(Public Pack)Agenda Document For

Public Document Pack

Neuadd Cyngor Ceredigion, Penmorfa, Aberaeron, Ceredigion SA46 0PA ceredigion.gov.uk

17 June 2021

Dear Sir / Madam

I write to inform you that a Meeting of the Development Control Committee will be held remotely via video-conferencing on Wednesday, 23 June 2021 at 10.00 am for the transaction of the following business:

1. Apologies

2. Personal Matters

3. Disclosures of personal interest/prejudicial interest

4. To consider the Minutes of the Meeting of the Committee held on the 09 June 2021 (Pages 3 - 6)

5. To consider planning applications deferred at previous Meetings of the Committee (Pages 7 - 16)

6. Development, Advertisement, Local Authority and Statutory Applications (Pages 17 - 52)

7. Planning applications dealt with by way of delegated authority (Pages 53 - 56)

8. Appeals (Pages 57 - 58)

A Translation Services will be provided at this meeting and those present are welcome to speak in Welsh or English at the meeting.

Yours faithfully

Miss Lowri Edwards Corporate Lead Officer: Democratic Services

To: Chairman and Members of Development Control Committee

The remaining Members of the Council for information only.

Agenda Item 4 Minutes of a Meeting of the DEVELOPMENT CONTROL COMMITTEE held remotely by video- conference on Wednesday, 09 June 2021

Present: Councillor Lynford Thomas (Chair), John Adams-Lewis, Bryan Davies, Ceredig Davies, Gethin Davies, Meirion Davies, Ifan Davies, Odwyn Davies, Peter Davies MBE, Rhodri Davies, Dafydd Edwards, Rhodri Evans, Paul Hinge, Catherine Hughes, Gwyn James, Maldwyn Lewis, Lyndon Lloyd MBE, Gareth Lloyd, Dai Mason, Rowland Rees-Evans and Wyn Thomas.

Also in attendance: Councillors

Officers in attendance: Mr Russell Hughes-Pickering, Corporate Lead Officer- Economy & Regeneration, Mrs Gwennan Jenkins, Development Management Team Leader South, Mr Jonathan Eirug – Development Management Team Leader North, Mrs Catrin Newbold, Service Manager – Development Management, Mrs Patricia Armstrong – Corporate Manger- Legal Services, Ms Nia Jones – Corporate Manger – Democratic Services and Mrs Dana Jones, Democratic Services and Standards Officer

(10:00am – 11:40am)

1. Personal The Chairman welcomed all to the meeting.

2. Apologies None.

3 Disclosure of Personal and/or Prejudicial Interest Councillor Rowland Rees –Evans declared a personal and prejudicial interest in Application A200862, however, he had been granted a dispensation to speak on the application by the Ethics and Standards Committee.

4. Minutes of a Meeting of the Committee held on the 19 May 2021 It was RESOLVED to confirm as a true record the Minutes of the Meeting of the 19 May 2021.

Matters arising None.

5. Planning applications deferred at previous Meetings of the Committee None.

6. Development, Advertisement, Local Authority and Statutory Applications Consideration was given to the Report of the Corporate Lead Officer Economy and Regeneration upon development, advertisement; local authority and statutory planning Applications:-

A200862 Erection of a Dwelling, Tycoch, Trefenter, Aberystwyth

To DEFER determination of the application in order for officers to consider the recent information submitted by the agent for an affordable dwelling.

Page 3

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A201095 Erection of a Dwelling, Plot adjacent to Gwyn Ley, Penrhyncoch, Aberystwyth

To DEFER determination of the application in order for discussion with the applicant and officers regarding relocating the dwelling nearer to the farm and that they consider a TAN 6 agricultural dwelling rather than an affordable, also justification for a TAN 6 to be provided accordingly.

______

A200879 Removal of agricultural condition 4 of planning permission D1/1000/87 erection of a dwelling for an agricultural worker, Rhos Rhydiol, Bwlchllan, Lampeter

To note that the applicant had WITHDRAWN the application. .

______

Written representations from Mr Zac Addison (Agent) was read out in committee in accordance with the temporary addendum to the Operational procedure for Members of the Public addressing the Development Control Committee in response to Covid-19

A200994 Proposed storage shed for agricultural & horticultural machinery, Land Adjacent To Waun Fach, Cwm Cou, Newcastle Emlyn

To APPROVE the application subject to conditions to include that the storage of vehicles associated with the business are stored within the shed only and not on the yard.

Members did not agree with the recommendation of Officers and were of the opinion that the application could be approved for the following reasons:-

 This application supports and promotes a rural business  Planning Policy Wales is flexible as it allows for rural businesses It’s the policy of the County Council is to assist small rural business such as this  Beulah Community Council supports the application and this is an important factor for approving the application  It’s important that the applicant has a shed to keep his expensive machinery secure and under lock

______

Page 4

7. Planning Applications dealt with by Corporate Lead Officer – Economy and Regeneration:- It was RESOLVED to note the schedule of planning applications dealt with the Report of the Corporate Lead Officer – Economy and Regeneration.

8. Planning Appeals It was AGREED to note the following:-

Cais / Gorfoda Dyddiad

Cyfeirnod eth / Penderfyniad Penderfyniad yr Apel / Linked Apeliwr / Rhesymau dros apelio / Allanol / # Lleoliad / Location Allanol / External Appeal Applicati Appellant Grounds for Appeal External Decision Reference on / Decision Enforce Date ment Mr A APP/D6820 Szebeni Against refusal of 70 Cambrian Street, Allowed with 1 /A/21/32691 A200981 19-05-2021 (Rees & permission Aberystwyth, SY23 1NZ Conditions 54 Soady) APP/D6820 Aberarth Chapel, Against refusal of listed 2 /E/20/32628 A150941 Ms K Price Aberarth, Aberaeron, Dismissed 19-05-2021 building consent. 18 SA46 0LN

9. Any Other Business The Corporate Lead Officer- Economy & Regeneration reported that a Members Workshop would be held on Friday, 25 June 2021 at 2:30pm. The aim of the Workshop was to consider issues such as pre call in letters, update on Planning Policy Wales, Future Wales and any policy changes emerging from Welsh Government. A work programme for future meetings in the next few months would also be considered.

Confirmed at the meeting of the Committee held on the 23 June 2021

Chairman:-______

Date:______

Page 5 This page is intentionally left blank Agenda Item 5 1. Gohiriwyd/Deferred

Dyddiad y Cyfeirnod y Cais derbyniwyd / Ymgeisydd Argymhelliad / # / Application Bwriad / Proposal Lleoliad / Location Received / Applicant Recommendation Reference Date Formation of new Land at Cilgraig, Capel 1 A200528 02-07-2020 Mr D Jones Refuse agricultural field access Dewi, Llandysul

Page 7 2 / 52 1.1. A200528

Page 8 3 / 52

Rhif y Cais A200528 Derbyniwyd 02-07-2020 Y Bwriad Ffurfio mynediad newydd i gae amaethyddol Lleoliad Tir yng Nghilgraig, Capel Dewi, Llandysul Safle Math o Gais Cais Cynllunio Llawn Ymgeisydd Mr D Jones, Penwern, Capel Dewi, Llandysul, Ceredigion, SA44 4PS Mr M Edwards (Castle Arch. Designs Ltd), Ty Banc, 9 Stryd y Bont, Castellnewydd Emlyn, SA38 Asiant 9DX

Y SAFLE A HANES PERTHNASOL

Mae safle’r cais yn ymwneud â chae a leolir ar hyd ffordd y B4450 o Rydowen i Gapel Dewi, rhyw 0.5 milltir i’r gogledd o bentref Capel Dewi. Mae’r cae yn codi’n serth o’r ffordd ac mae o fewn ffiniau clawdd a rhai coed.

Amgylchynir safle’r cais gan gaeau ac mae ardal goetir i’r de. Mae un annedd breswyl i’r gogledd a grŵp o anheddau i’r de.

Cyflwynwyd cais am yr un datblygiad ym mis Chwefror 2020; fodd bynnag, tynnwyd y cais hwn yn ôl wedi hynny oherwydd diffyg gwybodaeth am ddyluniad manwl y mynediad (A200134).

Ar 29-10-20, cafodd cais am ganiatâd cynllunio amlinellol i godi annedd Nodyn Cyngor Technegol (TAN) 6 yn y cae hwn ei dynnu yn ôl (cyfeirnod y cais A180513). Yn y cais hwnnw, roedd y mynediad arfaethedig i’r annedd yn yr un lleoliad â’r cais hwn.

MANYLION Y DATBLYGIAD

Mae’r cais yn ceisio caniatâd cynllunio llawn i greu mynediad newydd i gae amaethyddol. Ar hyn o bryd, ceir mynediad i’r cae drwy lôn i’r de y mae iddi hawl mynediad sy’n rhedeg i gefn y ddau eiddo preswyl y’u hadnabyddir fel Clettwr Vale a Llundain-fach. Mae’r cais yn nodi bod y mynediad hwn yn is na’r safon a’i fod yn llithro/suddo.

Mae’r cae yn codi’n serth o’r ffordd sy’n golygu bod angen mynediad mwy sylweddol yn ogystal â waliau cynnal. Bydd y mynediad yn 16.4m o led lle mae’n ymuno â’r ffordd a bydd y waliau cynnal bob ochr iddo yn 7.2m o hyd ac yn 1.75m o uchder. Bydd y mynediad yn ymestyn 6m am yn ôl er mwyn creu cwymp o 1:20 ac, ar y pwynt hwn, bydd yn 4.5m o led. Bydd y trac mynediad yn ymestyn 13m am yn ôl, a bydd cwymp o 1.8. Bydd y tir ar bob ochr i’r trac mynediad yn cael ei oleddfu.

Mae’r asiant wedi egluro y bydd y trac mynediad yn ymestyn ymhellach i fyny’r cae. Fodd bynnag, mae hwn yn ymestyn y tu hwnt i’r llinell goch/safle’r cais yn y cais hwn. Mae’r asiant wedi cadarnhau y bydd yn cyflwyno cais cynllunio ar wahân ar gyfer gweddill y trac mynediad.

Cyflwynwyd llythyron cefnogi gan y cymdogion yn Clettwr Vale a Llundain-Fach yn rhan o’r cais.

Mae arolwg cyflymder ac arfarniad o’r mynediad, dyddiedig Chwefror 2019, yn cyd-fynd â’r cais a chyflwynwyd y rhain i gefnogi’r cais blaenorol am annedd Nodyn Cyngor Technegol (TAN) 6 (A180513) a dynnwyd yn ôl. Mae’r arolwg cyflymder yn ystyried bod y lleiniau gwelededd angenrheidiol yn 2.4 x 120m ac mae’n datgan bod modd cyflawni hyn.

POLISÏAU A CHANLLAWIAU CYNLLUNIO PERTHNASOL

Polisi Cynllunio Cenedlaethol Perthnasol

Cymru’r Dyfodol: Y Cynllun Cenedlaethol 2040 (Chwefror 2021) PCC Polisi Cynllunio Cymru (Rhifyn 11, Chwefror 2021)

Nodyn Cyngor Technegol (TAN) 6: Cynllunio ar gyfer Cymunedau Gwledig Cynaliadwy Nodyn Cyngor Technegol (TAN) 18: Trafnidiaeth

Polisi Cynllunio Lleol Perthnasol:

Mae’r polisïau a ganlyn o’r Cynllun Datblygu Lleol yn berthnasol wrth wneud penderfyniad ynghylch y cais hwn:

DM06 Dylunio a Chreu Lle o Safon Uchel Page 9 4 / 52 DM13 Systemau Draenio Cynaliadwy DM14 Cadwraeth Natur a Chysylltedd Ecolegol DM15 Cadw Bioamrywiaeth Leol DM17 Y Dirwedd yn Gyffredinol DM18 Ardaloedd Tirwedd Arbennig DM20 Gwarchod Coed, Gwrychoedd a Choetiroed DM22 Gwarchod a Gwella’r Amgylchedd yn Gyffredinol.

YSTYRIAETHAU PERTHNASOL ERAILL

Mae Adran 17(1) Deddf Trosedd ac Anhrefn 1998 yn gosod dyletswydd ar yr Awdurdod Lleol i arfer ei swyddogaethau amrywiol gan roi sylw dyledus i effaith debygol gweithredu’r swyddogaethau hynny ar droseddau ac anhrefn yn ei ardal, ac i wneud popeth y gall, yn rhesymol, i atal troseddau ac anhrefn. Rhoddwyd ystyriaeth i’r ddyletswydd hon wrth werthuso’r cais hwn. Ystyrir na fyddai cynnydd mawr nac annerbyniol mewn troseddau ac anhrefn o ganlyniad i’r penderfyniad arfaethedig.

DEDDF CYDRADDOLDEB 2010

Mae Deddf Cydraddoldeb 2010 yn dynodi nifer o ‘nodweddion gwarchodedig’ sef oedran; anabledd; ailbennu rhywedd; beichiogrwydd a mamolaeth; hil; crefydd neu gred; rhyw; cyfeiriadedd rhywiol; priodas a phartneriaeth sifil. Mae rhoi sylw priodol i hyrwyddo cydraddoldeb yn golygu:

• dileu neu leihau’r anfanteision a wynebir gan bobl oherwydd eu nodweddion gwarchodedig; • cymryd camau i gwrdd ag anghenion pobl o grwpiau gwarchodedig lle bo’r rhain yn wahanol i anghenion pobl eraill; ac • annog pobl o grwpiau gwarchodedig i gymryd rhan mewn bywyd cyhoeddus neu mewn gweithgareddau eraill lle bo’u cyfranogiad yn anghymesur o isel.

Rhoddwyd ystyriaeth briodol i’r uchod wrth wneud penderfyniad ynghylch y cais hwn. Ystyrir nad yw’r datblygiad arfaethedig yn un sydd â goblygiadau sylweddol i bobl â nodweddion gwarchodedig nac yn cael effaith arnynt yn fwy nag ar unrhyw un arall.

DEDDF LLESIANT CENEDLAETHAU’R DYFODOL (CYMRU) 2015

Mae Deddf Llesiant Cenedlaethau’r Dyfodol (Cymru) 2015 yn gosod dyletswydd ar y Cyngor i gymryd camau rhesymol wrth ymarfer ei swyddogaethau i gwrdd â’r saith nod llesiant sy’n rhan o’r Ddeddf. Paratowyd yr adroddiad hwn gan ystyried dyletswydd y Cyngor a’r ‘egwyddor datblygu cynaliadwy’, fel y’i gosodir yn Neddf 2015. Wrth bennu’r argymhelliad, mae’r Cyngor wedi ceisio sicrhau bod anghenion y presennol yn cael eu bodloni heb amharu ar allu cenedlaethau’r dyfodol i fodloni eu hanghenion eu hunain.

YMATEB I’R YMGYNGHORI

Cyngor Cymuned Llandysul: Dim gwrthwynebiad Priffyrdd: Gwrthod Draenio Tir: Nid oes digon o wybodaeth i'r cais gael ei werthuso'n llawn. Ecoleg: Dim gwrthwynebiad Cyfoeth Naturiol Cymru: Dim sylwadau

Cafwyd sylwadau gan bedwar o’r trigolion cyfagos yn gwrthwynebu’r datblygiad arfaethedig, yn gryno, am y rhesymau a ganlyn:

Dim cyfiawnhad/angen y mynediad arfaethedig at ddibenion amaethyddol Effaith Amgylcheddol Draenio Dŵr Wyneb Diogelwch ar y Priffyrdd Colli tir amaethyddol Materion Daearegol a mwy o berygl o dirlithriad Manylion/gwybodaeth annigonol wedi’u cyflwyno Colli cloddiau a choed Anghydnaws

Cafwyd sylwadau cefnogol gan Clettwr Vale sydd, yn gryno, yn datgan bod angen y mynediad er mwyn amddiffyn diogelwch preswylwyr yr anheddau sy’n ffinio â’r mynediad cul presennol.

Cyflwynwyd llythyron cefnogi gan yr asiant hefyd ar ran Clettwr Vale a Llundain-Fach yn rhan o’r cais am ganiatâd cynllunio. Page 10 5 / 52 CASGLIAD

Mae Adran 38(6) Deddf Cynllunio a Phrynu Gorfodol 2004 yn datgan: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicate otherwise”.

Egwyddor Datblygu

Mae safle’r cais yn gorwedd y tu allan i unrhyw anheddiad ac mae o fewn ‘lleoliadau eraill’ fel y’u dynodir yn y Cynllun Datblygu Lleol. Mae Polisi S04 y Cynllun Datblygu Lleol yn mynnu bod datblygiad o fewn ‘lleoliadau eraill’ yn cyd-fynd â gofynion Nodyn Cyngor Technegol (TAN) 6 - ystyrir bod Cynllunio ar gyfer Cymunedau Gwledig Cynaliadwy a’r egwyddor o ddatblygu sy’n ymwneud ag amaethyddiaeth yn dderbyniol o dan TAN 6. Fodd bynnag, ystyrir ei bod yn angenrheidiol ystyried a oes angen rhesymol am y datblygiad at ddibenion amaethyddiaeth o fewn yr uned honno.

Mae’r cais yn datgan bod y mynediad yn angenrheidiol am fod y mynediad presennol i’r cae, sy’n lôn i’r de y mae iddi hawl mynediad sy’n rhedeg i gefn y ddau eiddo preswyl y’u hadnabyddir fel Clettwr Vale a Llundain Fach, yn is na’r safon a’i fod yn llithro/suddo. Ni chyflwynwyd tystiolaeth o’r llithro/suddo yn rhan o’r cais. O ran cyfiawnhau/angen y mynediad, mae’r cais yn datgan bod y gweithgareddau a wneir ar dir y cae yn rhai amaethyddol a bod angen mynediad ar beiriannau fel tractorau a threlars. Ceir eglurhad hefyd bod modd cael mynediad i’r cae drwy gaeau eraill sy’n eiddo i’r fferm a gall hyn fod yn anodd iawn, heb ddifetha’r tir, yn ystod misoedd gwlyb iawn. Mae’r cae yn rhyw 1.2ha ac yn ystod yr ymweliad safle roedd nifer bach o wartheg yn y cae. Mae stablau yn agos i’r mynediad presennol hefyd.

Nodir y gallai mynediad newydd yn y lleoliad hwn gynnig mynediad haws i’r cae na’r un presennol. Fodd bynnag, ar sail y wybodaeth a’r cyfiawnhad a ddarperir, nid yw’r Awdurdod Cynllunio Lleol yn argyhoeddedig ei bod yn rhesymol bod angen mynediad newydd at ddibenion amaethyddol mewn perthynas â’r cae hwn.

Effaith ar gymeriad

Mae safle’r cais yn gorwedd mewn lleoliad gwledig yn Ardal Tirwedd Arbennig Dyffryn Teifi. Mae Polisi DM06 y Cynllun Datblygu Lleol yn mynnu bod y datblygiad yn cyfrannu mewn modd cadarnhaol i’w gyd-destun. Mae Polisi DM17 y Cynllun Datblygu Lleol yn mynnu nad yw’r datblygiad yn cael effaith andwyol ar ansawdd a chymeriad y dirwedd, ac mae Polisi DM18 y Cynllun Datblygu Lleol yn gwarchod nodweddion gwerthfawr Ardaloedd Tirwedd Arbennig.

Bydd y mynediad arfaethedig, oherwydd topograffi’r safle, yn 16.4m o led a bydd waliau cynnal ar y naill ochr a’r llall a fydd yn mesur 7.2m o hyd ac 1.75m o uchder. Bydd y mynediad yn ymestyn 6m am yn ôl er mwyn creu cwymp o 1:20 ac, ar y pwynt hwn, bydd yn 4.5m o led. Bydd y trac mynediad yn ymestyn 13m am yn ôl, a bydd cwymp o 1.8. Bydd y tir ar bob ochr o’r trac mynediad yn cael ei oleddfu. Bydd y waliau cynnal yn cael eu gorffen â gwaith carreg naturiol/cymysg a gosodir cerrig mân wedi’u cywasgu yn y mynediad. Bydd hyn yn golygu colli 16.4m o’r clawdd presennol, a dengys y cynlluniau a gyflwynwyd yn yr arolwg cyflymder y bydd mwy o glawdd yn cael ei golli yn agos at y mynediad er mwyn cyflawni’r lleiniau gwelededd. Bwriedir plannu clawdd o rywogaeth gynhenid y tu ôl i’r waliau cadw ar y naill ochr a’r llall o’r mynediad.

Bydd y cynnig yn creu mynediad sylweddol yr ystyrir y bydd yn cael effaith niweidiol sylweddol ar gymeriad ac ymddangosiad gwledig yr ardal. Felly, mae’n methu â bodloni Polisïau DM06, DM17 a DM18 y Cynllun Datblygu Lleol gan nad yw’n cyfrannu’n gadarnhaol i gyd-destun ei leoliad; bydd yn achosi amhariad gweledol sylweddol; a bydd yn cael effaith niweidiol sylweddol ar y dirwedd a’r Ardal Tirwedd Arbennig yn sgil hynny.

Priffyrdd

Mae’r awdurdod priffyrdd lleol wedi argymell bod y cais yn cael ei wrthod gan nad yw’r cynnig yn rhoi mynediad addas a diogel, yn groes i Bolisi DM06 y Cynllun Datblygu Lleol. Mae hyn oherwydd bod y cynlluniau’n dangos bod y lefel arfaethedig wrth linell y giât yn 123.85, hyd y trac yn 13m a’r graddiant yn 1:8. Bydd y trac yn codi 1.625m dros bellter o 13m ar raddiant o 1 mewn 8. Mae’n dilyn y bydd y lefel ar ddiwedd y trac yn 125.47. Gan fod uchder y cae ar ddiwedd y trac yn 130m, bydd cwymp fertigol o 4.53m rhwng y cae a diwedd y trac. Bydd y newid yn y lefel yn rhwystro mynediad i’r cae. Nid yw’r awdurdod priffyrdd lleol wedi gwrthwynebu’r cais ar sail gwelededd wrth y mynediad.

Mae’r asiant wedi egluro y bydd y trac mynediad yn ymestyn ymhellach i fyny’r cae ac y bydd lefelau’r cae yn cael eu haddasu yn unol â hynny ar hyd y trac hwn i ganiatáu ar gyfer mynediad i’r cae. Fodd bynnag, mae hyn yn ymestyn y tu hwnt i’r llinell goch/safle’r cais yn y cais hwn. Mae’r asiant wedi cadarnhau y bydd yn cyflwyno cais am ganiatâd ar wahân am weddill y trac mynediad.

Draenio Tir

Nid yw’r ffurflen gais yn datgan sut y bydd dŵr wyneb yn cael ei waredu ond mae’r dyluniad o’r ‘cynllun wrth y mynediad’ yn dangos y bwriedir rhoi naill ai ddraen llinol neu ffos gerrig yno. Mae adran Draenio Tir y Cyngor wedi gofyn am ragor o Page 11 6 / 52 fanylion mewn perthynas â gwaredu dŵr wyneb. Mae pryder ynghylch effaith y datblygiad arfaethedig ar y dŵr wyneb yn llifo i’r briffordd ac a ellir delio â hyn yn foddhaol drwy system ddraenio gynaliadwy. Ystyrir na chyflwynwyd gwybodaeth ddigonol yn rhan o’r cais er mwyn gallu asesu’n iawn a yw’r datblygiad arfaethedig yn dderbyniol o ran draenio tir.

Amddiffyn yr Amgylchedd

Mae Polisi DM22 y Cynllun Datblygu Lleol yn datgan y caniateir datblygu cyn belled â bod tystiolaeth yn cyd-fynd ag unrhyw dir yr effeithir arno i ddangos na chaiff unrhyw waith i sefydlogi’r safle effaith andwyol ar yr amgylchedd. Bydd y mynediad arfaethedig yn cynnwys waliau cynnal ar y naill ochr a’r llall, ac y bydd y tir ar bob ochr i’r mynediad yn cael ei oleddfu i ddarparu ar gyfer y mynediad. Nid yw Ecolegydd Cynllunio’r Cyngor wedi codi unrhyw wrthwynebiad i’r datblygiad arfaethedig gan fod y prif lwybr llygru i’r Ardal Gadwraeth Arbennig drwy’r ffordd, a gellir gosod amodau i sicrhau nad yw’r deunydd a gloddir yn mynd ar y ffordd. At hynny, gwneir iawn, i raddau, wrth golli’r clawdd drwy blannu clawdd y tu ôl i’r waliau cynnal. Nid yw Cyfoeth Naturiol Cymru chwaith wedi gwrthwynebu’r datblygiad arfaethedig gan nodi nad oes ganddo unrhyw sylwadau.

Pwerau Dirprwyo

Mae’r aelod lleol, y Cynghorydd Peter Davies, wedi gofyn ar i’r cais gael ei gyflwyno i’r Pwyllgor Cynllunio am y rhesymau a ganlyn:

Mae’n ystyried bod y mynediad yn bwysig o ran amaethu ar y tir hwn. Mae am gyfleoedd i drafod y cais mewn cyfarfod o’r pwyllgor cynllunio.

ARGYMHELLIAD:

Argymhellir bod y cais yn cael ei wrthod gan yr ystyrir nad yw’r angen am y mynediad arfaethedig yn gorbwyso’r effaith niweidiol arwyddocaol a fydd ganddo ar gymeriad ac ymddangosiad gwledig yr ardal. Felly, mae’r cais yn groes i bolisïau DM06, DM17 a DM18 y Cynllun Datblygu Lleol. Ni ddangoswyd yn foddhaol yn rhan o’r cais hwn chwaith bod modd cyflawni’r mynediad o ran lefelau’r safle, ac y mae hwn yn ddibynnol ar drac mynediad arall sy’n disgyn y tu allan i gwmpas y cais hwn. Yn ogystal â hyn, nid oes manylion digonol yn cyd-fynd â’r cais hwn i ddangos y gellir delio’n foddhaol â dŵr wyneb yn unol â pholisi DM13 y Cynllun Datblygu Lleol.

Page 12 7 / 52 Rhif y Cais / Application A200528 Reference Derbyniwyd / Received 02-07-2020 Y Bwriad / Proposal Formation of new agricultural field access Lleoliad Safle / Site Land at Cilgraig, Capel Dewi, Llandysul Location Math o Gais / Application Full Planning Type Ymgeisydd / Applicant Mr D Jones, Penwern, Capel Dewi, Llandysul, Ceredigion, SA44 4PS Mr M Edwards (Castle Arch. Designs Ltd), Bank House, 9 Bridge Street, Newcastle Emlyn, Asiant / Agent Newcastle Emlyn , SA38 9DX

THE SITE AND RELEVANT PLANNING HISTORY

The application site relates to a field located along the B4450 Rhydowen to Capel Dewi road, approximately 0.5 mile to the north of the village of Capel Dewi. The field rises steeply from the road and is bounded by a hedgerow and some trees.

The application site is surrounded by fields with a woodland area to the south. There is one residential dwelling to the north and a group of dwellings to the south.

An application for the same development was submitted in February 2020 however this was subsequently withdrawn due to lack of information on the detailed design of the access (A200134).

An application for outline planning permission for the erection of a TAN 6 dwelling within this field was withdrawn on 29-10- 2018 (application reference number A180513). Under this application the proposed access to the dwelling was in the same location as this application.

DETAILS OF DEVELOPMENT

The application seeks full planning permission for the creation of a new agricultural field access. The field is currently accessed via a right of access lane to the south which runs to the rear of the two residential properties known as Clettwr Vale and Llundain-fach. The application states that this access is substandard and slipping/subsiding.

The field slopes steeply upwards from the road, which means that a more substantial access is required along with retaining walls. The access will measure 16.4m wide where it joins the road with retaining walls either side measuring a length of 7.2 metres and a height of 1.75 metres. The access will extend back by 6m in order to achieve a 1:20 fall and at this point will be 4.5 metres wide. The access track will extend back by 13m and will have a 1.8 fall. The land either side of the access track will be graded down.

The agent has clarified that the access track will extend further upwards within the field however this extends outside of the red line/application site under this application. The agent has confirmed that they would submit a separate planning application for the remainder of the access track.

Letters of support from the neighbouring properties of Clettwr Vale and Llundain-Fach have been submitted as part of the application.

The application is accompanied by a speed survey and access appraisal, dated February 2019, which was submitted in support of the previously withdrawn application for a TAN 6 dwelling (A180513). The speed survey considers that the required visibility splays are 2.4 x 120m and states that this can be achieved.

RELEVANT PLANNING POLICIES AND GUIDANCE

Relevant National Planning Policy

Future Wales: The National Plan 2040 (February 2021) PPW Planning Policy Wales (Edition 11, February 2021)

Technical Advice Note (TAN) 6: Planning for sustainable rural communities. Technical Advice Note (TAN) 18: Transport

Relevant Local Planning Policy:

These Local Development Plan policies are applicable in the determination of this application:

Page 13 8 / 52 DM06 High Quality Design and Placemaking DM13 Sustainable Drainage Systems DM14 Nature Conservation and Ecological Connectivity DM15 Local Biodiversity Conservation DM17 General Landscape DM18 Special Landscape Areas (SLAs) DM20 Protection of Trees| Hedgerows and Woodlands DM22 General Environmental Protection and Enhancement.

OTHER MATERIAL CONSIDERATIONS

Section 17(1) of the Crime and Disorder Act 1998 imposes a duty on the Local Authority to exercise its various functions with due regard to the likely effect of the exercise of those functions on, and the need to do all that it reasonably can to prevent, crime and disorder in its area. This duty has been considered in the evaluation of this application. It is considered that there would be no significant or unacceptable increase in crime and disorder as a result of the proposed decision.

EQUALITY ACT 2010

The Equality Act 2010 identifies a number of ‘protected characteristics’, namely age; disability; gender reassignment; pregnancy and maternity; race; religion or belief; sex; sexual orientation; marriage and civil partnership. Having due regard to advancing equality involves:

• removing or minimising disadvantages suffered by people due to their protected characteristics; • taking steps to meet the needs of people from protected groups where these differ from the need of other people; and • encouraging people from protected groups to participate in public life or in other activities where their participation is disproportionately low.

The above duty has been given due consideration in the determination of this application. It is considered that the proposed development does not have any significant implications for, or effect on, persons who share a protected characteristic, over and above any other person.

WELL-BEING OF FUTURE GENERATIONS (WALES) ACT 2015

The Well-Being of Future Generations Act (Wales) 2015 places a duty on the Council to take reasonable steps in exercising its functions to meet the seven well-being goals within the Act. This report has been prepared in consideration of the Council’s duty and the 'sustainable development principle', as set out in the 2015 Act. In reaching the recommendation, the Council has sought to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs.

CONSULTATION RESPONSES

Cyngor Cymuned Llandysul Community Council: No objection Highways: Refuse Land Drainage: There is insufficient information for the application to be fully appraised. Ecology: No objection Natural Resources Wales (NRW): No comments to make

Representations have been received from four nearby residents objecting to the proposed development, for the following reasons in summary:

No justification/need for the proposed access for the purpose of agricultural Environmental Impact Surface water drainage Highway Safety Loss of agricultural land Geological Issues and Increase risk of landslip Insufficient detail/information submitted Loss of hedge and tree Out of character

Representation of support has been received from Clettwr Vale, which in summary states that there is a need for the access in order to safeguard the safety of occupants of the dwellings that adjoin the existing narrow access.

Letters of support from Clettwr Vale and Llundain-Fach have also been submitted by the agent as part of the planning application submission. Page 14 9 / 52 CONCLUSION

Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicate otherwise”.

Principle of Development

The application site lies outside of any settlement and is within 'other locations' as identified within the LDP. LDP Policy S04 requires development within 'other locations' to accord with the requirements of Technical Advice Note (TAN) 6 - Planning for Sustainable Rural Communities and the principle of development relating to agriculture is considered to be acceptable under TAN 6. However it is considered necessary to consider whether the development is reasonably necessary for the purposes of agriculture within than unit.

The application states that the access is required because the existing access to the field, which is a right of access lane to the south which runs to the rear of the two residential properties known as Clettwr Vale and Llundain-fach, is substandard and slipping/subsiding. No evidence of the slipping/subsiding has been submitted as part of the application. In terms of justification / need for the access, the application states that the land activities undertaken at the field is agriculture and that access is required for machinery such as tractor and trailer. It is also explained that the field can be accessed through other fields owned by the farm but that can be difficult in very wet months, without making a mess of the land. The field measures approximately 1.2 ha and during the site visit there were a small number of cows within the field. There are also stables near to the existing entrance.

It is noted that a new access in this location may provide an easier access to the field than the existing accesses; however based on the information and justification provided, the LPA is not convinced that a new access is reasonably necessary for the purpose of agriculture in relation to this field.

Impact on character

The application site lies within a rural location and is within the Teifi Valley Special Landscape Area (SLAs). LDP Policy DM06 requires development to contribute positively to its context. LDP Policy DM17 requires development to not have a significant adverse effect on the qualities and character of the landscape, whilst LDP Policy DM18 protects the valued characteristics of the SLA.

The proposed access, due to the topography of the site, will measure 16.4 metres wide, and will have retaining walls either side that will measure a length of 7.2 metres and a height of 1.75 metres. The access will extend back by 6m in order to achieve a 1:20 fall and at this point will be 4.5 metres wide. The access track will extend back by 13m and will have a 1.8 fall. The land either side of the access track will be graded down. The retaining walls will be finished using natural / random stonework and the access will be laid with compacted crushed stone. This will result in the loss of 16.4 metres of the existing hedgerow, and the plans included within the speed survey shows that there will be further hedge loss near to the entrance in order to achieve the visibility splays. It is proposed to plant a native species hedge behind the retaining wall structures to either side of the access.

The proposal will create a substantial access which is considered to have a significant harmful impact on the rural character and appearance of the area. It therefore fails to meet with LDP Policy DM06, DM17, and DM18 as it does not contribute positively to the context of its location; it will cause a significant visual intrusion; and will have a significant harmful impact on the landscape and subsequently the Special Landscape Area.

Highways

The local highway authority has recommended that the application is refused as the proposal does not provide safe and suitable access contrary to LDP Policy DM06. This is because the plans show that the proposed level at the line of the gate to be 123.85, the length of track to be 13m and the gradient of the track to be 1:8. The track will rise 1.625m over a distance of 13m at a gradient of 1 in 8. It follows that the level at the end of the track will be 125.47. As the field contour at the end of the track is 130m, there will be a vertical drop of 4.53m between the field and the end of the track. The change in level will prohibit access to the field. The local highway authority has not raised an objection to the application on grounds of visibility of the access.

The agent has clarified that the access track will extend further upwards within the field and that the levels of the field will be adjusted accordingly along this track to allow for access into the field. However this extends outside of the red line/application site under this application. The agent has confirmed that they would submit a separate planning application for the remainder of the access track.

Land Drainage

Page 15 10 / 52 The application form does not state how surface water will be disposed of, but the drawing ‘plan at entrance' show that either a linear drain or soakaway is proposed. The Council's Land Drainage department has requested the submission of further details in relation to the disposal of surface water. There is a concern with the impact of the proposed development on the surface water run-off onto the highway and whether this can be satisfactorily dealt with via a sustainable drainage system. It is considered that insufficient information has been submitted as part of the application to be able to properly assess whether the proposed development is acceptable in relation to land drainage.

