was recommended to approve the application subject to the conditions
outlined in the report.
(b) Taking advantage of the right to speak, the
objector noted that she was objecting on behalf of her mother who was the owner
of Brookside. The proposed three-storey dwelling was unsuitable and the
photographs were misleading and did not show the location from the southern
aspect which was the most sensitive side. The following reasons for objecting
were listed in accordance with the Gwynedd Unitary Development Plan 2001-2016:
The applicant was encouraged to propose a scheme that was keeping with
the site.
(c)
Taking
advantage of the right to speak, the applicant noted the following main points:
·
That
the site was low compared to the land on the northern side where Branksome
Estate was built
·
When
the estate was developed land on the northern side of the site was raised to be
at the same level as the estate road in order to ensure the correct gradient for
the road, namely Ffordd Bro Mynach.
·
The site was approximately 4 metres lower than the
road and therefore a three-storey house on the site would be suitable and
acceptable as the site was low.
·
Since the site was so low, the ridge level of the
new house, despite being three-storeys, was 3 metres lower than the ridge level
of Arnant, a two-storey house on the eastern boundary of the site recently
approved by the Council despite objections including an objection from the
owner of Brookside.
·
The site was twice the width of the original estate
plots
·
The main balcony was on the middle floor.
·
That the proposed house had been designed to
include windows on the upper floor and these were dormer windows to keep the
height of the property down to an acceptable level.
·
That there were no windows in the back wall of
Brookside facing the site on the first floor and therefore it was impossible to
see the site due to the presence of a high stone wall behind the house, with
only one window in the rear wall of Tŷ Mynach.
·
There were 33 metres between the wall of the
proposed house and the Brookside wall.
·
There were trees and bushes in the rear garden of
Brookside that safeguarded the owner's privacy.
·
That there were no valid Planning reasons to refuse
the application
(d) The Local Member was not present as he had
declared a personal interest.
(dd) It was proposed and seconded to approve the application.
(e) The following concerns were noted by individual
Members:
·
That
a three-storey house was unacceptable bearing in mind that it could be
two-storey and it was oppressive with an
element of over-looking
·
and
a rendered house would look out of place considering that surrounding houses
had been listed
Resolved: To
approve the application subject to the following conditions:
1.
Commence the development within five years of
approval
2.
In accordance with plans
3.
Slates on the roof
4.
External wall materials to be agreed
5.
Remove some class A, B and E developments rights
from the Permitted General Development
Order 1995 (as amended)
6.
Details of planting, landscaping and boundary
treatment to be agreed
7.
Timetable to implement landscaping plan
8.
Outside lighting plan to be agreed
9.
Details of disposal and management method for
invasive plant species on the site to be agreed
10.
Plan for biodiversity improvements to include bird
and bat boxes to be agreed
11.
A condition that
no surface water is connected to the public sewer
12.
Building work hours (8am to 6pm Monday to Friday, 8am
to 1pm on Saturdays, with no building work on Sunday or Bank Holidays)
13.
A 1.5 metre wide foot-way to be provided from one
end of the site to the other, parallel to the county highway prior to the
occupation of the development
14.
Planning and
construction of access in accordance with plans submitted prior to the
occupation of the development
15.
Parking
arrangements will be completed in accordance with the plans submitted prior to
the occupation of the development
16.
Details of the retaining wall to be provided for
approval prior to the commencement of any work on the site
Information note
1.
No buildings, structures or raising of ground
levels within 3 metres to the water course (proposed by Natural Resources
Wales)
2.
Protect the water course and permission would be
required if any work/development on the site affects it (proposed by the
Council's Water and Environment Unit)
Supporting documents: