Demolition of existing dwelling and construction of replacement 3 storey dwelling.
LOCAL MEMBER: Councillor Dewi Wyn Roberts
Minutes:
Demolition of house to be replaced with a
three-storey house
(a)
The Planning Manager elaborated on the background of the application,
noting that the site was located on the Abersoch
headland, outside the village's development boundary and within the Llŷn Area of Outstanding Natural Beauty (AONB). It was noted that the site was on various
levels and was located within a residential area and amongst other various
houses located on a cliff above the sea. It was reported that photographs had
been submitted with the application showing the proposed house in the wider
landscape; it could be seen from the photos that the house was visible from the
sea mainly and from the adjacent property to the south and north of the
site. In addition, the roof, a section
of the rear wall of the garage and the site's boundary wall were visible from
the adjacent public footpath.
Attention
was drawn to the additional observations that had been received with reference
towards the response of the AONB Unit to the amended plans. It was noted that
the Unit was of the opinion that the proposal would not disrupt the AONB. After
receiving observations from an objector associated with providing listed
building status to the current structure, the observations were discussed with
the Council's Senior Conservation Officer who confirmed that the current
building was not of historical or architectural value and that it did not
justify listed status.
It was noted that Policy CH13 of the GUDP, which
was the main policy in assessing the principle of the development, stated that
proposals to demolish a dwelling in a poor condition in the countryside and to
replace it with a development of new residential units, will be approved
subject to compliance with five relevant criteria.
It was noted that it was considered that the design
of the property from looking at it from the sea, was in keeping with the site
as it followed the shape, setting and profile of the site and materials that
created a soft design were being used.
It was felt that the images, submitted as part of the application,
showed that the building would not create an intrusive development in the
landscape and although the appearance of the house was different, it was not
considered that it would have a significant harmful impact on the AONB's
landscape and coastline.
It was noted that a Public Footpath was located
near the site and that it needed to be protected during and at the completion
of the development and this could be achieved by means of a condition on the
planning permission.
It was noted that the location, density and
increase in size were reasonable and the design and materials were an
improvement for an open site of this type. Bearing in mind that a house was
located on the site already, along with a number of other houses on either side
of the site, there would be neither a significant change in the landscape and
views from, and across the AONB, nor a significant substantial impact on the
amenities of nearby residents.
The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report.
(b) Taking
advantage of the right to speak, the applicant’s representative noted the
following main points:
·
The development had been designed to be in keeping
with the outline/landform;
·
The design sought to obtain a balance in terms of
privacy to neighbours and the desire for views;
·
The height of the building and wall on the boundary
near the public car park had been amended in order to improve views from the
public footpath and the change had been acknowledged by the AONB Unit;
·
That the photographs submitted as part of the
application showed, in particular the one from the direction of Lôn Pont Morgan, that the development would be hardly
visible from the village;
·
Neighbours had not objected and the applicant had
addressed their observations.
(c) A proposal to undertake a site visit was made and seconded.
During
the ensuing discussion, the following main observations were noted by members:
·
Concern in terms of the principle of demolishing
and erecting a house and other applications would be submitted should the
application be approved. That building demolition was being driven by
commercial reasons rather than concerns about the stability of the building;
·
If the application was approved, the village image
of Abersoch would completely change;
·
That the Community Council objected to the proposal
as it would not be congruent with the remainder of the surrounding houses;
·
That the design was in keeping with the site;
·
That Abersoch was a
seaside village; did not see that the design was in keeping with the site. A site visit should be undertaken;
·
Concern regarding the impact on the Welsh language
in the village;
·
Concern regarding the demolition of houses with a
history so that they could be sold on the open market. Sites were being sold due to their location;
·
That the proposal was ambitious. It had to be acknowledged that we did not
live in the past and in European countries, houses of a different design could
be seen in the same area;
·
The existing building was unsuitable. A site visit
should be carried out as it was in a prominent location;
·
That there was a duty to protect the AONB, concern
regarding the cumulative impact in terms of the right to demolish and
modernise, on views within and outside the AONB. Of the opinion that reducing
the height of the building by 1 metre was not acceptable and that the Llŷn AONB Consultative Committee should consider the
application due to its impact.
(ch) In response to the above observations, the officers noted:
·
That an assessment in terms of the principle of the
development against the five criteria of policy CH13 of the GUDP 'Demolition
and Reconstruction of Dwellings in rural villages' had been included in the
report;
·
Encouraged conducting a site visit as the main
matters arising were the visual impact and the impact on the AONB.
A member noted that should a site visit be
held, that the site should be viewed from different directions in the village
and note the built character of the area.
RESOLVED to undertake a site visit.
Supporting documents: