ENCLOSURE 7
Brecon Beacons National Park Authority
PLANNING, ACCESS AND RIGHTS OF WAY COMMITTEE
18 September 2007
RECOMMENDATIONS OF THE AREA PLANNING MANAGERS
ON APPLICATIONS FOR DETERMINATION BY
THE PLANNING, ACCESS AND RIGHTS OF WAY COMMITTEE
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INDEX
ITEM APP No. APPLICANT ADDRESS RECOMMEN- DATION
1 06/00658/OUT Monmouthshire Clydach Primary School, Permit County Council Clydach North, Clydach.
2 06/00660/FUL Mr Ian Murphy Crai Water Treatment Refuse Works, Glyntawe, Near Abercrave.
3 07/01243/FUL Mr Paul Sinnadurai 6 Fronwen Terrace, Cradoc Road, Brecon.
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ITEM NUMBER: 1
APPLICATION NUMBER: 06/00658/OUT APPLICANTS NAME(S): Monmouthshire County Council SITE ADDRESS: Clydach Primary School Clydach North Clydach Abergavenny Monmouthshire
GRID REF: E: 322535 N:212896 COMMUNITY: Llanelly DATE VALIDATED: 19 March 2007 DECISION DUE DATE: 14 May 2007 CASE OFFICER: Mrs Linda Hansel
PROPOSAL Seeking outline consent for redevelopment of former primary school to residential development for four units. ADDRESS Clydach Primary School, Clydach North, Clydach
CONSULTATIONS/COMMENTS Consultee Received Comments
Environment Agency 12th Dec 2006 12-12-06 - Standard advice only Wales
Rural Housing 30th Jan 2007 Local housing needs survey carried out in July 2005 Enabler in conjunction with the Community Council. This
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survey clearly identified a local housing need. Requests that an appropriate level of affordable housing is sought.
Monmouthshire 13th Mar 2007 Confirming that their records clearly indicate that the County Council access road leading to the site is adopted highway. Highways Encloses plan showing the extent of the public highway.
Llanelly Community 18th Dec 2006 Objections - The previous objections still stand - the Council use of the road will still be increased, the road would need to be enlarged, there is practically no visibility splay making it very dangerous access. The properties will have virtually no back gardens as they back onto a bank. Queries whether there would be room for the necessary utility space The applicant should be asked to show a site layout plan for four dwellings. The council is not objecting to the site being developed for housing in principle as an empty school building would be undesirable.
Monmouthshire 11th Dec 2006 11/12/06 Acknowledgement County Council Highways
WAG Transport 25th Jun 2007 dualling of the adjacent A465 trunk road may affect Wales the southern corner of the site. Directs that two conditions be imposed on any permission granted. -No development shall take place within the hatched area marked on the attached plan -There shall be no direct access whatsoever to the trunk road.
Trunk Road Agency (BG/M/T)
NP Building Conservation Officer
Llanelly Community 19th Apr 2007 It was again said that this land falls within the A465 Council dualling area. The council request a deferment, as they would like to see the traffic survey and see a development brief before commenting.
Environment Agency 4th Apr 2007 No Objections -attach a copy of the standard advice Wales note
Monmouthshire 30th Mar 2007 County Council Highways Forwarded to the appropriate officer
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Having assessed the results of the traffic study provided I note that the site can accommodate a development of no more than 13 units provided that improvements were made to the access and visibility. However notes that this amended application is for no more than 4 units. It is considered that the existing access will be adequate to support a development of 4 units without any improvements, therefore offers no objection to this proposal in principle. considers that the number of trips generated will be significantly lower than from the previous application or the former school.
Monmouthshire 9th Aug 2007 Writes in support of the request from the applicant County Council to have the percentage of affordable housing on this Housing site reduced from 50% to 25%. As there are only going to be four units on site due to highway considerations,a request for 50% affordable housing would make the site unviable. The Council would then be unable to sell the site and we would get no affordable housing.
NP Building Conservation Officer
Rural Housing Enabler
South Wales Trunk Road Agency
Trunk Road Agency (BG/M/T)
NEIGHBOURS NOTIFIED
The Owner/Occupier, Brooklyn Garden, Clydach North The Owner/Occupier, Supply Stores, Main Road The Owner/Occupier, Highbury, Main Road The Owner/Occupier, Royston House, Main Road The Owner/Occupier, Mount View Cottage, Main Road The Owner/Occupier, Ashborne Cottage, Main Road The Owner/Occupier, Jubilee House, Main Road The Owner/Occupier, Lees Cottage, Main Road The Owner/Occupier, Erins Cottage, Main Road The Owner/Occupier, Cheltenham House, Main Road The Owner/Occupier, Chapel, Main Road
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The Owner/Occupier, Main Road, North Clydach The Owner/Occupier, Whitland House, Clydach North
CONTRIBUTORS Mr J L Evans, The Mill, Llanfihangel Crucorney Miss E K Davies, Brooklyn Garden, Clydach North
NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY
Comments:- - Access lane is very narrow and not adequate for any concentration of traffic
- Queries what will happen to a tree which was planted 6 years ago when the school won a CPRW sponsored competition.
-No objection in principle if school has closed but suggests that the affordable housing percentage be considerably higher than 20%
- While not objecting to the principle raises concerns over how many dwellings will be permitted and how high they will be as their propery directly overlooks the site
PLANNING HISTORY App Ref Description Decision Date
M21464 Residential Development Application Refused 24th Oct 2006
RELEVANT POLICIES Policy Description Plan
G3 Development in the National Park BBNP Unitary Development Plan
ES29 Enabling Affordable Housing BBNP Unitary Development Plan
ES32 Retention of Existing Community Faciliti BBNP Unitary Development Plan
OFFICER’S REPORT
The application seeks outline planning permission for the residential development for four houses on the site of the former Clydach primary School.
The application site lies within the development boundaries of the settlement. A previous application for 13 dwellings on the site was refused planning consent in October 2006 (M21464) because :- 'Access to the site is off a stretch of unclassified county road which is unsuitable to
Page 6 of 22 ENCLOSURE 7 support a development of the nature proposed contrary to the provisions of policy G3(v) of the Brecon Beacons National Park Plan. Significant improvements of the access and its junctions are required along with details of these proposals before a redevelopment of this site considered.'
The principle issues for consideration in this application is whether this reason for refusal has been overcome and secondly to consider the matters raised by third parties.
The main difference between this and the previous application is that the number of proposed units has been reduced from 13 dwellings to four. As a result of this the Highway Authority has stated that they no longer have any objection as in their view the number of trips will be lower than that generated by the former school. In light of this they no longer require any improvement to the existing access. As the Highway Authority no longer sustain their objection or ask for any significant improvements it is not considered that the Planning Authority could uphold any access objections.
This was the only reason for refusal on the previous recent prior application , however to consider the other matters raised by third parties the application is in outline only with all matters including layout and design of the dwellings reserved for future consideration. Your officers consider that the site can easily accommodate four dwellings. With regard to the Community facilities retention policy this was not a reason for refusal in October 2006 and in view of the fact that the school has already been closed (July 2006) and that the site and buildings are currently vacant no objections are raised to the redevelopment of the site for residential development.
The Welsh Assembly Government Transport Wales have confirmed that a very small corner of the site is affected by the future improvements to the Heads of the Valley Road but this will not prevent the development of the rest of the site.
With regard to the affordable housing issue the housing need survey for the community indicates that 44 households identified themselves in housing need and it is normally assumed that a proportion of this need will satisfy their requirement over time and some will move away therefore as a guideline it is assumed that approximately 22 households are in need of affordable housing. Officers recommended to the Delegated Panel that the Authority seek agreement (S106) for 25% of the units ie one of the four dwellings to be an affordable unit.
The application was deferred from the 25th June Delegated Panel meeting for further negotiations seeking an increase in the percentage of affordable housing on the site to 50%..
Officers subsequently wrote to the applicants requesting that they agree to the provision of 50% of the units for affordable housing,
Replies have now been received from the applicant stating that if the affordable housing is set at 50% the site will no longer be viable to a developer. They state that the site is limited to four units, has higher building costs due to its topography, limited access, requirement to shore up a steep bank demolition costs including removal of asbestos. These higher build costs together with 50% social housing provision will result in the site not being purchased.
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They also enclose a memo from Shirley Wiggam the Monmouthshire Housing Strategy and Policy Officer supporting the applicant's request that the affordable housing provision be reduced from 50% to 25% as she believes the higher provision will make the site, which is only for 4 units, unviable and unsaleable and result in no provision of affordable housing.
The applicants also state that if the site cannot be sold, no social housing will exist and in addition the vacant buildings will obviously deteriorate and could be subject to vandalism.
They ask that the Authority reconsider the request for 50% provision of social housing.
Officers recommend in view of the Housing Strategy and Policy Officer's comments, that the quota of 25% affordable housing be agreed.
CONCLUSION
Subject to the applicant entering into a Section 106 agreement on providing 25% of the units for affordable housing recommend that outline planning consent be granted.
RECOMMENDATION
Permit subject to the following conditions:
1 Application for approval of the reserved matters shall be made to the National Park Authority before the expiration of three years from the date of this permission. 2 The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last reserved matters to be approved, whichever is the later. 3 Approval of the details of the siting, design and external appearance of the building[s], the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the National Park Authority in writing before any development is commenced. 4 There shall be no direct access whatsoever to the A465 trunk road. 5 No development shall take place within the hatched area marked on the attached drawing ref NP02.
Reasons:
1 Required to be imposed by Section 92 of the Town and Country Planning Act 1990. 2 Required to be imposed by Section 92 of the Town and Country Planning Act
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1990. 3 To enable the National Park Authority to exercise proper control over these aspects of the development. 4 In order to preserve the free flow and safety of trunk road traffic. 5 In order not to prejudice the Welsh Assembly Government's proposals for dualling of the A465 trunk road.
Informative Notes:
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ITEM NUMBER:
APPLICATION NUMBER: 06/00660/FUL APPLICANTS NAME(S): Mr Ian Murphy SITE ADDRESS: Crai Water Treatment Works Glyntawe Near Abercrave Swansea SA9 1GJ GRID REF: E: 285136 N:217292 COMMUNITY: Llywel DATE VALIDATED: 20 November 2006 DECISION DUE DATE: 15 January 2007 CASE OFFICER: Mr Kevin Jones
PROPOSAL Water treatment plant. (No buildings to be demolished) ADDRESS Crai Water Treatment Works, Glyntawe, Near Abercrave
CONSULTATIONS/COMMENTS Consultee Received Comments
Environment Agency 22nd Jan 2007 22 January 2007 - The site lies within a C2 Flood Wales Zone and as such the applicants should undertake a Food Consequences Assessment (FCA).
4th April 2007 - The Agency has received a FCA which includes hydraulic modeling that will require validation by our Mapping and Data Team.
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24th April 2007 - We have inspected the flows, hydraulic calculations and predicted flood outlines contained within the Flood Consequences Assessment and confirm their acceptance. We therefore, have no adverse comments to make upon the proposal but suggest the imposition of a condition to prevent development within the extreme flood outline predicted in the FCA.
Llywel Community No response. Council
Powys County No response. Council Highways
NP Rights Of Way 28th Nov 2006 Bridleway no.21 crosses the site of the development. Officer The Bridleway is subject to a diversion order made by this Authority on the 13th September 2001 and applied for by Danone Ltd. Due to the fact that the existence of the Bridleway has been formally disputed by another party, it may be some time before the Authority is in a position to confirm the Order thereby concluding the diversion.
British Horse Society No response.
Ramblers Association 4th Dec 2006 No particular objections but has some comment Powys providing mitigation measures are taken to minimise visual impact. A suitable diversion needs to be agreed for the diversion of the Bridleway that crosses the application site.
Open Spaces Society No response.
NP Ecologist 27th Nov 2006 There will be a significant landscape impact arising from this development, owing to its proximity to the A4067.
We ask whether it might be possible to achieve similar improvements in water quality by instead investing the same sums (as required for the construction and operation of this new site) in a landscape restoration and agri-environmental project on Mynydd Du? This is the catchments for the Afon Crai SAC and Crai Reservoir, as well as forming part of the Mynydd Du SSSI, this part of which is in Dwr Cymru's/United Utilities ownership.
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NEIGHBOURS NOTIFIED
The Owner/Occupier, Danone Waters Ltd , Blaen Twyni The Owner/Occupier, Blaen Twyni Farm, Glyntawe The Owner/Occupier, Dderi Farm, Glyntawe The Owner/Occupier, Tafarn-Y-Garreg, Glyntawe
CONTRIBUTORS
NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY
PLANNING HISTORY App Ref Description Decision Date
P17642 Retention of 6 No. two tonne LPG Application Permitted 17th Sep 2001 tanks on concrete base, earth bund, loading bay with canopy on 2 No. 1.25 MW generators for a temporary period of 2 years
K14216 Notification relating to the erection Application Received of 3 No. spans of high voltage overhead line to replace 8 No. spans of low voltage overhead line which are to be removed (Clearance)
K9881 Approval of reserved matters of Application Permitted 13th Jan 1989 construction of wash water pump house and holding tank
K9723 Planning clearance for overhead Application Withdrawn 30th Mar 1989 electricity line
K9410 Approval of reserved matters in Application Permitted 10th Jun 1988 respect of proposed water and sludge treatment buildings together with roadways & ancill. works
K8570 Renewal of outline planning Application Permitted 30th Mar 1987 permision to construct water treatment plant
K10290 Full planning permission for Application Withdrawn 7th Apr 1989
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change of use of barn to dwelling
RELEVANT POLICIES Policy Description Plan
G3 Development in the National Park BBNP Unitary Development Plan
G6 Design BBNP Unitary Development Plan
ES46 Water Storage BBNP Unitary Development Plan
OFFICER’S REPORT
1 Site Description & Location
The site comprises a parcel of pasture land in a rural location at the northern edge of the Glyntawe Valley between the new A4067 and the existing Crai Water Treatment Works. To the north of the site is Blaen Twyni Farm (Danone Water Bottling Plant). The site lies approximately 2km north of the Craig-y-Nos Country Park, the National Showcaves for Wales and is at the heart of the Geopark. As such, this area is considered to be an extremely important tourist destination and consequently, manifests itself as a key gateway from the Swansea Valley into the Natioal Park and into the wider, more remote upland landscapes.
The Nant Tywynni river which runs the entire length of the eastern and southern boundaries of the site and forms an attractive river corridor with a range of mature tree and plant species including maple, ash, willow and beach. The western boundary of the site comprises a mature hedgerow fronting onto the old main road which is still in existence and serves as an access road to the farmland surrounding the site. The northern boundary comprises a mature hedgerow.
The main public views of the site are from the new A4067 which lies at a significantly higher level than the site. The general character of the locality is predominantly agricultural improved grassland used for sheep and horse grazing interspersed with semi-natural broadleaved woodland.
The wider landscape character of the area is that of agricultural improved grassland in the valley floor and unimproved upland grazing for sheep. The location of the site is therefore considered to be an important transitional zone where human intervention dissipates into a natural/unimproved rural scene.
A Landscape & Visual Impact Assessment incorporating a Planning Design Statement has been submitted in support of the application together with an environmental appraisal of the site and a recently submitted, supporting justification concerning the siting.
The Proposal
The proposal comprises the erection of Dissolved Air Filtration (DAF) Plant and
Page 13 of 22 ENCLOSURE 7 associated chemical dosing equipment to supplement and expand the existing Crai Water Treatment Works. The development is required to upgrade the existing water purification process at the Water Treatment Works in order to meet the requirements of the Drinking Water Inspectorate (DWI) who require improvements in colour and the lowering of manganese levels. Should Welsh Water fail to meet the requirements of the water regulator by the end of 2008, they could be fined by the DWI. The treatment plant serves mainly large populations outside the National Park in the areas of Port Talbot, Skewen, Bridgend, Pencoed and Bridgend valleys, Clydach. Officer understand that only some small settlements such as Crai, within the Park, are served.
The proposal has been revised as part of the application process following concerns being raised by officers regarding the height and subsequent visual impact of the proposed development particularly when viewed from the A4067. The revised scheme proposes a much reduced total footprint to the building.
In terms of dimensions, the building has an overall length of 50.4m and a width of 20m. At its highest point, the building has a height to eaves of 12m and height to ridge of 13m above ground. These measurements are taken from proposed ground levels as the building is to be sunk into the ground to reduce its overall impact. Therefore, the buildings total height (including subterranean elements) is proposed to be 14.5m. To give this context, the applicant has produced sectional drawings which show that the building would project above the existing height of the A4067 by some 7m to ridge at the southern high point of the building and by approximatly 3.5m at the northern high point. When viewed in comparison to the existing building, the proposed building ridge height is 1.25m taller than the highest point of the existing works chemical storage silo.
Policy Context
The Unitary Development Plan (UDP) policies seek to protect the National Park’s Special Landscape Qualities in accordance with the National Park designation. Visual Impact and the protection of habitat are key considerations. As such, general thrust of the policies state that development proposals that would have an unacceptable impact on, or detract from the special qualities of the National Park, will not be supported.
In addition, policy ES.46 (Water Storage) states that ‘development relating to water supply....designed mainly to serve areas outside the Park will not be permitted unless it is shown that there is no operationally suitable alternative site.’
Having regard to the above, officers consider the main issues to be taken into consideration in the determination of this application to be: -
- the affect that the proposed development will have upon the Special Qualities of the National Park in terms of Visual Impact - whether an alternative would be more suitable
Visual Impact
In terms of visual impact, officers are of the opinion that, due to the proposed siting, scale, mass and design, the proposed DAF Plant would be extremely conspicuous when
Page 14 of 22 ENCLOSURE 7 viewed from the A4067 which lies approximately 25m west of the site and elevated above the ground level of the site and the roadway. The application proposals and detailed landscape assessment do include provision of extensive screen planting but, officers are not convinced that this would satisfactorily mitigate the impact that the proposed building would have upon the visual qualities of the locality. In addition, the extent of landscaping proposed would undoubtedly alter the existing character and appearance of the area, in that the open views to the east, when travelling along the A4067 would be lost. This is an important consideration because when travelling along this stretch of the A4067, the overwhelming impression is that you are leaving the lowland farm areas where human presence and intervention is characterised by small pockets of development, pasture and formal field boundaries, into an area of upland wilderness.
In addition, Members should note that the proposed landscaping would not provide effective screening for a number of years. Having considered the scale of the building and mitigating landscaping being proposed, officers estimate that an effective screen would not materialise for at least 10 to 15 years, (with the full screening effect taking some 20 years shown in the applicants submitted assessment) resulting in an extremely conspicuous, unsympathetic and visually damaging development during the intervening period. In addition, Officers are concerned with regard to winter views and through such landscaping and dusk/nigh time illumination adding to the prominance during the winter months. Further information was requested from te applicant in this respect but had not been received at the time of writing this report.
Whilst it is recognised that the applicant has reduced the original proposals substantially in terms of size and scale and has attempted to create a building of agricultural style, Members will note the extensive additional plant and equipment, tankage, generators, creation of site access surrounding the building and earth bunding to the north west of the building to deposit the excavated arisings from the building construction. Officers are concerned that this building with its associated plant and equipment, its requirement for chainlink security fencing and external lighting (though kept to a minimum) will not be read in the landscape as an agricultural building but will be clearly seen as commercial/industrial in nature and process. From the distance and before landscape screening has fully matured, the combined effect of this proposal together with the appearance of the existing water treatment works and the Danone bottling plant are considered severly detrimental to visual amenity and landscape character in this location and on this particular and prominant site.
Having regard to the above, officers are of the opinion that the proposal cannot be supported due to the impact that the proposal would have in term of landscape impact which would damage the Special Qualities of the National Park. As such, Officers consider the proposals are contrary to Policy G3 and G6 of the UDP.
Alternative Siting
In terms of the principle of this development, the existing treatment plant is no longer fit for purpose in terms of meeting potable drinking water quality levels set. The starting point to assessment is therefore whether the whole issue of water treatment, serving predominantly a population outside the park, should be located within the park boundaries. Planning Policy Wales indicates that major development should not take
Page 15 of 22 ENCLOSURE 7 place within the National Park except in exceptional circumstances. It goes on to indicate that such circumstances should include an over riding public need and that there is no other potential for locating the development elsewhere or meeting the need in some other way. This is echoed in UDP policy ES.46 which requires the operational link to be clearly established in terms of no suitable alternative sites.
In response, the developers have submitted a justification which admits in theory, 'the new works could be located anywhere in the down stream valley but for the fact that all existing assets would become redundant and replacement assets required'. They argue that location outside the park would result in increased environmental inpact as follows; - Demolition/abandonment of a perfectly good asset that would be otherwised utilized within the new process and the energy, excavation, building of new structures elsewhere. - The need to lay a new pumping main and associated pumping stations back up the Tawe valley to serve the small remaining population within the park together with the excavation work associated with the laying of such pipework over several miles within the park. - An increase in the carbon footprint and ongoing operational energy usage to pump back up the Tawe valley. - An increase in economic resources in terms of capital costs from the existing proposal £11.5 million to arround £50 million. - Timescales required to source a new site, gaining planning permission from another authority for both the works and pumping stations, undertaking flood risk reports to meet EA requirements along the Tawe valley. - Likleyhood of missing the DWI deadline and possible resulting fines. Whilst not proved through the submission of evidence to allow rigorious examination, Planning Officers have considered such arguments and concluded that whilst it is clearly possible to locate this development outside the National Park Boundaries, on ballance it may be a more sustainable option to build upon the existing process in that location within the park rarther than complete abandomment of the site.
Also questioned was the possibility of achieving such water treatment by more sustainable methods, such as upland management and planting works within the catchment. The applicant has indicated that Manganese can only be removed by a physical filtration process though the comments of the BBNPA Ecologist are awaited with regard to this aspect.
If it is accepted that this water treatment processing should be undertaken in proximity to the existing facility, then an examination of the siting proposed follows. Officers have examined the area surrounding the proposed site and have visited the existing Water Treatment Works to assess the impact of the proposed development. In doing so, officers have concluded that an alternative site adjacent to the existing works would overcome the landscape impact concerns expressed above.
The existing works building is located to the east of the proposed site, appearing at a slightly lower level and at least 100m distant from the main road. It sits behind the mature trees and shrubs that line the route of the Nant Tywynni. The result is an extremely affective natural screen which shrouds the existing Water Treatment Works very successfully. It is understood that the adjacent land is in the ownership of Danone and forms part of the Blaen Twyni Farm complex. Officers consider that, given the requirements of policy ES46 in terms of seeking alternative sites for such proposals, the
Page 16 of 22 ENCLOSURE 7 applicants should consider relocating the proposal onto land adjacent to the existing works which can take advantage of low topography without excavation, natural and mature boundary screening and distance from the road to result in a less prominant development. During discussions with Officers, the applicant has indicated tht this site carries certian constraints such as the presence of a bore hole for water extraction necessary for the Danone operation and the necessity to keep a 7m wide wild life easement over the adjacent Nant Tywynni tributary. Welsh Water have indicated in that they have been in discussions with Danone but that such negotiations have now ceased due to commercial issues to do with their licence and in favour of persuing this application site.
A full justifiaction has been requested from the applicant as to the terms of their licence which they say prevents them from persuing the Danone land option but insufficient explanation has been received to date. The applicant has also given details of two other nearby alternative sites which they discounted due to prominance or flooding.
Officers consider that Welsh Water also have a duty under Section 62(2) (Duty of certain bodies and persons to have regard to the purposes for which National Parks are designated) of the Environment Act 1995 in that ‘In exercising or performing any functions in relation to, or so as to affect, land in a National Park, any relevant authority...... if it appears that there is a conflict between those purposes, shall attach greater weight to the purpose of conserving and enhancing the natural beauty, wildlife and cultural heritage of the area comprised in the National Park.’
CONCLUSION
2 Conclusion
Part 1 of the UDP expresses the fundemental aims and objectives of the National Park Authority. Policy 1 of part 1 of the UDP indicates that 'in considering all proposals for development the NPA will give great weight to conserving and enhancing the special qualities of its ntural beauty, wildlife and cultural heritage which the designation is intended to protect'. Having regard to the above aims and the detailed policies within the plan, officers consider that the proposed development will have a detrimental impact upon the visual amenities of the locality and be detrimental to the Special Scenic Qualities of the National Park. In addition, officers consider that an alternative and less prominant site, where adequate screening already exists could be made available which would largely overcome officers concerns.
On balance, Officers consider that conservation of the special qualities of the landscape in this area outweigh other material considerations and recommend refusal of planning permission.
RECOMMENDATION
Refuse for the following reasons:
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1 The National Park Authority considers that the proposed development, by virtue of its mass, scale, design and location, will introduce a large scale industrial style development into an otherwise rural location causing detriment to the special visual qualities of the National Park. As such, the proposal is considered to be contrary to policies G3 and G6 of the Unitary Development Plan (adopted for development control purposes). 2 The National Park Authority is of the opinion that a suitable alternative site exists benefiting from existing landscaping which would screen the proposed development from public view to an acceptable degree, and that adequate information discounting the availability of this site has not been submitted to the Authority for consideration. As such, the proposal is considered to be contrary to policy ES46 of the Unitary Development Plan (adopted for development control purposes).
