PLANNING AND DEVELOPMENT CONTROL COMMITTEE 01/10/2008
DIRECTORATE OF ENVIRONMENT
REPORT OF THE HEAD OF PLANNING – G.WHITE
INDEX OF REPORT ITEMS
PART 1 – Doc.Code: PLANDEV-011008-REP-EN-GW
SECTION A – MATTERS FOR DECISION
1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL
1.1 APP NO: TYPE: Page Nos: Wards Affected: P/2008/649 Reserved 4-13 Glynneath Matters PROPOSAL: RESERVED MATTERS APPLICATION FOR RESIDENTIAL DEVELOPMENT OF 23 DWELLINGS. (AMENDED DRAINAGE & ENGINEERING PLANS) LOCATION: LAND ADJACENT TO, YNYS Y NOS AVENUE, PONTWALBY GLYNNEATH, NEATH NEATH PORT TALBOT
1.2 APP NO: TYPE: Page Nos: Wards Affected: P/2008/1001 Outline 14-22 Coedffranc Cent PROPOSAL: OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT LOCATION: CROSS KEYS HOTEL AND BROOKSIDE WAREHOUSE OLD ROAD, AND 27-28 ST JOHNS TERRACE AND PUBLIC CONVENIENCE, SKEWEN, NEATH NEATH PORT TALBOT SA10 6AR
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2. PLANNING APPLICATIONS RECOMMENDED FOR REFUSAL
2.1 APP NO: TYPE: Page Nos: Wards Affected: P/2007/727 Householder 23-28 Aberdulais PROPOSAL: TWO STOREY EXTENSIONS TO SIDE AND REAR ELEVATIONS (AMENDED SITE PLAN AND DESIGN RECEIVED 4/08/08) LOCATION: 39 PARC PENSCYNOR, CILFREW, NEATH SA10 8LQ
2.2 APP NO: TYPE: Page Nos: Wards Affected: P/2008/310 Full Plans 29-47 Pontardawe PROPOSAL: CHANGE OF USE OF LAND TO WASTE MANAGEMENT, INCLUDING ERECTION OF BUILDINGS AND CONCRETE WASTE DRYING BAYS - (AMENDED PLANS AND ADDITIONAL INFORMATION RECEIVED 08/08/08) LOCATION: LAND AT FORMER, ABERNANT COLLIERY, NR RHYDYFRO, CWMGORS
2.3 APP NO: TYPE: Page Nos: Wards Affected: P/2008/594 Householder 48-53 Bryncoch North PROPOSAL: PROPOSED FRONT AND SIDE EXTENSION WITH DORMER WINDOWS TO FRONT AND REAR ELEVATION AND NEW WALL AND FENCE TO BOUNDARY (AMENDED DESCRIPTION) LOCATION: 54 FURZELAND DRIVE, BRYNCOCH, NEATH NEATH PORT TALBOT SA10 7UG
SECTION B – MATTERS FOR INFORMATION
Page Nos: Wards Affected: 3. DELEGATED APPLICATIONS 54-66 DETERMINED BETWEEN 2ND All SEPTEMBER AND 23 OCTOBER 2008
PLANDEV-011008 -REP-EN-GW Page 2 of 66 Human Rights Act
The Human Rights Act 1998 came into force on 2nd October 2000. It requires all public authorities to act in a way which is compatible with the European Convention on Human Rights. Reports and recommendations to the Sub-Committee have been prepared in the light of the Council’s obligations under the Act and with regard to the need for decisions to be informed by the principles of fair balance and non-discrimination.
Background Papers
The relevant background papers for each of the planning applications listed in sections 1- 3 above are contained in the specific planning applications files and documents listed in Background Information in each individual report. The contact officer for the above applications is Geoff White
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SECTION A – MATTERS FOR DECISION
1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL
ITEM 1. 1
APPLICATION NO: P/2008/649 DATE: 20/05/2008
PROPOSAL: RESERVED MATTERS APPLICATION FOR RESIDENTIAL DEVELOPMENT OF 23 DWELLINGS. (AMENDED DRAINAGE & ENGINEERING PLANS)
LOCATION: LAND ADJACENT TO, YNYS Y NOS AVENUE, PONTWALBY GLYNNEATH, NEATH NEATH PORT TALBOT APPLICANT: WDL HOMES LIMITED TYPE: Reserved Matters WARD: Glynneath
BACKGROUND INFORMATION
a. Structure/Local Plan Policies
Neath Port Talbot Unitary Development Plan:
Policy GC 1 General Conditions. Policy H3 Infill and windfall development. Policy T1 Location, layout and accessibility of new proposals Policy ENV 5 Nature Conservation. Policy T10 Parking.
b. Other Policies
Planning Policy Wales March (2002)
“Sensitive design and good landscaping are particularly important if new buildings are to be fitted successfully into small vacant sites in established residential areas.”
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Further advice contained in paragraphs 9.3.3 and 9.3.4 warn that insensitive, infilling or the cumulative effects of development should not be allowed to damage an area’s character and amenity. In determining applications local planning authorities should ensure that the proposed development does not damage an areas character and amenity.
c. Relevant Planning History
Application P/2003/ - outline residential development (15 dwellings) – Approved 24/2/2004
Application P/2007/224 – outline residential development - Approved 3/4/2007.
d. Responses to Consultations
Number of properties consulted: 49
Site notices displayed.
Number of replies received: 5
The objections can be summarised as follows:
1) The existing Ynys y Nos Avenue is too narrow to accommodate the influx of vehicles created by the proposed development due to the on street parking. 2) Concerns with the existing foul sewer and its capacities and the run off from surface water. 3) There are concerns with regard to plots 21, 22, and 23 overlooking the rear garden of number 11 Ynys y Nos Avenue. 4) Encroachment upon the boundary of number 11 Ynys y Nos Avenue. 5) The layout is not suitable fewer dwellings would allow a turning circle and off street parking for existing residents. 6) Outline planning permission was for 15 dwellings. 7) A development of 23 houses will be an unsuitable form of development in the area. 8) Access to the main road, Rhigos bank is inadequate and unsafe.
PLANDEV-011008 -REP-EN-GW Page 5 of 66 9) The turning area should be located further within the development 10) Local plan policies indicate that trees and woodland are important and contribute to biodiversity. 11) Trees have felled resulting in loss of nesting sites and local flora. 12) A water pipe runs under the site, if there is problem how will this be accessed. 13) Object on grounds of health and safety.
Glynneath Town Council: Objections raised with regard to the additional volume of traffic on Ynys y Nos Avenue and onto Merthyr Road.
Hyder Consulting (Welsh Water): No objections, subject to conditions.
Head of Engineering and Transport (Highways): No objections subject to conditions.
Head of Engineering and Transport (Drainage): No objections.
Environment Agency: No objections.
Environmental Quality: No objections.
APPRAISAL
Reserved matters consent is sought for a residential development pursuant to outline planning permission P/2007/224 on land adjacent to Ynys y Nos Avenue, Pontwalby, Glynneath.
The application site comprises a parcel of land located at the end Ynys-y- Nos Avenue, measuring 0.7 hectares in area. The site consists of wet woodland habitat with areas of purple moor grass and marshy grassland, it should be noted that the site forms a small part of a larger surrounding habitat. The change in level from east to west is 3.6 metres and north to south is 3.8 metres. The site is bounded to the south west by residential dwellings served by Ynys y Nos Avenue to the north, south and east by a screen of mature trees backing onto open countryside. A number of trees located within the site have recently been felled . The nearest adjacent residential properties are Nos.10 and 11 which immediately flank the application site. Access to the site is via Ynys-y-Nos Avenue.
PLANDEV-011008 -REP-EN-GW Page 6 of 66 The proposed development comprises 23 number 1,2, 3 and 4 bedroom detached, semi detached, terraced dwellings and a single flat located above a block of three garages. The layout indicates that the development would be served by a single access off Ynys y Nos Avenue. The internal access road initially forms a turning head which will serve Ynys y Nos Avenue, beyond this the dwellings are located on either side of the main access road and clustered around four cul de sacs which also provide parking and bin storage areas.
The dwellings are of traditional two storey design with a mix of 6 dwelling types:-
Laugharn (6 no) - detached 4 bedroom.
Tenby (4 no) – detached 4 bedroom.
Whitland (6 no) – detached 3 bedroom.
Pembroke (5 no) – terraced / semi detached 3 bedroom.
Pendine (4 no) – terraced 2 bedroom.
Amroth (1 no) – 1 or 2 bed flat above garage block.
Additionally, details have been submitted in respect of the following matters which were subject of conditions imposed at the outline planning stage (p/2007/0224), these include:
External materials. Drainage. Boundary Treatments. Landscaping Road levels and longitudinal sections. Biodiversity mitigation scheme.
Given that the principle of this form of development has already been established by the outline planning permission (P/2007/0224), the main issues to be considered in the determination of this application are whether the proposal is acceptable having regard to matters of visual amenity, residential amenity and highway safety, in the context of prevailing development plan policies.
PLANDEV-011008 -REP-EN-GW Page 7 of 66 With regard to visual amenity, the proposed dwellings are a mixture of traditional two storey terraced, semi detached and detached properties. The designs incorporate ridged roofs with gable detailing to a number of front elevations. The overall scale and massing of the proposed dwellings conform to the existing dwellings which are located to either side of Ynys y Nos Avenue. The proposed layout shows a number of cul de sacs located off a central access road, although this differs from the existing pattern of development both in terms of layout and density it is considered that the proposal would not have any detrimental effect upon the character of the area as a whole.
Turning to residential amenity, the layout of the proposed dwellings ensures a satisfactory level of privacy and private amenity space for future occupiers. Having regard to overbearance and overlooking the submitted details show a minimal increase in slab levels over and above those of the existing dwellings adjacent to the site. Furthermore, the proposed plans indicate separation distances of between 7 and 8 metres between the side elevations of the proposed dwellings on Plots 1 and 20 and existing dwellings in Ynys y Nos Avenue which are situated adjacent to the south western boundary. A minimum distance of 11 metres is proposed between rear elevations of Plots 21 to 23 and the boundary to the rear garden of number 11 Ynys y Nos Avenue, in addition the submitted landscaping scheme shows a tree screen to the common boundary between these properties. As such it is considered that due to the separation distance, angles between windows and proposed boundary treatment the proposal will not result in an unacceptable overbearing or overlooking impact upon adjacent existing dwellings or dwellings within the proposed development.
In relation to highway and pedestrian safety, the Head of Engineering and Transport (Highways) has confirmed that the information submitted with the application in respect of transportation issues, parking, road levels and longitudinal sections of the proposed development are acceptable and offer no objection. The proposed highway improvements to the junction with Merthyr Road which include the reduction in the speed limit is subject to an amendment to the existing Road Traffic Regulations. In addition improvements to the junction as required in conditions 9 and 11 of application P/2007/224 are to be considered under a separate discharge of condition application (P/2008/662). Therefore, it is considered that the proposal will not have a significant or adverse impact upon the existing highway network or highway and pedestrian safety.
PLANDEV-011008 -REP-EN-GW Page 8 of 66 With regard to biodiversity the applicant has submitted an ecological assessment and mitigation strategy, the Head of Policy and Administration (Environmental Quality) has no objections to the proposals subject to conditions.
With regard to external finishes, the applicant has provided external material samples as part of the application. These propose a combination of ‘Kassandra’ multi stock facing brick (red/brown)/Bradstone Ribastone walling (colour to be agreed) both with red smooth red brick detailing; or roughcast white or cream render. Proposed roofing materials are dark grey or black tiles. It is considered that the submitted external materials are acceptable in terms of visual amenity and would conform to materials used within the immediate area.
Turning to drainage matters, a watercourse crosses the site from north to south, a culvert is shown crossing under the main access road to the site with headworks to the back edge of the footpath to the south side of the access road and to the back edge of the turning area to the north of the road and crossing plot 5. The Head of Engineering and Transport (Drainage) has agreed to the adoption of the whole length of the culvert under Section 38 of the Highways Act 1980. Due to the issues raised with regard to drainage the Environment Agency requested submission of a land drainage scheme for the site. The Environment Agency has now issued a Flood Defence Consent under the Land Drainage Act 1991 for the culvert detail. As such there are no objections from the Environment Agency or The Head of Engineering and Transport (drainage).
Turning to the proposed boundary treatment, the enclosure to the southern, northern and eastern boundaries of the site consists of a hit and miss timber fence of 1.8 (with a small section of 1.1 metres) to the rear of properties. 1.8 metre high close boarded timber fences are proposed behind the building line between the proposed dwellings and between the proposed dwellings and existing dwellings in Ynys Y Nos Avenue. The layout is in the form of cul de sacs located off a central access road, the broadly open plan nature of the development to the road frontages is punctuated by 1.1 metre high metal railings to the boundaries of plot numbers 5,7,8,19 and 20. Brick walls 1.8 metres in height are shown to the boundaries of rear gardens adjacent to highways on plots 5, 14,17 and 19. Consequently it is considered that the proposed means of enclosure for the scheme is acceptable in terms of street scene and character and will ensure privacy both within the proposed development and maintain privacy with existing properties.
PLANDEV-011008 -REP-EN-GW Page 9 of 66 With regard to landscaping, the applicant has submitted a revised scheme after consultation with Head of Transport and Engineering (landscape architecture) detailing tree and shrub locations, species to be utilised together with the location of grassed and planted areas to be completed prior to occupation. After subsequent consultation no further requirements or objections have been received. It is considered therefore, that the scheme is acceptable.
In respect to objections received by Glynneath Town Council, the junction between Ynys y Nos Avenue and Merthyr Road is subject to a amendment to an existing Road Traffic Regulation for the discharge of conditions relating to junction improvements as referred to in the above report.
With regard to objections from existing residents that have been received, the issue of highway safety was dealt with at the outline stage, when the Head of Engineering and Transport (Highways) considered that there would be no detrimental effect upon existing highway safety on Ynys Y Nos Avenue as a result of the proposed development. With regard to foul water capacity and drainage no objections have been received from Welsh Water, the Environment Agency or the Head of Engineering and Transport (Highways) subject to conditions, it is considered therefore that there is no detrimental effects to the existing drainage system.
With regard to overlooking of rear gardens, this has been dealt with in detail is the preceding report. With respect to encroachment, the applicant has submitted the appropriate plans and ownership form with regard to ownership, and any dispute with regard to ownership is a private matter between the parties concerned.
The Head of Engineering and Transport (Highways) has no objections with regard to the layout of the development, a turning area is being provided, and there are no requirements for provision for off street parking for existing residents.
Whilst outline planning consent (P/2003/1188) was granted for 15 dwellings 24/2/2004, a subsequent outline application with no numbers of dwellings stipulated (P/2007/224) was approved on 3/4/2007. This superseded the previous permission and this application relates to that outline consent. With regard to the numbers of dwellings proposed, Policy H2 of the Neath Port Talbot Unitary Development Plan states that 30 dwellings per hectare is expected and higher where the development is close to public transport links. It is considered therefore that 23 dwellings
PLANDEV-011008 -REP-EN-GW Page 10 of 66 is acceptable in this case. In respect of the access from Merthyr Road, the proposed road improvements are subject to discharge of conditions 9 and 11 of application P/2007/224 and will be considered separately.
In response to the comments with regard to ecological issues and felling of trees, it should be noted that the previous planning applications addressed the potential impact on the loss of the habitat and considered that it was acceptable. Whilst the proposal will inevitably result in the loss of the existing habitat, it is only a small part of a larger habitat located beyond the boundaries of the development site. As recommended in the outline application (P/2007/224) consideration has been given to the siting of dwellings within the local habitat and the submission of suitable mitigation measures having due regard to the Natural Environment and Rural Communities Act 2006. The Head of Policy and Administration (Biodiversity) states that the submitted ecological management plan is satisfactory and as such the proposal would conform to the Natural Environment and Rural Communities Act 2006 and Policy ENV 5 of the Neath Port Talbot Unitary Development Plan.
With regards the existing mains water service pipes that pass through the proposed development the applicant has confirmed that the service pipes are to be re-routed within the proposed development footway such that the supply of water to the properties served will not be affected. Welsh Water offer no objections subject to conditions.
In response to objections regarding health and safety, there are matters dealt with under other legislation and are not material to this application.
CONCLUSION
In conclusion, therefore, it is considered that the proposed development would have no detrimental impact upon visual amenity, residential amenity, highway safety or ecology of the area. As such the proposed development would be in accordance with the policies GC 1, H3, ENV 5, T1 and T10 of the Council’s Unitary Development Plan and is recommended for conditional approval.
RECOMMENDATION: Approval with Conditions
CONDITIONS;
(1) Prior to commencement of any work to construct the highways a street lighting scheme shall be submitted to and approved in writing by
PLANDEV-011008 -REP-EN-GW Page 11 of 66 the Local Planning Authority and shall be implemented as such prior to occupation of any dwelling.
Reason
In the interests of highway safety
(2) Prior to commencement of work to construct the highways a cross section of roads and footways shall be submitted to and approved in writing by the Local Planning Authority detailing construction, thicknesses, materials and specification and the works shall be completed to these details.
Reason
In the interests of highway safety
(3) Prior to commencement of work on site details of artificial nesting sites for birds such as house sparrow, swallow, swifts or house martins shall be submitted to and agreed in writing with the Local Planning Authority. The agreed nesting sites shall be erected prior to beneficial use of the associated dwellings commencing.
Reason:
To ensure that sufficient nesting sites are retained within the curtilage of the site.
(4) Notwithstanding the submitted plan (3437 - 114C) showing guard rails to the culvert headwalls, prior to commencement of works on site a scheme at a scale of 1:50 shall be submitted to and approved in writing by Local Planning Authority for the consruction of masonary headwalls and completed as approved prior to occupation of any dwellings
Reason
In the interests of visual amenity
(5) No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system unless otherwise approved in writing by the Local Planning Authority.
PLANDEV-011008 -REP-EN-GW Page 12 of 66 Reason
To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.
(6) Land drainage run-off shall not be permitted to discharge, either directly or in-directly, into the public sewerage system.
Reason
To prevent hydraulic overload of the public sewerage system and pollution of the environment.
(7) Unless otherwise agreed in writing, foul water and surface water discharges shall be drained separately from the site.
Reason
To protect the integrity of the Public Sewerage System.
(8)Prior to the commencement of development on plots 5, 8 or 20, details of the colour of the Bradstone Ribastone Walling shall be submitted to and approved by the Local Planning Authority.
Reason
In the interest of amenity.
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ITEM 1. 2
APPLICATION NO: P/2008/1001 DATE: 04/08/2008
PROPOSAL: OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT
LOCATION: CROSS KEYS HOTEL AND BROOKSIDE WAREHOUSE OLD ROAD, AND 27-28 ST JOHNS TERRACE AND PUBLIC CONVENIENCE, SKEWEN, NEATH NEATH PORT TALBOTSA10 6AR APPLICANT: OPEN PLAN HOMES LTD TYPE: Outline WARD: Coedffranc Cent
BACKGROUND INFORMATION
a. Structure/Local Plan
Neath Port Talbot Unitary Development Plan GC1- New buildings/structures and changes of use. ENV17- Design EC1- Employment Landbank. H2- Housing Density. H3- Infill and windfall development within settlements. H4- Affordable Housing. H5- Affordable housing in villages to serve local need. H8- Lifetime homes standards. T1- Location, layout and accessibility of new proposals. RO3- Provision of open space to serve new residential developments.
b. Other Policies
None.
c. Relevant Planning History
P/2008/0178- 23 Flats- Withdrawn-1/5/08
PLANDEV-011008 -REP-EN-GW Page 14 of 66 d. Responses to Consultations
Number of properties consulted: 44
The application was also advertised on site.
Number of replies received: 0
Statutory Consultees:
Head of Engineering and Transport, Highway Section- No objection, subject to conditions.
Head of Engineering and Transport, Drainage Section- No objection, subject to conditions.
Dwr Cymru Welsh Water- No Objection, subject to conditions.
Environment Agency- No Objection, subject to conditions.
APPRAISAL
This application seeks outline planning permission for residential development at the site of the Cross Keys Hotel, Brookside Warehouse and Public Convenience, Old Road, and 27-28 St Johns Terrace, Skewen.
The site has been established through the acquisition of a number of individual properties. These include the Cross Keys Hotel, a Public House, which is presently vacant, together with land within its curtilage, consisting of grassed and hard surfaced areas. A former warehouse building which is also vacant, two residential/commercial properties at St. Johns Terrace, which are also vacant and have fallen into severe disrepair, and an area of land upon which a Public Convenience is located, within the ownership of the Local Authority. These total an area of 0.24ha, with a frontage of 63m to Old Road, off which access is provided, and a frontage of 12m to St Johns Terrace. The site is bisected in a northwest to southeast direction by a culverted watercourse, and by Footpaths 21 and 24 in a north south direction, linking New and Old Road.
The site is bounded to the west by residential flats of three storey in height, located on land at a slightly elevated level, and to the east by commercial development along the Old Road frontage, and by residential development along St Johns Terrace, which extends along part of the
PLANDEV-011008 -REP-EN-GW Page 15 of 66 northern boundary. To the south, located on the opposite side of Old Road lie residential properties, and further commercial development.
The material issues relate to land use and development plan policy, highway and pedestrian safety, amenity, including the character of the area as a whole, environmental issues, and impacts upon community facilities and affordable housing provision.
The site lies within the settlement limits for the area, as defined within the Neath Port Talbot Unitary Development Plan. Policy H3 allows for infill and windfall residential development within defined settlement limits, subject to criteria.
With regard to amenity issues, the application is made in outline, and as such the direct impacts upon the amenity of adjoining properties cannot be fully assessed at this stage. It is however considered that the site can be developed in a way which would not impact significantly upon the amenity of adjoining properties, nor impacting upon the overall character of the area as a whole.
Policy 11 of the Neath Port Talbot Unitary Development Plan refers to community facilities, but there are no specific policies regarding the loss of public house or uses of this type. However, Policy ENV12 within the UDP refers to the development of brown field, derelict or waste land, where redevelopment is encouraged, subject to criteria.
Policy EC1 of the UDP refers to the employment landbank, which includes allocated land and land in existing employment use. It goes further to add that; The Local Planning Authority will ensure that employment sites and buildings which exist or which are allocated in the Plan will be treated as a valuable resource.
It should also be noted that the Planning Policy Wales, Joint Land Availability Study, 1st April 2007, identifies a land supply for the area of only 3.4 years, where a 5 year supply should ideally be maintained.
It is considered that this site is underused with regard to physical development, and could accommodate a significant number of dwellings, which would to some respect reduce pressure upon both land supply, and also a wish to develop on green field land. The proposal will likely result in the redevelopment of the site as a whole, however, the buildings within the site are all vacant, some of which have fallen into disrepair. With specific regard to the Public House, the applicant has stated that this has
PLANDEV-011008 -REP-EN-GW Page 16 of 66 been vacant for 18 months, and the two years previous was trading at a loss. The property was on the commercial market for three years prior to closure for sale through the trade.
The Head of Engineering and Transport, Highway Section, offers no object to the proposed development, subject to conditions. These include the access to the site being from Old Road only (where an existing access is provided) and that the development provides the required off street car parking provision.
The Environment Agency offers no objection, subject to the provision of an appropriate buffer zone being provided along the culverted watercourse. It is considered that this is wholly appropriate, and a suitably worded condition would be imposed upon any permission issued. Additionally, the Biodiversity unit request that a Bat Survey of all existing buildings be undertaken prior to any demolition. A suitably worded condition will be imposed upon any permission issued requiring the submission of bat surveys, including any mitigation required should evidence of bats be found. This mitigation may require the retention of any building. A condition will also be added requiring that the Japanese Knotweed on the site is treated in accordance with recognised guidelines.
Dwr Cymru Welsh Water offer no objection to the proposed development of this site, subject to conditions. Additionally the Head of Engineering and Transport, Drainage Section, offer no objection, subject to conditions.
The site, due to its physical scale, together with the potential for development is required to both address affordable housing, and impact upon the provision of play areas/ open space.
