ckplanning ltd – Mr & Mrs M and S Cleverley
PLANNING REPORT & LISTED BUILDING ASSESSMENT HOUSEHOLDER APPLICATION TO TO EXTEND COTTAGE KNOWN AS GLOWTY'R FELIN MELIN LLANRHIAN, LLANRHIAN, HAVERFORDWEST, PEMBROKESHIRE SA62 5BQ.
Pembrokeshire County Council
Penlanfeigan
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 1 ckplanning ltd – Mr & Mrs M and S Cleverley
Application for Planning Permission Town and Country Planning Act 1990
To : Head of Planning Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 ITP
ckplanning is making an application on behalf of MICHAEL STUART CLEVERLY & SHARON
ELAINE CLEVERLY for the following Planning Permission:
1. Proposal : To Extend Dwelling to provide a Shower Room & Porch/Utility Area
2. Site Location : Glowty’r Felin, Llanrhian Mill, Llanrhian, SA625BQ
3. Type of Planning Permission : Householder with Listed Building Consent
4. Relevant LDP Policies: SP.1, GN.1, GN.2, GN.37. GN.38
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 2 ckplanning ltd – Mr & Mrs M and S Cleverley
1.0 INTRODUCTION
1.1 Please find enclosed the following:
Requisite application forms and certificates
Drawing 089/SO1 Location and Existing Site Plan
Drawing 089/SO2 Topographical Survey
Drawing 089/SO3 Existing Floor Plan & Section A-A
Drawing 089/SO4 Existing Elevation; North & East
Drawing 089/SO5 Existing Elevation: South & West
Drawing 089/PO1 Proposed Site & Roof Plan
Drawing 089/PO2 Proposed Floor Plan
Drawing 089/PO3 Proposed Elevations : North and East
Drawing 089/PO4 Proposed Elevations: South and West
Drawing 089/PO5 Proposed Section A-A
Planning fee – £190-00
1.3 This report is prepared in accordance with the requirements of planning policies contained within the Local Development Plan for Pembrokeshire Adopted February 2013 (LDP).
2.0 BACKGROUND & LOCATION 2.1 Llanrhian Mill lies on the north-eastern periphery of the small rural settlement of Llanrhian, on the south side of the “C” class road that connects the village to Trefin and beyond to the north.
2.2 Glowty‘Pembrokeshirer Felin and Melin Llanrhian were recently County granted planning Council permission for use as separate residential dwellings under planning permission 15/0794/PA .
2.3 Llanrhian ‘Water Mill’ is a Grade II Listed Building under CADW Ref No 20:26/384. The
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Listing Schedule is attached at the end of this report.
2.4 Separation of the property did not entail changing the character or appearance of either building. The proposed development comprises the addition of a shower room and porch/utility area which adds some 10.25m2 of floor space to the existing 42m2 of floor space – total now 52.25m2.
3.0 SERVICES 3.1 The site has suitable access onto a public highway, the “C” Class Llanrhian to Trefin Road which is a public road where safe vehicular access and parking has been achieved to the satisfaction of the County Council Highways Development Control Officer The new, extended and approved car parking area in front of Glowtr’y Felin provides sufficient space for a fuel oil delivery vehicle to park safely off-road whilst delivering to the site. Water reticulation, main sewer connection, electricity and telephone lines are readily available. Surface water run-off is disposed by soakways. 3.2 The application site is elevated above any designated flood zones.
4.0 CURRENT PLANNING POLICY.
4.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). PCC has recently adopted its Local Development Plan (LDP).The relevant policies identified are:-
4.2 SP 1 Sustainable Development
All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.
4.3 There will be no adverse impacts as a result of this proposal as the character and appearance of the building and area within which it is located will effectively remain unchanged. The proposed work will involve local tradesman and local materials, thereby benefitting the local economy and its social support structure.
4.4 GN.1 General Development Policy Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels;Pembrokeshire County Council 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic
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exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.
4.5 The proposed extension will be located at the eastern end of the host building; there will be no visual or other detrimental impact on local amenity as the extension will be partially screened by an existing natural random rubble stone wall; the natural environment will remain undisturbed; there is an existing access to Melin Llanrhian capable of accommodating traffic flows; existing on-site infrastructure is capable of accommodating residential use (as it currently does); and, safe off-road parking has been achieved. The scale, nature and siting of the development does not undermine the character of either the site or locality.
4.6 No hedgerows, trees or other form of wildlife habitat or corridor will be lost as a result of this development.
4.7 The site is readily and easily accessible from the local highway network which provides excellent connectivity for motorists, cyclists and pedestrians. There is adequate on-site car parking.
4.8 The subject site has the benefit of all the requisite services.
4.9 GN.2 Sustainable Design Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements /layout; 3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions; 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and 7. It contributes to delivering well-designed outdoor space with good linkages to adjoining streets, spaces and other green infrastructure.
4.10 Good design is reliant on proposals emerging from an understanding of the site and its context, rather than relying on the unimaginative use of standard site layouts and building types. The proposed development has been designed to reflect the character and appearancePembrokeshire of the host building and, by using corrugatedCounty sheets forCouncil the roof and external walls, will appear as a more traditional form of extension found throughout the County. The extension is of a scale and proportioning that ensures it remains subservient to the host building, particularly by providing a dropped roof/ridge-line that reflects it as an obvious addition. Please note that the original building has already been heavily modified for its
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 5 ckplanning ltd – Mr & Mrs M and S Cleverley current residential use.
4.11 GN.37 Protection and Enhancement of Biodiversity All development should demonstrate a positive approach to maintaining and, wherever possible, enhancing biodiversity. Development that would disturb or otherwise harm protected species or their habitats, or the integrity of other habitats, sites or features of importance to wildlife and individual species, will only be permitted in exceptional circumstances where the effects are minimised or mitigated through careful design, work scheduling or other appropriate measures.
4.12 The proposed development will not result in the disturbance or harm of any protected species or habitat. No work is proposed to the roof or roof space of the host building.
4.13 GN.38 Protection and Enhancement of the Historic Environment
Development that affects sites and landscapes of architectural and/or historical merit or archaeological importance, or their setting, will only be permitted where it can be demonstrated that it would protect or enhance their character and integrity.
4.14 The overall character, appearance and setting of Glowty’r Felin and the Melin Llanrian site will not be affected by this proposal. The historic merit of the building and site will not be comprised by this modest extension, which has been designed using sympathetic materials and finishes that compliment the Melin Llanrhian buildings and their character.
Note that Council’s Conservation and Listed Building officer, Matt Pyart has been consulted on this development and has raised no objection.
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 6 ckplanning ltd – Mr & Mrs M and S Cleverley Listed Building Design and Access Statement
Introduction.
This Listed Building Design and Access Statement (DAS) explains the design principles and concepts that have been applied to this development and how issues relating to access have been dealt with. With regard to the LBC application it explains how the design principles and concepts take account of the special architectural or historic importance of the host building, the features that justify its listing and the building’s setting – Ref - TAN 12, page 70. Explaining the Design Principles and Concepts that have been applied to the development. The main element of the design of the proposed unit is to replicate the form, materials and appearance of the host building. The main concept for the unit is aimed at respecting the character and historic importance of Glowty’r Felin and the appearance and setting of Melin Llanrhian.
The external walls will be constructed using insulated cavity concrete blockwork clad in traditional painted corrugated sheets. The roof will also be insulated and clad in traditional painted corrugated sheets. The new entrance door will be timber painted and half glazed; the two small windows will be double glazed with painted timber frames. Colours to be traditional ox-red, complimenting Glowtyrs’ joinery, and a neutral matt colour on the walls.
