PLANNING AND DEVELOPMENT CONTROL COMMITTEE 13TH MARCH 2012 ENVIRONMENT SERVICES REPORT OF THE HEAD OF PLANNING – G.WHITE INDEX OF REPORT ITEMS PART 1 – Doc.Code: PLANDEV-130312-REP-EN-GW SECTION A – MATTERS FOR DECISION 1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL 1.1 APP NO: TYPE: Page Nos: Wards Affected: P/2011/600 Change of Use 4 - 13 Port Talbot PROPOSAL: CHANGE OF USE OF CHURCH (CLASS D1) TO DWELLINGHOUSE (CLASS C3) AND CHANGE OF USE OF LAND TO RESIDENTIAL CURTILAGE LOCATION: HOLY CROSS CHURCH, TAN Y GROES STREET, PORT TALBOT 1.2 APP NO: TYPE: Page Nos: Wards Affected: P/2011/880 Reserved 14 - 42 Coedffranc West Matters PROPOSAL: 302 RESIDENTIAL DWELLINGS AND ASSOCIATED INFRASTRUCTURE AND LANDSCAPING (RESERVED MATTERS FOLLOWING OUTLINE PLANNING PERMISSION GRANTED ON THE 8/2/08) LOCATION: PHASE 1A AND 1B COED DARCY, FORMER LLANDARCY OIL REFINERY, LLANDARCY, NEATH 1.3 APP NO: TYPE: Page Nos: Wards Affected: P/2011/932 Householder 43 - 47 Taibach PROPOSAL: SINGLE STOREY SIDE EXTENSION. LOCATION: 12 ST ALBANS TERRACE, TAIBACH, PORT TALBOT SA13 1LW PLANDEV-130312-REP-EN-GW Page 1 of 157 1.4 APP NO: TYPE: Page Nos: Wards Affected: P/2011/1100 Full Plans 48 - 54 Lower Brynamman PROPOSAL: RETENTION OF USE OF FIRST FLOOR AND ATTIC SPACE AS 7 NO GUEST BEDROOMS (CLASS C1) IN ASSOCIATION WITH EXISTING PUBLIC HOUSE AND FIVE VELUX TYPE ROOF LIGHTS LOCATION: CROWN HOTEL, 25-27 PARK STREET, LOWER BRYNAMMAN, AMMANFORD SA18 1TF 1.5 APP NO: TYPE: Page Nos: Wards Affected: P/2012/51 Full Plans 55 - 71 Aberavon PROPOSAL: DEMOLITION OF EXISTING CHURCH HALL AND CONSTRUCTION OF NEW SINGLE-STOREY CHURCH CENTRE (D1 USE) WITH CAR PARKING AND ASSOCIATED WORKS. LOCATION: CHURCH HALL ST PAULS CHURCH, PENDARVIS TERRACE, ABERAVON, PORT TALBOT SA12 6DQ 2. APPLICATIONS DEFERRED TO PLANNING (SITE VISITS) SUB COMMITTEE (nb to be read in conjunction with the minutes of the Sub Committee Meeting). 2.1 APP NO: TYPE: Page Nos: Wards Affected: P/2011/758 Full Plans 72 - 103 Alltwen PROPOSAL: RESIDENTIAL DEVELOPMENT COMPRISING 57 DWELLINGS AND ASSOCIATED WORKS. (RETAINING WALL DETAILS 9/2/12) LOCATION: LAND AT, EDWARD STREET, ALLTWEN PONTARDAWE, SWANSEA SA8 3DD 2.2 APP NO: TYPE: Page Nos: Wards Affected: P/2006/1659 Reserved 104 – 129 Aberdulais Matters PROPOSAL: RESERVED MATTERS FOR 17 DWELLINGS LOCATION: LAND OPPOSITE PISGAH CHAPEL, MAIN ROAD, CILFREW, NEATH SA10 8NE PLANDEV-130312-REP-EN-GW Page 2 of 157 2.3 APP NO: TYPE: Page Nos: Wards Affected: P/2007/537 Full Plans 130 – 136 Aberdulais PROPOSAL: CREATION OF SURFACE WATER MANHOLES, SEWER AND FOULWATER MANHOLES TO SERVE RESIDENTIAL DEVELOPMENT OF LAND OPPOSITE PISGAH CHAPEL, MAIN ROAD CILFREW AS GRANTED BY PREVIOUS CONSENT P2003/0333 LOCATION: LAND EAST OF CILFREW HOTEL, MAIN ROAD, CILFREW, NEATH SECTION B – MATTERS FOR INFORMATION 3. APPEALS RECEIVED Page Nos: Wards Affected: 137 Cwmllynfell 4. APPEALS DETERMINED Page Nos: Wards Affected: 138 - 140 Bryn Bryncoch North 5. DELEGATED APPLICATIONS Page Nos: Wards Affected: DETERMINED BETWEEN 14th ALL FEBRUARY AND 5TH MARCH 141 - 157 2012 Human Rights Act The Human Rights Act 1998 came into force on 2nd October 2000. It requires all public authorities to act in a way which is compatible with the European Convention on Human Rights. Reports and recommendations to the Sub-Committee have been prepared in the light of the Council’s obligations under the Act and with regard to the need for decisions to be informed by the principles of fair balance and non-discrimination. Background Papers The relevant background papers for each of the planning applications listed in sections 1 to 5 above are contained in the specific planning applications files and documents listed in Background Information in each individual report. The contact officer for the above applications is Geoff White. PLANDEV-130312-REP-EN-GW Page 3 of 157 SECTION A – MATTERS FOR DECISION 1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL ITEM 1. 1 APPLICATION NO: P/2011/600 DATE: 14/07/2011 PROPOSAL: CHANGE OF USE OF CHURCH (CLASS D1) TO DWELLINGHOUSE (CLASS C3) AND CHANGE OF USE OF LAND TO RESIDENTIAL CURTILAGE LOCATION: HOLY CROSS CHURCH, TAN Y GROES STREET, PORT TALBOT NEATH PORT TALBOT APPLICANT: Mr Paul Rees TYPE: Change of Use WARD: Port Talbot BACKGROUND INFORMATION Planning History: Application P2009/0942 – LBC removal of organ – Approved 10/6/2010 Application P2011/601 – Application for listed building consent for conversion of church to residential dwelling – Still under consideration Publicity and Responses if applicable: The application was advertised on site and in the press as development which could potentially affect the setting of a Listed building. 17 responses were received which are summarised as follows: The Church in Wales should not be allowed to move headstones or use areas where graves are for car parking. The desecration of graves should not be allowed. How will public access be maintained to the graves when a private garden is proposed. How will the conversion affect my rights to PLANDEV-130312-REP-EN-GW Page 4 of 157 visit family graves. What will happen to the twenty or so graves which will be affected, how will relatives be informed. More public consultation required and public meeting. Building unsuitable for conversion to a private dwelling. No plans showing how the drainage for the conversion will affect the graveyard. Gravestones will be damaged where will they be placed. The character of the church will be ruined forever. What will happen to the plaques within the building. Statutory Consultees: Glamorgan Gwent Archaeological Trust: Request for full photographic record. Biodiversity: No objection subject to condition. Countryside Council for Wales: No objection subject to conditions Georgian Group: No objections. The Victorian Society: No objections. Society for the protection of Ancient Buildings: No objections. Royal Commission on the Ancient and Historical Monuments of Wales: A full photographic record requested. Dwr Cymru Welsh Water: No objections subject to conditions. Welsh Assembly Government Route Engineer. No objections. Head of Engineering and Transport: No objections subject to conditions. PLANDEV-130312-REP-EN-GW Page 5 of 157 Description of Site and its Surroundings; Holy Cross church is located to the northern boundary of a large, sloping triangular plot of land with access off Tan Y Groes, Street Port Talbot. It is a grade II listed building designed by Edward Haycock in a pre-Revival Gothic style. It was consecrated on 15th September 1827 having been built on land given by Christopher Rice Mansel Talbot of Margam Park. The whole of the land comprising the graveyard was given at different periods by the Talbot family. The grave yard which is bounded by Tan y Groes Street to the north the Ffrwd Wyllt river to the east and to the south and west by the M4 motorway. A number of graves are located within close proximity of the church. The church has a cruciform footprint and is constructed of rubble stone and dressed sandstone with a slate roof, there are windows located to all four elevations. Brief description of proposal: The application seeks full planning permission for the conversion of Holy Cross Church a Grade II listed building into a residential dwelling. The conversion will involve the construction of an internal mezzanine floor and partition walls located above the nave and the transepts in order to provide additional living areas. There are no external alterations proposed to the building. Externally, it is proposed to create a curtilage for the residential unit by utilising an area of the churchyard immediately adjoining the church to the north and west to form a garden and paved parking area for up to three cars. In addition it is proposed to create an opening within the boundary wall of the churchyard fronting Tan y Groes Street in order to create a separate pedestrian access. Material Considerations: The main issues involved in the determination of the application relate to the principle of the conversion of the building to a residential dwelling, the impact upon the residential amenity of neighbouring residents, the impact upon visual amenity and character of the area, pedestrian and highway safety, preservation and conservation and the impact upon the fabric of this Grade II listed building. PLANDEV-130312-REP-EN-GW Page 6 of 157 Policy Context: Neath Port Talbot Unitary Development Plan: Policy GC 1 – New structures and buildings and change of use. Policy ENV18 - Listed Buildings. Policy ENV 17 – Design Policy T1 – Location and layout of new proposals Visual Amenity: With regard to visual amenity of the building, the proposal does not involve any external alterations however the proposed mezzanine floor will be visible externally through the windows located on the north and south elevation of the church. In order to minimise this impact where new floors cross existing window apertures the internal horizontal surface treatment of the floor will be mirrored. As such it is considered that the conversion of the building to residential would have a minimal visual impact upon both the listed building and the character of the surrounding area. With regard to alterations outside the building, the submitted plans show an amenity area and parking area located immediately to the north and west of the church. It is proposed to use this area as the curtilage of the proposed dwelling and delineate it with use of a low fence or hedge although no details have been submitted with the application. Grave numbers 1,8,9,16,17,18,19,20,21,22,26,27,33,34,37,39,42, and 61 fall within this area and it is believed that there may be graves in two further locations shown as 14 and 15 on the submitted plans although these are not marked by gravestones.