ENCLOSURE 5
Brecon Beacons National Park Authority
PLANNING, ACCESS AND RIGHTS OF WAY COMMITTEE
15 May 2007
RECOMMENDATIONS OF THE AREA PLANNING MANAGERS
ON APPLICATIONS FOR DETERMINATION BY
THE PLANNING, ACCESS AND RIGHTS OF WAY COMMITTEE
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INDEX
ITEM APP No. APPLICANT ADDRESS RECOMMEN- DATION
1 06/00641/FUL Mr Mike Edwards - Talybont Water Permit Unit Manager Treatment Works, UUOS Talybont-On-Usk, Nr Brecon.
2 P21298 Mr & Mrs M Jones Hawthorn Bank, Refuse Cathedine, Bwlch.
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ITEM NUMBER: 1
APPLICATION NUMBER: 06/00641/FUL APPLICANTS NAME(S): Mr Mike Edwards - Unit Manager UUOS SITE ADDRESS: Talybont Water Treatment Works Talybont-On-Usk Nr Brecon Powys LD3 7YS GRID REF: E: 310465 N:220748 COMMUNITY: Talybont-on-Usk DATE VALIDATED: 14 November 2006 DECISION DUE DATE: 9 January 2007 CASE OFFICER: Mr Bernard Eacock
PROPOSAL Proposed water treatment and water storage plant (no buildings to be demolished) ADDRESS Talybont Water Treatment Works, Talybont-On-Usk, Nr Brecon
CONSULTATIONS/COMMENTS Consultee Received Comments
Environment Agency 2nd Jan 2007 Site lies partially within Zone B as defined by the Wales development advice map (DAM) referred to under Tan 15: Development & Flood Risk
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Given the scale of the proposed development a Flood Consequences Assessment is not required.
Suggest condition requiring 5m buffer zone to be provided from the top of the bank of any watercourse.
Talybont-on-Usk 22nd Nov The proposed DAF building (the water treatment Community Council 2006 building)
There is no objection to this; however the Community Council asks that you give careful consideration to the possibility of noise created by machinery etc in this building and the possible impact on dwellings nearby. The Community Council has been told by the developer that noise should not be greater than existing noise levels at the site. The Council asks that you condition this in an appropriate way. The Council accepts the design of the building but asks that you insist on high quality landscaping using as mature trees as possible to provide an early and effective shield between it and nearby dwellings. The Council asks that you condition this in an appropriate way. The Council is also concerned about possible light pollution during the night time operation of the new building. The Council highlights to you the need to preserve as far as possible the tranquillity of this area and the need to reduce the impact of industrialisation. Lighting (both external and internal) must be minimised and the Council asks that you condition this in an appropriate way.
The proposed water storage plant.
There is no objection.
Road and community impact.
This aspect has raised a lot of concerns but ones which can be addressed by relevant authorities. Firstly it is asked that the National Park Authority consults closely with the Highways officers of Powys County Council to whom a copy of this reply will be sent. The Community Council has been told by the developer that works will last for about 2 years and that on average there will be 5 lorry movements a day to and from the site, with a peak of about 20 a day. The expected route is likely to be from the A40 at Brynich, over the (listed?) Usk bridge to Pencelli (S bend on approach to village) to Cross Oak and
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then right via Cui (very narrow and liable to flooding and verge damage) to the Aber road and then right to Aber village (again with blind spot corners
Powys County 29th Nov 2006 Cleaning, renovating and adding to existing passing Council Highways bays.
Additional passing bay should be provided opposite Aber Farm
Improvements to the unclassified road which will service the storage reservoir at its junctions with the Class III road.
Removal of Laurel Bush at junction of main Water Treatment Works entrance (south).
Section 59 Agreement in relation to maintenance of the highway during construction works.
Countryside Council 13th Dec 2006 Confirmation in email dated 27/2/2007 to applicant's For Wales agent that all concerns raised by CCW have now been addressed and CCW has no further comments to make in relation to the proposal subject to compliance with mitigation measures agreed.
NP Rights Of Way No response. Officer
British Horse Society No response.
Ramblers Association 4th Dec 2006 No particular objections but I trust that the plant will Powys be made to blend in with surroundings and cause minimal visual impact.
Open Spaces Society No response.
NP Ecologist 27th Nov 2006 Provided mitigation measures outlined in Appropriate Assessment of likely Significant Effect carried - no objections.
NEIGHBOURS NOTIFIED
The Owner/Occupier, 4 Reservoir Cottages, Talybont Reservoir The Owner/Occupier, 1 Reservoir Cottages, Talybont Reservoir The Owner/Occupier, 2 Reservoir Cottages, Talybont Reservoir The Owner/Occupier, 3 Reservoir Cottages, Talybont Reservoir
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CONTRIBUTORS
NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY
No third party objections received.
PLANNING HISTORY App Ref Description Decision Date
K13915 Extension of water treatment Application Permitted 22nd Nov facilities at existing water 1994 treatment works and sites for the disposal of surplus sub-soil (Full)
K13433 Full planning application for Application Withdrawn 17th Feb 1994 construction of partly buried reinforced concrete service reservoir
P19834 Re-installation of hydro electric Application Permitted 15th Jul 2004 turbine
K5317 Chlorine house Application Permitted 3rd Aug 1981
RELEVANT POLICIES Policy Description Plan
G3 Development in the National Park BBNP Unitary Development Plan
G6 Design BBNP Unitary Development Plan
ES7 Buildings for Commercial Use Countryside BBNP Unitary Development Plan
ES46 Water Storage BBNP Unitary Development Plan
ES49 Construction Maintenance Supply Pipeline BBNP Unitary Development Plan
OFFICER’S REPORT
The site comprises land at, and adjacent to the existing water treatment works at Talybont Reservoir, Talybont-on-Usk.
The proposal comprises the construction of: -
• A pumphouse extension/annexe,
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• A Dissolved Air Floatation (DAF) plant, • Modifications to the existing wash water system, • Provision of a 100,000 cubic meter capacity treated water reservoir on the outlet of the water treatment works including a small buried pipeline comprising 2 x 600mm diameter pipes, and; • Construction of sludge tanks.
An Environment Impact Assessment (EIA) was submitted in support of the application which examines nature conservation interests, impacts of the proposal in terms of landscape, flora and fauna, transportation and recreation. The EIA has been copied to all statutory consultees as part of the consultation process and has been available for public examination since the application was submitted in November 2006.
In order to assist members in the consideration of this application, each element of the proposal is examined in more detail below.
Pumphouse extension, sludge tanks and washwater system
The proposed pumphouse extension is located on the northern end of the existing treatment works and comprises an 8m x 16m extension to the building with a design and materials to match.
It is considered that the proposed extension is acceptable in design terms and will have a minimal impact upon the amenities of the locality and wider landscape as it will be viewed against the backdrop of the existing treatment works. The pumphouse extension will also, to a degree, screen the proposed sludge tanks and washwater system which are located just beyond the pumphouse extension on the boundary of the site close to the Caerfanell River. Complementary landscaping has also been incorporated into the scheme to assist in screening the pumphouse, sludge tanks and washwater which will also provide an improved habitat in accordance with the Countryside Council for Wales’ advice.
DAF Plant
The proposed Dissolved Air Floatation (DAF) plant is located on elevated ground to the south west of the existing (historic) water treatment works. The building is of a modern portal frame design with a low profile (17 degree pitch) roof to minimise visual impact and height. In addition, the building will be partially subterranean to minimise its height (and visual impact) in relation to the surrounding land form.
The materials used on the external surfaces of the building will comprise a mixture of natural stonework and timber cladding on the walls to naturalise the building into the landscape as much as possible and ‘goose wing grey’ (slate grey) profiled metal sheeting on the roof.
The building will be cut into the existing bank as much a possible and any backfill will be contoured to create a natural gradient to suit the existing embankment.
In terms of dimension, the building will be 41 metres in length by 31 metres in width with a ridge height of 11m, albeit that this will be seen against the backdrop of existing trees and vegetation on the bank.
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During initial discussions/negotiations with officers’, visual representations of the proposed DAF plant were submitted for consideration. As a result, the levels of the building were reduced to minimise its impact and external materials agreed. The main public vantage point of the DAF plant will be from the road crossing the reservoir (the reservoir dam) which officers consider to be an important local viewpoint. The proposed building, officers accept, is considerable in terms of its size and its initial impact will be damaging to this view. However, considerable additional and supplementary landscaping is proposed as part of the scheme and officers are of the opinion that, given time to establish, the overall impact of the building will be reduced to acceptable levels. The naturalisation of the stone and timber cladding will further assist its assimilation into the landscape and will occur relatively quickly (1 – 2 years approx.) but it is envisaged that the landscaping could take up to 5 years to mature, the impact being reduced year on year.
Treated water reservoir and associated pipelines
The proposed treated water reservoir is proposed on not forming part of the existing water treatment plant complex. The site, at present, comprises undulating arable land on the western side of the road leading to Talybont approximately mid-way between the settlement of Aber-Clydach and the reservoir.
The proposed reservoir will have a 100,000 cubic metre capacity and will be subterranean albeit that the existing natural landforms will be adapted. However, once re-seeded, the land will to all intents and purposes appear as an arable field.
The ‘service area/entrance’ to the reservoir will be located on the eastern ‘elevation’ of the structure and will be the only part of the structure that is exposed from the ground. The wall will be clad in stone to ensure a natural appearance but the structure, once the land has been reformed and seeded, will be completely screened from public view. Compound fencing will be provided but this will be set tightly along the access road and will be landscaped. Any additional compound fencing visible from public vantage points will take the form of post and wire fencing which is a common occurrence in the countryside.
Officers accept that during the construction phase ad until the land is restored and seeding establishes, the visual impact of the proposed reservoir will be devastating to the landscape, but as with the DAF plant, the land will naturalise and the structure will, over time, become invisible from all but the closest of vantage points, namely the footpath running in a westerly direction from the Talybont – Pontsticill road.
In light of the above, officers are of the opinion that over the short term the proposals will have a damaging impact upon the special landscape qualities of the National Park in this locality which is a recognised tourist ‘hot-spot’. However, this must be balanced against the longer term impacts that the scheme will have. Officers are satisfied that given time, the landscaping will assimilate the structures into the landscape as will the materials used in the construction of the DAF plant and wider public benefits of providing such a facility must also be given due consideration.
As part of the consultation exercise Talybont Community Council requested that the developers be required to enter into a Section 106 agreement to provide improved
Page 8 of 16 ENCLOSURE 5 community facilities as ‘planning gain’. Officers strongly disagree with this suggestion as the proposal does not directly affect the community except in terms of increased vehicular movements during the construction phase. Powys Highways Authority have stated that the developer will need to enter into a Section 59 agreement to ensure that the local road network is not damaged by construction vehicles during construction. The additional vehicular movements, it is considered, will have a limited impact upon the amentiies presently enjoyed by residences along the route from Talybont for a reletively short period of time (i.e. 2 years) In addition, the applicants (Dwr Cymru/Welsh Water) are a non-profit making business and any additional expenditure required accommodate planning gain as part of the scheme would directly impact upon communities elsewhere in terms of water quality and infrastructure improvements.
CONCLUSION
Having regard to the above, officers are satisfied that the proposed buildings comprised in this application, although resulting in detriment to the landscape in the short to medium term (i.e. 3 - 5 years), will not cause significant harm to the special qualities of the National Park once the complementary landscaping begins to mature. In addition, the materials to be used in the construction of the DAF plant will also assist in naturalising the structure into the landscape and will, given, time blend in with the landscape.
The proposed subterranean reservoir will undoubtedly result in significant disruption to the landscape during its construction. However, when the reservoir is covered and the land re-seeded, the overall impact will in time be minimal. The pipeline(s) serving the reservoir will also be underground and will not be visible in the landscape once installed.
The pumphouse extension and associated sludge tanks and washwater facility is located to the rear of the existing water treatment works and will be read in conjunction with this existing building when viewed from the reservoir dam to the south. The additional (complementary planting) on the riverbank with also assist in mitigating any detrimental effect that this element of the scheme will have.
On balance, officers support the application and recommend that permission is granted for the development subject to appropriate conditions.
RECOMMENDATION
Permit subject to the following conditions:
1 The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2 The development shall be carried out in all respects strictly in accordance with the approved plans (141204-00-3000 Rev D (Sheet 1 of 2), 141204-00-3001 Rev B (Sheet 2 of 2), 141204-00-3002 Rev A, 141204-003100 Rev B & 141204-70- 3000 Rev D). 3 No development shall take place until details or samples of materials to be used
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externally on walls and roofs have been submitted to and approved in writing by the National Park Authority. Development shall be carried out in accordance with the approved details. 4 Those parts of the development which are to be of stonework shall be of local stone, properly coursed, laid on its natural bed in a mortar approved by the National Park Authority. 5 Prior to the commencement of development, a detailed plan, showing the levels of the existing site, the proposed slab levels of the DAF building approved and a datum point outside of the site, shall be submitted to and approved by the National Park Authority. Development shall be carried out in accordance with the approved details. 6 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the National Park Authority gives written consent to any variation. If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year defects period. 7 No development shall take place within 5 metres from the top of the bank of any watercourse. 8 All material used to raise ground levels prior to the construction of the sludge treatment site shall be obtained from the excavations for the water storage reservoir. No other materials shall be imported to the site without the prior written consent of the National Park Authority.
9 All works comprised in the provision and improvement of passing bays and associated highway improvement shall be carried before any other works commence on site. The works shall be carried to the satisfaction of Powys County Council's Highways Department, and shall be confirmed in writing by the National Park Authority before any other development proceeds.
Reasons:
1 Required to be imposed by Section 91 of the Town and Country Planning Act 1990. 2 To ensure adherence to the approved plans in the interests of a satisfactory form of development. 3 To ensure that the materials harmonise with the surroundings. 4 In the interests of conserving the character of the building. 5 In order to define the permission and ensure that the development is of a scale and height appropriate to the site.
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6 In order to protect the visual amenities of the area. 7 To portect species of nautre conservation interests and the integrity of the watercourse. 8 To ensure that polluted materials are not imported to the site in order to protect the local water environment and natural habitat. 9 To ensure adequate measures are put in place in the intersts of the safety and free flow of traffic.
Informative Notes:
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ITEM NUMBER: 2
APPLICATION NUMBER: P21298 APPLICANTS NAME(S): Mr & Mrs M Jones SITE ADDRESS: Hawthorn Bank Cathedine Bwlch LD3 7SX GRID REF: E: 314622 N:222878 COMMUNITY: Llanfihangel Cwmdu DATE VALIDATED: 20 December 2005 DECISION DUE DATE: 14 February 2006 CASE OFFICER: Mr Matthew Sherwood
PROPOSAL Proposed two storey extension and raising roof of garage ADDRESS Hawthorn Bank, Cathedine, Bwlch
CONSULTATIONS/COMMENTS Consultee Received Comments
Llanfihangel Cwmdu 19th Jan 2006 1Significant loss of privacy to each neighbour both Community Council within properties and in gardens. 2Each property would incur a loss of light in more than one room due to raising roof levels. 3No notice indicating proposed development. Community council therefore objects to the proposed
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development.
Powys County 23rd Jan 2006 No Comments Council Highways
Environment Agency 13th Jan 2006 Standard advice applies Wales
CADW Ancient 26th Jan 2006 Proposed development is near the scheduled Monuments ancient monument known as Castell Blaen-Llynfi. Administration Cadw considers there will be no direct impact on the SAM and no impact on the setting of the monument, therefore have no concerns to raise in respect of the application.
CONTRIBUTORS
NEIGHBOUR/THIRD PARTY RESPONSE SUMMARY
1 3 letters of objection 6 letters of objection received from 3 neighbours.
- Elevated 2 storey extension will overshadow neighbours. - Windows will overlook resulting in loss of privacy. - Increase in height of roof will lead to substantial loss of light. - Patio area will result in loss of privacy. - Mass of building will be detrimental. - Raising garage roof will be visually disproportionate. - 6 bedrooms will have implications for access. - Questions what 6 bedroom house will be used for in the long term. - Two extensions indicated on existing drawings do not have planning permission. - Access arrangements do not comply with condition 11 of P14807. - Septic tank is below capacity for a 6 bedroom house. - Decking area is less than 15m from habitable rooms and is elevated which will be detrimental to amenity. - Ground floor window in extension will be 22m from habitable room. - First floor window in extension will impact further on privacy. - Purpose for raising height of garage roof? Will detrimentally alter proportion of existing structure. - What space is illuminated by rooflight on S.W elevation? - Extensions (included u/a extension) are not appropriate in scale or massing. -Proposal conflicts with BBNPLP.
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PLANNING HISTORY App Ref Description Decision Date
06/00051/FUL Retrospective application for Pending Decision erection of conservatory, timber shed and garage extension
P14807 Construction of one house and Application Permitted 1st Jul 1996 temorary siting of mobile home during construction of house
K14391 Construction of one house Application Permitted 1st Dec 1995 (Outline)
K12439 Outline planning permission for Application Refused 16th Apr 1992 one bungalow
RELEVANT POLICIES Policy Description Plan
G3 Development in the National Park BBNP Unitary Development Plan
G6 Design BBNP Unitary Development Plan
ES27 House Extensions and Ancillary Buildings BBNP Unitary Development Plan
OFFICER’S REPORT
2 PREVIOUS OFFICER'S REPORT
This application seeks full planning permission for the erection of a two storey extension, raising of the garage roof and for the erection of a decking area at a recently constructed dwelling adjacent to the public highway in Blaen Llynfi. The site is designated as countryside by BBNPLP. The existing dwelling was granted planning permission on 1/7/96 and has been constructed within the last 10 years. The site forms part of a small hamlet adjacent to Castell Blaenllynfi which is a Scheduled Ancient Monument. The extensions shown on the existing plans do not have the benefit of planning permission and are referred to enforcement.
The main issues for consideration in this case are whether the development accords with relevant planning policy and whether the proposal would have a detrimental impact on adjacent occupiers. In policy terms this application is being assessed under the provisions of policies G3, H14 and G7 of the BBNPLP and ES27 of the UDP. The proposed extension is two storey in height and will project 4.5m from the rear wall of the dwelling. An existing single storey element will become two storey and the front elevation to the roadside will be 15.5m long and two storey in its entirety. The adjacent garage is 4.8m to ridge and is proposed to be raised in height to 6.0m to ridge. A deck area of 3.4m wide by 5.4m long is also proposed to project over the lawn area. This deck area is
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14.4m from the adjacent dwelling 'Yr-Hen-Ysgol' and due to the differing levels will be elevated giving direct views into habitable rooms of that dwelling. To the south, the adjacent dwelling 'The Rowans' is 2 metres from the common boundary with the site. At its nearest point the garage will be 1 metre from this boundary. As a result any increase in height of the garage will impact on the Rowans. In addition, the extension will be 9 metres at the nearest point from the Rowans. Your officers are concerned that the extension with a ridge height of 6.4m will have a significant impact upon habitable rooms through loss of light and overshadowing. Your officers consider that the proposed extension will result in a development which will be visually discordant in its massing, that the decking area will be detrimental to privacy in both adjacent dwellings and gardens and that due to its proximity with the Rowans the development will be detrimental to occupiers of that property due to the overshadowing which will result.
CURRENT REPORT
This application was previously reported to the Development Control Committee at the meeting of 4th April 2006. A decision was however deferred due to the presence of a number of other structures (conservatory, garage extension and timber shed) at the site which did not enjoy planning consent. Application 06/00051/FUL, which sought to retain these structures, was reported to the Planning Committee at the meeting of 3rd April 2007. At this meeting, application 06/00051/FUL was permitted.
Since the time application P21298 was presented to the Planning Committee of 4th April 2006, the Brecon Beacons National Park Adopted Local Plan (1999) has been replaced with the Brecon Beacons National Park Authority Approved Interim Unitary Development Plan (April 2007). Therefore, policies G3, G7 and H14 of the Local Plan (1999) have been replaced by policies G3, G6 and ES27 of the UDP (2007). The proposal is still however contrary to these policies for the reasons described in the previous officer’s report and the recommendation is for refusal.
Another point to bring to Member’s attention is the inaccuracies in the siting of the adjacent properties, as depicted upon the existing and proposed block plan drawings. Additionally, the design of the roof of the existing garage extension is slightly different from the existing situation. Upon application 06/00051/FUL, amended block plans and elevations were requested and received to correct these errors. In this application however, as the recommendation is for refusal, officers have not sought further replacements of these drawings.
CONCLUSION
RECOMMENDATION
Refuse for the following reasons:
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1 The proposal represents a form of development which will be visually obstructive in the street scene due to its massing and close proximity to adjacent dwellings. This form of development is inappropriate to the scale of the existing dwelling. For these reasons the proposal is contrary to policies G6 and ES27 of the Brecon Beacons National Park Authority Approved Interim Unitary Development Plan (April 2007). 2 The proposal by virtue of its mass and siting would adversely affect the amenities of neighbouring residential properties by virtue of overshadowing and the loss of privacy which would result. For these reasons the proposals are contrary to policy ES27 and G3 of the Brecon Beacons National Park Authority Approved Interim Unitary Development Plan (April 2007).
Informative Notes:
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