ckplanning Client: Coleen Willis

PLANNING REPORT &

DESIGN & ACCESS STATEMENT

FOR

REMOVAL OF RURAL

ENTERPRISE WORKER CONDITION

ON

TY FRENNI,

BONCATH,

SA37 0JS

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ckplanning Client: Coleen Willis

Application for Planning Permission Town and Country Planning Act 1990

To : Head of Planning

Pembrokeshire County Council Application County Hall Site Location

Haverfordwest

Pembrokeshire

SA61 ITP

ckplanning is making an application on behalf of Mrs Colleen Willis:-

1. To remove Condition 1 of Planning Consent 10/0350/PA dated 3rd September, 2010 (Rural enterprise worker condition). 2. Site location: Land at Tyfrenni, Boncath, Pembrokeshire, SA37 0JS 3. Type of Planning Permission : Application seeking the removal of a condition following the grant of planning permission 4. Relevant LDP Policies : GN.1, GN.26

1.0 INTRODUCTION 1.1 Please find submitted the following :-

 Requisite application forms and certificates  Location Plan to Scale 1:1250  Site Plan to Scale 1:500  Planning Report  Design and Access Statement  Letter from JJ Morris dated 11th March, 2015  JJ Morris Sales Particulars 2

ckplanning Client: Coleen Willis  Personal Letter and Statement from the applicant  Planning Fee - £166.00

1.2 This report is prepared in accordance with the requirements of Policies contained within the Pembrokeshire County Council Local Development Plan.

2.0 BACKGROUND & SITE LOCATION

2.1 The application site comprises a two storey dwelling set back within a plot, having an elevated position from the minor highway which leads from Boncath to . There is an agricultural outbuilding and stable block located to the west. The site boundary with the public highway is demarcated by mature trees and hedgebanks with an access point located in the northern corner of the site.

3.0 SERVICES

3.1 Water reticulation, sewer disposal connection, electricity and telephone lines are readily available. Surface water and building run-off is disposed of by way of on-site soakaways. 4.0 PAST HISTORY 4.1 By consent D2/94/018 dated 8th March 1994 outline planning permission was granted for one dwelling on Part O.S. 0060, Boncath Road, Boncath. Under consent D2/94/403 reserved matters for the dwelling were approved. By consent 10/0350/PA dated 3rd September 2010 condition 3, an agricultural occupancy condition on consent D2/94/018, was removed and replaced with the rural enterprise workers condition as advised by TAN 6.

4.2 There appears to have been some confusion in the wording of Refusal Notice 13/0610/PA wherein the particulars of development are stated as –

Removal of agricultural occupancy condition No 2 from D2/94/18

4.3 However, the delegated decision report on 13/0610/PA assessed the application as seeking the removal of a rural enterprise worker condition and throughout the report consistently refers to assessing the removal of the aforementioned condition. This 3

ckplanning Client: Coleen Willis application therefore seeks the removal of Condition 1 of 10/0350/PA as that is deemed to be the extant consent.

4.4 A previous application under LPA Ref: 14/0143/PA seeking removal of the said consent was lodged on 17th June 2014. An appeal against non-determination of this application was lodged on 10th September 2014. Following an exchange of Statutory Appeal Statements the appeal was withdrawn on 8th December, 2014, subject to a further application being made with the property being specifically marketed directly to the affordable housing market sector.

4.5 It has been agreed with the LPA that previous marketing of the property has established that there is no demand for the property as a rural enterprise workers dwelling – Ref: LPA Appeal Statement of Case 16th October 2014, para 4.6.

4.6 The main consideration therefore in this application is to establish the level of demand for the property as affordable housing. Following written advice from the LPA, marketing of the property was re-launched on the 9th December, 2014 for a PERIOD OF 12 WEEKS. Those 12 weeks expired on 11th March 2105 and to-date no-one has come forward as an interested purchaser that qualifies to meet part b) of consent condition 10/0350/PA.

4.7 The re-launch sales particulars were prepared following detailed input by the LPA, and their final agreement to those particulars was sought and confirmed prior to the release of the new particulars. A copy of the said particulars are submitted in support of this application.

4.8 The JJ Morris letter dated 11th March 2015 details the level of interest in the property as an affordable dwelling and confirms that the limitations of the planning condition either extinguished or deterred interest. My own name (ckplanning ltd – Chris Kimpton BA(HONS) MRTPI) was included within the Sales Particulars as a point of contact regarding compliance with the condition. I spoke to several interested parties and in each case found that once the limitations of the condition had been fully explained, the individual’s interest in the property ceased. In all cases I advised that the interested party also contact the LPA to fully ascertain if they met Council’s affordable housing criteria. The feedback I received was that interested

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ckplanning Client: Coleen Willis parties were willing to wait to see the outcome of this application and would be far more interested in an unencumbered dwelling. I got the impression from at least two parties that they were only interested in a ‘cheap bargain’ as the property has clearly been under-valued to reflect the restrictive occupancy condition.

4.9 By telephone conversation 06/03/2015 at 09.30a.m. Planning Obligations Monitoring Officer, Eirian Forest, confirmed that she had not sent out any forms to people wishing to check their eligibility to satisfy the affordable housing criteria under Condition 1, Pt b) of 10/0350/PA. This further reinforces the lack of interest in the property as an affordable dwelling.

4.10 The property has been marketed at 70% of its open market value, at a figure of between £210,000.00 and £230,000.00 as confirmed by Phillip Williams of PCC Estates Department. At that price range some interest was generated, but came to nothing once the affordable housing occupancy qualifying criteria were fully explained by myself and PCC Planning staff to any interested party.

5.0 CURRENT PLANNING POLICY 5.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). The County Council adopted the PCC Local Development Plan on 28th February 2013. There appears to be no relevant LDP policy to this application. 5.2 Rural Enterprise Dwellings - Technical Advice Note 6 Planning for Sustainable Rural Communities December 2011 The above guidance identifies that there is a requirement to demonstrate that there is no longer a rural enterprise requirement for the subject dwelling or an affordable housing need in the area, usually through market testing – please refer to extract paragraphs 8.25, 8.26, 8.27 and 8.28 below. 8.25 The main issue that has arisen in the past with occupancy conditions has related to attempts by owners of restricted properties to remove the condition on the basis that they no longer perform their purpose due to the absence of continuing need. With the widening of the range of qualifying rural enterprise occupants and the addition of the local affordable housing requirement, the scope for the removal of the new occupancy condition is very much reduced. 8.26 In the event that a proposal to remove the new occupancy condition, as attached to a new dwelling or pre-existing property, comes forward, there will be a need to demonstrate, with supporting 5

ckplanning Client: Coleen Willis evidence, that there is no longer a rural enterprise need for the dwelling or a local affordable housing need in the area. The longstanding mechanism for demonstrating the absence of need has been market testing. 8.27 Evidence of effective market testing will be required over a reasonable period, usually at least 12 months. The critical aspects of market testing are that: the availability of a property is advertised in such a manner that compliant purchasers or tenants are likely to be made aware of it; and the price or rent attached to a property reflects the restrictive occupancy requirement. 8.28 The value of any property subject to an occupancy restriction will be less than its value on the open market. Traditionally agricultural dwellings have been marketed at prices generally between 70 and 75% of their open market value. With the wider range of compliant rural enterprise workers and local affordability constraints, this will continue to be the case. The valuation of properties will require professional advice and, in the case of affordability criteria, assistance from the local authority. 5.3 This application is supported by a letter from JJ Morris, Estate Agents attesting to its recent marketing as an affordable housing needs dwelling; the Estate Agent confirms that ‘the limitations of the planning conditions have either extinguished or deterred interest.’ 5.4 Council’s own Property and Asset Management section have confirmed that a valuation of between £200,000.00 and £230,000.00 would be reasonable and acceptable for this large property. As such Council have already accepted that the marketing exercise price for the property to the point of assessing the 2013 application (13/0610/PA) was reasonable with regard to the rural enterprise worker restriction (paragraph 8.7 of delegated report 13/0610/PA). 5.5 There is no demand for a property of this size as an affordable housing unit – it is a large 5 bedroom detached dwelling with 10 acres and outbuildings. The current Housing Needs Report for Boncath Council area and surrounding CC areas of and show-

No of bedrooms Households In Households In housing need interested housing need in Low Cost Home Ownership 1 16 0 2 11 6 3 6 3 4 0 0 5 0 0

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ckplanning Client: Coleen Willis Therefore, there is no demand for a property of this size as an affordable house in the immediate and surrounding Community Council areas. Design and Access Statement ckplanning is making a planning application on behalf of Coleen Willis:

To remove Condition 1 of Consent 10/0350/PA, dated 03 September, 2015.

This Design & Access Statement MUST be read in conjunction with the Planning Report.

1.0 Location.

Ty Frenni enjoys a rural setting just outside the village of Boncath which has the benefit of a village store and public house, whilst the nearer towns of Cardigan and Crymych are 5 miles distant and provide a wider array of services. Cardigan is a popular and pleasant Market Town on the River Teify just a couple of miles inland of the beautiful West coastline at Gwbert on Sea and Poppit Sands and is an ideal location to enjoy the many splendours and delights of the surrounding countryside with a contrast of Sea and Sand along the coast and the Preseli Mountains, home of the Stonehenge Bluestones, inland in North Pembrokeshire.

The Town offers the usual facilities including Parish and Roman Catholic Churches, Chapels, Junior and Secondary Schools, College of Further Education, Cottage Hospital, Health Centre, Leisure Centre, Theatre, Library, Swimming Pool, Banks, Post Office, various Shops and Stores including 3 Supermarkets, Livestock Market etc, etc. The smaller market town of Crymych also has the benefit of both Primary and Secondary Schools, livestock market, public house, leisure centre, post office etc.

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ckplanning Client: Coleen Willis 2.0 Introduction.

Planning is being sought for the removal of Condition1 of Planning Consent 10/0350/PA. The sites detailed planning history is presented in the submitted Planning Report.

3.0 Design.

Ty Frenni occupies a rural location affording a delightful countryside aspect, comprising a modern 5 bedroom farmhouse which was constructed in 1994 together with a stable block consisting of 4 loose houses, a very useful 60’ x 30’ steel framed agricultural building and 10 acres of agricultural land. Affording well-proportioned living accommodation and ample sleeping areas Ty Frenni is ideally suited as a family home with ample space and privacy.

4.0 Contextual Appraisal.

The reasons why the applicant seeks the removal of the rural enterprise workers condition (REWC) are clearly documented in the submitted Planning Report, along with evidence of marketing the property. Removal of the REWC the will not impact upon the existing dwelling in any way in terms of its size, appearance, character, landscaping, amenity, existing access, parking or turning provision, or its immediate environment – NO MATERIAL CHANGES ARE PROPOSED.

5.0 Environmental Sustainability.

There will be no impact in terms of environmental sustainability. Release of this property as an open market dwelling will add to the areas housing stock and potentially decrease the demand for new build dwellings.

6.0 Access.

Vehicular and pedestrian access will remain unchanged; the site has, I understand, already been visited by the processing officer and I am unaware of issues with access etc to the property. Ample on-site parking and turning exist within the curtilage of then property.

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ckplanning Client: Coleen Willis The dwelling is located close to Cardigan and Crymych which offer a range of places of worship, schools, further education college, cottage hospital, shops, services, recreation and other facilities. There are regular school buses for children attending schools in the area.

7.0 Accessibility.

How policies within the local development plan have been taken into account regarding access matters :-

GN.1 General Development Policy

Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.

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ckplanning Client: Coleen Willis  Parking is accommodated on-site providing safe, direct access to the front entrance of the property.  Pedestrian access in and around the dwelling is flat and so not deemed problematic for disabled access and circulation.  All surface water is trapped and disposed of so as not to flow onto any part of the adjoining public highway.  There is safe direct access onto the local highway for vehicles, cyclists and pedestrians alike.  The applicant is committed to a policy of equality and accessibility in respect of this development and to members of the public, visitors and residents.  The car parking area is well maintained and kept free of any obstructions, weed growth etc.

Site specific issues that might affect access.

 Accessibility/parking to the subject site has been constructed to highways standards.  The site was developed using the following criteria:-

 Site accessibility for pedestrians, disabled persons, cyclists and car users

8.0 Policy Approach to Access.

The principal means of access to the site is by means of motorised transport due to its isolated rural location. This will not change. No more vehicular movements will be generated than already exist. No LDP Policy (GN 1) is offended by this application.

Ease of Access within the Site:-

Philosophy is ensuring access for all - the applicant is committed to a policy of equality and accessibility to visitors and occupiers of the building. The applicant recognises the need in ensuring that any potential source of discrimination is addressed in both physical attributes of the building, its uses and operation as a dwelling. The DDA Act 1995 makes it unlawful to 10

ckplanning Client: Coleen Willis discriminate against disabled people when living their lives. Therefore, safe access to all persons will be ensured.

 In accordance with the principles of “Lifetime Homes”, the house layout has been designed to accommodate all types of mobility.  There is on-site parking and users can alight in these areas and reach the entrance doors via level, made-up pathways. Any access ramps will have a gradient not exceeding 1:12. Door handles will consist of pull handles located at 800mm above finished floor level and will contrast in colour and luminance with the door.  External access doors can be low level access types.  Clear opening widths of doorways are in compliance with Part M of the Building Regulations.  Circulation routes throughout the buildings are a minimum of 900mm wide.  All internal doors provide a minimum clear opening width of 800mm.  Internally the site is flat around the building and no internal steps or steep gradients need to be used.

 External parking/pedestrian surfaces are firm, level, even and free from loose stones.

9.0 Maintenance of Access Features. The combined vehicular and pedestrian access will be retained; no material change in the site access is proposed. The site access sight lines will continue to be kept clear of any obstructing vegetation and the access surface will be maintained in sound condition.

10.0 Community Safety. The removal of the REWC will have no impact on community safety. 11.0 Conclusion.

The requirement for the removal of the REWC and sites background planning history are fully explained in the submitted Planning Report.

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