Demolish existing dwelling and erect new replacement
dwelling
LOCAL MEMBER: Councillor
Angela Russell
Minutes:
To demolish existing dwelling and construct a new house in its place
(a)
The
Senior Development Control Officer elaborated on the background of the
application, noting the intention to demolish the existing dwelling and
construct a new dwelling house in its place together with associated works. The
site was located within the Llanbedrog development
boundary within the Llŷn and Bardsey Island
Landscape Conservation Area and Landscape of Outstanding Historical Interest.
Access to the site was along a private road off a second class road near the
site.
It
was noted that the proposed house would be a two-storey building and located on
the site of the existing house (which was in poor condition at present). The house would have two bedrooms which would
be of a relatively square design in terms of appearance. The external walls
would be finished with timber boarding and the roof would be relatively flat
with a slight dip. There would be two parking spaces within the curtilage of
the property.
Attention was drawn to the relevant policies in the report.
It
was outlined that the proposal had been submitted as an application to demolish
an existing house and construct a new house; however, it was noted that there
was no specific policy in terms of demolishing and constructing a new house
within development boundaries in the GUDP. It was reiterated that policy C1
stated that 'the main focus for new developments...would be within the
development boundaries of towns and villages' with policy CH4 also relevant
stating that, in principle, proposals for the construction of new dwellings on
unallocated sites that were within village development boundaries would be
approved provided they could conform to all the relevant policies of the Plan
and the relevant criteria.
In
the context of visual amenities, the design of the proposed property was modern
and it was acknowledged that there would be a difference of opinion about
modern design. It was considered that the proposal offered a house of size,
scale and form which would, on the whole, be in keeping with the context of the
site. As the majority of windows would
be on the building's southern elevation, it was considered that this would not
have an impact on the general or residential amenities of neighbours and it was
not considered that the proposal was an over-development of the site or would cause significant harm in terms of traffic noise.
It was explained that a
public footpath ran near the site and that the Footpaths Unit was eager to
ensure that public footpath number 12 Llanbedrog was
protected during and at the end of the development. As the footpath was located within very close
proximity to the development and that it could be affected by the construction
work, it was noted that it was considered appropriate to impose a condition to
ensure that the footpath was safeguarded.
It was considered that the proposal to build
a new house on the site was acceptable in
respect of the relevant policies and that it complied with the local and
national policies and guidance noted in the report.
(b)
It
was proposed and seconded to approve the application in accordance with the
recommendation.
(c)
In
response to an observation that there were no policies for the 'demolition and
re-construction' of houses and from the suggestion that a policy should be
developed to protect this in terms of harming the environment, it was noted
that such matters would be discussed under environmental policies, but the
viewpoint that a policy was required to protect building within the development
boundary was accepted. It was suggested that the matter would need to be
scrutinised in future.
In
response to an observation that an application to build a new house was being
submitted, it was noted that utilities already served the existing building and
as the site was within the development boundary of the village, building a new
house would be acceptable.
(ch) During the ensuing discussion the following
points were highlighted by individual Members:
-
the design was not in keeping with the Pen Llŷn area and its character - a design that empathised
with the area surrounding the development had to be considered
-
it could set a precedent for others to submit
modern plans
-
it was not suitable for the street - impacted
other houses
-
the design should be welcomed - no need to
stick to traditional plans
-
consideration
should be given to sustainability matters, eco-friendly schemes and using
natural materials and keeping up with the times
-
welcomed
the venture
In
response to the observations, the Senior Manager noted that the design would
divide opinions, but it was noted that there was already a mixture of different
designs within the area. It was accepted that the design was modern.
RESOLVED to approve the application in accordance with the
recommendation.
Conditions:
1. Commencement
within five years.
2. In
accordance with plans.
3. Agree external finishes.
4. Welsh Water Condition.
5. Safeguard public footpath
number 12 Llanbedrog nearby.
6. Complete the parking and turning spaces
in accordance with the plan, and they must be operational before the property
is occupied for the first time.
7. Landscaping.
8. Removal of permitted development rights
for additional windows.
Note:-
1. The observations of Natural Resources
Wales and the need to comply with the guidelines they refer to.
2. Draw
the attention of the applicant that it would be appropriate to use a Welsh name
for the property bearing in mind the prominent cultural identity of the area.
Supporting documents: