PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) PWYLLGOR DYDDIAD: 06/02/2012 SIAMBR DAFYDD ORWIG CYNLLUNIO DATE: CHAMBER CAERNARFON PLANNING COMMITTEE EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C11/0543/25/LL Pentir Ty Coch, Glasinfryn, Bangor 2 C11/0678/13/LL Bethesda Former Medical Centre, High Street, Bethesda 3 C11/0769/18/LL Llanddeiniolen Cefn Coch, Galltyfoel, Caernarfon, 4 C11/0865/30/LL Aberdaron Maes Carafanau Bryn Ffynnon, Rhydlios 5 C11/0911/30/LL Aberdaron Ashley, Aberdaron, Pwllheli 6 C11/0928/39/LL Llanengan 273 Cae Du, Abersoch 7 C11/0929/44/LL Porthmadog 44 South Snowdon Wharf, Porthmadog 8 C11/1003/44/LL Porthmadog Tudor Lodge, Ffordd Penamser, Porthmadog 9 C11/1029/17/LL Llandwrog Tir ger / land adjacent St Twrog Church, Llandwrog 10 C11/1034/17/CR Llandwrog Tir ger / land adjacent St Twrog Church, Llandwrog 11 C11/1149/30/LL Aberdaron Ty Croes Mawr, Y Rhiw PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Number: 1 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Application Number: C11/0543/25/LL Date Registered: 13/06/2011 Application Type: Full - Planning Community: Pentir Ward: Pentir Proposal: APPLICATION TO CONVERT VACANT OUTBUILDING INTO ONE DWELLING AND TWO HOLIDAY LETS TOGETHER WITH ASSOCIATED SOAKAWAYS Location: TŶ COCH, GLASINFRYN, BANGOR, LL574UB Summary TO APPROVE SUBJECT TO CONDITIONS of the Recommendation: 1. Description: 1.1 This is an application to convert an empty outbuilding into one dwelling along with two holiday units and create an associated soakaway. 1.2 The site includes substantial outbuildings located in open countryside. There is an access track to the site which also serves another two residential properties, namely the ‘Lodge’ located on the junction near the highway, and ‘Neuadd Tŷ Coch’ which has its own track forking off the main track that leads to the outbuildings which are the subject of this application. 1.3 The buildings which are the subject of this application are substantial; the main building is an L-shaped building, the southern building is single-storey and the western building is two-storey. The extension is in the form of a lean-to (to be demolished), constructed of zinc sheets to the rear of the two-storey building. The northern associated buildings vary in size and condition, from one and a half-storey stone buildings with a slate pitch roof, a single-storey stone building with a slate hip roof, single-storey buildings in the form of a lean-to constructed partly from stone and partly from zinc sheets, to ruins of stone pig-sties. 1.4 The current openings of the main building vary from small square and rectangular windows to traditional stable and barn double doors. The current openings of the associated buildings include many small square openings, along with traditional doors as per the main building, with large openings on the part constructed from zinc sheets. 1.5 At the time when this application was submitted for the first time, the proposal was to convert the building (with much rebuilding work) into ten holiday units. Following many public objections and concerns highlighted by the statutory consultees and the Local Planning Authority, it was decided to amend the application and reduce the number of holiday units to two and offer one self-contained living unit on the remainder of the site. 1.6 Therefore, by now, the proposal is to convert the main building into one self- contained four bedroom living unit, retain one of the associated buildings as a garage, demolish the pig-sties in their entirety and change the form of the roofs of the other buildings from zinc sheet lean-to roofs into slate hip pitched roofs to create two holiday units. The number and size of the openings will be retained as they are at present on the main elevations of the main building, with minor changes being made to the number and size of the openings on the rear elevation. The openings on the elevation facing Neuadd Tŷ Coch have all been closed up. Roof lights have been PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) added to each elevation. »Changes will be made to the form and number of openings in the associated buildings to be able to create holiday units; nevertheless, they are traditional in terms of their symmetry and size. « 1.7 The agent has prepared a valuation of the plan in order to prove that the plan will not be viable should a restriction such as an affordable house for local need be imposed on the permanent living unit. 2. Relevant Policies: 2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. 2.2 Gwynedd Unitary Development Plan 2009: POLICY B20 – SPECIES AND THEIR HABITATS THAT ARE OF INTERNATIONAL AND NATIONAL IMPORTANCE Proposals which are likely to cause unacceptable disturbance or harm to protected species and their habitats will be refused unless they can conform to a series of criteria aimed at safeguarding the recognised features of the site. POLICY B22 – BUILDING DESIGN Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment. POLICY B23 – AMENITIES Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. POLICY B24 – ALTERATIONS AND BUILDING EXTENSIONS WITHIN DEVELOPMENT BOUNDARIES, RURAL VILLAGES AND THE COUNTRYSIDE Ensure that proposals for alterations or extensions to buildings conform to a series of criteria aimed at protecting the character and amenity value of the local area. POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. POLICY C4 – ADAPTING BUILDINGS FOR RE-USE Proposals to adapt buildings for re-use rather than demolition will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages. POLICY CH12 – CONVERSION OF BUILDINGS IN RURAL VILLAGES AND OPEN COUNTRYSIDE FOR RESIDENTIAL USE Approve the conversion of buildings to residential use within rural villages and the countryside provided that a suitable economic use cannot be secured for the building, and that criteria relating to local need, affordability, impact on the character of the area and occupancy of the dwelling can be met. POLICY CH33 – SAFETY ON ROADS AND STREETS PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Development proposals will be approved provided they can conform to specific criteria relating to the vehicular entrance, the standard of the existing roads network and traffic calming measures. POLICY CH34 – RURAL LANES Development proposals will be refused if they cause an unacceptable increase in the number of vehicles using Rural Minor Roads where the main users are expected to be pedestrians, cyclists or horse riders. POLICY CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extensions to existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the proximity of the site to a public car park. POLICY D15 – SELF-SERVICED HOLIDAY ACCOMMODATION Proposals for developing new, permanent self-catering holiday accommodation and adaptation of existing buildings or existing establishments will be approved if the design, setting and appearance of the development is of high standard and if it conforms to criteria relevant to the location and scale of the development, impact on the permanent housing stock and on residential areas and availability of this type of holiday accommodation. In addition to GUDP policies, full consideration is given to the Authority’s adopted Supplementary Planning Guidance (SPG), which are material and relevant considerations. The following are relevant in this case: Converting buildings in open countryside and in rural villages Gwynedd Design Guidelines 2.3 National Policies: Planning Policy Wales (edition 4, 2011) TAN 12: Design 3. Relevant Planning History: 3.1 Application / appeal reference. Application address. Description of the proposal. Decision and date. 3/25/272 Change of use of agricultural buildings into a restaurant and appropriate club APPROVED 1/6/1983 3/25/272A Convert empty agricultural buildings into holiday units - APPROVED 04/09/1984 3/25/272B Change of use of part of a farmhouse into an allergy treatment home - APPROVED 5/11/1986 3/25/272C Construction of 10 holiday units - APPROVED 6/6/1990 PWYLLGOR CYNLLUNIO DYDDIAD: