Demolition of existing rear extension together with the erection of a part two storey and part single storey extension to the rear of the property.
LOCAL MEMBER: Councillor Lesley Day
Minutes:
Demolition of an existing rear extension and the erection of a part
two-storey and part single-storey extension to the rear of the property
(a) The Development Control Manager reported that the application before the
committee was for the same site as the previous application in item 3. However,
this time this was a listed building application for the partial demolition of
an existing two-storey rear extension and the rear single-storey extension,
along with the erection of a new single-storey extension on the same site and
the erection of a fence along the side of the house. It was noted that an appeal had been
registered as no decision had been made regarding the listed building and
therefore it was explained that the Planning Committee would not have the right
to make a formal resolution as this would be made by the Planning
Inspectorate. However, it was explained
that it would be necessary for the Planning Committee to give guidance to
planning officers regarding what type of decision they would have taken if the
application was before them and this was in order to deal with the appeal on
behalf of the Council. Following the
receipt of the Committee's confirmation the planning officers would then
provide an appeal statement to be submitted to the Planning Inspectorate.
Attention was drawn that the application details were similar to the previous
application in item 3 and reference was made to the contents of the description
and the full responses within the report before Committee.
It was added that the agent had submitted a late structural engineering
report to the Planning Department. As a result of the concerns regarding the
conclusions of the report and the lack of total clarity if it was possible to
support or strengthen the walls without their demolition and if the report was
based on the condition of the walls as they currently were or on the condition
of the walls to support the new extension.
Consequently, it was explained that the
planning officers had not been convinced that the response fully alleviated the
concerns noted in the report. It was
also intended to submit an engineering report to the Planning Inspectorate as
part of the appeal information.
It was further noted that the principle could be acceptable but
currently the required information was not acceptable in order to come to a
conclusion that the whole proposal was acceptable.
In order to enable
officers to deal with the appeal the Committee was requested to confirm its
stance on the application and authorise the officers to submit the appeal case
on behalf of the Council. It was
recommended that the Committee delegated powers to officers to deal with the
appeal for a lack of decision and to deal with any information that came to
hand during the appeal and confirm that the Council's view would be to
recommend dismissing the appeal due to the lack of clear justification for the
demolition work.
(b) The Local Member (not a member of this Planning Committee) noted the
following main points:
·
That CADW had
recognised that Glandwr Terrace was of national importance and listed in May
2013 and had also recommended in strong terms that sections of Garth ward
should be earmarked, including Glandwr Terrace, for conservation area status
·
That CADW had stated that the terrace was of special
historic interest with its links with maritime and the slate industry of
north-west Wales.
·
That Glandwr
Terrace was located within the heritage bay of a nominated Heritage Site that
Porth Penrhyn was part of it and it was noted that Glandwr Terrace was clearly
visible from the site
·
The relevant policies of Gwynedd Council regarding listed
buildings had to be taken into consideration and reference was made to these
policies
·
Concern that approximately over a quarter of Glandwr
Terrace would be demolished and there was no way that demolition and building
an extension on a different footprint could be seen as an improvement for the
terrace
·
CADW stated that the relationship with the beach steps
was a vital part of its design and configuration
·
That the access to
the foreshore dated from a period pre 1948 and was part of a curtilage and
therefore it made no sense to close it
·
That experts such
as the Victorian Society and the Ancient Monuments Society had very clear views
and refused the demolition of any part of the structure in the same way as some
of the residents of Garth ward including the other residents of Glandwr Terrace
·
There was concern that a precedent would be set if the
listed building application was approved and there was a danger that all listed
buildings would be vulnerable
·
A plea was made to the Planning Committee to refuse
permission
(c) A proposal was made, seconded and voted upon in favour of the officers’
recommendation.
Resolved: To delegate the right to officers to deal
with the appeal regarding the lack of a decision and to deal with any
information that comes to hand during the appeal and to confirm that the
current view of the Council was to recommend refusal of the application as no
robust information was submitted to justify the demolition work and why the
existing listed building could not be adapted in its existing form in
accordance with the advice given in Welsh Office Circular 61/96 Planning and
the Historic Environment: Historic Buildings
and Conservation Areas.
Supporting documents: