City and County of Swansea Area 2 Development
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CITY AND COUNTY OF SWANSEA NOTICE OF MEETING You are invited to attend a meeting of the AREA 2 DEVELOPMENT CONTROL COMMITTEE SITE VISITS th On: Tuesday 12 August 2008 Time: 1.30pm. from CIVIC CENTRE, Swansea AGENDA Would Members of the Committee please note that they are invited to attend the under mentioned site visits. (A coach will leave Civic Centre, Swansea at 1.30 p.m.) Site Visits Approx Planning Application No 2008/1009 One agricultural 1.50 pm worker's dwelling (outline) at Cefn Stylle Farm, Cefn Stylle Road, Gowerton, Swansea Approx. Planning Application No.2008/0338 Construction of 2.20pm agricultural building (Prior Approval of the Local Planning Authority) at Field No. 0062, Burry Green, Reynoldston, Gower Approx. Planning Application No.2006/1067 Construction of 4 2.50pm detached dwellings with detached garages and 4 semi- detached dwellings, new access road and associated landscaping (Amended site location plan received) at Land at South Gower Sports Club, Scurlage, Swansea Approx Planning Application No.2008/0951 Replacement 3.15pm building to provide cellar, ground floor workshop/store and reception area with first floor self contained apartment at Bank Farm, Horton, Gower Approx. Planning Application No.2007/1826 Demolition of 3.45pm existing bungalow and construction of detached dwelling, and extension of residential curtilage (outline) (Details of design, sitting, external appearance and access) at Byways, Lunnon, Swansea Approx. Planning Application No.2008/1410 Two storey rear 4.10pm extension and detached garage at 677 Gower Road, Upper Killay, Swansea These planning applications will be considered at the meeting of the Area 2 Development Control Committee scheduled to be held in the Council Chamber , Civic Centre, on Tuesday 2nd September 2008 at 2.00 p.m. D. Daycock Head of Legal & Democratic Services 06.08.08 Contact: Gareth Borsden 01792 636824Z: Word /Committee /Agenda /Committee/Area2/SiteVisits AREA 2 DEVELOPMENT CONTROL COMMITTEE – 5TH AUGUST 2008 ITEM 9 APPLICATION NO. 2008/1009 WARD: Area 2 Gowerton Location: Cefn Stylle Farm, Cefn Stylle Road, Gowerton, Swansea, SA4 3QY Proposal: One agricultural worker's dwelling (outline) Applicant: Messrs E Evans & Son BACKGROUND INFORMATION POLICIES Policy Policy Description Policy EQ6 There will be a presumption against development in the open SLV countryside. Permission will not be given for development in the open countryside unless the proposals are considered essential to the rural economy and relate to agriculture, forestry and mining or are essential for communications. Planning permission for new residential development will be subject to the limitations stipulated in Policy H6. (Southern Lliw Valley Local Plan) Policy EQ8 There is a presumption against development which would encroach into SLV the countryside or which would lead to the coalescence of settlements. (Southern Lliw Valley Local Plan) Policy EQ9 It is the policy of the Borough Council that three areas are designated as SLV `Green Wedges’, in order to maintain their rural environment, and protect them from sporadic development and the encroachment of the urban area. The areas are: 1. Between Dunvant and Gowerton, and extending to the Borough boundary adjoining Penclawdd. 2. Between Gowerton and Kingsbridge, extending from Loughor to Penllergaer/Cadle Mill; 3. Between Penllergaer and Llangyfelach. (Southern Lliw Valley Local Plan) Policy H6 SLV Outside the existing boundaries of the settlements within the plan area, the only form of new housing development that will be allowed will be that which is essentially required in connection with agriculture, forestry or mining. (Southern Lliw Valley Local Plan) Policy C1 The environment and natural beauty of the countryside throughout West WGSP Glamorgan will be protected for its own sake, and where appropriate, will be enhanced and managed. In the Gower Area of Outstanding Natural Beauty the protection of natural beauty will be the primary objective. (West Glamorgan Structure Plan Review No. 2) AREA 2 DEVELOPMENT CONTROL COMMITTEE – 5TH AUGUST 2008 ITEM 9 (CONT’D) APPLICATION NO. 2008/1009 Policy C4 Within the following Green Wedges the countryside will be conserved WGSP and enhanced, and development only permitted for appropriate uses associated with agricultural production, forestry, nature conservation and recreation: i. The Lower Llan Valley, including Garngoch Common. ii. The area around Mynydd Gelliwastad North of Morriston Hospital. iii. Land west of Cockett and between Waunarlwydd, Gowerton and Dunvant. iv. The valley of the Clyne River on the western side of Swansea. v. Kilvey Hill, Crymlyn Bog and environs, Crymlyn Burrows, Jersey marine and part of the Neath Estuary. vi. The area between Birchgrove, Skewen and Glais, including the flanks of Mynydd Drumau. vii. The area between Pontrhydyfen and Cimla. viii. The area between Bryncoch and Rhos. ix. The area between Neath and Tonna. (West Glamorgan Structure Plan Review No. 2) Policy C5 In the open countryside, development will not be permitted except WGSP where: i. It is essential for the rural economy or rural employment, or ii. It can be demonstrated to meet the overriding social or economic needs of the local community, or iii. It is for a replacement dwelling on an agricultural holding, or iv. It provides an acceptable use for redundant building(s) and the adaptation of the building(s) to the new use is sensitive to the surrounding natural landscape and built environment, or v. It is essential for communications, telecommunications, and other forms of utility service provision, renewable energy generation or minerals extraction, or vi. It is an appropriate development associated with nature conservation, rural recreation and tourism or farm diversification, and vii. The land is of poor agricultural, conservation, or ecological value, and the development does not adversely affect the viability of an established farm unit. (West Glamorgan Structure Plan Review No. 2) Policy H3 Within Swansea sufficient land will be made available to enable WGSP development, up to the year 2006, as follows; iii. In the Gower fringe settlements .limited infilling and small-scale rounding off, as well as minor extensions to existing settlements require to meet proven local housing needs. AREA 2 DEVELOPMENT CONTROL COMMITTEE – 5TH AUGUST 2008 ITEM 9 (CONT’D) APPLICATION NO. 2008/1009 Policy C6 There is a presumption against ribbon development and development WGSP which contributes to the coalescence of settlements. Policy EV20 - Criteria for the consideration of new dwellings in the countryside. UDP Policy EV22 - The countryside will be conserved and enhanced for the sake of its UDP natural heritage, natural resources, historic and cultural environment and agricultural and recreational environment. SITE HISTORY None Response to Consultations The application was advertised on site and in the press as a departure from the development plan and 1 neighbouring dwelling was individually consulted. NO letters of OBJECTION were received. Gower Society: Object on the following grounds: 1. The Society supports proven legitimate applications for such houses. 2. In this case, we are concerned however as to the true needs for such a dwelling, particularly when so close to urban areas i.e there are plenty of houses available on the open market within a short distance. 3. We recall what may have been previous applications for other developments at this location, but not in the name of Cefn Stylle Farm. This must be checked and fully considered. 4. Unless a fully substantiated agricultural need can be established, we must object to this proposal. As farming is in relative recession and numbers of employees have decreased in recent years, this is an unusual application. 5. If the application is allowed, the dwelling must be tied in to a watertight agricultural tenancy agreement/ Gowerton Community Council: No objection Highway Observations – This proposal for an agricultural workers dwelling is unlikely to result in any highway safety applications and I therefore recommend that no highway objections are raised. Applicant’s supporting Statement In support of the planning application, the applicant’s agents on behalf of the applicant has submitted a Supporting Statement. The appraisal and comments on the need for an agricultural dwelling are as follows: AREA 2 DEVELOPMENT CONTROL COMMITTEE – 5TH AUGUST 2008 ITEM 9 (CONT’D) APPLICATION NO. 2008/1009 APPLICANT Functional Test • The total farmed area is 353ha (872 acres) or thereabouts of enclosed land with common grazing rights. Of this 215.7ha (533 acres) is owned with the remainder rented on either short-term tenancies, business tenancies or grazing licence. In addition there is common grazing on Gowerton and Penclawdd Marshes being some 130ha (323 acres) for 1,500 sheep. The intertidal marsh lies within the Bury inlet and Loughor Estuary and is designated a SSSI as well as being a RAMSA international wetland site. A management agreement with the Countryside Council for Wales allows Messrs Evans to graze the land with some 750 ewes over a 10month annual period. • Some 61.5ha (152 acres) of rented land lies within 5 miles south and south- west of the homestead and the remaining 75ha (187 acres) some 6miles south- west of Cefn Stylle. • The 55.4ha (137 acres) of land is known as Breos Farm and this land has been taken for the past 7 years on an annual Farm Business Tenancy (the owners of this land are Mr and Mrs S Evans parents in law). • Current stock on the farm is: 160 suckler cows, 50 heifers, 6 bulls, 550 ewes, 150 ewe lambs and 16 rams. Most of the suckler cows are housed at Cefn Stylle with the remainder housed over the winter period in buildings at Breos Farm, Parkmill, returning to Cefn Stylle for calving in the Spring. • All ewes are scanned in December and all are housed from January until lambing starts in mid-February. Subject to weather conditions the ewes and lambs are released some days after lambing to paddocks near the farmstead.