Environmental Protection

Power of Delegation

The local member, Cllr Peter Davies, has requested for the application to be reported to Planning Committee for the following reasons:

Considers that the access is important for the farming of this land Wants the opportunities for the application to be discussed at planning committee.

RECOMMENDATION:

The application is recommended for refusal, as it is considered that the need for the proposed access does not outweigh the significant harmful impact that the proposed access will have on the rural character and appearance of the area. The application is therefore contrary to LDP policies DM06, DM17 and DM18. It has also not been satisfactorily demonstrated as part of this application that the access is achievable with regards to site levels, and this is reliant on a further access track which falls outside the scope of this application. The application is also not accompanied by sufficient details to demonstrate that surface water can be satisfactorily dealt with in line with LDP policy DM13.

Page 16 11 / 52 Agenda Item 6 2. Prif Eitemau/Main Items

Dyddiad y Cyfeirnod y Cais derbyniwyd / Ymgeisydd Argymhelliad / # / Application Bwriad / Proposal Lleoliad / Location Received / Applicant Recommendation Reference Date Proposed formation of Land at Cilgraig, Capel 1 A210239 09-03-2021 Mr D Jones Refuse agricultural access track Dewi, Llandysul Erection of a dwelling to Land Adjacent To Awel Wil & Annie include installation of 2 A201050 09-12-2020 Y Mynydd, Pisgah, Refuse Davey vehicular access and Aberystwyth, SY23 4NE treatment plant (Cartref Phase 3 - Erection of 7 Cae John, Cross Inn, 3 A201064 11-12-2020 Dyfed Refuse dwellings Llanon. SY23 5NT Homes) New self catering holiday Mr Adam Tynlon, Llanilar, 4 A210023 08-01-2021 accommodation cabin in Refuse Osbourne Aberystwyth. SY23 4PL the client's garden

Page 17 12 / 52 2.1. A210239

Page 18 13 / 52 Rhif y Cais / Application A210239 Reference Derbyniwyd / Received 09-03-2021 Y Bwriad / Proposal Bwriad i greu trac mynediad amaethyddol Lleoliad Safle / Site Location Tir yn Cilgraig, Capel Dewi, Llandysul Math o Gais / Application Cynllunio Llawn Type Ymgeisydd / Applicant Mr D Jones, Penwern, Capel Dewi, Llandysul, SA44 4PS Mr M Edwards (Castle Arch. Designs Ltd), Tŷ’r Banc, 9 Stryd y Bont, Castellnewydd Asiant / Agent Emlyn, SA38 9DX

Y SAFLE A HANES PERTHNASOL

Mae safle’r cais gerllaw ffordd y B4450 rhwng Rhydowen a Capel Dewi, tua 0.5 milltir i’r gogledd o bentref Capel Dewi. Mae’r cae yn codi’n serth o’r ffordd ac mae gwrychoedd a choed o amgylch ei ffiniau.

Mae safle’r cais wedi’i amgylchynu â chaeau, gydag ardal goediog i’r de ohono. Mae un annedd preswyl i’r gogledd, a grŵp o anheddau i’r de.

Cafodd cais am ganiatâd cynllunio amlinellol i godi annedd TAN6 ar y cae hwn ei dynnu’n ôl ar 29-10-2018 (rhif y cais A180513). Dan y cais hwnnw roedd y mynediad arfaethedig i’r annedd yn yr un lleoliad â’r cais hwn.

Cyflwynwyd cais i greu mynediad o’r Ffordd Sirol i’r Awdurdod Cynllunio Lleol ar 02-07-2020 (rhif y cais A200528). Cyflwynwyd adroddiad ar y cais gerbron Pwyllgor Cynllunio’r Cyngor ar 10 Chwefror 2021, ynghyd ag argymhelliad gan y Swyddog i wrthod. Gohiriodd aelodau’r pwyllgor cynllunio y penderfyniad am y cais i ganiatáu cyflwyno cais cynllunio arall i ymestyn y trac mynediad amaethyddol i mewn i’r cae, sy’n angenrheidiol am fod y tir ar lethr.

MANYLION Y DATBLYGIAD

Mae’r cais ar gyfer caniatâd cynllunio llawn i greu trac mynediad amaethyddol. Mae’r trac mynediad yn estyniad i’r mynediad presennol sy’n cael ei ystyried gan aelodau’r pwyllgor cynllunio dan gais rhif A200528. Am fod y tir ar lethr, bydd y trac mynediad yn ymestyn i gyfeiriad y de i mewn i’r cae ac yna’n troi am i fyny. Bydd y trac yn cael ei greu o rwbel hydraidd/cerrig mâl, ac mi fydd yn 4.5 metr o led gyda graddiant o 1 i 8. Bydd y tir ar y naill ochr a’r llall o’r trac mynediad yn cael ei lefelu.

Mae angen y trac fel estyniad i’r mynediad sy’n cael ei ystyried dan gais A200528 am fod y tir ar lethr.

POLISIAU A CHANLLAWIAU CYNLLUNIO PERTHNASOL

Polisïau Cynllunio Cenedlaethol Perthnasol

Cymru’r Dyfodol: Y Cynllun Cenedlaethol 2040 (Chwefror 2021) PCC Polisi Cynllunio Cymru (Rhifyn 11, Chwefror 2021)

Nodyn Cyngor Technegol (TAN) 6: Cynllunio ar gyfer cymunedau gwledig cynaliadwy Nodyn Cyngor Technegol (TAN) 18: Trafnidiaeth

Polisïau Cynllunio Lleol Perthnasol:

Mae’r polisÏau canlynol o’r Cynllun Datblygu Lleol yn berthnasol wrth benderfynu’r cais hwn: / These Local Development Plan policies are applicable in the determination of this application:

S04 Datblygu mewn Aneddiadau Cyswllt a Lleoliadau Eraill DM06 Dylunio a Gwneud Lleoedd o Safon Uchel DM13 Systemau Draenio Cynaliadwy DM14 Cadwraeth Natur a Chysylltedd Ecolegol DM15 Cadwraeth Bioamrywiaeth Leol DM17 Y Dirwedd yn Gyffredinol DM18 Ardaloedd Tirwedd Arbennig (ATA) DM20 Gwarchod Coed/Gwrychoedd a Choetiroedd DM22 Gwarchod a Gwella’r Amgylchedd yn Gyffredinol.

YSTYRIAETHAU PERTHNASOL ERAILL

Page 19 14 / 52 Mae Adran 17(1) o Ddeddf Trosedd ac Anhrefn 1998 yn gosod dyletswydd ar yr Awdurdod Lleol i ymarfer ei swyddogaethau amrywiol, gan roi sylw priodol i effaith debygol ymarfer y swyddogaethau hynny ar drosedd ac anhrefn yn ei ardal, a’r angen i wneud popeth sy’n rhesymol bosib i’w atal. Mae’r ddyletswydd honno wedi’i hystyried wrth werthuso’r cais hwn. Ystyrir na fyddai unrhyw gynnydd sylweddol neu annerbyniol yn lefel y trosedd ac anhrefn o ganlyniad i’r penderfyniad arfaethedig.

DEDDF CYDRADDOLDEB 2010

Mae Deddf Cydraddoldeb 2010 yn nodi nifer o ‘nodweddion gwarchodedig’, sef oed; anabledd; ailbennu rhywedd; beichiogrwydd a mamolaeth; hil; crefydd neu gred; rhyw; cyfeiriadedd rhywiol; priodas a phartneriaeth sifil. Mae rhoi sylw priodol i hyrwyddo cydraddoldeb yn golygu:

• dileu neu leihau’r anfanteision a wynebir gan bobl oherwydd eu nodweddion gwarchodedig;

• cymryd camau i gwrdd ag anghenion pobl o grwpiau gwarchodedig pan fydd y rhain yn wahanol i anghenion pobl eraill, ac

• annog pobl o grwpiau gwarchodedig i gymryd rhan mewn bywyd cyhoeddus, neu mewn gweithgareddau eraill lle mae eu cyfranogiad yn anghymesur o isel.

Mae’r ddyletswydd uchod wedi cael ystyriaeth briodol wrth wneud penderfyniad am y cais hwn. Ystyrir nad yw’r datblygiad arfaethedig yn un sydd â goblygiadau sylweddol o ran pobl sydd â nodwedd warchodedig, nac yn un a fydd yn cael effaith sylweddol arnynt, o’i gymharu ag unrhyw un arall.

DEDDF LLESIANT CENEDLAETHAU’R DYFODOL (CYMRU) 2015

Mae Deddf Llesiant Cenedlaethau’r Dyfodol (Cymru) 2015 yn gosod dyletswydd ar y Cyngor i gymryd camau rhesymol i ymarfer ei swyddogaethau i fodloni’r saith nod llesiant a geir yn y Ddeddf. Mae’r adroddiad hwn wedi’i baratoi gan ystyried dyletswydd y Cyngor a’r ‘egwyddor datblygu cynaliadwy’ fel y’i gosodir yn Neddf 2015. Wrth bennu’r argymhelliad, mae’r Cyngor wedi ceisio sicrhau bod anghenion y presennol yn cael eu bodloni heb amharu ar allu cenedlaethau’r dyfodol i gwrdd â’u hanghenion eu hunain

YMATEBION YMGYNGHORI

Cyngor Cymuned Llandysul: Dim gwrthwynebiad Priffyrdd: Dim gwrthwynebiad, argymell amodau Draenio Tir: Nid oes digon o wybodaeth i'r cais gael ei werthuso'n llawn. Ecoleg: Dim ymateb

Derbyniwyd sylwadau o gefnogaeth gan ddau breswylydd (ni roddwyd cyfeiriad), am y rhesymau canlynol, yn gryno:

Bydd y llwybr troellog yn caniatáu goleddf fwy naturiol Mae enghreifftiau o fynedfeydd tebyg y bodoli ers canrifoedd, sydd heb greu unrhyw broblemau o ran tirlithriad. Nid yw’r tri mynediad presennol yn addas ac maent yn beryglus ac yn achosi difrod i’r eiddo presennol. Mae angen y mynediad arfaethedig.

Derbyniwyd sylwadau o wrthwynebiad gan ddau breswylydd (ni roddwyd cyfeiriad) a chan ddeiliaid eiddo cyfagos, sef Penbryn, am y rhesymau canlynol, yn gryno:

Dim cyfiawnhad/angen am y trac mynediad arfaethedig at ddibenion amaethyddol Colli tir amaethyddol Problemau gyda draenio dŵr wyneb Diogelwch priffyrdd Problemau daearegol a mwy o berygl o dirlithriad Colli gwrychoedd a choed Mynediad digonol eisoes ar gael Diffyg manylion / gwybodaeth ar gael Effaith weledol

CASGLIAD

Mae Adran 38 (6) o Ddeddf Cynllunio a Phrynu Gorfodol 2004 yn datgan: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicate otherwise”.

Egwyddor Datblygu

Mae safle’r cais wedi’i leoli tu allan i unrhyw anheddiad ac mae o fewn ‘lleoliadau eraill’ fel y’u diffinnir yn y CDLl. Mae Polisi Page 20 15 / 52 S04 y CDLl yn gofyn bod unrhyhw ddatblygiad o fewn ‘lleoliadau eraill’ yn cydymffurfio â gofynion Nodyn Cyngor Technegol (TAN) 6 – Cynllunio ar gyfer Cymunedau Gwledig Cynaliadwy, ac ystyrir bod yr egwyddor datblgyu mewn perthynas ag amaethyddiaeth yn dderbyniol dan TAN 6. Fodd bynnag, bernir ei bod hi’n angenrheidiol ystyried p’un ai yw’r datblygiad yn rhesymol angenrheidiol at ddibenion amaethyddiaeth o fewn yr uned honno.

Mae’r cais yn datgan bod y trac mynediad yn angenrheidiol am nad yw’r mynediadau presennol i’r cae yn ddigonol. Cyflwynwyd Datganiad Cynllunio gyda’r cais, sy’n datgan bod un o’r mynediadau presennol yn agos at anheddau sydd yno’n barod, a hefyd bod y fynedfa o’r ffordd ar ongl lletchwith iawn sy’n golygu mai dim ond cerbydau sy’n teithio o Gapel Dewi i gyfeiriad Rhydowen all ei defnyddio. Mae’r ail fynediad ar hyd y llwybr ceffyl, ond nid oes gan yr ymgeisydd ddefnydd cyfreithiol o’r mynediad hwn, a hefyd mae’n anaddas am ei fod yn gul, ac mae’r tir yn cwympo’n serth iawn i un ochr i’r mynediad, sy’n golygu bod y mynediad yn beryglus. Nid yw’r Datganiad Cynllunio’n cyfeirio at unrhyw fynediadau presennol eraill ar wahân i’r ddau hyn; fodd bynnag, cynghorwyd yn flaenorol y gellir hefyd gyrraedd y cae drwy gaeau eraill sy’n berchen i’r fferm, ond bod hyn yn gallu bod yn anodd yn ystod misoedd gwlyb iawn.

Mae angen y trac mynediad fel estyniad i’r mynediad sy’n cael ei ysyried dan gais cynllunio A200528. Fel rhan o gais A200528, nid yw’r Awdurdod Cynllunio Lleol yn ystyried bod cyfiawnhad digonol i ddangos bod mynediad newydd yn rhesymol angenrheidiol at ddibenion amaethyddiaeth mewn perthynas â’r cae hwn. Nid yw’r wybodaeth a gyflwynwyd fel rhan o’r cais hwn yn darparu cyfiawnhad digonol pellach, ac felly mae’r Awdurdod Cynllunio Lleol yn parhau i fod o’r farn nad yw’r trac mynediad yn rhesymol angenrheidiol at ddiben amaethyddiaeth.

Effaith ar Gymeriad

Mae safle’r cais wedi’i leoli yng nghefn gwlad ac mae o fewn Ardal Tirwedd Arbennig (ATA) Afon Teifi. Mae Polisi DM06 y CDLl yn gofyn bod unrhyw ddatblygiad yn cyfrannu’n bositif ar ei gyd-destun. Mae Polisi DM17 y CDLl yn gofyn nad yw datblygiad yn cael effaith andwyol ar nodweddion a chymeriad y dirwedd, tra bod Polisi DM18 y CDLl yn gwarchod nodweddion gwerthfawr yr ATA.

Bydd y trac mynediad arfaethedig ar raddfa sylweddol o ystyried ei ddefnydd arfaethedig, a hynny’n bennaf am fod y tir yn serth. Fel rhan o gais A200528, mae’r Awdurdod Cynllunio Lleol yn ystyried y bydd y mynediad yn cael effaith andwyol sylweddol ar gymeriad gwledig a golwg yr ardal oherwydd ei raddfa a’i leoliad, ac ystyrir y bydd y trac mynediad hwn yn ychwanegu at y niwed gweledol hwnnw. Nid yw’r datblygiad arfaethedig felly’n bodloni Polisi DM06, DM17, a DM18 y CDLl, ac nid yw’n cyfrannu’n bositif at gyd-destun ei leoliad; bydd yn amhariad gweledol sylweddol; a bydd yn cael effaith andwyol sylweddol ar y dirwedd ac yn sgil hynny, ar yr Ardal Tirwedd Arbennig.

Priffyrdd

Nid yw’r awdurdod priffyrdd lleol wedi mynegi unrhyw wrthwynebiad i’r datblygiad arfaethedig yn unol ag amodau. Fel rhan o gais A200528 argymhellodd yr Awdurdod Priffydd Lleol fod y cais yn cael ei wrthod am nad oedd yn darparu mynediad diogel ac addas. Roedd hyn oherwydd yn gwahaniaeth yn lefel y tir rhwng y mynediad â gweddill y cae. Mae’r trac mynediad a fwriedir dan y cais hwn yn datrys y broblem honno drwy ymestyn y trac mynediad ymhellach i mewn i’r cae.

Draenio Tir

Mae’r cais yn datgan y bydd y trac mynediad yn cael ei greu o ddeunydd hydraidd a fydd yn delio â dŵr wyneb. Nid yw Swyddog Draenio Tir y Cyngor wedi gwrthwynebu’r datblygiad arfaethedig, ond mae wedi gofyn bod mwy o wybodaeth yn cael ei chyflwyno i ddangos sut y bydd y dŵr wyneb yn cael ei waredu. Fel rhan o gais A200528 mynegwyd pryderon ynghylch effaith y mynediad o ran dŵr ffo’n llifo i’r briffordd, a ph’un ai y gellid delio â hynny’n foddhaol drwy osod system ddraenio gynaliadwy. Ni ddarparwyd unrhyw wybodaeth bellach fel rhan o’r cais hwn, felly ni wyddys a fyddai defnydd o arwyneb hydraidd ar gyfer y trac yn ddigonol i ddelio â’r cynnydd o ran dŵr wyneb. Felly, ystyrir na chyflwynwyd digon o wybodaeth i allu asesu’n iawn p’un ai yw’r datblygiad arfaethedig yn dderbyniol mewn perthynas â draenio tir.

Diogelu’r Amgylchedd

Mae Polisi DM22 y CDLl yn datgan y caniateir datblygiad cyn belled â bod tystiolaeth yn cael ei darparu ar gyfer unrhyw dir a effeithir gan ansefydlogrwydd, i ddangos nad fydd unrhyw waith sy’n angenrheidiol i sefydlogi’r safle’n cael effaith andwyol sylweddol ar yr amgylchedd. Mae’r trac mynediad wedi’i ddylunio i gydfynd â chyfuchliniau’r tir, a bydd y tir ar y naill ochr a’r llall yn cael ei lefelu. Bydd y mynediad dan A200528 yn cynnwys waliau cynnal, ond bydd y trac mynediad yn cyflwyno datblygiad ar raddfa fwy, gyda gwaith cloddio pellach. Ni chyflwynwyd unrhyw dystiolaeth gyda’r cais i ddangos na fydd y datblygiad yn effeithio ar sefydlogrwydd y tir. Felly, ar y cyfan, nid yw effaith y datblygiad ar sefydlogrwydd y tir yn glir, ac ystyrir y dylid darparu tystiolaeth bellach.

Yn nhermau’r effaith ar yr amgylchedd, fel rhan o gais A200528 ni fynegodd Ecolegydd Cynllunio’r Cyngor unrhyw wrthwynebiad i’r mynediad, am mai’r prif lwybr llygru o ran yr ATA yw’r ffordd, a gellid gosod amodau i sicrhau na fydd unrhyw ddeunydd cloddio’n mynd ar y ffordd. Hefyd, byddai modd gwneud iawn yn rhannol am golli gwrychoedd drwy blannu gwrych y tu ôl i’r waliau cynnal. Ni fynegodd Cyfoeth Naturiol Cymru unrhyw wrthwynebiad i’r datblygiad arfaethedig Page 21 16 / 52 chwaith, gan nodi nad oeddent am wneud unrhyw sylwadau. Felly bernir ei bod hi’n annhebygol y bydd y trac mynediad yn cael effaith andwyol ar yr amgylchedd.

Ardal Cadwraeth Arbennig (ACA) Afon Teifi

Yn Ionawr 2021, cyhoeddodd Cyfoeth Naturiol Cymru becyn tystiolaeth, yn amlinellu’r lefelau ffosffad ar gyfer ACA pob afon ar draws Cymru. Fel rhan o’r pecyn hwn, cyhoeddodd Cyfoeth Naturiol Cymru Ddatganiad Sefyllfa Cynllunio, sy’n cynghori y gallai unrhyw ddatblygiad arfaethedig sy’n debygol o gynyddu’r lefelau ffosfad yn nhalgylch ACA yr afon Teifi arwain at effeithiau niweidiol i’r ACA. Felly, rhaid i unrhyw gynigion o’r fath gael eu sgrinio drwy Asesiad Rheoliadau Cynefinoedd, i bennu a ydyn nhw’n debygol o gael effaith sylweddol ar yr ACA ai peidio.

Mae safle’r cais wedi’i leoli o fewn dalgylch ACA yr afon Teifi, ond oherwydd natur y datblygiad ni fydd yn arwain at gynnydd yn y lefelau ffosffad o fewn yr ACA. Felly does dim angen sgrinio’r datblygiad drwy Asesiad Rheoliadau Cynefinoedd.

Pŵer Dirprwyo

Mae’r cais yn cael ei gyflwyno gerbron y Pwyllgor Cynllunio ar gyfer penderfyniad er mwyn gallu ei ystyried ochr yn ochr â chais cynllunio A200528 ar gyfer y mynediad.

ARGYMHELLIAD:

Argymhellir bod y cais yn cael ei wrthod, oherwydd ystyrir nad yw’r angen am y trac mynediad arfaethedig yn gorbwyso’r effaith andwyol sylweddol a gaiff y trac mynediad arfaethedig ar gymeriad gwledig a golwg yr ardal. Mae’r cais felly’n mynd yn groes i bolisïau DM06, DM17 a DM18 y CDLl. Hefyd, ni chyflwynwyd digon o fanylion gyda’r cais i ddangos y gellir delio’n foddhaol â dŵr wyneb, yn unol â pholisi DM13 y CDLl, na chwaith na fydd y datblygiad yn effeithio ar sefydlogrwydd y tir, yn unol â pholisi DM22 y CDLl.

Page 22 17 / 52 Rhif y Cais / Application A210239 Reference Derbyniwyd / Received 09-03-2021 Y Bwriad / Proposal Proposed formation of agricultural access track Lleoliad Safle Land at Cilgraig, Capel Dewi, Llandysul / Site Location Math o Gais / Application Full Planning Type Ymgeisydd / Applicant Mr D Jones, Penwern, Capel Dewi, Llandysul, SA44 4PS Mr M Edwards (Castle Arch. Designs Ltd), Bank House, 9 Bridge Street, Newcastle Emlyn , Asiant / Agent Newcastle Emlyn , SA38 9DX

THE SITE AND RELEVANT PLANNING HISTORY

The application site is surrounded by fields with a woodland area to the south. There is one residential dwelling to the north and a group of dwellings to the south.

An application for the creation of an access from the County Road was submitted to the LPA on 02-07-2020 (reference number A200528). The application was reported to the Council's Planning Committee on 10 February 2021 with an Officer's recommendation of refusal. Members of the planning committee deferred the determination of the application to allow for another planning application to be submitted for the continuation of the agricultural access track into the field which is required due to the slope of the land.

DETAILS OF DEVELOPMENT

The application seeks full planning permission for the creation of an agricultural access track. The access track is a continuation of the existing access that is being considered by members of the planning committee under application reference number A200528. Due to the slope of the land, the access track will extend southwards into the field and will curve upwards. The track will be formed from permeable hardcore/crushed stone, and will have a width of 4.5metres and a gradient of 1 in 8. The land either side of the access track will be graded down.

The access track is required as an extension to the access being considered under application A200528 due to the slope of the land.

RELEVANT PLANNING POLICIES AND GUIDANCE

Relevant National Planning Policy

Future Wales: The National Plan 2040 (February 2021) PPW Planning Policy Wales (Edition 11, February 2021)

Technical Advice Note (TAN) 6: Planning for sustainable rural communities. Technical Advice Note (TAN) 18: Transport

Relevant Local Planning Policy:

These Local Development Plan policies are applicable in the determination of this application:

S04 Development in Linked Settlements and Other Locations DM06 High Quality Design and Placemaking DM13 Sustainable Drainage Systems DM14 Nature Conservation and Ecological Connectivity DM15 Local Biodiversity Conservation DM17 General Landscape DM18 Special Landscape Areas (SLAs) DM20 Protection of Trees| Hedgerows and Woodlands Page 23 18 / 52 DM22 General Environmental Protection and Enhancement.

OTHER MATERIAL CONSIDERATIONS

EQUALITY ACT 2010

WELL-BEING OF FUTURE GENERATIONS (WALES) ACT 2015

CONSULTATION RESPONSES

Cyngor Cymuned Llandysul Community Council: No objection Highways: No objection, recommended conditions Land Drainage: There is insufficient information for the application to be fully appraised. Ecology: No response received

Representations of support have been received from two resident (no address given), for the following reasons, in summary:

The winding route will allow the slope to be more natural There are examples of similar accesses which have been in place for centuries and that have not created any landsliding issues. The existing three access are not suitable and are dangerous and causing damage to the existing properties The proposed access is needed

Representations of objection have been received from two residents (no address given) and from the occupier of the nearby property of Penbryn, for the following reasons, in summary:

No justification / need for the proposed access track for the purpose of agriculture Loss of agricultural land Surface water drainage issues Highway safety Geological issues and increase risk of landslip Loss of hedge and trees Adequate access already exists Lack of detail / information submitted Visual Impact

CONCLUSION

The application states that the access track is necessary because the existing accesses to the field are not adequate. The application is accompanied by a Planning Statement which states one of the existing accesses is close to existing dwellings and also the entrance with the road is at a very awkward angle meaning that it can only be entered by vehicles travelling from the Capel Dewi direction heading towards Rhydowen. The second access is along the bridleway but the applicant does not have lawful use of this access, and it is also unsuitable due to its narrowness and there is also a steep drop on one side of the access, which makes the access dangerous. The Planning Statement does not refer to any other existing accesses other than these two; however it has previously been advised that the field can also be accessed through other fields owned by the farm but that this can be difficult in very wet months.

The access track is required as an extension to the access being considered under planning application A200528. As part of application A200528, the LPA does not consider that there is sufficient justification to demonstrate that a new access is reasonably necessary for the purpose of agriculture in relation to this field. The information submitted as part of this application does not provide any further sufficient justification, and therefore the LPA remains of the view that the access track is not reasonable necessary for the purpose of agriculture.

Impact on Character

The proposed access track will be of a significant scale for its intended use; and this is mainly due to the slope of the land. As part of application A200528, the LPA considers that the access will have a significant harmful impact on the rural character and appearance of the area due to its scale and location, and it is considered that the visual harm of the access will be further exacerbated by this access track. The proposed development therefore fails to meet with LDP Policy DM06, DM17, and DM18 as it does not contribute positively to the context of its location; it will cause a significant visual intrusion; and will have a significant harmful impact on the landscape and subsequently the Special Landscape Area.

Highways

The local highway authority has raised no objection to the proposed development subject to conditions. As part of application A200528 the LHA recommended that the application is refused because it did not provide a safe and suitable access. This was due to the difference in ground level between the access and the remainder of the field. The access track proposed under this application resolves this issue by extending the access track further into the field.

Land Drainage

The application states that the access track will be formed by permeable materials which will deal with surface water. The Council's Land Drainage Officer has not objected to the proposed development but has requested that more information is submitted to demonstrate how surface water will be disposed of. As part of application A200528 concerns were raised with the impact of the access on the surface water run-off onto the highway and whether it can be satisfactorily dealt with via a sustainable drainage system. No further information has been provided as part of this application, therefore it is not known whether the use of permeable surfaces for the access track would be adequate to deal with the increase in surface water. Therefore, it is considered that insufficient information has been submitted to be able to properly assess whether the proposed development is acceptable in relation land drainage.

Environmental Protection

LDP Policy DM22 states that development will be permitted provided that any land affected by instability is accompanied by evidence which illustrates that any works that are required to stabilise the site do not have a significant adverse impact on the environment. The access track has been designed so to work with the contours of the land by winding up the field, although it will still entail excavation works and the land either side will be graded down. The access under A200528 will be supported by retaining walls, however the access track will introduce a development of a larger scale with further excavation works. The application is not supported by any evidence to demonstrate that the development will not affect the stability of the land. Therefore the impact of the development on land stability, a a whole, is not clear, and it is considered that further evidence should be provided. Page 25 20 / 52 In terms of impact on the environment, as part of application A200528 the Council's Planning Ecologist raised no objection to the access because the main pollution pathway to the SAC is via the road, and conditions can be imposed to ensure that none of the excavation material will be going onto the road. Furthermore, the loss of hedgerow will be partially compensated for with the planting of a hedge behind the retaining walls. NRW has also not raised any objection to the proposed development noting that they do not have any comments to make. Therefore it is considered unlikely that the access track will have an adverse impact on the environment.

Afon Teifi Special Area of Conservation (SAC)

In January 2021, NRW published an evidence package outlining phosphate levels for all river SACs across Wales. As part of this package, NRW issued a Planning Position Statement, which advises that any proposed development that might increase the amount of phosphate within the river Teifi SAC catchment could lead to damaging effects to the SAC. Therefore such proposals must be screened through a Habitats Regulations Assessment (HRA) to determine whether they are likely to have a significant effect on the SAC.

The application site lies within catchment area of the river Teifi SAC however due to the nature of the development it will not result in increase amount of phosphate to the SAC. There is no need therefore to screen the development through a Habitats Regulations Assessment.

Power of Delegation

The application is being reported to Planning Committee for determination so that it can be considered alongside planning application A200528 for the access.

RECOMMENDATION:

The application is recommended for refusal, as it is considered that the need for the proposed access track does not outweigh the significant harmful impact that the proposed access track will have on the rural character and appearance of the area. The application is therefore contrary to LDP policies DM06, DM17 and DM18. The application is also not accompanied by sufficient details to demonstrate that surface water can be satisfactorily dealt with in line with LDP policy DM13, nor that the development will not affect the stability of the land, in line with LDP policy DM22.

Page 26 21 / 52 2.2. A201050

Page 27 22 / 52 Rhif y Cais: A201050 Daeth i law: 09-12-2020 Y Bwriad: Codi annedd gan gynnwys creu mynediad i gerbydau a gosod cyfleuster trin carthion Lleoliad y Tir wrth ochr Awel y Mynydd, Pisgah, Aberystwyth, SY23 4NE Safle: Math o Gais: Cynllunio Llawn Ymgeisydd: Wil ac Annie Davey, Nythfa, Pantycrug, Capel Seion, Aberystwyth, Ceredigion, SY23 4EF Mr Gareth Flynn (Morgan & Flynn Architectural Services), Tan y Dderwen, Llanrhystud, Ceredigion, SY23 Asiant: 5ED

Y SAFLE A’I HANES PERTHNASOL

Darn o dir rhwng dau eiddo preswyl yw safle’r cais, ym mhentref bach gwledig Pisgah. Defnyddir y safle at ddefnydd amaethyddol. Mae ffordd sirol yr A4120 yn ffinio â'r safle tua'r gogledd. I'r de mae rhagor o gaeau amaethyddol.

Mae'r safle mewn lleoliad amlwg uwchben Dyffryn Rheidol.

Hanes Perthnasol o ran Cynllunio

A010478 – Caniatâd amlinellol i godi tri thŷ – Gwrthodwyd 15/07/2021

MANYLION Y DATBLYGIAD

Mae’r cais dan sylw yn gofyn am ganiatâd llawn i godi annedd ar y farchnad agored.

Bydd yr annedd arfaethedig yn dŷ ffrỳnt-dwbl gyda phortsh gwydr amlwg a bydd y tŷ yn sefyll ar ganol y llain o dir. Bydd mynediad yn uniongyrchol o ffordd sirol yr A4120 rhwng Aberystwyth a Phontarfynach a bydd hwn yn arwain at le parcio a man troi ar gyfer tri char.

Mae’r deunyddiau allanol yn cynnwys rendr llyfn wedi'i baentio, cerrig naturiol, plinth o frics glas Swydd Stafford ar gyfer y waliau, ac uwch ei ben to llechi naturiol Sbaenaidd Iberaidd. Rhoddir gorffeniad UPVC llwyd anthracite i’r gwaith coed.

Bydd yr eiddo'n mesur tua 18.1m (ar y mwyaf) o led a 10.2m (ar y mwyaf) o ddyfnder. Bydd crib y to tua 9m o uchder.

Y tu mewn, ar y llawr gwaelod bydd yr eiddo arfaethedig yn cynnwys cyntedd, ystafell fyw, ystafell chwarae, cegin cynllun agored, ystafell deuluol, ystafell iwtiliti a thoiled. Ar y llawr cyntaf bydd pedair ystafell wely, landin ar ffurf oriel ac ystafell ymolchi, gan gynnwys prif ystafell wely gyda wardrob y gellir cerdded i mewn iddo ac ystafell ymolchi en-suite.

Y tu allan, bydd yr ardd arfaethedig yn cynnwys lawnt yn bennaf a bydd perthi o rywogaethau cymysg yn cael eu plannu ar ffin ddeheuol y safle.

Y bwriad yw gosod cyfleuster trin carthion i waredu â dŵr brwnt cyn ei ryddhau i suddfan.

POLISIAU A CHANLLAWIAU CYNLLUNIO PERTHNASOL

Polisïau Cynllunio Cenedlaethol Perthnasol

Cymru’r Dyfodol: Y Cynllun Cenedlaethol 2040

Polisi Cynllunio Cymru (fersiwn 11)

TAN 2 Cynllunio a Thai Fforddiadwy

TAN 6 Cynllunio ar gyfer Cymunedau Gwledig Cynaliadwy

Cynllun Datblygu Lleol Ceredigion 2007-2022 (mabwysiadwyd 25 Ebrill, 2013)

S01 Twf Cynaliadwy

S04 Datblygu mewn Aneddiadau Cyswllt a Lleoliadau Eraill

S05 Tai Fforddiadwy Page 28 23 / 52 DM01 Rheoli Effeithiau Datblygu ar Gymunedau a’r Iaith Gymraeg

DM06 Dylunio a Chreu Lle o Safon Uchel

DM10 Dylunio a Thirweddu

DM15 Cadw Bioamrywiaeth Leol

DM17 Y Dirwedd yn Gyffredinol

DM20 Gwarchod Coed, Gwrychoedd a Choetiroedd

Canllawiau Cynllunio Atodol

Tai Fforddiadwy

Safonau Parcio

Yr Amgylchedd Adeiledig a Dylunio

Cadwraeth Natur

YSTYRIAETHAU PERTHNASOL ERAILL

Mae Adran 17(1) o Ddeddf Trosedd ac Anhrefn 1998 yn gosod dyletswydd ar yr Awdurdod Lleol i arfer ei swyddogaethau amrywiol gan roi sylw dyledus i effaith debygol y swyddogaethau hyn ar droseddau ac anhrefn o fewn ei ardal, ac i wneud popeth y gall yn rhesymol i atal troseddau ac anhrefn. Mae’r ddyletswydd hon wedi’i hystyried wrth werthuso’r cais hwn. Ystyrir na fyddai cynnydd sylweddol neu annerbyniol mewn troseddau ac anhrefn o ganlyniad i’r penderfyniad arfaethedig.

DEDDF CYDRADDOLDEB 2010

•gwaredu neu leihau’r anfanteision y mae pobl yn eu dioddef yn sgil eu nodweddion gwarchodedig;

•cymryd camau i ddiwallu anghenion pobl sy’n perthyn i grwpiau gwarchodedig pan fydd yr anghenion hyn yn wahanol i anghenion pobl eraill;

•annog pobl o grwpiau gwarchodedig i gymryd rhan mewn bywyd cyhoeddus neu mewn gweithgareddau eraill lle bo’u cyfranogiad yn anghyfartal o isel.

