1. PLANNING APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 1. 1

APPLICATION NO: P/2003/50 DATE: 14/01/2003 10:39:34 PROPOSAL: PROPOSED TREKKING WALK, ANIMAL SANCTUARY & MENAGE INCLUSIVE OF INFILL / REPROFILING OF SITE.

LOCATION: THE CIMLA TREKING CENTRE, HAWDREF GANOL FARM, PONTRHYDYFEN, PORT TALBOT SA129SL APPLICANT: Brown Brown & Jones TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan: T26 – New development and highway safety RL47 – Recreational facilities E55 – Development in the countryside E61 – Special Landscape Areas E63 – The conservation of woodlands and trees

b. Other Policies

None

c. Relevant Planning History

89/600 – Golf Course – Approved 7/11/91 92/347 – Stable block – Permitted Development 26/6/92 92/397 – Golf Course – Withdrawn 9/11/92 01/307 – Access road – Approved 13/8/01

d. Responses to Consultations

Number of properties consulted: 0

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The application was advertised on site and in the local press

Number of replies received: 1

Objections can be summarised as follows:

Concerns are expressed about the use of the footpath/bridleway which could have a detrimental effect on the objector’s business and home.

Statutory Consultees:

The Head of Public and Transport Services (Highways): No highway objection.

The Environment Agency: No objections in principle

Hyder Consulting: No objections

Pelenna Community Council – No reply therefore no observations to make.

APPRAISAL

This application seeks consent for the infill and reprofiling of two fields at Hawdref Ganol Farm, Cimla, Neath. The purpose of the proposed reprofiling is to enable the construction of an off-road trekking walk (with a figure of 8 layout), together with an animal enclosure (sanctuary) and menage.

The fields are at the front of the farm/ trekking centre and T Bones Restaurant, adjacent to the public road and farm access road. The site is some 3.74 ha in area and slopes down from the vicinity of the farm buildings towards the road in a north westerly direction, with a steep bank near to the top (south eastern) part of the site. Some tipping has taken place in the past on the upper parts of the site. The site is currently used for the grazing of horses, and the dominant vegetation is soft rush pasture with areas of bramble scrub and isolated small patches of bog and reedmace swamp. The applicant proposes to retain an area of willow carr in the northern field and a number of semi-mature oaks on the application site boundary.

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The proposal involves the importation of material (via a temporary access from the public road in the north western corner of the site) to infill across the site to provide a more consistent slope on the land to allow the construction of the trekking walk. The scheme has been amended to reduce the amount of infill proposed. Over the central part of the site, it is now proposed to increase levels by 3 to 4m generally, reducing to about 1m adjacent to the public road. The maximum depth of fill will now be in the vicinity of the proposed animal enclosure/sanctuary, in order to provide a level surface in an area that is currently steeply sloping. The applicants also propose to establish a pond in the centre of the site and a menage in the south western corner.

With regard to the points raised by the objector, the footpath/bridleway follows the line of the access road to Hawdref Ganol and will not be directly affected by the proposed development.

The application site lies within the open countryside and a Special Landscape Area (Policies E55 and E61 of the Neath Local Plan). In visual terms, it is considered that the proposed reprofiling will improve areas of the site that have previously had material tipped and will result in an acceptable land profile and appearance, subject to the retention of existing trees and the provision of landscaping. Conditions are recommended to cover these points. The proposed establishment of the trekking walk and other features are in association with the existing trekking centre use at Hawdref Ganol and are considered to be in accordance with policy RL47 of the Neath Local Plan.

In highway safety terms, access to the site will be via the lane from the Afan Valley Road, with a new access being formed in the north western corner of the site. No objections have been raised by the Head of Public and Transport Services subject to conditions. However, one condition relates to visibility splays being created at the access, which would result in the loss of established hedgerows. In view of the temporary nature of the access, subject to the imposition of a condition requiring warning signs and having regard to the lightly trafficked nature of the road, it is considered that the visibility splays should not be required.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

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(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Prior to the commencement of work on site, full details of the proposed site access, including any gates, shall be submitted to and approved in writing by the Local Planning Authority. The access shall be constructed in accordance with the approved details.

Reason:

In the interests of highway safety.

(3)Prior to the commencement of work on site, full details of the proposed pond shall be submitted to and approved in writing by the Local Planning Authority. The pond shall be constructed in accordance with the details approved under this condition within 6 months of the completion of infilling/tipping works.

Reason:

In the interests of nature conservation and visual amenity.

(4)The importation of material shall cease on 6th May 2005.

Reason:

To allow a reasonable time period in which to complete the development and in the interest of amenity.

(5)No material shall be brought on to the site or tipping works undertaken outside the hours of 0830 hrs to 1800 hrs Monday to Saturday nor at any time on Sundays, Bank or Public holidays.

Reason:

In the interests of the amenities of the area.

(6)Prior to the commencement of work on site, full details of the proposed animal enclosure/sanctuary shall be submitted to an approved in writing by the Local Planning Authority. The animal enclosure/sanctuary shall be constructed in accordance with the details approved under this condition.

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Reason:

In the interests of visual amenity.

(7)Prior to the commencement of work on site, full details of the proposed menage shall be submitted to and approved in writing by the Local Planning Authority. The menage shall be constructed in accordance with the details approved under this condition.

Reason:

In the interests of visual amenity.

(8)No development shall take place until there has been submitted to and approved in writing by the local planning authority a scheme for landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(9)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the Local Planning Authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the first use of the land.

Reason

To ensure satisfactory drainage.

(10)The stream running alongside the public road and associated areas of reedmace swamp shall be retained and shall be protected during the course of development in accordance with details which shall be

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Reason:

In the interests of nature conservation and visual amenity.

(11)No work on site shall take place on land containing Fallopia Japonica (Japanese Knotweed), Giant Knotweed or any Knotweed hybrid until there has been submitted to and approved in writing by the Local Planning Authority a scheme for its eradication and/or control,, which shall include details of the method of eradication/control and the timescale involved. The scheme shall be implemented in accordance with the approved details.

Reason:

In the interests of ecology and visual amenity.

(12)The temporary access shall be designed so that any gates are set back a minimum of 16m from the edge of carriageway and are of a type which open inwards only and the first 15m of the access shall be surfaced in clean rolled stone to a depth of 500mm and for a width of 6m. The access shall be provided prior to the commencement of tipping works on site and shall be removed and the site restored in accordance with a scheme which shall be submitted to and approved in writing by the Local Planning Authority within three months of the cessation of tipping operations.

Reason:

In the interests of highway safety.

(13)Prior to the first use of the temporary access, signs shall be erected on the south east side of the access warning of a concealed access ahead and lorries turning. These shall be removed when the access is removed.

Reason:

In the interests of highway safety.

(14)The wheels of all vehicles leaving the tipping area shall be cleaned in order to ensure that no mud or other debris is tracked on to the highway.

Reason: In the interests of highway safety.

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(15)Prior to the commencement of tipping on site, a drainage water cut- off ditch shall be created along the highway boundary to ensure that no surface water from within the site can flow on to the highway.

Reason:

In the interests of highway safety.

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ITEM 1. 2

APPLICATION NO: P/2003/128 DATE: 29/01/2003 13:54:52 PROPOSAL: CONSTRUCTION OF A TWO STOREY EXTENSION (AMENDED PLANS RECEIVED 23/3/03 WITH REGARD TO THE INCREASE OF DEPTH AND WIDTH OF GARAGE.)

LOCATION: 65 BURROWS ROAD, SKEWEN, NEATH SA106AB APPLICANT: MR M KILLICK TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan – H8 – Proposals to create or extend dwellings.

b. Other Policies

DG2 – First floor rear extensions to detached and semi-detached properties should not cross a 45º line from the centre point of the neighbouring habitable room windows. DG8 - On semi-detached properties, a two storey extension would not unbalance the appearance and symmetry of the whole building nor leading to a terracing effect. Normally a step back of a least 1m is required.

c. Relevant Planning History

91/720 – Kitchen & bathroom extension. Approval – 05.0292

d. Responses to Consultations

Number of properties consulted: 12

Number of replies received: 0

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Statutory Consultees:

Head of Public and Transport Services (Highways) – Recommends refusal, as the proposed development would result in additional on- street parking, impeding the free flow of traffic.

Welsh Water – No objection subject to an informative.

Coedffranc Community Council – No reply therefore no observations to make.

APPRAISAL

The proposed application is for the erection of a two storey side and rear extension. The proposed extension would project out by 6.4m to the side and would be set in 2.2m from the original front elevation of the dwelling. The proposed extension would project out 3.35m on the rear and would be in line with the existing two storey rear extension. The proposed side extension would have a pitched roof while the two storey rear extension would have a flat roof, which would be in line with the height of the existing two storey rear extension.

The dwelling is currently one of a semi-detached pair, which fronts directly onto the pavement, on Burrows Road. The dwelling currently has a side garden area, with a footpath running along the side boundary of the property to the residential area to the rear.

The main issues for consideration as part of the determination of this application would be the impact upon the residential amenity of the adjacent dwellings, upon the character and appearance of the surrounding area and impact upon the highway safety of the adjacent road.

As stated above the dwelling already had an existing two storey flat roofed rear extension, which is adjoining a similar two storey extension on the rear of number 67 Burrows Road. The proposed extension would not project further forward of either of these extensions. As such the proposed rear extension would not overbear or overshadow the adjoining property. The property to the opposite side of the pedestrian footpath, number 61 is also a semi-detached dwelling, which fronts directly onto the pavement and with a side garden. The proposed extension would be approximately 7m from the closest point of number 61 and would have no side facing windows. This distance is considered to be adequate to prevent any adverse impact upon the adjacent dwelling.

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The application site drops steeply away to the rear. The closest residential dwelling to the rear would be a block of flats, which would be approximately 27m from the rear of the proposed extension. As such, the proposed development would no overlook, overshadow or overbear. Hence, there would be no detrimental impact upon the residential amenity of the adjacent dwellings.

The proposed extension would have a width of 6.4m. This would be 0.6m wider than the existing pair of semi detached dwellings. However the extension would be set 2.2m back from the front elevation of the dwelling, and would have a corresponding set down of 0.7m in the ridge height of the proposed extension compared to that of the original dwelling. The original frontage of the dwelling has been altered, with the front door relocated to the side of the dwelling and the front window replaced with a single, wide window which is centrally located within the front elevation. This has changed the original vertical emphasis of the front elevation, to a more horizontal appearance. As such the increase horizontal emphasis, create by the proposed extension would not be out of keeping with the existing dwelling.

The Head of Public and Transport Services has objected on the grounds that the proposed extension would increase the floorspace of the dwelling to over 120m². For a dwelling of this size and over, three off road parking spaces are normally required. In addition he considers the proposed the lack of sufficient set back of the garage from the highway would lead to indiscriminate on-street parking on Burrows Road especially while the garage doors are being opened and close and while the vehicles are being washed and serviced. The original proposed development has been amended to increase the internal dimensions of the garage to 5.2m which would allow 2 vehicles to be parked within the garage.

However it must be noted that the original dwelling does have had any off-street parking provision. As such the creation of two off-street parking spaces, would represent an improvement in the current parking provision for the dwelling, it is therefore considered that in this case it would be unreasonable to refuse the proposed development on grounds of inadequate parking provision.

RECOMMENDATION: Approval with Conditions

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CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)This consent shall relate to the amended plans received on 26 March 2003

Reason

In the interest of clarity.

(3)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(4)The garage shall not be converted to residential use unless a scheme for replacement car parking has been submitted to and approved in writing by the local planning authority The scheme shall be implemented prior to the commencement of any conversion works and shall provide for one additional car parking space for each space lost by any conversion works.

Reason

To ensure that adequate car parking provision is maintained within the curtilage of the dwelling in the interest of highway safety.

(5)Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no additional windows or similar openings shall be constructed in the first floor or above of the north eastern elevation of the extension hereby permitted except for any which may be shown on the approved drawings.

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Reason

In the interest of amenity

(6)Prior to the first use of the garage, the access from Burrows Road shall be widened to a minimum of 4m and the existing vehicular footing crossing shall be lengthed so that the drop kerbs match the new access.

Reason

In the interest of highway safety.

(7)Any forecourt boundary wall/fence shall be no more than 600mm in height above footing level, and any gates shall be of a type that open inwards.

Reason

In the interest of highway safety.

(8)The width of garage door shall be a minimum of 4m.

Reason

In the interest of highway safety.

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ITEM 1. 3

APPLICATION NO: P/2003/195 DATE: 09/04/2003

PROPOSAL: PROPOSED OPEN STORAGE OF MINERALS

LOCATION: STEEL SUPPLY CO LTD, NEATH ABBEY WHARF, SKEWEN, NEATH SA106BL APPLICANT: STEEL SUPPLY CO LTD TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

B35 – Business development at Neath Abbey Wharf and Neath Abbey Business Park.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 1

Fourteen notices were placed in various locations including Castle Street, Cardonnel Road, Pale Road, Parc Andrew, Parc Glas, Penybryn, Parc Bryn, Wern Road, Bay View Garden and Bay View Close.

The proposal was also advertised in the local press.

Number of replies received: 16

The letters received object to the development on the following grounds.

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a) Any tipping will jeopardise the opening of the canal and run off will enter the canal. b) An increase in noise pollution. c) Excessive amounts of dust would be generated by the delivery and storage of minerals. d) The proposal would create an increase in the volume of traffic on the A465. e) The area has suffered for many years from adverse environmental effects and the development will add to the continued deterioration of the area. f) The landscaping described in the application is fictional quoting native trees as if they were newly planted. g) The proposal will not enhance a nature reserve and the proposals to develop Bendle’s Pond for such use. h) The area should be developed into a tourist attraction. i) The access road is in a terrible state of repair and should be swept regularly. j) The flytipping is disgusting and suggested that security gates are put at the entrance to Jenkins Road to stop flytipping. k) Objection to the extinguishment of the “footpath” shown on the original plans and state that an application is being made to have it registered.

Statutory Consultees:

Glamorgan Gwent Archaeological Trust have no objections.

The Coal Authority have no adverse comment.

Head of Environmental Health and Trading Standards advises that some measures should be undertaken for dust minimisation and the height of stocks limited.

Western Power Distribution – No objection.

Welsh Assembly Government (Transport Directorate) – No objections or comments to make.

Environment Agency – No objections subject to conditions.

Network Rail – No objections subject to conditions.

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Countryside Council for Wales – No comments.

Head of Public and Transport Services – No objection subject to conditions.

Coedffranc Community Council objects to the development on the following grounds:

1. There can be no confidence that this application would meet the requirements of Policy B35 of the adopted Local Plan in terms of design, appearance and landscaping requirements, and consequently the Council wish to object. 2. The Council had expressed deep concern over the continuing industrial development in the areas of EC1/5 and EC1/7 of the Neath Port Talbot Unitary Development Plan. 3. An increase in the volume of traffic from the A465 Trunk Road via Neath Abbey Business Park and access road which serves the Neath Abbey Wharf area by large vehicles i.e. 20 tonne loads. 4. It is envisaged that delivery and open storage of minerals and aggregates would cause excessive amounts of dust into the atmosphere and while we appreciate that spray masts would be erected, local residents feel that this will realistically have little impact on the amount of dust being generated. 5. The area has suffered an adverse environmental impact for many years and using the area for further stockpiling of aggregate material would have a detrimental effect on future environmental aesthetic landscaping. 6. Additional noise pollution in the area would be inevitable. 7. There is concern that excess run off water and surface water could cause localised flooding and have an environmental impact in the effected area. 8. Local resident fear that continued industrial development of this site could jeopardise the development of new D’arcy Village proposed in EC1/7 of the Neath Port Talbot Unitary Development Plan. 9. The Council notes that the footpath has now been included in the boundaries of the site. The Council are putting forward an application for this footpath to be registered and became a Right of Way.

Head of Public and Transport Services (Drainage) – No objections.

Welsh Water – No objections subject to conditions.

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Head of Public and Transport Services (Highways) – No objection to subject to condition.

Neath Tennant Canal Company – No comments received.

Transco (Wales and West) – No reply received.

British Telecom – No reply received.

APPRAISAL

The proposal and site

The application seeks consent for the open storage of minerals on a parcel of land west of the Tennant Canal Neath Abbey Wharf. The site, comprises of approximately 0.8 hectares of unused land although some evidence of previous stocking or industrial activity is evident. To the west of the site lies the mineral railway line it’s boundary identified by a new palisade fence. To the north, some 20 metres from the site boundary, lies the A465 trunk road and bridge abutment crossing the mineral railway line. To the east of the site, lies the private access road that runs from the Neath Abbey Business Park and which serves the various businesses and industries on the Wharf. The Neath Tennant Canal runs in a north east to south west direction some 20-25 metres east of the application site. A sewerage pumping station forms part of the southern limits of the site. Access would be gained to the site via the private access road with an entrance point constructed towards the south eastern corner of the site and close to the sewerage pumping station. The private access road joins the A465 trunk road through the Industrial Estate. The site is currently semi-derelict in nature with some colonisation, primarily on the fringe of the site, by gorse and other indigenous species.

It is proposed to occupy the core of the site for mineral stocking, which is likely to be aggregate stone brought to site in a pre-washed state. Two main stockpile areas would be served by an internal road with a hammer head created for reversing and manoeuvrability. The peripheral areas currently occupied by scrub and trees would be largely retained and enhanced with further landscaping. No processing of the mineral would be undertaken on site. Stocks would be retained to a height no greater than 4 metres above the existing ground level.

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Surface water drainage would be managed and controlled by internal cut off drains and soakaways. Two car parking spaces are to be provided for personnel and provision for a single portacabin type building. The site will be fenced and security gates erected at the entrance point.

It is proposed to bring minerals into the site from the A465 trunk road via the Neath Abbey Business Park and the private access road. It is anticipated that weekday traffic would not exceed ten 20 tonne loads i.e. 20 movements per day. It is proposed to operate the site between 07.00 and 17.00 hours Monday to Friday and Saturday Mornings between 07.00 and 13.00 hours.

Assessment

The site is allocated under Policy B35 of the Borough of Neath Local Plan which seeks to encourage business development and promotes the upgrading of the area in terms of its environment, appearance and access. The policy also requires new development to be of good standard in terms of design appearance and landscaping.

The proposal is for mineral stocking in the open on what is currently a derelict and unmanaged site. Existing facilities within the same locality include a coal washery, mineral stocking facilities, including aggregates and various recycling facilities. Notwithstanding Policy B35, the general developments are a mixture of B2 uses or industrial processes which take advantage of the transport links for rail and water. The proposal will supplement stocking to serve the existing facilities that provide rail transportation of high quality aggregates to distant markets. The development will also bring existing unmanaged land into some beneficial use. Additional landscaping and land management will provide an opportunity to clean up and reduce the dereliction on this part of the Neath Abbey Wharf complex.

In visual terms, the site is largely screened from the surrounding area with the exception of some individual properties in Pen Y Bryn and Parc Glas. The site is screened by existing vegetation and infrastructure from the A465 trunk road from most of the surrounding area. Provided the level of stocking is limited to 4 metres above existing ground level, visual impact is considered to be acceptable.

Given its location separated from sensitive areas by major infrastructure and roads, it is considered that the development would not add demonstrably to the ambient noise levels of the area.

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Any mineral stocking activity could give rise to dust and adequate provisions will be required to prevent any dust nuisance being caused. It is also considered that appropriate mechanism can be adopted to limit any dust generation to an acceptable level.

The site has good access facilities for such an activity although any movements do proceed along the private access road and has the potential to generate noise and dust. However the level of activity of some 10 lorries per day (20 movements) is not considered excessive. There are no highway objections subject to conditions. Footpaths 33 follows part of the route of the access and footpath 17 and 18 cross the road near Compton Road and Jenkins Road. The use of these Rights of Way are not considered to be materially affected by the proposal.

At the southern extremity of the application site, it is alleged that an informal footpath is used by residents, probably as a link to cross the mineral railway line. However this footpath does not exist in law at the present time although a process to register may be undertaken. It is considered that in the light that this alleged route is not on the definitive plan that the matter be left to any subsequent registration process. Adequate provisions are to be provided to control surface water and no impacts on outside interests including the Tennant Canal are anticipated.

In response to representation received the following comments are made. a) It is considered no impact will be made on the canal. b,c&d) Noise and dust and traffic are considered in the report above. e) The land is currently derelict and in an unmanaged state with illicit flytipping in areas. The proposal will bring the land to beneficial use. f) A landscaping scheme will be required as part of any consent. g) It is considered that the proposal would not unduly affect other proposals in the area. h) The site is designated for business use.

PLANDEV-060503-REP-EC Page 18 of 178 i) The private access road serves a number of businesses on the Wharf and responsibility would be unreasonable to be devolved to one developer. j) This is a matter for other environmental regulations and is not an issue related to the proposal. k) This matter has been considered above.

In respect to the representation received from Coedffranc Community Council the following comments are made.

1. Policy B35 is considered above.

2. This is a matter for consideration during the consultation process of the Unitary Development Plan.

3,4,5,6,7,9 All these matters are considered above in the report

8. It is considered the development will not materially affect the proposed Llandarcy Village.

Conclusions

The proposal to use a relatively small parcel of land for mineral stocking is not considered to be demonstrably harmful to the visual or general amenities of the area. The stocking will supplement existing areas to allow the transportation of minerals in a sustainable manner, either by rail and to a lesser extent water. Provided adequate environmental controls are adopted, it is considered the proposals are acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

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(2)Unless otherwise agreed with the local planning authority mineral stocking shall not exceed 4 metres in height above existing ground level.

Reason

In the interest of amenity.

(3)Prior to the commencement of any development a landscaping scheme shall be submitted to and approved by the local planning authority indicating the existing trees and vegetation to be retained and proposals for the enhancement and additional planting and seeding of the site.

Reason

In the interest of visual amenity.

(4)Notwithstanding the provisions of the Town and Country (General Permitted Development) Order 1995 as may be applicable (or any order revoking or re-enacting that order) no tank for the storage of oils, fuels or chemicals shall be erected within the curtilage of the development unless it is sited on an impervious base and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the volume of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets must discharge downwards into the bund.

Reason:

In order to prevent pollution of the water environment.

(5)Unless otherwise agreed with the local planning authority the development shall be carried out substantially in accordance with the approved Plan EJA/142/2A Operational Plan.

Reason

In the interest of clarity.

(6)Unless otherwise agreed with the local planning authority access to the site shall only be via the private access road indicated on approved Plan EJA/142/A - Location/Site Plan.

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Reason

In the interest of highway safety.

(7)Prior to the commencement of the development a scheme shall be submitted to and approved by the local planning authority for mechanisms to be adopted on the site and access road, for the suppression of dust, and such scheme shall be implemented as approved.

Reason

In the interest of amenity.

(8)Unless otherwise agreed with the local planning authority no operation shall occur on the site other than between 07.00 to 17.00 hours Mondays to Fridays and 07.00 to 13.00 hours on Saturdays. No operations shall occur on Sundays, Bank or Public Holidays.

Reason

In the interest of amenity.

(9)The portacabin to be erected on site shall not exceed 3.5 metres in height.

Reason

In the interest of amenity.

(10)Drainage ditches, settling ponds and lagoons shall be regularly desilted and maintained in such condition that they are able to perform effectively and efficiently the purpose for which they have been provided.

Reason

To ensure that these facilities continue to function effectively and efficiently.

(11)Prior to any development commencing a scheme shall be submitted to and approved by the local planning authority for the treatment, eradication and disposal of Japanese Knotweed (Fallopia japonica) from the site.

Reason

In the interest of controlling invasive species in the environment.

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(12)Site operators shall ensure that there is no possibility of contaminated water entering and polluting surface or underground waters.

Reason

To protect the water environment.

(13)Site operators shall ensure that no minerals to be stocked on site shall enter any external ditch, watercourse, or spring.

Reason

To protect the water environment.

(14)No Mineral processing of any kind shall be carried out on the approved site.

Reason

To avoid any ambiguity as to the consent hereby granted.

(15)Any surface water flows should not be discharged onto Network Rail land or into Network Rail culverts or drains, and no soakaways shall be constructed within 10 metres of Network Rail's boundary.

Reason

To protect the integrity of the adjacent mineral railway line.

(16)No surface water or land drainage run off shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason

To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment.

(17)A 2.5 metre x 90 metre visibility splay shall be provided to the north of the access point and maintained thereafter for the duration of operations at the site, to prevent any vegetation or shrubs exceeding 600mm in height.

Reason

In the interest of providing adequate visibility.

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(18)Access to the site shall be a minimum of 3 metres wide, and hardsurfaced in concrete or macadam up to the gated entrance as indicated on approved Plan EJA/142/2A - Operation Plan.

Reason

In the interest of the safe operation of the access point.

(19)Entrance gates for the site shall be of a type that open inwards and any replacements shall be of a similar type.

Reason

In the interest of the safe operation of the access point.

(20)Within 3 months of the cessation of use of the site for stocking, a restoration scheme shall be submitted to the Local Planning Authority and upon approval the restoration shall be carried out in accordance with the approved details.

Reason

In the interest of amenity.

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ITEM 1. 4

APPLICATION NO: P/2003/235 DATE: 18/02/2003

PROPOSAL: REDEVELOPMENT OF EXISTING LIDL FOODSTORE AND ADJOINING SITE TO PROVIDE NEW LIDL FOODSTORE WITH ASSOCIATED CAR PARKING

LOCATION: LIDL FOODSTORE AND ADJOINING LAND, FFORDD PARC YNYSDERW, PONTARDAWE, SWANSEA SA8 4EG APPLICANT: Lidl UK GMBH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan S2 – Maintenance/Improvement of Shopping Centres. S3 – Small scale shopping. S7 – Presumption against retail

Northern Lliw Valley Local Plan S1 – Shopping centre boundaries Pontardawe. S2 – Expansion of shopping outside defined areas.

b. Other Policies

None.

c. Relevant Planning History

96/7060 – Retail Food Store and Car Parking – Approved 20.8.96. 02/0790 – Residential (Outline) – Approved 2.1.03.

d. Responses to Consultations

Number of properties consulted: 138

The proposal was advertised on site and in the press.

PLANDEV-060503-REP-EC Page 24 of 178

Number of replies received: 2

The grounds of objection can be summarised as follows:-

Adverse effect on amenity by reason of noise and disturbance, particularly by delivery vehicles at all times of day and night, additional pedestrian movements along Francis Street and Ynisderw Road, and litter problems which are already encountered by litter blowing from the car parking area into rear gardens.

Statutory Consultees:

Head of Public and Transport Services (Highways) – No Highway Objection subject to conditions. Head of Environment and Trading Standards – No objection subject to conditions. The Coal Authority – No Adverse Comments. Environment Agency Wales – No objection subject to conditions. Hyder Consulting – No objection subject to conditions. Transco – No adverse comments. Western Power – No adverse comments. Pontardawe Town Council – No objection.

APPRAISAL

The application site comprises the existing Lidl Store and car parking area together with an additional area of land at the rear of the existing store and which forms part of the former Economic Packaging works. The works have been closed for some time and the Company is in receivership and the site is currently for sale. As can be seen from the site history, outline planning consent was granted in January, 2003, for the re-development of the site for residential purposes. The application site, which has an area of some 0.8 hectares has a frontage to Ffordd Park Ynysderw and lies immediately opposite the access to Sommerfield and partly abuts some of the rear gardens of the properties fronting Ynysderw Road.

It is proposed to erect a new store within the area of land located immediately to the rear of the existing store and then to demolish the existing and extend the car parking area into the area previously occupied by the former store.

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The proposed store will have a gross floor area of 1601m² and a net sales area of 1276m² and will comprise a total of 164 car parking spaces. The present store has a gross floor area of 961m² and a net sales area of 735m² with the provision of 100 car parking spaces.

The building itself will be finished with a roof of dark grey tiles and walls finished in white painted render and will have a maximum height of 8.1 metres.

In assessing and appraising this proposal consideration needs to be given to the Development Plan and to other Governmental Advice, particularly Planning Policy Wales.

The following Development Plan Policies are considered relevant to this proposal: -

Structure Plan Policy S2:- states that developments which maintain or improve the range and quality of shopping facilities within established shopping centres will be encouraged.

Structure Plan Policy S3:- states that small scale shopping developments in existing local centres and local shopping facilities to serve existing and proposed residential areas will be encouraged.

Structure Plan Policy S7:- states that with the exception of developments allowed by S3 and S5 (Retail Warehouses), the establishment of other retail outlets outside existing or proposed shopping centres will normally be resisted.

In terms of the Northern Lliw Valley Local Plan policies, the proposed site lies outside the Pontardawe shopping area as defined under Policy S1. The boundary follows the main shopping streets and also excludes the Somerfield supermarket and existing Lidl Store.

Policy S2 states that outside the defined shopping area the establishment of retail outlets will be considered on their merits according to the local needs of the area, and giving due recognition to the role of other retail premises and the life of the community involved.

The explanation of the policy indicates that while new superstores would be resisted, small scale expansion of up to 10,000 square feet will be encouraged where land can be assembled and developed or redeveloped in accordance with other planning and highway standards.

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In policy terms, whilst the application site lies outside the defined shopping centre, the main issue relates to whether this proposal would consolidate or expand the retail provision in the area generally and the fact that there is an existing store in this location would be of material consideration in this respect.

In terms of Governmental Advice, Planning Policy Wales advises as follows:-

In Paragraph 10.1.2 it states “Wherever possible retail provision should be located in proximity to other commercial business…..” “Town, district, local and village centres are the best locations for such provision at an appropriate scale.”

It further states in Paragraph 10.2.10 “In deciding whether to identify sites for retail and leisure developments local planning authorities should in the first instance consider whether there is a need for additional provision for these uses.”

In Paragraph 10.2.11 it states that “Local Planning Authorities should adopt a sequential approach is selecting sites where a need is identified for such new development. Adopting a sequential approach means that first preference should be for town centre locations where suitable sites or buildings suitable for conversion are available, followed by edge-of- centre sites, then by district and local centres and, only then, out-of-centre sites in locations that are accessible by a choice of means of transport.”

Paragraph 10.3.1 states that “When determining a planning application for retail, leisure or other uses best located in a town centre, including extensions to existing developments, local planning authorities should take into account:

compatibility with the UDP strategy, consideration of the need for the development, the sequential approach to site selection, the impact on existing centres, accessibility of a variety of modes of travel, and the impact on overall travel patterns.”

It goes on to state in Paragraph 10.3.2 that “Developers should be able to demonstrate that all potential town centre options, and then edge of centre options, have been thoroughly assessed using the sequential approach

PLANDEV-060503-REP-EC Page 27 of 178 before out-of-centre sites are considered for key town centre uses”, and in Paragraph 10.3.6 states “Out-of-Centre food supermarkets should not be allowed if their provision is likely to lead to the loss of general food retailing in the centre of smaller towns.”

With regard to the foregoing, it should be noted that the present proposal represents a replacement store but with additional floorspace. The existing store was approved in 1996 when the question of need and the sequential approach were addressed. However this proposal has to be re- assessed against the above criteria.

In terms of need, the Consultants state that Lidl Pontardawe plays a central role in meeting the food shopping needs of both the local population and a wider catchment in the Swansea Valley. In particular, the value proposition presented by Lidl is central to meeting the needs of those who shop there. In this context, and in assessing the choice and range of food shopping provision in the wider area, it is important to recognise a specific requirement that demand for this type of “deep discount” food retail is adequately met.

With regard to Geographical Distribution the Consultants state that it is considered important that shoppers have access to a range of adequate shopping facilities in locations readily accessible to where they live. However, the focus of food store provision in this part of Wales has been strongly directed to the greatest concentration of population in Swansea and Neath and the more dispersed population in the Swansea Valley has to travel greater distances with the subsequent leakage of trade from the area.

In summary and in terms of need it is stated that the Lidl store, and the particular type of retail offer it provides, is key to the overall range and choice of food retail available to shoppers in the Pontardawe area. The new store will provide improved facilities and contribute to sustainable development by reducing length of car journeys and the leakage of expenditure and the Consultants consider that there is a clear and demonstrable need for the proposal.

In relation to the Sequential Test approach the Retail Statement submitted by C.B. Hillier Parker states as follows:-

Planning policy provides that a sequential approach to site selection should be adopted in the consideration of proposals for new retail development. In principle, developers should be able to demonstrate that

PLANDEV-060503-REP-EC Page 28 of 178 all potential town centre options, and then edge of centre options, have been thoroughly assessed, using the sequential approach, before out-of- centre sites are considered for key town centre uses. In following this approach, flexibility and realism is demanded of retailers and developers, but also of local planning authorities.

In considering how the sequential approach should be applied to the current proposal, it is important to recognise that it is not aimed at significantly changing the nature or function of the store. Lidl Pontardawe will remain as a modestly sized food supermarket with a value proposition, and the range of goods offered will remain, substantially, the same. Fundamentally, the extension will bring about qualitative improvements in terms of layout, circulation, stock maintenance, and the avoidance of conflict between staff and customers.

It is therefore important that the nature of what is being proposed, and defined need, is taken into account. The nature of the extension to the Lidl store, and the components of need identified, demonstrates that the proposal can only be situated as proposed.

A distinction can be drawn between the type of extension proposed by Lidl at Pontardawe, and those promoted, for example, in many situations by the main superstore operators. Such proposals are often very large in scale, commonly seeking to add 2,000 – 3,000 sq m floorspace to already substantial outlets. In addition to providing qualitative improvements, and enhancements to the convenience offer, they often involve the introduction of new and expanded ranges of comparison goods, ranging from audio visual goods, white goods and small domestic appliances, to soft furnishings, home entertainment products and kitchenware.

In such circumstances, it is often the case that the “class of goods” approach to the sequential test is brought to bear, with a requirement to demonstrate that the extended floorspace or sub-components of it could not be accommodated more centrally as a free-standing unit or units. However, in the case of Lidl Pontardawe, where the proposal is for a small extension to bring about essentially qualitative improvements, a realistic assessment of the tests of both flexibility and realism demonstrates that the defined need can only be met in situ.

This notwithstanding, we are unaware of alternative, more centrally located sites in Pontardawe that could accommodate the proposed development, with the necessary car parking, either in its entirety or in disaggregated form.

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With regard to the implications of the proposal on other stores and centres the Consultants state as follows:-

The extended (i.e. additional) floorspace can be expected to trade at a much different level to the existing provision, and turnover will not simply increase on a pro rota basis. The reasons for this are several:-

 One of the key reasons for the proposed extension is to maximise the benefits to existing shoppers at an established retail location. New trade would undoubtedly be attracted to the improved facility, reducing leakage to stores beyond the catchment, but the relationship between sales area and customer numbers will not be linear.

 This notwithstanding, the level of additional floorspace is comparatively minor, and whilst making an important contribution to meeting better the needs of local shoppers, it will clearly not elevate the store to a level substantially different to its current function.

 A key driver for the extension is the need to improve shopping conditions by increasing circulation space through, for example, wider aisles and the re-introduction of cross aisle breaks, rather than simply to sell more goods.

 There will not be a marked increase in the range of goods sold in store, rather, there will be duplication of existing lines to ensure greater availability.

Clearly, therefore, there is considerable evidence to suggest that extended floorspace can be expected to trade at a markedly different level to the pre-existing provision. At Pontardawe, of course, the situation is slightly different in that an uplift in turnover can also be expected through direct replacement of the existing store with brand new floorspace. For this reason, the performance of the extended floorspace should perhaps be assessed at the top end of the range suggested above, i.e. 40%. In practical terms, this means that the implications of the Lidl proposal for other stores and centres should not be assessed on the basis of an additional 541 sq m floorspace (i.e. 1,276 sq m proposed sales area – 735 sq m existing), but rather on the basis of, in effect, an additional 216 sq m (i.e. 40% X 451 SQ M). In the context of the broader retail economy in the area, and in particular the very substantial provision in Swansea and Neath with which it would compete, an increase of this magnitude is de

PLANDEV-060503-REP-EC Page 30 of 178 minimis and should not, in our view, be of concern in terms of the potential implications for other stores and centres.

The Retail Statement submitted in support of the proposal concludes: -

We have identified a need for the proposal according to four key criteria, namely in terms of the range choice and quality of existing facilities, the geographical distribution of foodstore provision, customer views and aspirations, and retailer requirements. We have not undertaken a detailed assessment of a fifth criterion, namely quantitative capacity, but have highlighted the potential of the extended store to claw back trade currently lost from the catchment, and that the increase in turnover associated with the proposed store over that existing would not be significant.

In terms of the sequential test, we have drawn a clear distinction between the type of extension proposed by Lidl, and those often promoted by the main superstore operators. The current application is aimed primarily at meeting a qualitative need to enhance the existing store, which in our view can only, therefore, be met in situ. The proposal has none of the characteristics of the large extensions promoted by the main superstore operators, which are often assessed in disaggregated form through the “class of goods” approach to the sequential test.

We have not undertaken a full quantitative analysis of the scheme in terms of the implications for other stores and centres. However, we have highlighted the important point that the extended (i.e. additional) floorspace can be expected to trade at a much different (lower) level to the existing provision, and turnover will not simply increase on a pro rata basis. The implication of this is that , in the context of the broader retail economy, the additional floorspace is effectively de minimis, and should not be of concern in terms of the potential implications for other stores and centres.

In summary, it is our view that in principle support on retail grounds for the proposed extended Lidl store at Pontardawe can be fully justified.

In assessing and appraising this proposal, whilst it is acknowledged that consideration needs to be given to the Development Plan and Planning Policy Wales, and the question of need and sequential test and impact on the town centre have also to be considered. In respect of need the conclusions of the Applicant’s Consultants are generally accepted. It should be noted that a recent Retail Study carried out for this Authority

PLANDEV-060503-REP-EC Page 31 of 178 identified a drift of convenience shopping out of the Swansea Valley Area. It is considered therefore that this proposal would play a central role in providing convenience shopping in the Pontardawe area. It should be noted that there is an existing retail store on this site which is of material consideration and it is the impact “over and above” the existing due to the additional floorspace now proposed which needs primarily to be assessed.

In this respect, the additional total floorspace proposed is 640m² and with in increase of 541m² of retail floorspace. Whilst this relates to an increase of some 73% it is noted that the application indicates that the majority of the new retail floorspace will be taken up by rationalising and re-designing the floor layout.

The restrictions of the existing premises are such that the quality of provision that Lidl are able to provide is severely constrained. A lack of circulation space is a particular problem and the store is currently configured with aisles running along the length of the store and hence there is no direct path across the centre. When originally built and laid out, the original store had cross-aisle breaks, but pressure on shelf space and stock maintenance forced the subsequent decision to remove the cross aisle breaks. The new store will re-introduce these features thereby presenting a more open layout for ease of navigation and improved circulation in general.

It is evident therefore that the additional floorspace will primarily be utilised to improve circulation space and display capacity but the existing range of goods will remain the same although the additional space will allow a greater volume of existing lines. One of the main reasons therefore for the proposed additional floorspace is to maximise the benefits to existing shoppers at an established retail location.

In view of the foregoing, it is considered that the additional floorspace is relatively minor, and whilst contributing to the needs of the shopper, it will not elevate the store to a level substantially different to its current function which will operate as a deep discount store. There will not be a marked increase in the range of goods sold in the store but rather a duplication of existing lines to ensure greater choice and availability.

It is considered therefore that the proposed store will not have a marked impact on the existing town centre over and above the existing foodstore which has been operating for some 6 years.

PLANDEV-060503-REP-EC Page 32 of 178

With regard to the question of the sequential test, it is acknowledged that the site cannot be described as “edge of centre” but a survey has indicated that there are no sites available within the shopping centre or on edge of centre which can accommodate the proposal with the required car parking and servicing facilities. The site however has a good access link and lies adjacent to the Somerfield Store and is within reasonable walking distance of Herbert Street being connected to the Sommerfield Car Park via a footpath link.

In any event, it should be noted that the large majority of the application site area already enjoys the benefit of a food retailing use and the proposal is for a replacement store on essentially the same site. There is no evidence to suggest that the existing store has had an adverse affect on the vitality, viability and attractiveness of the nearby shopping centre.

In design terms, the proposed store, which is to be finished in traditional materials, will have distinct advantages in visual terms over the existing.

It should be noted that the proposal incorporates demolition of part of the former factory building previously occupied by Economic Packaging Limited and that a small part of the original Tinplate Works has, on the 13th March, 2003, been Listed as a Grade 11 Listed Building. The section to be demolished however is located some distance from the Listed section and is not attached to the Listed Building itself and CADW have confirmed that a Listed Building Consent is not therefore required in this instance.

Turning to the objections received from local residents, it is noted that the proposed store is to be moved further away from the majority of dwellings at Ynisderw Road and will replace an existing industrial building and activity. In addition, the service area now proposed is enclosed as opposed to existing and it is proposed to incorporate conditions restricting the hours of operation, delivery times and boundary treatment and it is considered, with the foregoing safeguards, that the proposed store will not result in any additional adverse impact on the amenity of nearby residential properties.

In conclusion and in policy and strategy terms, although the proposal is sited outside the defined shopping centre for Pontardawe, it is considered, due to the fact that this is essentially a replacement store, and in view of the particular type and form of retailing proposed the development would not harm the aims of Planning Policy and would be likely to enhance and consolidate Pontardawe’s retail provision when taken as a whole. Indeed,

PLANDEV-060503-REP-EC Page 33 of 178 it may attract shoppers into Pontardawe who are currently looking elsewhere for their food provisions.

In amenity terms, the store itself is considered a sufficient distance away from existing dwellings and, in addition, it is submitted that the proposal, with effective planting and landscaping will result in an improvement in visual and amenity terms from the industrial activities currently carried out at the site.

Additionally, the site is located within an area where there is a mix of land-use activities comprising manufacturing, retailing, educational and leisure and where there is direct and convenient access by car and where a pedestrian link is provided to the town centre.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)Prior to the opening of the store to the public, the new car parking area and servicing area shall be laid out and be available for use as per the approved plan.

Reason

In the interest of amenity and highway safety.

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(4)Within 3 months of the opening to the public of the store hereby approved the existing store shall be demolished and the enlarged car park shall be surfaced and marked out as indicated on the site layout plan Drawing No. 2862 SK 01.

Reason

In the interest of amenity and highway safety.

(5)The range of goods to be sold from the store shall not exceed three thousand (3000) lines of individual items or products.

Reason

In order to ensure that the development remains as a deep discount store and to prevent the establishment of a general form of food retailing at this site in order to protect the vitality and viability of the town centre of Pontardawe.

(6)The store shall not be open to the public outside the following times (08.00 hours to 20.00 hours Monday to Saturday and 09.30 hours to 18.00 hours on Sundays).

Reason

In the interest of amenity.

(7)There shall be no delivery to the premises or servicing activities outside the following times (07.00 hours to 23.00 hours).

Reason

In the interest of amenity.

(8)There shall be no storage of goods and merchandise, packing cases, rubbish, other waste matter except in a screened area, the location of which shall be the subject of a written agreement with the local planning authority. Such an agreement shall specify the type and height of the required screen walling. These works shall be implemented prior to any outside storage being commenced and the stored materials shall not exceed the height of the screening.

Reason

In the interest of visual amenity.

PLANDEV-060503-REP-EC Page 35 of 178

(9)No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme for landscaping of the site and boundary treatment. This scheme shall be carried out in the first planting season after completion of the development or it being open to the public, which ever is the sooner and any trees or plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of amenity.

(10)Foul and surface water discharges shall be drained separately from the site and no surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system and no land drainage run-off shall discharge either directly or indirectly to the public sewerage system.

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the environment in the interest of amenity.

(11)Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervous bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents , gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

Reason

To prevent pollution of the water environment in the interest of amenity.

(12)Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and

PLANDEV-060503-REP-EC Page 36 of 178 constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor

Reason

To prevent pollution of the water environment in the interest of amenity.

(13)No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water regulation system has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be implemented to the reasonable satisfaction of the Local Planning Authority prior to the construction of any impermeable surfaces draining to the system.

Reason

To prevent the increased risk of flooding in the interest of amenity.

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ITEM 1. 5

APPLICATION NO: P/2003/260 DATE: 14/02/2003

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 17 POPLARS AVENUE, CIMLA, NEATH SA113NS APPLICANT: Mr Mrs C Hosgood TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E67 New development. Policy H8 Extensions to dwellings.

b. Other Policies

A Guide to Household Extensions – The Council’s non-statutory guidelines.

Standing Conference on Regional Policy in South Wales. Parking Guidelines. Revised Edition 1993. The Council’s non- statutory guidelines.

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 16

Number of replies received: 1

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This is summarised below:

(1) In considering the single-storey extension, the fundamental concern is the loss of daylight and therefore amenity of the lounge to No. 19 Poplars Avenue. The lounge enjoys sunshine throughout the afternoon and early evening. The proposal will cast an unacceptable shadow across the lounge destroying a significant benefit of the property design enjoyed for almost 70 years. A flat roof would go some way to mitigate the effect.

(2) Notwithstanding the fact that the proposed side extension has been set back from the building line, it will destroy the balance of the building. The extended building will be more than twice the present ground floor area and out of proportion with the adjoining semi.

(3) The style of the window proposed on the front elevation does not match that existing.

(4) The proposed roof covering is to be “matching slate roof. The roof covering on the group of three pairs of semi-detached properties is Natural Blue Purple smooth slate. The use of a modern, cheaper substitute will not meet this intent.

(5) There are feature bands on the existing render which should be retained on the proposal together with the texture.

(6) The proposal includes a vertical gable end wall along the boundary to No. 19 Poplars Avenue. There are concerns over the structural and weather proof integrity of the original bay window to No. 19 Poplars Avenue. An independent professional survey of the structural integrity and serviceability of the Party Wall structure and roof should be included as a Planning Condition, if the Council is minded to grant planning consent. This should incorporate a warranty. The views concerning Party Wall issues should be taken into account.

Statutory Consultees:

Neath Town Council: No objections.

Head of Public and Transport Services (Highways): No objection subject to conditions.

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APPRAISAL

The application site comprises a semi-detached dwellinghouse, garage and garden. Existing external materials are cream coloured smooth render to the walls and grey tiles to the roof.

The proposal involves double-storey side extension, along the boundary to No. 15 Poplars Avenue, incorporating a new garage 2.8 metres wide, by 6.0 metres in length, to a height of 7.7 metres with the front elevation set back 1.2 metres. To the rear of the premises, along the boundary with No. 19 Poplars Avenue, is proposed a single-storey, mono-pitched extension, 4.0 metres from the rear face of the dwellinghouse, by 9.8 metres in width, to a variable height from 3.9 metres down to 2.7 metres. The roofs are to be in a hipped style, apart from the rear extension along the boundary with No. 19 Poplars Avenue, which is a vertical gable end. External materials are to match those existing.

Policies H8 and E67 of the Borough of Neath Local Plan, advocate the criteria applicable and are supported by the Council’s guidelines. The issues are, therefore, those of residential amenity and visual amenity.

The proposal is not unduly overbearing with respect to any adjacent premises and there is no conflict with the distances between habitable room windows or the overlooking of private space. It should be noted that there is a driveway at No. 15 Poplars Avenue, adjoining the proposed double-storey side extension and windows to a hallway and a small non- habitable room kitchen. Furthermore, that the proposed single-storey, mono-pitched rear extension along the boundary No. 19 Poplars Avenue, has a lounge window on the ground floor. It is considered that there is, therefore, no undue harm to residential amenity.

The window style to the proposed front bedroom can be improved by the inclusion of horizontal bars, to reflect the existing style utilised with the existing windows in the front elevation. A suitable condition is recommended. To the rear, existing windows are to be replaced and there are no proposed horizontal bars. However, this does meet acceptable design standards at this rear location, where there are a mixture of design elements in other premises nearby. There is, therefore, no harm to visual amenity or to the character of the area.

The Head of Public and Transport Services has no objections subject to one further car parking space being provided. In this respect whilst an

PLANDEV-060503-REP-EC Page 40 of 178 additional bedroom is proposed, the property has two spaces including the garage, and the pattern of development along this road is for single drives. It is considered in this case in order to preserve the street scene 2 spaces are acceptable.

The following comments are in relation to the objections referred to:

(1) This has been addressed. The proposed single-storey will overshadow the ground floor lounge to a certain degree. However, this is considered as being at an acceptable level. It is not considered appropriate to require a flat roof.

(2) This has been addressed. The symmetry is protected by a one metre set-back and is in accordance with the Council’s guidelines.

(3) This has been addressed.

(4) Modern cheaper substitutes are acceptable provided that the colour matches that existing.

(5) This has been addressed.

(6) Structural matters are covered under the Building Regulations and Party Wall issues under the Party Walls Act. It is not appropriate to impose planning conditions to such matters which are covered by other legislation. Furthermore, the inclusion of a warranty is a private matter between the parties concerned and cannot be included in a planning condition.

The applicant’s agent has written in response to the objections and points that there are numerous single storey extensions in the area, that the percentage of increase is less than stated in the letter and the materials to be used are natural and re-used slates with slate substitute at rear and all new matching windows.

In conclusion, it is considered that the proposal is acceptable and complies with the Council’s adopted guidelines.

RECOMMENDATION: Approval with Conditions

PLANDEV-060503-REP-EC Page 41 of 178

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extensions hereby permitted shall match those used in the existing building. The texture and colour of the proposed render shall match that existing and shall include the hoizontal banding as a specific detail.

Reason

In the interests of visual amenity.

(3) Notwithstanding the submitted plans, the front window to the proposed bedroom shall have horizontal bars in line with those included in the existing front windows. This can be in the form of dummy transoms as necessary.

Reason

In the interests of visual amenity and to maintain the character of the two semi-detached dwellings

PLANDEV-060503-REP-EC Page 42 of 178

ITEM 1. 6

APPLICATION NO: P/2003/273 DATE: 03/03/2003 16:10:09 PROPOSAL: RENEWAL OF OUTLINE PLANNING PERMISSION - ERECTION OF ONE DWELLING

LOCATION: LAND ADJACENT TO, 9 DERW ROAD, TREBANOS, PONTARDAWE SWANSEA APPLICANT: Mr Mrs P Burford TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan T2 – Development and highway safety.

b. Other Policies

None

c. Relevant Planning History

P96/1605 – Outline for residential – Approved 17.2.97 P/00/0118 – Outline for residential – Approved 26.1.2000

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 1

The objections can be summarised as

1. Loss of light to neighbouring property 2. Highway safety and possible damage to vehicles.

Statutory Consultees:

Pontardawe Town Council – No objections

PLANDEV-060503-REP-EC Page 43 of 178

Head of Public and Transport Services (highways) – No objections Head of Public and Transport Services (drainage) – No objection Hyder – Objections due to sewer capacity problems Environment Agency- Observations requiring connection to main sewer Transco – No objections Western power – No objections The Coal Authority – No objections

APPRAISAL

This is an application made in outline application with all matters reserved for future determination for the residential development of land within the curtilage of 9 Derw Road, Trebanos.

Members will note that an application was submitted for a similar proposal in 1997, which was approved and that permission was renewed in 2000 and this application seeks to renew the consent.

The site lies within the area covered by the Northern Lliw Valley Local Plan, within the residential area of Trebanos. The 0.07 acre site is located at the side of no. 9 Derw Road with a frontage onto Derw Road. It is presently an enclosed garden area and a garage, providing parking facilities for no. 9 Derw Road. Access to the site would be via Derw Road.

Policy T2 of the Northern Lliw Valley Local Plan refers to the design and access of all new development. It states that all new development will be expected to meet the appropriate standards in relation to design and the provisions of vehicle and pedestrian access, and on street parking facilities.

It was proposed to install a septic tank to provide sewage facilities within the property. The Environment Agency requires a connection to the public sewerage system and a condition is attached to this effect.

The sewerage undertaker Hyder has advised that the existing public sewerage system would be overloaded by the proposed residential development of this site and that it could not accommodate additional sewage from any further development in this area. At present there is no provision in the undertaker’s capital investment programme for the public sewerage system to be upgraded. No indication has been given as the nature of the problem or what is required to remedy the situation.

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However, it is considered that in view of the restricted size of the site, there is no evidence that an additional dwelling would create an unacceptable impact on the existing system and in order to protect resident amenity, a condition be imposed that the development is connected to the main sewer.

With regard to the objections,

1. The side elevation to no. 11 Derw Road only has a window on the side elevation which lights an utility room and kitchen, as the application is made in outline and thus the position of the proposed dwelling will be a matter considered at the reserved matters stage. It should also be noted that the application is located on a hillside and thus there are differing levels between the application site and the neighbouring property.

2. Access to the proposed site will be via Derw Road, which is a single width carriageway with no turning facilities, passing bays or footways and Derw Road’s junction onto Swansea Road has poor visibility. However, the Head of Public and Transport Services has offered no objections subject to the provision of a parking space for the existing dwelling and a parking space for any new dwelling.

It is noted that car-parking provision on both previous consents were conditioned that only 1 car parking space be provided for each of the existing dwelling and the proposed dwelling. However this requirement is not consistent with current car parking requirements. As it is considered that with a suitable design 2 car parking spaces could be provided it is considered that the standard parking condition is imposed requiring 2 car parking spaces to be provided with a floor area under 120 square and 3 spaces for a dwelling with a floor area over 120 square metres. It is considered that the existing dwelling’s space shall be retained.

It is considered therefore that the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site

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(hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local planning authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of the dwelling.

Reason In order to ensure the provision of adequate foul drainage.

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(6)A minimum of 1 car parking space shall be retained for the exising dwelling no. 9 Derw Road.

Reason

In the interests of highway safety.

(7)Notwithstanding the details shown in the application the dwelling shall be connected to the public sewerage system.

Reason

To ensure satisfactory foul drainage and in the interest of amenity.

(8)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of the dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(9)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the Local Planning Authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the dwelling.

Reason

To ensure satisfactory drainage.

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ITEM 1. 7

APPLICATION NO: P/2003/306 DATE: 11/03/2003

PROPOSAL: BLOCK OF 6 NO BEDSITS/FLATLETS

LOCATION: FORMER CLINIC OAKWOOD LANE, PORT TALBOT SA131DF APPLICANT: MR PETER MORGAN TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft) R20 Extensions / infill development

T11 Car parking standards

b. Other Policies

None.

c. Relevant Planning History

97/1228 6 bedsits / flatlets. Approved 18/12/97 88/6343 Car park. Approved 4/2/88

d. Responses to Consultations

Number of properties consulted: 30

In addition a site notice was posted.

Number of replies received: 0

Statutory Consultees:

Head of Public and Transport Services (Highways) – No highway objection subject to conditions.

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Head of Public and Transport Services (Drainage) –No objection in principle.

Environment Agency –No objection subject to notes.

The Coal Authority – No reply.

Transco –Offers advice on the location of its apparatus in the locality.

Hyder – No objection in principle.

Western Power Distribution – Offers advice on the location of its apparatus in the locality.

APPRAISAL

This application seeks outline planning permission with all matters reserved for the erection of a block of 6 flats on the site of the former Clinic at Oakwood Lane, Port Talbot.

Planning permission was previously granted in 1997 for a similar development. This permission has since lapsed.

The site is presently used as a car park for the nearby Grand Hotel, however the applicant has indicated that it is no longer required. The site is located off Oakwood Lane and is to the rear of the sorting office in Eagle Street. New residential development has been constructed alongside the Plaza the northern section of which adjoins the site boundary.

The applicant has submitted some illustrative plans, which show how the site could be developed. This shows a 3 storey block with a central lobby/ stairway. Each side of the stairway is a flat / bedsit which comprises a bathroom and kitchen to the rear and a bedsit area and dining area contained in a large room located to the front. The dining area is shown as having a dual aspect window (facing front and back) located in a small projection to the main building, one on each side of the building. The plans show that the kitchens on the upper floors would have windows in the side elevation. The plans also indicate that there would be 6 car parking spaces laid out to the front of the premises. With a small triangular area for landscaping. To the rear of the building it is proposed to site a row of 6 small stores for residents use.

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As the application is in outline with all matters reserved, it would appear from the illustrative plan that the site could accommodate a development of this nature. Consideration at the detailed stage would need to be given to the scale of the building in relation to its surroundings and any effect on residential amenities.

In planning terms it is considered that the proposal is acceptable in principle and should be allowed.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the

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Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)Adequate car parking spaces shall be provided within the site to be first submitted in accordance with a scheme to the local planning authority and these shall be surfaced in concrete, tarmacadam or block paviors and shall be marked out prior to the occupation of the flats and thereafter retained for car parking for the occupiers of the flats.

Reason

In the interests of highway safety.

(6)No surface water from the development shall be discharged over the public highway.

Reason

In the interests of highway safety.

(7) Foul and surface water discharges shall be drained separately from the site.

Reason

To protect the integrity of the Public sewerage system.

(8) No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the environment.

(9)No land drainage run off will be permitted to discharge to the Public Sewerage System.

Reason

To prevent hydraulic overload of the public sewerage system and pollution of the environment.

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(10)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local Planning Authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of associated flats

Reason

In order to ensure the provision of adequate foul drainage.

(11)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the Local Planning Authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of associated flats.

Reason

To ensure satisfactory drainage.

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ITEM 1. 8

APPLICATION NO: P/2003/316 DATE: 12/03/2003

PROPOSAL: CONSTRUCTION OF A FIRST FLOOR REAR EXTENSION

LOCATION: 118 DYNEVOR ROAD, SKEWEN, NEATH SA106TH APPLICANT: MRS G COLLINS TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan H8 – Proposals to create or extend dwellings. E67 – New development.

b. Other Policies

DG1 – Rear extension to terraced properties should be no longer than 7.3 metres at ground floor and 3.6 metres at first floor.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 2

Number of replies received: 0

Statutory Consultees:

None.

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APPRAISAL

This application seeks full planning permission to erect a first floor bathroom extension at No. 118 Dynevor Road, Skewen an end of terrace property.

The application site stands on the southern side of the road and is flanked to the east by a residential property and to the west by an access land which leads to the rear of the properties, to the south beyond the access lane is a railway line.

The application site has an overall width of 5.7 metres but from the back main wall this dimension reduces to 3.6 metres and the accommodation projects some 8.1 metres at ground floor level and comprises a pitched roof kitchen with a projection of 4.1 metres and the remainder being a lean to store room. Although the submitted plan indicates the latter accommodation this has subsequently been demolished.

The proposal seeks permission to erect a first floor pitched roof bathroom extension above the existing kitchen. The extension would have a projection of 4.1 metres and a maximum height of 7 metres some 1.8 metres below the ridge height of the existing dwelling.

All materials would match the existing property.

In the case of the neighbouring property, the rear ground floor accommodation at No. 117 projects some 8 metres with a first floor bedroom above which has a projection of some 3.6 metres. In terms of windows on the ground floor a lounge window exists on the main elevation of the property, a dinning room and toilet window are located on the side elevation overlooking the application site and a kitchen window is on the rear elevation of the extension. At first floor a bathroom window is located on the main back wall of the property and a bedroom window is on the rear elevation of the extension.

In respect of the effect of the proposal upon the amenities of the adjacent property it is considered that due to the more extensive nature of the ground floor accommodation at the rear of No. 117 the proposal would have no unacceptable consequences for the outlook from the back of that property. With regards to the effect of the proposal upon natural daylight it is considered that due to the degree of separation the orientation of the properties and the scale and design of the proposal this would be negligible.

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In visual terms the proposed extension it considered to be acceptable, being in keeping with the existing building.

In conclusion, whilst the application does not comply with the Council’s adopted Guidelines on Household Extensions in relation to the length of extensions, the Directorate is satisfied that the proposal by virtue of its scale and design would not result in an unacceptable form of development to the detriment of neighbouring residents.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 9

APPLICATION NO: P/2003/331 DATE: 18/03/2003 10:40:35 PROPOSAL: NEW FOUL SEWER

LOCATION: LAND AT REAR OF JOHNS TERRACE, TONMAWR, PORT TALBOT SA129UR APPLICANT: EXECUTIVES OF JENKIN WILLIAMS TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None

b. Other Policies

None

c. Relevant Planning History

None on this site.

d. Responses to Consultations

Number of properties consulted: 23 The application was advertised on site Number of replies received: 1

Objections can be summarised as follows:

1. The sewer pipe has already been laid and it is futile to seek consent now. 2. The developer previously approached the adjoining landowner with a view to buying the adjacent land. This was needed to allow the sewer pipe to be laid. However, no agreement was entered into and the developer therefore obtained no interest in the land. 3. The sewer has been laid over Council owned land with no lawful permission.

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4. This situation has arisen because the Council allowed the unlawful construction and occupation of a dwellinghouse (without planning permission), the construction of the sewer on Council land without authority or planning permission and has ignored concerns that the sewer line interferes with the objector’s land and has ignored requests to rectify the situation. 5. The Council has previously advised that there was no authorisation allowing the developer to lay pipes on Council land. 6. The property at 40 Johns Terrace should not be occupied until drainage proposals have been approved and the property at 41 Johns Terrace should not have been constructed at all until drainage proposals have been approved. The Council refused to take action against these breaches, making matters worse. 7. This means that there is now a residential development directly adjacent to the objector’s property which should not be there, rather than open land. The owner of the adjacent land was not notified of any planning application for the adjacent property. 8. The development potential and value of the objector’s land has been substantially reduced by the close proximity of the drain and associated manholes. 9. The Council should ensure that there is no further construction or occupation of the development, that the drainage pipework is removed from Council land and the objector’s land. It should also ensure that no further planning consents are breached or contravened. Further construction and occupation should not continue on the site and enforcement action should be taken. 10. The Council has been well aware of the construction and occupation status of the development for some time. 11. The Council did not have any authority to allow construction or occupation of the dwellings. The objector holds the Council responsible for all consequential losses. 12. The application should be refused, in order to limit further and continuing consequential losses.

Statutory Consultees:

The Head of Public and Transport Services (Highways): No objection.

The Head of Public and Transport Services (Drainage): No objection.

The Environment Agency: No objection.

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Dwr Cymru/Welsh Water: No objection.

Pelenna Community Council: No reply therefore observations to make.

APPRAISAL

This application seeks retrospective consent for a foul water sewer at the rear of Johns Terrace, Tonmawr. The sewer runs from the rear of the new dwelling on plot 1, Johns Terrace in a southerly direction on land at the rear of Tonmawr 2000 Leisure Centre and industrial units, to connect with the existing sewer at the rear of the Leisure Centre. The land it crosses is undeveloped woodland and scrub, and it crosses the line of footpath 9 which runs from Johns Terrace to the industrial units.

The sewer is entirely underground and was constructed without planning permission. Normally, planning permission is not required for a sewer constructed by a statutory undertaker, but in this case the sewer was constructed by a private developer. It currently serves the two new plots in Johns Terrace, and would be available to serve development on the land to the north of these plots, which has outline permission for development.

With regard to the points raised by the objector, these are addressed below in relation to their paragraph numbers:

1. It is open to the applicants to seek retrospective planning permission in order to regularise the situation. 2. This is not a material planning matter. 3. An easement was obtained from this Authority to lay the sewer under land prior to construction. Whilst no planning consent was granted, this application seeks the retrospective consent. 4. A valid consent was granted for the dwelling which interalia included a condition requiring the submission of a drainage scheme on the application site. This was not done and it is the responsibility of the developer to comply with planning conditions. Enforcement Action is open to the Authority in relation to this condition, however this is a discretionary power and it is not considered appropriate in this case as an adequate sewer system has been provided which was inspected and approved under the Building Regulations. 5. See 3 above. 6. See 4 above, it should be noted that this application is the result of action now being taken by the Authority.

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7. Valid consent has been granted for the development and a relevant site notice posted. 8. This is not a material planning issue however only the manholes are visible. 9. Any further action would be resultant upon the determination of the application. 10. The Authority were aware that a satisfactory sewerage facility had been provided. 11. The Authority does not have powers to allow construction and occupation of dwellings. The Council approves applications and if any conditions are not met discretionary Enforcement Action could be taken if considered appropriate. 12. No indication or justification is given to the nature of ‘losses’.

Since the sewer is below ground, it does not have any effect on the visual amenity of the area or on any nearby residential property. No objections have been raised by the Environment Agency or Welsh Water. It is considered that the proposal is satisfactory.

RECOMMENDATION: Approval

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ITEM 1. 10

APPLICATION NO: P/2003/336 DATE: 12/03/2003

PROPOSAL: NEW GOLFING RANGE (AMENDMENT TO RECEPTION BUILDING)

LOCATION: LAND OFF DULAIS ROAD, YNYSDAWELY, SEVEN SISTERS, NEATH SA109EN APPLICANT: MR. ALYN JONES TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan T26 – New development and highway safety. E55 – Criteria for development in the open countryside. E56 – Criteria for development necessary in the open countryside. RL47 – Criteria for recreation and leisure facilities.

b. Other Policies

None.

c. Relevant Planning History

97/906 – Golfing Range – Approved 12.3.98.

d. Responses to Consultations

Number of properties consulted: 46

A Notice was displayed on site.

Number of replies received: 5

The objections can be summarised as follows: -

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(a) The materials proposed for the building (beige brickwork and grey roof sheeting) are unsuitable for this location against a backdrop of trees. (b) Concern is expressed in relation to the Oak Tree located near the entrance to the site. (c) The proposal could lead to ‘on-street’ parking.

Statutory Consultees:

Head of Public and Transport Services (Highways) – No Highway Objection. Environment Agency – No objection subject to condition. The Coal Authority – No adverse comments. Hyder Consultation – No objection subject to conditions. Seven Sisters Community Council – No response to date therefore no observations.

APPRAISAL

Planning consent for a Golf Driving Range, Pavillion and Car Parking area was approved on the 12th March, 1998, under Reference Number P/97/0906. Work has since commenced and the development is therefore currently “live”.

The current proposal relates to an amendment to the Reception Building only and all other aspects of the development remains as previously approved. In this respect, the building previously approved measured 18.5m long x 13.8m and 6.5m high and accommodated a Reception Area, Office, Shop, Toilets, Beverages Area, Workshop and Stockroom.

The amended building now proposed measures 16.8m long x 5.3m x 4.5m high and comprises a Reception Area, Toilets and Workshop. It can be seen therefore that the building now proposed has a reduced floor area of 166m² and is 2 metres lower than that previously approved.

In response to the objections raised by local residents the following comments are made:-

(a) The material finishes are conditioned on the previous consent and details of the external materials must be first submitted for approval. (b) The Oak Tree will remain unaffected by the access and will be protected by a planning condition imposed on the previous consent.

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(c) There are 30 car parking spaces proposed within the site and the Head of Public and Transport Services is satisfied that this is adequate to serve the development.

In conclusion, it is considered that the amendment proposed to the Reception Building with the subsequent reduction in floor area and height will not adversely affect amenity and, in fact, will have less of an impact than the structure previously approved.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The building hereby approved shall not be brought into use before August 2004 or until improvements to the Waste Water Treatment Works have been completed whichever is the sooner.

Reason

To prevent overloading of the Waste Water Treatment Works and pollution of the environment in the interest of amenity.

(3)Foul and surface water discharges shall be drained separately and no surface water shall be allowed to connect either directly or indirectly to the public sewerage systems.

Reason

To prevent hydraulic overload of the public sewerage system in the interest of amenity.

(4)All finished floor levels shall be set at least 600mm above the Q100 level for the area and there shall be no raising of ground levels within the floor plains.

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Reason

In the interest of amenity.

(5)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

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ITEM 1. 11

APPLICATION NO: P/2003/338 DATE: 04/03/2003

PROPOSAL: EXTENSION TO DWELLING

LOCATION: 10 MILL TERRACE, GLYNNEATH, NEATH SA115ES APPLICANT: Mr Jonathan Bailey TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E67 New development. Policy H8 Extensions to dwellings. Policy E65 Development which would be detrimental to the appearance or character of a Conservation Area will not be permitted.

b. Other Policies

A Guide to Household Extensions.

c. Relevant Planning History

None

d. Responses to Consultations

The application was advertised in the press and a notice posted on site.

Number of properties consulted: 2

Number of replies received: 0

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Statutory Consultees:

Glynneath Town Council: No reply therefore no observations to make.

APPRAISAL

The application site comprises a small terraced dwellinghouse and garden. Existing external materials are light-yellow painted render to the walls and dark grey tiles to the roof.

The proposal involves the removal of an existing single-storey, flat-roof extension and its replacement with a single-storey, flat-roof kitchen and bathroom extension, 4.9 metres from the rear face of the dwellinghouse, by 5.8 metres in width, to a height of 2.9 metres. Materials are to match those existing.

Policies H8, E67 and E65 of the Borough of Neath Local Plan, advocate the criteria applicable and are supported by the Council’s guidelines. In particular, it should be noted that the site is located within a designated Conservation Area. The issues are, therefore, those of residential amenity and visual amenity, and whether there will be harm to the Conservation Area.

The proposal is not overbearing with respect to any adjacent premises and there is no conflict with the distances between habitable room windows or the overlooking of private space. There is, therefore, no harm to residential amenity.

The proposal is similar to the existing extension and others nearby and meets acceptable design standards at this rear location. There is, therefore, no harm to visual amenity or detract from the character of the Conservation Area.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 12

APPLICATION NO: P/2003/344 DATE: 18/03/2003

PROPOSAL: RENEWAL OF OUTLINE PLANNING PERMISSION FOR 3 BUILDING PLOTS.

LOCATION: LAND ADJACENT TO :-, COED PARC HOUSE, CWMAVON, PORT TALBOT SA129BZ APPLICANT: PETER MORGAN TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft)

R11 – Proposals for Infill Housing Development within settlement limits.

b. Other Policies

None.

c. Relevant Planning History

83/4283 Residential Development 5 Units – Approved 12/9/83. 89/7299 New Driveway – Approved 4/4/90. 91/8260 Dwelling and Garage – Approved 7/8/91. 94/9465 Red Brick wall – Invalid. 95/9983 2 dwellings – Approved 7/7/95. 00/122 Outline permission for 3 building plots – Approved 14/3/00. 03/437 Detached House – Approved 30/7/02.

d. Responses to Consultations

Number of properties consulted: 19

The proposal has also been advertised by means of two site notices and a press notice.

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Number of replies received: 1

The objections can be summarised as follows:

1. Plot No. 1 of the application site has already been built and is near completion. During preparation work for its foundations we had problems with water entering our land, which we fear will occur with the remaining plots. 2. On my boundary fence I have several mature trees and I fear that the roots of these trees will be destroyed when the foundations are being built. Five mature trees have been felled and I would be devastated to lose any more. 3. Loss of privacy as the application site is on higher ground and overlooks my property. I would request that no windows overlook my property. 4. Since moving to my property in June 2002 my garden has been visited nightly by 3 badgers and 3 foxes. On their last visit I found one of the badgers had lost its left hind foot, obviously been caught a trap. I understand there is a badgers den in the vicinity of the land mentioned. I have reported this to the Badgers Protection Group. I have a video of these animals.

Statutory Consultees:

Transco – advises on the location of its apparatus.

The Coal Authority – advises that in view of the mining circumstances a prudent developer would seek appropriate technical advise before work is undertaken on site.

Environment Agency Wales – Raises no objection subject to a number of informatives.

The Head of Public and Transport Services (Highways) – Raises no objection subject to conditions relating to improvements to the existing access; drive lengths and gradients; parking provision; relocation of an existing lamp column and a restrict of 5 dwellings being served off the existing drive.

The Head of Public and Transport Services (Drainage) – No reply to date.

British Telecom – No reply to date.

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Hyder Consulting Ltd – No reply to date.

Neath Port Talbot Badger Group – No reply to date.

Countryside Council for Wales – No reply to date.

APPRAISAL

This application seeks consent to renew an outline consent for 3 dwellings granted consent on March 14th 2000 under Code Reference 00/122.

The Applicant indicated 3 No. individual plots and matters of siting, design, external appearance and landscaping were reserved for detailed consideration, although details of means of access were submitted.

Since the previous application detailed consent for one dwelling on the northern side of the site has been approved on part of Plot 1 on 30th July 2002 under Code Reference 02/437.

The site is largely rectangular in shape. It measures approximately 53 metres wide and 130 metres long. The land slopes significantly from back (near Pine Valley) to the front (to Cwmavon Road). The property known as Coed Parc Lodge stands to the west of the site and Coed Parc House and to the east are the residential properties known as Ffawydden which are accessed off the residential street known as Coed Parc.

The application site is situated within the settlement limits of Cwmafan as defined by the Cwmavon, Bryn, Goytre Valley and Rural Margam and Port Talbot Local Plan (Deposit Draft) and constitutes an infilling and rounding off in accordance with relevant policies within the Plan.

Access to the site is made via the existing entrance onto Cwmavon Road. The Head of Public and Transport Services (Highways) has raised no objection in principle to the development subject to a maximum of 5 dwellings accessing via the existing entrance and driveway and the erection of a wall to provide crash protection.

A number of mature trees covered by a T.P.O. are situated within (and adjoining) this application site. While the Directorate is satisfied that the development can proceed without damage, a condition is recommended

PLANDEV-060503-REP-EC Page 69 of 178 requesting the submission of a tree survey and method of protection during construction.

In response to the objections raised the following comments are made:

1. This matter can be dealt with by the imposition of a condition; 2. This matter can be dealt with by the imposition of a condition; 3. The current application seeks permission or the principle of development, the detailed design of the proposed dwellings and the issue of privacy would be considered at the detailed stage; 4. Any disturbance of a badger sett would need to be licenced by the Countryside Council for Wales and a note would be attached to any consent.

The Directorate is satisfied that, in principle residential development can be constructed on this site without any adverse affect on any surrounding properties.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the reserved matters) shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

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(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(6)Development shall not begin until details of the proposed drainage works have been submitted to and approved by the local planning authority, and such drainage works shall be implemented as may be approved by this condition.

Reason

In order to ensure the provision of adequate foul drainage.

(7)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the Local Planning Authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely

PLANDEV-060503-REP-EC Page 71 of 178 affected. The scheme shall be implemented prior to the occupation of each associated dwelling.

Reason

To ensure satisfactory drainage.

(8)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. These means of enclosure shall be implemented as may be approved prior to the occupation of any associated dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

(9)Notwithstanding condition no. 1, the landscaping scheme shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, taking into account potential growth, together with measures for their protection in the course of development. This scheme shall be carried out in the first planting season after completion of the development or its occupation, whichever is the sooner and any trees of plants which within a period of five years are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interest of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(10)All drives shall have a minimum width of 3.2 metres and a minimum length of 6 metres and be surfaced in concrete, tarmacadam or paviors prior to the occupation of each dwelling. The driveway gradient shall not exceed 1:9.

Reason

In the interests of highway safety.

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(11)Prior to commencement of the development the vehicular footway crossing (dropped kerbs) onto Cwmavon Road shall be widened to a minimum width of 8.90 metres (excluding droppers).

Reason

In the interest of highway safety.

(12)Prior to commencement of development a scheme shall be submitted to and approved in writing by the local planning authority for the erection of a wall in the position indicated in yellow on the approved plan of a suitable design and construction as to prevent cars (in the event of an accident) from falling onto Cwmavon Road. This wall shall be erected in accordance with any approved scheme prior to the occupation of the first constructed dwelling.

Reason

In the interest of highway safety.

(13)The existing lamp column located within the drive access shall be located in accordance with a scheme to be submitted for the approval of the Local Planning Authority.

Reason

In the interest of highway safety.

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ITEM 1. 13

APPLICATION NO: P/2003/349 DATE: 17/03/2003

PROPOSAL: VARIATION OF CONDITION 4 OF PLANNING APPROVAL P/01/1265 WITH REGARD TO :- EXTENSION OF TIME LIMIT FOR TIPPING

LOCATION: WHITWORTH GROUND, TONMAWR RFC, TONMAWR, PORT TALBOT SA129US APPLICANT: TONMAWR RFC TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan: T26 New development and highway safety T30 Public footpaths and new development E77 Criteria for considering proposals concerning waste disposal E55 Development in the countryside E63 The conservation of woodlands and trees RL47 Criteria for considering proposals for recreational facilities West Glamorgan Structure Plan (Review No.2): C5 Development in the open countryside

b. Other Policies

None

c. Relevant Planning History

74/334 – Dressing room and stand. Approved 18/9/74 76/456 – Changing room and showers – Approved 28/9/76 76/639 – Changing room – Approved 25/1/77 92/443 – Picnic sites, signposting, waymarking, cycle track. Approved. 3/9/92 95/206 – Infilling of low level area. Refused 15/6/95 95/369 – Filling in of low level area. Approved 17/8/95 95/578 – Relocation of floodlight columns. Approved 11/12/95 98/369 – Floodlighting of playing fields. Approved 19/5/98

PLANDEV-060503-REP-EC Page 74 of 178

01/1265 – Import materials and retain imported materials to create rugby field. Approved 22/01/02 d. Responses to Consultations

Number of properties consulted: 6 The application was advertised on site Number of replies received: 0

Statutory Consultees:

The Head of Municipal and Highway Services (Highways): No highway objection.

The Head of Municipal and Highway Services (Drainage): No objection.

The Environment Agency: No objections in principle

Pelenna Community Council: No reply received therefore no observations made.

APPRAISAL

This is an application to vary condition 4 of planning approval reference P/2003/349. The application gave permission to retain tipped materials imported at Tonmawr Rugby Club and to carry out further tipping of imported material in order to create a rugby field. The application involved an area of some 4000 square metres adjacent to the existing rugby pitch and in front of the changing rooms. Access to the site is via the access road to the Tonmawr 2000 sports centre and industrial units.

Condition 4 states: “The importation of materials shall cease on 22nd January 2003. Reason: To allow a reasonable time period in which to complete the development and in the interests of amenity.”

The current application seeks to vary this condition and extend the time limit for tipping operations. In visual terms once the development is completed and landscaped the proposal would improve the appearance of the area. The site is not close to dwellings and subject to re-imposition of lorry movement times to between 08.30 and 18.00 hours excluding

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Sundays and Bank Holidays the proposal would not adversely affect the residential amenities.

No objections have been received to the proposed extension of time, and it is considered to be reasonable to allow tipping operations to be carried out for a further year in order to enable the scheme to be completed in accordance with the approved plans.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The importation of material shall cease on 7th May 2004.

Reason:

To allow a reasonable time period in which to complete the development and in the interests of amenity.

(2) Conditions Nos. 2, 3 and 4 of planning permission P/2001/1265 shall apply to this consent.

Reason

In the interest of clarity.

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ITEM 1. 14

APPLICATION NO: P/2003/363 DATE: 19/03/2003

PROPOSAL: PROPOSED GARAGE AND CONSERVATORY

LOCATION: 13 ALDERGROVE CLOSE, BAGLAN, PORT TALBOT SA128EY APPLICANT: N WRIGHT TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft) R20 extensions / Infill development

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 7

Number of replies received: 2

Objections can be summarised as follows:

1. There have been problems with subsidence damage in the Baglan area and the objector has experienced such problems. The garage is to be built on the boundary and the objector wishes re assurance that there will be no damage to the objector’s property. 2. The proposal will take away a lot of light from the objector’s living room. It does not get a lot of light now.

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Statutory Consultees:

Head of Public and Transport Services (Highways) – No highway objection. Head of Public and Transport Services (Drainage) – No objection in principle.

APPRAISAL

This application seeks planning permission for the erection of a garage to the side of this semi detached property and a conservatory to the rear.

There is an existing large garage to the rear of the property, which will be demolished.

The garage would be attached to the side of the property. It would be 2.64m wide by 5.27m long and would extend to the rear wall of the existing single storey extension. The garage would have a flat roof 2.3m high. There is a long drive to the front of the garage which provides adequate additional car parking, even though the overall length of the drive will be reduced as a result of the development. The proposed conservatory would be attached to an existing rear, single storey extension. The conservatory would be 3.6m long by 3m wide. It has a fully hipped roof with a half hexagon frontage to the rear garden. It has an eaves height of 2.05m with a ridge height of 2.75m, with 2 decorative up stands with a maximum height of 3.05m. The conservatory would be built adjacent to the boundary with No 14. It should be noted that this property also has a single storey rear extension projecting to the same extent as the existing extension to number 13.

In respect of the objections made,

1. Consultation has taken place with the Building Inspector who has indicated that piled foundations would be required. The applicant has been requested to confirm what types of foundations are to be used. An indication was given that strip foundations would be used. A letter has been sent to the applicant advising him that Building Regulations approval would be required for the garage and this would need to be built on piles. Building regulations approval would not be required for the conservatory so no such requirement can be made on that aspect of the development. Any damage that may result to the adjoining property is a private matter.

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2. The conservatory proposed would have dwarf walls but be fully glazed above the walls. There is a wall with fence above at chest height along the boundary. The rear garden of the application property faces in a north westerly direction. It is accepted that due to the orientation of the property there would be limited potential for direct sunlight into the rear of the objector’s property. It should be noted however that a 2m high wall/fence could be erected along this boundary without planning permission.

In order to prevent any potential overlooking from the conservatory, in view of the limited height of the boundary fence it is considered appropriate to impose a condition on any approval which requires an adequate screen wall/fence to be erected.

In planning terms the proposed development is considered to be acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(3)Prior to the occupation of the conservatory a 1.8m screen wall/fence shall be erected along that part of the boundary wall indicated in green on the approved plan. This shall be retained as such, and any replacement shall be of a similar height.

Reason

In the interest of amenity.

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ITEM 1. 15

APPLICATION NO: P/2003/364 DATE: 14/03/2003

PROPOSAL: CONSERVATORY

LOCATION: 3 RHOS MEADOW, RHOS, SWANSEA SA8 3HJ APPLICANT: Mr John Gowen TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None.

b. Other Policies

None.

c. Relevant Planning History

99/580 – Dormer Extension and Conservatory – Approved 1.7.99.

d. Responses to Consultations

Number of properties consulted: 4

Number of replies received: 1

The grounds of objection can be summarised as follows: -

(a) affect on privacy in the rear garden area, (b) overbearing impact and affect on natural light, (c) affect on privacy within dwelling.

Statutory Consultees:

Cilybebyll Community Council – No reply therefore no observations to make.

PLANDEV-060503-REP-EC Page 80 of 178

APPRAISAL

This is a detailed application for the erection of a conservatory at the rear of the existing dwelling.

The proposed conservatory measures some 7.6m in width and extends out some 4.4m in depth. It is to be located alongside an existing conservatory and adjacent to the boundary with the adjoining property known as No. 2, Rhos Meadow. The proposed conservatory is to be finished in white UPVC to match the existing. It is also proposed to extend the raised patio area.

The following observations are made in respect of the objection raised by the neighbours: -

(a) Whilst it is acknowledged that the proposal will have some impact on privacy within the rear garden area of the adjacent property, it is considered that this will be no greater than from the existing conservatory and rear windows within the dwelling itself. It is always difficult to ensure complete privacy within rear garden areas especially where adjacent dwellings have habitable room windows at first floor level which look out over the rear gardens. In this particular instance, although the patio area is slightly elevated, the proposed conservatory is at ground floor level and, additionally, there is an existing boundary fence running along the length of the rear garden and which provides an effective screen between the two properties.

(b)(c) With regard to overbearing impact, loss of light and affect on privacy within the dwelling, it is noted that in addition to the existing fence which screens the proposed conservatory, there is an existing garage within the curtilage of the neighbouring property and which is located between that dwelling and the proposed conservatory. Consequently, the proposed conservatory will not be clearly visible from the existing windows at ground floor level of the adjacent dwelling. It is considered therefore that the proposal will not have an overbearing impact on the neighbouring dwelling and will not result in a loss of natural daylight or adversely affect the privacy of that dwelling.

In conclusion, it is noted that the proposal does not contravene the Council’s Guide to Household Extensions, and, for the reasons stated above, it is considered that the proposed conservatory will not adversely

PLANDEV-060503-REP-EC Page 81 of 178 affect amenity and privacy to a degree which would justify a refusal of consent.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

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ITEM 1. 16

APPLICATION NO: P/2003/384 DATE: 19/03/2003

PROPOSAL: APPROVAL OF RESERVED MATTERS FOLLOWING THE GRANT OF OUTLINE PLANNING PERMISSION-CONSTRUCTION OF A TWO STOREY DOMESTIC HOUSE

LOCATION: 24 PARISH ROAD, BLAENGWRACH, GLYNNEATH NEATHSA115SW APPLICANT: Mr Mrs P E Williams TYPE: Reserved Matters

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan - H2 Neath Local Plan – H3 Rounding off of settlements.

b. Other Policies

DG6 – Distances between habitable room windows

c. Relevant Planning History

P/01/1196 – Outline for single dwelling – Approved 14.11.01

d. Responses to Consultations

Number of properties consulted: 3

Number of replies received: 1

The objections can be summarised as –

1. A new dwelling will weigh more than the existing dwelling and would lead to subsidence to the neighbouring property’s retaining wall. 2. A new dwelling would over look the neighbouring property’s ground floor w.c. and lounge.

PLANDEV-060503-REP-EC Page 83 of 178

3. The size of the plot could not accommodate a dwelling with car parking facilities. 4. The proposal is for a two storey dwelling, the neighbouring property claims when the neighbouring property was constructed only single storey dwellings were to be constructed and that the neighbour constructed a dormer bungalow.

Statutory Consultees:

Blanegwrach Community Council – No reply therefore no observations to make. Environment Agency – No objections. Hyder – No reply to date. Head of Municipal and Highway Services (highways) – No objections. British Gas – No objections. Western Power No objections. The Coal Authority – No objections.

APPRAISAL

This is an application for the approval of reserved matters for a detached dwelling within the curtilage of the former dwelling at 24 Parish Road, Cwmgwrach.

The 0.1 hectare site was previously occupied by a small-prefabricated bungalow. The application site is oblong in shape tapering towards no. 22 Parish Road. It has the maximum dimensions of 18 metres wide and 20 metres long. The site fronts Parish road with a recently constructed dwelling at the side, it is bounded on both sides by residential dwellings.

The dwelling will provide the following accommodation

Ground floor: Kitchen/ dining room, utility room, cloakroom, lounge.

First Floor: 3 bedrooms and bathroom.

The proposed dwelling will be constructed of facing brickwork and a pitched roof of grey concrete tiles.

The submitted plans indicate that it is proposed to site the dwelling approximately 6.1 metres with the common boundary with no. 26 and 1 metres from rear boundary with no. 22. However due to the position of

PLANDEV-060503-REP-EC Page 84 of 178 the neighbouring property the dwelling will be over 8 metres away from the dwelling

The proposal provides adequate parking provision and turning facilities within the curtilage.

In relation to the objections:

1. Adequate foundations will be required under the Building Regulations. 2 It is considered the site can accommodate a dwelling without adversely affecting the light and privacy of neighbouring dwellings. The proposed dwelling complies with the Council’s adopted standards for distances between habitable room windows. 3. The Head of Public and Transport Services are satisfied that two car parking spaces can be accommodated within the curtilage of the site and has no objections to the proposal. 4. With regard to the development of only single storey dwellings along this area of Parish Road, there no conditions in the outline consent. The neighbouring property, a dormer bungalow has a height of 7.1 metres to ridge, the application property has a height of 7.7 metres. There are also examples of other two storey dwellings within the area.

It is considered therefore that the proposal is acceptable within the street scene.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(2)No part of any drive gradient shall exceed 1 in 9.

Reason:

In the interests of safety.

PLANDEV-060503-REP-EC Page 85 of 178

(3)Prior to the occupation of the dwelling, at least two car parking spaces shall be provided within the curtilage of the dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The spaces shall thereafter not be used for any other purpose.

Reason

In the interests of highway safety.

(4)Prior to the occupation of the dwelling the area shown as a 2 metre wide grass verge shall be set out and maintained thereafter as such.

Reason

In the interests of pedestrian and highway safety.

(5)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order, 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no extension or external alteration to any building forming part of the development hereby permitted (including the erection of a detached garage) without the prior grant of planning permission in that behalf.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for extensions, having regard to the particular layout and design of the estate.

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ITEM 1. 17

APPLICATION NO: P/2003/385 DATE: 25/03/2003 13:59:16 PROPOSAL: PROPOSED OUTLINE CONSENT FOR DETACHED DWELLING AND GARAGE

LOCATION: PLOT ADJACENT, TUDOR LODGE, HIGH STREET, CWMGWRACH, NEATH SA115SY APPLICANT: Mr K T Doherty TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan (Review No.2):

Policy H5 Infilling within existing settlements will be accepted in certain circumstances.

Borough of Neath Local Plan:

Policy H3 Development which consists of infilling will be favourably considered subject to planning criteria. Policy H8 Proposals to create dwellings. Policy E67 New development.

b. Other Policies

Planning Policy Wales – March, 2002

Standing Conference on Regional Policy in South Wales. Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

90/0705 3 detached dwellings – Approved 21/05/91 92/415 Detached house and garage – Approved 01/10/92 92/682 Dwellinghouse – Approved 04/02/93 94/466 Double garage – Approved 23/08/94

PLANDEV-060503-REP-EC Page 87 of 178 d. Responses to Consultations

Number of properties consulted: 3

A site notice was posted.

Number of replies received: 1

This is summarised below:

(1) The proposal will overlook my property and garden and affect the amount of light currently received. The proposal could affect the saleability of my property.

(2) I have concerns regarding the number of vehicles which use the drive. The applicant runs a building business from Tudor Lodge.

Statutory Consultees:

Blaengwrach Community Council: No reply therefore no observations to make.

Coal Authority: No objection.

Environment Agency: No objection.

Head of Public and Transport Services (Highways): No objection subject to conditions.

Head of Municipal and Highway Services (Drainage): No reply.

Hyder Consulting (Welsh Water): No reply.

APPRAISAL

The application site is located to the rear of High Street and presently forms a part of the garden area of Tudor Lodge. The site has a frontage of 25 metres with a varying depth, between 16 metres and 26 metres. Vehicular access is gained between No. 6 and 7 High Street.

The proposal is in outline with all matters reserved for subsequent detailed approval.

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Due to the application being in outline, the Council has to consider that the site is capable of being developed, without demonstrable harm to matters of acknowledged importance.

From a planning policy viewpoint the Borough of Neath Local Plan states that infilling within settlement limits is allowable subject to planning criteria. The site is considered as being within the settlement limits and therefore, the issues applicable are visual amenity, residential amenity and highway safety.

In respect of visual amenity, it is considered that a dwellinghouse can be erected on the site, which harmonises with the design elements of neighbouring premises. There is, therefore, no harm to visual amenity.

In respect of residential amenity, it is considered a dwellinghouse can be located on the site, which is not overbearing with respect to any adjacent premises and there being no conflict with the distances between habitable room windows or the overlooking of private space. Sufficient amenity area would be retained for Tudor Lodge. There is, therefore, no harm to residential amenity.

The Head of Public and Transport Services (Highways) has no objection subject to conditions. There is, therefore, no harm to highway safety.

In conclusion, the proposal is acceptable.

In relation to the responses to consultations, these have been addressed. However, the following is added:

(1) The saleability of property is not as such a material planning matter.

(2) There are no objections from the Head of Public and Transport Services to the proposal. The matter of an alleged business use would be unauthorised and will be investigated by the Enforcement Section.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site

PLANDEV-060503-REP-EC Page 89 of 178

(hereinafter called "the reserved matters") shall be obtained from the local planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1 above, relating to the siting, design and external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the local planning authority and shall be carried out as approved.

Reason

The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(4)The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

(5)The development shall include works for the control of effluent which shall be designed, engineered and maintained in accordance with a scheme which shall be submitted to and approved in writing by the Local Planning Authority to prevent any contaminated surface water drainage from entering a watercourse. The scheme shall be implemented prior to the occupation of the associated dwelling.

Reason In order to ensure the provision of adequate foul drainage.

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(6)Adequate provision, in accordance with a scheme to be first submitted to, and approved in writing by, the Local Planning Authority, shall be made for the drainage of the land. Such scheme shall ensure that proper drainage of any adjoining land is not interrupted or otherwise adversely affected. The scheme shall be implemented prior to the occupation of the associated dwelling.

Reason

To ensure satisfactory drainage.

(7)Prior to the occupation of the dwelling at least two car parking spaces, three if the gross floor area exceeds 120 sq.m., shall be provided within the curtilage of each dwelling in accordance with a scheme which shall be submitted to and approved in writing by the local planning authority. The approved car parking area(s) shall be retained as such and thereafter not be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority concerning off-street car parking in the interests of amenity and highway safety.

(8) Prior to the occupation of the dwelling, a turning area shall be provided off the shared drive so that all vehicles to the properties (including visitors) will be able to enter and leave in forward gear.

Reason

In the interests of highway safety.

(9) Prior to occupation of the dwelling, one visitor parking space shall be provided off the shared drive.

Reason

In the interests of highway safety.

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ITEM 1. 18

APPLICATION NO: P/2003/392 DATE: 27/03/2003 11:03:49 PROPOSAL: SIDE EXTENSION

LOCATION: 62 SYCAMORE CRESCENT, BAGLAN, PORT TALBOT SA128PL APPLICANT: ROBERT JOHN DAVIES TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan – R20 Extensions to dwelling houses.

b. Other Policies

Household Extensions SPG DG8.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 6

Number of replies received: 0

Statutory Consultees:

None.

APPRAISAL

The proposed development is for the erection of a two storey side extension. The extension would have a width of 2.4m and would have a depth of 6.6m, with a 0.5m setback from the original front elevation of the dwelling. The proposed extension would provide a dining room and utility room at ground floor and an additional bedroom at first floor.

PLANDEV-060503-REP-EC Page 92 of 178

The main issues to be considered in the determination of the application would be the impact upon the residential amenity of the adjacent dwellings and the impact upon the character and appearance of the surrounding area.

The property is the last dwelling on this side of Sycamore Crescent, with a rear access lane and a group of garages located to the eastern and southern sides of the dwelling. As the proposed extension would not project further forward or rear than the existing dwelling, the proposal would not cause overlooking, overshadowing or be overbearing. Hence the proposed development would have no detrimental impact upon the residential amenity of the neighbouring properties.

The proposed extension would be set back from the front elevation of the dwelling by 0.5m. This set back would help to create a visual break between the extension and the original dwelling. This would result in the original dwelling remaining as the dominant feature. Due to the property’s location at the end of the line of dwellings, the proposed extension would not create a terracing effect. The proposed extension would be in keeping with the original dwelling and there would be no adverse impact upon the character and appearance of the surrounding area.

Whilst the Authorities Household Guidelines recommend a 1m set back for such extensions, it is considered in this case that .5m is acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

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ITEM 1. 19

APPLICATION NO: P/2003/395 DATE: 25/03/2003

PROPOSAL: SECOND STOREY ADDITION TO EXISTING SINGLE STOREY

LOCATION: 2 BALDWIN STREET, BRYN, PORT TALBOT SA132SB APPLICANT: P LANDEG TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan – R20 Extensions to dwelling houses.

b. Other Policies

DG1 – Rear extensions to terrace properties should be no longer than 7.3m at ground floor and 3.6m at first floor.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 5

Number of replies received: 0

Statutory Consultees:

Head of Public and Transport Services (Highways): No objection subject to the provision of two parking spaces.

APPRAISAL

The proposed development is for the erection of a first floor rear extension. The proposed development would be located above an

PLANDEV-060503-REP-EC Page 94 of 178 existing ground floor flat roofed extension. The proposal would have a length of 3.06m and a width of 3.5m, which would reflect the size of structure below. The existing dwelling has what appears to be an original two storey, projecting section on the rear of the dwelling.

The main issues to be considered in of the determination of the application would be the impact upon the residential amenity of the adjacent dwellings, the impact upon the character and appearance of the surrounding area and the impact upon the highway safety of the existing road network.

The dwelling is the central property in a terrace row of three. Number 1 Baldwin Street, is located to the south of the application site. This property also has an existing flat roofed ground floor extension, which projects out to the same length as the existing ground floor extension and the proposed first floor extension at the application site. Number 1 Baldwin Street has no first floor window in the rear elevation of its projecting section. Therefore the proposed extension would have no adverse impact upon the residential amenity of this adjoining dwelling.

The adjoining dwelling to the north of the application site is number 3 Baldwin Street. This property has a similar two storey projecting section as numbers 1 and 2, but it is on the far side of the property from the application site. While number 3, has had planning permission granted recently for a ground floor extension similar to those of the adjoining dwellings, no work has been begun on this structure. At present there is a doorway in the side elevation of number 3, which faces towards the application site. As part of their approved planning permission this door would be closed up and a Kitchen window would be inserted. There are no first floor windows in the side elevation.

It is considered that in this case in view of the double yard width the proposal would not significantly add to an overbearing feature and would not be unduly detrimental to the amenities of the existing dwelling as existing or proposed.

The proposed extension would be located to the rear of the dwelling and as such would not be visible from Baldwin Street. However due to the location of the dwelling at the southern end of street, the rear elevation of the properties within the terrace, can be seen from the main Road entrance to the village of Bryn. However the proposed extension would be of a design which would be in keeping with the original dwelling and

PLANDEV-060503-REP-EC Page 95 of 178 would have no adverse impact upon the character or appearance of the surrounding area.

The Head of Municipal Highway Services has stated that subject to a condition, which would secure the provision of at least two parking space within the curtilage of the dwelling, the proposed development would have no detrimental impact upon the highway safety of the adjacent road network. It should be noted however that no off street car parking places are provided as existing and in view of the limited size of the proposal and no additional bedrooms are proposed, it is considered that this condition is unreasonable.

Whilst the proposal exceeds the Household Guidance recommendation on the length of first and second floor extensions, this proposal is considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-060503-REP-EC Page 96 of 178

ITEM 1. 20

APPLICATION NO: P/2003/396 DATE: 24/03/2003

PROPOSAL: EXTENSION TO DWELLING/DORMER EXTENSION/PRIVATE GARAGE

LOCATION: 9 LARKSPUR CLOSE, LEIROS PARC, NEATH SA107ER APPLICANT: Mr Phillip Parry TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan E67 – Design of new development – effect on adjacent buildings. T26 – New development and highway safety.

b. Other Policies

DG3 – Dormer extensions to residential properties. DG4 – Porches to residential properties.

c. Relevant Planning History

203/1387 – Work to Tree covered by TPO – Approved 25/3/03.

d. Responses to Consultations

Number of properties consulted: 21

Number of replies received: 0

Statutory Consultees:

Head of Public and Transport Services (Highways) – No Highway Objection. The Coal Authority – No adverse comments. Hyder Consulting – No objection.

PLANDEV-060503-REP-EC Page 97 of 178

Head of Streetcare Services (Arboriculture) – No objection subject to conditions. Blaenhonddan Community Council – No objections.

APPRAISAL

This is a detailed application for the erection of a side extension together with alterations to an existing dormer and garage and construction of porch on the front elevation.

The property comprises a detached dormer style dwelling with a detached garage located within a cul-de-sac of modern dwellings of various designs and finishes. It is proposed to erect an extension on the side (southern) elevation to provide a lounge and garden room on the ground floor with a dormer style bedroom above. The extension measures 5 metres wide and 10 metres in depth and with a height to the ridge of 7.5 metres which is the same as the ridge height of the existing dwelling. The materials proposed are to match existing and the dormer to the front plane is finished with a hipped roof. It is also proposed to replace the flat roof of the existing dormer on the side (north) plane with a hipped roof to match the proposed front dormer. An existing porch at the side (northern) elevation is to be demolished and a new porch with a pitched roof to match the main roof of the existing dwelling is to be located centrally long the front elevation. The proposed porch measures 2.8 metres x 1.4 metres with a height to the ridge of 4.5 metres.

It is also proposed to extend the existing garage and to replace the existing flat roof with a hipped roof of tiles to match the dwelling. The existing garage has a floor area of 42.5m² and the extended garage will have an area of 56.5m².

There are six trees located within the curtilage of the dwelling and which are protected by a Tree Preservation Order. The proposed side extensions will necessitate the removal of two of the smaller Hornbeam trees, one of which is suppressed and the other is multi-stemmed. The trees have been inspected by the Arboricultural Officer and it is considered that in their present form they have little amenity value and the amenity of the area could be improved by appropriate replanting.

In conclusion, it is considered that the proposed alterations to the dwelling and garage will not adversely affect amenity, privacy, highway safety or the street scene and, additionally, the loss of the trees will not

PLANDEV-060503-REP-EC Page 98 of 178 detract from the amenity of the area and, in any event, it is proposed to incorporate a condition requiring the planting of one replacement tree.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

(3)The roots of the Hornbeam trees to be felled and indicated on Drawing No. MP3/0 shall be removed and all Tree Work shall be carried out in accordance with the Guidelines in BS3998:1989 Recommendation for Tree Work.

Reason

In the interest of amenity.

(4)The Hornbeam trees to be felled and indicated on Drawing No. MP3/0 shall be replaced with a tree of the same species in the first planting season following their felling in accordance with a scheme to be first submitted to the Local Planning Authority. The replacement tree shall be of the standard size stated in BS3936:1992 Nursey Stock and shall be staked and tied until the root systems have sufficiently developed.

Reason

In the interest of visual amenity.

PLANDEV-060503-REP-EC Page 99 of 178

ITEM 1. 21

APPLICATION NO: P/2003/409 DATE: 31/03/2003 14:48:06 PROPOSAL: CONVERSION OF HOUSE INTO 2 NO FLATS

LOCATION: 55 HEOL Y GWRGAN, MARGAM, PORT TALBOT SA132DG APPLICANT: MRS Y ROACH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan (Draft) R7 – HMOs / flats R11 – Infilling E11 – Settlement Limits T11 – Parking standards.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 8

In addition a site notice was posted.

Number of replies received: 2

Objections can be summarised as follows

1. If granted the top flat would give occupants direct sight into the objector’s property.

PLANDEV-060503-REP-EC Page 100 of 178

2. This would de-value the objector’s property if the flats are allowed to proceed. 3. When the objector purchased his property the fact that there was a house not flats at the rear of the property was a prime factor in the objector’s decision. 4. Having lived in Tollgate Road for several years and knowing I was purchasing a property that backed onto council property, I had no reservations knowing that the area was a safe and respectable place to live. 5. Having lived in a street where some of the properties were turned into flats, there was nothing but trouble and abuse from tenants, I do not wish to live where I do not feel safe to leave my property unattended. 6. Perhaps you could suggest to the applicant to open flats in Ten Acre Wood and see how they handle the situation. 7. A request is made that the application be refused.

Statutory Consultees:

Head of Public and Transport Services (Highways) – No highway objection.

Head of Public and Transport Services (Drainage) – No objection.

APPRAISAL

This application seeks to convert this semi detached dwelling at Heol y Gwrgan Margam into 2 no. 1 bedroom flats.

The property is located close to the road’s junction with Cefn Ffynnon.

The existing property has to the ground floor, 2 reception rooms a kitchen hallway and shower room. To the first floor are 3 bedrooms and a bathroom. It is proposed that the ground floor will be altered internally to provide a lounge to the front of the property, bedroom to the rear, kitchen and shower room. Access to the ground floor flat would be provided from the rear of the property via the existing back door. The first floor flat would achieve its access from the existing front door. The first floor accommodation would involve retaining the small front room bedroom as such, turning the larger front bedroom into a lounge and the rear bedroom would become a kitchen / dining room. The bathroom would remain.

PLANDEV-060503-REP-EC Page 101 of 178

The upstairs lounge and kitchen would lie adjacent to the party wall, hence it is considered appropriate to impose a condition on any approval requiring the thickness of party walls to be 250mm. This would assist in providing appropriate soundproofing between the adjoining properties. Similarly, as the ground floor flat proposes a bedroom adjacent to the party wall, where a living room is likely on the other side, it is appropriate that the soundproofing scheme relates to the whole of the party wall, both ground and first floor.

To the rear of the property the garden is laid to lawn and has adequate space for clothes drying and bins stores. The rear boundary consists of a brick wall, with wooden horizontal rails above. The eastern side boundary adjacent to 2 Cefn Ffynnon consist in part of large conifers, which run part of the length of the garden. At low level the trees provide little in the way of a boundary. It is considered that some form of additional enclosure is required to this boundary. To the western side boundary, there is an established privet hedge along most of the boundary, which is in the region of 2m high. There is a small section of lower fencing to the rear section of this boundary.

In respect of the objections made:

1. In planning terms a bedroom is classed as a habitable room as is a combined kitchen dining room and therefore there is no net change in overlooking. In respect of the distances between the windows the house is set at an angle and the distance between the windows is more than 21m. There is no conflict therefore with the policy on distances between habitable room windows. 2. Loss of property values is not as such a material planning consideration. 3. Any change in habitation is assessed in relation to planning merits. 4. Comments noted. 5. Comments are noted, however the planning issue needs to address the proposed use of the premises not the type of occupants, which may occupy the flats. 6. Comment noted, however the application has to be considered on its planning merits. 7. Comment noted.

In planning terms the proposed conversion of the property into 2 flats complies with the Council’s guidelines and policy. It provides a total of 3 off street car parking spaces, one in an existing garage and 2 on a hardstanding to the front of the garage. Externally there are no alterations

PLANDEV-060503-REP-EC Page 102 of 178 to the property. It is considered that subject to appropriate conditions, the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2) Prior to the first use of the flats, the car parking shall be constructed on site in accordance with plan PR/HYG/01. The car parking shall thereafter be retained for use by occupiers of the flats.

Reason

In the interests of highway safety.

(3)The car parking spaces shall be hard surfaced in tarmacadam, concrete or block paviors prior to the first occupation of the flats.

Reason

In the interests of highway safety.

(4) Prior to the occupation of the flats a scheme shall be submitted to show the construction of a vehicular footway crossing 6.4m wide (excluding droppers). The scheme as approved shall be completed prior to the occupation of the flats.

Reason

In the interests of highway safety.

(5)Prior to the commencement of work on site, details of the proposed means of enclosure to the rear garden shall be submitted to and approved in writing by the Local Planning Authority. The details shall provide screen fencing 2m high to the rear boundary and details of the proposed enclosure to the side boundaries. All means of enclosure approved under this condition shall be erected on site prior to the first occupation of the flats and shall be retained and maintained thereafter.

PLANDEV-060503-REP-EC Page 103 of 178

Reason

In the interests of the amenities of the neighbouring properties.

(6)Prior to the use commencing, any party walls having a thick-ness of less than 250mm shall be sound proofed. Such sound proofing shall be the subject of a detailed scheme to be submitted to and approved by the Local Planning Authority in writing before the work of conversion commences, and any subsequent alterations to the building shall retain sound proofing as may be agreed under this condition or replace such sound proofing to similar standard or better.

Reason

In order to ensure the party walls are soundproofed where necessary in the interest of the amenities of the residents of adjoining properties and those of the occupiers of the development.

(7)Details of the proposed the bin storage and clothes drying areas , together with any associated screening, shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development and the approved scheme shall be implemented prior to the occupation of the flats.

Reason

In the interests of visual amenity.

PLANDEV-060503-REP-EC Page 104 of 178

ITEM 1. 22

APPLICATION NO: P/2003/417 DATE: 01/04/2003 14:20:40 PROPOSAL: CONSTRUCTION OF A DWELLING

LOCATION: PLOT 14 OCEAN VIEW, JERSEY MARINE, NEATH SA106HR APPLICANT: MR & MRS S MYERSCOUGH TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

H1 – Housing allocation T26 – Highway safety H8 -Housing design E67 – Design of new development

b. Other Policies

DG6 – Distances between habitable room windows

c. Relevant Planning History

88/557 - Formation of access together with removal of derelict railway embankment (after use of land for agriculture). Approved with conditions. 16/6/89.

89/444 - Residential development. Approved with conditions 5/8/93.

93/175 - Road access and main drainage for residentaial development. Approved with conditions 28/1/93.

93/276 - Public open space incorporating play area. Approved with conditions 5/8/93.

01/619 – House and Garage. Approved 24/7/01.

PLANDEV-060503-REP-EC Page 105 of 178 d. Responses to Consultations

Number of properties consulted: 8

In addition a site notice was posted.

Number of replies received: 0

Statutory Consultees:

Head of Public and Transport Services (Highways) – No reply

Head of Public and Transport Services (Drainage) – No reply

Environment Agency – No objection.

The Coal Authority – The property is not within the likely zone of influence of any present or currently planned future workings. It has no knowledge of any shafts or adits within or within 20m of the site.

Transco – Offers advice on the location of its apparatus in the locality.

Coedffranc Community Council-No reply therefore no observations to make.

Hyder – No reply.

British Telecom – No reply.

APPRAISAL

This application seeks full planning permission for the erection of a detached dwelling at plot 14 Ocean View Jersey Marine, Neath. The house is located on the second cul de sac, backing onto the houses in the first cul de sac.

The house is to be located so that it fronts onto the cul de sac. The adjacent house on plot 13 is facing the main spine road, with its side elevation facing towards the cul de sac.

PLANDEV-060503-REP-EC Page 106 of 178

The accommodation comprises as follows: Ground floor hall, lounge, dining room, breakfast area, kitchen, utility room and toilet. First floor 4 bedrooms one with en suite bathroom and a family bathroom and a store.

The house has an integral single car garage with a driveway to the front, which provides adequate off street car parking.

The house is a traditional 2 storey dwelling. The garage projects from the front face of the dwelling by some 2m with a bay window to the lounge projecting 0.75m from the main frontage of the house. The house is12.2m wide by 10.2m long (excluding the front projections mentioned above). It has a hipped roof and the rear elevation contains a velux window. The plan is annotated to indicate that the roof space would be used for storage. The house is set back in the plot to allow a 5.5m drive to the front of the garage. In so doing, the rear garden is of limited length. The rear boundary is set at an angle and its rear garden varies in length between 4m and 6.4m.

The rear elevation of the property contains a number of habitable room windows. To the ground floor there is a dining room and breakfast area, to the first floor there are 2 bedrooms. The properties to the rear have been built. Examination of the submitted details in respect of the required distances between habitable room windows shows that there is a conflict between the first floor habitable room windows. In respect of the ground floor windows, whilst there is a conflict there is a screen fence to the rear which would prevent direct overlooking between the ground floor windows. There could potentially be a conflict between the ground and first floor windows of the adjacent properties, however it is considered unreasonable to require that all the habitable room windows in the rear elevation are obscurely glazed. It is considered appropriate to require by condition that the first floor bedroom windows in the proposed dwelling should be obscurely glazed in accordance with the Authority’s standard condition.

It should be noted that there is a window shown in the side elevation of the proposed dwelling, which would look towards the rear of plot 13. The rear elevation of plot 13 contains habitable room windows. It is envisaged that a close board fence, which should assist in preventing overlooking between the two properties, will enclose the side elevation between the two properties. However no details have been supplied with the current application in respect of enclosure, although it was indicated on the proposals for plot 13 adjacent. It is considered prudent therefore to require a fence by condition.

PLANDEV-060503-REP-EC Page 107 of 178

The submitted details show that the front of the property would be given over to car parking, with one space in the garage, one outside the garage and a third space parallel to the access road. It is considered that the third space could be accommodated on the drive adjacent to the second space, this would then allow the remainder of the frontage to be enclosed by a boundary wall similar to those constructed elsewhere on the site.

In respect of the street scene, the plot is one of three on this side of the cul de sac. The houses adjacent are set further forward in their plots as they are not governed by the requirement for a 5.5m drive to the front of the garage as the garages are detached at the bottom end of the gardens, with adequate drive length in front of them.

In planning terms the proposed development is considered to be acceptable,

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)Notwithstanding the details shown in the application, no development shall take place until there has been submitted to and approved by the local planning authority details of materials to be used externally. The development shall be built in the materials approved in accordance with this condition.

Reason

In the interests of visual amenity.

(3)The proposed roof tiles shall be slate grey or dark brown in colour.

Reason In the interest of visual amenity of the area.

PLANDEV-060503-REP-EC Page 108 of 178

(4)At least one tree shall be planted within the curtilage of the dwelling in the first planting season after the occupation of the dwelling or the completion of the development whichever is the sooner in accordance with a scheme which shall be first submitted to and approved by the local planning authority. Any trees which within a period of five 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 the same species, unless the local planning authority gives written consent to any variation.

Reason

In the interests of visual amenity and to accord with Section 197 of the Town and Country Planning Act, 1990.

(5)The development hereby permitted shall be provided with means of enclosure to all property boundaries. Prior to the commencement of work on site details of all means of enclosure and screen walling or fencing shall be submitted to and approved in writing by the local planning authority. Notwithstanding the above a 1.8m screen fence shall be erected along the boundary marked in green on the approved plan. These means of enclosure shall be implemented as may be approved prior to the occupation of any associated dwelling.

Reason

In the interests of the visual amenity of the area and the amenities of the occupiers of proposed and existing dwellings.

(6)The garage shall not be converted to residential use unless a scheme for replacement car parking has been submitted to and approved in writing by the local planning authority The scheme shall be implemented prior to the commencement of any conversion works and shall provide for one additional car parking space for each space lost by any conversion works.

Reason

To ensure that adequate car parking provision is maintained within the curtilage of the dwelling in the interest of highway safety.

(7)Notwithstanding the details submitted on the plans the windows on the rear elevation serving the 2 bedrooms shall be glazed with obscured glass and any opening vent shall be top hinged with the lowest part of the

PLANDEV-060503-REP-EC Page 109 of 178 opening a maximum of 1.1 metres above the floor level of that room, and any replacement window or glazing shall be of a similar glazing and type.

Reason

In the interest of the amenities of the adjoining property and the safety of the occupiers of the applicant dwelling.

(8) Prior to the occupation of the dwelling a brick wall 600mm high shall be erected to the front boundary, and returned to the front face of the dwelling. Details of the exact line of this wall shall submitted to and approved by the Local Planning Authority and the wall shall be built in accordance with the approved details. This wall shall be constructed of facing brick of the same colour and type to that used on other plots on the development.

Reason

In the interests of visiual amenity.

(9)No part of any drive gradient shall exceed 1 in 9.

Reason:

In the interests of safety.

(10) The drive shall be 5.5m length and 5.6m wide with the gradient not exceeding 1 in 9 and be hardsurfaced in tarmacadam, concrete or block paviors prior to the occupation of the dwelling.

Reason

In the interests of highway safety.

(11)Notwithstanding the submitted details, a revised parking layout shall be submitted to and approved by the Local Planning Authority to show the relocation of car parking space 3 adjacent to parking space 2, at 90 degrees to the cul de sac. The details as approved shall be implemented on site prior to the first occupation of the dwelling and the car parking spaces retained thereafter for car parking.

Reason

In the interests of highway safety and visual amenity. (12)Any gates shall be of a type designed to solely open inwards as to not cause an obstruction to the public footpath.

PLANDEV-060503-REP-EC Page 110 of 178

Reason

In the interests of highway safety.

(13)Pedestrian visibility spays of 2.4m by 2.4m (measured from the back of the footway) shall be provided each side of the drive and shall be retained so that nothing over 600mm in height above the back of footway level is erected or allowed to grow in this area.

Reason

In the interests of highway safety.

(14)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows or dormer windows side and rear elevations (other than those expressly authorised by this permission) shall be constructed.

Reason

In order to safeguard the amenities of the area by enabling the local planning authority to consider whether planning permission should be granted for , having regard to the particular layout and design of the estate.

(15)The garage shall be provided with a roller/shutter door or similar in design and any replacement shall be of similar type.

Reason

To ensure adequate car parking.

(16)A surfaced and lit continuous footway with vehicular dropped crossings shall be parovided between the property and the B4290.

Reason

In the interest of vehicular and pedestrian safety.

PLANDEV-060503-REP-EC Page 111 of 178

ITEM 1. 23

APPLICATION NO: P/2003/459 DATE: 08/04/2003 10:41:54 PROPOSAL: CONSTRUCTION OF A SINGLE STOREY REAR EXTENSION

LOCATION: 29 TANYGROES STREET, TAIBACH, PORT TALBOT SA131EL APPLICANT: MR J COX TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan – R20 Extensions to dwelling.

b. Other Policies

DG1 – Rear extensions to terrace properties should be no longer than 7.3m at ground floor and 3.6m at first floor.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 7

Number of replies received: 0

Statutory Consultees:

None.

APPRAISAL

The proposed development is for the erection of a single storey rear extension to accommodate a ground floor shower room, for the applicant who for health reasons is now unable to use the existing bath which is

PLANDEV-060503-REP-EC Page 112 of 178 located on the first floor of the house. The proposed extension would have a depth of 4m and a width of 2.6m. The proposed development would have a mono-pitched roof with a maximum height of 3.2m and a height of 2.4m to the eaves.

The dwelling is a mid terrace property, with a rear access lane, but with no rear garage or parking area. The extension would be located on the rear elevation of an existing two storey rear projecting section of the dwelling. The adjoining dwellings also have similar two storey projecting sections, but neither dwelling has an existing single storey extension located off this part of the dwelling.

The main issues to be considered as part of the determination of this application would be the impact upon the residential amenity of the adjacent dwellings and the impact upon the character and appearance of the surrounding area.

The proposed extension would have a window and doorway located in the east elevation. A gap of 2.75m would remain between the proposed extension and the adjoining dwelling at number 30. The property to the other side of the dwelling has conifer trees along its boundary, which exceed the height of the proposed extension. As such the proposed development would not overshadow, overbear or overlook. Hence there would be no detrimental impact upon the residential amenity of the neighbouring dwellings.

The proposed extension would be single storey and as such would be largely screened from view from the access lane at the rear by the existing rear boundary wall, and the outbuildings within the curtilages of the adjacent properties. The proposed structure would be in keeping with the existing dwelling and as such would have no detrimental impact upon the character or appearance of the surrounding area.

Whilst the proposal would result in the ground floor annex measuring some 11 metres in length which exceeds the recommended 7.3 metres as outlined in the Council’s Household Guidelines, it is considered that in this instance it is acceptable.

RECOMMENDATION: Approval with Conditions

PLANDEV-060503-REP-EC Page 113 of 178

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interests of visual amenity.

PLANDEV-060503-REP-EC Page 114 of 178

ITEM 1. 24

APPLICATION NO: P/2003/486 DATE: 11/04/2003 09:14:06 PROPOSAL: CONSULTATION FROM POWYS COUNTY COUNCIL ON THE RESTORATION AND AFTERCARE SCHEME FOR BRYNHENLLYS OPENCAST NR. CWMTWRCH.

LOCATION: BRYNHENLLYS OPENCAST COAL SITE, BRYNHENLLYS, NR. CWMTWRCH, APPLICANT: CELTIC ENERGY LTD. TYPE: Neigh.Auth/Nat.Park

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

None.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 0

Number of replies received: 0

Statutory Consultees:

None.

PLANDEV-060503-REP-EC Page 115 of 178

APPRAISAL

CONSULTATION FROM POWYS COUNTY COUNCIL

Introduction

Brynhenllys Revised Opencast Coal Site was granted planning permission by the Secretary of State for Wales on 13th May 1993. The site is located to the north east/north of Ystradowen and lies wholly within the County of Powys. The boundary of the Brecon Beacons National Park crosses the northern part of the 217 hectare site.

The Restoration Proposals

The restoration of the site is largely set out in three areas each having different characteristics of restoration. The main opencast operation will be restored to a combination of restored pasture/grassland, moorland, upland and marshy grassland and areas of preserved and proposed heath. A fishing pond covering some 3 hectares with other smaller ponds are proposed as “wetland areas”. Interspersed on the fringes of these areas is conifer/deciduous woodland.

The second area is a former poorly restored opencast site to the east of the workings. The Tredeg OCCS has already been largely restored to a combination of mixed/conifer plantations and moorland grazing. Some water features are also retained.

The third area is the access road corridor which is to be restored to pasture grassland.

The scheme includes various mixes of conifer/broadleaf trees, scrub, hedgerows. The seed mixes for heath, permanent pastures, and upland, acidic and marshy grasslands are also specified. Fertilizer would be applied at specified rates in approved areas. Public Rights of Way will be reinstated and subject to agreement with the local authority, additional Rights of Way created.

All land would be subject to a 5 year aftercare period of management.

Comments

The scheme amounts to a reasonable level of biodiversity in accordance with the policy objectives of Minerals Planning Policy Wales and in

PLANDEV-060503-REP-EC Page 116 of 178 general landscape terms should integrate satisfactorily with the surrounding areas. Views into the site from the County Borough’s area will be generally from the higher levels of Cwmllynfell, Rhiwfawr and the Gwrhyd Mountain.

However whilst the general strategy would be acceptable, the detailed specification of species, include a number of cultivars and non-native species. There is also little mention of the type of planting that way be undertaken in wetland/watercourse areas.

Whilst the strategy is acceptable in principle, concern is expressed at the use of various species of grasses and plantings.

RECOMMENDATION: That Powys County Council be informed that Neath Port Talbot County Borough Council has no objection to of the restoration and aftercare scheme subject to the following conditions:

CONDITIONS; a) All cultivar seed species should be replaced by native species and the large percentage of perennial rye-grass reduced and replaced by wildflower species. b) Typical heath species such as heather (Calluna Vulgaris) and Vaccinium species should be added to the heath mix. c) Juncus and Carex species should be added to the marshy grassland mix. d) Non-native species should be largely excluded from the woodland hedgerow mix unless there is a specific reason to do so. e) Additional planting of water areas and the immediate fringe is recommended to generate habitat and diversity in and around the wetland areas.

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ITEM 1. 25 APPLICATION NO: P/2002/1254 DATE: 22/10/02 11:13:30 PROPOSAL: GARAGE (amended plans received 10/3/03) LOCATION: 10 CHAPEL CLOSE BISHOPS MEAD, BAGLAN MOORS, PORT TALBOT SA12 7DB APPLICANT: MR D HOWE TYPE: Householder

a. Structure/Local Plan Policies

Port Talbot Local Plan (Deposit Draft) R20 Residential Extensions

b. Other Policies

None

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 8

Number of replies received: 0

Statutory Consultees:

The Head of Public and Transport Services (Highways) – objects to the proposal on the grounds that the proposal does not detail the shared and private drives which would be affected by the construction of the garage. Therefore, vehicles parked in front of this garage would block the parking area of the adjacent property causing the shared drive to become further obstructed and possible increase of indiscriminate parking on Chapel Close.

APPRAISAL

This application seeks full planning permission to erect a detached garage at No 10 Chapel Close, Baglan a detached property.

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The application site stands at the end of a cul de sac with access via a shared drive. Residential properties stand to the south and west, beyond the shared drive to the front is the residential street known as Windsor Village and an area of open space and to the north are three residential properties which are currently under construction.

The proposal involves the construction of a pitched roof detached garage located some 10.5 metres away from the front elevation of the property and adjacent to the low railing fence which denotes the northern boundary. Part of the garage would be located an adjoining land which is fenced off and is under construction for 3 dwellings. The applicant claims that he owns this section of land.

The garage has a floor area of 23 square metres and a minimum height of 2.3m rising to 3.7m at its apex. The garage would be finished in brickwork and concrete tiles to match the existing house.

The proposal is considered acceptable in design terms and will not detract from the amenities currently enjoyed by residents or the visual amenities of the area as a whole.

In terms of highway safety The Head of Public and Transport Services(Highways) has raised an objection on the grounds that the garage will obstruct the turning area of the shared drive. In addition, vehicles parked in front of this garage would block the parking area of the adjacent property which in turn could increase indiscriminate parking on Chapel Close. This would be the case if the garage was built on the applicant’s land as laid out currently. However if the garage was built as per the submitted plans, i.e. on land claimed to be owned by the applicant then it is considered that there would not be any hindrance to the egress or access to the adjoining neighbours property. As this application has to be considered as submitted. It is considered therefore that the proposal is acceptable subject to conditions.

RECOMMENDATION: Conditional Consent

Conditions;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.

Reason

In the interest of the visual amenity of the area.

(3)The garage shall be sited strictly in accordance with the approved plan.

Reason

In the interest of clarity.

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ITEM 1. 26

APPLICATION NO: P/2003/419 DATE: 28/03/2003 PROPOSAL: CHANGE OF USE TO INDOOR MARKET INCORPORATING CAFÉ, TAKEAWAY, GARDEN CENTRE AND OUTDOOR MARKET (Wed,Fri,Sat,Sun Only) LOCATION: 43-45 COMMERCIAL STREET YSTALYFERA , SWANSEA SA9 2HS APPLICANT: Mr Paul Brandon TYPE: Full Plans

a. Structure/Local Plan Policies

Northern Lliw Valley Local Plan. Policy S1: Shopping Centre Boundaries.

b. Other Policies

None.

c. Relevant Planning History

80/683- Retaining wall to car park- Approved-21/11/80 88/81- Signage- 24/4/88. 94/103- Change of use to offices – Approved- 28/4/94

d. Responses to Consultations

Number of properties consulted: 60

The application was also advertised on site.

Number of replies received: 0

Statutory Consultees:

Head of Public and Street care Services (Highways)- No objection.

Head of Municipal and Highway Services (Drainage)- No Reply

Ystalyfera Community Council- No Reply.

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APPRAISAL

This is an application for the proposed change of use of 43-45 Commercial Road, Ystalyfera, to an indoor market, including a take away, café and garden centre, also an outdoor market (wed, fri, sat and sun only).

The application site is located on one of the main routes through Ystalyfera, and is located within a mixed shopping, and residential area. The site is located within the defined shopping centre boundary defined in Policy S1 of the Northern Lliw Valley Local Plan. To one side the property is adjoined by a “Spar” retail outlet, and on the other side by a block of residential flats.

The site consists of an existing building with a frontage of approximately 9.4m by a depth of approximately 20m. To the west of this lies an existing courtyard area approximately 25m by 10m. This courtyard has an existing 7.8m wide vehicular access. The site was originally used as a bank, and subsequently benefited from planning permission to change to offices, It is currently vacant.

It is proposed to convert the existing building into an indoor market, providing a total of 12 units. The applicant has stated that the units will provide the following, Units 1 to 5 and Unit 8: Retail. Unit 5A: Florist. Unit 6 and 6a: Nursery/Gardening. Unit 7: Coffee Shop. Unit 9: Takeaway. Unit 10: Retail/Information. Ancillary to this, is the provision of W.C’S.

The proposal also involves some redesign of the front elevation of the property. Providing larger windows on the front elevation, and fascia signage to be externally illuminated by swan neck down lighters.

The area of land at the rear of the site, located at a higher level is to be provided with pedestrian access off Milborough Road, and is to be landscaped. This area will not be open to the general public.

Additionally it is proposed to use the courtyard area for an open air market on Wednesday, Friday, Saturday and Sunday only.

At the request of the Planning Authority the proposal was amended to provide access to the café and take away uses off the courtyard, allowing

PLANDEV-060503-REP-EC Page 122 of 178 the market hall to be closed, and extended opening hours operated for these specific uses only.

In relation to opening hours the applicant has provided details of their proposed opening hours. These include late night opening for the café and take away uses, and extended opening hours for the market itself in specified seasonal periods. Details of adjoining and nearby uses and opening hours have been provided to support the application.

It is considered that whilst this is a mixed use area, there are residential properties in the locality whose amenity must be protected. It is therefore considered that the market hall itself should be provided with opening hours between 8.30am and 8pm Monday to Saturday with 10am to 4pm on a Sunday. This allows the market late opening beyond 5.30pm when seasonally required.

In relation to the open air market this will be restricted to the days requested and 9am to 6pm, and 10am to 4pm on a Sunday. This will protect the amenity of adjoining properties from noise and nuisance from this outdoor use in the early morning and evening.

The applicant has provided details of opening hours of other take away and similar uses in the locality to support the request for the café and take away opening hours. It is considered that there are a number of other uses within the area, the Spar adjoining the site is open until 10pm. However, concern is raised regarding the effect of these uses on adjoining amenity, and the congregation of clientele within this courtyard late at night. It is therefore considered that these specific uses are restricted to 10pm closing at this time.

It is considered that the proposal as a whole will provide an acceptable use within the centre of Ystalyfera. Utilising an existing building, for a use suitable for its central location. It is recommended that the application be approved, subject to conditions.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

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Reason

To comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

(2)The market hall use hereby permitted shall not be open to customers outside the following times 8.30am to 8pm Monday to Saturday, and 10am to 4pm on a Sunday.

Reason

In the interest of the amenities of the area.

(3)The outdoor market use hereby permitted shall not be open to customers outside the following times 9am to 6pm, on a Wednesday, Friday, Saturday only, and 10am to 4pm on a Sunday.

Reason

In the interest of the amenities of the area.

(4)The Take Away and Café uses hereby permitted shall not be open to customers outside the following times 8.30am to 10pm, and shall be restricted to Units 7 and 9 only, as shown on the approved plan.

Reason

In the interest of the amenities of the area.

(5)Outside of the opening hours of the market hall hereby approved the courtyard area shall be closed off from public access.

Reason

In the interests of the amenity of adjoining residents.

(6)Prior to first opening a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. This lansdcaped area at the rear of the application site, with access of Milborough Road shall not be open to the general public, and shall be retained and maintained for landscaping only.

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Reason

In the interests of the amenity of adjoining residents..

(7)Prior to the first opening of the take away or café use, a scheme shall be submitted detailing the proposed extraction systems for the cooking ranges. This sheme shall be submitted to and approved in writing by the Local Planning Authority and be implemented on site prior to the first opening of the above uses.

Reason

In the interests of amenity.

(8)This consent relates to the additional side elevation plans submitted on the 11th April 2003.

Reason

In the interests of clarity.

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2. TPO APPLICATIONS RECOMMENDED FOR APPROVAL

ITEM 2. 1

APPLICATION NO: P/2002/1359 DATE: 11/11/2002

PROPOSAL: FELLING OF TREE COVERED BY TREE PRESERVATION ORDER

LOCATION: LAND AT, TYN Y GRAIG, CRYNANT, NEATH SA108TB APPLICANT: Christina Duke TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan Policy E61 – Special Landscape area.

b. Other Policies

None

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 10

Number of replies received: 0

Statutory Consultees:

Crynant Community Council – No objections Head of Streetcare Services (Aboriculturist) – No objections

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APPRAISAL

This is an application to fell an Oak tree located near the entrance of nos. 9 and 10 Tyn Y Graig Crynant. The tree is growing adjacent to a traditional stone wall which, due to the growth of the tree, has been damaged. The Aboriculturist considers that the tree will continue to cause damage to the wall and considers the felling acceptable subject to a replacement being planted in a more appropriate location.

The proposal is therefore considered acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development shall be carried out with 1 year of the date of the permission.

Reason

In the interest of safety.

(2) A replacement Oak tree not less that 2 metres in height shall be planted and properly protected and maintained within the next planting season following the felling of the original Oak tree in a position to be agreed in writing by the Local Planning Authority prior to planting.

Reason

In the interests of amenity

(3)All tree work shall be implemented in accordance with the recommendations stated in BS 3998 1989 'recommendations for tree work' and carried out by a qualified and competent tree surgeon.

Reason

To ensure the work is carried out to a satisfactory standard.

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ITEM 2. 2

APPLICATION NO: P/2002/1410 DATE: 28/11/2002 15:23:42 PROPOSAL: WORKS TO TREES COVERED BY TPO

LOCATION: GRACELANDS PENSCYNOR, CILFREW, NEATH SA108LF APPLICANT: Robert Owen Heal TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Neath Local Plan E65 – Conservation of woodlands, trees and hedgerows

b. Other Policies

None.

c. Relevant Planning History

97/1391 – Vehicular Access – Approved 11.6.98.

d. Responses to Consultations

Number of properties consulted: 9

A notice was displayed on site.

Number of replies received: 0

Statutory Consultees:

Head of Streetcare Services (Arboriculture) – No objection subject to conditions. Blaenhonddon Community Council – No objection.

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APPRAISAL

This proposal relates to the carrying out of works to trees covered by the Penscynor Tree Preservation Order.

The trees are located within the curtilage of Gracelands and are primarily sited between the dwelling and the highway. A survey has been undertaken on behalf of the applicant which has identified a total of 8 trees in the locality of which 5 are to be felled together with works incorporating the removal of deadwood and branches to the remaining 3 trees.

The trees have been inspected by the Council’s Arboricultural Officer who considers that due to the condition of the trees and proximity of the highway and overhead cables, the work should be allowed to proceed.

Whilst the felling of the 5 trees will have some impact on amenity, this loss over the time that replacement trees get established, this is mitigated by the existing trees that will remain. Having regard to this, and the view of the Arboriculturist, it is considered that the proposal is acceptable.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the expiration of one year from the date of this permission.

Reason

In the interest of safety.

(2)All tree work shall be carried out in accordance with the Guidelines in BS 3998:1989 Recommendations for Tree Work.

Reason

In the interest of amenity.

(3)This consent shall relate to the following works only:-

Tree 1 - Remove. Tree 2 - Fell - diseased.

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Tree 3 - remove dead wood.

Tree 4 - remove dead wood.

Tree 5 - Fell - overhanging highway.

Tree 6 - Fell - diseased.

Tree 7 - Fell - diseased.

Tree 8 - Reduce in height by 20% and reshape.

Reason

In the interest of clarity.

(4)The trees to be felled (T1, T2, T5, T6 and T7) shall be replaced with the same species in the first planting season following their felling in as near a position as possible to the felled trees. The replacement trees shall be of the standard size stated in BS 3936:1992 Nursery Stock and shall be staked and tied until the root systems have sufficiently developed.

Reason

In the interest of visual amenity.

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ITEM 2. 3

APPLICATION NO: P/2003/206 DATE: 18/02/2003 16:55:29 PROPOSAL: WORKS TO TREES UNDER CONDITION

LOCATION: POLICE STATION, GNOLL PARK ROAD, NEATH SA113BW APPLICANT: HIGH TREES SERVICES TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan. E63- Conservation of woodlands and trees.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 4

Number of replies received: 0

Statutory Consultees:

Head of Streetcare Services (Aboricultural Officer) - No Objections.

APPRAISAL

This is an application for proposed works to trees protected by condition under a previous planning consent.

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There are 5 specimen trees fronting Gnoll Park Road, within the forecourt of the Police Station.

The applicant has applied to remove T3, and to undertake works to the remaining 4.

The Authority’s Aboricultural Officer states that;

A total of 5 semi mature London Plane trees in front of Neath Police Station. 4 require pruning by reducing the crowns by 15% with an overall reduction in crown spread of approx 25%, and the crowns lifted to a minimum of 2.4m over the public footway and 5.2m over the public highway. T3 is a poor specimen which should be felled.

It is considered that the proposed works will prolong the life of the trees, retaining the visual amenity they provide. It is also considered that the tree to be felled does not provide individually to the visual amenity due to its stunted growth, and its loss is therefore considered acceptable. In visual terms, it is considered that no replacement tree is required in this location. It is therefore recommended that the works be approved.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1)The work hereby approved shall be completed to BS.3998 (Recommendations for tree work) 1989.

Reason

In the interests of good forestry.

(2)The works shall be limited to those outlined within the letter of the 4th Feburary 2003 from High Trees Services.

Reason

In the interests of clarity.

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ITEM 2. 4

APPLICATION NO: P/2003/304 DATE: 17/03/2003

PROPOSAL: WORKS TO TREES COVERED BY TREE PRESERVATION ORDERS

LOCATION: 159 MAIN ROAD, BRYNCOCH, NEATH SA107TR APPLICANT: Mr S Phillips TYPE: App under TPO

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E63 Woodlands, trees and hedgerows will be safeguarded etc.

b. Other Policies

None

c. Relevant Planning History

99/208 Dwelling. Refused 18/3/99.

d. Responses to Consultations

Number of properties consulted: 5

Number of replies received: 2

This is summarised below:

(1) The trees are the same trees to which the protection order was applied. They are no more or less dangerous now than they were then. There is no visible deterioration.

(2) The current occupiers were aware of the trees when they purchased the house.

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(3) The applicant intends to remove the trees in order to develop the site.

(4) The boundary of No. 159 has been moved by the current owners. None of the trees lie within their boundary. These trees obstruct the ramshackle fence.

(5) A previous planning appeal described the area as a leafy lane. This particular lane, an ancient highway is deserving of protection.

(6) The trees should be protected for their amenity value as a group, not only as individual trees.

(7) If one tree is felled, it does not necessarily mean that others are vulnerable.

Statutory Consultees:

Blaenhonddan Community Council: No objections.

Head of Streetcare Services (Arboriculturalist): No objections subject to conditions.

APPRAISAL

The proposal is to carry out works to broadleaf trees covered by a Tree Preservation Order, along the boundary to No. 159 Main Road, Bryncoch, namely:

T3 To be felled due to the tree being badly formed and is growing downwards.

T4 To reduce catrac branches up to 50%, rebalance and reshape.

T6 To be felled due to the tree being unsafe and covered with Ivy and Holly and struggling to get any light.

Policy E63 of the Borough of Neath Local Plan, advocates the protection or trees and the making of Tree Preservation Orders. The issue, therefore,

PLANDEV-060503-REP-EC Page 134 of 178 is whether there will be harm to the visual amenity of the protected trees and the surrounding area.

The Head of Streetcare Services (Aboriculturalist) recommends that all three trees be felled at ground level and allowed to recoppice and furthermore that no re-planting condition should be imposed. It is recommended that the application be approved with the reshaping of T4, subject to suitable conditions requiring two replacement trees to be planted. This will be in addition to the recoppicing.

In conclusion, the proposal is acceptable and will not unduly harm the visual amenity of the area. Furthermore, that the recoppicing and replanting, in time, will enhance this attractive avenue of trees.

The following comments are made in relation to the responses to consultations:

(1) The trees have deteriorated and this has been taken into account.

(2) This is acknowledged.

(3) Any development on the land would need to be considered independently.

(4) Ownership is a private matter and is not relevant to the proposal.

(5) and (6) The protection of trees at this location is accepted.

(7) This is accepted.

RECOMMENDATION: Approval with Conditions

CONDITIONS;

(1) The proposal shall relate to the Trees identified as T3, T4 and T6 only on the submitted plan.

Reason

In the interests of clarity.

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(2) Notwithstanding the submitted details, the felling of T3 and T6 shall be at ground level and allowed to recoppice.

Reason

In the interests of visual amenity and good husbandry.

(3) All works shall be undertaken in accordance with BS. 3998 (Recommendations for tree work).

Reason

In the interests of visual amenity and good husbandry.

(4) The proposed works shall be undertaken within 12 months of the date of this consent.

Reason

To ensure that the works are carried out within a reasonable time limit, in the interests of good husbandry and visual amenity.

(5) Prior to the commencement of works, a scheme shall be submitted to and approved in writing by the Local Planning Authority in writing for two replacement trees to be planted within the vicinity of the protected trees. These shall be of a suitable standard and be of an indigenous species. Such trees shall be planted within the next available planting season and shall be protected under the existing Order.

Reason

In the interests of visual amenity and good husbandry.

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3. PLANNING APPLICATIONS RECOMMENDED FOR REFUSAL

ITEM 3. 1

APPLICATION NO: P/2003/61 DATE: 16/01/2003 08:35:38 PROPOSAL: CONSTRUCTION OF A DWELLING (OUTLINE)

LOCATION: DARREN COURT NURSING HOME, 17 PENRHIWGOCH, BAGLAN, PORT TALBOT SA128LN APPLICANT: MR & MRS R C MUGFORD TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan R11 – Proposals for infill housing development within settlement limits.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 4

Site notices were also displayed along the access.

Number of replies received: 11, plus a petition with 34 signatures.

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These objections can be summarised as follows:

(1) Concerned about the impact of the proposed car park for the kennels. (2) The proposed development would open up access to the kennels property and increase traffic movement further. (3) The proposal would increase traffic movements along the road and would increase traffic using the junction with Old Road to the detriment of highway safety. (4) The proposed development would detrimentally impact upon the safety of the local residents. (5) The proposed development would set a precedent for other such developments.

Statutory Consultees:

Head of Public & Transport Services: Recommend refusal of permission due to the poor visibility at the junction of Penrhiwgoch and Old Road and due to the existing characteristics of Penrhiwgoch such as the lack of a footpath, the gradient and width of the road and the resultant increase in traffic flow.

Coal Authority: No objection.

Head of Public & Transport Services (Drainage): No objection subject to condition.

Environment Agency: No objection.

APPRAISAL

The proposed development is for outline permission for the erection of a dwelling on a plot of land, which was previously part of the adjoining Darren Court Residential Home. The proposed dwelling would be accessed via Penrhiwgoch and across the front driveway of Darren Court Home. The site slopes steeply down from the north to the south and is currently overgrown and poorly tended.

The main issues for consideration as part of the determination of the application are the principle of the proposed development, the impact upon the adjacent residential dwellings, the impact upon the character and appearance of the surrounding area and impact upon the highway safety of the surrounding road network.

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The application site is located within the identified settlement as set down in the Draft Port Talbot Local Plan. As such the principle of development is acceptable subject to the other policies within the Council’s development plans. Policy R11 of the Port Talbot Local Plan sets out a set of criteria for the proposed infill development would have to met. These criteria are assessed below.

The policy states that infill development should not result in the loss of amenity open space. The application site was private amenity space for the residential dwelling. The land to the north of the residential care home has been used to build a bungalow. However, it is considered that sufficient amenity space would remain within the Care Home.

As the application is for outline permission, with all matters being reserved, it is not possible to fully assess the impact of the proposed development upon the adjacent dwellings. The adjacent property to the east is number 18 Penrhiwgoch, this is the Hideaway Kennels property, which is owned by the applicants. Number 18 is also a bungalow which is set further north on the slope than the application site. As such it would be possible to locate a dwelling on the application site without a detrimental impact upon the residential amenity of number 18.

This is also true for number 25 Penrhiwgoch, which is the bungalow, which was built on the plot of land to the rear of the Residential Care Home. The bungalow is built on higher land to the opposite side of the care home, which is considered to be a sufficient distance to prevent any loss of privacy.

It would also be possible to design the proposed dwelling, in such a way to prevent any potential impact upon the adjacent residential care home. However due to the slope and size of the site, it may be necessary for the proposed dwelling to be designed in such a way to work with the slope of the land, to minimise the resultant bulk of the dwelling, on what is a relatively small site.

Again as the application is for outline permission, it is not possible to fully assess the impact of the proposed development upon the character and appearance of the surrounding area. However, while Darren Court Care Home is an old, full two storey structure, an number of the dwellings within the immediate area are low level bungalows. As such it is considered that a bungalow or a chalet style dwelling would be more in keeping with the character of the area. Hence it would be possible to

PLANDEV-060503-REP-EC Page 139 of 178 locate a dwelling on the application site which would be in keeping with the character and appearance of the surrounding area.

The Head of Public & Transport Services is concerned regarding the proposed development’s impact upon the highway safety of the surrounding road network. The junction of Penrhiwgoch and Old Road has poor visibility and Penrhiwgoch itself is very steep and narrow with no footways with a blind bend near its junction with old Road. As such refusal is recommended due to the resultant increase in traffic which would be detrimental to the highway and pedestrian safety, as well as the free flow of traffic along Penrhiwgoch.

The following comments are made by reference to the letters received from local residents:

(1) The application for the proposed car park to the front of the current application to a separate issue. (2) This issue is primarily related to the application for the proposed car park. This application relates only to the increase traffic generated by the creation of a further dwelling unit, and has been considered in the above appraisal. (3) This issue has been addressed in the above appraisal. (4) This issue has been addressed in the above appraisal. (5) Each applicant must be dealt with on its own merit.

In conclusion it is considered that whilst the proposal additional dwelling could be designed and located on the application plot in such away as to prevent any detrimental impact upon the residential amenity of the adjacent dwellings or upon the character or appearance of the surrounding area, the proposed development would result in an increase in traffic movements along a very steep and narrow road, which has poor visibility at its junction with Old Road.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed development would result in an increase in traffic movements along a steep and narrow road, with no pedestrian footways and with poor visibility at the junction of Penrhiwgoch and Old Road. As such the proposed development would have a detrimental impact upon

PLANDEV-060503-REP-EC Page 140 of 178 the highway and pedestrian safety and the free flow of traffic along Penrhiwgoch.

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ITEM 3. 2

APPLICATION NO: P/2003/270 DATE: 03/03/2003 14:30:07 PROPOSAL: CAR PARK FOR ADJACENT BOARDING KENNELS

LOCATION: DARREN COURT NURSING HOME, 17 PENRHIWGOCH, PORT TALBOT SA128LN APPLICANT: R C MUGFORD TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan – The site is located within the identified settlement.

b. Other Policies

None.

c. Relevant Planning History

03/0061 – Dwelling outline permission – No decision yet. 89/6969 – Home for the elderly –Approved 23.03.89.

d. Responses to Consultations

Number of properties consulted: 15. Three site notices were also displayed along Penrhiwgoch. Number of replies received: 2

The comments can be summarised as follows:

(1) The proposed development would increase traffic flow along the road and would adversely effect highway safety. (2) It would further exacerbate the existing problems with the road relating to poor pedestrian access and difficulties with service vehicles and emergency vehicles accessing the road.

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Statutory Consultees:

Head of Public and Transport Services (Highways): Recommends refusal of planning permission.

APPRAISAL

The proposed development is for the creation of a car park to accommodate 6 cars. The proposed development site would measure 12.8m deep and would have a maximum width of 21m and a minimum width of approximately 13m. The site would be accessed via the Penrhiwgoch roadway and then across the Darren Court Home for the Elderly’s driveway.

The development site is a small area of land located to the south of application P2003/0270 site and to the west of the Darren Court site. The site is currently unused and overgrown, but was originally part of the curtilage of the Darren Court Home. The application site is currently raised above the adjoining driveway access, as such the ground level of the proposed car park is shown to be lowered. To the south of the application site is a small footpath. This is set down below the level of the applications site and the adjoining driveway. Further to the south is a shear drop down to the land below. The proposed car park is for use by the Hideaway Kennels, which is located to the east of the application site. The Hideaway kennels site is currently accessed via the forestry road. However it is intended that should the proposed development gain planning permission, the property would primarily be accessed via the Penrhiwgoch roadway.

The main issues for consideration as part of the determination of this application are the impact of the proposed development upon the residential amenity of the adjacent dwellings, the impact upon the character and appearance of the surrounding area and the impact upon the highway safety of the adjacent road network.

The closest properties to the application site would be the Darren Court Home to the west and the hideaway kennels site to the east. The closest property, which has no involvement with the application is number 25 Penrhiwgoch. This property is located to the north west of Darren Court. As such it is considered that the distance between the proposed development and the adjacent properties are such that there would be no adverse impact upon the residential amenity of the neighbouring dwellings.

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The area of land to the front of Darren Court has been covered with tarmac and concrete and is used for parking and turning for the Home. As such the proposed conversion of the application site into a car park for a further 6 vehicles, would be in keeping with the adjoining property and would have no detrimental impact upon the character or appearance of the surrounding area.

The Head of Public and Transport Services has stated that due to the poor visibility at the junction of Penrhiwgoch and Old Road, the steep and narrow nature of the roadway, together with the lack of footways along the road, if the development were allowed, the increase in traffic would be detrimental to highway and pedestrian safety and the free flow of traffic along Penrhiwgoch.

The following comments address the concerns raised in consultation responses from local residents:

(1) This has been addressed in the above appraisal.

(2) This has been addressed in the above appraisal.

In conclusion, while the proposed development would have no detrimental impact upon the residential amenity of the adjacent dwellings or upon the character or appearance of the surrounding area, the proposed development would have a detrimental impact upon the highway safety of the surrounding road network and would impair the free flow of traffic along Penrhiwgoch. As such the application is recommended for refusal.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposed development would result in an increase in traffic movements along a steep and narrow road, with no pedestrian footways and with poor visibility at the junction of Penrhiwgoch and Old Road. As such the proposed development would have a detrimental impact upon highway and pedestrian safety and the free flow of traffic along Penrhiwgoch.

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ITEM 3. 3

APPLICATION NO: P/2003/383 DATE: 21/03/2003

PROPOSAL: PRIVATE GARAGE

LOCATION: 29 HEOL ESGYN, LONGFORD, NEATH SA107LL APPLICANT: Mr J Elias TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan

Policy E67 New development. Policy H8 Extensions to dwellings. Policy T26 New development should avoid causing highway safety problems.

b. Other Policies

Standing Conference on Regional Policy in South Wales. Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

None

d. Responses to Consultations

Number of properties consulted: 11

Number of replies received: 0

Statutory Consultees:

Dyffryn Clydach Community Council: No observations.

Head of Public and Transport Services (Highways): Objection.

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Hyder Consulting (Welsh Water): No objections. Requested advisory note to be added.

APPRAISAL

The application site is a semi-detached dwellinghouse and garden, located on the corner of Heol Esgyn and Heol Penlan. Existing external materials are white render to the walls and grey tiles to the roof.

The proposal involves the construction of a pitched roof garage within the front garden area, between the existing dwellinghouse and the highway, 4.7 metres from the front face of the dwellinghouse, 3.6 metres wide, and to a height of 3.2 metres. The garage will be located 2.5 metres from the highway, along the boundary with No. 27 Heol Esgyn at a higher level, varying between 4.5 metres and 3.9 metres from the level of No. 27. External materials are to match those existing.

Policies H8, E67 and T26 of the Borough of Neath Local Plan, advocate the criteria applicable. The issues are, therefore, those of residential amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises and the use of the proposed garage is for private use. There is, therefore, no harm to residential amenity.

The proposal is located within the front garden of the premises and would be situated 4.7m in front of the building line and would be an incongruous feature in the existing street scene. It is therefore considered as detrimental to visual amenity of the area.

The Head of Public and Transport Services has recommended refusal on the grounds that the front face of the garage needs to be 6.0 metres from back of footway. This is required to ensure that a vehicle can be parked off the highway while garage doors are being opened/closed, or for such reasons when a vehicle needs to be parked outside a garage i.e. washing or vehicle repairs. Furthermore, the proposed garage is considered as too short and needs to be a minimum internal dimension of 5.0 metres, which will bring the proposed front of the garage to within 2.0 metres of the back of footway. It should be noted however that at present, there is no off street parking provision for this dwelling. Whilst the proposed garages is .5m shorter than recommended this could accommodate certain makes of vehicles and therefore would improve the existing parking

PLANDEV-060503-REP-EC Page 146 of 178 provisions. In relation to the drive length, whilst this would not allow a vehicle to park in front of the garage off-street, it is considered that there would be no increase in danger to highway or pedestrian safety should the vehicle be parked on the highway (as existing) and should the vehicle temporarily block the pavement this would not unduly compromise highway safety that would warrant a refusal.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1) The proposal by virtue of its design and location would form an incongrous feature in the street schme to the detriment of visual amenity and is considered as being contrary to Policies H8 and E67 of the Borough of Neath Local Plan.

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ITEM 3. 4

APPLICATION NO: P/2003/404 DATE: 26/03/2003

PROPOSAL: RESIDENTIAL DWELLING

LOCATION: LAND OFF, DYFFRYN ROAD, BRYNCOCH, NEATH SA107EA APPLICANT: Mr & Mrs D Gibson TYPE: Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

West Glamorgan Structure Plan (Review No 2)

C1- Protection of the countryside for its own sake. C5- Development in the open countryside and the exceptions allowed. C6- The presumption against ribbon development and development which contributes to the coalescence of settlements. H5- Infilling and rounding off of settlements.

Borough of Neath Local Plan.

E55- Development in the open countryside and the exceptions allowed. E59- Development which would encroach into the open countryside, or which would lead to the coalescence of settlements will be resisted. E61D-Designated a special landscape area for Mynydd Drymau/Dyffryn Clydach where the area will be conserved and enhanced. Proposals for development will not be permitted unless they are acceptable in terms of policies in the development plan. H3- Infilling and rounding off of settlements.

b. Other Policies

Planning Policy Wales (March 2002)

c. Relevant Planning History

74/202- Covered bus park- Refused- 10/6/74

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76/125- Established use certificate for the parking of coaches – Withdrawn – 23/1/84 d. Responses to Consultations

Number of properties consulted: 16

The application was also advertised on site.

Number of replies received: 3

The objections relate to the following points;

1. Development within the open countryside and green wedge. 2. Further demand on the local road infrastructure and increase the problem of access to and from Dyffryn Road. 3. Use of site abandoned. 4. Wildlife issues. 5. Design of the development out of keeping. 6. Drainage and sewerage issues. 7. Catalyst for further development.

Statutory Consultees:

The Coal Authority- No Objections.

Transco- No Apparatus affected.

Western Power Distribution- No Objection.

Dyffryn Clydach Community Council- Objection.

Environment Agency- No Objection, Subject to conditions.

Head of Public and Transport Services, (Highways)- No Objection.

APPRAISAL

This is a full planning application submitted for the erection of a single dormer style property on land off Dyffryn Road, Bryncoch.

The site is located to the north of the settlement of Bryncoch, approximately 115m within an area designated by Policy E61D landscape

PLANDEV-060503-REP-EC Page 149 of 178 protection area of the Borough of Neath Local Plan. It is located on the western side of Dyffryn Road, approximately 40m south of 1 Cwm- Clydach Cottages, and opposite a detached property, known as Boomerang Lodge.

The site has a frontage of approximately 29m, bounded on both sides by open undeveloped land and considered to be open countryside. It has a depth of approximately 22m, bounded by Dyffryn Road, and a watercourse at the front and a watercourse at the rear. It is surrounded on all sides by trees, apart from an existing access provided with a set of gates. It is presently vacant scrub land, and the site history shows a previous refusal for a covered bus park, and a withdrawn application for an established use certificate for the parking of coaches.

The applicant states on the application forms that the present use of the land is for the parking of coaches, however, as stated above, the site history does not corroborate this, the land is therefore considered vacant with no existing lawful use.

The proposed dormer style dwelling measures 13.8m wide by 6.566m deep, and has a ridged roof to a maximum height of 7.5m. Two ridged roof dormers are to be provided within the front plane of the roof. It is to be set 12.5m back from the front boundary of the site.

It will provide at ground floor a utility room, kitchen, hall, dining room and living room. At first floor 3 bedrooms, office and bathroom are to be provided.

In addition a detached garage is to be provided. The garage has a ridged roof to a height of 4.4m, and measures 6.6m by 3m, it is to be located to the right hand side of the dwelling, 1.8m off the side elevation of the dwelling.

Access is gained via the northern part of the frontage, a 3.6m wide access, provided with double gates set 3.5m back bounded by 1.8m high stone walls. No additional information has been provided regarding the boundaries along the remainder of the frontage, or other boundaries. A natural stone chipping driveway and parking area, measuring an average of 6m by 14m is to be provided fronting the property.

To the immediate north of the site an outline application for residential development was refused on the 9th July 2002. It was considered that this site was located within the open countryside and would be detrimental to

PLANDEV-060503-REP-EC Page 150 of 178 rural amenity and therefore contrary to a number of Structure and Local Plan Policies. An application on the adjoining site was also previously refused in 1989, and at the subsequent appeal which was dismissed the Inspector described the locality as follows;

“Along both the banks of the river Clydach there is a dense, well established belt of woodland which marks the limit of the built-up area of Bryncoch at this part and this appeal site is clearly outside the settlement boundaries as you have recognised. Northwards beyond the river there is very little in the way of residential development off Dyffryn Road which has the character of a narrow country lane. The Council have pointed out that a modern dwelling, Boomerang Lodge, opposite the appeal site was allowed on appeal because of the particular circumstances in that case. The short terrace of four tiny old minor’s cottages is the only other residential development in the locality. Although modernised these cottages still retain their pleasant traditional character fitting comfortably in the rural scene and enjoying extensive views to the distant tree covered escarpment across the open agricultural land at the rear.”

The application site together with the adjacent miner’s cottages is considered to be located within the open countryside, outside of the nearby settlement of Bryncoch. In policy terms there is a presumption against new dwellings in the countryside unless they meet certain criteria, for which none exists in this case. Furthermore, there is a presumption against ribbon development and development that contributes to the coalescence of settlements. This area is designated a special landscape area where policies seek to conserve and enhance the area.

The main issues in determining the application is therefore whether the proposal will cause demonstrable harm to the appearance and character of the surrounding rural area.

The applicant has stated that the site has a current use for the parking of coaches, however, the planning history provides no evidence of this, or through the site visits undertaken, and even if this alleged existing use was legally established that this would still not materially alter the situation to outweigh the policies against residential development within the open countryside.

Whilst the site has some ecological interest it is considered that conditions could be imposed to mitigate against disturbance.

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The application is recommended for refusal as the proposal is considered as undesirable residential development located within the open countryside. It would be detrimental to rural amenity and therefore contrary to Development Plan Policy.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposal is considered to be undesirable residential development located within the open countryside and would be detrimental to rural amenity and therefore contrary to Policies C1, C5, C6 and H5 of the West Glamorgan Structure Plan (Review No 2) and Policies E55, E59, E61D and H3 of the Borough of Neath Local Plan.

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ITEM 3. 5

APPLICATION NO: P/2003/438 DATE: 03/04/2003

PROPOSAL: OUTBUILDING

LOCATION: 18 LANDORE AVENUE, MARGAM, PORT TALBOT SA132BY APPLICANT: P A ROSS TYPE: Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Port Talbot Local Plan – R20 Extensions to dwelling houses or the erection of new infill development in existing residential areas, due regard will be paid to adjacent residents and the environment generally and should not have adverse effect due to design, scale, proximity to existing properties, access or parking provision.

b. Other Policies

None.

c. Relevant Planning History

None.

d. Responses to Consultations

Number of properties consulted: 7

Number of replies received: 0

Statutory Consultees:

Head of Public and Transport Services:- No objection.

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APPRAISAL

The proposed development is for the erection of a single storey, pitched roofed structure. The structure would have a garage door at one end and is intended to be used as a residential storage building. The proposed structure would have a width of 4m, with a length of 6m and would have a height to eaves of 1.9m and a height of 4m to the ridge.

The property is located on the western corner of the junction of Landore Avenue and Toronto Avenue. It is proposed to locate the outbuilding on the area of garden to the side of the dwelling. There is currently an old greenhouse frame in a similar position on the property.

The main issues to be considered as part of the determination of the application would be the impact upon the residential amenity of the adjacent dwellings, the impact upon the character and appearance of the surrounding area and the impact upon the highway safety of the existing road network.

Due to the location of the dwelling on a corner plot, the closest adjacent dwellings would be those on the opposite side of Toronto Avenue and number 11 Toronto Avenue, which is located to the west of the application site. Due to the distance of the proposed development from the adjacent dwellings, there would be no adverse impact upon the residential amenity of the adjacent dwellings.

The proposed structure would have a maximum height of 4m and would have walls, which would be spar dashed to match the existing dwelling and the roof would be constructed of corrugated profile sheet steel. The adjacent boundary of the property is marked by a low wall with a row of railing mounted on the top. This would not provide any significant level of screening for the proposed development of the street scene when viewed from Toronto Avenue.

Whilst the proposal is acceptable within the street scene along Landore Avenue, when viewed from Toronto Avenue the proposal would be sited in front of the building line and would represent a prominent feature in the street scene. As such it is considered that the proposal would be detrimental to visual amenity. The applicant has been informed that if the building was moved adjacent to the existing dwelling and re-designed then it would be likely be acceptable.

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RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1) The proposed development by reason of its size and location would result in the formation of a dominant and obtrusive feature to the detriment of the character of the street scene along Toronto Avenue.

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ITEM 3. 6

APPLICATION NO: P/2003/446 DATE: 02/04/2003

PROPOSAL: OUTLINE PLANNING APPLICATION – RESIDENTIAL

LOCATION: THE VICARAGE, 41 HILL ROAD, NEATH ABBEY, NEATH SA107NP APPLICANT: Llandaff Diocesan Parsonage Board TYPE: Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

Borough of Neath Local Plan. H2 – Ensure that new development does not frustrate future development sites. H3 – Infilling and rounding off settlements. H8 – Housing design and the creation of new dwellings. T26 – New Development and Highway Safety. E67 – The design of new development.

b. Other Policies

None.

c. Relevant Planning History

P/02/1302- Residential Dwelling/Outline- Approved- 2/1/03

d. Responses to Consultations

Number of properties consulted: 6

The application was also advertised on site.

Number of replies received: 0

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Statutory Consultees:

Head of Public and Transport Services (Highways) – Objection.

The Coal Authority – No reply.

Head of Public and Transport Services (Drainage) – No reply

Hyder Consulting – No reply.

APPRAISAL

This is an application in outline for a proposed residential dwelling on land adjacent to The Vicarage, Hill Road, Neath Abbey, Neath.

Members should note that planning consent was granted in 2002, for a plot in outline on land within the curtilage of The Vicarage, access to be gained via the existing drive. This proposal is for an additional plot.

The proposed plot measures 0.05 hectares, and is located to the south of Hill Road, to the western side of The Vicarage itself, and to the north of the previously approved plot. It has a frontage onto Hill Road of approximately 20m and a depth of 35m, and slopes down from Hill Road to its rear boundary. The area of land is currently used as amenity and garden space for the existing Vicarage. There are 4 number large trees adjoining the north east corner of the site.

Access is to be gained off Hill Road, where there exists a 2m high stone boundary wall. It is proposed to provide visibility splays at this point. From the submitted plan this would lead to the loss of approximately 20m of this boundary. No details have been submitted regarding its construction, or the actual location or style of the dwelling itself. However it is indicated on the form that a 4 bedroom house is proposed.

The applicant was advised, that in order to thoroughly assess the proposal, a block plan, outlining a footprint, along with details of its height must be provided. No further information has been provided, to enable a more informed view to be given. However, the following comments are made regarding the possible siting of a dwelling.

The side elevation of the vicarage is located adjacent to the boundary of this plot. There are a 4 number windows located in this elevation. All of which appear to serve habitable rooms. Any development within this plot,

PLANDEV-060503-REP-EC Page 157 of 178 at any location will have a detrimental effect on the outlook and amenity of this particular elevation.

The previously approved plot provides for a single storey dwelling, to be located at the rear of this application site. This is located at a lower level, adjacent to an existing property known as, 43 Hill Road. Any development in this lower portion of the site would have a significant effect on the amenities of both of these properties due to the level of the land. The explanation of Policy H2 of the Borough of Neath Local Plan states that;

“When applications are considered, care should be taken to ensure that the design does not frustrate (for instance in terms of highways, drainage, landscaping, layout, etc) the development of an adjacent site.”

The explanation of Policy H3 of the Borough of Neath Local Plan, states that;

“The Borough Council will seek to ensure that the character of a settlement is not adversely affected. While it is desirable to locate new development within urban areas in order to reduce development in the countryside, the Borough Council is concerned to ensure that this does not result in “town cramming” with over dense development, and the loss of important views, gaps, wildlife habitats and green spaces.”

It is considered that locating a dwelling on this plot would materially effect the amenity of the previously approved plot, to the detriment of its amenity, and setting.

It is considered that a conflict will be likely to exist between loss of light, overlooking, and overshadowing, should a development occur in this area. It will also have a significantly adverse effect on the setting and amenity of The Vicarage itself.

The Vicarage, whilst not Listed, is of significant architectural merit, and any new development within its proximity should be sympathetic to its setting and design. The application submitted previously, and subsequently approved, was originally for two plots, one similar to this current application. That application was amended to one plot to protect both the setting and amenity of the Vicarage itself, and to protect the existing visual amenity of this area as a whole.

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As stated previously, no information has been submitted in relation to the style or location of the proposed dwelling, however, it is considered that no matter what location is offered it will have a significantly adverse effect.

In relation to the access, the Head of Public and Transport Services, Highways Section has forwarded the following comments. “Refusal is recommended on the grounds that the access is on the inside of a blind bend and visibility to the east (oncoming traffic) will be substandard at about only 10 to 15m with similar visibility to the west. Thus any access will be detrimental to the safety and free flow of traffic on Hill Road.”

It is considered therefore that the proposal would adversely affect the general and visual amenities and highly safety and is therefore contrary to Policies H2, H3 and T26 of the Neath Local Plan.

RECOMMENDATION: Refusal

REASONS FOR REFUSAL;

(1)The proposal will have a significant detrimental effect on the amenity of the adjoining properties, and the amenity of the previously approved adjacent plot. It will also have a detrimental effect on the setting of the Vicarage itself, and lead to a form of development detrimental to the visual amenities of the area. This will be contrary to Policies H2 and H3 of the Borough of Neath Local Plan.

(2)The proposed access to the site will have a detrimental effect on Highway and Pedestrian safety contrary to Policy T26 of the Borough of Neath Local Plan.

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4. PLANNING APPEALS RECEIVED

ITEM 1. APPEAL REFERENCE: NPT/A229 DESCRIPTION: Certificate of Lawful Development.(Processing and storing timber/stone). APPELLANT: Mr.G.Woodham. LOCATION: Estates Farm, Fairyland Road, Neath. TYPE: Public Inquiry. APPLN NO: P/02/628.

ITEM 2. APPEAL REFERENCE; NPT /A230 DESCRIPTION: Condition restricting use of site. APPELLANT: Steel Supply Ltd. LOCATION: Former Biffa yard, Neath Abbey, Neath. TYPE: Written representations. APPLN NO: P/02/897.

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5. NOTIFICATION OF APPEAL DECISIONS

ITEM 1

APPEAL REFERENCE: NPT/A222.

DESCRIPTION: Advertisement display unit. LOCATION: Murco filling station, Western Avenue, Sandfields, Port Talbot. APPELLANT: Primelight Advertising. TYPE: Written representations. APPLN NO: 02/1290. DECISION: Dismissed.

The Inspector considered that the main issue in this appeal was the effect of the display unit upon visual amenity of the area. The Inspector considered that the proposed display unit was of moderate size when viewed in the context of the filling station and supermarket buildings. However he was concerned that it would be visually intrusive when viewed from the adjoining roads and would lead to add to an appearance of advertisement and street clutter at the appeal premises and would lead to a further loss to visual amenity.

Finally the Inspector was conscious that the unit would be illuminated at night and he was of the opinion that this would increase the unit’s prominence and impact, particularly given its elevated position, leading to detrimental effects upon the visual amenity of the area. The appeal was DISMISSED.

ITEM 2.

APPEAL REFERENCE. NPT/A216.

DESCRIPTION : Temporary septic tank. LOCATION: Tynant, Addodly Road, Glynneath. APPELLANT: Mr.B.Elliott. TYPE: Written representations. APPLN.NO: P/02/394 DECISION: Dismissed.

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The Inspector in this appeal considered that the main issue was whether the ground conditions were suitable for an additional septic tank connection serving two separate dwellings. The general guidance in these cases is that there is always a first presumption to provide a system of foul drainage discharging into a public sewer. However in this case the existing septic tank is placed just above a steep bank near the rear of several dwellings. The Inspector expressed concern about the existing ponding of surface water and also the saturated ground conditions near the existing septic tank. Overall the inspector concluded that the existing septic tank was neither suitably located, nor benefited from an adequate soakaway for the foul discharge. The appeal was DISMISSED.

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6. ENPT 3014 UNAUTHORISED BED-SITS – 28, TANYGROES, PORT TALBOT.

It has been brought to the departments attention that the above mid- terraced property has been converted into 7 bedsits, 3 on the ground floor and 4 on the first floor.

To the rear of the property is a small yard which backs onto a lane which runs along the length of Tanygroes Street.

Whilst such a use can be acceptable in residential area they are subject to a minimum provision of car parking and amenity provision. In this case there is no off street car parking and insufficient space to provide, amenity, bin storage and drying areas for 7 bedsits.

It is therefore recommended that enforcement action be taken to cease the use for the following reasons.

1. There is no off street parking resulting in vehicles parking or on the highway to the detriment of highway safety which is contrary to Policy T11 of the Draft Port Talbot Local Plan. 2. There is insufficient space to provide adequate amenity, bin storage and drying areas to the detriment of residential amenity.

Period for compliance: 3 months.

FOR DECISION.

CONTACT OFFICER – D. WATKINS. (01639) 764225.

RELEVANT FILES – ENFORCEMENT FILES.

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7. DELEGATED APPLICATIONS DETERMINED between 5/4/2003 and 25/4/2003

1 App No. P/2002/701 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 4 OF PLANNING APPLICATION NO 95/549 REGARDING DRAINAGE Location UNIT 1 AND 1A TANK FARM ROAD, LLANDARCY, NEATH SA106EN Decision Approval with Conditions

2 App No. P/2002/1325 Type Full Plans Proposal EXTENSION TO DWELLING Location 164 CIMLA CRESCENT, NEATH SA113PF Decision Approval with Conditions

3 App No. P/2003/103 Type Full Plans Proposal EXTENSION TO FUNCTION ROOM AND TOILETS ON FIRST FLOOR (AMENDED SITE PLAN RECEIVED 18TH MARCH 2003) Location 130 VICTORIA ROAD, ABERAFAN, PORT TALBOT SA126AY Decision Approval with Conditions

4 App No. P/2003/120 Type App under TPO Proposal APPLICATION UNDER TREE PRESERVATION ORDER TO TRIM CHESTNUT TREES Location TAN YR ALLT HOUSE NURSING HOME, 16 ALLTWEN HILL, PONTARDAWE, SWANSEA SA8 3AB Decision Approval with Conditions

5 App No. P/2003/127 Type Discharge of Cond.

Proposal AGREE CONDITION 2 OF PLANNING APPLICATION P/02/0276 WITH REGARD TO EXTERNAL MATERIALS. Location LAND ADJACENT TO :-, 56 WINDSOR VILLAGE, BAGLAN MOORS, PORT TALBOT SA127EY Decision Approval

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6 App No. P/2003/132 Type Full Plans Proposal DETACHED 3 BEDROOM BUNGALOW Location LAND ADJACENT TO 'MORLAIS', NEATH ABBEY ROAD, NEATH ABBEY, NEATH Decision Approval with Conditions

7 App No. P/2003/159 Type Discharge of Cond.

Proposal AGREE CONDITION 7 OF PLANNING APPLICATION P/02/745 WITH REGARD TO BUILDING OF HISTORICAL AND ARCHITECTURAL SIGNIFICANCE OF PRE-1939. Location NEATH GENERAL HOSPITAL, PENRHIWTYN, NEATH SA112LQ Decision Approval with Conditions

8 App No. P/2003/209 Type Householder Proposal CONSERVATORY Location 38 WAUN DANIEL, RHOS, PONTARDAWE, SWANSEA SA8 3HR Decision Approval with Conditions

9 App No. P/2003/220 Type App under TPO Proposal TRIMMING AND MAINTENANCE TO TREES COVERED BY TPO Location 19 DERWEN DEG, NEATH SA107FP Decision Approval with Conditions

10 App No. P/2003/233 Type Householder Proposal DETACHED GARAGE Location 7 HEOL Y FELIN, SEVEN SISTERS, NEATH Decision Approval with Conditions

11 App No. P/2003/240 Type Householder Proposal SINGLE STOREY FRONT EXTENSION PLUS BOUNDARY WALL TO ENCLOSE FRONT GARDEN. (AMENDED DESCRIPTION 17/3/03) Location 5 HEOL CELYN, CIMLA, NEATH SA113YL Decision Approval with Conditions

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12 App No. P/2003/245 Type Full Plans Proposal PROPOSED INSERTION OF TWO ROLLER SHUTTER DOORS AND ERECTION OF REAR EXTERNAL CANOPY. Location UNIT 1 THE COURTYARD, D'ARCY BUSINESS PARK, LLANDARCY NEATH Decision Approval with Conditions

13 App No. P/2003/249 Type Discharge of Cond.

Proposal AGREE TO CONDITION 11 OF PLANNING APPROVAL NO P/01/1262 REGARDING HIGHWAY WORKS TO BRITON FERRY ROAD Location CASTLE LEISURE DEVELOPMENT, LAND OFF BRITON FERRY ROAD, BETWEEN, LIDL STORE AND D C GRIFFITHS WAY, NEATH SA111BT Decision Approval with Conditions

14 App No. P/2003/253 Type Discharge of Cond.

Proposal AGREE TO CONDITION 12 OF PLANNING APPROVAL NO P/01/1262 REGARDING HIGHWAY DETAILS Location CASTLE LEISURE DEVELOPMENT, LAND OFF BRITON FERRY ROAD, BETWEEN, LIDL STORE AND D C GRIFFITHS WAY, NEATH SA111BT Decision Approval

15 App No. P/2003/254 Type Discharge of Cond.

Proposal AGREE TO CONDITION 13 (SECTIONS C,D,E,F &G) OF PLANNING APPROVAL NO P/01/1262 REGARDING DRAINAGE DETAILS Location CASTLE LEISURE DEVELOPMENT, LAND OFF BRITON FERRY ROAD, BETWEEN, LIDL STORE AND D C GRIFFITHS WAY, NEATH SA111BT Decision Approval

16 App No. P/2003/266 Type Full Plans Proposal EXTENSIONS TO DWELLING AND PORCH

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Location WHITMOOR LODGE, MARGAM, PORT TALBOT CF336PT Decision Approval with Conditions

17 App No. P/2003/271 Type App under TPO Proposal WORKS TO TREES COVERED BY TREE PRESERVATION ORDER Location 19 & 20 FERNLEA PARK, BRYNCOCH, NEATH SA107SU Decision Approval with Conditions

18 App No. P/2003/281 Type Householder Proposal PORCH Location 21 ELFED AVENUE, SANDFIELDS, PORT TALBOT SA126AS Decision Approval with Conditions

19 App No. P/2003/286 Type Full Plans Proposal AMENDED PLANS - EXTENSION TO DWELLING AND GARAGE Location 102 GRAIG ROAD, GELLINUDD, PONTARDAWE SWANSEASA8 3DS Decision Approval with Conditions

20 App No. P/2003/293 Type Outline Proposal OUTLINE PLANNING - DWELLING Location LAND ADJACENT TO, 189 GRAIG ROAD, GODRERGRAIG, SWANSEA Decision Approval with Conditions

21 App No. P/2003/294 Type Householder Proposal CONSTRUCTION OF A GARAGE AND EXTENSION Location 1A LODGE DRIVE, BAGLAN, PORT TALBOT SA128UD Decision Approval with Conditions

22 App No. P/2003/297 Type Neigh.Auth/Nat.Park

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Proposal ERECTION OF 8 NO TURBINES AND ASSOCIATED SUB-STATION BUILDING, INCLUDING ACCESS TRACKS, CABLING WORKS AND ANEMOMENTER MAST. ONE TURBINE TO INCLUDE PROVISION FOR VIEWING PLATFORM Location MYNYDD TY'N TYLE, SOUTH OF FERNDALE, NORTH WEST OF PENRHYS, Decision No Objections

23 App No. P/2003/300 Type Full Plans Proposal PROPOSED ERECTION OF OUT-DOOR DECKING FOR USE ANCILLARY TO RESTAURANT Location THE OLD STATION, CYMMER, PORT TALBOT SA133EN Decision Approval

24 App No. P/2003/308 Type Full Plans Proposal GARAGE Location TY NEWYDD, MAESTEG ROAD, CYMMER, PORT TALBOT SA133HS Decision Approval with Conditions

25 App No. P/2003/310 Type Full Plans Proposal EXTENSION TO DWELLING Location 43 WOODLAND ROAD, NEATH SA113AL Decision Approval with Conditions

26 App No. P/2003/313 Type Full Plans Proposal SINGLE STOREY EXTENSION Location 3 REES STREET, ABERAFAN, PORT TALBOT SA126HB Decision Approval with Conditions

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27 App No. P/2003/314 Type Householder Proposal ERECTION OF DWELLING Location PLOT ADJACENT TO, 60 YNYSDARREN ROAD, YSTALYFERA, SWANSEA SA9 2EA Decision Approval with Conditions

28 App No. P/2003/317 Type Householder Proposal GARAGE Location 66 GWYN STREET, ALLTWEN, PONTARDAWE, SWANSEA SA8 3AN Decision Approval with Conditions

29 App No. P/2003/318 Type Householder Proposal EXTENSION TO DWELLING Location GELLINUDD, PONTARDAWE, SWANSEA SA8 3DY Decision Approval with Conditions

30 App No. P/2003/320 Type Householder Proposal EXTENSION TO DWELLING Location 16 CLYNGWYN ROAD, YSTALYFERA, SWANSEA SA9 2AE Decision Approval with Conditions

31 App No. P/2003/322 Type Full Plans Proposal LOADING BAY CANOPY ON EXISTING HARDSTAND AREA Location NEATH VALE SUPPLIERS PARK, RESOLVEN, NEATH SA114HW Decision Approval with Conditions

32 App No. P/2003/323 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 1 OF PLANNING APPROVAL NO P/02/1406 REGARDING MATERIALS Location MARINERS POINT (PHASE 2), ABERAVON, PORT TALBOT Decision Approval

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33 App No. P/2003/327 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 12 OF PLANNING APPROVAL NO P/02/1406 REGARDING PEDESTRIAN BOLLARDS Location MARINERS POINT (PHASE 2), ABERAVON, PORT TALBOT Decision Approval with Conditions

34 App No. P/2003/329 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITIONS 10 & 11 OF PLANNING APPROVAL NO P/02/1406 REGARDING HIGHWAY DETAILS Location MARINERS POINT (PHASE 2), ABERAVON, PORT TALBOT Decision Approval

35 App No. P/2003/330 Type Full Plans Proposal DETACHED DORMER BUNGALOW Location LAND ADJACENT TO, 3B DAPHNE ROAD, NEATH, NEATH SA108DH Decision Application Invalid

36 App No. P/2003/332 Type Full Plans Proposal EXTENSION TO DWELLING Location 25 YNYSDERW ROAD, PONTARDAWE, SWANSEA, SA8 4EJ Decision Approval with Conditions

37 App No. P/2003/335 Type Neigh.Auth/Nat.Park

Proposal PLANNING APPLICATION UNDER SECTION 73 TO VARY CONDITIONS 4 (SITING TO ACCORD WITH THE PARAMETERS PLAN) 13 (EXTERNAL FINISHES TO THE CINEMA BUILDING), 14 ( EXTERNAL FINISHES TO THE SPORTS RETAIL BUILDING), 17 (RESTRICTION ON DIY GOODS TO BE SOLD), 22 (STORAGE OF GOODS IN THE OPEN), 23,24,25 (OFF SITE HIGHWAY WORKS), 31 (CAR PARKING MANAGEMENT), 39 & 41 (ECOLOGY), OF OUTLINE PLANNING PERMISSION A00/1410 (CONSTRUCTION OF SPORTS STADIUM, LEISURE FACILITIES (INCLUDING HEALTH CLUB, MULTI-SCREEN CINEMA, TEN PIN

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BOWLING CENTRE, ALTERATIONS TO EXISTING TENNIS CENTRE, HOTEL AND RESTAURANTS) AND PROVISION OF ENABLING RETAIL DEVELOPMENT, PETROL FILLING STATION AND NECESSARY INFRASTRUCTURE) Location MORFA STADIUM AND LAND TO THE WEST, SOUTH, AND EAST, UPPER BANK, LANDORE, SWANSEA Decision No Objections

38 App No. P/2003/339 Type Full Plans Proposal CONVERSION FROM ONE TO TWO PROPERTIES Location 31 LONDON ROAD, NEATH SA111LE Decision Approval with Conditions

39 App No. P/2003/340 Type Householder Proposal CONSERVATORY Location 81 RIDGEWOOD GARDENS, CIMLA, NEATH SA113QX Decision Permitted Development

40 App No. P/2003/345 Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 3 (CAR PARKING SPACES) OF PLANNING PERMISSION NO. P2001/1388 Location EVANS & REID LTD, STAFFORDSHIRE WAREHOUSE, CANAL ROAD, NEATH SA111LJ Decision Approval with Conditions

41 App No. P/2003/346 Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 4 (ACCESS) OF PLANNING PERMISSION NO: P2001/1388 Location EVANS & REID LTD, STAFFORDSHIRE WAREHOUSE, CANAL ROAD, NEATH SA111LJ Decision Approval

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42 App No. P/2003/352 Type Householder Proposal EXTENSION TO DWELLING Location 18 RHIWLAS, WAUNCEIRCH, NEATH SA107RB Decision Approval with Conditions

43 App No. P/2003/356 Type Full Plans Proposal ALTERATIONS TO INTEGRATE INTO A SINGLE PROPERTY Location 4 & 6 ORCHARD STREET, PONTARDAWE, SWANSEA SA8 4ER Decision Permitted Development

44 App No. P/2003/358 Type Full Plans Proposal PORCH Location 31 FENBROOK CLOSE, BAGLAN MOORS, PORT TALBOT SA127PA Decision Approval with Conditions

45 App No. P/2003/359 Type Householder Proposal CONSERVATORY Location 82 WOODLANDS PARK DRIVE, CADOXTON, NEATH SA108AW Decision Approval with Conditions

46 App No. P/2003/361 Type Advertisement Proposal ADVERTISEMENT SIGNS (1 FASCIA AND 1 PROJECTING) Location COOP WELCOME, 72 HERBERT STREET, PONTARDAWE, SWANSEA SA8 4EB Decision Approval with Conditions

47 App No. P/2003/365 Type Change of Use Proposal CHANGE OF USE TO MOT CENTRE (CLASS 4 ) AND VEHICLE REPAIR WORKSHOP Location OLD ROCK SIDINGS OFF, LANCASTER CLOSE, GLYNNEATH, NEATH SA115EF Decision Approval with Conditions

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48 App No. P/2003/366 Type Discharge of Cond.

Proposal DETAILS UNDER CONDITION 3 (LANDSCAPING) OF CONSENT P2002/1431 Location SWIMMING POOL SITE, FFORDD GLANDWR, YSTALYFERA, SWANSEA SA9 2ER Decision Approval

49 App No. P/2003/367 Type Discharge of Cond.

Proposal DETAILS UNDER CONDITION 4 (BOUNDARY TREATMENT/BARRIER) OF CONSENT P2002/1431 Location SWIMMING POOL SITE, FFORDD GLANDWR, YSTALYFERA, SWANSEA SA9 2ER Decision Approval

50 App No. P/2003/370 Type Full Plans Proposal STONE BOUNDARY WALL Location TY LLWYD NEWYDD TYLLWYD ROAD, NEATH SA107DX Decision Approval with Conditions

51 App No. P/2003/371 Type Full Plans Proposal CONSERVATORY Location 89 NEATH ROAD, PONTARDAWE, SWANSEA SA8 3EH Decision Approval with Conditions

52 App No. P/2003/372 Type Full Plans Proposal CONVERSION OF GARAGE TO LIVING ACCOMMODATION Location 3 DERWEN DEG, NEATH SA107FP Decision Approval with Conditions

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53 App No. P/2003/373 Type Full Plans Proposal EXTENSION TO DWELLING Location 9 DUNRAVEN STREET, CWMGWRACH, NEATH SA115PB Decision Approval with Conditions

54 App No. P/2003/377 Type Full Plans Proposal RETROSPECTIVE APPLICATION FOR THE CHANGE OF USE TO A2 OFFICE, FOR TEMPORARY PERIOD OF 2 MONTHS - THEN REVERTING BACK TO A1 SHOP. Location 86 MARGAM ROAD, MARGAM, PORT TALBOT SA131ND Decision Approval with Conditions

55 App No. P/2003/380 Type Householder Proposal INCREASE IN HEIGHT OF ROOF WITH INSERTION OF DORMER WINDOWS PLUS THE ERECTION OF A GARDEN STORE Location 21 THE AVENUE, EAGLESBUSH, NEATH SA112FD Decision Approval with Conditions

56 App No. P/2003/382 Type Full Plans Proposal SINGLE STOREY EXTENSION TO DWELLING Location 2 TANYDARREN, PONTARDAWE, SWANSEA SA8 4QT Decision Approval with Conditions

57 App No. P/2003/389 Type LawfulDev.Cert- Exist Proposal CERTIFICATE OF LAWFULNESS FOR AN EXISTING USE - CHANGE OF USE FROM SHOP TO RESIDENTIAL Location 95 HIGH STREET, GLYNNEATH, NEATH SA115AL Decision Issue Lawful Dev.Cert.

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58 App No. P/2003/391 Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 6 (EXTERNAL MATERIALS) OF PLANNING CONSENT P2001/1368 Location LAND ADJACENT TO 4 GELLIFOWY ROAD, YNYSMEUDWY, PONTARDAWE SWANSEA Decision Approval with Conditions

59 App No. P/2003/398 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS - CONSERVATORY Location 15 YNYS Y GORED, VELINDRE, PORT TALBOT SA132ES Decision Issue Lawful Dev.Cert.

60 App No. P/2003/403 Type LawfulDev.Cert- Prop. Proposal CERTIFICATE OF LAWFULNESS APPLICATION TO DEMOLISH & REBUILD GARDEN RETAINING WALL. Location 20 BROOMHILL, PORT TALBOT, SA132US Decision Issue Lawful Dev.Cert.

61 App No. P/2003/405 Type Householder Proposal EXTENSION TO DWELLING Location 51 MOORLANDS, DYFFRYN CELLWEN, NEATH SA109HY Decision Approval with Conditions

62 App No. P/2003/410 Type Householder Proposal EXTENSION TO DWELLING Location 27 HEOL Y NANT, CAEWERN, NEATH SA107PP Decision Permitted Development

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63 App No. P/2003/413 Type Discharge of Cond.

Proposal SUBMISSION OF DETAILS UNDER CONDITION 12 SECTION 36 CONSENT REGARDING A SCHEME FOR REMOVAL OR LIMITED RETENTION OF TEMPORARY BUILDINGS IN RELATION TO CONDITION 12 Location BAGLAN BAY GAS POWER STATION, BAGLAN ENERGY PARK, PORT TALBOT SA126NR Decision Approval with Conditions

64 App No. P/2003/415 Type Householder Proposal CONSERVATORY Location 24 WAUN DANIEL, RHOS, PONTARDAWE SWANSEASA8 3HR Decision Approval with Conditions

65 App No. P/2003/420 Type Householder Proposal PRIVATE GARAGE Location 2 HARLE STREET, NEATH SA113DL Decision Approval with Conditions

66 App No. P/2003/423 Type Change of Use Proposal CHANGE OF USE FROM RETAIL TO A LAUNDRY SERVICE Location 1 CWRT SART, BRITON FERRY, NEATH SA112ST Decision Approval with Conditions

67 App No. P/2003/432 Type Full Plans Proposal CONVERSION OF GARAGE TO LIVING ACCOMMODATION Location 71 PRIORY COURT, BRYNCOCH, NEATH SA107RZ Decision Approval with Conditions

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68 App No. P/2003/453 Type Neigh.Auth/Nat.Park

Proposal NEIGHBOURING AUTHORITY APPLICATION – SUBMISSION OF RESERVED MATTTERS PURSUANT TO PLANNING CONSENT P/00/0268 (TRAGO MILLS) Location SITE OF FORMER HEOLGERRIG BRICKWORKS, HEOLGERRIG, SWANSEA ROAD, CLWYDYFAGWR, TWYNCARMEL Decision No Objections

69 App No. P/2003/465 Type Discharge of Cond.

Proposal AGREE TO CONDITION NO 6 OF PLANNING APPROVAL NO P/2002/1336 REGARDING DETAILS OF THE FLOOR/ROOF LEVEL AND CROSS SECTIONS Location PLOT OPPOSITE 1-5 SCHOOL ROAD, CYMMER, PORT TALBOT SA133EG Decision Approval

70 App No. P/2003/478 Type Discharge of Cond.

Proposal DETAILS IN ACCORDANCE WITH CONDITION 3 (BOUNDARY ENCLOSURE) OF P2003/0098 Location 35 BROOKFIELD, NEATH ABBEY, NEATH SA107EH Decision Approval

71 App No. P/2003/491 Type Discharge of Cond.

Proposal AGREE CONDITION 2 OF PLANNING APPLICATION P/02/920 WITH REGARD TO FENCE / RAILINGS. Location LAND AT:-, BISHOPS MEAD, BAGLAN MOORS, PORT TALBOT SA127DB Decision Approval

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72 App No. P/2003/495 Type Householder Proposal EXTENSION TO DWELLING Location 130 BROOKFIELD, NEATH ABBEY, NEATH SA107EF Decision Permitted Development

73 App No. P/2003/501 Type Discharge of Cond.

Proposal DETAILS IN RELATION TO CONDITION 2 (EXTERNAL MATERIALS) OF PLANNING CONSENT NO:P98/0299 Location LAND ADJACENT TO, 4 SMITHFIELD ROAD, PONTARDAWE, SWANSEA Decision Approval

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