1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 1. 1

APPLICATION NO: P/2002/143 DATE: 05/02/02 11:24:55

PROPOSAL: MIXED USE DEVELOPMENT, MAJOR USE:HOUSING (C3), EMPLOYMENT (B1), POTENTIAL ANCILLARY USES INCLUDING NON RESIDENTIAL INSTITUTIONS (D1), LOCAL SHOP

LOCATION: BP Oil Refinery, LLANDARCY, NEATH SA106HZ APPLICANT: Welsh Development Agency TYPE: Outline

BACKGROUND INFORMATION

Members will recall that this application was reported to Committee on the 9th July 2002 where it was resolved that the Authority was minded to grant consent subject to a Legal Agreement and conditions but that the application be referred to the National Assembly for Wales in accordance with the Town and Country Planning (Development Plans and Consultations) Directive 1992.

The National Assembly have considered the application in the light of issues associated with the effect on traffic on the M4 and A465(T), business and employment, housing, retail development, the nearby Conservation Area and Scheduled Ancient Monument, health and safety issues, contaminated land and the effect on the Crymlyn Bog CSAC and other related conservation matters, and have concluded that the proposed development does not involve planning issues which would warrant taking responsibility for determining the application from the Council. Accordingly the Council may determine the application.

In light of the above the report to the July Committee has been amended as appropriate and is reiterated below with a revised recommendation to delete reference to the applications referred to the National Assembly.

PLANDEV-200802-REP-EC Page 1 of 146 a. Structure/Local Plan Policies

Borough of Neath Local Plan Policy B33, Business Uses including A2, B1, B2 and B8 uses, (covers part of the site). Policy E65, Conservation areas (directly adjoining the site). Policy E60, Green Wedges, (adjacent to site). Policy E71, Derelict land. Policy E73, Housing and existing hazardous installations. Policy E78, Development and adequacy of sewerage system. Policy H10, Affordable housing.

West Glamorgan Structure Plan (Review No.2). Policy EQ1, Sustainable development. Policy EQ3, Derelict or contaminated land. Policy EQ10, Residential uses and proximity of existing development. Policy H2, Development for housing of derelict or vacant sites. Policy C1, Protection of the open countryside. Policy C4, Green wedges. b. Other Policies

Planning Policy Wales 2.1 Commitment to sustainability. 2.4.2 Integrated communities 2.7 Preference for the re-use of land. 2.9 Promoting sustainability through good design. 3.1 Plan-led system. 3.5.2 Prematurity. 4.3 Environmental Impact Assessment. 5.2 Caring for biodiversity. 8.7 Development control and transport

Technical Advice Note 11 – Noise c. Relevant Planning History

77/0124, 16 inch water main, approved 28/03/77. 85/0638, pressure station, approved 18/11/85. 95/0628, change of use of car park for motorcycle training purposes, approved 1/03/96. 97/0425, playgroup, refused 03/06/97. 99/0350, re-position of groundsman building, approved 27/04/99.

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d. Responses to Consultations

Number of properties consulted: 6 Notices were placed around the site and was advertised in the local press. Number of replies received: 1

Letter received from a planning consultant on behalf of a number of clients. Main points raised are as follows: Request that application be treated as a departure and refused as being premature to the production of the UDP. Development if approved would affect the development of other available sites. National policy requires that this type of proposal should be progressed through the UDP.

Statutory Consultees:

Head of Municipal and Highway Services (Drainage): Details of method of disposal of surface water required.

Head of Municipal and Highway Services (Highways): No highway objection subject to conditions.

Head of Environmental Health and Trading Standards: No objections subject to conditions.

Hyder Consulting (on behalf of Dwr Cymru Welsh Water): The proposed development would overload the existing public sewerage system. No improvements are planned within Dwr Cymru Welsh Water’s Capital Investment Programme.

Western Power Distribution: No objection subject to adequate protection of existing plant and apparatus.

Transco: Apparatus directly affected, detailed response to be submitted.

Environment Agency: No objections in principle subject to conditions.

The National Assembly for Wales (Transport Directorate): Development could have considerable implications for the operation of the trunk road/motorway network.

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Transportation Assessment required prior to submission of reserved matters.

The Princes Foundation: Development should not compromise the Urban Village principles that the partners of the Llandarcy project are working towards.

City and County of Swansea: No objection.

Health & Safety Executive: Site lies within two separate consultation zones i.e. BP Llandarcy Refinery and Transco gas pipeline. HSE advises against any development for use by the general public apart from a narrow strip fronting public highway. Also advises against any development within 15 metres either side of the pipeline.

Countryside Council for Wales: Considers that the site should be considered in a comprehensive manner with the proposals for a larger adjoining scheme and that an EIA should be submitted. Under the Conservation (Natural Habitats and C) Regulations an appropriate assessment should be made in relation to the potential effect on a European Site (Crymlyn Bog SSS1, CSAC, RAMSAR site) prior to a determination being made. They also consider that a landscape assessment is made and that sustainability principles are built into the design.

Coedfranc Community Council: No reply therefore no observations to make.

APPRAISAL

The application is made in outline with all matters reserved, for a mixed use development on this 4.9 hectare site. The uses include residential, business and ancillary uses such as non-residential institutions and local shops. The site forms part of the Llandarcy National Oil Refinery Site.

Topographically the site slopes gradually up from its northern and southern extremes meeting at a ridge that roughly divides the site in two.

The southern part of the site is mainly a hard-surfaced area, which at some time has been used as a car park. This is separated from the northern element of the site by a post and wire fence, which comprises access roads and a number of demolished buildings.

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To the south lies the village of Llandarcy, which is a Conservation Area, and lands designated as green wedge in the Borough of Neath Local Plan. The main part of the refinery site lies to the north together with a “live” industrial unit. The Britannic House office complex adjoins the site to the east.

It should be noted that this proposal represents a ‘stand alone’ application in that it proposes to develop a mix of uses including residential on basically a brown field site on land previously used as part of the former BP Oil Refinery. No details are submitted relating to the proportion of various uses. It should be noted that there are options being discussed between this Authority, the WDA, BP and the Princes Foundation to consider the redevelopment of a major part of the Refinery site. This is proceeding on the lines of an Urban Village which involves the application of high standards of design and infrastructure and combining land uses. This project which was advertised as a preferred choice in the UDP Consultation Draft, would have to be subject to wide ranging consultation as part of this Authority’s UDP procedures should it be included in the Deposit Draft. The applicants state that this application represents the opportunity to develop a self contained scheme to demonstrate the approach and explore market confidence.

In relation to Planning Policy, part of the site is identified in the Neath Local Plan under Policy B33 for Business, industry, storage distribution and office uses. The remainder of the site is unallocated being land within an existing industrial use.

In addition Policy E71 encourages the restoration and enhancement of derelict land subject to a number of criteria which include the need for the development, effects on landscape ecology etc., amenity, the local economy and particularly employment and transport.

Policy E73 states that

Land for housing or other sensitive uses where the proximity of an existing use or installation would pose a safety or health risk or adversely affect environmental quality would be resisted.

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Policy E78 states that

The release of sites for development will be related to the adequacy of sewerage and sewage treatment facilities and of other utility services.

Policy E65 states that

Development which would be detrimental to the appearance or character of a Conservation Area will not be permitted. Appropriate measures for their conservation and enhancement will be promoted.

The policies applicable in the West Glamorgan Structure Plan are Policy EQ1

The County Council will seek to secure progress towards sustainable development and to ensure the maintenance of Biodiversity. Accordingly, encouragement will be given to development proposals in appropriate locations that:

(i) Reduce the consumption of energy and non-renewable resources, or

(ii) Make effective use of renewable resources or waste products, or

(iii) Reduce or avoid pollution and other dangers to life, or

(iv) Demonstrate significant environmental benefits, including the restoration and aftercare of degraded sites to a satisfactory standard.

Policy EQ3

Derelict or contaminated land will be reclaimed or managed so as to bring it into beneficial use, due regard being paid to the need to protect any inherent landscape, nature or heritage conservation interests and priority being given to:

(i) Sites constituting a hazard to life, health or property where total reclamation is the only satisfactory method of treatment.

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(ii) Sites required for immediate development.

(iii) Sites in or adjoining urban areas or other settlements.

Policy EQ10

The use of land for residential or other sensitive uses will not be permitted where the proximity of existing development would pose an unacceptable risk to life, health or property.

Policy H2

The development for housing or derelict, vacant or underused sites within existing urban areas will be encouraged, subject to there being no overriding local planning, environmental or highway considerations.

In relation to Planning Policy Wales 2002, the Assembly is committed to promoting sustainable development that meets the needs of the present without compromising the ability of future generations to meet their own needs. This involves pursuing four objectives at the same time namely social progress which recognises the needs of everyone, effective protection of the environment, prudent use of natural resources and the maintenance of high and stable levels of economic growth and employment.

In relation to priorities for Urban and Rural Areas it states that an effective way to achieve regeneration is to foster integrated communities within the existing settlement patterns by promoting mixed use development comprising appropriate combinations of housing (including affordable housing) employment, retailing, education, leisure and recreational uses. Such developments should be promoted through and fully justified in the UDP.

Paragraph 2.7 states

“Development of brown field land should, wherever possible, be used in preference to greenfield sites.”

In relation to prematurity of applications in the context of the UDP paragraph 3.5.2 states

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Questions of prematurity may arise where a UDP is in preparation or under review, and proposals have been issued for consultation (i.e. placed on deposit) but the plan has not yet been adopted. In these circumstances, it may be justifiable to refuse planning permission on grounds of prematurity in respect of development proposals which are individually so substantial, or whose cumulative effect would be so significant, that to grant permission would predetermine decisions about the scale, location or phasing of new development which ought properly to be taken in the UDP context. Refusal would therefore not usually be justified except in cases where a development proposal went to the heart of a plan. This requires careful judgement. A refusal might be justifiable where a proposal would have a significant impact on an important settlement, or on a substantial area, with an identifiable character, but would rarely be justifiable if a development proposal impacted on only a small area.

3.5.3 The stage which a plan has reached will also be an important factor in judging whether a refusal on prematurity grounds is justifiable. A refusal on prematurity grounds will seldom be justified where a plan is at the pre-deposit consultation stage; with no early prospect of reaching deposit, because of the lengthy delay which this would impose in determining the future use of the land in question.

In relation to housing paragraph 9.3.1. states

New housing developments should be well integrated with and connected to the existing pattern or settlements. The expansion of towns and villages should avoid creating ribbon development, coalescence of settlements or a fragmented development pattern. Where housing development is on a significant scale, or where a new settlement or urban village is proposed, it should be integrated with existing or new industrial, commercial and retail development and with community facilities.

With respect to development and drainage paragraph 12.4.1 needs

The adequacy of water supply and the sewage infrastructure are material in considering planning applications and appeals. The need to balance the growing demand for water with the

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needs of the environment is crucial. Even where there is theoretical capacity, timely investment in infrastructure is required to ensure that new development does not adversely affect water supplies or water quality. These issues require early identification when locating future development. Local planning authorities should therefore encourage the use of sites where existing water supply and/or drainage provision problems can be solved and seek to avoid the use of sites where adequate water supply and/or drainage provision is unlikely to be achieved.

In assessing the proposal against planning policy it is considered that

(i) The proposed residential element is a departure from the allocation in the Neath Local Plan (Policy B35). It should be noted that the application has been advertised as a departure and if the Authority were minded to approve, the proposal would first have to be submitted to the National Assembly for Wales for their consideration as a ‘major’ departure.

(ii) The proposal complies with Policies E71 and EQ3 in relation to the reclamation of derelict land.

(iii) The proposal at present would be contrary to Policies E73, EQ10 in relation to the comments from the Health and Safety Executive. A meeting has been held with HSE, BP and the applicants where it was stated that BP no longer stores any major hazardous substances and are willing for a legal agreement to be put in place to revoke Hazardous Substances Consents on their land. In addition a Transco high pressure natural gas pipeline runs across the south of the site which also would have restrictions placed on development with its immediate vicinity. Again BP have advised that it is proposed to make this pipeline redundant in the near future. The HSE have advised that if the Hazardous Consents were revoked and the pipeline de-commissioned, they would have no objections to the development proposed. It is considered therefore that subject to the above the proposal complies with the relevant Policies.

(iv) In view of Hyder’s initial comments it is considered the proposal is contrary to Policies E78 and PPW paragraph 12.4.1. However a meeting has been held with Hyder, Welsh Water and the

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Environment Agency. A further response has now been received from Network Development Consultants (Hyder) which states that

“Following a meeting with the Developer we have been informed that the Developer proposes to remove sufficient surface water flows from the existing public sewerage connection to allow the foul only flows from the proposed development. In view of the above we wish to review our original comments and I confirm that Dwr Cymru Welsh Water has no objection in principle to the proposed developments connections to the public sewerage system sought to the imposition of a number of conditions.”

(v) In relation to Policy E65 the site adjoins the Llandarcy Conservation Area and it is considered that, provided the site was developed in a sensitive manner, the development would not materially affect the Conservation Area and by removing derelict land would enhance the Conservation Area the area as a whole.

(vi) There is no current evidence to indicate that there is a demonstrable lack of affordable housing to meet local needs and therefore it is considered that this is not a requirement for this development.

(vii) In relation to the provision of open space there is existing open areas within the adjoining Llandarcy Village together with a children’s playground. It is considered therefore that there are adequate facilities with the immediate area however they would require enhancement to allow for increased usage as a result of this development.

(viii) With regards to the sustainability policies EQ1 and PPW it is considered that whilst the site is not linked to an existing major settlement it will be linked to Llandarcy Village. The services to Llandarcy is 2 buses per hour linking Neath to Swansea. It is considered that the proposal conforms broadly with the aims of sustainability by providing a mixture of uses, and the development of a brownfield site, and on a site which will reinforce existing public transport and social infrastructure.

(ix) On the issue of prematurity, the Authority’s UDP has not been placed on deposit and this development, as a ‘stand alone’, would not go to the “heart” of the Plan. It is considered therefore that a refusal on these grounds could not be substantiated.

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In relation to transportation issues, the Head of Municipal and Highway Services and the National Assembly for Wales (Highways) have no objections subject to conditions which include the provision of a Transport Assessment to show any effect on the M4 and A465 Trunk Road.

In respect of the objections received a) The application is considered to be a departure from the Development Plan, but not premature to the UDP. b) The effect on other sites in relation to the UDP is not considered material to the determination of this application as it is considered the provision of an element of housing on this site would not go to the ‘heart’ of the UDP.

In respect of the observations of the Countryside Council for Wales Paragraph 46 of W.O. Circular 11/99 states

“In general, each application (or request for an opinion) should be considered for EIA on its own merits. The development should be judged on the basis of what is proposed by the developer.

However, in judging whether the effects of a development are likely to be significant, local planning authorities should always have regard to the possible cumulative effects with any existing or approved development. There are occasions where the existence of other development may be particularly relevant in determining whether significant effects are likely, or even where more than one application for development should be considered together to determine whether or not an EIA is required.

For the purposes of determining whether EIA is required, a particular planning application should not be considered in isolation if, in reality, it is properly to be regarded as an integral part of an inevitably more substantial development. In such cases, the need for an EIA (including the applicability of any indicative thresholds) must be considered in respect of the total development. This is not to say that all applications which form part of some wider scheme must be considered together. In this context, it will be important to establish whether each of the proposed developments could proceed independently and whether the aims of the Regulations and

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Directive are being frustrated by the submission of multiple planning applications.”

As stated previously the proposal is considered to be a ‘stand alone’ application and whilst there are proposals being discussed relating to the adjoining lands, there are no plans finalised or submitted relating to this development and therefore they have no status in planning terms. It is considered that this development is not an integral part of an inevitably more substantial development and also can proceed independently. If a planning application were to be submitted some time in the future for this development, no doubt a full E.I.A. and appropriate assessment would be required. Without any finalised plans etc. it would not be possible to fully assess the implications that the development would have on the environment. It is considered therefore that the application as submitted does not require the submission of an Environmental Impact Assessment. With regards to Regulation 48 of the Conservation (Natural Habitats and C) Regulations 1994 these state that an appropriate assessment needs to be undertaken in respect of a plan or project which either alone, or in combination with other plans or projects, would likely have a significant effect on a European site and is not connected with the management for nature conservation. It is considered therefore that in view of the above, the issue as to whether an appropriate assessment needs to be undertaken should only be judged on the current application site. In this respect the site drains towards the River Neath and not the Crymlyn Bog. In addition there are no buildings remaining on site which would negate the need for a bat survey and there are no significant habitats that would support great crested newts or other protected species or other important species of flora or fauna. The application has been considered by the Directorates Environmental Quality Unit who concluded that there are no habitats of any interest. It is considered therefore that an appropriate assessment of the implications of this site needs not be undertaken in this case.

A further letter has been received from the Countryside Council for Wales. It is stated that they recognise that this Authority as ‘Competent Authority’, under the Conservation (Natural Habitats and C) Regulations have taken the preliminary steps in terms of consideration of “significant effect” and considers that Appropriate Assessment is not required as there will be no impact on Crymlyn Bog.

They are pleased to note the conclusions regarding the site drainage regime and that the assurances given that there would be no material effect on the provisions of the Remedial Action Plan. With regard to “in

PLANDEV-200802-REP-EC Page 12 of 146 combination effects” they note, despite their views, the Authority’s consideration that the current application is a “stand alone”.

As Members will be aware, under Section 54A of the Act planning applications should be determined in accord with the Development Plan, unless material considerations indicate otherwise. In this regard, part of the lands are identified for business purposes in the Development Plan. The remainder are not allocated but are derelict former industrial lands.

As previously developed lands, there is no policy presumption against the industrial and office elements of the proposal and this accords with policy. For retail, for anything other than retailing to serve the proposed development, and existing nearby residential and industrial/commercial uses, there is a presumption against. However, the level of retailing can be restricted by condition to accord with policy.

For residential, whilst the lands are not identified for housing in the local plan, they can be seen as a ‘windfall’ site on lands previously used. In this context, it is relevant to consider whether the development of the site partly for residential purposes, relates to the pattern of existing residential development in the area. In view of its proximity to Llandarcy Village, the site can be regarded as an extension of the Village. However, in order to achieve this, it will be necessary to relocate the medium pressure gas main, and this is covered by a proposed condition.

