ckplanning ltd – Mr & Mrs M and S Cleverley PLANNING REPORT & LISTED BUILDING ASSESSMENT HOUSEHOLDER APPLICATION TO TO EXTEND COTTAGE KNOWN AS GLOWTY'R FELIN MELIN LLANRHIAN, LLANRHIAN, HAVERFORDWEST, PEMBROKESHIRE SA62 5BQ. Pembrokeshire County Council Penlanfeigan ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 1 ckplanning ltd – Mr & Mrs M and S Cleverley Application for Planning Permission Town and Country Planning Act 1990 To : Head of Planning Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 ITP ckplanning is making an application on behalf of MICHAEL STUART CLEVERLY & SHARON ELAINE CLEVERLY for the following Planning Permission: 1. Proposal : To Extend Dwelling to provide a Shower Room & Porch/Utility Area 2. Site Location : Glowty’r Felin, Llanrhian Mill, Llanrhian, SA625BQ 3. Type of Planning Permission : Householder with Listed Building Consent 4. Relevant LDP Policies: SP.1, GN.1, GN.2, GN.37. GN.38 Pembrokeshire County Council ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 2 ckplanning ltd – Mr & Mrs M and S Cleverley 1.0 INTRODUCTION 1.1 Please find enclosed the following: Requisite application forms and certificates Drawing 089/SO1 Location and Existing Site Plan Drawing 089/SO2 Topographical Survey Drawing 089/SO3 Existing Floor Plan & Section A-A Drawing 089/SO4 Existing Elevation; North & East Drawing 089/SO5 Existing Elevation: South & West Drawing 089/PO1 Proposed Site & Roof Plan Drawing 089/PO2 Proposed Floor Plan Drawing 089/PO3 Proposed Elevations : North and East Drawing 089/PO4 Proposed Elevations: South and West Drawing 089/PO5 Proposed Section A-A Planning fee – £190-00 1.3 This report is prepared in accordance with the requirements of planning policies contained within the Local Development Plan for Pembrokeshire Adopted February 2013 (LDP). 2.0 BACKGROUND & LOCATION 2.1 Llanrhian Mill lies on the north-eastern periphery of the small rural settlement of Llanrhian, on the south side of the “C” class road that connects the village to Trefin and beyond to the north. 2.2 Glowty‘Pembrokeshirer Felin and Melin Llanrhian were recently County granted planning Council permission for use as separate residential dwellings under planning permission 15/0794/PA . 2.3 Llanrhian ‘Water Mill’ is a Grade II Listed Building under CADW Ref No 20:26/384. The ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 3 ckplanning ltd – Mr & Mrs M and S Cleverley Listing Schedule is attached at the end of this report. 2.4 Separation of the property did not entail changing the character or appearance of either building. The proposed development comprises the addition of a shower room and porch/utility area which adds some 10.25m2 of floor space to the existing 42m2 of floor space – total now 52.25m2. 3.0 SERVICES 3.1 The site has suitable access onto a public highway, the “C” Class Llanrhian to Trefin Road which is a public road where safe vehicular access and parking has been achieved to the satisfaction of the County Council Highways Development Control Officer The new, extended and approved car parking area in front of Glowtr’y Felin provides sufficient space for a fuel oil delivery vehicle to park safely off-road whilst delivering to the site. Water reticulation, main sewer connection, electricity and telephone lines are readily available. Surface water run-off is disposed by soakways. 3.2 The application site is elevated above any designated flood zones. 4.0 CURRENT PLANNING POLICY. 4.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). PCC has recently adopted its Local Development Plan (LDP).The relevant policies identified are:- 4.2 SP 1 Sustainable Development All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised. 4.3 There will be no adverse impacts as a result of this proposal as the character and appearance of the building and area within which it is located will effectively remain unchanged. The proposed work will involve local tradesman and local materials, thereby benefitting the local economy and its social support structure. 4.4 GN.1 General Development Policy Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels;Pembrokeshire County Council 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 4 ckplanning ltd – Mr & Mrs M and S Cleverley exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development. 4.5 The proposed extension will be located at the eastern end of the host building; there will be no visual or other detrimental impact on local amenity as the extension will be partially screened by an existing natural random rubble stone wall; the natural environment will remain undisturbed; there is an existing access to Melin Llanrhian capable of accommodating traffic flows; existing on-site infrastructure is capable of accommodating residential use (as it currently does); and, safe off-road parking has been achieved. The scale, nature and siting of the development does not undermine the character of either the site or locality. 4.6 No hedgerows, trees or other form of wildlife habitat or corridor will be lost as a result of this development. 4.7 The site is readily and easily accessible from the local highway network which provides excellent connectivity for motorists, cyclists and pedestrians. There is adequate on-site car parking. 4.8 The subject site has the benefit of all the requisite services. 4.9 GN.2 Sustainable Design Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements /layout; 3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions; 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and 7. It contributes to delivering well-designed outdoor space with good linkages to adjoining streets, spaces and other green infrastructure. 4.10 Good design is reliant on proposals emerging from an understanding of the site and its context, rather than relying on the unimaginative use of standard site layouts and building types. The proposed development has been designed to reflect the character and appearancePembrokeshire of the host building and, by using corrugatedCounty sheets forCouncil the roof and external walls, will appear as a more traditional form of extension found throughout the County. The extension is of a scale and proportioning that ensures it remains subservient to the host building, particularly by providing a dropped roof/ridge-line that reflects it as an obvious addition. Please note that the original building has already been heavily modified for its ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 5 ckplanning ltd – Mr & Mrs M and S Cleverley current residential use. 4.11 GN.37 Protection and Enhancement of Biodiversity All development should demonstrate a positive approach to maintaining and, wherever possible, enhancing biodiversity. Development that would disturb or otherwise harm protected species or their habitats, or the integrity of other habitats, sites or features of importance to wildlife and individual species, will only be permitted in exceptional circumstances where the effects are minimised or mitigated through careful design, work scheduling or other appropriate measures. 4.12 The proposed development will not result in the disturbance or harm of any protected species or habitat. No work is proposed to the roof or roof space of the host building. 4.13 GN.38 Protection and Enhancement of the Historic Environment Development that affects sites and landscapes of architectural and/or historical merit or archaeological importance, or their setting, will only be permitted where it can be demonstrated that it would protect or enhance their character and integrity. 4.14 The overall character, appearance and setting of Glowty’r Felin and the Melin Llanrian site will not be affected by this proposal. The historic merit of the building and site will not be comprised by this modest extension, which has been designed using sympathetic materials and finishes that compliment the Melin Llanrhian buildings and their character. Note that Council’s Conservation and Listed Building officer, Matt Pyart has been consulted on this development and has raised no objection.