Rhoddwyd sylw dyledus i’r ddyletswydd uchod wrth benderfynu ar y cais hwn. Ystyrir na fyddai’r datblygiad arfaethedig yn peri goblygiadau sylweddol i bobl â nodweddion gwarchodedig nac yn cael effaith arnynt sy’n fwy nag ar unrhyw berson arall.

DEDDF LLESIANT CENEDLAETHAU’R DYFODOL (CYMRU) 2015

Mae Deddf Llesiant Cenedlaethau’r Dyfodol (Cymru) 2015 yn rhoi dyletswydd ar y Cyngor i gymryd camau rhesymol wrth arfer ei swyddogaethau i fodloni’r saith nod llesiant a geir yn y Ddeddf. Paratowyd yr adroddiad hwn gan ystyried dyletswydd y Cyngor a’r ‘egwyddor datblygu cynaliadwy’ fel y’i nodir yn Neddf 2015. Wrth roi’r argymhelliad, mae’r Cyngor wedi ceisio sicrhau bod anghenion y presennol yn cael eu bodloni heb amharu ar allu cenedlaethau’r dyfodol i gwrdd â’u hanghenion eu hunain.

YMATEBION YN SGIL YMGYNGHORI

Adran Briffyrdd Ceredigion – Dim gwrthwynebiad, yn ddibynnol ar amodau

Draenio Tir Cyngor Sir Ceredigion – Dim gwrthwynebiad, yn ddibynnol ar amodau

Ecoleg Cyngor Sir Ceredigion – Ni chafwyd sylw

Cyfoeth Naturiol Cymru – Dim gwrthwynebiad

Dŵr Cymru – Dim gwrthwynebiad, yn ddibynnol ar amodau

Daeth dau sylw i law oddi wrth drydydd partïon parthed y cais. Ers hynny, tynnodd trigolion yr eiddo cyfagos wrthwynebiad Page 29 24 / 52 i’r cynnig yn ôl. Daeth sylw arall i law o blaid y cais.

CASGLIAD

Dywed Adran 38 (6) o Ddeddf Cynllunio a Phrynu Gorfodol 2004:

“Os rhoddir ystyriaeth i’r cynllun datblygu er mwyn gwneud penderfyniad o dan y Deddfau Cynllunio, bydd yn rhaid i’r penderfyniad hwnnw fod yn unol â’r cynllun oni bai fod ystyriaethau perthnasol yn awgrymu fel arall.”

Egwyddor y Datblygiad

Dynodir yng Nghynllun Datblygu Lleol Ceredigion fod safle’r cais mewn 'lleoliad arall' neu gefn gwlad agored. Felly y prif bolisi sy’n berthnasol wrth ystyried y cais yw polisi S04 o Gynllun Datblygu Lleol Ceredigion sy’n ymdrin â chynigion i ddatblygu mewn ‘Aneddiadau Cyswllt a Lleoliadau Eraill’.

Er bod polisi S04 yn cydnabod yr angen am rywfaint o ddatblygu mewn lleoliadau eraill, i ddiwallu anghenion y cymunedau presennol, mae'r polisi'n ceisio sicrhau rheolaeth rhag i ddatblygu ddigwydd yn helaeth mewn lleoliadau anghynaladwy. Mae'r polisi felly'n caniatáu datblygiad newydd dim ond pan fo modd cyfiawnhau’r angen am fenter wledig yn unol â TAN 6 neu os yw’n angenrheidiol i ddiwallu angen am dai fforddiadwy yn unol ag S05. O ran tai fforddiadwy, caniateir datblygu mewn lleoliadau eraill dim ond pan fyddant o fewn aneddiadau presennol neu'n union gyfagos iddynt, yn unol â’r polisi cynllunio cenedlaethol.

Ni hawlir bod angen y cais hwn at ddibenion TAN 6.

Mae’r cais hwn yn cynnig codi annedd marchnad agored, ond yn ystod y broses benderfynu nododd yr ymgeiswyr y byddent yn fodlon ystyried dynodi'r annedd yn 'annedd fforddiadwy' a sicrheir am byth drwy gytundeb cyfreithiol o dan adran 106. Fel y trafodwyd, mae polisi S04 yn caniatáu ar gyfer tai fforddiadwy mewn 'lleoliadau eraill' lle gellir dangos bod angen am dai fforddiadwy yn yr ardal ac nad yw’r angen yn cael ei ddiwallu.

Wrth ystyried cynigion ar gyfer tai fforddiadwy, dywed Atodiad 4 y Cynllun Datblygu Lleol y dylid sicrhau nad yw tai fforddiadwy yn cael eu hadeiladu yn ôl safonau annerbyniol o isel ac na ddylid chwaith greu datblygiadau tai sy’n ‘rhy fawr neu sylweddol'. Mae Canllawiau Atodol Tai Fforddiadwy Ceredigion yn rhoi’r Cynllun Datblygu Lleol ar waith drwy weithredu manylion gofynnol o ran arwynebedd y llawr o fewn tai fforddiadwy. Daw’r rhain o Ofynion Ansawdd Datblygu Llywodraeth Cymru. Caniateir hyd at 20% yn uwch na’r mesuriadau lleiaf posib ar gyfer llawr mewnol cyfan. Yr arwynebedd llawr lleiaf posib yn y Gofynion ar gyfer tŷ fforddiadwy pedair ystafell wely yw 114m2. Yr uchafswm a ganiateir felly yng Ngheredigion yw 136m2, sef 20% yn uwch na ffigwr y Gofynion Ansawdd Datblygu.

Ar sail cynlluniau’r lloriau a ddarparwyd, byddai gan yr annedd arfaethedig arwynebedd llawr o 275m2 - llawer yn uwch na’r ffigwr a ganiateir yng Ngheredigion. Mae’r ymgeisydd wedi dweud y byddai’n amharod i leihau’r maint i gydymffurfio â’r polisi. Felly, yn sgil maint yr eiddo, ystyrir y byddai’r eiddo y tu hwnt i gyrraedd cyfran fawr o’r gymdeithas, hyd yn oed gyda chytundeb adran 106 ynghlwm.

Mae’r ymgeisydd wedi cadarnhau felly ei fod yn dymuno i’r cais gael ei ystyried ar sail deiliadaeth marchnad agored. Ni roddwyd cyfiawnhad felly o ran sut y byddai’r cais hwn yn diwallu’r angen am dai fforddiadwy yn lleol.

Tirwedd

Ni ddynodir bod safle’r cais o fewn Ardal Tirwedd Arbennig at ddibenion y Cynllun Datblygu Lleol. Serch hynny, yn rhinwedd lleoliad yr eiddo arfaethedig ar esgair Dyffryn Rheidol, a’i faint, a’i liw gwyn, byddai’n nodwedd amlwg ar y tirwedd wrth edrych o Ardal Tirwedd Arbennig Dyffryn Rheidol.

Priffyrdd

Roedd Awdurdod Priffyrdd Lleol Ceredigion wedi mynegi anfodlonrwydd â’r cais fel y’i cyflwynwyd am nad oedd modd cyflawni’r llain welededd ofynnol ar dir oedd yn eiddo i’r ymgeisydd. Mae'r ymgeisydd wedi darparu copïau o gytundeb ysgrifenedig gyda’r tai cyfagos i gynnal a chadw’r tir er mwyn sicrhau y gellir cyflawni'r llain welededd ofynnol. Mae'r Awdurdod Priffyrdd Lleol yn fodlon â'r trefniant hwn ac nid oes ganddynt wrthwynebiad, yn ddibynnol ar amodau.

Ecoleg a Draenio Tir

Mae Cyfoeth Naturiol Cymru yn fodlon ar ganfyddiadau'r arfarniad ecolegol a gyflwynwyd i gefnogi'r cais. Canfu’r arfarniad nad yw’r safle o fawr o werth ecolegol. Mae’r adran Draenio Tir yn fodlon ar y dull a gynigir o ddraenio dŵr wyneb, yn ddibynnol ar amod.

Materion Eraill

Page 30 25 / 52 Mae Dŵr Cymru yn tynnu sylw’r ymgeisydd at y ffaith bod prif bibell ddŵr o fewn ffiniau’r safle. Mae Dŵr Cymru yn cynnig bod amodau i sicrhau fod y bibell yn cael ei diogelu a bod modd cael mynediad ati.

DIRPRWYO PWERAU

Mae’r Cynghorydd Rhodri Davies wedi gofyn am i’r cais gael ei gyfeirio at y Pwyllgor Cynllunio a hynny am y rhesymau canlynol:

Darparu cartref ar gyfer bobl leol.

Byddai annedd fach yn ymddangos yn anghydnaws â’r tai mwy o faint sydd gerllaw safle’r cais.

ARGYMHELLIAD

GWRTHOD y cais am ei fod yn groes i bolisïau S01, S04 ac SO5 Cynllun Datblygu Lleol Ceredigion 2007-2022 (a fabwysiadwyd yn 2013).

Page 31 26 / 52 Rhif y Cais: A201050 Daeth i law: 09-12-2020 Y Bwriad: Codi annedd gan gynnwys creu mynediad i gerbydau a gosod cyfleuster trin carthion Lleoliad y Tir wrth ochr Awel y Mynydd, Pisgah, Aberystwyth, SY23 4NE Safle: Math o Gais: Cynllunio Llawn Ymgeisydd: Wil ac Annie Davey, Nythfa, Pantycrug, Capel Seion, Aberystwyth, Ceredigion, SY23 4EF Mr Gareth Flynn (Morgan & Flynn Architectural Services), Tan y Dderwen, Llanrhystud, Ceredigion, SY23 Asiant: 5ED

THE SITE AND RELEVANT PLANNING HISTORY

The application site is an area of land between two residential properties in the rural settlement of Pisgah. The site is in agricultural use. The A4120 county road bounds the site to the north. To the south are further agricultural fields.

The site occupies a prominent location on the upper reaches of the Rheidol Valley.

Relevant Planning History

A010478 – Outline Permission for the erection of three houses – Refused 15/07/2021

DETAILS OF DEVELOPMENT

The application under consideration seeks full planning permission for the erection of an open market dwelling.

The proposed dwelling is to be a double fronted residence with a prominent glazed porch feature which will be sat centrally within the plot. Access is to be taken directly from the A4120 county road between Aberystwyth and Devils Bridge which will lead to a parking and turning area for 3 cars.

External materials include smooth painted render, natural stonework and Staffordshire blue brick plinth for the walls under a Spanish Iberian natural slate roof. Joinery is to be finished in anthracite grey UPVC.

The property will measure approximately 18.1m (maximum) wide by 10.2m (maximum) deep. The property will be approximately 9m in height to the ridge.

Internally the proposed property is to include entrance hall, living room, play room, open plan kitchen, living family room, utility room and W.C on the ground floor, and 4 bedrooms, galleried landing and bathroom on the first floor, including a master bedroom with walk in wardrobe, and en-suite bathroom.

Externally the proposed garden area will be mainly laid to lawn, with mixed species hedgerow to be planted to the sites southern boundary.

A package treatment plant is proposed to dispose of foul drainage water before discharging into a soakaway.

RELEVANT PLANNING POLICIES AND GUIDANCE

National Planning Policy and Guidance

Future Wales: The National Plan 2040

Planning Policy Wales (Version 11).

TAN 2 Planning and Affordable Housing

TAN 6 Planning for Sustainable Rural Communities

Ceredigion Local Development Plan 2007-2022 (Adopted 25th April, 2013)

S01 Sustainable Growth

S04 Development in Linked Settlements and Other Locations

Page 32 27 / 52 S05 Affordable Housing

DM01 Managing the Impacts of Development on Communities and the Welsh Language

DM06 High Quality Design and Placemaking

DM10 Design and Landscaping

DM15 Local Biodiversity Conservation

DM17 General Landscape

DM20 Protection of Trees, Hedgerows and Woodlands

Supplementary Planning Guidance

SPG Affordable Housing

SPG Parking Standards

SPG Built Environment and Design

SPG Nature Conservation

OTHER MATERIAL CONSIDERATIONS

EQUALITY ACT 2010

WELL-BEING OF FUTURE GENERATIONS (WALES) ACT 2015

CONSULTATION RESPONSES

Ceredigion Highways No objection Subject to condition

Ceredigion Land Drainage – No objection Subject to condition

Ceredigion Ecology – Did not comment

Natural Resources Wales – No Objection

Welsh Water – No objection Subject to condition

2 Third party representations have been received in respect of the application. One representation objecting to the proposal has since been withdrawn by the residents of the neighbouring property. A representation in support of the application has Page 33 28 / 52 also been made.

CONCLUSION

Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that:

“If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicate otherwise”.

The Principle of Development

The application site is identified in the Ceredigion Local Development Plan as being an ‘other location’ or open countryside. As such the main policy of relevance in considering the application is policy S04 of the Ceredigion Local Development Plan which deals with development proposals in ‘Linked Settlements and Other Locations’.

While policy S04 recognises the need for a degree of development within other locations to meet the needs of existing communities, the policy seeks to ensure the control of the proliferation of development in unsustainable locations. The policy therefore allows new development only where there is a justifiable rural enterprise need in accordance with TAN6 or is required to meet an unmet affordable housing need in line with S05. In terms of affordable housing, development in other locations will only be permitted when located within or immediately adjacent to existing settlements in line with national planning policy.

No claim is made that the proposal is required for TAN6 purposes.

The proposal is for the erection of an open market dwelling, however during the determination process the applicants indicated that they were willing to give consideration to the dwelling being designated an ‘affordable dwelling’ secured in perpetuity via a S106 legal agreement. As discussed policy S04 does allow for affordable housing in ‘other locations’ where it can be demonstrated that there is an unmet affordable housing need in the locality.

In considering proposals for affordable housing the LDP draws attention to the need to ensure that affordable homes are not built to unacceptably low standards or to create ‘overly large or substantial housing’ at Appendix 4. The Ceredigion Affordable Housing Supplementary Guidance gives effect to the LDP by applying minimum internal floor space specifications for affordable homes taken from the Welsh Government’s Development Quality Requirements (DQR) standard: and a maximum of a 20% increase on the minimum specifications in overall internal floor space. The minimum floor area within the DQR standard for an affordable 4 bedroom house is 114m2. The maximum therefore allowed within Ceredigion is 136m2 which is 20% above the DQR figure.

From the floor plans provided, the proposed dwelling would have a floor area of approximately 275m2, significantly above the figure allowed within Ceredigion. The applicant has indicated that they would be unamenable to the required reduction in size to conform with policy. It is therefore considered that by virtue of its size the property would be unaffordable for a large section of society even with a S106 agreement attached.

The applicant has therefore confirmed that they wish for the application to be considered on the basis of an open market tenure. No justification has therefore been provided as to how the proposal will meet an unmet affordable housing need in the locality.

Landscape

The application site is not identified as being within a designated Special Landscape Area for the purposes of the LDP. Nevertheless the proposed property by virtue of its siting on the upper edges of the Rheidol Valley, its large size and white colouring would make it a prominent feature on the landscape when viewed from within the Rheidol Valley Special Landscape Area.

Highways

Ceredigion Local Highways Authority took issue with the application as submitted as the required visibility splays could not be achieved within the applicants land ownership. The applicant has provided copies of written agreement with neighbouring properties to maintain land in order to ensure the required visibility splays can be met. The LHA are content with this arrangement, and have no objection subject to conditions.

Ecology and Land Drainage

NRW are content with the findings of the ecological appraisal submitted in support of the application, which found the site to be of low ecological value. Land drainage are content with the proposed means of surface water drainage subject to condition.

Page 34 29 / 52 Other Matters

Welsh Water draw the applicant’s attention to the presence of a water main within the site boundary. Welsh water propose conditions to ensure the pipe is protected and access can be maintained.

DELEGATED POWERS

Rhodri Davies has confirmed his desire for the application to be referred to the development control committee for the following reasons.

Providing a home for local people

A smaller dwelling would appear at odds with the larger dwellings neighbouring the proposal.

RECOMMENDATION

To REFUSE the application as being contrary to policies S01, S04, S05 of the Ceredigion Local Development Plan 2007 - 2022 (adopted 2013)

Page 35 30 / 52 2.3. A201064

Page 36 31 / 52

Rhif y Cais / Application A201064 Reference Derbyniwyd / Received 11-12-2020 Y Bwriad / Proposal Cam 3 – Codi 7 annedd Lleoliad Safle / Site Location Cae John, Cross Inn, Llanon. SY23 5NT Math o Gais / Application Type Cynllunio Llawn Ymgeisydd / Applicant (Cartref Dyfed Homes), Morawel, Nebo, Llanon, SY23 5LE Mr Rhys ap Dylan (Morgan & Davies), Morgan & Davies 4 Stryd y Farchnad, Aberaeron, Asiant / Agent SA46 0AS

Y SAFLE A HANES PERTHNASOL

Mae safle’r cais yn dir sydd wedi’i leoli i’r dwyrain o stâd Cae John yn anheddiad Cross Inn (Llanon). Ceir mynediad i’r safle ar hyd y ffordd stâd bresennol, sy’n ymuno â’r ffordd B4337 sy’n mynd drwy’r pentref. Ar hyn o bryd mae’r safle’n wag, yn lefel, ac mae’n ffinio ag ardal adeiledig i gyfeiriad y gorllewin a’r de. Dyma’r hanes cynllunio perthnasol ar gyfer y safle:

790177 Caniatâd Cynllunio Amlinellol. Codi 4 byngalo. Cymeradwywyd yn Unol ag Amodau 26/04/1979. 801412 Caniatâd Cynllunio Amlinellol. 10 byngalo. Gwrthodwyd 22/01/1981. 870078 Caniatâd Cynllunio Amlinellol. Datblygiad Preswyl. Gwrthodwyd 25/08/1987. 880170 Caniatâd Cynllunio Amlinellol. 16 annedd mewn dau gam. Gwrthodwyd 08/03/1989. A071038 Cynllunio Llawn. Datblygiad Preswyl – 5 annedd (2 fforddiadwy).Cymeradwywyd yn Unol ag Amodau 18/06/2012. A160213 Addasu Ymrwymiadau Cynllunio. Amrywio’r ymrwymiad cynllunio i leihau’r ddarpariaeth o dai fforddiadwy ar y safle o 2 i 1, a chaniatáu meddiannaeth o un annedd marchnad agored cyn bod yr annedd fforddiadwy dan feddiannaeth. Addaswyd 29/03/2017. A160354 Diwygiad Ansylweddol. Diwygio cynlluniau plotiau 3 a 4 o ganiatâd cynllunio A071038. Cymeradwywyd 22/06/2016.