Informative Notes:
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ITEM NUMBER:
APPLICATION NUMBER: 07/01243/FUL APPLICANTS NAME(S): Mr Paul Sinnadurai SITE ADDRESS: 6 Fronwen Terrace Cradoc Road Brecon Powys LD3 9HB GRID REF: E: 304111 N:228964 COMMUNITY: Brecon DATE VALIDATED: 6 August 2007 DECISION DUE DATE: 1 October 2007 CASE OFFICER: Miss Eleri Davies
PROPOSAL Timber garden shed ADDRESS 6 Fronwen Terrace, Cradoc Road, Brecon
CONSULTATIONS/COMMENTS Consultee Received Comments
Environment 21st Aug Standard advice applies Agency Wales 2007
Brecon Town 7th Sep 2007 No response received to date. Council No Objections
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Powys County 16th Aug No comment Council Highways 2007
CADW Ancient 17th Aug No comment Monuments 2007 Administration
Clwyd Powys 17th Aug No comment Archaeological Trust 2007
NEIGHBOURS NOTIFIED
The Owner/Occupier, 40 Maendu Terrace, Brecon The Owner/Occupier, 36 Maendu Terrace, Brecon The Owner/Occupier, 10 Maendu Street, Brecon The Owner/Occupier, 11 Maendu Street, Brecon The Owner/Occupier, 12 Maendu Street, Brecon The Owner/Occupier, 14 Maendu Street, Brecon The Owner/Occupier, 5 Fronwen Terrace, Cradoc Road The Owner/Occupier, 13 Maendu Street, Brecon The Owner/Occupier, 4 Fronwen Terrace, Cradoc Road
CONTRIBUTORS M S James, 10 Maendu Street, Brecon
NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY
One letter of representation has been received from the occupants of No 10 Maendu Street regarding a tree overhanging their property. This is not a material planning consideration and is not relevant to the determination of this application.
PLANNING HISTORY App Ref Description Decision Date
06/00350/FUL Single storey extension Application 19th Oct Permitted 2006
RELEVANT POLICIES Policy Description Plan
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G3 Development in the National Park BBNP Unitary Development Plan
G6 Design BBNP Unitary Development Plan
ES27 House Extensions and Ancillary Buildings BBNP Unitary Development Plan
OFFICER’S REPORT
This application is being reported to the Planning, Access and Rights of Way Committee as the applicant is an employee of the Authority.
This application seeks full planning permission to erect a timber shed in the garden of 6 Fronwen Terrace, Brecon. The existing end-terrace residential property is within the settlement development boundary of Brecon as defined by the Brecon Beacons National Park Unitary Development Plan 2007 ('the UDP'). All works forming part of the application are within the existing residential curtilage of the property.
The proposed timber shed measures 4.80m by 2.40m, is 2.50m high and is to be located in the South Eastern corner of the existing garden. The proposed shed is a pitched roof structure and is to be constructed using treated tongue and groove timber.
The main considerations in this case are the effect of the proposal upon the existing property and its effect upon the amenity of neighbouring properties. In terms of the existing property, sufficient curtilage will be retained by 6 Fronwen Terrace as a result of this development and it is considered that the amenities presently enjoyed will not be adversely affected. The scale, design and materials are considered appropriate to the surrounding area. Officers are of the opinion that the proposed shed thus complies with the relevant criteria of policies G3, G6 and ES27 of the UDP.
In terms of its impact on surrounding properties, the proposal adjoins the boundary between the application site and the rear of properties 10 to 14 Maendu Street. The proposal is largely screened from neighbouring properties by a timber fence running along this boundary. Officers are of the opinion that the proposal thus complies with the relevant criteria of policies G3, G6 and ES27 in that it does not have a significant adverse effect on neighbouring privacy and amenity.
Having regard to the above, officers are satisfied that the proposed timber shed is acceptable in policy terms and is in compliance with policies G3, G6 and ES27 of the Brecon Beacons National Park Unitary Development Plan 2007.
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Accordingly, the application is recommended for approval.
RECOMMENDATION
Permit subject to the following conditions:
1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2 The development shall be carried out in all respects strictly in accordance with the approved plans (drawing nos. NP1v1; NP2v1 and NP3v1 received 30/07/2007; NP6v1 and NP7v1 received 06/08/2007).
Reasons: 1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990. 2 To ensure adherence to the approved plans in the interests of a satisfactory form of development.
Informative Notes: 1 Please refer to Environment Agency Standard Advice (enclosed)
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