With regard to the loss of lands allocated for business purposes, firstly it should be noted that the loss is only partial as this is a mixed use proposal. Secondly, given the substantial amount of industrial land available locally, including other lands at Llandarcy, there is no objection on these grounds.

In conclusion therefore it is considered that material consideration outweigh the Development Plan Policy relating to business allocation. The proposal would regenerate part of a disused site adjoining the Llandarcy Conservation Area which would enhance its setting. It should be noted that the application is a departure from the Development Plan and should therefore be first referred to the National Assembly prior to a determination being made.

RECOMMENDATION: That consent be granted upon the signing of a Section 106 Agreement with the following Head of Terms and to the conditions outlined below.

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Head of Terms a) The payment of a commuted sum for the provision and maintenance of off site open spaces and children’s play space in the Llandarcy area.

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(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 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.

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(5)Prior to or upon the submission of a reserved matter application relating to access, a Transportation Assessment to show the effect of the proposal on the M4 Motorway and A465 Trunk Road and surrounding roads shall be submitted to and approved by the Local Planning Authority. Any improvements/alterations required to the highway system shall be carried out in accordance with the approved details and prior to the commencement of any development, or otherwise to a timetable set out in such approved details. The design of any such improvements/alterations shall be in accordance with the current requirements of the Design Manual for Roads and Bridges.

Reason

In the interests of highway safety.

(6)All access roads within the site shall have a minimum gradient of 1 in 150 and a maximum gradient of 1 in 12.

Reason

In the interest of highway safety.

(7)No development shall commence until such time as the Hazardous Substances Consent relating to the application site and adjoining BP Llandarcy Refinery is revoked.

Reason

In the interest of safety.

(8)No development shall commence until such time as the high pressure Transco pipeline that runs in a general east west direction across the southern part of the site is removed.

Reason

In the interest of safety.

(9)Prior to the commencement of work on site, a detailed scheme to deal with any contamination on the site shall be submitted to and approved by the Local Planning Authority. This scheme shall be a staged approach and will first include the submission of a Site Investigation and Risk Assessment. If at this stage of the process the Local Planning Authority notify the applicant in writing that contamination will cause an unacceptable risk to the site users or the environment, a mediation strategy shall be provided to be submitted to and approved by the Local

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Planning Authority. Prior to any occupation of the development a validation report and results prepared by a suitably qualified person, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

Reason

In the interest of public safety.

(10)No development shall commence until a scheme for adequate off site sewerage facilities to cater for the development together with evidence that a net reduction in surface water flows has taken place to cater for the proposed development has been agreed, with the Local Planning Authority and such scheme shall be implemented in accord with the approved details.

Reason

To ensure satisfactory sewerage facilities.

(11)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of buildings.

Reason

In order to ensure the provision of adequate foul drainage.

(12)Surface water or land drainage from the proposed development shall not be allowed to flow into the existing foul drain.

Reason

To limit the flow of water into the foul drainage system.

(13)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of buildings.

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Reason

To ensure satisfactory drainage.

(14)Unless otherwise agreed with the Local Planning Authority, car parking shall be provided in accordance with the Standing Conference on Regional Policy in South Wales Parking Guidelines.

Reason

To provide satisfactory car parking.

(15)Unless otherwise agreed in writing with the Local Planning Authority the total amount of gross floor space for retail development shall be no greater than 1,000 sq. metres.

Reason

To restrict retail provision commensurate with the development.

(16)Prior to or upon the submission of the reserved matters required under Condition No. 2 a Design Guide and Brief indicating the principles of development for the site including an assessment of the likely impacts on the development from adjoining industrial/commercial users together with mitigating measures shall be submitted to and approved by the Local Planning Authority. The site shall be developed in accordance with the approved details.

Reason

In the interest of good design and amenity.

(17)Prior to the commencement of development a Green Transport Plan shall be submitted to and approved by the Local Planning Authority and shall include.

(i)The provision for cycleways to and form the site including cycle parking areas and shower facilities for each building for employment.

(ii)The provision of a bus services into the site along a route which would allow a maximum walking distance of 400 metres for users from any part of the development.

(iii)The development of a car sharing policy for each proposed employment business.

The scheme shall be implemented as approved.

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Reason

To achieve a sustainable devleopment in relation to transportation.

(18)No development (including the raising or lowering of ground levels) shall take place within 3 metres of the centre line of the public sewer which crosses the site unless otherwise agreed with the local planning authority.

Reason

To safeguard the existing sewer.

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ITEM 1. 2

APPLICATION NO: P/2002/483 DATE: 24/04/02 11:26:04

PROPOSAL: CONSTRUCTION OF NEW HALL FOR MEETINGS AND YOUTH (SCOUT AND GUIDE) ACTIVITIES

LOCATION: LAND ADJACENT TO, ST. THEODORES PARISH HALL, TALBOT ROAD, PORT TALBOT SA131LB APPLICANT: THE PCC OF ST THEODORES CHURCH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Port Talbot Local Plan Policy E6, listed buildings and conservation areas.

West Glamorgan Structure Plan (Review No.2) Policy EQ7, protection and enhancement of heritage features.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Notices were placed around the site.

Number of replies received: 0

Statutory Consultees:

Head of Highways and Municipal Services, no highway objection. CADW, no adverse comments. Environment Agency, no objection.

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APPRAISAL

The proposal is for the erection of a meeting hall for use primarily by youth groups. The building will be situated directly adjacent to an existing church hall and vicarage. There is currently a dilapidated garage building on the site, which will be removed as part of the development. The building itself will measure a maximum of 16 metres in depth and have a width of 11 metres. The façade will be stepped back and incorporate a gothic-style doorway and narrow glass central strip extending to the eaves.

The roof will be pitched with a ridge height of 10.5 metres. The plane of the western edge of the roof will extend further than that of the east providing an asymmetrical feature.

The hall will provide a large open area accessed from a lobby, kitchen facility, WCs and storage space. There will also be a first floor meeting room. Roof lights will provide illumination.

The site adjoins St. Theodore’s Church, which, is a Grade II* listed building described as a “powerful example of the Early English style in late Victorian architecture”. The building is finished in local sandstone with bathstone features, which are echoed in the adjacent church hall building. The Applicants have indicated that finish materials could be agreed subsequent to consent being granted although the plans indicate a render finish.

The design of the new building is modern in comparison to that of the adjacent buildings. However, it is considered that this would not unduly harm the character or the setting of the listed building, which is located within in its own walled grounds and of sufficient character and presence to maintain its own integrity. Notwithstanding this, the Directorate considers that the materials of the new building should be carefully controlled and this can be done by way of condition.

The site is also close to the Talbot Memorial Park, a listed Garden of Historical Importance however, it not is considered that the development will have any impact on the park.

It is considered therefore that the proposal is acceptable.

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RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)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.

(2)Notwithstanding the details indicated on the approved plan, no development shall commence until there has been submitted to and approved in writing by the local planning authority, details of the materials to be used externally. The building shall be completed in the materials approved.

Reason

In the interest of visual amenity

(3)Prior to the commencement of development, a scheme for the proposed car parking arrangements within the site at 1:500 scale shall be submitted to and approved in writing by the local planning authority. The scheme shall make provision for minumum of 24 spaces and shall include details of the drainage arrangements.

Reason

In order to ensure that there is sufficient and adequate car parking within the site in the interests of highway safety.

(4)The scheme referred to in condition (3) above shall be implemented prior to the first use of the building.

Reason

In the interests of highway safety

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ITEM 1. 3

APPLICATION NO: P/2002/619 DATE: 21/05/02 12:02:39

PROPOSAL: CONSTRUCTION OF A FUME EXTRACTION PLANT, SUB-STATION AND GAS PLANT – FORMING PART OF THE No.5 BLAST FURNACE.

LOCATION: Corus Strip Products, Port Talbot Works, Margam, Port Talbot SA132NF APPLICANT: Corus Strip Products (Elaine Lewis) TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Port Talbot Local Plan Policy I19, environmental quality. West Glamorgan Structure Plan (Review No.2) Policy EQ1 development and environmental quality.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Site notices were placed in and around the residential streets adjacent to the Corus Works

Number of replies received: 0

Statutory Consultees:

Environment Agency, support for the development, the proposed plant will reduce releases from the blast furnace area, however,

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Environmental Assessment is required for the main blast furnace development. Health and Safety Executive, no reasons on major hazard grounds for objecting to the development.

APPRAISAL

The proposal is for the assembly of a fume extraction plant and gas plant as part of the No. 5 blast furnace development at the Port Talbot Corus works. The development also involves the building of a new electricity sub-station to provide power for the blast furnace. The fume extraction and gas plants have been dismantled from the Llanwern works and will be transported to Port Talbot for re-use.

This current application deals primarily with the plant and infrastructure ancillary to the blast furnace. The new blast furnace itself will be the subject of a subsequent application together with an appropriate Environmental Assessment.

The operation of the plant is as follows:

Fume Extraction Plant

The plant comprises of a system of hoods and dampers connected by a network of ducts to a baghouse and discharge stack. Its purpose is to remove dust and particulates from the gases created from steel production in the blast furnace. The dust is filtered and removed to a storage silo while the clean gas is discharged into the atmosphere via a stack.

The plant will be a substantial structure. The baghouse building will be approximately 30 metres by 25 metres and 17 metres high. Connected to this will be the filter assembly and stack, which will have a diameter of 10 metres and a height of 40 metres above ground level.

Gas Plant

The purpose of the gas plant is to cool the gas created by the blast furnace operation (blast furnace gas) to a temperature and pressure suitable for distribution. It also reduces the dirt content of the gas for distribution and use for combustion. This is achieved by use of a wet scrubbing process, whereby a stream of hot Blast Furnace Gas is sprayed with water in a spray tower to cool the gas and to remove the majority of dirt particles. The gas is then demisted, to remove any residue water before distribution

PLANDEV-200802-REP-EC Page 23 of 146 into the Blast Furnace Gas mains. The used water is taken to a settling pond, where the dirt is removed for partial recycling. The water is then returned to the scrubber via a cooling tower.

The scrubber tower is approximately 33 metres in height with a maximum diameter of 7 metres.

Sub Station complex

This group of buildings will consist of the sub station itself (29.5m x 9.5m x 7m high) together with a compressor house (18.5m x 9m x 7m high) and 6 transformer pens (each 4.5m x 4.5m x 3.7m high). The buildings will be finished in colour coated steel sheets bamboo and grey in colour.

The plant and buildings will be visible from outside the works and from adjacent residential areas. However, they will be viewed against the backdrop of the works as a whole, which includes the No. 4 Blast furnace and will also replace the existing plant. The Directorate is satisfied therefore that there will be no material effect on the visual amenity of the surrounding area. Furthermore the development will represent an improvement over the existing apparatus and will contribute to a net reduction in the emissions in the Taibach area. This will feature significantly in the Corus application under IPPC (Integrated Pollution Prevention Control) to the Environment Agency.

The Directorate does not consider that the proposal conflicts with the relevant development plan polices and will not lead to an adverse effect on residential or visual amenity.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

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ITEM 1. 4

APPLICATION NO: P/2002/634 DATE: 23/05/02 15:54:31

PROPOSAL: STABLES AND HAY STORAGE BARN

LOCATION: Land adjacent to:-, 4 Tair Ynys Fawr, Pontrhydyfen, Port Talbot SA129RU APPLICANT: Neil Rees TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

The West Glamorgan Structure Plan (Review No.2):

C5 – Development in the open countryside

Port Talbot Draft Local Plan:

E9 – Protection and enhancement of the natural beauty, landscape, resources and ecological, agricultural and recreational value of the countryside.

E11 – Development in the countryside

E15 – Development encroaching into the countryside.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 3

The application was advertised on site

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Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways): No highway objection subject to conditions.

The Head of Municipal and Highway Services (Drainage): No objections.

APPRAISAL

This application seeks full planning permission for two stables and a hay storage building on land adjacent to 4 Tair ynys Fawr, Pontrhydyfen. The proposed site is within a roughly triangular shaped piece of land to the north of the Tair ynys Fawr houses, alongside the main Afan Valley Road (A4107), and access would be via the existing access at the rear of the houses. The proposal is for an L shaped building, maximum dimensions 8m wide and 11.3m long with a flat roof, maximum height 3.5m. It is to be constructed of box profile steel sheets.

There is currently a portable building on the site, and some construction work has started on framework of the proposed stables/storage building in the position originally proposed, close to the road. The proposal has now been amended to site the stables/store building adjacent to the neighbouring house (occupied by the applicant), behind the established building line of the Tair ynys Fawr houses.

The application site lies outside any settlement limits, within the open countryside. Policy E11 of the Port Talbot Local Plan states that development in the countryside will not be permitted except where need is clearly demonstrated as being an essential use in the open countryside. Similarly, Policy C5 of the Structure Plan states:

“In the open countryside, development will not be permitted except where:

(i) It is essential for the rural economy or rural employment, or (ii) It can be demonstrated to meet the overriding social or economic needs of the local community, or (iii) It is for a replacement dwelling on an agricultural holding, or

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(iv) It provides an acceptable use for redundant building(s) and the adaptation of the building(s) to the new use is sensitive to the surrounding natural landscape and built environment, or (v) It is essential for communications, telecommunications, and other forms of utility service provision, renewable energy generation or minerals extraction, or (vi) It is an appropriate development associated with nature conservation, rural recreation and tourism or farm diversification, and (vii) The land is of poor agricultural, conservation, or ecological value, and the development does not adversely affect the viability of an established farm unit.”

The applicants have not claimed that there is an overriding need for the buildings to be located in the open countryside, and the proposal has not been shown to be necessary for agricultural purposes. However, in principle the proposed stables/hay storage building is considered to be an appropriate development associated with rural recreation, and there are many examples of stables located in the open countryside. On balance it is considered that this is acceptable development.

In visual terms the site is at a lower level than the main road and is screened by an established hedge and trees. It is considered that the proposed building will not be prominent if sited in the revised position. The Head of Municipal and Highway Services has raised no objections to the proposal subject to no new vehicular access being created to the A4107.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The

PLANDEV-200802-REP-EC Page 27 of 146 development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)No new vehicle access shall be created directly on to the A4107.

Reason:

In the interests of highway safety.

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ITEM 1. 5

APPLICATION NO: P/2002/637 DATE: 23/05/02

PROPOSAL: DETACHED HOUSE

LOCATION: SITE OF 5 & 6 OLD FURNACE, BRYNCOCH, NEATH APPLICANT: R Jenkins TYPE: Reserved Matters

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan Policy H3 – Rounding off and infilling of existing settlements.

b. Other Policies

None

c. Relevant Planning History

P/00/0756 – Outline for residential development – Approved 31.10.00

d. Responses to Consultations

Number of properties consulted: 6

In addition a notice was placed near the site.

Number of replies received: 1

The objections can be summarised as

1. Previous objections were not adequately addressed at outline application stage. 2. Concern that the existing shrubs will be removed and there will be no boundary between the proposed dwelling or the neighbouring property which will be hazard to the children living in the neighbouring property.

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3. The application form indicates no vehicle access. 4. The access road is unsuitable to accommodate construction vehicles. 5. It is claimed that there is a bat roost at the property. 6. The proposed access will affect the existing trees. 7. The feasibility of connecting the dwelling to the sewerage system.

Statutory Consultees:

Head of Municipal and Highways (Highways) – No objections. Environment Agency – No reply to date Head of Municipal and Highway Services (Drainage) – No objections. Transco – No objections. Hyder – No objections. Blaenhondda Community Council – No objections Western Power – No objections

APPRAISAL

This is an application for the approval of reserved matters for a detached dwelling on land located off Primrose Bank, Bryncoch, Neath.

Members will note form the planning history reiterated above that outline consent was granted under planning application no. 31.10.00.

The 0.18 Ha application site is currently occupied by two dwellings of a terrace of three properties. The two dwellings are currently in a bad state of repair and have not been occupied for some time. It is proposed to demolish the two dwellings and construct a new dwelling.

The rectangular site has the maximum dimensions of 30 metres long and a depth of 38 metres, having an overall area of 0.18 Ha. Residential dwellings presently bound the site on two sides.

The site is located within the settlement of Bryncoch. It is considered that the site constitutes an infill site and the rounding off of a settlement and that residential development would therefore be acceptable in accordance with policy H3 of the Neath Local Plan.

There is an existing vehicular access from Primrose Bank to the site, which it is proposed to retain. It is also indicated that it is proposed to provide two car parking spaces within the curtilage of the site.

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The proposed dwelling will provide the following accommodation.

Ground floor Lounge, living room, kitchen, dining room, utility room and w.c. facilities

First floor 4 bedrooms, one with dressing room and en-suite facilities and a bathroom.

The proposed dwelling will be constructed of facing brickwork and will have a pitched roof of composite slates.

The submitted plans indicate that it is proposed to site the dwelling a minimum of 1.5 metres from the boundary. The proposed dwelling will comply with the Council’s adopted guidelines for distances between over looking windows.

With regard to the objections received the following comments are offered:

1&4. The objections related to the access to the dwelling, the objector stated that Primrose Bank which is an unmade road, would be unsuitable for construction vehicles. There is also long standing disputes regarding the ownership of the access road and the responsibilities of maintenance of the road. These objections were previously stated at the outline application stage and were previously addressed.

It is considered that the construction vehicles would be temporary in nature and is considered to be acceptable. The Head of Municipal and Highway Services (highways) has no objections to the proposal subject to conditions.

2. The neighbouring property also claims that the Department has advised the applicant to remove the existing boundary between the application site and no. 10 Primrose Bank. However, the outline consent was conditioned that a 4.5 metre wide access drive has to be provided to the proposed dwelling and the applicant has indicated it is proposed to utilise the existing access and carry out improvement to this access. There is no requirement under planning law which states a means of enclosure has to be provided.

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3. Access is shown on the submitted plans to be derived via Primrose Bank.

5. The applicant has provided a copy of a survey which confirms that there are no bats or Owls within the existing dwellings.

6. The Councils aboriculturalist has inspected the site and has confirmed that there are no significant trees within the site. However there are a number of semi mature or mature trees adjacent to the proposed access road to this plot are located within the neighbouring land. A condition is attached to protect the trees during construction period.

7. In relation to the proposed connection to the sewerage system, no objection to this connection has been given by Hyder.

It is considered that the proposal is acceptable in design terms, would not adversely affect the amenity of nearby residents and is acceptable in highway terms.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(2)Prior to first occupation of the dwelling the drive shall be surfaced in concrete, tarmacadam or block paviors to a gradient not exceeding 1 in 9.

Reason

In the interests of highway safety.

(3)Prior to occupation of the dwelling a turning area shall be provided in accordance with a scheme which shall be first submitted to and approved

PLANDEV-200802-REP-EC Page 32 of 146 by the Local Planning Authority so that all vehicles can enter/leave in a forward gear.

Reason

In the intersts of highway safety

(4)Three parking spaces are to be retained within the curtilage of the property.

Reason

To ensure adequate car parking facilities are provided within the curtilage of the dwelling.

(5) Any gates that are provided shall be of a kind which opens inwards only.

Reason

In the interest of highway safety.

(6)Prior to the commencement of work on site a scheme for the erection of fencing for the protection of any retained tree shall be submitted to and approved by the Local Planning Authority and works shall be undertaken in accordance with the approved plans and particulars. The fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act 1990.

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ITEM 1. 6

APPLICATION NO: P/2002/647 DATE: 28/05/02 12:01:08

PROPOSAL: CONSTRUCTION OF A SINGLE STOREY REAR EXTENSION

LOCATION: 18 REES STREET, PORT TALBOT SA126HB APPLICANT: MS H R TAYLER & MR A TAYLOR TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Port Talbot Local Plan Policy R20, design of new development

b. Other Policies

Design guidelines for residential dwellings

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

Head of Highways and Municipal Services – no apparent drainage problems

APPRAISAL

The application seeks retrospective consent of a single storey rear extension to this mid-terrace property. The flat-roof extension provides a

PLANDEV-200802-REP-EC Page 34 of 146 kitchen, utility room and WC. Materials match those of the existing dwelling, i.e. spar render. The extension does not comply with the Council’s adopted policy for extensions to terraced dwellings inasmuch as it measures 9.5 metres from the main back wall of the house, whereas the policy stipulates a maximum allowance of 7.3 metres.

In this instance however, the extension replaced a series of outbuildings and lean-to extension, which occupied a similar floor area. Effectively the new development replaces like for like. The adjoining properties also have rear extensions and are bounded by 2 metre high walls. Therefore the impact of the extension is minimal.

In light of the above the Directorate considers that the extension is acceptable in terms of its design and effect on the neighbouring properties.

RECOMMENDATION: Approval

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ITEM 1. 9

APPLICATION NO: P/2002/699 DATE: 06/06/02

PROPOSAL: ONE DWELLING AND GARAGE AND ONE TEMPORARY CARAVAN FOR DURATION OF BUILDING WORK

LOCATION: LAND AT LLWYNCELYN FARM, LLWYNCELYN ROAD, TAI'RGWAITH APPLICANT: Mr Mrs Lewis TYPE: Reserved Matters

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan H4 – Residential development in the northern part of the plan area. H9 – Small scale residential development in built-up area.

b. Other Policies

None.

c. Relevant Planning History

80/381 – Residential (Outline) – Approved 18.8.90 98/1328 – Residential (Outline) – Approved 4.2.99 02/106 – Residential (Outline) Renewal – Approved 26.3.02

d. Responses to Consultations

Number of properties consulted: 13

A Notice was displayed on site.

Number of replies received: 1

The objection is based on drainage grounds and the added risk of flooding of rear gardens by the soakaway proposed for surface water drainage.

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Statutory Consultees:

Head of Municipal and Highway Services (Highways) – No highway objection subject to conditions. Head of Municipal and Highway Services (Drainage) – No adverse comments. Hyder Consulting – No objection subject to conditions. Environment Agency – No objection. The Coal Authority – No adverse comments. Gwaun Cae Gurwen Community Council – No response to date therefore no observations to make.

APPRAISAL

This is an application for the approval of reserved matters following the granting of an outline consent on the 26th March, 2002, under Reference Number 02/0106. The application also includes the temporary siting of a caravan to be retained during the construction of the site.

The site has a frontage of 27.5 metres and a depth of 49 metres and is located adjacent to No. 24, Llwyncelyn Road. The proposed dwelling has a total floor area of 382m² and is to be finished in dressed stone to the front elevation with durite render to the rear and side elevations and with a pitched roof of slate. It is also proposed to erect a detached garage measuring 8 metres x 6 metres x 4.5 metres high to the ridge and finished in durite render with a pitched roof of slate to match the dwelling.

An ecological survey has been submitted as required by a condition of the outline consent and which has identified an area of marshy grassland at the rear of the site and the site layout plan indicates a 10 metres deep buffer zone at the rear of the plot which will be retained in its natural state. The survey also identifies an important hedgerow fronting the site and as this will require removal in order to continue the pavement along the frontage, it is recommended that this hedgerow should be replaced with a similar one along the north eastern (rear) boundary of the site.

In response to the objection received from the local resident, it is noted that surface water drainage is to be discharged to soakaways within the site and there is no objection from the Environment Agency, Hyder Consulting or the Council’s Drainage Section.

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It is considered that the temporary caravan is acceptable for the duration of building operations.

In conclusion, it is considered that the proposed dwelling can be adequately accommodated within the site and there is no objection on visual, amenity, privacy or highway safety grounds.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The occupation of the caravan shall be restricted to purposes ancilliary to the construction and occupation of the dwelling hereby approved and the caravan shall be removed within one month of the occupation of the dwelling and the site reinstated.

Reason

In the interest of amenity as the caravan is considered unsuitable for occupation as a separate unit.

(2)Prior to occupation of the dwelling the forecourt boundary shall be set back in accordance with a scheme to be first submitted to and approved by the Local Planning Authority to a line 7.5 metres from the boundary walls opposite.

Reason

In the interest of highway safety.

(3)Prior to the occupation of the dwelling the area in front of the forecourt boundary shall be made up as footway and extra width of carriageway with amended drainage and lighting as required in accordance with a scheme which shall be first submitted to and approved by the Local Planning Authority.

Reason

In the interest of highway safety.

(4)Prior to occupation of the dwelling the drive and parking area shall be hardsurfaced in concrete, tarmacadam or block paviors to a gradient not to exceed 1 in 9.

PLANDEV-200802-REP-EC Page 38 of 146

Reason

In the interest of highway safety.

(5)Prior to first use of the dwelling three off-street parking spaces shall be provided within the curtilage of the dwelling and retained thereafter and not used for any other purpose.

Reason

In the interest of highway safety.

(6)The hedgerow to be removed along the frontage of the site shall be re- planted along the rear (north-eastern) boundary prior to the occupation of the dwelling.

Reason

In the interest of amenity.

(7)Foul and surface water shall be drained separately from the site and no surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system and no land drainage run-off shall discharge to the public sewerage system.

Reason

To prevent hydraulic overload of the Public Sewerage System and pollution of the environment in the interest of amenity.

(8)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(9)The use of the garage shall be restricted to the garaging of private motor vehicles and uses incidental to the use of the associated dwellinghouse only and for no industrial, commercial or business use.

Reason

In the interests of amenity and to clarify the extent of this consent.

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(10)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. These means of enclosure shall be implemented as may be approved prior to the occupation of any associated dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

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ITEM 1. 8

APPLICATION NO: P/2002/730 DATE: 13/06/02

PROPOSAL: DORMER EXTENSION

LOCATION: 13 MAIN ROAD, DYFFRYN CELLWEN, NEATH SA109HW APPLICANT: John Waters TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan H8 – Housing design – effecting existing dwellings E67 – Design of new development – effect on adjacent buildings

b. Other Policies

DG3 – Dormer extensions to residential properties DG7 – Bungalow extensions increasing the roof height.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 3

Number of replies received: 2

The objections can be summarised as follows: -

(a) loss of view and devaluation of existing dwellings, (b) the property already has 3 bedrooms and a bathroom and the extension is not necessary, (c) the extension would not blend with the rest of the properties in the street and would be out of character,

PLANDEV-200802-REP-EC Page 41 of 146

(d) the applicant does not have the financial of personal capability to complete the extension to a satisfactory standard.

Statutory Consultees:

Head of Municipal and Highway Services (Highways) No highway objection subject to conditions. Head of Municipal and Highway Services (Drainage) – No objection. Hyder Consulting – Onllwyn Community Council – No objection.

APPRAISAL

This is a detailed application for the erection of a dormer extension to the existing bungalow.

The existing bungalow comprises 3 bedrooms, lounge, kitchen and bathroom and having a hipped roof with a height of 4.1 metres to the ridge. It is proposed to raise the ridge height by 1.8 metres and constructing a pitched roof having a total height of 5.9 metres to the ridge and incorporating two small dormers in the front and rear planes of the new roof. The new roof space will accommodate two additional bedrooms and the existing ground floor accommodation is to be rationalised by incorporating one of the existing bedrooms into an enlarged lounge area. The extension and existing elevations are to be finished in render with the roof finished in concrete tiles similar to the existing.

The development along this section of Main Road comprises a group of 5 bungalows of which the application property is the end one and which is located adjacent to a pair of semi detached two storey dwellings. The bungalows are of varying roof designs and ridge heights and the adjacent dwellings are, of traditional two storey design. Whilst this proposal will raise the ridge height by some 1.8 metres and will be slightly higher than the adjacent bungalow to the west (No. 11, Main Road), it will have a lower ridge height than the dwelling to the east (No. 15) and will effectively present a ‘stepped’ ridge line which would not adversely affect the street scene. This would be consistent with the aims of Paragraph DG7 of the Council’s Guide to Household Extensions. In addition, the proposed dormers are of a scale and design which is consistent with Paragraph DG3 of ‘The Guide’.

PLANDEV-200802-REP-EC Page 42 of 146

The current floor area of the property is 6425sq. metres which requires, under new build guidance, 2 car parking spaces. The extensions will take the gross floor area to 717sq. metres which would still require 2 spaces. The Head of Municipal and Highway Services has requested that an additional space is required, however it is considered in this case that a condition requiring the additional space is not justified.

In response to the grounds of objection raised by local residents, the following comments are made: -

(a) The loss of a view or effect on values of properties are not strictly matters to be controlled under planning legislation and, in any event, it is considered that the proposed alterations will result in a ridge height still considerably lower than the existing two storey dwellings and will not adversely affect the amenity of neighbouring and nearby dwellings. (b) This is not a planning matter, it is the affect of the proposal which is to be considered. (c) The existing properties at this location comprise a mix of varying designed bungalows with different roof design and two storey dwellings. It is considered therefore that the proposed alterations would not adversely affect visual amenity or the street scene. (d) This is not a matter which falls to be considered or controlled under planning legislation.

In conclusion, whilst the raising of the ridge height would, if the properties were all of the same height be a matter which would require careful consideration and be cause for concern in visual and street scene terms, in this particular instance, the existing properties are of various ridge heights and the application site is immediately adjacent to a pair of traditional two storey dwellings and it is considered that the development would not therefore have an adverse affect on the street scene or be detrimental to amenity and there is no objection to the proposal.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

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ITEM 1. 9

APPLICATION NO: P/2002/731 DATE: 20/06/02 11:40:23

PROPOSAL: CONSTRUCTION OF A TWO STOREY SIDE EXTENSION

LOCATION: 221A OLD ROAD, BRITON FERRY, NEATH SA112ES APPLICANT: MR & MRS R THORNE TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

H8 – Housing design and the creation of new dwellings

T26 – New development and highway safety

E67 – The design of new development.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 5

In addition a site notice was posted.

Number of replies received: 0

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Statutory Consultees:

Head of Municipal and Highway Services – No highway objection subject to the provision of 3 off street car parking spaces. Head of Municipal and Highway Services (Drainage) –No apparent problem. Hyder – No reply Briton Ferry Town Council – No observations to make.

APPRAISAL

This application seeks full planning permission for the erection of a two- storey side extension to this detached house at Old Road Briton Ferry.

The proposal involves the demolition of an existing garage to the side of the house, which is set slightly to the rear of the existing building.

The proposed extension would be 5.39m long by 2.70m wide and provide a hall and TV room to the ground floor and an additional bedroom to the first floor. The external walls of the extension would be finished in brick, to match the main dwelling house. The proposed roof to the extension is pitched, with tiles to match the main house. The existing house roof has a ridge that runs from the front to the back. The proposed roof would have a ridge that runs side to side and meets the main ridge of the house.

There is an existing drive to the side of the property, which presently is approximately 10m in length. There is also a pull in area across the front of the house, which provides an additional car parking space which has a gravel finish and is partly screened by the existing boundary wall and planting.

In respect of the car parking guidelines, the existing house has a floor area whereby 2 parking spaces are needed (103 sqm). If the proposed extension is added to this figure the overall floor area of the building will increase to 132 sqm and as the floor area exceeds 120 sqm 3 off street car parking spaces are needed. It should be noted that once the extension is constructed the length of the existing drive is reduced to approximately 8m and would retain 2 off street car parking spaces.

The Head of Municipal and Highway Services has indicated he has no objection subject to the provision of 3 off street car parking spaces. In order to provide these three spaces, it would involve the loss of the majority of the frontage as the spaces would have to be provided side by

PLANDEV-200802-REP-EC Page 46 of 146 side resulting in a drive width of 8m. This would result in the loss of the majority of the front garden. At the present time the frontage is enclosed by a brick wall with an area retained between the wall and the hardstanding which is planted and contains 2 conifers, which would be lost if the 3 parking spaces were required. In addition there is a difference in ground level between one side of the site and the other, which has a fall of approximately 0.64m across the frontage between the boundary with No. 221 and the start of the access drive to No. 221b. It is considered that due to this level difference, the parking spaces may need to be stepped, this is considered to be inappropriate and the resultant block of car parking would be visually intrusive.

It should be noted that there are other properties on the road, which have no car parking.

In planning terms the proposed extension is considered to be visually acceptable. It is considered that although the proposal should make provision for 3 off street car parking spaces, the practicalities of so doing are considered to be excessive and visually unacceptable. It is considered therefore that the proposal be allowed without providing replacement parking for the garage which will be removed.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 10

APPLICATION NO: P/2002/744 DATE: 24/06/02 11:21:29

PROPOSAL: PROPOSED RE-BUILDING OF THE OLD DAIRY FOR USE AS A RESIDENTIAL DWELLING.

LOCATION: Plot B Eglwys Nynydd, Water Street, Margam, Port Talbot APPLICANT: P Shillabeer TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft)

R13 Housing site at Eglwys Nunydd

R20 Extensions and infill development

R11 Infill development

T11 Parking provision

R15 Subdivision of plots

b. Other Policies

None.

c. Relevant Planning History

00/1338 – Construction of 3 houses (outline) plot A on site of earlier house, Plot B conversion of former Dairy and Plot D new dwelling. Approved 3/4/01.

d. Responses to Consultations

Number of properties consulted: 7

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In addition a site notice was posted.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services – No highway objection subject to conditions.

Head of Municipal and Highway Services (Drainage) – No apparent problems.

Glamorgan Gwent Archaeological Trust – No objections subject to conditions.

Environment Agency – No objections.

Transco – Offers advice on the location of its apparatus in the locality.

British Telecom – No reply

Hyder – There are no foul / surface water sewers in the area. It is therefore likely that off site sewers will be required to connect to the public sewer.

APPRAISAL

This application seeks full planning permission to demolish the existing building known as the Dairy and construct a new house on a similar foot print.

The previous outline permission, which was granted in 2000, sought to convert the existing building. However the applicant prior to the submission of this application submitted a structural report. It showed that the building had fallen into disrepair and could not be converted due to structural problems. Hence the reason for this application to rebuild.

The proposed new dwelling is roughly T shaped with a double garage at one end, with a lower roof line than the main building. The accommodation comprises: Ground floor - external porch, hall, living room, study, dining room, kitchen/ breakfast room, utility room, w.c. and double garage. The first

PLANDEV-200802-REP-EC Page 49 of 146 floor accommodation comprises master bedroom and guest bedrooms with en suite bathrooms, 2 further bedrooms a family bathroom and a store room / play room. An external stone staircase is proposed on the side elevation to first floor guestroom.

Externally it is proposed to provide a large turning area / drive way to the front of the garage. Access to the site is via a shared drive located at the end of the Llanmoor development.

The proposed house would not be an exact replica of the former building, it follows a very similar foot print, however, based on a comparison of the submitted site layout plan and that submitted with the original outline submission, the building appears slightly larger and higher than the existing building. The overall dimensions of the building are as follows; total overall length 24.325m by 6.610m wide (excluding the rear wing, which is 9.1m long by 6.5m wide). The roofline of the building is not uniform. The rear wing has a lower ridge line with the store / play room located in it at first floor level being an attic type room, incorporated in the roofspace. The roof over the garage is also at a lower level than the main roof. The first floor windows in the room above the garage are dormer types, built into the walls and roof. The main roof has a ridge height of 8.6m and an eaves height of 4.9m the roof over the garage has a ridge height of 7.6m and an eaves height of 4m. The roof over the rear annex has a ridge height of 7.3m and an eaves height of 2.3m.

The plans indicate that the external elevations of the building would be a mix of stone and cream render. It should be noted that the existing building is finished in stone. The proposed roof would be covered in Redland Cambrian Slate.

No boundary treatments have been detailed; therefore it will be necessary to condition this.

In planning terms the principle of the development is considered to be acceptable and it is considered that the proposal is acceptable in design terms and would not unduly affect the amenities of nearby residents.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(4)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. These means of enclosure shall be implemented as may be approved prior to the occupation of the dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

(5)The proposed roof tiles shall be slate grey in colour.

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Reason

In the interest of visual amenity of the area.

(6) No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.

Reason

To identify and record any features of archaeological interest during the works, in order to mitigate the impact of works on the archaeological resource.

(7) The access road shall be constructed to binder course level prior to any work commencing on site. The road shall be finished to surface course together with lighting columns prior to the first occupation of the dwelling.