Policy H4 and H5 of the Neath Port Talbot Unitary Development Plan outline a requirement for all development, in areas where a where a need is demonstrated, to address affordable housing. As such a condition will be imposed requiring an element of affordable housing on this site, in accord with the practices and procedures contained with the Authority’s adopted Supplementary Planning Guidance.
Policy R03 of the Neath Port Talbot Unitary Development Plan refers to the provision of open space and requires that developments address impacts upon open space and/or play area provision within their locality. The site could accommodate a significant number of units, subject to design, and detailed approval. The Head of Streetcare has requested that the applicant provide a contribution towards the upgrading, maintenance,
PLANDEV-011008 -REP-EN-GW Page 17 of 66 or development of leisure/recreation facilities in the Coedffranc or Dyffryn Wards. A condition requiring a scheme to address this will be imposed upon any permission issued.
With regard to concerns raised from Coedffranc Community Council over the ownership of part of the site, and footpaths running through it, these matters have been clarified to them, and are referred to within this report.
Conclusion
Whilst it is accepted, and has been acknowledged within this report that the development of this site would result in the loss of a Public House, albeit one with has laid vacant for some time, it is considered that the overall benefit of the development of this area as a whole outweigh this loss, and would result in a significant improvement in the visual amenity of the area, and subject to conditions, provide for affordable housing provision, and contributions towards open space/ play provision. Additionally the development of residential development adjoining the site, along the St. John’s Terrace frontage, further encloses this land with a similar land use. It is therefore unlikely that the site would suitably accommodate any significant employment uses. It is considered that the site can be developed without impacting significantly upon highway and pedestrian safety, not upon the visual amenity of the area as a whole, on the amenity of residents within adjoining properties. As such the proposals accord with policies GC1 and ENV17, T1 and TRL1 of the Neath Port Talbot Unitary Development Plan. As such it is recommended that the application be approved.
RECOMMENDATION: Approval with Conditions
CONDITIONS;
(1)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 local planning authority in writing before any development is commenced.
Reason
The application was made for outline planning permission.
(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the
PLANDEV-011008 -REP-EN-GW Page 18 of 66 landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.
Reason
The application was made for outline planning permission.
(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.
Reason
To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.
(4)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 the approval of the last of the reserved matters to be approved, whichever is the later.
Reason
To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.
(5)No surface water or land drainage run off shall discharge directly or indirectly into the public sewerage system unless otherwise agreed in writing by the local planning authority.
Reason
In the interests of amenity, and to prevent hydraulic overloading of the public sewerage system.
(6)Unless otherwise agreed in writing with the Local Planning Authority the development shall be connected to the main sewerage system prior to the occupation of each associated dwelling.
Reason
In order to ensure the provision of adequate foul drainage.
(7)No development shall take place including the demolition of any existing building within the application site until a Bat survey, undertaken in accordance with the Bat Survey Good Practice Guidelines by a licensed bat worker has been submitted to and approved in writing by the
PLANDEV-011008 -REP-EN-GW Page 19 of 66 local planning authoirty. This report should contain suggestions for mitigation measures if bats are discovered which may require the retention of any building as part of the redevelopment of this site.
Reason
In the interests of biodiversity.
(8)The Japanese Knotweed on the site shall be treated and eradicated in accord with The Knotweed Code of Practice produced by the Envionment Agency.
Reason
In the interests of biodiversity.
(9)All new buildings shall include nesting sites for birds. A scheme shall be submitted along with the first reserved matters for this provision. This scheme shall be submitted to and approved in writing by the local planning authoirty prior to any development taking place.
Reason
In the interests of biodiversity.
(10) No development shall be constructed over the existing culvert. An appropriate development free buffer zone along the culverted watercourse located along the northeast boundary of the site shall be agreed in writing by the local planning authoirty prior to any development taking place.
Reason
In order to protect the structural integrity of the culverted watercourse and allow for any future maintenance.
(11) No development approved by this permission shall be commenced until a method statement detailing all necessary pollution prevention measures for the construction phase of the development is submitted to and approved in writing by the local planning authority. It is recommended that the method statement identify as a minimum; storage facilities for all fuels, oils and chamicals, details of surface water drainage arrangements to be installed to intercept and treat contaminated surface water run-off, details of measures to ensure no polluting discharge from disturbed areas, details of the nature, type and quantity of materials to be imported on to the site, measures for dealing with any contaminated
PLANDEV-011008 -REP-EN-GW Page 20 of 66 material including demolition waste or excavated waste, identification of any buried services, such as foul sewers, so that they are protected.
Reason
Prevention of pollution.
(12)Each dwelling unit shall be provided with off street car parking provision in accordance with the Council's adopted guidance.
Reason
In the interest of Highway and Pedestrian safety.
(13)Vehicular access shall be from Old Road only.
Reason
In the interests of Highway and Pedestrian safety.
(14) Unless otherwise agreed in writing by the Local Planning Authority, no material operation, as defined in Section 56 (4)(a)-(d) of the Town and Country Planning Act 1990 shall be carried out to commence the development pursuant to this planning permission, on any development of 3 units or more until arrangements for the provision of affordable housing social rented and/or low cost home ownership within the development site, in accordance with Policy H4 of the Neath Port Talbot Unitary Development Plan of not less than 20% of the total number of residential units provided within the development site, or a commuted sum for off site provision has been submitted to and agreed in writing by the local planning authority with the first of the reserved matters.
Reason
In order to secure an appropriate level of affordable housing in accord with Policy H4 of the Neath Port Talbot Deposit Draft Unitary Development Plan.
(15) Unless otherwise agreed in writing by the Local Planning Authority, no material operation, as defined in Section 56 (4)(a)-(d) of the Town and Country Planning Act 1990 shall be carried out to commence the development pursuant to this planning permission until a scheme is submitted to and approved in writing by the local planning authority for the provision of, or the upgrading or maintenance of, leisure/recreation facilities in the Coedffranc or Dyffryn Wards, in accordance with Policy RO3 of the Neath Port Talbot Unitary Development Plan. The scale of
PLANDEV-011008 -REP-EN-GW Page 21 of 66 this provision will be based upon the number of residential units provided within the development site.
Reason
In order to address the impacts of the development upon leisure/recreation facilities within the locality in accordance with Policy RO4.
PLANDEV-011008 -REP-EN-GW Page 22 of 66 2. PLANNING APPLICATIONS RECOMMENDED FOR REFUSAL
ITEM 2. 1
APPLICATION NO: P/2007/727 DATE: 25/05/2007
PROPOSAL: TWO STOREY EXTENSIONS TO SIDE AND REAR ELEVATIONS (AMENDED SITE PLAN AND DESIGN RECEIVED 4/08/08)
LOCATION: 39 PARC PENSCYNOR, CILFREW, NEATH SA10 8LQ APPLICANT: MR DANIEL TOMUTA TYPE: Householder WARD: Aberdulais
BACKGROUND INFORMATION
a. Structure/Local Plan Policies
Neath Port Talbot Unitary Development Plan:
Policy GC 1 General Conditions. Policy ENV 17 Design.
b. Other Policies
Planning Policy Wales – Technical Advice Note 12 – Design Neath Port Talbot County Borough Council - Guide to Household Extensions.
c. Relevant Planning History
None.
d. Responses to Consultations
Number of properties consulted: 7
PLANDEV-011008 -REP-EN-GW Page 23 of 66
Site notices displayed.
Number of replies received: 5
One objection received to the original application can be summarised as follows:-
1) The extension will double the size of the property and will have a visual impact on the amenities of my property. 2) The existing property is one of the smaller on the estate the size is commensurate with the plot. 3) Window overlooking my rear garden. 4) Clarification of parking required.
Four replies were letters of support and relate to the amended plans submitted on 5/8/2008 these can be summarised as follows.
1) The proposals compliment the executive style of development on the estate. 2) The extension encloses the space at the end of the cul de sac in a positive manner. 3) Rear garden privacy is respected. 4) Adequate parking provision.
Statutory Consultees:
Blaenhonddan Community Council: No Objections.
Head of Engineering and Transport (Highways): No objections subject to conditions.
Head of Engineering and Transport (Drainage): No objections.
APPRAISAL
Full planning permission is sought for a part two storey extension, a conservatory and detached garage to a dwellinghouse at 39 Penscynor, Cilfrew.
The application site comprises a detached dwellinghouse and detached garage with gardens to the front and rear located on a plot adjacent to a turning head at the end of a cul de sac.
PLANDEV-011008 -REP-EN-GW Page 24 of 66
It is noted that the application in its amended form was submitted on 5/8/2008 together with a revised site area edged red. A further 21 day consultation period was carried out.
The proposed development involves the construction of a two storey extension to the side (west) elevation, a single storey extension to the rear (north) elevation and a garage within the rear garden of the dwelling.
The side extension is constructed at an angle of approximately 50 degrees to the existing rear wall of the dwelling, the submitted plans show the front elevation located parallel to the road and set back approximately 800 mm from the back edge of the footpath and taking up the majority of the width of the plot. The side extension forms, in addition to a two storey element an archway with accommodation over, allowing access to the rear for car parking. There is also accommodation in the roof. Due to the angle of the proposed extension the front elevation measures 10.7 metres in width whilst the rear elevation measures 9 metres. The proposed two storey extension is 7 metres in depth with an eaves height of 4.7 metres and a ridge height of 7.3 metres, similar to that of the existing dwelling. Accommodation is provided over three floors and includes a living room to the ground floor, three bedrooms and a bathroom to the first floor and a further bedroom and bathroom within the roof space. The majority of habitable room windows are located to the front elevation with a single bedroom window shown to the side (north west) elevation at first floor level. There are no habitable room windows to the rear elevation.
The conservatory is shown to the rear elevation of the dwelling and follows the angle between the original dwelling and the extension. The conservatory has a width of 5.7 metres, a depth of 3.3 metres and a ridge height of 2.7 metres. The proposed conservatory is constructed with a dwarf brick wall and glazed units to the rear and west elevations with facing brick and high level glazed units to the east elevation and a pitched roof.
The proposed garage is located adjacent to the north west and northern boundary of the application site. The proposed garage measures 3.1 in width 5.9 metres in length and a ridge height of 4.6 metres, similar in size to the existing garage.
All facing materials, roof materials and detailing are to match those used in the existing dwelling.
PLANDEV-011008 -REP-EN-GW Page 25 of 66 The main issues to be considered in the determination of the application are the principle of the scale of the proposed development and the resulting impact on the character and appearance of the surrounding area, impact upon the residential amenity of neighbouring properties, and the impact upon the highway safety of the existing road network.
The immediate area consists primarily of traditionally designed detached dwellings located on individual plots situated off cul de sacs and set back from the highway with gardens and or parking areas to the frontages resulting in an open character to the road frontages.
With regard to visual amenity, the appearance of proposed development, its scale, massing and its relationship to its surroundings are material considerations, in this case the proposed extension by virtue of its size, design and siting of the primary elevation will detract from the design and proportions of the application property and the character and appearance of the streetscene. Firstly the size of the extension is considered to be excessive. The existing dwelling is approximately 6.2 metres in width whilst the extension measures 10.8 metres. Due to the excessive width of the proposal a covered access to the rear parking area has had to be utilised, whilst this may be acceptable for example in a higher density development it is not acceptable within the context of the surrounding development. Furthermore the location of the proposed extension approximately 800mm from the back edge of the footpath is out of context with the layout of the properties in the immediate area and within the wider development.
In terms of the policy context, Policy GC1 states that extensions will not be permitted if it will create an unacceptable impact taking into account townscape and the character of the area. Supporting text to Policy ENV 17 adds that good design should enhance the local character of an area.
Technical Advice Note 12 states that “The aim should be to identify the key design issues arising from the development proposal in the early stages of the design process”. In this case the size of the proposal was identified as an issue at an early stage as well as the scale of the proposal and location within the site.
The Authorities adopted Design Guide to Household Extensions advises that “it should be recognised by householders that most houses have a limit beyond which they cannot reasonably be extended” and that “ beyond that limit further extension would represent an unacceptable over development of the site”. It is considered that in this case the proposed
PLANDEV-011008 -REP-EN-GW Page 26 of 66 side extension does exceed that limit and in terms of size and bulk is not acceptable.