MANYLION Y DATBLYGIAD

Mae’r cais ar gyfer caniatâd cynllunio i godi saith annedd, gyda dwy o’r rheiny’n unedau fforddiadwy. Mae’r cynlluniau’n dangos dwy lain o anheddau unto gyda thair ystafell wely i’r gogledd o’r safle, a rhes o dri eiddo teras i’r de o’r safle. Mae’r tai teras hefyd yn rhai gyda thair ystafell wely.

Y deunyddiau a fwriedir yw waliau wedi’u rendro, toau llechi, a ffenestri a drysau uPVC – a fyddai’n cydweddu â gweddill y safle. Hefyd, bwriedir codi ffens 1.8m ynghyd â mynediadau a mannau parcio tarmac a graean.

POLISIAU A CHANLLAWIAU CYNLLUNIO PERTHNASOL

Polisi Cynllunio Cenedlaethol Perthnasol

Cymru’r Dyfodol: Y Cynllun Cenedlaethol 2040 (Chwefror 2021) PCC Polisi Cynllunio Cymru (Rhifyn 11, Chwefror 2021)

Mae’r polisÏau canlynol o’r Cynllun Datblygu Lleol yn berthnasol wrth benderfynu’r cais hwn:

S01 Twf Cynaliadwy S04 Datblygu Mewn Aneddiadau Cyswllt a Lleoliadau Eraill S05 Tai Fforddiadwy LU02 Gofynion sy’n Ymwneud â Phob Datblygiad Preswyl LU30 Diogelu DM01 Rheoli Effeithiau Datblygu ar Gymunedau a’r Iaith Gymraeg DM03 Teithio Cynaliadwy DM04: Seilwaith Teithio Cynaliadwy fel Ystyriaeth Berthnasol DM05: Datblygu Cynaliadwy a Lles Cynllunio DM06 Dylunio a Gwneud Lleoedd o Safon Uchel DM10: Dylunio a Thirlunio DM17: Y Dirwedd yn Gyffredinol

Page 37 32 / 52 Canllawiau Cynllunio Atodol (CCA) Ceredigion

CCA Tai Fforddiadwy CSC CCA Safonau Parcio CSC CCA Amgylchedd Adeiledig CSC

YSTYRIAETHAU PERTHNASOL ERAILL

Mae Adran 17(1) o Ddeddf Trosedd ac Anhrefn 1998 yn gosod dyletswydd ar yr Awdurdod Lleol i ymarfer ei swyddogaethau amrywiol, gan roi sylw priodol i effaith debygol ymarfer y swyddogaethau hynny ar drosedd ac anhrefn yn ei ardal, a’r angen i wneud popeth sy’n rhesymol bosib i’w atal. Mae’r ddyletswydd honno wedi’i hystyried wrth werthuso’r cais hwn. Ystyrir na fyddai unrhyw gynnydd sylweddol neu annerbyniol yn lefel y trosedd ac anhrefn o ganlyniad i’r penderfyniad arfaethedig.

DEDDF CYDRADDOLDEB 2010

• dileu neu leihau’r anfanteision a wynebir gan bobl oherwydd eu nodweddion gwarchodedig;

• cymryd camau i gwrdd ag anghenion pobl o grwpiau gwarchodedig pan fydd y rhain yn wahanol i anghenion pobl eraill, ac

• annog pobl o grwpiau gwarchodedig i gymryd rhan mewn bywyd cyhoeddus, neu mewn gweithgareddau eraill lle mae eu cyfranogiad yn anghymesur o isel.

DEDDF LLESIANT CENEDLAETHAU’R DYFODOL (CYMRU) 2015

YMATEBION YMGYNGHORI

Priffyrdd – Dim Gwrthwynebiad yn Unol ag Amodau

Draenio Tir – Dim Gwrthwynebiad yn Unol ag Amodau

Dŵr Cymru Welsh Water – Dim Gwrthwynebiad yn Unol ag Amodau

Cyfoeth Naturiol Cymru - Dim Gwrthwynebiad

Cyngor Cymuned Dyffryn Arth - Ni Chafwyd Ymateb

Ecoleg – Ni Chafwyd Ymateb

CASGLIAD

Egwyddor Datblygu Mae safle’r cais o fewn ffiniau anheddiad Cross Inn, a ddiffinnir fel anheddiad cyswllt o fewn y Cynllun Datblygu Lleol (CDLl). Felly, rhaid i’r cynnig gydymffurfio â gofynion Polisi S04 y CDLl - Dablygu Mewn Aneddiadau Cyswllt a Lleoliadau Eraill. Mae Cross Inn yn anheddiad cyswllt ar gyfer Grŵp Gwasanaethau Llanon. Cafodd ei ddynodi i’r diben hwnnw yng ngholeuni’r ffaith bod yr anheddiad wedi’i leoli i ffwrdd o drafnidiaeth gyhoeddus, ei fod yn brin o wasanaethau, a byddai angen defnydd o gar i fyw yno a mynychu gwaith/ysgol. O ganlyniad, mae’n llai cynaliadwy ei natur na Llanon (na Llanrhystud), sydd â budd trafnidiaeth gyhoeddus, a gwasanaethau cymunedol sylfaenol o fewn pellter cerdded. Page 38 33 / 52 Mae Strategaeth y CDLl yn datgan nad yw twf y tu allan i Ganolfannau Gwasanaeth yn gynaliadwy oni bai ei fod yn fodd o ganiatáu i’r gymuned bresennol gwrdd â rhai o’i hanghenion ei hun, ac mi ddylai ddigwydd yn raddol trwy gydol cyfnod y cynllun. Mae gan yr ‘Aneddiadau Cyswllt a Lleoliadau Eraill’ ar gyfer Grŵp Llanon lwfans o hyd at 39 o unedau ar gyfer cyfnod y cynllun (2007-2022) ac ar ddiwedd Ionawr 2021, roedd 64 o ymrwymiadau (40 wedi’u cwblhau a 24 yn aros caniatâd), gan olygu bod 24 yn ormod o unedau arfaethedig. Hefyd, mae angen i’r cydbwysedd rhwng y Ganolfan Wasanaethau â’r ‘Aneddiadau Cyswllt a Lleoliadau Eraill’ erbyn 2022 ar gyfer y Grŵp Aneddiadau hwn fod yn 26.5%. Ar hyn o bryd, mae’r ymrwymiadau yn yr ‘Aneddiadau Cyswllt a Lleoliadau Eraill’ yn gorbwyso’r rhai yn y Ganolfan Wasanaethau, gyda 34% o ddatblygu’n cael ei ganiatáu yn y lleoliadau hynny. Mae hyn serch bod dau safle mawr wedi cael caniatâd yn y 12 mis diwethaf yn Llanon (37 uned ar Stâd Craig Ddu a 34 uned ar dir gerllaw Cylch Peris). Mae hyn yn dangos bod Canolfan Wasanaethau Llanon yn cyflenwi, ond nad yw’r cydbwysedd yn iawn o hyd yn sgil nifer fawr o ymrwymiadau yn yr Aneddiadau Cyswllt a Lleoliadau Eraill.

Does dim cyfiawnhad felly dros ganiatáu unedau pellach dan gategori Aneddiadau Cyswllt a Lleoliadau Eraill y Grŵp Aneddiadau hwn ar hyn o bryd, yn enwedig o ystyried y gall y 24 uned sy’n aros caniatâd gwrdd ag anghenion uniongyrchol, tymor byr a thymor canolig y Grŵp.

Yn bwysicach fyth, mae Cross Inn wedi gweld twf sylweddol ers dechrau cyfnod y cynllun yn 2007, gydag ymrwymiadau o dros 67% o’i raddfa wreiddiol. Mi fyddai’r cais hwn yn cynyddu’r twf i oddeutu 88%, pan mae’r twf ar draws y sir wedi’i gapio ar 12%. Mae hyn er mwyn sicrhau na fydd unrhyw anheddiad yn gorfod cymryd mwy o dwf nag y gall ei reoli’n gynaliadwy, heb effeithio’n negyddol ar gapasiti a diwylliant y pentref. Os bydd yr holl ymrwymiadau’n cael eu gwireddu, mi fydd gan y pentref ddwywaith yn fwy o anheddau na chynt, a’r un prinder gwasanaethau. Ar hyn o bryd, nodir bod yna eisoes 23 o ymrwymiadau (gan gynnwys 6 sy’n aros caniatâd), gan olygu bod yna or-ddarpariaeth o 19 o unedau. O gyfanswm o 90 o aneddiadau cyswllt yng Ngheredigion, Cross Inn sydd â’r bedwaredd or-ddarpariaeth fwyaf, gyda gofyniad dros ben o -19 o unedau.

Mae’r cynnig yn cynnwys dwy uned fforddiadwy, sy’n cyfateb i 28% o’r cynnig hwn (cam 3) a chyfanswm o 23.5% ar gyfer safle Cae John. Fodd bynnag, mae’r Awdurdod Cynllunio Lleol o’r farn bod anghenion yr anheddiad eisoes wedi’u bodloni gan y datblygiad presennol, a byddai’r datblygiad hwn yn debygol o annog gormod o bobl i fewnfudo i anheddiad cyswllt lle roedd y datblygu i’w weld yn ysgafnach o lawer nag yn y Ganolfan Wasanaethau.

Mae’r cynnig yn cynrychioli ffurf anghynaliadwy o ddatblygiad ac mae’n mynd yn gores i strategaeth dai y CDLl.

Mae’r cynnig yn mynd yn groes i bolisïau S01 ac S04 ac felly nid yw’r egwyddor yn dderbyniol.

Effaith ar Amwynder Preswyl

Byddai’r cynnig yn creu cam ychwanegol ar gyfer y safle presennol a adwaenir fel Cae John. Oherwydd graddfa, lleoliad a dyluniad yr anheddau arfaethedig, ni ystyrir y byddent yn cael effaith negyddol ar amwynderau preswyl unrhyw eiddo neu dirfeddianwyr cyfagos. Mae’r cynnig felly yn cydymffurfio â Pholisi DM06 y CDLl.

Materion Eraill

Nid oes gan yr Awdurdod Priffyrdd Lleol na’r Adran Draenio Tir unrhyw wrthwynebiad i’r cynnig, yn unol ag amodau.

Mae safle’r cais wedi’i leoli tu allan i Dalgylch ACA yr Afon Teifi.

Awdurdod Dirprwyedig

Mae’r Cyng. D Edwards, yr Aelod Lleol, wedi gofyn bod y cais yn cael ei gyflwyno gerbron y Pwyllgor Rheoli Datblygu am y rhesymau canlynol:

Rwyf am i'r cais yma fynd i bwyllgor gan fod y datblygiad presenol yn un poblogaidd gyda theuluoedd ifanc wedi ymgartrefi yna. Mae hyn yn dangos fod yna alw am dai safonol am bris teg ac rwyf ar ddeall fod yna sawl teulu ifanc wedi gwneud ymholiadau yn barod am y tai yma.

ARGYMHELLIAD:

Gwrthod y cais am y rheswm canlynol:

Mae’r cais yn mynd yn groes i Bolisïau S01 ac S04 y CDLl am ei fod yn cynrychioli ffurf anghynaliadwy o ddatblygiad sy’n mynd yn groes i’r strategaeth dai.

Page 39 34 / 52 Rhif y Cais / Application A201064 Reference Derbyniwyd / Received 11-12-2020 Y Bwriad / Proposal Phase 3 - Erection of 7 dwellings Lleoliad Safle / Site Location Cae John, Cross Inn, Llanon. SY23 5NT Math o Gais / Application Type Full Planning Ymgeisydd / Applicant (Cartref Dyfed Homes), Morawel, Nebo, Llanon, SY23 5LE Mr Rhys ap Dylan (Morgan & Davies), Morgan & Davies 4 Market Street, Aberaeron, Asiant / Agent SA46 0AS

THE SITE AND RELEVANT PLANNING HISTORY

The application site relates to land located to the east of the Cae John estate in the settlement of Cross Inn (Llanon). Access to the site is derived via the existing estate road which joins up with the B4337 road which runs through the village. At present the site is vacant, is level and bordered by built form directly to the west and south. The application site has the following relevant planning history:

790177 Outline Planning Permission. Erection of 4 bungalows. Approved Subject to Conditions 26/04/1979. 801412 Outline Planning Permission. 10 bungalows. Refused 22/01/1981. 870078 Outline Planning Permission. Residential Development. Refused 25/08/1987. 880170 Outline Planning Permission. 16 dwellings in two phases. Refused 08/03/1989. A071038 Full Planning. Residential development - 5 dwellings (2 affordable). Approved Subject to Conditions 18/06/2012. A160213 Modification of Planning Obligations. Variation of the planning obligation to reduce the provision of on site affordable houses from 2 to 1 and to allow the occupation of 1 open market dwelling before the affordable dwelling is occupied. Modified 29/03/2017. A160354 Non-Material Amendment. Amended plans for plots 3 & 4 on planning permission A071038. Approved 22/06/2016.

DETAILS OF DEVELOPMENT

Full planning permission is sought for the erection of seven dwellings, two of which are two be affordable units. The plans show two lots of semi-detached three-bedroomed dwellings to the northern of the site and the provision of a row of three terraced properties to the south of the site. The terraced properties are also thre-bedroomed dwellings.

The materials proposed are rendered walls, slate tiled roof and uPVC windows and doors - which would match the remainder of the site. A 1.8m fence is also proposed along with tarmac and gravel accesses and parking.

RELEVANT PLANNING POLICIES AND GUIDANCE

Relevant National Planning Policy

Future Wales: The National Plan 2040 (February 2021) PPW Planning Policy Wales (Edition 11, February 2021)

These Local Development Plan policies are applicable in the determination of this application:

S01 Sustainable Growth S04 Development in Linked Settlements and Other Locations S05 Affordable Housing LU02 Requirements regarding All Residential Development LU30 Safeguarding DM01 Managing the Impacts of Development on Communities and the Welsh Language DM03 Sustainable Travel DM04: Sustainable Travel Infrastructure as a Material Consideration DM05: Sustainable Development and Planning Gain DM06 High Quality Design and Placemaking DM10: Design and Landscaping DM17: General Landscape

Ceredigion Supplementary Planning Guidance (SPG)

CCC Affordable Housing SPG Page 40 35 / 52 CCC Parking Standards SPG CCC Built Environment SPG

OTHER MATERIAL CONSIDERATIONS

EQUALITY ACT 2010

WELL-BEING OF FUTURE GENERATIONS (WALES) ACT 2015

CONSULTATION RESPONSES

Highways - No Objection Subject to Conditions

Land Drainage - No Objection Subject to Conditions

Dwr Cymru Welsh Water - No Objection Subject to Conditions

Natural Resources Wales - No Objection

Cyngor Cymuned Dyffryn Arth Community Council - No Response Received

Ecology - No Response Received

CONCLUSION

Principle of Development The application site lies within the settlement boundary of Cross Inn which is identified as a linked settlement within the Local Development Plan (LDP). Therefore, the proposal must comply with the requirements of Policy S04 Development in Linked Settlements and Other Locations, of the LDP. Cross Inn is a linked settlement for the Llanon Service Group. It has been designated for that purpose in view of the fact that the settlement is located away from public transport, has limited services and would require a car user to live there and attend work / schools. It is therefore inherently less sustainable than Llanon (or Llanrhystud) which have the benefit of public transport and the ability to walk to access basic community services.

The LDP Strategy states that growth outside the Service Centres is only sustainable where it serves to allow the existing community to meet some of its own needs and should come forward gradually throughout the plan period. The ‘Linked

Page 41 36 / 52 Settlements and Other Locations’ for the Llanon Group have an allowance of up to 39 units for the plan period (2007-2022) and at the end of January 2021, there were 64 commitments (40 completions and 24 outstanding consents) meaning that the number of proposed units had been exceed by 24 units. Furthermore, the balance between the Service Centre and 'Linked Settlements and Other Locations' by 2022 for this Settlement Group needs to be 26.5%. Currently, the commitments in the Linked Settlements and Other Locations outweigh those in the Service Centre with 34% of development being permitted in those locations. This is despite two large sites being granted permission in the last 12 months in Llanon (37 units in Stad Craig Ddu and 34 units in land adj Cylch Peris). This shows that the Service Centre of Llanon is delivering however, the balance remains out due to a high number of commitments in the Linked Settlements and Other Locations.

No justification therefore exists for permitting further units in the Linked Settlements and Other Locations category for this Settlement Group at this point in time, particularly given that 24 outstanding consents can already meet the immediate, short and medium term needs of the Group.

More importantly, Cross Inn has seen significant growth since the start of the plan period in 2007 – it has had commitments of more than 67% of its original scale. This application would take it to approximately 88% growth when the county wide growth cap is 12%. This was to ensure that no settlement would have to take more growth than it could sustainably manage and not negatively affect the capacity and culture of the village. If all the commitments come forward the village will have over double its previous number of dwellings and only the same limited services. At present it is noted that there already are 23 commitments (including 6 outstanding consent) leaving an overprovision of 19 units. From a total of 90 linked settlements within Ceredigion, Cross Inn has the fourth largest overprovision with a remaining requirement of -19 units.

The proposal includes 2 affordable units, which equates to 28% of this proposal (phase 3) and a total of 23.5% for the Cae John site. However, it is the opinion of the Local Planning Authority that the needs of the settlement has already been met by the existing development and that this development would likely encourage too large an influx of people to a linked settlement where development was seen to occur much lighter than in the Service Centre.

This proposal represents an unsustainable form of development and is contrary to the housing strategy of the LDP.

The proposal is contrary to policies S01 and S04 and therefore, the principle is not acceptable.

Impact on Residential Amenity The proposal would create an additional phase to the existing site known as Cae John. Due to the scale, siting and design of the proposed dwellings, it is not considered to cause a negative impact on the residential amenities of any neighbouring properties or land owners. The proposal is therefore compliant with Policy DM06 of the LDP.

Other Matters The LHA and land drainage department have no objection to the proposal subject to conditions.

The application site lies outside of the Teifi SAC Catchment Area.

Delegated Authority Cllr D Edwards, the Local Member has requested that the application be reported to the Development Control Committee for the following reasons: I want this application to be presented to the Committee as the existing development is popular with young families. This shows that there is demand for good quality houses at a fair price. Also, it is of my understanding that young families have already made enquiries regarding the proposed properties.

RECOMMENDATION:

Refuse the application for the following reason:

The application is contrary to Policies S01 and S04 of the LDP as it represents an unsustainable form of development and is contrary of the housing strategy.

Page 42 37 / 52 2.4. A210023

Page 43 38 / 52

Rhif y Cais / Application A210023 Reference Derbyniwyd / Received 08-01-2021 Y Bwriad / Proposal New self catering holiday accommodation cabin in the client's garden Lleoliad Safle / Site Location Tynlon, Llanilar, Aberystwyth. SY23 4PL Math o Gais / Application Type Full Planning Ymgeisydd / Applicant Mr Adam Osbourne, Tynlon, Llanilar, Aberystwyth, SY23 4PL Andrew Docherty (Black Cat Architects), 1 Dolfor Ciliau Aeron, SA48 Asiant / Agent 8DE

Y SAFLE A HANES PERTHNASOL

Mae safle’r cais wedi’i leoli o fewn Cefn Gwlad Agored. Mae safle’r cais yn cyfeirio at dir tu cefn ac i’r ochr o Dŷ’n Lôn, ac mae’r safle ehangach yn cynnwys annedd Tŷ’n Lôn, Garej, Adeilad allanol, gardd a gweirglodd fach. Mae’r safle wedi’i leoli 2.5km o’r anheddiad diffiniedig agosaf, sef Llanilar, a cheir mynediad ato ar hyd ffordd ddi-ddosbarth un trac, oddi ar y B4576 tua 0.8km i’r gogledd o safle’r cais.

Mae safle’r cais hefyd yn cynnwys nant fechan ac mae rhannau o safle’r cais wedi’u lleoli o fewn Parth Llifogydd C2, fel y’i diffinnir ar y Mapiau Cyngor Datblygu sy’n ategu Nodyn Cyngor Technegol (TAN) 15: Datblygu a Pherygl Llifogydd.

Hanes Cynllunio:

A020282 – Cynllunio Llawn – Tŷ’n Lôn, Llanilar – Codi estyniad ac ailwampio – Cymeradwywyd yn Unol ag Amodau (24/04/2002)

A020283 – Adran 63 (Cadw) – Tŷ’n Lôn, Llanilar – Cadw carafan dros dro tra bod yr annedd presennol yn cael ei adfer – Caniatâd Dros Dro (19/04/2002)

A040348 – Cynllunio Llawn – Tŷ’n Lôn, Llanilar – Estyniad i’r Cwrtil a chodi garej/sied i storio offer garddio – Cymeradwywyd yn Unol ag Amodau (29/04/2004)

A040774 – Cynllunio Llawn – Tŷ’n Lôn, Llanilar – Codi garej/stordy – Cymeradwywyd yn Unol ag Amodau (05/08/2004)

MANYLION Y DATBLYGIAD

Mae’r cais ar gyfer caniatâd cynllunio llawn i ddatblygu caban gwyliau hunan-arlwyo ffrâm goed tu cefn i dŷ annedd Tŷ’n Lôn.

Bydd y caban wedi’i leoli tua 40m i ffwrdd o gefn yr eiddo, ar lannau’r nant, gyda mynediad ar droed i’r caban ar hyd llwybr a thros pont fechan. Darperir man parcio ar gyfer y datblygiad ar iard presennol gerllaw prif annedd Tŷ’n Lôn a cheir mynediad ato oddi ar ffordd ddi-ddosbarth.

Mae’r caban yn mesur tua 7.3m o hyd x 4.2m o led, ynghyd ag ardal decin. Bydd y caban â tho un goleddf ac mi fydd oddeutu 3.8m ar ei bwynt uchaf uwchlaw’r ddaear. Bydd y waliau allanol wedi’u gwneud o estyll coed a’r to o fetel rhychog. Bydd y drysau a’r ffenestri’n rhai ffrâm goed a bydd y pibelli a’r cafnau’n rhai aliminiwm.

Y tu mewn, bydd y caban yn cynnwys ardal gyda gwely, ystafell gawod, cegin ac ystafell fyw. Y tu allan, mi fydd yna ddecin ac ardal barbeciw.

I gefnogi’r cais, cyflwynwyd datganiad dylunio a mynediad ac Asesiad o’r Effaith ar Dwristiaeth, sy’n datgan mai dau o bobl fyddai’r ddeiliadaeth safonol, gyda lle i ddau westai ychwanegol i ddarparu ar gyfer teuluoedd. Darperir parcio ar gyfer dau gar.

Yn ogystal, cyflwynwyd asesiad/arolwg cynefin i gefnogi’r cais.

POLISIAU A CHANLLAWIAU CYNLLUNIO PERTHNASOL

Polisi Cynllunio Cenedlaethol

Cymru’r Dyfodol: Y Cynllun Cenedlaethol 2040 (Chwefror 2021) Polisi Cynllunio Cymru (Argraffiad 11, Chwefror 2021)

Page 44 39 / 52 Nodyn Cyngor Technegol (TAN) 6: Cynllunio ar gyfer Cymunedau Gwledig Cynaliadwy (2010) Nodyn Cyngor Technegol (TAN) 15: Datblygu a Risg Llifogydd (2004)

Mae’r polisÏau canlynol o’r Cynllun Datblygu Lleol yn berthnasol wrth benderfynu’r cais hwn: / These Local Development Plan policies are applicable in the determination of this application:

S01 Twf Cynaliadwy S04 Datblygu mewn Aneddiadau Cyswllt a ‘Lleoliadau Eraill’ LU14 Safleoedd Llety Twristiaeth Ledled y Sir: Carafannau Sefydlog a Theithiol/Lleiniau Gwersylla, Cabanau a Chalets DM03 Teithio Cynaliadwy DM06 Dylunio a Gwneud Lleoedd o Safon Uchel DM11 Dylunio ar gyfer y Newid yn yr Hinsawdd DM14 Cadwraeth Natur DM15 Cadwraeth Bioamrywiaeth Leol DM17 Y Dirwedd yn Gyffredinol

YSTYRIAETHAU PERTHNASOL ERAILL

DEDDF CYDRADDOLDEB 2010

DEDDF LLESIANT CENEDLAETHAU’R DYFODOL (CYMRU) 2015

YMATEBION YMGYNGHORI

Cyngor Cymuned Llanilar – Yn cefnogi’r cynnig

Priffyrdd – Dim Gwrthwynebiadau yn Unol ag Amodau

Draenio Tir – Dim Gwrthwynebiadau yn Unol ag Amodau

Ecoleg – Dim Ymateb

Cyfoeth Naturiol Cymru – Yn gwrthwynebu’r cynnig

Hawliau Tramwy Cyhoeddus - Sylwadau

Ni dderbyniwyd sylwadau gan unrhyw drydydd parti.

CASGLIAD Page 45 40 / 52 Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicate otherwise”.

Egwyddor Datblygu

Mae Polisi S04 y CDLl yn cyfeirio at ddatblygu o fewn ‘lleoliadau eraill’ ac mae’n datgan bod angen rhywfaint o ddatblygu ynddynt i gwrdd ag anghenion y cymunedau sydd yno’n barod, ond fe’u hystyrir yn lleoliadau llai cynaliadwy ar gyfer datblygu. O ganlyniad, mae maen prawf 4 yn gofyn bod pob datblygiad, yn nhermau ei leoliad ffisegol, o fewn ‘Lleoliadau Eraill’ yn unol â TAN6.

Does dim busnes presennol ar y safle ac felly nid yw’r datblygiad yn cynnig ail-ddefnyddio unrhyw adeiladau gwledig sydd ar y safle’n barod. Hefyd, ni fyddai’r datblygiad yn cwrdd â gofynion unrhyw fath o gynllun arallgyfeirio ar fferm. Ystyrir nad yw’r datblygiad yn cwrdd â’r gofynion a amlinellir yn TAN6 ac nid yw’n unol â pholisi S04.

Mae Polisi LU14 yn anelu at leoli datblygiadau twristiaeth gerllaw anheddiad neu ganolbwynt twristiaeth, i helpu i gefnogi cyfleusterau lleol o fewn yr aneddiadau hynny a chefnogi egwyddorion datblygu cynaliadwy. Yn ogystal, dylai datblygiadau twristiaeth gael eu lleoli’n ofalus i osgoi cael effaith niweidiol ar gymeriad cefn gwlad.

Bernir na fyddai’r cynnig a gyflwynwyd yn cwrdd â Maen Prawf 1 mewn perthynas â chanolbwyntiau twristiaeth strategol, am ei fod wedi’i osod mewn lleoliad anghysbell, i ffwrdd o unrhyw fusnes twristiaeth presennol. O ran maen prawf 2, bernir na fyddai’r cynnig yn cefnogi rôl a swyddogaeth yr anheddiad agosaf am ei fod wedi’i leoli i ffwrdd o unrhyw anheddiad, ac heb fod yn agos nac o fewn pellter cerdded diogel i unrhyw anheddiad. Mae’r datblygiad yn mynd yn groes i ddarpariaethau Polisi LU14 y CDLl.

Llifogydd

Mae safle’r cais wedi’i leoli ar lannau nant ac o fewn Parth Llifogydd C2, fel y’i nodir o fewn y Mapiau Cyngor Datblygu (DAM) sy’n ategu TAN15. Mae Parthau Llifogydd C2 yn ardaloedd o’r gorlifdir heb seilwaith amddiffyn rhag llifogydd sylweddol. Ystyrir Llety Gwyliau fel ‘datblygiad sy’n hynod agored i niwed’ at ddibenion TAN15, sy’n datgan na ddylid ystyried datblygiad sy’n hynod agored i niwed o fewn Parth Llifogydd C2 (paragraff 6.2 o TAN15). Mae Prif Swyddog Cynllunio Cymru, mewn llythyr dyddiedig 9 Ionawr 2014, hefyd yn cadarnhau na ddylid caniatáu datblygiad sy’n hynod agored i niwed o fewn Parth C2. Mae’r datblygiad felly’n mynd yn groes i TAN15. Mae Cyfoeth Naturiol Cymru wedi mynegi ei wrthwynebiad i’r cais ar sail hyn, ac mae’n cynghori y dylid gwrthod y cais.

Ni chafwyd unrhyw Asesiad o Ganlyniadau Llifogydd i ategu’r cais.

Materion Eraill

Ni chafwyd unrhyw wrthwynebiadau o du’r Awdurdod Priffyrdd Lleol na’r Awdurdod Draenio yn unol ag amodau. Mae’r swyddog hawliau tramwy cyhoeddus wedi cynghori bod hawl tramwy cyhoeddus yn mynd heibio’r cynlluniau arfaethedig. Dylai’r ymgeisydd sicrhau bod y Llwybr Troed yn aros ar agor trwy’r adeg.

Cyflwynwyd Asesiad o’r Effaith ar Dwristiaeth gyda’r cais, sy’n datgan bod y datblygiad arfaethedig yn cynnig llety mwy moethus na gwersylla neu garafanio, a mwy o hyblygrwydd na thŷ llety neu westy. Mae’r asesiad yn datgan bod yna lety Gwely a Brecwast a bythynnod cyfan i’w rhentu gerllaw, ond nad oes yna, fodd bynnag, gabanau unigol i’w rhentu yn yr ardal leol mewn lleoliadau coediog diarffordd. Mae’r ddogfen yn honni bod yna gynnydd mawr yn y galw am leoliadau gwyliau yng nghefn gwlad yn sgil pandemig Covid, ac mae’n cefnogi’r bwriad i godi caban yn y lleoliad hwn.

Cyflwynwyd arolwg cynefin Cam 1 sy’n dod i’r casgliad bod y safle’n un ecolegol dlawd yn gyffredinol gydag ond ychydig o gyfleoedd ecolegol. Yn ôl yr adroddiad, os bydd dyluniad a manyleb y goleuadau’n dilyn canllawiau arfer da, yna ni ddylai’r datblygiad arfaethedig achosi unrhyw niwed ecolegol. Os dilynir y gwelliannau ecolegol a geir yn yr adroddiad, yna bydd y datblygiad yn arwain at fudd net o ran bioamrywiaeth ac mi fyddai’n cydfynd â pholisïau DM14 a DM15 y CDLl.

Casgliad

Bernir bod datblygu llety gwyliau yn y lleoliad hwn yn annerbyniol ac yn mynd yn groes i bolisi cynllunio lleol a chenedlaethol, am ei fod wedi’i leoli’n anghynaliadwy, i ffwrdd o unrhyw anheddiad, nid yw’n gwella nac yn cefnogi busnes presennol ar y safle, ac nid yw’n ffurfio rhan o gynllun arallgyfeirio ar fferm yn unol â TAN6.

Mae’r safle wedi’i leoli o fewn Parth Llifogydd C2. Mae creu unrhyw ddatblygiad sy’n hynod agored i niwed o fewn Parth Llifogydd 2 yn mynd yn groes i bolisi cynllunio cenedlaethol, fel y’i amlinellir yn TAN15.

Dirprwyo

Mae’r Aelod Lleol, y Cyng. M Davies, wedi gofyn bod y cais yn cael ei gyflwyno gerbron y Pwyllgor Rheoli Datblygu am y Page 46 41 / 52 rhesymau canlynol:

"1. O ran y parth llifogydd C2, mae’r nant yn rhedeg am i lawr, rwyf wedi adnabod yr ardal ar hyd fy oes ac nid yw erioed wedi gorlifo, ac mae’r Ymgeisydd wedi cyflwyno mesurau lliniaru i atal hyn rhag digwydd.

2. Mae wedi bod yn adeiladwr ar hyd ei oes, mae hynna’n fusnes, fel ffermio.

3. Dylid cefnogi twristiaeth, ac ni fydd y caban gwyliau hwn yn rhwystr i unrhyw un, mae’n fath gwahanol o wyliau sy’n denu pobl.”

ARGYMHELLIAD:

Gwrthod am ei fod yn mynd yn groes i Bolisïau S04 ac LU14 y CDLl, TAN6 a TAN15.

Page 47 42 / 52 Rhif y Cais / Application A210023 Reference Derbyniwyd / Received 08-01-2021 Y Bwriad / Proposal New self catering holiday accommodation cabin in the client's garden Lleoliad Safle / Site Location Tynlon, Llanilar, Aberystwyth. SY23 4PL Math o Gais / Application Type Full Planning Ymgeisydd / Applicant Mr Adam Osbourne, Tynlon, Llanilar, Aberystwyth, SY23 4PL Andrew Docherty (Black Cat Architects), 1 Dolfor Ciliau Aeron, SA48 Asiant / Agent 8DE

THE SITE AND RELEVANT PLANNING HISTORY

The application site is positioned within the Open Countryside. The application site refers to land to the rear and side of Ty’n Lon with the wider site consisting of the dwelling of Ty’n Lon, a Garage, Outbuilding and a garden and meadow area. The site is located 2.5km from the nearest identified settlement of Llanilar with access gained via a single track unclassified road that joins the B4576 approx. 0.8km to the north of the application site.

The application site also consists of a small stream and parts of the application site is located within the C2 Flood Zone as identified within the Development Advice Maps that informs Technical Advice Note 15: Development and Flood Risk.

Planning History:

A020282 – Full Planning – Ty’n Lon, Llanilar – Erection of an extension and refurbishment – Approved Subject to Conditions (24/04/2002)

A020283 – Sction 63 (Retention) – Ty’n Lon, Llanilar – Retention of temporary caravan whilst existing dwelling under renovation – Temporary Permission (19/04/2002)

A040348 – Full Planning – Tyn Lon, Llanilar – Extension to Curtilage & erection of garage/ garden store shed – Approved Subject to Conditions (29/04/2004)

A040774 – Full Planning – Ty’n Lon, Llanilar – Erection of a garage/store – Approved subject to Conditions (05/08/2004)

DETAILS OF DEVELOPMENT

The application seeks full planning consent for the development of a timber frame self-catering holiday cabin to the rear of the dwellinghouse of Ty’n Lon.

The cabin will be located approx. 40m away from the rear of the property on the banks of the stream with access gained on foot to the cabin via a path and over a small bridge. Parking will be provided for the development at an existing yard adjoining the main dwelling of Ty’n Lon with access gained from an unclassified road.

The cabin measures approx. 7.3m long by 4.2m wide along with a decking area. The roof will be single pitch and will be approx. 3.8m at its highest point from ground level. The materials used for the external walls will be vertical timber cladding and the roof will be corrugated metal. All windows and doors will be timber framed and the pipes and guttering will be aluminium.

Internally, the cabin will provide a bed area, shower room, kitchen and living room. Externally there will be a decking and provision of a BBQ area.

The application is supported by a design and access statement and Tourism Impact Assessment that states the standard occupancy would be 2 people with capacity for an additional 2 guests so that families can be accommodated. Parking will be provided for 2 cars.

The application is also supported by a habitat survey assessment.

RELEVANT PLANNING POLICIES AND GUIDANCE

National Planning Policy

Future Wales: The National Plan 2040 (Feburary 2021) Planning Policy Wales (Edition 11, February 2021) Technical Advice Note (TAN) 6: Planning for Sustainable Rural Communities (2010) Technical Advice Note (TAN) 15: Development and Flood Risk (2004) Page 48 43 / 52 These Local Development Plan policies are applicable in the determination of this application:

S01 Sustainable Growth S04 Development in Linked Settlement and ‘Other Locations’ LU14 Countywide Tourism Accommodation Sites: Static and Touring Caravans/ Camping Pitches/ Cabins and Chalets DM03 Sustainable Travel DM06 High Quality Design and Placemaking DM11 Designing for Climate Change DM14 Nature Conservation DM15 Local Biodiversity Conservation DM17 General Landscape

OTHER MATERIAL CONSIDERATIONS

EQUALITY ACT 2010

WELL-BEING OF FUTURE GENERATIONS (WALES) ACT 2015

CONSULTATION RESPONSES

Cyngor Cymuned Llanilar Community Council – Support the proposal

Highways - No Objections Subject to Conditions

Land Drainage – No Objections Subject to Conditions

Ecology – No Response

Natural Resources Wales – Object to the proposal

Public Rights of Way - Comments

No third party representations received.

CONCLUSION

LDP Policy S04 refers to development within ‘other locations’ and states that they require a degree of development to meet the needs of existing communities, but that they are considered to be less sustainable locations for development. As a result, criterion 4 requires all development, in terms of its physical location, within ‘Other Locations’ to accord with TAN 6.

There is no existing business at the site and the development does not propose the reuse of existing rural buildings on site. The development would also fail to meet any form of farm diversification scheme. It is considered that the development fails to meet the requirements outlined in TAN6 and fails to accord with policy S04.

Policy LU14 seeks to position tourism development adjacent to settlement or tourism nodes to help support local facilities within these settlements and support sustainable development principles. Furthermore, tourism development should be carefully positioned as not to adversely affect the character of the open countryside.

It is deemed that the proposal submitted would not meet strategic tourism nodes (Criterion 1) by means of being positioned in a remote location away from any existing tourism business. Concerning criteria ii, it is deemed that the proposal will not support the role and function of the nearest settlement by means of being positioned away from any settlement and not in close or safe walking distance to any settlement. The development is contrary to the provisions of Policy LU14 of the LDP.

Flooding

The application site is located on the banks of a stream and within Flood Zone C2 as identified within the Development Advice Maps (DAM) that informs TAN15. C2 Flood Zones are areas of the floodplain without significant flood defences. Holiday Accommodation is considered ‘highly vulnerable development’ for the purposes of TAN15, which states that highly vulnerable development should not be considered within the C2 Flood Zone (paragraph 6.2 of TAN15). The Chief Planning Officer for Wales, in a letter dated 9 January 2014, also affirms that highly vulnerable development should not be permitted in Zone C2. The development is therefore contrary to TAN15. Natural Resources Wales have issued their objection to the proposal on these grounds and advise that the application should be refused.

No Flood Consequences Assessment has been received to inform the application.

Other Matters

No objections were raised from either the Local Highway authority or the Drainage authority subject to conditions. The public rights of way officer has advised that a public right of way runs in close proximity to the proposed plans. The applicant should ensure that the Footpath remains open and available at all times.

The application is supported by a Tourism Impact Assessment, which states that the proposed development offers a more luxurious accommodation than camping or caravanning and more flexibility than a guest-house or hotel. The assessment states that there are B&B and whole cottage rentals nearby, however there are no self-contained, detached cabins for rent in the local area in secluded wooded settings. The document claims that there has been a large increase in demand for rural holiday locations during the Covid pandemic, which supports the development of a cabin at this location.

A phase 1 habitat survey was submitted which concludes that the site is generally ecologically impoverished with limited ecological opportunities. The report states that if lighting design and specification follows good practice guidelines then the proposed development should cause no ecological harm. If the ecological enhancements contained within the report are followed the development would result in a net gain to biodiversity and be in line with policies DM14 and DM15 of the LDP.

Conclusion

The development of a chalet for holiday accommodation in this location is deemed unacceptable and against both local and national planning policy by means of being unsustainably located away from any settlement, does not enhance or support an existing business at the site and does not form part of a farm diversification scheme in line with TAN 6.

The site is located within the C2 Flood Zone. The development of highly vulnerable development within the C2 Flood Zone is contrary to national planning policy as outlined in TAN15.

Delegation

The Local Memeber, Cllr M Davies, has requested the application be presented to the Development Control Committee for the following reasons:

"1. Regarding the C2 flood zone, the stream is running down hill, I’ve known the area all my life it’s never flooded, and they Applicant has made mitigation measures in preventing this happening.

2. He’s been a builder all his life, that’s a business like farming. Page 50 45 / 52 3. Should be supporting tourism and this holiday pod is not going to obstruct anyone, ,it’s a different type of holiday that attracts people."

RECOMMENDATION:

Refuse as contrary to Policies S04 and LU14 of the LDP, TAN6 and TAN15.

Page 51 46 / 52 This page is intentionally left blank Agenda Item 7 3. Diprwydedig/Delegated

03-06-2021 - 16-06-2021

Dyddiad Cyfeirnod y Cais Ymgeisydd Penderfyniad / Penderfyniad # / Application Bwriad / Proposal Lleoliad / Location / Applicant Decision / Decision Reference Issued Date P artial Change of Use of Caniatawyd gydag Crown Building, Plascrug (Ellis Building From Office to Amodau a Cytundeb Avenue, Llanbadran 1 A200129 Developme Residential together with S106 / Approved 14-06-2021 Fawr, Aberystwyth, nts Ltd) erection of extension and Subject to Conditions SY23 1NH ancillary works. and S106 Agreement Hybrid application including a full application for the reconfiguration of Mr T Davies caravan park to retain Caniatawyd gydag (Pencnwc Pencnwc Holiday Park, 2 A200391 existing caravan units Amodau / Approved 09-06-2021 Holiday Cross Inn, SA44 6NL and an outline Subject to Conditions Park) application for the redevelopment of a community leisure facility. Caniatawyd gydag Change of use into The Old Garage, Amodau a Cytundeb residential, single storey 3 A200531 Mr J Frayne Goginan, Aberystwyth, S106 / Approved 15-06-2021 rear extension and SY23 3NT Subject to Conditions associated works. and S106 Agreement Caniatawyd gydag Mr T Erection of a dwelling Land adj Brynmair Villa, 4 A200849 Amodau / Approved 16-06-2021 Duckworth and associated works Aberporth, SA43 2HT Subject to Conditions Proposed tourism development comprising the erection of 4no. Llethr Melyn, Trawsgoed, Ms Beth Gwrthodwyd / 5 A210044 holiday pods on the site Aberystwyth, Ceredigion, 16-06-2021 Farr Refused of existing manege and SY23 4HU foul water receptance and parking area. Mr and Mrs Demolition of existing Caniatawyd gydag Ty Eira, Maesymeillion, 6 A210051 A & S garage and erection of Amodau / Approved 10-06-2021 Llandysul, SA44 4NG McKenzie extensions to dwelling. Subject to Conditions Mr Hux Unit 1, Yr Hen Ysgol Caniatawyd gydag Norman Gymraeg Alexandra 7 A210055 Installation of signage Amodau / Approved 14-06-2021 (Loungers Road, Aberystwyth. Subject to Conditions UK Ltd) SY23 1LF Mr Hux Unit 1, Yr Hen Ysgol Norman Installation of new Gymraeg Alexandra Caniatâd wedi ei roi / 8 A210056 14-06-2021 (Loungers signage road, Aberystwyth. SY23 Consent Granted UK Ltd) 1LF Proposed roof deck and associated works above existing fishmongers to include removal of Mr R The Hive, Cadwgan existing flat roof. Tynnwyd yn ôl / 9 A210065 Davies Place, Aberaeron. SA46 10-06-2021 Proposed deck is to be Withdrawn (The Hive) 0BU used as a seating area in conjunction with the existing use at the hive restaurant. Page 53 47 / 52 Dyddiad Cyfeirnod y Cais Ymgeisydd Penderfyniad / Penderfyniad # / Application Bwriad / Proposal Lleoliad / Location / Applicant Decision / Decision Reference Issued Date Change of use of land from agricultural land to facilitate development of Land East of Glenmore, Caniatawyd gydag 10 A210081 Mr C Evans 3no. self-contained units Penparc, Cardigan, Amodau / Approved 03-06-2021 of holiday SA43 1RD Subject to Conditions accommodation and associated works Removal / Variation of Llyn Cae Ty Nant, Caniatawyd gydag Mr and Mrs condition 2 (approved 11 A210151 Bwlchllan, Lampeter, Amodau / Approved 10-06-2021 S Weeks plans) from planning SA48 8QN Subject to Conditions permission A180811 Discharge of condition Caniatâd ddim ei Mr C 11 (soakaway) of Awel y Trydan, Pennant, 12 A210253 angen / Consent not 10-06-2021 Palmer planning permission Llanon, SY23 5JG needed A200897 Discharge of condition Amod(au) wedi'u Mr C 15 (landscaping) from Awel y Trydan, Pennant, rhyddhau yn llawn / 13 A210255 10-06-2021 Palmer planning permission SY23 5JG Condition(s) Fully A200897 Discharged Proposed roof deck Mr R above existing The Hive Cadwgan Tynnwyd yn ôl / 14 A210257 Davies fishmonger to include Place, Aberaeron, SA46 16-06-2021 Withdrawn (The Hive) removal of existing flat 0BU roof Discharge condition 3 of Amod(au) wedi'u planning permission Ysgubor Hen, Bethania, rhyddhau yn llawn / 15 A210294 K Williams 11-06-2021 A200974 - sample of Llanon, SY23 5NN Condition(s) Fully stone Discharged Bryn Hyfryd, Bryn Deri Caniatawyd gydag Mr and Mrs 16 A210302 Erection of an extension. Close, Adpar, Newcastle Amodau / Approved 09-06-2021 B Owen Emlyn, SA38 9NP Subject to Conditions Mr L Lawful development Rheidol Recycling Park, Goburn (C certificate for existing Glanyrafon Industrial Gwrthodwyd / 17 A210322 B 15-06-2021 flue to serve existing Estate, Aberystwyth. Refused Environmen biomass system. SY23 3JG tal Ltd) Lawful development certificate to demonstrate Mr S Morris Land At Bro Cregin, Caniatawyd y that planning permission 18 A210329 (Jameson Llangrannog, Llandysul, Tystysgrif / Certificate 03-06-2021 D.1999 is extant and Estates Ltd) SA44 6AG Granted capable of full implementation. Change of use of timber Penmorfa Beauty Salon Caniatawyd gydag Mr Mark cabin from beauty salon 19 A210332 Cabin, Tre'r Ddol, SY20 Amodau / Approved 14-06-2021 Milverton to residential garden 8PN Subject to Conditions summer house. Proposed extensions, alterations and Mr and Mrs renovations to include Ceredig, South Road, Caniatâd wedi ei roi / 20 A210353 15-06-2021 D Evans demolition and Aberystwyth. SY23 1JF Consent Granted associated works to existing house Proposed demolition, Mr and Mrs extensions, alterations Glanrhyd South Road, Caniatâd wedi ei roi / 21 A210355 15-06-2021 D Evans and refurbishment and Aberystwyth, SY23 1JF Consent Granted associated works Page 54 48 / 52 Dyddiad Cyfeirnod y Cais Ymgeisydd Penderfyniad / Penderfyniad # / Application Bwriad / Proposal Lleoliad / Location / Applicant Decision / Decision Reference Issued Date Change of use of former Mr and Mrs extension to a self- Frondolau Isaf, Caniatâd wedi ei roi / 22 A210368 03-06-2021 Ifan contained independent Llangrannog, SA44 6SJ Consent Granted dwelling house Reversion of ground floor Mrs from hairdressers back Caniatawyd gydag Brynarfor, Aberporth, 23 A210374 Caroline into a dwelling to Amodau / Approved 16-06-2021 SA43 2EU Holmes incorporate with the first Subject to Conditions floor flat. Glenwood, Gwbert Caniatawyd gydag Mr P Proposed summer house 24 A210376 Road, Cardigan, SA43 Amodau / Approved 09-06-2021 Richards and associated works. 1PH Subject to Conditions Morwylfa, 5 Penbanc, Caniatawyd gydag Mr and Mrs Proposed alteration and 25 A210377 Heol yr Esgob, Llanon, Amodau / Approved 09-06-2021 M Mustoe erection of an extension. SY23 5HR Subject to Conditions Discharge of Condition 3 Amod(au) wedi'u Mr and Mrs of planning permission Ceredig South Road, rhyddhau yn llawn / 26 A210379 08-06-2021 D Evans A201105 - External Aberystwyth, SY23 1JF Condition(s) Fully finishes Discharged Discharge of condition 4 Amod(au) wedi'u Mr and Mrs of planning permission Glanrhyd, South Road, rhyddhau yn llawn / 27 A210380 08-06-2021 D Evans A210069 - (External Aberystwyth, SY23 1JF Condition(s) Fully finishes). Discharged Redesign/construction of the existing front Trewen Penglais Road, Caniatawyd gydag Mr and Mrs 28 A210381 elevation access steps, Penglais, Aberystwyth, Amodau / Approved 09-06-2021 O Watkin walls and associated SY23 2EU Subject to Conditions works. Mr I Lister Boots Opticians, 2 Great Caniatawyd gydag 29 A210382 (Boots UK Display of signage. Darkgate Street, Amodau / Approved 09-06-2021 Ltd) Aberystwyth, SY23 1DE Subject to Conditions Erection of four subterranean tourist Mr and Mrs accommodation cabins Land At Penuwch Fach, Caniatawyd gydag 30 A210385 S & M with associated Capel Seion, Amodau / Approved 15-06-2021 Owen landscaping, vehicular Aberystwyth, SY23 4NA Subject to Conditions access, parking and ancillary works. Amakhaya, Maestir Caniatawyd gydag Mrs N Erection of single storey 31 A210386 Road, Lampeter, SA48 Amodau / Approved 11-06-2021 McDonagh side extension. 7PA Subject to Conditions It is proposed to remove glass and a louvre from one window on the ground floor northeast elevation of the exchange. An aluminium Telephone Exchange Caniatawyd gydag (British 32 A210398 cowl will be installed and Porth-yr-eglwys, New Amodau / Approved 15-06-2021 Telecom) fixed to a new hardwood Quay, SA45 9RE Subject to Conditions frame in the opening created. The cowl will be mill finish to match existing louvres installed in the building.

Page 55 49 / 52 Dyddiad Cyfeirnod y Cais Ymgeisydd Penderfyniad / Penderfyniad # / Application Bwriad / Proposal Lleoliad / Location / Applicant Decision / Decision Reference Issued Date Internal alterations and modifications to existing school buildings. Construction of three storey classroom block extension link via two storey link corridor to existing building and Ysgol Uwchradd associated hard Caniatawyd gydag Mr Dylan Aberteifi, Park Place 33 A210400 landscaping, retaining Amodau / Approved 15-06-2021 Evans Gwbert Road, Cardigan, structures and sprinkler Subject to Conditions SA43 1AD tank. Construction of two first floor classrooms over existing ground floor classrooms. Construction of extension to existing dining hall and associated hard landscaping. Erection of a double Maliks, Abermad, Caniatawyd gydag 34 A210418 Mr N Malik garage with home office Llanfarian, Aberystwyth. Amodau / Approved 09-06-2021 above. SA23 4ES Subject to Conditions Non-Material Mr Barry Amendment to planning Crudyrawel, Clarach Caniatawyd / 35 A210420 10-06-2021 Crawford permission A200132 Road, Borth, SY24 5LN Approved (roof covering) Non-Material Amendment to condition Dyfed, St Dogmaels Mr Matt Caniatawyd / 36 A210449 2 of planning permission Road, Cardigan, SA43 16-06-2021 Newland Approved A190523 (amended 3BA plans) Plots at Clarach Bay Discharge of condition 3 Holiday Village, Amod(au) wedi'u Mr T (details and samples of Heatherdale Holidays rhyddhau yn llawn / 37 A210493 15-06-2021 Scarrott materials) from planning Ltd, Clarach Bay Holiday Condition(s) Fully permission A201058 Village, Clarach, SY23 Discharged 3DT

Page 56 50 / 52 Agenda Item 8 4. Penderfyniadau Apeliadau/Appeal Decisions

03-06-2021 - 16-06-2021

Cais / Gorfoda Dyddiad Cyfeirnod eth / Penderfyniad Penderfyniad yr Apel / Linked Apeliwr / Rhesymau dros apelio / Allanol / # Lleoliad / Location Allanol / External Appeal Applicati Appellant Grounds for Appeal External Decision Reference on / Decision Enforce Date ment

Page 57 51 / 52 5. Apeliadau a Dderbyniwyd/Appeals Received

03-06-2021 - 16-06-2021

Page 58 52 / 52