Demonstrate the steps that have been taken to appraise the context of the development in terms of; Environmental Sustainability; Movement to, from and within the development; Character; and, Community Safety. Understanding the site in its immediate and wider context has been the basis for the design response taken here.
Environmental Sustainability The extension will be constructed using locally sourced materials wherever possible and will be constructed by a local tradesman. No additional foul waste will be created. All rubbish will be collected, as it currently is, via the County Council normal collection service. All waste grey water will be collected and discharged into the existing drainage system on the site. Pembrokeshire County Council
ACCESSIBILITY
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How policies within the development plan have been taken into account regarding access matters.
GN.1 General Development Policy
Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.
The site access area to the front of the building is flat and so not deemed problematic in providing access for all users. Land adjoining the vehicular access will be regularly maintained and kept free of vegetation, weeds etc. The applicant is committed to a policy of equality and accessibility in respect of this development and to visitors and occupiers of the building The site is accessed direct from the public highway and no changes will be made to the existing access. The subject site is relatively level and is not problematic in providing access for all users and physical abilities. Level, safe access exists onto the public highway, wherein adequate sight lines to the left can be achieved. Space to store a cycles on the site is not affected. PembrokeshireThere is a public bus service stop Countysome 50m from theCouncil site which provides connections to St Davids, Fishguard, Haverfordwest, the Coast Path network and beyond.
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 8 ckplanning ltd – Mr & Mrs M and S Cleverley
MOVEMENT TO, FROM & WITHIN THE DEVELOPMENT Promoting sustainable means of travel (how will issues of reliance on the car be
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 9 ckplanning ltd – Mr & Mrs M and S Cleverley addressed):
· The site access to/from the public road affords easy movement for sustainable forms
Pembrokeshire County Council
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of transport such as cycles, electric cars and other fuel efficient forms of transport.
· There is sufficient on-site parking for alternative forms of private transport, other
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 11 ckplanning ltd – Mr & Mrs M and S Cleverley
than petrol/diesel powered vehicles.
Site specific issues that might affect access.
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 12 ckplanning ltd – Mr & Mrs M and S Cleverley
Accessibility to the subject site provides safe access for vehicles, cyclists and pedestrians onto the local highway network. Ease of Access within and to the Site.
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 13 ckplanning ltd – Mr & Mrs M and S Cleverley
Philosophy is ensuring access for all - the applicant is committed to a policy of equality and accessibility for visitors to the site. The DDA Act 1995 makes it unlawful to discriminate against disabled people when living their lives. Therefore, safe access to all persons has
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 14 ckplanning ltd – Mr & Mrs M and S Cleverley been ensured. Access in and around the property is well established, and overall the site affords ease of access/circulation for all abilities. The site access will be maintained and does not require
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 15 ckplanning ltd – Mr & Mrs M and S Cleverley any alterations to support the proposed scheme. CHARACTER - Sustaining and enhancing local character. The extension has been designed to respect:-
Pembrokeshire County Council
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The Melin Llanrhian Listed Buildings. The development does not threaten any archaeological features, waterways, special landscape character, distinctive views, skyline or natural or cultural
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 17 ckplanning ltd – Mr & Mrs M and S Cleverley
resources.
COMMUNITY SAFETY –this proposal does not include any public spaces and so impact on
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 18 ckplanning ltd – Mr & Mrs M and S Cleverley community safety is minimal. There is open surveillance across the site from the carport.
In Conclusion - The above information sets out the planning policy criteria and
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 19 ckplanning ltd – Mr & Mrs M and S Cleverley material considerations that currently exist to guide the determination of this application. The DAS report takes into account advice contained within WAG Technical Advice Note 12.
Pembrokeshire County Council
ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 20 ckplanning ltd – Mr & Mrs M and S Cleverley
Christopher Kimpton BA(HONS) TOWN PLANNING
Pembrokeshire County Council
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Pembrokeshire County Council
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