With regard to the additional elements of the proposal, both the conservatory and the garage are considered to be acceptable in terms of scale and design and use of materials.
With regard to the impact upon residential amenity, the side extension is located between the existing dwelling and a wooded area to the north east. The slab level and ridge height of the proposal is similar to that of the existing dwelling, the proposal does not therefore have any overbearing affects upon surrounding properties. There are no habitable room windows to the rear elevation at first floor level, there is therefore no overlooking or loss of privacy with regard to the residents of adjacent properties. There is a habitable room window to the gable end at first floor level which overlooks the wooded are to the north west. Due to the location, scale and design of the conservatory and garage it is considered that there will be no issues with regard to overbearing or overlooking.
Turning to Highway safety, adequate off street parking is provided and the access is considered to be acceptable. The Head of Engineering Transport (Highways) has no objections to the proposal subject to conditions.
The applicants agent has submitted supporting material in the form of a list of previously extended properties within the area together with photographs, descriptions and the percentage increases of floor area. None of the properties referred to are similar to this proposal. Therefore whilst the information is noted it cannot be considered as part of this application as each application is considered on its own merits.
With regard to the objections received, these objections which included the size of the extension, loss of privacy and lack of off street parking referred to the original plans submitted and subsequently amended. A further 21 day consultation was carried out resulting in no further objections. Four letters of support were received indicating that the proposal would complement the executive style of development, enclose the space at the end of the cul de sac, respect rear garden privacy and provide of street parking.
PLANDEV-011008 -REP-EN-GW Page 27 of 66 CONCLUSION
It is considered that the proposed two storey element located to the side (north west) elevation of number 39 Penscynor by virtue of its size and location within the site, represents a disproportionate and incongruous addition to the original dwelling, to the detriment of the visual amenity and character of the immediate area contrary to policy GC 1 and ENV 17 of the Neath Port Talbot Unitary Development Plan. Refusal is therefore recommended.
RECOMMENDATION: Refusal
REASONS FOR REFUSAL;
(1) The proposed two storey side extension by virtue of its excessive size, design and siting will result in the introduction of a visually incongruous structure which dominates the proportions of the original dwellinghouse to the detriment of its overall charcter and appearance and as a consequence the visual amenity of the streetscene. The proposal is therefore contrary to policies GC 1 and ENV 17 of the Neath Port Talbot Unitary Development Plan, the Supplementary Design Guide relating to household extensions and Planning Policy Wales (Technical Advice Note 12) Design 2002.
PLANDEV-011008 -REP-EN-GW Page 28 of 66
ITEM 2. 2
APPLICATION NO: P/2008/310 DATE: 04/03/2008
PROPOSAL: CHANGE OF USE OF LAND TO WASTE MANAGEMENT, INCLUDING ERECTION OF BUILDINGS AND CONCRETE WASTE DRYING BAYS - (AMENDED PLANS AND ADDITIONAL INFORMATION RECEIVED 08/08/08)
LOCATION: LAND AT FORMER, ABERNANT COLLIERY, NR RHYDYFRO, CWMGORS APPLICANT: TH?NK ENVIRONMENTAL TYPE: Full Plans WARD: Pontardawe
BACKGROUND INFORMATION
a. Development Plan
Neath Port Talbot Unitary Development Plan
Part 1
Policy 25 – Creation of network of waste management facilities. Policy 26 – Proposals for collection, treatment and disposal of waste.
Part 2
Policy GC1 – New buildings, structures and changes of use. Policy GC2 – Engineering works and operations (including minerals and waste). Policy ENV1 – Development in the countryside. Policy ENV13 – Brownfield, Derelict and Wasteland. Policy ENV29 – Environmental quality and amenity. Policy EC1/18 – Employment bank – Abernant Colliery. Policy W1 – Proposals for the collection, treatment, transfer and disposal of waste. Policy W4 – Proposals for minimisation, recovery and recycling of waste. Policy W6 – Recycling of Industrial Waste.
PLANDEV-011008 -REP-EN-GW Page 29 of 66 b. Other Policies
Planning Policy Wales – (March 2002). Technical Advice Note: Waste (TAN21). Wise About Waste (The National Waste Strategy for Wales) June 2002. South West Wales Regional Waste Plan (November 2003). South West Wales Regional Waste Plan (1st Review) (September 2007). c. Relevant Planning History
P/2/86/0609 – Extension of underground working. P.R.86/0609/1 – Restoration scheme. Approved 6/2/97. P.R.86/0690/2 – Aftercare scheme. Approved 6/2/97.
d. Responses to Consultations
Number of properties consulted: 35
The proposal has been advertised in the press and site notices posted in April and August 2008.
Number of replies received: 1
6 other letters have been received objecting to the development. The issues raised in objecting to the development are as follows:
1. Noise and dust will be generated to the detriment of the amenities of the area and exacerbate the existing impacts of the landfill. 2. No mention on how leachate will be disposed of. 3. Odour will be generated and add to the existing odour problem from the landfill. 4. Traffic generated by the proposal will affect road safety and impact on residents by noise and pollution. 5. Given the existing operation in the area the proposal will have a cumulative effect on the communities of the area. 6. The highway network is not capable of accepting any further heavy goods vehicles. 7. The residues will have to be disposed of with undesirable concentrates and affect air pollution.
PLANDEV-011008 -REP-EN-GW Page 30 of 66 8. The valley was promised that the landfill would continue for only 10 years and this proposal would introduce further waste management facilities to the area. 9. The development is in the wrong place and too close to amenities. 10. The development would produce industrial and toxic substances. 11. The development is close to the surrounding borders of the national park. 12. It will reduce the value of property. 13. The health of the communities would be affected and would be a threat from vermin and how are they to be treated. 14. Where will the waste be sourced? 15. Why wasn’t an EIA submitted with the application? 16. Has an assessment been made on biodiversity and other environmental interests? 17. The finished produce could be used in a plant to burn the waste residue at the site. 18. The village of Cwmgors lies within the Neath Port Talbot Western Valleys Strategy. How can this proposal be consistent with the strategy and its allocation as a B2 site?
Statutory Consultees:
Countryside Council for Wales – No observations to make. Environment Agency – No objections subject to conditions. Head of Engineering and Transport (Highways) – no objections subject to conditions. Welsh Water – No comments to make as developer intends to utilise private facilities. Western Power – identify apparatus adjacent to the site. Biodiversity Unit – No objections subject to conditions. Head of Engineering and Transport (Drainage) – No objections. Glamorgan Gwent Archaeological Trust – No objections. Gwaun Cae Gurwen Community Council – object to the proposal on increased traffic/lorries on already congested highways, increased smell/odours, increased vermin, visual impact and noise. Head of Policy and Administration (Air Quality) – No objections subject to controls on dust generation. Head of Business Management, Environmental Health and Trading Standards (Noise) – No objections subject to conditions. Pontardawe Town Council – object on the grounds of increased lorry movement and odour.
PLANDEV-011008 -REP-EN-GW Page 31 of 66 National Grid – Consider the potential impact of any part of the proposals is negligible to their apparatus.
APPRAISAL
The Proposal
The application seeks planning permission for a waste drying facility on part of the former Abernant Colliery site near Rhydyfro. The application site is located on the southern extremity of the restored Colliery site and covers approximately 2 hectares of fairly level land covered with a restored grassland mix. To the west lies screening mounds vegetated under the restoration scheme for the colliery and the Upper Clydach River. To the south there is a power line and restored tailing lagoons. To the north lies the remaining part of the restored colliery surface and an existing recycling facility that occupies the old engine house and its immediate curtilage. Further to the north lies the Pwllfawatkin Landfill and civic amenity site. To the north west lies the Abernant Industrial Unit complex with a number of individual enterprises.
Access to the site would be via the existing access point off the A474 that served the former Colliery. The nearest dwelling is Highbury Cottages which lies some 150 metres to the east and fronts onto the A474.
The nearest noise sensitive properties to the west lie some 400 metres away.
The proposed development involves the change of use of the land to a waste management facility composed of the following components.
The erection of a building for delivery/pre-treatment and storage of waste and post treatment and truck loading of treated waste. The building would be some 64.4 metres long and 44 metres wide composed of a steel, tubed framework covered by a high performance membrane. The roof would have a curved domed shape some 12.2 metres in height and coloured dark green. Three roller shutter doors would serve the incoming waste reception areas and outgoing dried waste.
The construction of 18 no concrete storage waste bays with aeration chambers. 13 storage bays would be 8 metres x 40 metres and would constitute the first 2 weeks of the drying process. The remaining 5 concrete waste storage bays would be 8 metres wide
PLANDEV-011008 -REP-EN-GW Page 32 of 66 and 48 metres long and would constitute week 3 of the drying process.
The construction of a conveyor system some 2 metres high and 1 metre wide that transports pre-sorted waste and post treated waste out and back into the main building.
Ancillary offices and social facilities would be constructed adjacent to the main building. These would be composed of double stacked Portable buildings 9 metres long, 4 metres wide and 3 metres high.
A weighbridge facility and wheel washing facility.
Underground storage tanks.
The provision of 20 car parking spaces (including 3 disabled).
A 2.4 metre high galvanised paladin grey fence with associated gates.
Peripheral landscaped mounds.
Origin of Waste and Waste Treatment Process
It is proposed to process up to some 100,000 tonnes per annum of commercial and industrial waste sought from the Neath Port Talbot area and South West Wales region. It is not intended to import household waste, bulky waste streams from civic amenity sites or any hazardous wastes such as fridges, gas cylinders batteries etc. Due to cross contamination it is stated some small residual amounts of food waste around 3-4% would need to be treated.
The average tonne of commercial/industrial waste is anticipated to produce the following.
20% water driven off. 69% RDF (highly calorific Refuse Derived Fuel). 2% metals (recycled). 6% heavy fractions (stones/aggregate). 3% Fines (to landfill).
PLANDEV-011008 -REP-EN-GW Page 33 of 66 The proposal will involve the delivery of waste to the pre-treatment building for sorting and shredding. After being sorted and shredded the waste would be transferred to the concrete bays along the conveyor and will be placed in rows and covered by an engineering membrane.
The drying bays will include drainage and aeration chambers. The waste material would be covered by the membrane for 1 to 2 weeks and then transferred to the “final” concrete bays which will also have ancillary drainage and aeration facilities.
The proposed technology involves the drying of waste and is classified as a membrane covered, pressure aerated, and temperature controlled static heap system. It is stated that it is approved as a so-called “in-vessel system” by “The Composting Association UK”.
The process relies on three components: -
1. A hard standing with in-floor aeration and drainage channels connected to blowers (“aeration”); 2. Measuring probes connected to a control unit and a PC controlling the fan activity (“control”) and 3. A specially designed membrane drying cover fixed to the ground and operated by mechanic handling devices (“enclosure”).
The drying process of the waste lasts approximately 3 weeks from initial deposition to its removal and transportation of the residual components mainly as RDF.
The membrane on each concrete drying bay will be moved by a mechanical unwinding device and waste moved by front loader.
The water/leachate is collected in the drainage channels and would be stored in an underground storage tank for tanker disposal.
Transportation arrangements
Waste is anticipated to be imported by mobile compaction vehicles or bulk loaded from a waste transfer station, the majority of these are likely to emanate from the larger population centres of the county. It is anticipated that some 87 inward lorry movements would occur every working week, a maximum of 15 per day. The usable processed waste and small residues to landfill would generate a further 11 outward lorry movements per day making a total of around 52 movements per day i.e.
PLANDEV-011008 -REP-EN-GW Page 34 of 66 26 in and 26 out. Lesser and infrequent removal of leachate/drained water would occur on a periodic basis by tanker.
Hours of working
The proposed hours of operation is as follows:-
Monday to Friday
5.30am – opening of gates for receipt of waste. 6.30am – commencement of waste shredding (within building). 7.30am – commencement of outside operations. 4.00pm – closure of site to incoming waste vehicles. 5.30pm to 6.30pm – operations cessation and site closure.
On Saturdays operations would cease at 1.30pm.
Employment
It is anticipated that the operation will create upwards of 20 full time new jobs in the local area.
Assessment
Planning Policy
Approximately 10% of the site lies within Policy EC1/18 of the UDP which allocates some 9.2 ha for employment purposes. The remainder of the site lies in open countryside which falls within Policy ENV1.
However part h of that policy states that exemptions include development necessary for waste treatment or disposal providing the development would not create unacceptable impacts upon the character or appearance of the countryside, biodiversity, the amenities of neighbouring residents or other land users, and traffic generation.
Policy W1 states that proposals for the collection, treatment, transfer or disposal of waste will be given priority on (interalia) (c) previously used (brownfield) land and (d) Former mineral workings.
Policy 25 states ‘The creation of a network of waste management facilities will be promoted through the plan in order to
PLANDEV-011008 -REP-EN-GW Page 35 of 66 (a) meet the existing future needs of the County Borough and (b) contribute to meeting the needs and potential new demands of the region.
Policy 26 states “Proposals for the collection, treatment or disposal of waste will be considered in terms of whether they would represent a sustainable approach to waste management, and would not create any unacceptable impacts.
Policy W4 states “proposals for the minimisation, recovery and recycling of waste will be promoted and encouraged. Proposals should not create any unacceptable impacts and will be considered in terms of the Plan’s policies.
Policy GC2 of the Unitary Development Plan sets out criteria that need to be assessed to establish if a proposal can be developed in an acceptable manner. The relevant criteria under this policy that are applicable to this application are considered below, along with the planning considerations set out in Technical Advice Note (Wales) 21 – Waste.
When considering development proposals for waste management facilities local planning authorities must take into account the relevant development plan for the area along with the objectives and principles of the National Waste Strategies for Wales along with the Regional Waste Plan and the need for a network of waste management facilities.
The Neath Port Talbot Unitary Development Plan requires the creation of a network of waste management facilities to meet the existing and future needs of the County Borough and contribute to meeting the needs and potential new demands of the region. Proposals for such waste management facilities need to be considered if they represent a sustainable approach to waste management and would not create any unacceptable impacts.
Policy GC2 of the Unitary Development Plan sets out criteria that need to be assessed to establish if a proposal can be developed in an acceptable manner. The relevant criteria under this policy that are applicable to this application are considered below along with the planning considerations set out in Technical Advice Note (Wales) 21 – Waste which includes specific planning considerations set out in Appendix C of the same TAN.
PLANDEV-011008 -REP-EN-GW Page 36 of 66 Landscape and Visual
The proposal is sited on a restored mineral site which is located to the west of the A474 between Rhydyfro and Cwmgors. The relatively level area of land cannot be easily viewed from the A474 and lies some 8 metres below the general level of the road. The development of a building some 65 metres by 44 metres and at a height of some 12.2 metres and the associated drying bays would be visible from the upper reaches of the Baran mountain and unclassified road. Some properties would have a view into the site from distances of around 400 to 600 metres to the west north and south.
Whilst the nature and character of the land is the same and constitutes a part of the restored site of the former Abernant Colliery, most of the area specifically proposed for this development is set outside the allocated area for employment and industrial use under Policy E1/18 of the UDP.
The proposed activities will occur partly in the building and partly as operation on the concrete drying bays. The visual appearance of activities in themselves are not considered to be significant as it is intended that only a limited part of any waste placed in the drying bays would be exposed at any one time.
Whilst the visual appearance of the area is already affected by an existing recycling facility lies to the north and west of the site along with the industrial units of the former Abernant Colliery, and part of the site is also allocated as an employment bank where industrial development is promoted, the development will result in a change in the character of the land which has been returned to countryside.
Landscaping to the perimeter of the site would reduce the overall effect of the visual appearance of the site. There will be some views of the development site from certain areas to the west, south and north. It is considered that the visual impact of the development would change the character of the countryside on this restored site to the detriment of the rural amenity of the area.
Nature Conservation and Biodiversity
The site forms part of a recently restored mineral site whereupon the site was levelled utilizing existing colliery shale and residual materials from the site and subsequently seeded and landscaped. Whilst there is a relatively diverse grassland habitat on the site it is considered adequate
PLANDEV-011008 -REP-EN-GW Page 37 of 66 landscaping proposal can mitigate this loss. There is no evidence to suggest that any protected species are located within or immediately adjacent to the application site and the impacts on nature conservation interests or biodiversity are considered to be low. The Countryside Council for Wales and the Council’s Biodiversity Unit have no objections subject to conditions. Subject to the completion of a landscaping scheme, by recovering existing soils and vegetation and the eradication of some Japanese Knotweed it is considered that the proposal does not contravene any policies in relation to nature conservation.
Affects on the Community’s Amenities
Dust and Other emissions
The nature of dust particulates from a waste management facility will depend on the type of operation proposed. The basic elements of the proposal includes the importation of commercial and industrial waste mainly by containerised vehicles and initial sorting and shredding within an enclosed building. The deposition of the sorted waste by conveyor belt and mechanical loaders have the potential to produce some dust. The waste will be totally covered by a membrane within a few hours and at the end of every phase and day.
There is no reasonable evidence to suggest that the operation will generate a significant amount of dust that could affect the surrounding amenities and adequate mitigation measures can be adopted to suppress any potential to generate dust.
Birds and Vermin
Given the restricted and contained nature of the waste operation it is considered that any substantial effects from vermin and birds would be limited and is also subject to adequate standards that need to be complied with under the waste management licence.
Odours
Any waste management facility has the potential to generate unpleasant odours and therefore such potential impacts need to be considered carefully.
It is recognised that the proposal is intended to import and handle commercial and industrial waste which would mainly be composed of
PLANDEV-011008 -REP-EN-GW Page 38 of 66 non-petruscible material. Such waste is less likely to generate odour problems. An assessment of the operating procedures and the potential to generate odours has been submitted with the application considering in the same manner any potential impacts on local residents and communities. Pre-sorting of imported waste within enclosed buildings will mitigate some of the potential for odour. Use of bio filters for building ventilation and the limited period of waste exposure is considered to be reasonable and limiting factors in preventing significant impacts on any residential properties or receptors. It is viewed that the process can be mitigated adequately to prevent any excessive or demonstrable impacts from odour affecting local communities or residents.
Noise
The application has sought approval for early morning importation by starting at 5.30am and initial sorting and shredding to occurring within the enclosed building at 6.30am. Subsequent external operations would commence at 7.30am. Operations would cease at 6.30pm on week days and 1.30pm on Saturdays.
A noise impact assessment has been undertaken to establish and predict the potential impacts of the operations on the nearest noise sensitive properties and any other relevant properties. The predicted levels would not adversely affect residents and the Head of Business Management, Environmental Health and Trading Standards (Noise) concurs with these predictions and has no objection subject to conditions. It is considered therefore that the proposal would not adversely affect noise levels to residents.
Litter
There is always potential to generate litter during the handling of waste. The primary enclosed processes and temporary handling arrangements should enable the site to prevent litter emanating from the site by providing litter screen if necessary.
Enclosed walls to the drying bays would also provide adequate to prevent any excessive impacts from litter. The transportation of waste into a residual products would be subject of controls where necessary.
PLANDEV-011008 -REP-EN-GW Page 39 of 66 Protection of surface and ground water
Waste management facilities need to be located appropriately where the potential from flooding or impacts on water resources can be adequately mitigated or prevented.
The proposed operations includes a design to incorporate two completely enclosed drainage solutions, one for contaminated water from the drainage bays (leachate) to a holding tank and a separate system for other surface water that also would be directed to a surface water holding tank. A smaller amount of surface water would be utilised for a wheel washing system for waste transporting vehicles.
The Environment Agency and the Authority’s Drainage Section consider that the proposals are satisfactory subject to conditions and to those requirements under any waste management licence.
Land Stability and Archaeological Resources
The site is located on a former colliery site operated by British Coal up until 1988. There are no anticipated problems in respect to the level area of restored land in respect to land stability and no specific archaeological resource would be present due to the former working.
Access, Highway Safety and Movement Arrangements
The site has an existing adequate access road and access point onto the A474 that lies to the east of site subject to some modification to the kerb radius of the entrance. The road was utilised by the former colliery and it currently utilised by the adjacent recycling facility and other industrial units.
It is anticipated that some 56 hgv movements a day could occur on a daily basis in association with the development i.e. some 26 movements in and 26 movements. Additional personnel and service vehicles would also utilise the access point along with existing uses.
The existing and potential use of the highway network from existing major developments in the area has been considered. These include the existing Pwllfawatkin landfill and civic amenity site and the East Pit East Revised O.C.C.S. in Gwuan Cae Guwen. Whilst these developments will introduce a number of hgv movements in a normal working day in highway terms it is considered that the existing highway will have the
PLANDEV-011008 -REP-EN-GW Page 40 of 66 capacity to accept any additional movements to the proposed site. It is also recognised that some of the existing movements of commercial and industrial waste is currently imported into Pwllfawatkin landfill. There are reasonable grounds to suggest that these current movements would be redirected to the application site.
The Head of Engineering and Transport has no objections subject to conditions.
With regard to the capacity of the highway network it is considered that the level of movements generated by the proposal would be acceptable. The impacts of the transportation of the commercial and individual waste is not considered to be so significant to warrant any refusal on such grounds, subject to controls.
The site layout provides a reasonable arrangement for the management of incoming transportation, and vehicle manoeuvrability, provisions for car parking and the landscaping of the site utilising some of the existing site resources. These are considered to be acceptable.
Sterilise Minerals, Sites at Renewable Energy and Best Practicable Environmental Use of Materials on Site
The site was a former mine surface area and no mineral deposit of any significance would be sterilised. The development would not conflict with or prejudice any renewable energy proposal and the development would make a significant contribution to recycling of waste material.
Restoration
Conditions could be imposed on any consent to require adequate restoration and environmental controls.
The Location of Waste Management Facilities, the proximity principle and self sufficiency within a region
The location of waste management facilities need to be considered within the context and aims of the National Waste Strategy for Wales, the Regional Waste Plan and the provisions of the Development Plan.
As indicated above, the application site lies predominantly to the south of the allocated employment bank under Policy EC1/18 although some 10% of the site is located within this area. Therefore the site is considered to
PLANDEV-011008 -REP-EN-GW Page 41 of 66 be in the “open countryside”. Whilst the application site constitutes the same features and forms around 25% of the restored Abernant Colliery site the Policy restricts industrial development to a smaller proportion of the former Colliery with the remainder, including this site, as open countryside. Furthermore, whilst Policy W1 of the UDP states that proposals for the collection, treatment, transfer or disposal of waste will also be given priority on brownfield land and former mineral sites, the land has been restored and is not considered to be brownfield.
Para 17.5.4 of the UDP also indicates that certain types of waste management facilities could be unsuited to industrial estate locations by reason of space requirements etc. (e.g. windrow composting).
The South West Wales RWP 1st Review (Recommended Draft) was agreed by the Regional Member Forum on 27th March 2008 and has been endorsed by this Authority. Until its full endorsement and fully agreed by WAG such a document must be regarded as an emerging document.
The exact location of the proposed site is for the most part outside the B2 allocation for Abernant Colliery. The 1st Review of the SWWRWP recognises that the remaining part of the former Abernant Colliery Site could be suitable for a new generation of in-building waste management facilities. Appendix G of the 1st review of the SWWRWP lists Abernant Colliery as a B2 site within the region that is considered “suitable in principle for the location of in-building facilities with capacity for greater than one local authority.” The suitability of the sites relate only to in- building facilities and not open-air facilities and whilst any site may be “suitable” in principle all such sites must be considered in the light of local and site specific consideration.
The proposals constitute, in part, an in-building process of sorting, segregation and shredding. Additional operations within the wastes drying bays will be located in the “open” although the waste will be covered by a membrane for approximately 90% of the time.
As the larger part of the site relates to ‘open’ operations, it is considered that the development is contrary to Policy and should be refused on the general principle of location in respect of policies.
In respect of the proximity principle Para 3.1 of TAN21 (Waste) confirms that
PLANDEV-011008 -REP-EN-GW Page 42 of 66 “the Proximity Principle states that waste should be treated and or disposed of as or near to the source of origin as possible”.
Para 3.3 of TAN21 (Waste) states that
“the Self Sufficiency Principle also sets out as far as practically possible, waste should be treated or disposed of within a sensibly defined region where it is produced.”
Both principles recognise the need to take responsibilities of our own waste arising and that adequate integrated network of facilities for waste treatment within an area or region is required.
The Waste Hierarchy requires waste to be disposed of in the most sustainable manner landfill being at the bottom of this hierarchy.
The proposal seeks to recover waste to a form that could be utilised for energy in terms of a “recycled derived fuel”. Whilst the commercial and industrial waste stream intended for this proposal is for the most part unlikely to be “recycled” the derived products could be utilised as source of energy. Currently the products would be utilised at receptors off site.
The site intends to import non-hazardous commercial and industrial waste. Around 85% of the imported waste would be of this category. Smaller quantities of waste from markets, street cleaning vehicles, biodegradable waste, soil, stones etc. would also be imported. No household waste or other wastes collected by the Waste Authority would be imported into the site. It is contented by the applicant that the facility would provide a direct alternative to landfill and that only 6% of the waste stream would eventually be landfilled.
It must be recognised that within the regional framework of the Regional Waste Plan there is a need to develop an integrated network of waste facilities to deal with a range of waste streams and requirements. It is considered that the commercial and industrial sector has a relatively limited amount of alternatives to landfill. Consequently facilities for recycling or recovery through a range of recognised and acceptable processes need to be considered.
In this respects of alternative sites the applicants state
“As you are aware, the proposed facility requires a location within an area where sufficient commercial waste is generated, but also, it needs
PLANDEV-011008 -REP-EN-GW Page 43 of 66 to be at a position near an existing landfill site, in order to intercept material which otherwise would be buried in the ground. The Neath Port Talbot area itself generates nearly 460,000 tonnes of commercial/industrial waste and at present, Pwllfawatkin is accepting 172,000 to 180,000 tonnes of waste per annum. This represents a significant flow of waste, a proportion of which will be intercepted, processed and diverted from landfill, by the proposed facility. Reducing the amount of landfill, whilst at the same time taking advantage of the existing levels of traffic, is still considered sufficient justification in itself for siting the proposed facility at Abernant.
An examination of available industrial sites, which was undertaken prior to choosing Abernant Colliery, only identified seven possible alternatives. The vast majority of sites in the Neath Port Talbot, Carmarthenshire and Swansea administrative areas were dismissed, given the intervening distance between them and Pwllfawatkin. Thus, all sites listed below were deemed not to be in close enough proximity to Pwllfawatkin.
Baglan Bay Development Llandarcy Urban Village Jersey Marine Port Talbot Docklands Neath Abbey Wharf Glynneath Business Park Kenfig Industrial Estate Neath Abbey Business Park Rheola Vale of Neath Supplier Park Former Blaenant Colliery Baglan Industrial Park Junction 38, Margam Croeserw Industrial Estate Melincryddan CMB Site Carmarthen – Cillefwr Pibwrlwyd Parc Pensarn Llanelli - Dafen Trostre Berwick/Brynea Delta Lakes Ammanford – Parc Amanwy, New Road, Ammanford
PLANDEV-011008 -REP-EN-GW Page 44 of 66 Dyffryn Road, Ammanford Penybanc Road, Penybanc Cross Hands West Meadows Road, Crosshands Parc Menter, Crosshands Cross Hands Business Park Median Farm, Penygroes Pen-y-Banc, Gorslas Parc Hendre Capel Hendre Industrial Estate Lindsey Drift Mine, Capel Hendre Felindre SA1 and Docks Swansea Vale Swansea West Industrial Park Swansea Enterprise Park Bryngwyn Works, Gorseinon Player Estate, Clydach Garngoch Industrial Estate Land at Bryntwod, Felindre Crofty Industrial Estate
Whilst the potential of Nantycaws, Carmarthen, was examined, it was located too far away from the major population centres and the consequent larger quantities of commercial waste.
Of the eight sites identified as having potential, certain physical characteristics and other constraints soon ruled them out for example: -
Glanrhyd, Pontardawe – a site identified by Neath Port Talbot for industrial use, but regrettably, may be prone to flooding and, it is understood, other employment uses are being considered for this site. Cwmgors Industrial Estate – too small, inadequate access. Nantycefn, Seven Sisters – too small, poor highway network Former Dewhirst Factory Site, Ystalyfera – too small, inadequate access. Extension to Tabernacle Road, Glanamman – poor highway network Ravens Industrial Estate, Garnant – far too small to accommodate the proposal, poor highway network. Cwmgarw Road, Brynamman – poor highway network
PLANDEV-011008 -REP-EN-GW Page 45 of 66 Woodlands Business Park, Ystragynlais – too small, more suitable for B1 uses.
To further emphasise Abernant’s suitability, I would stress the following:-
It is an extensive area of low density, vacant industrial land. There are not many areas where five acres of relatively level is readily available It is brownfield land It enjoys more than adequate access arrangements and the surrounding highway network will readily accommodate the limited additional traffic generated by the proposal It is large enough to accommodate an appropriately sized processing building It is a general industrial area, deemed appropriate for waste processing It is located within a general area where the need for investment and jobs is critical. The process is clean and cannot be described as a ‘bad neighbour’ development The site is well screened from the existing highway and will not impact on the amenity of any property The site does not flood and there are no biodiversity, archaeological, landscape or other conservation material considerations affected It enjoys close proximity to the National Grid for future connection The site meets budgetary investment requirements.”
It can be seen that the applicants consider that the proposal needs to be near a landfill site so that waste can be diverted into their facility. However, it should be noted that only 6% of waste processed at their facility would go to landfill. Therefore as 94% of the waste would be reprocessed, the most sustainable location would be close to the source of the waste, which is likely to be in the larger urban areas of Neath/Port Talbot/Swansea etc. and those with better transport links i.e. M4 corridor.
In respect of Best Practicable Environmental Option (BPEO) and Sustainable Waste Management Options (SWMO) these were fully considered in the preparation and adoption of the South West-Wales Regional Waste Plan and its 1st Review.
PLANDEV-011008 -REP-EN-GW Page 46 of 66 The Regional Waste Plan (1st Review) identifies that industrial and commercial waste arisings up to 2012/13 would be around 1,481,855 tonnes per annum. The proposed facility could provide some 7% of this required capacity.
Comments on representation received
1-11, 13, 14 and 16 have been considered within the report. 12. The affect of developments and proposals on the value of property is not, as such, a material planning consideration. 15. A Screening Opinion has been undertaken for the application under the EIA Regulations and it was determined that an Environmental Impact Assessment was not warranted for the proposal. 17. The use of the waste products within an energy from waste operation at the Abernant Site would need to be considered on its own merits if such an application was made. 18. Development for industrial and employment uses is consistent with the Neath Port Talbot Western Valley Strategy and each applicant has to be considered on its merits.
Conclusion
The location does not accord with planning policy in that it is an industrial process in the area of countryside, and which is restored land which has returned to countryside. Furthermore the site is not a suitable location having regard to the source of the waste material and the transportation of untreated waste.
RECOMMENDATION: Refusal
REASONS FOR REFUSAL;
(1)The development lies mostly within an area of open countryside which is no longer considered to be brownfield land and its development for an industrial process would be detrimental to the protection of the open countryside for its own sake and as such is contrary to Policy ENV1 and W1 of the Neath Port Talbot Unitary Development Plan.
(2)The applicant has failed to demonstrate that the development meets the proximity principle and Best Practical Environmental Option and that the site is in a sustainable location having regard to the source of the waste materials to be provided at the development.
PLANDEV-011008 -REP-EN-GW Page 47 of 66 ITEM 2. 3
APPLICATION NO: P/2008/594 DATE: 23/06/2008
PROPOSAL: PROPOSED FRONT AND SIDE EXTENSION WITH DORMER WINDOWS TO FRONT AND REAR ELEVATION AND NEW WALL AND FENCE TO BOUNDARY (AMENDED DESCRIPTION)
LOCATION: 54 FURZELAND DRIVE, BRYNCOCH, NEATH NEATH PORT TALBOTSA10 7UG APPLICANT: MR ANDREW DAVIES TYPE: Householder WARD: Bryncoch North
BACKGROUND INFORMATION
a. Structure/Local Plan
Neath Port Talbot Unitary Development Plan:
Policy GC1 New Buildings/Structures and Changes of Use Policy T1 Location, Layout and Accessibility of New Proposals
b. Other Policies
A Guide to Household Extensions
c. Relevant Planning History
1979/0794 Conversion of car port – Approved 26/02/1980
d. Responses to Consultations
Number of properties consulted:6
Number of replies received: 3 (2 letters of objection and 1letter of support from the applicant)
The grounds of objection can be summarised as follows:-
1. Loss of privacy from Juliet balcony looking into neighbouring properties living and sleeping areas, and garden
PLANDEV-011008 -REP-EN-GW Page 48 of 66
A letter of support has been received from the applicant which raises concerns with the determination of this application, the applicant states that there are a number of similarly styled extension in the Bryncoch area.
Statutory Consultees:
Blaenhonddan Community Council: - No Objection
Dwr Cymru Welsh Water:- No objection subject to infomative
APPRAISAL
Full planning permission is sought for the construction of a two storey side extension and a single storey front extension, a dormer extension to the front and rear, and a new boundary wall at 54 Furzeland Drive, Bryncoch.
The application site comprises a detached dormer bungalow, prominently situated on a corner plot which would appear to have two active frontages onto Furzeland Drive and Redwood Close. Similarly designed residential properties surround the application site.
The application comprises of three main elements as follows:-
1. A two storey side extension and dormer extension to the front and rear. The extension will have the dimensions 3.0m wide by 6.9m in depth incorporating a pitched roof which will blend into the existing roof to a maximum height of 6.9m at ridge level and 2.9m at eaves level. The dormer extensions are proposed on the front and rear roof planes. The overall dimensions of the front dormer extension including the existing dormer will be 11.9m in width by 2.8m in height projecting a maximum distance of 3.3m. The dormer extension will have a mono pitched roof. There is also a flat roof dormer extension proposed on the rear elevation, which will measure 2.9m in width by 2.3m in height projecting a maximum distance of 2.2m
2. A single story front extension, measuring 9.3m, 2.2m in depth, rising to 2.6m to eaves and a maximum height of 3.2m.
PLANDEV-011008 -REP-EN-GW Page 49 of 66 3. A new boundary wall is also proposed to replace an existing hedge row consisting of conifer trees approximately 3m in height. The wall will be built on the south and west boundary of the application site along Furzeland Drive and Redwood Close. The boundary will consist of a 900mm high brickwork wall with 450mm square pillars to a height of 1.65m at 2m intervals. It is proposed to infill the brick work pillars with shiplap fence panels.
The exterior of the dwelling will be finished in a mix of brickwork and render to match the existing dwelling, while the roof will be finished in concrete tile also to match the existing dwelling.
The main issues to be considered as part of this application are those of residential and visual amenity having regard to prevailing planning policies in addition to the Council’s Household Design Guidelines together with the impact upon highways.
With regards to the impact upon residential amenity, the windows proposed on the front elevation of the side extension and the front dormer, comply with the Council’s distances between habitable rooms, it is also considered that these windows will not increase the overlooking of private space, therefore it is considered that these windows will cause no detrimental impact upon the amenities of neighbouring properties in terms of overlooking. Whilst is acknowledged that there is a rear facing window serving an en-suite bathroom, and a side facing window which is a secondary window to the bedroom which could have overlooking implications, a condition can be imposed to ensure that they are glazed with obscured glass. It is therefore considered that there are no issues with regards to loss of privacy or overlooking from any of the proposed windows.
In relation to loss of light, the side extension will be sited 1m away from the boundary of the nearest neighbouring property (No. 1 Redwood Close) and is 4m away from the dwelling. The neighbouring property has no side facing windows at the rear where the extension is proposed. It is therefore considered the proposal would not unacceptably overshadow the neighbouring property.
In relation to overbearance, the adjacent property at No.1 Redwood Close is a bungalow, while the application site is a dormer bungalow with a much higher roof than its neighbour. However it is considered that the proposed extension will not further impact upon the neighbouring property over and above that which is currently experienced. The
PLANDEV-011008 -REP-EN-GW Page 50 of 66 distance between the proposed extension and the dwelling of No. 1 Redwood Close is 5m; it is therefore considered that the extension would not unacceptably overbear any habitable room windows within No. 1 or any of the other neighbouring properties.
In respect of the impact on the amenities of neighbouring properties in relation to the single storey front extension, the proposal complies with the Council’s distances between habitable room windows and due to the existing and proposed boundary treatments there are no issues in respect of the overlooking of private amenity space. It is considered that due to the restricted height of the extension there are no issues with regards overbearance or loss of light. There is, therefore, no harm to residential amenity by the proposal.
Turning to the impact of the proposed boundary walls upon neighbouring properties, it is considered that its restricted height will ensure that it will not cause unacceptable impacts in terms of overshadowing nor overbearance.
It is therefore considered that the proposal will not unacceptably impact upon the amenities of the occupiers of neighbouring properties.
With regards to the impact on visual amenity, the boundary wall will be constructed from brickwork to match the house with shiplap fence panels. Due t the ix of boundary treatments within the surrounding area and the use of materials to match the existing property it is considered that the proposed boundary treatments will not detract from the character and appearance of the streetscene.
The front and side extension incorporate a design and use of materials to match the original dwelling, and again would cause no detrimental impact upon visual amenity. It is also considered that the rear flat roof dormer would raise no issues due to its siting on the roof facing away from Furzeland Drive.
Turning to the impact of the front dormer, whilst it is acknowledged that other dwellings in the immediate area have been altered in a similar manner to that proposed, these dwellings differ from the application site as they are mainly located either at the end of a cul-de-sac or set between other dwellings and as such occupy less prominent locations. In contrast the application site is located in a very prominent position at the junction of a cul-de-sac (Redwood Close) to the main road (Furzeland Drive) to which other cul-de-sacs branch off. The property has two active
PLANDEV-011008 -REP-EN-GW Page 51 of 66 frontages with the main length of the dwelling running parallel to Furzeland Drive. The proposed dormer which extends nearly across the whole width of the property and dominates the design of the roof dictates that it will be clearly viewed when approaching the site from either direction along Furzeland Drive. It is therefore considered that the increase in bulk and massing from the front facing dormer extension would result in the introduction of an incongruous addition to the dwelling, which would be detrimental to the character and appearance of the dwelling and the visual amenity of the streetscene.
With regards to highway safety, the proposed two storey side extension will be partly built on the existing drive way however there is sufficient land available within the curtilage to accommodate the displaced parking. A condition can therefore be imposed to ensure the property has 3 off street car parking spaces within the curtilage of the site. The proposal is therefore considered to be satisfactory on highway grounds.
Two letters of objection have been received which outline concerns in relation to loss of privacy from the juliet balcony looking into neighbouring properties living and sleeping areas, and garden. The plans have been amended by the applicant removing the Juliet balcony and replacing the doors with a side facing window, which could be obscurely glazed, via a condition These amendments address the concerns of the objectors.
In response to the letter of support from the applicant in relation to there being a number of similarly styled extensions in the Bryncoch area, it is noted that this style of dormer extension is present within the Bryncoch area, however for the reasons stated previously, the current proposal differs from others in the area due to its prominent siting. There is one other bungalow which has been extended and which occupies a relatively prominent position however this was granted prior to the publication of TAN 12 (Design) (March 2002) which places greater emphasis on the need to secure high quality design in the built environment. The current proposal needs to considered in line with this objective. Furthermore, each application must be considered on its own individual merits.
CONCLUSION
Whilst the proposed development will not have an adverse impact upon the residential amenities of neighbouring occupiers or upon highway safety, the proposed front dormer extension by reason of its siting and design would result in the formation of an incongruous feature on this
PLANDEV-011008 -REP-EN-GW Page 52 of 66 prominently sited dwelling, to the detriment of the character and appearance of the dwelling and the streetscene. As such the proposed development would be contrary to Policy GC1 of the Neath Port Talbot Unitary Development Plan and the Household Extension Design Guide. Refusal is therefore recommended.
RECOMMENDATION: Refusal
REASONS FOR REFUSAL;
(1) The proposed front dormer extension by reason of its siting, design and excessive size would result in the introduction of an incongruous feature to the detriment of the character and appearance of the dwelling and the visual amenity of the streetscene. The proposal is therefore contrary to Policy GC1 of the Neath Port Talbot Unitary Development Plan and the Household Extension Design Guide.
PLANDEV-011008 -REP-EN-GW Page 53 of 66 SECTION B – MATTERS FOR INFORMATION
3. DELEGATED APPLICATIONS DETERMINED BETWEEN 2ND SEPTEMBER AND 23RD OCTOBER 2008
1 App No. P/2006/1738 Type Full Plans Proposal 25 NEW DWELLINGS (PHASE 2) Location LAND AT, CRYMLYN ROAD, SKEWEN, NEATH NEATH PORT TALBOTSA10 6NL Decision Approval with Conditions Ward Coedffranc West
2 App No. P/2007/1202 Type Discharge of Cond. Proposal DETAILS RELATING TO CONDITION 41 (SURFACE WATER REGULATION SYSTEM) OF PLANNING APPLICATION P2008/0437 Location LAND OFF, CWM TAWE, GODRERGRAIG, SWANSEA NEATH PORT TALBOT Decision Approval Ward Godre'rgraig
3 App No. P/2007/1208 Type Discharge of Cond. Proposal DETAILS RELATING TO CONDITION 11 (TRANSPORT ASSESSMENT) OF PLANNING APPLICATION P2008/0437 Location LAND OFF, CWM TAWE, GODRERGRAIG, SWANSEA NEATH PORT TALBOT Decision Approval Ward Godre'rgraig
4 App No. P/2008/289 Type Full Plans Proposal CONSTRUCTION OF NEW TWO STOREY AND SINGLE STOREY REAR LEAN TO SHELTER AND REAR EXTENSION Location 15 VICTORIA GARDENS, NEATH NEATH PORT TALBOTSA11 3AY Decision Approval with Conditions Ward Neath North
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5 App No. P/2008/294 Type Householder Proposal RETROSEPECTIVE APPLICATION FOR SIDE EXTENSION AND CONVERSION OF EXISTING GARAGE Location 66 WOODLANDS PARK DRIVE, CADOXTON, NEATH NEATH PORT TALBOTSA10 8AW Decision Approval Ward Cadoxton
6 App No. P/2008/382 Type Householder Proposal GABION RETAINING WALL Location BERLLAN LAS, LLANGUICKE ROAD, YNYSMEUDWY PONTARDAWE, SWANSEA SA8 4PC Decision Approval with Conditions Ward Pontardawe
7 App No. P/2008/435 Type Full Plans Proposal VARIATION OF CONDITION 4 OF PLANNING APPLICATION P/2002/1264 WITH REGARD TO THE TIME PERIOD FOR THE IMPORTATION OF MATERIAL FOR THE CONTROLLED FILLING AND REGRADING OF MARSHLAND FOR NEW HUSBANDRY FACILITIES. Location PENHYDD FARM, BRYN, PORT TALBOT NEATH PORT TALBOT Decision Approval with Conditions Ward Bryn & Cwmavon
8 App No. P/2008/550 Type Householder Proposal TWO STOREY REAR EXTENSION Location YR HEN ARDD, OAKWOOD AVENUE, PONTRHYDYFEN, PORT TALBOT NEATH PORT TALBOTSA12 9SD Decision Approval with Conditions Ward Bryn & Cwmavon
9 App No. P/2008/585 Type Full Plans Proposal CONVERSION OF EXISTING BARN TO RESIDENTIAL DWELLING WITH REAR RAISED DECKING AREA Location HENDRE LAS FARM, RHOS, PONTARDAWE SWANSEA Decision Approval with Conditions Ward Rhos
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10 App No. P/2008/683 Type Discharge of Cond. Proposal PROPOSED INTERIM AFTERCARE SCHEME UNDER CONDITION 40 AND APPENDIX D OF P2008/0273 Location BWLCH FFOS OCCS, NR RESOLVEN, Decision Approval with Conditions Ward Resolven
11 App No. P/2008/707 Type Change of Use Proposal CHANGE OF USE TO BED AND BREAKFAST ACCOMODATION Location AVONDALE, AVON STREET, CYMMER, PORT TALBOT NEATH PORT TALBOT Decision Approval with Conditions Ward Cymmer
12 App No. P/2008/716 Type Full Plans Proposal GLAZED LOBBY EXTENSION TO MAIN ENTRANCE AND REPOSITIONING OF ATM MACHINES AND EXTENSION TO TROLLY BAY Location TESCO STORES LTD., NEATH ABBEY ROAD, NEATH NEATH PORT TALBOTSA10 7FE Decision Approval Ward Dyffryn
13 App No. P/2008/717 Type Householder Proposal TWO STOREY & SINGLE STOREY EXTENSION Location 3 ST DAVIDS PARK, MARGAM, PORT TALBOT NEATH PORT TALBOTSA13 2PA Decision Approval with Conditions Ward Margam
14 App No. P/2008/782 Type Full Plans Proposal SINGLE STOREY EXTENSION FOR NEW VEHICLE SERVICING/TESTING UNIT Location LODGE YARD, LODGE CROSS, BRITON FERRY, NEATH SA11 2AX Decision Approval with Conditions Ward Briton Ferry Ea
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15 App No. P/2008/801 Type Advertisement Proposal RETENTION OF FREE STANDING ADVERTISEMENT AND FLAG POLES Location LAND ADJACENT TO, 20 GRAIG NEWYDD, GODRER GRAIG, SWANSEA NEATH PORT TALBOTSA9 2DG Decision Approval with Conditions Ward Godre'rgraig
16 App No. P/2008/811 Type Householder Proposal TWO STOREY SIDE EXTENSION PLUS REAR CONSERVATORY AND REAR DORMER EXTENSION (amended plans received 12/8/08) Location 25 HARVEY CRESCENT, SANDFIELDS, PORT TALBOT NEATH PORT TALBOTSA12 6DF Decision Approval with Conditions Ward Sandfields East
17 App No. P/2008/833 Type Householder Proposal TWO STOREY SIDE AND REAR EXTENSION AND FRONT PORCH Location 49 TREGELLES ROAD, LONGFORD, NEATH NEATH PORT TALBOTSA10 7HT Decision Approval with Conditions Ward Dyffryn
18 App No. P/2008/846 Type Householder Proposal SINGLE STOREY REAR EXTENSION Location THE OAKS, GLYNCASTLE, RESOLVEN, NEATH NEATH PORT TALBOTSA11 4NW Decision Approval with Conditions Ward Resolven
19 App No. P/2008/853 Type Full Plans Proposal RETENTION OF ONE DWELLING Location PLOT 2, LAND ADJACENT TO, 86 NEATH ROAD, RESOLVEN, NEATH NEATH PORT TALBOTSA11 4AN Decision Approval with Conditions Ward Resolven
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20 App No. P/2008/857 Type Discharge of Cond. Proposal APPROVAL OF DETAILS RELATING TO CONDITION 5 (LANDSCAPING SCHEME) OF PLANNING APPLICATION P2005/1610 Location 35 PENYWERN ROAD, BRYNCOCH, NEATH NEATH PORT TALBOTSA10 7AR Decision Approval Ward Bryncoch South
21 App No. P/2008/875 Type Full Plans Proposal CONSTRUCTION OF QUENCH TOWER AND SETTING POND Location LAND AT CORUS, ABBEY WORKS, MARGAM, PORT TALBOT SA13 2NG Decision Approval with Conditions Ward Margam
22 App No. P/2008/887 Type Householder Proposal TWO STOREY SIDE AND SINGLE STOREY REAR EXTENSION Location 100 WERN ROAD, SKEWEN, NEATH NEATH PORT TALBOTSA10 6DW Decision Approval with Conditions Ward Coedffranc Cent
23 App No. P/2008/902 Type Discharge of Cond. Proposal REPTILE SURVEY IN ACCORDANCE WITH CONDITION 49 OF PLANNING CONSENT P2000/1366 Location GILFACH QUARRY, RHYDDINGS, NEATH Decision Approval with Conditions Ward Bryncoch South
24 App No. P/2008/909 Type Householder Proposal CONSERVATORY, NEW GARAGE AND EXISTING GARAGE CONVERSION Location 61 EDITH MILLS CLOSE, PENRHIWTYN, NEATH NEATH PORT TALBOTSA11 2JL Decision Approval with Conditions Ward Neath East
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25 App No. P/2008/911 Type Discharge of Cond. Proposal DETAILS RELATING TO CONDITIONS 18 & 19 (TREE PLANTING & LANDSCAPING) OF PREVIOUS PLANNING CONSENT P2007/1268 Location CIMLA COURT HOTEL, 77 CIMLA ROAD, CIMLA, NEATH NEATH PORT TALBOTSA11 3TT Decision Approval Ward Neath South
26 App No. P/2008/914 Type Discharge of Cond. Proposal DETAILS RELATING TO CONDITION 23 (DRAINAGE) OF PREVIOUS PLANNING CONSENT P2007/1268 Location CIMLA COURT HOTEL, 77 CIMLA ROAD, CIMLA, NEATH NEATH PORT TALBOTSA11 3TT Decision Approval Ward Neath South
27 App No. P/2008/917 Type App under TPO Proposal APPLICATION TO FELL ONE OAK TREE COVERED BY TPO Location 48 FURZELAND DRIVE, BRYNCOCH, NEATH NEATH PORT TALBOTSA10 7UG Decision Approval with Conditions Ward Bryncoch North
28 App No. P/2008/931 Type Change of Use Proposal CHANGE OF USE OF RESIDENTIAL REAR GARDEN INTO PUBLIC HOUSE PLAY AREA Location JERSEY ARMS, JERSEY ROW, CWMAVON, PORT TALBOT Decision Refusal Ward Bryn & Cwmavon
29 App No. P/2008/940 Type Householder Proposal RETENTION OF DETACHED OUTBUILDING USED AS PLAY ROOM & OFFICE Location 31 LON Y WERN, ALLTWEN PONTARDAWE, SWANSEA NEATH PORT TALBOTSA8 3BJ Decision Approval with Conditions Ward Alltwen
PLANDEV-011008 -REP-EN-GW Page 59 of 66 30 App No. P/2008/945 Type Householder Proposal REAR EXTENSION Location 53 TREGELLES ROAD, LONGFORD, NEATH NEATH PORT TALBOTSA10 7HT Decision Approval with Conditions Ward Dyffryn
31 App No. P/2008/948 Type Full Plans Proposal CONVERSION OF GARAGE TO LIVING ACCOMODATION Location 41 FFYNNON DAWEL, ABERDULAIS, NEATH NEATH PORT TALBOTSA10 8EQ Decision Approval with Conditions Ward Aberdulais
32 App No. P/2008/950 Type Householder Proposal EXTENSION OF GARAGE AT REAR OF DWELLING Location CHEPSTOW HOUSE, 2 ST JOHNS TERRACE, NEATH ABBEY, NEATH NEATH PORT TALBOTSA10 7NE Decision Approval with Conditions Ward Dyffryn
33 App No. P/2008/951 Type Householder Proposal RETENTION OF DETACHED OUTBUILDING WITHIN REAR GARDEN Location 49 PENTRE STREET, GLYNNEATH, NEATH NEATH PORT TALBOTSA11 5HA Decision Approval with Conditions Ward Blaengwrach
34 App No. P/2008/953 Type Discharge of Cond. Proposal AGREE TO CONDITION 8 OF P2007/1222 REGARDING GROUND REMEDIAL WORKS. Location PLOTS 17 & 18, CAE COPER, CWMAFAN, PORT TALBOT Decision Approval Ward Bryn & Cwmavon
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35 App No. P/2008/956 Type Householder Proposal SINGLE STOREY SIDE/REAR EXTENSION Location KERRIS, COOK REES AVENUE, NEATH NEATH PORT TALBOTSA11 1JU Decision Approval with Conditions Ward Neath South
36 App No. P/2008/957 Type Householder Proposal CONSERVATORY Location 31 SWAN ROAD, BAGLAN, PORT TALBOT NEATH PORT TALBOTSA12 8BN Decision Approval with Conditions Ward Baglan
37 App No. P/2008/958 Type Householder Proposal RETROSPECTIVE APPLICATION FOR A SINGLE STOREY REAR EXTENSION FOR RETENTION Location 1 HEOL PENLAN, LONGFORD, NEATH NEATH PORT TALBOTSA10 7LB Decision Approval Ward Dyffryn
38 App No. P/2008/973 Type Householder Proposal GARAGE Location 20 EVANS STREET, PORT TALBOT NEATH PORT TALBOTSA13 1AS Decision Approval with Conditions Ward Port Talbot
39 App No. P/2008/977 Type Householder Proposal SINGLE STOREY REAR EXTENSION Location 4 MIN Y COED, TONMAWR ROAD, TONMAWR, PORT TALBOT NEATH PORT TALBOTSA12 9UF Decision Approval with Conditions Ward Pelenna
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40 App No. P/2008/993 Type Householder Proposal CONSERVATORY Location 6 NANT Y CLAIS COURT, CWMAVON, PORT TALBOT NEATH PORT TALBOTSA12 9LQ Decision Approval with Conditions Ward Bryn & Cwmavon
41 App No. P/2008/996 Type Householder Proposal DORMER EXTENSION TO FRONT ELEVATION Location BRYNTAWAL, 4 PANT HOWELL DDU ROAD, BRITON FERRY, NEATH NEATH PORT TALBOTSA11 2TU Decision Approval with Conditions Ward Briton Ferry Ea
42 App No. P/2008/998 Type Householder Proposal DETACHED PLAYROOM WITHIN REAR GARDEN Location 18 LON HIR, ALLTWEN, PONTARDAWE SWANSEASA8 3DQ Decision Approval with Conditions Ward Alltwen
43 App No. P/2008/1006 Type Full Plans Proposal DETACHED DWELLING WITH INTEGRAL GARAGE Location PLOT 6, FORESTERS HOUSE DEVELOPMENT, BROMBIL ACCESS ROAD, MARGAM, PORT TALBOT SA13 2SR Decision Approval with Conditions Ward Margam
44 App No. P/2008/1007 Type Full Plans Proposal DETACHED DWELLING WITH INTEGRAL GARAGE Location PLOT 7, FORESTERS HOUSE DEVELOPMENT, BROMBIL ACCESS ROAD, MARGAM, PORT TALBOT SA13 2SR Decision Approval with Conditions Ward Margam
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45 App No. P/2008/1013 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS FOR A PROPOSED SINGLE STOREY SIDE EXTENSION Location 8 GALLTCWM TERRACE, BRYN, PORT TALBOT NEATH PORT TALBOTSA13 2RL Decision Issue Lawful Dev.Cert. Ward Bryn & Cwmavon
46 App No. P/2008/1014 Type Change of Use Proposal CHANGE OF USE FROM CLASS A3 TO CLASS D2 - FITNESS CENTRE. Location GROUND FLOOR HARLEQUIN COURT, 44 WINDSOR ROAD, NEATH NEATH PORT TALBOTSA11 1NB Decision Approval with Conditions Ward Neath East
47 App No. P/2008/1016 Type App under TPO Proposal WORK TO TREES COVERED BY TPO T099 - CUTTING OF BRANCHES Location 66 ROWAN TREE CLOSE, BRYNCOCH, NEATH NEATH PORT TALBOTSA10 7SQ Decision Approval with Conditions Ward Bryncoch South
48 App No. P/2008/1026 Type Householder Proposal SINGLE STOREY SIDE EXTENSION Location 129 DINAS BAGLAN ROAD, BAGLAN, PORT TALBOT NEATH PORT TALBOTSA12 8DU Decision Approval with Conditions Ward Baglan
49 App No. P/2008/1036 Type Householder Proposal SINGLE STOREY REAR EXTENSION Location 26 RHODES AVENUE, ABERAVON, PORT TALBOT NEATH PORT TALBOTSA12 6UT Decision Approval with Conditions Ward Aberavon
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50 App No. P/2008/1044 Type Full Plans Proposal CHANGE OF USE OF PART OF GROUND FLOOR FROM WORKSHOPS AND OFFICES B1 TO BEAUTY SALON A1 Location NEWBY HOUSE, NEATH ABBEY BUSINESS PARK, NEATH ABBEY, NEATH SA10 7DR Decision Approval with Conditions Ward Dyffryn
51 App No. P/2008/1046 Type Discharge of Cond. Proposal AGREE CONDITION 34 OF PLANNING APPLICATION 07/826 REGARDING FIRE PRECAUTIONS AND FIRE SYSTEMS Location LAND AT, LONGLANDS LANE, MARGAM, PORT TALBOT SA13 2NR Decision Approval Ward Margam
52 App No. P/2008/1047 Type Discharge of Cond. Proposal AGREE CONDITION 33 OF PLANNING APPLICATION 07/826 REGARDING AIR EMISSIONS MONITORING Location LAND AT, LONGLANDS LANE, MARGAM, PORT TALBOT SA13 2NR Decision Approval Ward Margam
53 App No. P/2008/1049 Type Householder Proposal SINGLE STOREY REAR EXTENSION Location 60 CHURCH ROAD, SEVEN SISTERS, NEATH NEATH PORT TALBOTSA10 9DT Decision Approval with Conditions Ward Seven Sisters
54 App No. P/2008/1053 Type Householder Proposal TWO STOREY SIDE & SINGLE STOREY REAR EXTENSION Location 4 PENLLYN, CWMAVON, PORT TALBOT NEATH PORT TALBOTSA12 9NL Decision Approval with Conditions Ward Bryn & Cwmavon
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55 App No. P/2008/1065 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS FOR A PROPOSED SINGLE STOREY SIDE EXTENSION Location 6 SANDY RIDGE, SANDFIELDS, PORT TALBOT NEATH PORT TALBOTSA12 6SU Decision Issue Lawful Dev.Cert. Ward Sandfields East
56 App No. P/2008/1067 Type Discharge of Cond. Proposal AGREE CONDITION 2 OF PLANNING APPLICATION 07/1656 REGARDING MATERIALS Location LAND AT THE REAR OF, WOODLAND ROW, CWMAVON, PORT TALBOT SA12 9LJ Decision Approval with Conditions Ward Bryn & Cwmavon
57 App No. P/2008/1069 Type Discharge of Cond. Proposal AGREE CONDITION 2 OF PLANNING APPLICATION 08/814 REGARDING MATERIALS Location 13 TONMAWR ROAD, TONMAWR, PORT TALBOT SA12 9UB Decision Approval with Conditions Ward Pelenna
58 App No. P/2008/1074 Type Householder Proposal CONSERVATORY (AMENDED PLANS RECEIVED REGARD THE SITING OF CONSERVATORY) Location PLOTS 18 CAE COPER, CWMAVON, PORT TALBOT SA12 9AX Decision Approval with Conditions Ward Bryn & Cwmavon
59 App No. P/2008/1078 Type Householder Proposal FRENCH DOORS TO FRONT ELEVATION Location 3 HILL VIEW, JERSEY MARINE, NEATH NEATH PORT TALBOTSA10 6JG Decision Approval with Conditions Ward Coedffranc West
PLANDEV-011008 -REP-EN-GW Page 65 of 66 60 App No. P/2008/1082 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS FOR A SINGLE STOREY REAR EXTENSION Location 18 FARM DRIVE, SANDFIELDS, PORT TALBOT NEATH PORT TALBOTSA12 6TE Decision Issue Lawful Dev.Cert. Ward Sandfields East
61 App No. P/2008/1085 Type Reserved Matters Proposal RESERVED MATTERS APPLICATION - NEW RESIDENTIAL DORMER BUNGALOW Location 8 MAIN ROAD, DYFFRYN CELLWEN, NEATH NEATH PORT TALBOTSA10 9HR Decision Refusal Ward Onllwyn
62 App No. P/2008/1171 Type Screening Opinion Proposal SCREENING OPINION - OUTLINE RESIDENTIAL Location LAND AT, MOOR ROAD, ABERAVON, PORT TALBOT NEATH PORT TALBOTSA12 7BJ Decision *Application Not Required Ward Aberavon
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