Reason

In the interests of highway safety.

(8)The drive shall have a minimum width of 3.2m, a minimum length of 6m and a maximum gradient of 1 in 9.

Reason

In the interests of highway safety.

(9) A minimum of 3 car parking spaces shall be provided and retained within the site for car parking use.

Reason

In the interests of highway safety.

(10)Any boundary wall shall be set back a minimum distance of 2m from the edge of the carriageway.

Reason

In the interests of highway safety.

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(11)The garage shall not be converted to residential use unless a scheme for replacement car parking has been submitted to and approved in writing by the local planning authority The scheme shall be implemented prior to the commencement of any conversion works and shall provide for one additional car parking space for each space lost by any conversion works.

Reason

To ensure that adequate car parking provision is maintained within the curtilage of the dwelling in the interest of highway safety.

(12)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no extension or external alteration to any building forming part of the development hereby permitted (including the erection of a detached garage and/or outbuildings) without the prior grant of planning permission in that behalf.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for extensions, having regard to the particular layout and design of the estate.

(13)A soakaway shall be provided for surface water drainage from this development.

Reason

To reduce the risk of flooding.

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ITEM 1. 11

APPLICATION NO: P/2002/748 DATE: 25/06/02 14:43:08

PROPOSAL: GARAGE FOR PRIVATE USE

LOCATION: Land adjacent to, 35 Norton Terrace, Glyncorrwg, Port Talbot SA133AN APPLICANT: G Roberts TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft)

R9(l) land shall be made available for residential development.

b. Other Policies

None

c. Relevant Planning History

98/604 Garage (adjacent site) Approved 1/7/98

d. Responses to Consultations

Number of properties consulted: 1

The proposal has been advertised by means of a site notice.

Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – raises no objection

The Head of Municipal and Highway Services (Drainage) – no adverse comments

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Hyder Consulting Ltd – advises that the proposed development site is crossed by a public sewer and no development will be permitted within the safety zone. This objection may be overcome by the applicant requesting the diversion of the existing sewer under s185 of the Water Industry Act 1991.

APPRAISAL

This application seeks full planning permission to erect a detached garage on land to the east of No 35 Norton Terrace, Glyncorrwg a terraced property.

The application site stands to the south of Norton Terrace elevated off the road. A partially constructed garage stands to the north of the application site and open fields to the south.

The proposed garage is of a pitched roof design and measures 3.6m x 6.8m with a maximum height of 2.6 metres and finished in corrugated sheeting. Access to the garage would be via an existing driveway located adjacent to No 35 Norton Terrace.

It is considered that the design and siting of the proposal is acceptable and will not adversely affect the visual amenities of the area or the amenities of residents. There is no highway objections to the proposal.

In respect of the comments made by Hyder it is considered appropriate to attach a suitably worded informative to any consent given, as this is a matter which can be resolved by diverting the sewer.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990. (2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the

PLANDEV-200802-REP-EC Page 55 of 146 local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)The use of the garage shall be restricted to the garaging of private motor vehicles and uses incidental to the use of the associated dwellinghouse only and for no industrial, commercial or business use.

Reason

In the interests of amenity and to clarify the extent of this consent.

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ITEM 1. 12

APPLICATION NO: P/2002/763 DATE: 28/06/02 08:56:50

PROPOSAL: TWO STOREY REAR EXTENSION PLUS DETACHED GARAGE TO REAR (EXISTING SHOP AREA TO REMAIN)

LOCATION: 64 BRYNHYFRYD ROAD, BRITON FERRY, NEATH SA112LE APPLICANT: Andrew Holmes TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

E67 Design of New Development

T26 New Development and Highway Safety

b. Other Policies

DG2 First floor rear extensions to detached and semi detached properties should not cross a 45 degree line from the centre point in a neighbouring habitable room windows.

DG6 Distances between habitable room windows between properties should generally be at least 21 metres. A lesser distance can be acceptable where the two windows are parallel or directly opposite.

c. Relevant Planning History

02/408 Change of use from former shop to fish and chip shop (Class A3), two storey rear extension and dormer extension to front, detached garage to rear Refused 28/5/02

d. Responses to Consultations

Number of properties consulted: 6

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The proposal has also been advertised by means of two site notices.

Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) raises no objection subject to the imposition of conditions

The Head of Municipal and Highway Services (Drainage) – No adverse comments

Hyder Consulting Ltd – No reply to date

Briton Ferry Community Council – No reply therefore no observations to make.

APPRAISAL

This application seeks full planning permission to erect a two storey rear extension and detached garage at No 64 Brynhyfryd Road, Briton Ferry.

The application site comprises a detached two storey building located at the junction of Brynhyfryd Road and Gethin Street and is flanked to the side and rear by residential properties.

The first element involves the demolition of an unstable rear extension and erection of a new two storey pitched roof extension on the existing annex. This extension would have a projection of 5.5 metres and comprise a store room and kitchen/dining room on the first floor to serve the living accommodation. The overall projection from the main back wall of the property would be 10.5 metres. The extension would have a maximum height of 7.4 metres.

The second element involves the proposed erection of a detached garage to the rear of the property and adjacent to the side boundary of the residential property known as No 1 Gethin Street. The garage is of a pitched roof design with a maximum height of 4 metres and a floor area of 4 square metres.

In terms of highway safety The Head of Municipal and Highway Services has raised no objection subject to the imposition of conditions.

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With regards to the design and siting of the extension the proposal complies with the Council’s Guidelines in respect of the 45 degree code and as such it is considered that the proposal will not have an overbearing impact on the neighbouring properties.

Two windows on the first floor serving a bathroom and boxroom are proposed on the side elevation. Due to the angle of these windows and windows in adjacent properties no loss of privacy will result.

However, in order to maintain the privacy of adjacent occupiers it is considered that an appropriately worded condition be attached to the consent restricting the installation of additional windows in this elevation.

In respect of the proposed window in the first floor rear elevation which will serve the proposed kitchen and dining room this is located some 15 metres from the front elevation of No 1 Gethin Street. In this respect it is considered that a loss of privacy may result and that a suitably worded condition should be attached to any consent requiring the window to be obscurely glazed.

With regards to the design and siting of the garage, and extension and the Directorate is satisfied that it will not infringe the amenities currently enjoyed by neighbouring residents or the visual amenities of the area as a whole.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

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Reason

In the interest of the visual amenity of the area.

(3)The use of the garage shall be restricted to the garaging of private motor vehicles and uses incidental to the use of the associated premises only and for no industrial, commercial or business use.

Reason

In the interests of amenity and to clarify the extent of this consent.

(4)The window on the elevation serving the proposed kitchen/dining room shall be glazed with obscured glass and the transom level to any opening shall be a minimum of 1.5 metres above the floor level of that room, and any replacement window or glazing shall be of a similar glazing and type.

Reason

In the interest of the amenities of the adjoining property.

(5)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 195 (or any Order revoking or re-enacting that Order) the extension hereby approved shall not have any additional windows to any habitable room installed at any time in the south and western elevations.

Reason

To protect the amenity and privacy of adjoining occupiers.

(6)The main garage door shall be of roller shutter type. Any subsequent replacement shall be of the same type, unless an alternative is agreed in writing by the Local Planning Authority.

Reason

In the interests of highway safety.

(7)Prior to the first use of the garage, a vehicular footway crossing shall be constructed, in accordance with details which shall be first submitted to and approved by the local planning authority.

Reason

In the interest of highway safety.

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(8) No roofwater shall be discharged onto the public footway on Gethin Street or Brynhyfryd Road.

Reason

In the interests of highway safety.

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ITEM 1. 13

APPLICATION NO: P/2002/766 DATE: 28/06/02 12:35:05

PROPOSAL: CONVERSION FROM SHOP / HOUSE PREMISES TO 2 SEPARATE SELF CONTAINED FLATS.

LOCATION: 1 BURROWS ROAD, SKEWEN, NEATH SA106AE APPLICANT: Steve Richardson and Pauline Rolt TYPE: Change of Use

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan

H8 Proposals to create or extend dwellings

H7 Proposals to subdivide residential premises or convert premises to provide flats.

T26 New development should avoid causing highway safety problems.

b. Other Policies

None

c. Relevant Planning History

85/141 Sign Approved 31/7/85 86/631 C.O.U Ground floor to hot food takeaway Refused 17/12/86

d. Responses to Consultations

Number of properties consulted: 8

The proposal has also been advertised by means of a site notice.

Number of replies received: 1

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The objections can be summarised as follows:

1. Where are the residents going to Park? 2. There are currently difficulties to park in Cardonnel Road and the conversion will be adding to the problem.

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – No objection

The Head of Municipal and Highway Services (Drainage) – No objection

Hyder Consulting Ltd – No adverse comments

Coedffranc Community Council – has no objection to the application providing that the issue of car parking is addressed.

APPRAISAL

This application seeks full planning permission to change the use of No 1 Burrows Road, Skewen from a vacant shop with flat above into two self contained flats.

The application site is a two storey end of terrace property which stands on the southern side of Burrows Road at the junction of Cardonnel Road. Residential properties stand to the west east and south of the site. A chapel and residential properties are situated to the north on the opposite side of the road.

The proposed ground floor accommodation would comprise two bedrooms, living room kitchen and bathroom. To facilitate the conversion alterations to the external appearance of the building are proposed this includes the removal of the existing shop front and replacing it with two new windows and enlarging an existing window on the side elevation to serve the proposed living room.

The proposed first floor would comprise two bedrooms, living room, kitchen and bathroom.

No on site parking is available.

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In response to the objections it is considered that an assessment has to be made whether the traffic generated by the proposed use would differ from the existing lawful use which is retail. As such it is considered that the proposed conversion of the premises would generate less traffic than a shop. Whilst the nature of car parking for residential places a different type of demand on street spaces, overall it is considered that the proposal would not exasperate on street parking problems in the area.

In land use terms the proposal is considered to be acceptable. In respect of the alterations to the external appearance of the building these are acceptable and will not detract from the appearance of the building.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(3) Foul water and surface water shall be drained seperately from the site.

Reason:

To protect the integrity of the Public Sewerage System

(4) No surface water shall be allowed to connect (either directly or indirectly)to the public sewerage system.

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Reason:

To prevent hydraulic overload of the Public Sewerage System and pollution to the environment.

(5) No doors or windows at ground floor level are to open out over the footway and any replacement doors or windows are to be of a similar kind.

Reason:

In the interests of pedestrian safety.

(6)This consent shall relate to the amended plans received on 9th August 2002.

Reason

In the interest of clarity.

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ITEM 1. 14

APPLICATION NO: P/2002/775 DATE: 02/07/02 08:12:43

PROPOSAL: EXTERNAL SHUTTER

LOCATION: 1 CHARLESVILLE PLACE, NEATH SA111PY APPLICANT: STEVEN BEDDOES TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

S16- The Environment of Neath Town Centre will be enhanced E67 – New development.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

In addition a notice was erected near the site and in the local newspaper.

Number of replies received: 0

Statutory Consultees:

Neath Town Council – No objections.

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APPRAISAL

The application site is an existing shop located within the secondary shopping area of Neath. It is bounded one side by the Market Tavern public house and to the other by a tailors. It is within the Church Place Conservation Area and located near the rear of the Neath Market, a listed building.

It is proposed to install a navy colour coated roller shutter to the whole of width of the existing window, some 2.1 metres. It will be installed under the existing stone surround of the window. The central section of the shutter will be perforated. Although the roller shutter hood will project slightly forward of the front elevation, there are several examples of similar roller shutters within the surrounding area.

Policy E67 requires new development to pay particular attention to the materials and character of the adjacent buildings and reflects the Council’s concern that alterations should be sympathetic to their surrounding. The issue is therefore, whether the proposal will cause harm to the visual amenity and character of the area.

The proposal when viewed together with the adjacent premises which comprises of a mixture of materials, is considered to be acceptable and would not harm the Conservation Area or affect the siting of the Market which is Listed Building.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The shutter shall be grey in colour.

Reason

In the interest of visual amenity

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ITEM 1. 15

APPLICATION NO: P/2002/779 DATE: 02/07/02 12:28:00

PROPOSAL: ADDITIONAL CAR PARKING FOR NEATH PORT TALBOT LOCAL GENERAL HOSPITAL INCLUDING 50 FOR CHILD DEVELOPMENT UNIT

LOCATION: BAGLAN HOSPITAL SITE, BAGLAN WAY, BAGLAN, PORT TALBOT SA127BY APPLICANT: BRO MORGANNWG NHS TRUST TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft)

C3 Site for new hospital

b. Other Policies

None.

c. Relevant Planning History

99/1281 – New hospital. Approved. 02/184 – Children’s Unit. Approved.

d. Responses to Consultations

Number of properties consulted: 0

In addition a number of site notices were posted.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services – No highway objection subject to conditions.

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Neath and Port Talbot Access Group - makes suggestions about providing improvements for people with disabilities.

Environment Agency – No objection in principle, subject to a condition and notes.

Hyder – No reply to date.

Transco – No objections.

Head of Municipal and Highway Services (Drainage) – No objections.

APPRAISAL

This application seeks full planning permission for the creation of an enlarged car park to the front of the proposed child development unit at the new Baglan Hospital.

The existing car park at the Unit was approved for 50 cars. The enlarged car park would act also as an overflow car park to the main hospital buildings and provide a total of 234 new car parking spaces of which 8 would be for disabled visitors.

The proposed car park would link into the main hospital complex, by utilising the same access and road layout with access into the parking area being provided via a roundabout. The existing parking provision on site is a total of 770 spaces for staff visitors and disabled people. The total parking provision on site would now be 1,004.

It should be noted that there is also a green transport plan in operation for the hospital which will encourage use of public transport with real time passenger information boards and a bus waiting area within the heated atrium and the provision of cycle racks and paths on site.

In planning terms, the proposed parking provision is considered to be acceptable in visual terms and would not materially affect the amenity of surrounding residents.

RECOMMENDATION: Approval with Conditions

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CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) Prior to the commencement of work on site, a scheme shall be submitted (drawn to a scale of 1:500), detailing a footway/ cycleway within the hospital site giving access directly onto and off Pendarvis Street on the south eastern side of the site. The scheme as approved shall be implemented in accordance with the approved details prior to the first use of the car park.

Reason

In the interests of highway safety.

(3)Prior to the comencement of work on site a scheme (drawn to a scale of 1:200) for the signing and lining of the proposed "one way" system through the proposed car park shall be submitted to and approved by the Local Planning Authority. The scheme as approved shall be implemented in accordance with the approved details prior to the first use of the car park.

Reason

In the interests of highway safety.

(4)The car park shall be surfaced in concrete, tarmac of block paviors prior to its first use.

Reason

In the interests of visual amenity.

(5)The car parking spaces shall be marked out in accordance with plan HAN182-002 prior to the first use of the hospital.

Reason In the interests of highway safety.

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(6) Prior to the commencement of work on site a scheme for the provision of lighting to the car park shall be submitted to the Local Planning Authority. The scheme as approved shall be implemented on site and completed prior to the first use of the car park.

Reason

In the interesst of highway safety.

(7) Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

Reason To prevent pollution of the water environment.

(8)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

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ITEM 1. 16

APPLICATION NO: P/2002/805 DATE: 05/07/02

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 17 PARK AVENUE, GLYNNEATH, NEATH SA115DW APPLICANT: Mrs Vera Herbert TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan H8 – Housing design – effect on existing dwellings E67 – Design of new development – effect on adjacent buildings

b. Other Policies

DG2 – Rear extensions to be detached properties.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 2

A Notice was displayed on site.

Number of replies received: 0

Statutory Consultees:

Hyder Consulting – Objection due to the position of the extension in relation to the public sewer which crosses the rear garden of the site. Therefore, no building will be permitted within 3 metres of the public sewer.

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Glynneath Town Council – No reply therefore no observations to make.

APPRAISAL

This application seeks full planning permission to erect a two storey extension at the rear of No. 17 Park Avenue, Glynneath which is a semi- detached property.

The deposited plans indicate a hipped roof structure which will provide a kitchen on the ground floor with a bedroom and bathroom above and finished externally in white roughcast render with Eternit Slate or similar roof tiles and Terracotta hips and ridges. The extension has a depth of 3.6 metres and a width of 5.6 metres.

Members will note that the Council’s adopted standards for rear first floor extensions to detached and semi-detached properties require that they do not cross the 45° line from the centre point in neighbouring habitable room windows. In this respect, the proposed extension does not infringe the 45° line to the adjacent bedroom window at No. 19, and although it just crosses the 45° line to a kitchen window at ground floor level, it should be noted that this is a secondary window and there is another larger kitchen window well away from 45° line.

It is considered therefore that the proposal will not adversely affect the amenity or privacy of adjacent dwellings or have an overbearing affect and there is no objection to the design of the development proposed.

In respect of the comments made by Hyder it is considered appropriate to attach a suitably worded informative to any consent given as this is a matter which can be resolved either by moving sewer or by agreement with Dwr Cymru.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 17

APPLICATION NO: P/2002/807 DATE: 05/07/02

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 36 LEYSHON ROAD, GWAUN CAE GURWEN, AMMANFORD SA181EN APPLICANT: Mr Barry Spedding TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 2

In addition a notice was placed near the site

Number of replies received: 0

Statutory Consultees:

Hyder Consulting Ltd – Raises an objection to the proposal due to the position and depth of the extension in relation to the public sewer. Therefore, no build will be permitted within 3 metres of the public sewer.

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APPRAISAL

This is a detailed application for the construction of a single storey extension at the rear of this semi detached property.

The application property is located within the settlement of Gwaun Cae Gurwen. The existing dwelling is constructed of a slate roof and finished in render.

The submitted plans indicate that it is proposed to erect an extension to the existing kitchen, which will infill the area between the original rear wall of the dwelling and the existing rear wing. The proposal will measure 4 metres long by 2.45 metres wide and will have a mono-pitched roof with a maximum height of 3.9 metres. It will be finished in render to match the existing dwelling and a roof of slate.

The neighbouring property No. 38 has a window located on the side elevation facing the proposed extension, however it is obscured by an existing wall and fencing along the boundary. There should therefore be no loss of privacy to the neighbouring property.

Furthermore, the extension is not overbearing, in relation to any adjacent premises. Therefore it is considered that there would be no harm to residential amenity. The proposal is considered to be acceptable in design terms.

In respects of the comments made by Hyder it is considered appropriate to attach a suitably worded informative to any consent given as this is a matter which can be resolved either by moving the sewer or by agreement with Dwr Cymru.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

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(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 18

APPLICATION NO: P/2002/811 DATE: 10/07/02 10:53:38

PROPOSAL: SWIMMING POOL ENCLOSURE

LOCATION: 40 CRYMLYN ROAD, SKEWEN, NEATH SA106EA APPLICANT: MR M GWYN TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan E67 Design of New Development

b. Other Policies

None

c. Relevant Planning History

83/326 Extension Approved 5/7/83 97/723 Extension, Porch and garage Approved 30/5/97

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

Environment Agency Wales – raises no objection

The Head of Municipal and Highway Services (Drainage) – No adverse comments.

Hyder Consulting Ltd – advises that the site is crossed by a public sewer. No development will be permitted within the safety zone

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which is measured either side of the centre line. This objection may be overcome by the applicant requesting the diversion of the existing sewer under Section 185 of the Water Industry Act 1991.

APPRAISAL

This application seeks full planning permission to erect a swimming pool enclosure at No 40 Crymlyn Road, Skewen a detached property.

The swimming pool is located in the rear garden some 17 metres from the rear elevation of the property and some 0.5 metres below the garden level. An existing pitched roof store/plant room stands between the swimming pool and the western boundary which is denoted by a 2.4 metre high close boarded fence and a hedge. A close boarded fence and hedge runs along the eastern boundary.

The proposed enclosure would have a minimum height of 2.4 metres rising to 4.4 metres at its apex. The proposed external finishing materials are as follows:

Roof = composite slate roof Walls = painted render finish

In terms of the effect of the proposal on the residential amenities of neighbouring properties it is considered that by virtue of its siting at the rear of the garden, design and presence of boundary treatment, there would be no loss of amenity to adjoining residents or visual impact.

In respect of the comments made by Hyder the submitted plans indicate that the proposal is some distance from the public sewer. Therefore, it is considered appropriate to attach a suitably worded informative to any consent given as this is a matter which can be resolved if necessary between Dwr Cymru and the Applicant.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission. Reason

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To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

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ITEM 1. 19

APPLICATION NO: P/2002/818 DATE: 09/07/02

PROPOSAL: 15 METRE TAPERED TIMBER MONOPOLE TO SUPPORT ANTENNAS PLUS EQUIPMENT CABINET AND SUPPORT CABINET WITHIN A SECURED CHAIN LINK COMPOUND.

LOCATION: BROMBIL FARM, MARGAM, PORT TALBOT SA132SR APPLICANT: BARTON WILMORE TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Port Talbot Local Plan Policy E26, Telecommunications installations Policy E18, special landscape areas

b. Other Policies

Planning Policy Wales Technical Advice Note 19: Telecommunications

c. Relevant Planning History

95/10062, telecoms mast, no observations, 28/8/95 97/1168, workshop and store, approved 25/11/97 00/1101, 15 metre telecom tower, refused 31/10/00 01/1438, upgrade existing apparatus, approved 8/01/02

d. Responses to Consultations

Number of properties consulted: 6 Notices were placed near to the site. Number of replies received: 0

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Statutory Consultees:

Head of Highways and Municipal Services (Highways) – no highway objection. National Assembly Transport Directorate – no objections.

APPRAISAL

This application has been submitted under Part 24 of the Town and Country Planning (General Permitted Development) Order 1995 and is for a 15 metre high monopole mast with fixed antennas and equipment cabin. The Council has determined that prior approval of the siting and design of the proposal is required.

The site is located between two agricultural buildings to the north west of the hamlet of Brombil and close to the M4 motorway. The apparatus will comprise of a 15 metre tapered timber monopole supporting 2 no 1.7 metre antennas, 2 no. transmission dishes and 2no equipment cabins. The installation will be surrounded by a chain link fence. The proposal will provide the system operator with third generation service cover for the M4 and Margam residential area.

The site forms part of a farm yard, which also contains another monopole. Members may recall that this antenna was granted consent in January this year under reference 01/1438. A further 15 metre high lattice tower mast lies approximately 250 metres to the south west.

The main considerations in this application are health issues, whether the proliferation of masts in this area is detrimental to the visual and rural amenity of the surrounding countryside as a whole and whether the development itself would be detrimental in terms of visual amenity.

In relation to health considerations Planning Policy issued from the National Assembly of Wales, states that:

With regard to the health implications of proposed development, it is the Assembly Government’s view that, if the development meets the International Commission on Non-Ionising Radiation Protection (ICNIRP) guidelines as expressed in the EU Council Recommendation of 12 July 1999 on the limitation of exposure of the general public to electromagnetic fields (as recommended by the report of the Independent Expert Group on Mobile Phones (the Steward Group) on a precautionary basis), it should not be necessary

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for a local planning authority in processing an application for planning permission or prior approval, to consider further the health aspects and concerns about them. All new base stations are expected to meet the ICNIRP guidelines.

The Stewart Group’s report suggested a number of specific precautionary actions that have been accepted by the Assembly Government. The report does not provide any basis for precautionary actions beyond those already proposed. In the Assembly Government’s view, local planning authorities should not implement their own precautionary policies, such as imposing a ban or moratorium on new telecommunications development or insisting on minimum distances between new telecommunications development and existing development.

The applicant has confirmed that the proposal meets the ICNIRP compliance and whilst health and “perceived” health risks are material planning matters it is considered that in this case any risks or perceived risks do not warrant a refusal.

With regard to the second issue, the applicant has provided information on possible alternative sites within the vicinity. These sites include, the nearby Port Talbot College, Andrew Scott offices and highway verge. Also included is the possibility of mast sharing with the existing monopole. The other suggested sites were discounted on the basis of technical difficulties or lack of provider interest. The mast sharing option was discounted due to the requirement for a larger and bulkier tower. The favoured option was the site share as proposed.

Site sharing is referred to in TAN 19, which considers it appropriate in circumstances where mast sharing would result in “….an increase in the height or structural capacity, and therefore the visibility, of that mast”. In this case an additional slimline monopole is considered more appropriate than a larger tower.

The existing lattice tower within the vicinity is located the other side of the M4 motorway and forms part of the urban fabric of Margam. The M4 provides a definite barrier between the rural and urban environment and it is against this backdrop that the tower must be viewed. The site is located within the rural area and is distinct and separate from the built-up part of Margam.

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Turning to the third issue, the site is located on land designated as a Special Landscape Area in the Draft Port Talbot Local Plan. These areas are considered worthy of protection for their own sake and mainly include upland mountain areas. A previous application for a lattice mast on higher ground to the north of the current site (reference 00/1101) was refused on visual amenity grounds in October 2000. In this case the site is on the edge of the designated area, on lower ground and the development will be located close to an existing group of buildings. It is not considered that the mast will adversely affect the Special Landscape Area.

The site is not readily visible from the M4 or from the surrounding residential area and is adequately screened by trees and vegetation. The colour of the pole could also be controlled to further minimise the impact.

Whilst construction and cable laying will involve work on a public right of way, this is covered by other legislation and would be temporary in nature.

There is no evidence to suggest that the proposal would significantly interfere with other electrical equipment, TV, radio etc.

In the view of the above the Directorate is satisfied that the development complies with the provision of the development plan and national planning guidance.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) The mast and apparatus shall be coloured dark green.

Reason In the interests of visual amenity

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ITEM 1. 20

APPLICATION NO: P/2002/820 DATE: 11/07/02 13:50:00

PROPOSAL: BEDROOM EXTENSION

LOCATION: 75 HEOL LAS, PONTARDAWE, SWANSEA SA8 4PR APPLICANT: L BROMHAM ESQ. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan Policy EQ15- The appearance and environmental quality of the built up area.

b. Other Policies

None.

c. Relevant Planning History

P/01/489-Extension- Approved- 12/6/01.

d. Responses to Consultations

Number of properties consulted: 3

The application was also advertised on site.

Number of replies received: 1

The objection relates to the following points;

1. Land Ownership. 2. Loss of privacy. 3. Use of Tax Payers Money.

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Statutory Consultees:

Head of Municipal and Highway Services, Drainage Section- No Objection.

Pontardawe Town Council –No objection.

APPRAISAL

This is an application for a proposed single storey side extension to provide a ground floor bedroom. The property, No 75 Heol Las, Pontardawe, Swansea, is a detached residential property surrounded by fields. The nearest residential property is located approximately 55m away from the curtilage of the application site.

Members should be aware that an application (Application Number P/01/0489) for a larger extension was approved by Council on the 12th June 2001. The previously approved extension measured 7.62m long by 2.74m wide. This amended application provides a smaller extension (3.45m by 4.3m), and both applications are to provide disabled facilities at the property.

The proposed extension to provide a ground floor bedroom is located on the side elevation of the dwelling, and is set 0.25m off the main front elevation of the dwelling. It projects 3.45m wide and measures 4.3m in length. It has a mono pitch roof, rising to a maximum height of 4m.

The external materials are to match those used on the existing building. The walls are to be rendered and the roof finished in slate. There is to be one window on the front elevation only.

The proposed extension complies with the Council’s adopted guidelines in relation to extensions to detached properties.

In relation to the objection received the points of objection are addressed as follows;

1. The applicant has completed Certificate A to state that all of the land to which the application relates is under their control. The applicant has also submitted a letter stating; “I would confirm that the proposed extension will be on my property and 500mm from the boundary”.

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2. The application site is separated from the objectors property by an open field, The distance between these 2 properties is approximately 55m. There are no windows on the end elevation looking out onto the adjoining land.

3. The merits of and allocation of grants is not a matter to be considered under planning legislation.

It is considered that the proposal is acceptable in visual and design terms, and would not have a significantly adverse effect on the visual amenity of the area or adjoining properties. It is therefore recommended that the application be approved.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 21

APPLICATION NO: P/2002/829 DATE: 12/07/02 11:54:25

PROPOSAL: (PHASE 2) RESIDENTIAL DEVELOPMENT FOR 7 DWELLINGS

LOCATION: PADDLE DEVELOPMENT (PHASE 2), LAND AT:-, THORNEY ROAD, BAGLAN, PORT TALBOT SA128LW APPLICANT: PADDLE LTD TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Draft Deposit Port Talbot Local Plan Policy R9 Residential development site

b. Other Policies

None

c. Relevant Planning History

75/838 – Residential Development (outline) – Approved 11/12/75 83/4411 – House and Garage – Approved 5/11/83 85/5134 – Amended Plans – House and garage – Approved 3/10/85 85/5367 – 2 dwellings and garage – Approved 6/2/86 87/6149 – 2 dwellings – Approved 14/9/87 88/6620 – Residential development (23 dwellings) – Approved 7/2/88 89/7437 – Residential development (25 dwellings) – Approved 7/2/90 89/7455 – 2 dwellings – Approved 7/2/90 94/9610 – 55 residential dwellings – Approved 5/1/95 95/10165 – Amendments to residential development – Approved 8/11/95 P/00/0436 – Amendments to residential development – Approved 27/6/00 P/00/1327 – 5 houses on plots 39A – 40B – Approved 15/01/01

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Number of properties consulted: 0 The application was advertised on site Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways): No highway objections subject to conditions.

The Head of Municipal and Highway Services (Drainage): No reply.

Hyder Consulting: No reply.

APPRAISAL

This application seeks consent for seven detached dwellings on a site off Thorney Road/Cae Canol, Baglan. The application relates to amended house types within the previously approved site layout, in the north eastern part of the development. The site slopes up fairly steeply towards the north.

The proposal is for 2 No. 4 bedroom detached houses of a three storey design with integral single garages at lower ground floor level; 1 No. two storey 4 bedroom detached house with integral single garage; 3 No. two storey 4 bedroom detached houses and 1 No. two storey 3 bedroom detached house.

The application site is allocated for residential development in the draft Port Talbot Local Plan, and the development is considered to be acceptable in principle. However, the site is steeply sloping and significant earthworks will be needed to achieve the road and drive gradients required for an acceptable development. Subject to the submission and agreement of full details of proposed slab levels and any retaining works, it is considered that the proposed amended development will be acceptable in visual terms.

The proposed dwellings would not have any detrimental effect on the residential amenities of dwellings on neighbouring plots, and subject to the above points the proposal is considered to be acceptable.

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RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)No garage shall be converted to residential use until a scheme for replacement car parking has been submitted to and approved in writing by the local planning authority The scheme shall be implemented prior to the commencement of any conversion works and shall provide for one additional car parking space for each space lost by any conversion works.

Reason

To ensure that adequate car parking provision is maintained within the curtilage of the dwelling in the interest of highway safety.

(4)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of each of the dwellings.

Reason

In order to ensure the provision of adequate foul drainage.

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(5)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the local planning authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of each of the dwellings.

Reason

To ensure satisfactory drainage.

(6)Details of the floor levels of each dwelling in the development shall be submitted to, and approved in writing by the local planning authority before work on site is commenced, and the development carried out as may be approved by this condition.

Reason

In the interest of the amenities of the area and to ensure a satisfactory street picture.

(7)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any order revoking and re-enacting that Order), no fences, gates or walls shall be erected within the curtilage of any dwellinghouse forward of any wall of that dwellinghouse which fronts onto a highway, carriageway, shared driveway or footpath.

Reason

In the interests of visual amenity as the estate is open plan in character.

(8)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

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Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(9)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no garages or outbuildings shall be erected (other than those expressly authorised by this permission).

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for garages or outbuildings having regard to the particular layout and design of the estate.

(10)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no extension or external alteration to any building forming part of the development hereby permitted without the prior grant of planning permission in that behalf.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for extensions, having regard to the particular layout and design of the estate.

(11)Prior to the commencement of development on site, full details of all retaining walls shall be submitted to and approved in writing by the local planning authority. The retaining walls shall be constructed in accordance with the details approved under this condition prior to the commencement of work on any dwelling.

Reason

In the interests of visual amenity and public safety.

(12)All drives shall have a maximum gradient of 1 in 9 and shall be hardsurfaced in tarmacadam, concrete or block paviors prior to the occupation of the associated dwelling, and shall be retained as such thereafter.

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Reason

In the interests of highway safety.

(13)The drive for plot 48 shall have a minimum width of 5.6 metres, a minimum length of 6 metres and a maximum gradient of 1 in 9.

Reason

In the interests of highway safety.

(14)The drive for plot 43 shall be widenend to 2.6m along the side of the proposed dwelling.

Reason:

In the interests of highway safety.

(15)The drives for plots 36A, 37 and 37A shall have a minimum width of 3.2m.

Reason:

In the interests of highway safety.

(16)Plots 35 and 36 shall have a minimum of three parking spaces within the curtilage of each dwelling and a minimum drive width of 5.6m.

Reason:

In the interests of highway safety.

(17)Prior to the occupation of the associated dwelling, pedestrian visibility splays of 2.4m x 2.4m shall be provided on either side of the drive at the back of footway or edge of shared drive, which shall be kept clear of any obstruction greater than 600mm in height and maintained as such thereafter.

Reason:

In the interests of highway safety.

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ITEM 1. 22

APPLICATION NO: P/2002/832 DATE: 15/07/02 11:37:08

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 140 HIGH STREET, GLYNNEATH, NEATH SA115AP APPLICANT: Mr K Doherty TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan. H8 – Housing Design

b. Other Policies

A Guide To Household Extensions. DG1- Extensions to the rear of terraced properties.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 4

Number of replies received: 1

The objection relates to loss of light.

Statutory Consultees:

Head of Municipal and Highway Services, Drainage- No Reply.

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APPRAISAL

This is an application for an extension to the rear of a mid-terraced property known as 140 High Street, Glynneath.

The extension projects 2.3m from the main rear elevation and measures 4.1m wide. It is set adjacent to the boundary with No. 141.

It is two storey in height, with a ridged roof to a maximum height of 6.1m. The exterior is to be finished in white roughcast render, and blue/black “eternit” slate.

A letter of objection has been received from Gwalia Housing Group Limited on behalf of the tenant of the neighbouring property, 141 High Street, and relate to the loss of light to the rear windows of the dwelling.

The Council’s “A guide to household extensions” states that, rear ground floor extensions to terraced properties are allowed to extend to 7.3m from the main rear wall. It goes further to state that; first floor extensions to terraced properties are allowed to extend to 3.6m from the main rear elevation of the dwelling.

The proposal projects 2.3m from the main rear elevation of the dwelling, at ground and first floor. Whilst it is acknowledged that any rear extension to a terraced property will to some degree have an effect on neighbouring properties, this must be balanced with the need for terraced properties to be allowed to extend. It is therefore considered that the aforementioned restrictions provide a suitable guideline to assess this effect, and that in this case the proposal is considered to be acceptable.

It is considered that the proposed extension is acceptable in both design and visual terms, and should not have a significantly adverse effect on the amenity of the adjoining properties. It is therefore recommended that the proposal be approved.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 23

APPLICATION NO: P/2002/848 DATE: 18/07/02 14:04:10

PROPOSAL: EXTENSION TO TIMBER FRAMED DEMOUNTABLE CLASSROOM TO INCLUDE CLASSROOM AND TOILET FACILITIES

LOCATION: ALLTWEN PRIMARY SCHOOL, ALLTWEN HILL, ALLTWEN, PONTARDAWE SWANSEASA8 3AB APPLICANT: Neath Port Talbot C.B.C. TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

P/94/181 – Classroom unit – Approved 22.6.94

d. Responses to Consultations

Number of properties consulted: 22 In addition a notice was placed near the site Number of replies received: 0

Statutory Consultees:

Cilybebyll Community Council – No objections

APPRAISAL

This is a detailed application for the construction of an extension to a pair of existing classrooms at Alltwen Primary School, Alltwen.

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At present there is a pair of demountable classrooms adjoining another block of classrooms. The submitted plans indicate that it is proposed to erect an extension, which will infill an area between the two existing classroom blocks. This will not be visible from the highway.

The proposed extension will measure 3.67 metres long by 13.8 metres wide with a maximum height of 3.2 metres. It will have a flat roof to match the adjoining classroom and will be constructed of stone colour flex panels with the plinth finished in amazon green, all materials will match the existing classrooms.

The proposed extension will provide an extension to two existing classrooms and provide w.c. facilities.

The submitted plans also indicate it is proposed to remove the fire escape and access steps to the classrooms and construct two railed access ramps of facing brickwork to the front and rear of the classrooms.

The proposed extension and the provision of the access ramps will not have a detrimental affect on the street scene or the amenity of the neighbouring properties and it therefore considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 24

APPLICATION NO: P/2002/853 DATE: 19/07/02 15:26:16

PROPOSAL: NEW CRECHE BUILDING TO REPLACE EXISTING TEMPORARY BUILDING WHICH HOUSES THE EXISTING CRECHE

LOCATION: NEATH PORT TALBOT COLLEGE, DWR Y FELIN ROAD, NEATH SA107RF APPLICANT: TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan Policy E64 – Safe Guarding Ancient Monuments

b. Other Policies

None

c. Relevant Planning History

p/00/1411 – Creche – Approved 24.4.01 P//99/0502 - Extension to college. Approved 20.7.99. P/97/0653 - Refurbishment of existing building. Approved 1997 P/96/1439 - Extension to refectory. Approved 17.10.96. P/95/0409 - Extension to building. Approved 1995 P/95/0309 - Replace existing temporary building with 4 demountable Classrooms. Approved 24.7.95 P/95/0308 - Extension to classroom block. Approved 24.7.95

d. Responses to Consultations

A notice was placed near the site.

Number of replies received: 0

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Statutory Consultees:

Glamorgan Gwent Archaeological Trust – No objections. Head of Municipal and Highway Services (Highways) – No highway objections subject to conditions. Head of Municipal and Highway Services (drainage) – No objections Head of Streetcare Services – No objections Blaenhonddan Community Council – No reply therefore no observations to make.

APPRAISAL

This is a detailed application for the construction of creche facilities at Neath Port Talbot College, Neath Campus, Neath.

Members will note from the planning history reiterated above that an application for a crèche at the campus was previously approved in 2001. It is now proposed to resite the previously approved building some 15 metres in a northerly direction from the previously approved site.

At present the college provides crèche facilities within a demountable building adjacent to the property known as Glan yr Afon House, once the facilities are provided within the crèche it is proposed to remove the demountable building from the site.

It is proposed to construct a single storey building within the existing campus of the college for use by the staff and students at the college.

The proposed “T” shaped single storey building will have the maximum dimensions of 14.5 metres wide by 29.45 metres long. It will be constructed of facing brickwork with a hipped roof of concrete tiles.

The proposal will provide the following accommodation

Porch, staff room, office , baby activity area, toddlers activity area, 3 quiet areas, kitchen, w.c and changing facilities.

The proposed siting of the crèche will be near tree existing trees a Purple Beech and an Ash, both are mature trees and are in reasonable health and condition. Due to the location of the new building and the elevated growing position of the two trees, the Council’s Aboriculturalist has confirmed that if British Standard are followed at all times the effect on any construction works on theses trees will be minimal.

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Vehicular access to the proposal will be via the existing access off Cadoxton Road and it is proposed to provide 11 car parking spaces and a dropping off area for the crèche. A condition is proposed restricting the dropping off point to be within the existing car park. The Head of Municipal and Highway Services has raised no highway objection to the proposal subject to conditions.

Glamorgan Gwent Archaeological Trust have indicated that the proposed building will be constructed on an area that has not yet been archaeologically investigated. An acceptable archaeological evaluation has been submitted and a condition is attached requiring the development to be carried out in accordance with the evaluation.

It is considered that the design and the new siting of the proposal is acceptable and will not have an adverse affect on the amenities of the nearby residential properties or have a detrimental affect on the visual amenity of the area.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the visual amenity of the area.

(3) There shall be no access created into the existing 'G' block car park for vehicles from the proposed creche car park.

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Reason

In the interest of highway safety.

(4) Prior to the first use of the building signage shall be erected directing that the the proposed car park spaces are for creche staff only.

Reason

In order to provide sufficient car parking spaces.

(5) Prior to the commencement of work on site a block plan of a scale of 1:500 detailing a scheme for the drop off point within the car park for 'G' block shall be submitted for the approval of the Local Planning Authority and the scheme shall be implemented prior to the first use of the building and this area shall be hatched and maintained as such thereafter.

Reason

In the interest of highway safety.

(6) The proposed creche shall be used solely by staff and students attending the college and not for any outside clients.

Reason

In the interest of highway safety.

(7) The proposed parking spaces shall be marked out on site in accordance with the approved submitted plan prior to the first use of the building.

Reason

In the interest of highway safety.

(8) Prior to the first use of the building, details of the proposed left turn only sign shall be submitted to and approved by the Local Planning Authority. It shall be positioned at the entrance onto Cadoxton Road prior to the first use of the building.

Reason

In the interest of highway safety.

(9)The development shall be carried out in accordance with the submitted Archaeological evaluation brief submitted with the application.

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Reason

To ensure the proper management and treatment of artefactual and environmental material during the project.

(10) Within 6 months of the first use of the new creche facilities, the building providing the existing creche facilities for the college shall be removed from the site and the site reinstated.

Reason

In the interst of visual amenity

(11) All works to or in the vicinity of trees shall be carried out in accordance with recommendations stated in BS 5837 191 'Trees in relation to Construction'.

Reason

To prevent damage to existing mature trees.

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ITEM 1. 25

APPLICATION NO: P/2002/854 DATE: 19/07/02

PROPOSAL: TAKE AWAY/DRIVE THRU' RESTAURANT (REVISED APPLICATION)

LOCATION: LAND BETWEEN LIDL & FOCUS, CHRISTCHURCH ROAD, BAGLAN RETAIL PARK, PORT TALBOT SA127BZ APPLICANT: TRICON RESTAURANTS INTERNATIONAL TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft)

T11 Car parking provision

b. Other Policies

None.

c. Relevant Planning History

P/97/0106 – Retail Park (Outline) – Approved 10/4/97 P/98/0030 – Retail Park (Reserved Matters) – Approved 2/7/98 P/00/0593 – Application under S73 for continued use without complying with Condition 7 of planning permission P/97/0106 – Refused 20/2/01 P/01/0894 – Application under S73 for continued use without complying with Condition 7 of Planning Consent P/97/0106 – Approved 20/2/01 P02/574 – Drive through restaurant Approved 9/7/02 P02/577 – Drive through restaurant Approved 9/7/02

d. Responses to Consultations

Number of properties consulted: 3

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In addition site notices were posted.

Number of replies received: 0

Statutory Consultees:

Head of Municipal and Highway Services – No objection subject to conditions.

Head of Municipal and Highway Services (Drainage) – No objection.

Environment Agency – No reply.

Hyder – No reply.

Transco – Offers advice on the location of its apparatus in the locality.

Health and Safety Executive - No reply

The Coal Authority – The property is not within the likely zone of influence of any present or currently planned future workings. It has no knowledge of any shafts or adits within or within 20m of the site.

APPRAISAL

This application is a resubmission of a recently approved scheme for a drive through restaurant. The scheme has been amended by re positioning the building on site and reducing the overall parking provision.

This application seeks full planning permission for the erection of a new building to house a hot food drive through and takeaway/ restaurant on land between Lidl and Focus at Baglan Retail Park, Baglan Moors, Port Talbot.

The proposal is to site a Kentucky Fried Chicken outlet.

The site was previously earmarked for this type of use under the outline application 97/106.

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The site is presently undeveloped and is covered in grass with some small trees to one of the boundaries. It is proposed to retain most of the trees although 2 need to be removed to facilitate the access.

The main vehicular entrance to the site would be off the access road serving the Focus DIY Store. The internal roadway would have a 1way system and a drive through element, which would run alongside the boundary with Afan Way. A thirty-space car park was provided for patrons, together with two grill parking bays located off the internal road for people awaiting food from the drive in, on the original scheme. The revised scheme shows only 1 grill parking bay and 20 car parking spaces 2 of which would be for disabled visitors. In respect of the reduction in car parking associated with this building, the Head of Municipal and Highway Services has no objections. It should be noted that there is a large car park serving both the adjacent Lidl foodstore and the Focus DIY store that could facilitate any overspill parking should this occur.

An area of landscaping is proposed to the front of the site and provision has been made for a narrow landscaped strip to the site boundary with Afan Way. The submitted landscaping scheme shows the planting of a variety of shrubs including euphorbia, symphoricarpus, and prunus species. In addition it is proposed to plant 3 new trees to the front of the site.

The existing security fence along the site boundary will be removed. No replacement fencing is shown on the submitted plans.

The building would be single storey with a parapet concealing a slightly ridged roof. The height to he top of the parapet is 4.5m. The building also contains a tower detail over the main entrance, located on one of the corners of the building. This tower detail which has a cupola roof in red and white stripes, has a maximum height of 7.1m.

The building is constructed using facing brick with soldier course details. The elevations to the restaurant area have large windows framed in colour coated blue. The remainder of the building has little in the way of detail, other than doorways and servery windows. A canopy is provided over the collection area serving the drive through. The service yard is enclosed and not readily visible to visitors or from the public highway.

The proposal is considered to be acceptable and provides an appropriate use in this retail area.

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RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(4) Outside storage shall only take place within the screened rear service yard unless otherwise agreed in writing by the Local Planning Authority.

Reason

In the interests of visual amenity.

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(5)The premises shall only be open to the public between the hours of 0700 to 2400.

Reason

In the interest of amenity.

(6)No deliveries shall take place between the hours of 1200 to 1400 and 1530 to 1730 on any day.

Reason

In the interest of highway safety.

(7)The car park shall be bund out and marked in accordance with the amended plan received on the 15th July 2002 and surfaced in either tarmacadam, concrete or block paviors prior to the first use of the restaurant.

Reason

In the interest of highway safety.

(8)The footway along the frontage of the site shall be completed prior to the first use of the restaurant.

Reason

In the interest of highway safety.

(9)All highway signing and lining shall be completed prior to the first use of the restaurant.

Reason

In the interest of highway safety.

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ITEM 1. 26

APPLICATION NO: P/2002/867 DATE: 23/07/02 10:38:57

PROPOSAL: CONSTRUCTION OF A SINGLE STOREY EXTENSION

LOCATION: 49 CWRT SART, BRITON FERRY, NEATH SA112SR APPLICANT: MR W LARNER TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan H8 Proposals to create and extend dwellings E67 Design of New Development

b. Other Policies

Design Guidance for Household Extensions – Rear ground floor extensions to terraced properties will not normally be permitted to project more than 7.3 metres beyond the main back wall of the dwelling.

c. Relevant Planning History

91/217 Garage Approved 10/5/91

d. Responses to Consultations

Number of properties consulted: 3 Number of replies received: 0

Statutory Consultees:

Hyder Consulting Ltd – No response to date The Head of Municipal and Highway Services (Drainage) – No response.

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APPRAISAL

This application seeks full planning permission to erect a single storey kitchen extension at the rear of 49 Cwrt Sart, Briton Ferry a terraced property.

The property has an existing two storey pitched roof annex which extends half the width of the property and has a projection of 4.7 metres, a detached garage stands in the rear garden. It is proposed to erect a mono pitched single storey kitchen extension at the rear of the two storey annex. The proposal would have a projection of 2.7metres and a minimum height of 2.6 metres rising to 3.6 metres. The only proposed window is in the rear elevation.

Members will note that the Council’s adopted standards for ground floor extensions to a terraced property require that the proposal does not project more than 7.3 metres beyond the main back wall of the dwelling. This proposal would however exceed this by 0.1m. It should be noted that the adjacent property No 47 has a 2 storey annex with a flat roofed kitchen extension and No 51 has a two storey extension and lean to, both of which project beyond the proposal.

It is considered therefore that this proposal is acceptable in terms of its design and siting and will not detract from the amenities currently enjoyed by neighbouring residents.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 27

APPLICATION NO: P/2002/888 DATE: 29/07/02

PROPOSAL: CONSERVATORY

LOCATION: 66 ROWAN TREE CLOSE, BRYNCOCH, NEATH SA107SQ APPLICANT: Mr D H Thomas TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E67 New development. Policy H8 Extensions to dwellings. Policy T26 New development should avoid causing highway safety problems.

b. Other Policies

A guide to household Extensions - The Council’s non-statutory guidelines.

Parking Guidelines - The Council’s non-statutory guidelines.

c. Relevant Planning History

Note: Permitted development rights removed by condition.

d. Responses to Consultations

Number of properties consulted: 5

Number of replies received: 0

Statutory Consultees:

Blaenhonddan Community Council: No reply.

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APPRAISAL

The application site comprises a two-storey detached dwelling, garage and garden. Existing external materials are concrete tiles to the roof with red/brown bricks to the walls. There is a 1.8 metres high fence along the boundary with No. 64 Rowan Tree Close and a garage along the boundary with No. 68 Rowan Tree Close. The rear boundary has a 1.8 metres high fence.

The proposal involves constructing a rear conservatory 3.3 metres by 3.3 metres, to a height of 2.1 metres. The main frame is to be in dark upvc with a 0.6 metres high plinth in brickwork to match that of the existing dwelling.

Policies H8, E67 and T26 of the Borough of Neath Local Plan, advocate the criteria applicable and are supported by the Council’s guidelines. The issues are, therefore, those of residential amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises and there is no conflict with the distances between habitable room windows or the overlooking of private space. There is, therefore, no harm to residential amenity.

It is considered that the conservatory is acceptable in design terms.

The gross floor area of the existing premises, together with the proposal amounts to 118.89 square metres under the 120 square metres guideline for the provision of two off-street car parking spaces. The existing provision is in excess of this and there is no requirement for any further provision. There is, therefore, no harm to highway safety.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The brickwork to be used in the construction of the plinth incorporated in the conservatory hereby permitted shall match that used in the existing building.

Reason

In the interests of visual amenity.

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2. PLANNING APPLICATIONS RECOMMENDED FOR REFUSAL

ITEM 2. 1

APPLICATION NO: P/2002/334 DATE: 14/03/02

PROPOSAL: CERTIFICATE OF LAWFULNESS FOR MOWING OF GRASS, TRIMMING OF EXISTING HEDGES, THE PLANTING OF SHRUBS AND TREES, THE CONSTRUCTION OF A GATE AND INFILLING OF GROUND

LOCATION: TRAMWAY ROAD, GELLINUDD, PONTARDAWE SWANSEASA8 3HW APPLICANT: Mr Martin Probert TYPE: LawfulDev.Cert-Prop.

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: None.

Statutory Consultees: None.

APPRAISAL

This is an application for a Certificate of Lawfulness for the following proposed operations at an existing field off Tramway Road.

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1. Mowing of grass in the field 2. Trimming of the existing hedges 3. Planting of shrubs and trees 4. Installation of a pedestrian gateway 5. Infilling of ground adjacent to Tramway Road and reseeding and turfing.

The land comprises of a field which lies opposite the applicant’s property and the other side of Tramway Road at Gellinedd.

A Certificate of Lawful Development provides a statutory document confirming if the proposed operations named in the application are lawful for planning control purposes. The application should provide sufficient factual information for the authority to decide the application. The applicant is responsible for providing this information.

The applicant has been requested on a number of occasions by letter and telephone conversations to provide further details of the proposed works.

The applicant has provided details of the size of gate and its position and indication of the length of hedgerow it is proposed to trim. The applicant has been requested to provide detailed plans of the scale of the infilling of the ground, despite several requests no adequate plans have been received and when a site visit was undertaken infilling works had been undertaken, thus no assessment can be made of the former ground level and the new ground level to assess if an engineering operation has been under taken.

The applicant has also been requested to provide a plan indicating the proposed planting scheme of the site. The scheme is required to ensure a change of use will not be undertaken to change the use to a formalised garden. This again can not be assessed until a proposed plan of works is submitted.

Despite several requests for the submission of details of the proposed works no further information has been received. Without sufficient or precise information the authority cannot ascertain whether the development constitutes new development or is lawful and therefore the application has to be refused.

RECOMMENDATION: Refusal

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REASONS FOR REFUSAL;

(1)The applicant has not provided sufficient or precise enough information to allow the local authority to make a proper assessment of the application.

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ITEM 2. 2

APPLICATION NO: P/2002/379 DATE: 27/03/02

PROPOSAL: OUTLINE PLANNING APPLICATION – DETACHED DWELLING

LOCATION: Land off, Main Road, Cilfrew, Neath APPLICANT: Mr V Jones TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan H3 – Criteria for rounding off of settlements T26 – New development and highway safety E63 – Conservation of woodlands, trees and hedgerows

b. Other Policies

None.

c. Relevant Planning History

T113 – Tree Preservation Order – Approved 13.6.95

d. Responses to Consultations

Number of properties consulted: 24

A Notice was displayed on site.

Number of replies received: 2

The objections are primarily based on the effect of the proposal on the well used public footpath crossing the site together with the affect on the mature trees within the site which are protected under a Tree Preservation Order.

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Statutory Consultees:

Head of Municipal and Highway Services (Highways) – Objection on highway safety grounds. Head of Municipal and Highway Services (Drainage) – No adverse comments. Environment Agency Wales – No objection subject to condition. Hyder Consulting – No objection subject to condition. The Coal Authority – No adverse comments. Transco – No adverse comments. Western Power Distribution – No adverse comments. Arboricultural Officer – No objection subject to conditions. Blaenhonddan Community Council – Objection on the grounds of the affect of the proposal on Footpath 10.

APPRAISAL

This is an outline application with all matters relating to siting, design, external appearance, means of access and landscaping reserved for subsequent approval.

The site has an area of some 0.1 hectares, having a frontage of approximately 16 metres and a depth of some 50 metre and is located abutting the rear (northern) boundaries of existing properties at Maes y Deri and immediately adjacent to the access road to Wern Olau. There is an existing watercourse running along the northern boundary and a registered Public Footpath (Footpath No. 10) runs through the centre of the site and which links up to a network of Footpaths running through Graig Gwladys Woods. There are a number of large, mature trees along both the southern and northern boundaries and which are protected under Tree Preservation Order T113 which was approved on the 13th June 1995. The site is located at a higher level above the highway and there is an area in front of the site some 8-10 metres deep and located between the highway and the application site and which the applicant does not have control over.

Whilst the site is located within the settlement and where generally there would be a presumption in favour of the erection of one dwelling as limited infilling, careful consideration needs to be given in this particular instance, due to the constraints which exist within the site, its location on a bend and immediately adjacent to an existing road access to Wern Olau,

PLANDEV-200802-REP-EC Page 118 of 146 and to the effects of the proposal on amenity in relation to the trees and Footpath.

In respect of the latter it should be noted that the trees within the site are large and mature with the canopies almost meeting in the centre of the site and which form an important amenity feature. These are protected under a Tree Preservation Order and whilst the Arboricultural Officer has no objection in principle subject to any tree surgery work being undertaken in accordance with the guidelines in the British Standard, it is considered that any dwelling would have to be carefully sited in order to prevent root damage. Whilst the trees could be retained within a suitable scheme, it is nevertheless considered that necessary severe pruning would adversely affect their amenity value, especially as the site presently forms a pleasant footpath linked introduction to the well-used network of footpaths in Graig Gwladys Woods.

With regard to Public Footpath No. 10 which runs through the site, it is noted that this presently is centrally located in the site and any dwelling here would require a diversion of this footpath, probably to the side of the site. This would create a less commodious route and boundary fencing or walling for the new plot would make this feel even more restrictive. In addition, moving the Footpath closer to the existing trees could affect their root system to the detriment of the future health of the trees.

The Blaenhonddan Community Council and the Authority’s Rights of Way Officer have objected to the proposal on the ground of the adverse affect that the development would have on the existing Footpath No. 10.

Turning to the question of vehicular access and highway safety issues, it should be noted that the site does not enjoy the benefit of a direct frontage to the highway and falls short of the highway by some 8-10 metres. Additionally, it is located on a severe bend in Main Road and immediately adjacent to the junction of Main Road and Wern Olau and to the existing driveway to an existing garage at 23, Maes y Deri and the Head of Municipal and Highway Services (Highways) has therefore objected to the proposal on highway safety grounds.

In conclusion, it is considered that the development of this site for residential purposes would require the diversion of the existing well used public footpath to a less commodious route and which could affect the existing trees on the site and the creation of an additional vehicular access at this location would be detrimental to highway safety.

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RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The site contains a number of large, mature trees which are protected under Tree Preservation Order T113 and which provide an important amenity feature and is also crossed by Footpath 10 which runs centrally through the site and the erection of a dwelling on this site would necessitate extensive tree surgery work which would be detrimental to the visual amenity of the area and the diversion of the Footpath to a less commodious route to the detriment of amenity and users of the Public Footpath.

(2)The site does not have a direct frontage to the public highway and the land located between the site and the highway is not in the ownership or control of the applicant and therefore there is no access to the public highway. In any event, the creation of a new vehicular access at this location immediately adjacent to the junction of Main Road with Wern Olau would be detrimental to the safety and free flow of traffic at this junction and will also conflict with the access to an existing garage at 23, Maes y Deri to the further detriment of highway safety.

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ITEM 2. 3

APPLICATION NO: P/2002/784 DATE: 03/07/02 15:28:52

PROPOSAL: ADVERTISEMENT APPLICATION FOR 2 X 48 SHEET HOARDINGS

LOCATION: BRITON FERRY BRIDGE, A48 EASTBOUND, BRITON FERRY, NEATH SA112JG APPLICANT: SCORE OUTDOOR TYPE: Advertisement

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

E70 Proposal for poster sites

b. Other Policies

None

c. Relevant Planning History

00/1239 1 No 96 sheet display panel Refused 12/12/00 Dismissed on Appeal 22/02/01

d. Responses to Consultations

Number of properties consulted: 26

Number of replies received: 2

The objections can be summarised as follows :

1. The site is in an elevated position above our houses and completely exposed to the high winds and the proposed structure would become a hazard; 2. The application site is a haven for wildlife and not a dumping ground as described;

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3. The proposal will not enhance the visual amenities of the area; 4. The hoarding will be a distraction to drivers and only essential signs should be displayed.

Statutory Consultees:

The Head of Municipal and Highway Services (Highways) – No highway objection Welsh Assembly (Transport Directorate) – we are concerned that inappropriate sign faces may be displayed at this location. In the interests of public safety we would advise that conditions are included in any consent your authority may wish to grant in respect of this application. Briton Ferry Town Council – No reply therefore no observations to make.

APPRAISAL

This application seeks advertisement consent for the erection of 2 No 48 sheet advertisement hoarding on A48 East bound Briton Ferry Bridge at Briton Ferry, Neath.

The proposal would be located on the grassed embankment to the side of the eastbound carriageway approximately halfway along the bridge, one sign would be visible when travelling east and the other when travelling west.

Each sign would be 6.3m long by 3.27m high and would have an overall height of 4.97metres. The sign is not proposed to be illuminated

The owner of the land on which it is proposed to site the panels has submitted a supporting statement which reads as follows:

“I must stress that my local town councillors are somewhat off the target when they fear that the hoardings could cause accidents, firstly this was found to be groundless in my first application last year and secondly hoardings placed everywhere including the very busy Neath Road in Briton Ferry (A474) where drivers travelling towards Baglan have to turn their heads parallel with their shoulders to observe these adverts (this is evident with boards next to the Ferryman Public House) in comparison to the site I have, there are far more signs locally that are possible accident .

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Next is the fact that in last years application no resident or no pedestrian / cyclists objected to the idea, planning posters were placed along the proposed site and along our street, this questions the Welsh Office Inspectors view it that it would have and I quote Have harmful effect on the visual amenity that such pedestrians and cyclists are entitled to enjoy, another speculation that the officer gave I quote – the panel would be viewed against a background of mature trees and the backdrop of trees on the hillside which forms Briton Ferry Woods this I would argue over very strongly as the boards would be viewed against mature trees on my land. The embankment on which the proposed boards are earmarked is well above head height, imposing no interference with views to pedestrians/ cyclists whatsoever.

I must also say that these boards could be of an enormous benefit to the new energy park at Baglan or indeed to the Neath Port Talbot council itself if awareness to traffic, relating the Energy Park were needed, I would like the application to be of benefit to everyone not only now but in the future especially when sited on the doorstep to a bright prospect that of the Baglan Energy Park. I hope the committee will see the overall long term benefits that this site may bring and to consider all the facts before deciding the outcome.”

Members will note from earlier in the report that a previous application for a 1 No 96 sheet hoarding on an adjacent site was refused for the following reason:

“The proposed advertisement by virtue of its size and prominent location would be visually intrusive and detrimental to the visual amenity of the area and is therefore contrary to Policy E70 of the Local Plan”

Although this current submission differs from the previous application in terms of design and now proposes 2 hoardings the overall dimensions would be similar. The signs would be viewed against a back drop of trees that lie immediately to the rear and against a wider backdrop of trees on the hillside forming Briton Ferry Woods. It is considered that the proposal would interfere with existing views of the hillside and be a prominent, highly visible and dominant structure to the detriment of the area’s visual amenity, and therefore would be contrary to Policy E70 of The Borough of Neath Local Plan.

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In relation to the applicants letter:

1. The Head of Municipal and Highway Services (Highways) has raised no highway objection to the proposal and that the Welsh Assembly has suggested a number of conditions that should be imposed on any approval in order that the signs do not

a. resemble a traffic sign; b. contain directional or other traffic elements; c. contain moving or apparently moving elements; d. be of an unusual nature and likely to distract road users.

The other conditions relate to those that should be imposed if the sign would be illuminated. The forms clearly state that the sign would not be illuminated.

2. Each application has to be considered on its merits.

3. The visual impact is addressed above and it should be noted that the Inspector at the previous appeal concurred with these views.

4. The text of any advertisements is not as such material planning matters.

With regard to the objections raised.

1. The safety of any structure is the responsibility of the landowner. 2. It is considered that this proposal would not adversely affect ecology. 3&4. These are addressed above.

It is considered therefore that the proposal should be refused on visual amenity grounds.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed advertisement hoardings by virtue of their size and prominent location would represent a dominant feature in the streetscene to the detriment of the visual amenities of the area and is therefore contrary to Policy E70 of the Borough of Neath Local Plan.

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ITEM 2. 4

APPLICATION NO: P/2002/794 DATE: 01/07/02

PROPOSAL: RESIDENTIAL DEVELOPMENT (ONE DWELLINGHOUSE)

LOCATION: LAND OPPOSITE, EDWARDS TERRACE, ABERGARWED, NEATH APPLICANT: R Evans TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan (Review No. 2)

C1 - Protection of the countryside for its own sake. C5 - Development in the open countryside. C6 - The presumption against ribbon development and development which contributes to the coalescence of settlements. H5 - Infilling and rounding-off of settlements.

Borough of Neath Local Plan

E55 - Development in the open countryside. E59 - Development which would encroach into the open countryside, or which would lead to the coalescence of settlements will be resisted. H3 - Infilling and rounding-off of settlements.

b. Other Policies

Planning Policy Wales (March 2002)

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 28

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A site notice was posted.

Number of replies received: 0

Statutory Consultees:

Resolven Community Council: No objections subject to there being one house only due to the sewerage system being overstretched at the moment.

The Coal Authority: No objections

Environment Agency: No objections

Head of Municipal and Highway Services (Highways): No objections subject to standard conditions.

Head of Municipal and Highway Services (Drainage): No objections subject to standard conditions.

Dwr Cymru/Welsh Water (Hyder Consulting): No objections

Countryside Council for Wales: No reply

British Gas plc (Wales): No reply

APPRAISAL

The application site is located opposite Edwards Terrace at Abergarwed and is bounded by a one metre high embankment with a one metre high post and wire fence, along its 20 metres frontage to Edwards Terrace. The eastern boundary is depicted by a one metre high post and wire fence to a depth of 24 metres. The southern and western boundaries are open and the site comprises open grassland. Land to the east of the application site, to a distance of some 130 metres, comprises open fields of grassland. To the west of the application site, is open countryside for some 2.5 miles up to Aberdulais.

The proposal is an outline application for the erection of one dwellinghouse, with only the means of access to be considered, at this stage. The matters of siting, design, external appearance and landscaping are reserved for subsequent detailed approval.

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It should be noted that the application site is located along a contiguous boundary with land for which full planning permission has been granted in 1999, to the east, for the erection of 75 dwellings and associated highway works. This consent is still valid and was granted in accordance with the Borough of Neath Local Plan housing allocation H1.

Notwithstanding the above, the application site is considered as being located within the open countryside, outside of the nearby settlement of Abergarwed. In policy terms, there is a presumption against new dwellings in the open countryside unless they meet certain criteria for which none exists in this case. Furthermore, there is a presumption against ribbon development and development that contributes to the coalescence of settlements.

The main issue in determining this application is, therefore, whether the proposal will cause demonstrable harm to the appearance and character of the adjoining rural area.

The Applicant has stated in support of the application that:

(1) The Borough of Neath Local Plan is now 9 years old, without review;

(2) The adjacent housing allocation has failed to start during the plan period and perhaps the time has come to expand the village with land release elsewhere, including the application site.

(3) The site is not part of the E65F(I) Special Landscape Area. It was perhaps the thought that this site could be developed some time after the Local Plan Adoption date: and

(4) No review of the SLA has taken place in accordance with Planning Policy Wales 2002.

In relation to (1) and (4), the Plan was adopted in July, 1994 and is 8 years old. The Plan was to cover the period up to mid 2002. The Plan is only just outside this period and is still considered as relevant to the planning process and in line with the general thrust of protective countryside policies, advocated by National Guidance. No formal review has yet been completed by this Authority. It is expected that the Authority’s “Draft Unitary Development Plan” will be placed on deposit by the end of this year.

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(2) There is a full valid planning permission for the erection of 75 dwellings to the east of the application site which is available for development. It would be inappropriate to release further housing land, at this time, which would be contrary to existing planning policies.

(3) This is pure speculation by the Applicant.

In relation to the comments made by the Resolven Community Council, the proposal is for one dwelling. Dwr Cymru/Welsh Water (Hyder Consulting) has no objection. The points raised have, therefore, been addressed.

The proposal is considered as undesirable ribbon development, along the highway, linking the settlements of Abergarwed and Aberdulais which would contribute to the coalescence of such. Furthermore, the proposal is not considered to be infill development or rounding-off and therefore is contrary to countryside policies and detrimental to rural amenity.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposal is considered as undesirable residential development located within the open countryside and would be detrimental to rural amenity and therefore contrary to Policies C1, C5, C6 and H5 of the West Glamorgan Structure Plan (Review No. 2) and Policies E55, E59, and H3 of the Borough of Neath Local Plan.

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ITEM 2. 5

APPLICATION NO: P/2002/852 DATE: 18/07/02

PROPOSAL: CHANGE OF GROUND FLOOR USE FROM SHOP TO FLAT

LOCATION: 6 HIGH STREET, PONTARDAWE, SWANSEA SA8 4HU APPLICANT: Philip Jones TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan Policy S3 – Non-shopping uses in shopping centres.

b. Other Policies

None

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 0

Number of replies received: 0

Statutory Consultees:

Pontardawe Town Council – No objections Head of Municipal and highway Services (drainage) – No objections Head of Municipal and Highway Services (Highways) – No objections subject to conditions

APPRAISAL

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This is a detailed application for the change of use of a former electrical goods shop to a self contained ground floor flat.

The end of terraced property is located near the traffic lights at Pontardawe cross between the car park of the neighbouring carpet retailer and a butchers shop.

The submitted plans indicate that it is proposed to remove the existing shop frontage and install two windows to match the proposed new windows at the first floor and construct a single storey extension to the rear of the property.

Whilst there is no objection to the proposal on amenity or highway safety grounds, it should be noted, in policy terms, that the site is contained within the shopping centre boundary as defined in Policy S1 of the Northern Lliw Valley Local Plan and where under Policy S3 there is a presumption against the conversion of the ground floor premises to a non retails use.

The purpose of the policy, is to concentrate new investment within (the shopping centre) and prevent further dispersion. It is intended that the primary activity within the area should be retailing and associated uses which require a shop front facility and are consistent with a town centre location.

There are no empty commercial premises along the this side of the street within the designated shopping area and it is considered that in order to maintain the attractiveness, viability and vitality of Pontardawe Town Centre that the ground floor is retained for shopping purposes, and therefore the application should be refused.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed use of the ground floor of the premises as a residential flat would introduce a non retail use into the designated shopping area as defined by policy S1 of the Northern Lliw Valley Local Plan to the detriment of the attractiveness, vitality and viabilty of the town centre and would thus be contary to policy S3 of the Northern Lliw Valley Local Plan.

3.

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3. ENPT 2264 UNAUTHORISED DISMANTLING OF MOTOR VEHICLES AND RECOVERY OF SCRAP METAL PREMISES ADJACENT TO 30 CHURCH STREET, BRITON FERRY.

It has been brought to the Directorate’s attention that the above premises are being used for the dismantling of motor vehicles and other articles for the recovery of scrap metal.

The Directorate has written to the owner and advised him to cease the operation but his co-operation has not been forthcoming.

The development is detrimental to highway safety, affects visual amenity, and the noise and disturbance associated with the development obviously effects residential amenity.

RECOMMENDATION

Authorisation is therefore sought for the issue of an enforcement notice for the following reasons:

1. The development it detrimental to residential amenity by virtue of noise, dust and smell and visual impact.

2. The development has a detrimental effect on highway safety by virtue of vehicles loading and unloading on the highway and vehicles entering and leaving the site.

3. The development is contrary to Policy E75 of the Neath Local Plan.

Steps to be taken to clear the site of all material associated with the use.

Time for compliance 90 days from the date which the notice takes effect.

CONTACT PERSON: D. Watkins Ext. 4225

FOR DECISION

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4. DELEGATED APPLICATIONS DETERMINED between 23/7/02 and 8/8/2002

1 App No. P/2002/598 Type Discharge of Cond.

Proposal DETAILS IN RESPECT OF CONDITION 9 OF PLANNING PERMISSION P/2002/0067 - SITE CONTAMINATION INVESTIGATION Location EX POLICE HEADQUARTERS, SEAWAY PARADE, BAGLAN, PORT TALBOT SA128BH Decision Approval with Conditions

2 App No. P/2002/670 Type Full Plans Proposal EXTENSION TO SUNCENTRE Location 89 WINDSOR ROAD, NEATH SA111NS Decision Approval with Conditions

3 App No. P/2002/672 Type Full Plans Proposal CONSERVATORY Location 1 BENEDICT CLOSE, BARRONS COURT, NEATH SA107JA Decision Approval with Conditions

4 App No. P/2002/674 Type Full Plans Proposal EXTENSION TO DWELLING Location 19 GOLWG DEG, WAUNCEIRCH, NEATH SA107QS Decision Approval with Conditions

5 App No. P/2002/680 Type Full Plans Proposal PROPOSED CHANGE OF USE FROM CARPET SHOP INTO A BAR AND RESTAURANT. Location JUST SUITES, 23 Windsor Road, Neath, SA111NA Decision Approval with Conditions

6 App No. P/2002/682 Type Full Plans Proposal EXTENSION TO DWELLING Location 17 ROBERT STREET, GLYNNEATH, NEATH SA115EG Decision Approval with Conditions

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7 App No. P/2002/685 Type Full Plans Proposal STABLE BLOCK FOR APPLICANTS HORSES Location MAESLLAN FARM, CILYBEBYLL, PONTARDAWE SWANSEASA8 3JE Decision Approval with Conditions

8 App No. P/2002/706 Type Full Plans Proposal CONSTRUCTION OF A SINGLE STOREY REAR EXTENSION Location 20 ALBION ROAD, BAGLAN, PORT TALBOT SA128BY Decision Approval with Conditions

9 App No. P/2002/707 Type Full Plans Proposal CONSTRUCTION OF DWELLING Location PLOT ADJACENT TO LYNDHURST, MAIN ROAD, CADOXTON, NEATH Decision Approval with Conditions

10 App No. P/2002/709 Type Full Plans Proposal FIRST FLOOR SIDE EXTENSION Location 27 MAES TY CANOL, BAGLAN, PORT TALBOT SA128UW Decision Approval with Conditions

11 App No. P/2002/711 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 4 OF PLANNING APPROVAL NO P/01/1291 REGARDING CONTROL OF EFFLUENT Location W M MORRISONS SUPERMARKET, CHRISTCHURCH ROAD, BAGLAN MOORS, PORT TALBOT SA127BZ Decision Approval with Conditions

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12 App No. P/2002/712 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 5 OF PLANNING APPROVAL NO P/01/1291 REGARDING DRAINAGE Location W M MORRISONS SUPERMARKET, CHRISTCHURCH ROAD, BAGLAN MOORS, PORT TALBOT SA127BZ Decision Approval with Conditions

13 App No. P/2002/718 Type Full Plans Proposal CONSERVATORY Location BEDW ARIAN, GARDNERS LANE, NEATH SA112AH Decision Approval with Conditions

14 App No. P/2002/719 Type Full Plans Proposal NEW SHOP FRONTS Location Units 9 & 10 Riverside Walk, Forge Road, Port Talbot, SA131US Decision Approval

15 App No. P/2002/735 Type Discharge of Cond.

Proposal AGREE CONDITION 6 OF PLANNING APPROVAL NO P/01/0088 REGARDING FOOTWAY CROSSINGS Location Land adjoining Brynteg & Fairlawns Giants Grave, Briton Ferry, Neath SA112LH Decision Approval with Conditions

16 App No. P/2002/736 Type Discharge of Cond.

Proposal AGREE CONDITION 7 OF PLANNING APPROVAL NO P/01/0088 REGARDING TRAFFIC CALMING MEASURES Location Land adjoining Brynteg & Fairlawns Giants Grave, Briton Ferry, Neath SA112LH Decision Approval with Conditions

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17 App No. P/2002/737 Type Discharge of Cond.

Proposal AGREE CONDITION 10 OF PLANNING APPROVAL NO P/01/0088 REGARDING HIGHWAY LIGHTING/DRAINAGE ALONG THE FRONTAGE OF THE SITE Location Land adjoining Brynteg & Fairlawns Giants Grave, Briton Ferry, Neath SA112LH Decision Approval with Conditions

18 App No. P/2002/739 Type Householder Proposal EXTENSION TO DWELLING Location 12 NIGHTINGALE PARK, CIMLA, NEATH SA113RX Decision Approval with Conditions

19 App No. P/2002/741 Type Advertisement Proposal SHOP SIGNS Location MARKS & SPENCER PLC, 21 GREEN STREET, NEATH SA111DH Decision Approval

20 App No. P/2002/753 Type Full Plans Proposal SINGLE STOREY EXTENSION Location 2 Glannant Rise, Cimla, Neath SA113YR Decision Approval with Conditions

21 App No. P/2002/760 Type Full Plans Proposal CONVERSION OF GARAGE TO SITTING ROOM Location 52 ROWAN TREE CLOSE, NEATH SA107SQ Decision Approval with Conditions

22 App No. P/2002/762 Type Full Plans Proposal GARAGE Location 2 DAVIES ANDREWS ROAD, TONNA, NEATH SA113EU Decision Approval with Conditions

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23 App No. P/2002/764 Type Full Plans Proposal CONSERVATORY Location 3 DERLWYN, NEATH SA107QU Decision Approval with Conditions

24 App No. P/2002/768 Type Full Plans Proposal CONVERSION OF OLD SUNDAY SCHOOL INTO DWELLING AND CONSTRUCTION OF GARAGE Location THE OLD SUNDAY SCHOOL, 9 CIMLA COMMON, CIMLA, NEATH SA113SY Decision Approval with Conditions

25 App No. P/2002/771 Type Full Plans Proposal EXTENSION TO DWELLING Location 60 STRATTON WAY, CWRT HERBERT, NEATH SA107AS Decision Approval with Conditions

26 App No. P/2002/777 Type Full Plans Proposal PRIVATE GARAGE Location 3 DWR Y FELIN ROAD, NEATH SA107RL Decision Approval with Conditions

27 App No. P/2002/780 Type Full Plans Proposal EXTENSION TO DWELLING Location 11 BRYNGLAS, BRYNCOCH, NEATH SA107TB Decision Approval with Conditions

28 App No. P/2002/781 Type Full Plans Proposal EXTENSION TO DWELLING Location 3 WEMBLEY AVENUE, ONLLWYN, NEATH SA109HL Decision Approval with Conditions

29 App No. P/2002/783 Type Full Plans Proposal EXTENSION TO DWELLING Location 9 WEMBLEY AVENUE, ONLLWYN, NEATH SA109HL Decision Approval with Conditions

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30 App No. P/2002/785 Type Full Plans Proposal EXTENSION TO DWELLING Location 12 YNYS Y MOND ROAD, PONTARDAWE, SWANSEA SA8 3BA Decision Approval with Conditions

31 App No. P/2002/799 Type Full Plans Proposal GARAGE OFF REAR LANE AND EXTENSION TO PATIO AND OUTBUILDINGS Location 30 NEATH ROAD, CRYNANT, NEATH SA108SE Decision Approval with Conditions

32 App No. P/2002/809 Type Discharge of Cond.

Proposal AGREE TO CONDITION 4 OF PLANNING APPROVAL NO P/02/133 WITH REGARD TO MATERIALS (BRICK - LBC COTSWOLD, TILE - REDLAND REGENT BROWN) Location 7 HEOL BRYNNA, CIMLA, NEATH SA112DT Decision Approval with Conditions

33 App No. P/2002/822 Type Full Plans Proposal EXTENSION TO DWELLING Location 6 YNYSYGERWYN CRESCENT, ABERDULAIS, NEATH SA108HW Decision Approval with Conditions

34 App No. P/2002/827 Type Full Plans Proposal CONSERVATORY Location 27 PARC PENSCYNOR, CILFREW, NEATH SA108LQ Decision Approval with Conditions

35 App No. P/2002/835 Type Discharge of Cond.

Proposal AGREE CONDITION 1 OF PLANNING APPLICATION P/02/601 WITH REGARD TO EXTERNAL MATERIALS (WALLS – CHELWOOD BERKSHIRE RED FACING BRICK AND

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JOHNSTONES - MASONRY PAINT CREAM) (ROOF - ARTIFICIAL SLATE GREY) Location PENCASTELL BUNGALOW, BRYTWYN ROAD, CYMMER, PORT TALBOT SA133EP Decision Approval with Conditions

36 App No. P/2002/837 Type Prior Notif.Eccl. Proposal INTERNAL WORKS TO LISTED BUILDING (UNDER ECCLESIASTICAL EXEMPTION) I.E. MODIFICATIONS TO ORGAN Location ST DAVIDS CHURCH, ST DAVIDS STREET, NEATH, Decision No Objections

37 App No. P/2002/850 Type Prior Notif.Eccl. Proposal WORKS TO LISTED BUILDING (UNDER ECCLESIASTICAL EXEMPTION) I.E. NEW GAS FIRED CENTRAL HEATING BOILER Location ST CADOC'S CHURCH, MANOR DRIVE, ABERPERGWM, GLYNNEATH NEATHSA115RE Decision No Objections

38 App No. P/2002/855 Type Discharge of Cond.

Proposal DETAILS OF FORECOURT BOUNDARY LINE AND LEVELS UNDER CONDITION 3 OF PLANNING CONSENT NO: P/02/0374 Location PLOTS 3 & 4, HEOL WENALLT, CWMGWRACH, NEATH Decision Approval

39 App No. P/2002/860 Type Discharge of Cond.

Proposal DETAILS OF EXTERNAL MATERIALS UNDER CONDITION 10 OF PLANNING CONSENT NO: P/02/0374 Location PLOTS 3 & 4, HEOL WENALLT, CWMGWRACH, NEATH Decision Approval

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40 App No. P/2002/861 Type Discharge of Cond.

Proposal DETAILS OF PROPOSED NEW HEDGEROW UNDER CONDITION 14 OF PLANNING CONSENT P/02/0374 Location PLOTS 3 & 4, HEOL WENALLT, CWMGWRACH, NEATH Decision Approval with Conditions

41 App No. P/2002/869 Type Full Plans Proposal CONVERSION OF EXISTING GARAGE TO NEW COMPUTER GRAPHICS STUDIO Location GREEN ACRES, GRAIG GELLINUDD, PONTARDAWE, SWANSEA Decision Application Invalid

42 App No. P/2002/876 Type Discharge of Cond.

Proposal DISCHARGE OF CONDITION 2 OF PLANNING CONSENT NO: P/98/1266 (EXTERNAL MATERIALS) Location 3 CIMLA ROAD, NEATH SA113PR Decision Approval

43 App No. P/2002/878 Type Discharge of Cond.

Proposal DISCHARGE OF CONDITION 3 OF PLANNING CONSENT NO: P/98/1266 (CAR PARKING) Location 3 CIMLA ROAD, NEATH SA113PR Decision Approval

44 App No. P/2002/879 Type Discharge of Cond.

Proposal DISCHARGE OF CONDITION 4 OF PLANNING CONSENT P/98/1266 (VEHICLE CROSSOVER) Location 3 CIMLA ROAD, NEATH SA113PR Decision Approval

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45 App No. P/2002/880 Type Discharge of Cond.

Proposal DISCHARGE OF CONDITION 5 OF PLANNING CONSENT NO: P/98/1266 (BOUNDARY TREATMENT) Location 3 CIMLA ROAD, NEATH SA113PR Decision Approval

46 App No. P/2002/883 Type Discharge of Cond.

Proposal AGREE CONDITION 3 OF PLANNING APPLICATION P/01/336 WITH REGARD TO LANDSCAPING SCHEME. Location YNYSYGWAS FARM, YNYSYGWAS, CWMAVON, PORT TALBOT Decision Approval with Conditions

47 App No. P/2002/895 Type Householder Proposal EXTENSION TO DWELLING/CONSERVATORY/DORMER EXTENSION AND GARAGE Location 1 NEATH ROAD, FFOREST GOCH, NEATH Decision

48 App No. P/2002/898 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS FOR A PROPOSED DEVELOPMENT - CONVERSION OF EXISTING GARAGE TO LIVING ACCOMMODATION Location 21 LON-Y-WERN, PONTARDAWE, SWANSEA SA8 3BJ Decision Approval

49 App No. P/2002/899 Type Informal Consult App Proposal OBSERVATIONS ONLY - RESERVED MATTERS APPLICATION TO APPROVE DETAILS ON CONDITIONS 1, 5, 11, 12, 14, 15 AND 30 ON OUTLINE PLANNING PERMISSION A00/1410 ( NEW SPORTS STADIUM, LEISURE FACILITIES AND RETAIL DEVELOPMENT ) Location MORFA STADIUM, UPPER BANK, LANDORE, SWANSEA Decision

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5. APPLICATION DEFERRED TO SITE VISIT PANEL MEETING (N.B. to be read in junction with the minutes of the Panel)

ITEM 5. 1

APPLICATION NO: P/2001/314 DATE: 22/03/01

PROPOSAL: VARIATION OF CONDITION 7 (GO CARTING) AND CONDITION 19 (4 WHEEL DRIVE VEHICLES) OF PREVIOUS PLANNING PERMISSION P/99/1231

LOCATION: A - Z MOTORING, Crymlyn Burrows, NEATH, APPLICANT: A - Z MOTORING TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None.

b. Other Policies

None.

c. Relevant Planning History

98/0013 – Cycle track. Approved 12/3/98. 99/1231 – Development of an off road instruction and driving activity centre. Approved 6/6/00.

d. Responses to Consultations

Number of properties consulted: 22

Site notices were posted on the site and in the locality.

Number of replies received: 10

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The letters received make comments on the proposals in the following manner.

a) The proposed use of Go-Karts would reduce the quality of life for residents and those utilising the facilities at the Tower Hotel. The same machines would also disturb wildlife in the Crymlyn Bog SSSI.

b) The activities associated with the Go-Karts would create noise and dust pollution to the detriment of local amenities by high revving engines.

c) The proposed activities could have an effect on business at the Tower Hotel thereby putting people’s jobs at risk.

d) The speed and volume of traffic through the village is already a problem to residents and this would add to the problems that are already experienced.

e) The attraction of the area and the relative peace and tranquillity of the area during weekends would be spoilt.

f) Any permissions for 4 wheel drive vehicles should ensure that the area be securely fenced to prevent vehicles driving off the site and into the countryside.

Statutory Consultees:

Coedffranc Community Council consider that it would be improper for go-karting and four wheel drive activities to be permitted as noise levels would be unacceptably high.

Head of Environmental Health and Trading Standards has considered the results of a noise assessment for the proposals particularly in regard to the use of go-karts. Following the results of such assessments, whilst noise levels might be reduced for go-karts by utilising only parts of the site or erecting a 4 metre barrier, there are still concerns over the frequency of the noise of petrol driven karts. There would however offer no objection if the use of go-karts were limited to belt driven electric karts.

Countryside Council for Wales – No comments received.

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APPRAISAL

Background

Members will recall that planning permission for the development of an off-road instruction and driving activity centre at the site near Jersey Marine was granted on 6th June 2000. The consent was subject to 21 conditions and schemes, some of which have been determined under delegated procedures.

Proposals

The application seeks the variation of two conditions of the permission granted under P.A. Ref. P99/1231. These are as follows: a) To vary condition 7 to allow go-karts to be used on the site.

Condition 7 states:

“No part of the application site shall be used for the racing or speed testing of any motor vehicles.” b) To vary condition 19 of P.P.99/1231 to allow the use of the site by 4 x 4 vehicles, as an utility for qualified drivers seeking further professional development of their skills or by those accompanied by professional instructors on approved parts of the sites.

Condition 19 states:

“No part of the application site or the area edged blue (being on the ownership of the applicant) shall be used by 4 x 4 (four wheel drive) vehicles for the purposes of “off-roading” whether as a recreational activity or under tuition.

Comments a) Variation of Condition 7

In considering the original application, it was stated that the total number of vehicles using the perimeter roads or manoeuvring area would be 3 at a time. Noise assessments predicted that noise levels would be acceptable on this level of use.

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The applicants have submitted an assessment on noise levels that may be experienced at the nearest noise sensitive properties and at the Tower Hotel complex. The assessment states that L90 levels of 42dBA and 40dBA were recorded at the Tower Hotel and canal towpath respectively. Accordingly an additional 5dBA has been considered as a target level for the Tower Hotel which would mean a level of 47dBA Laeq (1hr). The report concludes that using 6 Pacer (Petrol) Karts on the whole circuit of the site would exceed this level, by around 9dBA but could be achieved using the western or secondary circuit on the site. It is also stated that erecting a 4 metre high fence or bund could achieve a reduction of some 5-7 dBA at the Eastern perimeter of the site. With this provision it is probable that levels below 47dBA could be achieved when using Petrol Karts. These levels still add to the surrounding ambient levels although they could not be considered as a major impact in sound emission levels alone. However, there are concerns with regard to the type of noise frequency that petrol driven go-karts produce irrespective of the actual noise level. Karts can be manufactured as belt driven electric karts that produce noise levels below a threshold that would cause concern. They are not noted for any peculiar or high noise frequencies. The Head of Environmental Health and Trading Standards is satisfied that such electric driven vehicles could be utilised without detrimental effect on the nearest noise sensitive properties. It is therefore considered after detailed assessment that Condition 7 can be varied to allow the use of belt driven electric karts on the site. However it is considered that the use of petrol driven karts on any part of the site with or without noise barriers, would be detrimental to the amenities of residential properties and other nearby land users. b) Variation of Condition 19

The original application sought consent for the use of 4 x 4 wheel drive vehicles on the site. Condition 19 prohibits the use of such vehicles for the purposes of “off-roading” whether as a recreational activity or under tuition. There is no clear definition for “off-roading” activity however it is considered to be in the form of vehicles driving over rough terrain and unsurfaced areas.

In considering the original application concerns were expressed that such activity may extend to more sensitive ecological areas adjacent to the site. The applicant has provided a suitable fencing under a scheme, which shows that the definitive boundaries of the site would

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be identified and secured. There is an area to the western end of the development site which could reasonably be utilised for off-roading use subject to the activity being contained in the area and measures being undertaken to suppress dust during dry site conditions. Noise is not considered to be an issue of concern at this location for such use. The area covers some 0.4 hectares and would not be able to be used for intensive or high volume use.

In respect to the representations made, it is considered that the relative impacts of noise and dust nuisance have been considered in the assessment of the application and that specific and constrained use of karts and 4 x 4 vehicles for off-roading can be operated on the site without detrimental effect on the amenities and businesses of the area. The generation of traffic to and from the facility has been considered under the primary application and is not a material change within the current proposals.

It is therefore considered that Conditions 7 and 19 of P.P.99/1231 can be varied in an appropriate manner to allow limited use of karts and 4 x 4 vehicles for off-roading use.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

That Conditions 7 and 19 of P.P.99/1231 are amended as follows

Condition 7

With the exception of the use of up to 6 belt driven electric karts at any one time, no part of the application site shall be used for the racing or speed testing of any motor vehicles.

Reason

In the interest of the amenities of nearby residential properties and adjacent land uses.

Condition 19

With the exception for that area indicated in green on the enclosed Plan Ref. A., no part of the application site or the area edged blue (being in the ownership or control of the applicant) shall be used by 4 x 4 (four wheel

PLANDEV-200802-REP-EC Page 145 of 146 drive) vehicles for the purpose of "off-roading", whether as a recreational activity or under tuition.

Reason

In the interest of protecting the amenities of nearby residential properties and to ensure that the landscape features of the site is protected. and that the following conditions are attached to the consent. a)Measures shall be employed on the site to prevent the generation of dust from site activities and in particular to those carried out by 4 x 4, off roading activities.

Reason

In the interest of the amenities of the area. b)Conditions 1-6, 8-18 and 20-21 of P.P.99/1231 or any schemes and amendments thereto shall apply to this consent.

Reason

The application has been made under Section 73 of the Town and Country Planning Act 1990.

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