Agenda item

To consider an application for erection of 1 no. dwelling (amended details to previously approved/implemented scheme ref. 16/294/96) at Ty Capel (former Llwynedd Chapel), Llanbedr Dyffryn Clwyd, Ruthin, LL15 1UT (copy attached).

An application was submitted for the erection of 1 no. dwelling (amended details to previously approved/implemented scheme ref. 16/294/96) at Ty Capel (former Llwynedd Chapel) Llanbedr Dyffryn Clwyd, Ruthin.

Public Speaker –

Mr Bob Barton (Against) – stated that he represented Llanbedr Community Council. The Community Council had 4 key points against the proposal – scale, biodiversity, access and surface water runoff. Mr Barton expanded on the 4 points stating –

·         Scale – the proposal did not reflect the existing dwellings in the area. The Community Council had been in full support of the initial consultation reps made with the AONB.

·         Biodiversity – The Community Council felt a biodiversity statement should have been included in the application. The area of land had been undisturbed for numerous years and had since been completely cleared   

·         Access – the proposed access is inadequate.

·         Surface water runoff – The access roads had history of problems with surface water. 

General Debate – Councillor Huw Williams (Local member) explained that he had concerns with the application and access road to the proposed site. He informed members the area had been known for flooding. Councillor Williams highlighted the need to consider the location and that the development should be in keeping with surrounding properties. He asked if a planning condition could be imposed to prevent vehicles from turning right into the site given the location of the application site off a steep bend.

Councillor Brian Jones requested confirmation from officers regarding the highway and access routes to the site. In response, the Senior Engineer- Highways clarified that the trunk road was the responsibility of Welsh Government, and that they would have been consulted on planning applications relating to the site. With regard to the application, no objections had been raised. The imposition of a condition preventing turning into or off that road was a matter for Welsh Government and could not be dealt with by way of a planning condition.

In response to members’ questions regarding the use of slate on the property, the Principal Planning Officer informed members that a condition for natural slate to be used on the property could be imposed on the application.  Plans had been approved in 1996 for a similar scale of dwelling at the site, in officers’ opinion the revised proposals were in keeping with the surroundings, the changes made to the proportions had not been significant and would not have significant impact on neighbouring properties. The previous planning application had not included a biodiversity assessment.

Councillor Emrys Wynne had attended the site visit and stated he was pleased to see development had commenced at the site. He felt the revised application was in keeping with the area and stated it would be difficult to reject due to the similarity with the previous planning permission.

Councillor Gwyneth Kensler raised concern over impact on the environment and the surroundings.

The Principal Officer confirmed that a condition had been included to protect the trees on the site. When assessing planning applications regard was had to the comments from the Area Of Outstanding Beauty (AONB) committee in formulating  recommendations.

Councillor Meirick Lloyd Davies proposed that a condition to use natural slate be included, and that the natural stone be included as part of the boundary wall. Officers stated those conditions could be included if members agreed.

The Development manager confirmed that Welsh Government would be contacted to relay the concerns of the Committee and Local Member over highway drainage matters.

Proposal – Councillor Meirick Lloyd Davies proposed the application be granted with the additions of conditions, seconded by Councillor Gwyneth Kensler.

VOTE:

GRANT - 14

ABSTAIN - 2

REFUSE – 0

RESOLVED that the application be GRANTED in accordance with officer recommendation as stipulated in the report.