Create 13 two storey holiday lets with associated car parking and amenity space.
LOCAL MEMBER: Councillor Angela Russell
Minutes:
Create 13
two-storey holiday accommodation units with associated parking and amenity area
(a) The Senior Development
Control Officer elaborated on the application's background and noted that it
was an outline application with all matters reserved. It was noted
that all the units would be situated close to a steep slope on the eastern
boundary of a rural site located outside the village development boundary in a
wooded valley within an Area of Outstanding Natural Beauty, Llŷn
Registered Landscape of Historic Interest and between two Scheduled Ancient
Monuments. In LANDMAP it appeared that
the site's locality was identified as the visual area of Mynydd Tir y Cwmwd
that was noted to have a 'High' visual standard. The site in question was considered to be a
very sensitive landscape.
In terms of locating new developments, Policy PCYFF 1 LDP states that land
within the development boundaries of towns and villages will be the main focus
for new developments with the policy aiming to clearly state the intention of
the Local Planning Authority not to support unnecessary developments in the
countryside. Policy TWR 2 LDP was also considered, it supports the development
of new permanent self-serviced holiday accommodation, or the conversion of
existing buildings into such accommodation, or extending existing holiday accommodation
establishments, provided they are of a high quality in terms of design and if
the criteria are met.
Attention was drawn to the significant concerns of the AONB Unit to the
application, although it was an outline application. However, it was deemed that a development
of this size and scale would certainly have a visual impact in such a quiet
valley.
It was considered that the development would appear
to be urban and out of place in a visible, quiet, unpolluted site and totally
disconnected from the nearest village.
Given the possible economic benefits, these would not outweigh the fact
that this development would be totally unsuitable in the countryside within a
sensitive site although there was no significant harm to nearby residents or
objection from the Transportation Unit.
Having weighed up the proposal against the requirements of relevant local
and national policies, it was considered that the proposal was on a site in the
countryside and was not acceptable in principle and contrary to location
policies that deal with the setting of developments and creating new
self-serviced units.
Attention
was drawn to the additional observations that had been received.
(b)
Taking
advantage of the right to speak, the applicant’s Agent noted the following main
points:
·
That
the application had overcome four out of six of the criteria
·
That
additional information has been submitted
·
That
the technical report was acceptable to the Transportation and Biodiversity
Units
·
That
the proposal was close to the development boundary and was therefore
'acceptable'
·
That
the application complied with four out of five of policy TWR2 considerations
·
The
impact on the wider landscape was 'low' and not 'significant'
·
The
proposed plan was acceptable
(c) It was proposed and seconded to refuse the
application.
(ch)
During the ensuing discussion the following points were highlighted by
individual Members:
·
That
the observations of the AONB and CADW had to be considered
·
That
the application was contrary to the local and national policy requirements
RESOLVED to refuse the
application
Reasons:
1.
The proposal is contrary to
the requirements of the Supplementary Planning Guidance: Holiday Accommodation,
Gwynedd Council (2011) and Policies PCYFF 1 and TWR 2 of the Anglesey and
Gwynedd Joint Local Development Plan regarding the setting of developments and
the creation of new self-serviced holiday accommodation, as the proposal is not
located within the development boundary and is not considered to be a suitable
previously developed site.
2.
This development, due to its
urban setting, its size and large scale would be a totally unsuitable
development in the countryside within a sensitive site and would cause significant
damage to the AONB landscape and the area's visual amenities, and is therefore
contrary to Policy AMG of the Anglesey and Gwynedd Joint Local Development Plan
and Chapter 5 Planning Policy Wales 2016.
Supporting documents: