Agenda item

To consider an application for conversion of outbuildings to form 4 no. holiday let accommodation units, erection of bat loft, installation of a septic tank, alterations to existing vehicular access arrangements and associated works at outbuildings at Nant Gwilym Farm, Tremeirchion LL17 0UG (copy attached).

An application was submitted for the conversion of outbuildings to form 4 no. holiday let accommodation units, erection of bat loft, installation of a septic tank, alterations to existing vehicular access arrangements and associated works at Nant Gwilym Farm, Tremeirchion.

Public Speaker –

Jamie Bradshaw (For) – stated the proposed scheme would be a high quality and well-designed conversion of outbuildings into four holiday lets.  It was accepted that the level of visibility did not meet TAN18 standards for the speed limit on the road serving the site, but the proposal would improve the access and provide an adequate level of visibility on to the highway.  The scheme would also allow a good amount of parking, with the yard providing more space, if required.  The Community Council had raised concerns regarding light pollution but Natural Resources Wales, the AONB Joint Advisory Committee and Denbighshire Officers were happy that a planning condition be included which would require details of any external lighting be submitted and approved prior to any such lighting being installed.

General Debate – A site visit had taken place at 9.00 a.m. on Friday 12 April 2019. 

Ward Member, Councillor Christine Marston confirmed she had attended the site visit which addressed the challenges of visibility and suitability of the access.

During discussions the following issues were raised:

·         Councillor Merfyn Parry expressed concerns over the development as he had an issue with the highway.  The development access did not meet TAN18 standards and it was questioned whether the second entrance (nearest to Bodfari) would be closed.  Councillor Parry also queried whether a traffic movement speed survey had been undertaken or was necessary .

The Highway Officer confirmed that as part of the proposals a section of the existing boundary wall at the access was to be re-positioned to improve visibility.  The access to the site was an existing access which officers had taken into consideration.  TAN18 advised that where applications were submitted within an existing development site and served by an existing sub-standard access, there should be scope for a limited redevelopment that incorporated an access improvement, even though the improved access would still be below the standards. 

Regarding the question from Councillor Parry over traffic speeds, the Highway Officer confirmed that as the development has an existing access the traffic movements and speed on the road would not be affected.  The standards would apply to any new access in the area but not the existing access.  He confirmed that taking everything into consideration, the application did not warrant refusal on highway grounds.

·         Access to the public footpath 28 which abutted the application area was raised as it was questioned whether the development affected the footpath.  It was confirmed that the public footpath would not be affected by the development.

·         The issue of the dip within the road was raised as a potential issue as vehicles could not be seen from a distance if they were within the dip in the road. 

·         The Ward Member, Christine Marston agreed with the concerns over the application voiced by Bodfari Community Council and Councillor Merfyn Parry.  In the event of permission being granted, however, she requested an additional condition be included that the second access (close to Bodfari) be permanently closed for safety reasons.

Proposal – Councillor Emrys Wynne proposed the officer recommendation to grant the application, seconded by Councillor Meirick Lloyd Davies.

Proposal – Councillor Merfyn Parry proposed, seconded by Councillor Mark Young that the application be refused on the grounds that the application did not comply with TAN18.

VOTE:

GRANT – 15

ABSTAIN – 0

REFUSE – 3

RESOLVED that the application be GRANTED in accordance with officer recommendations as detailed within the report and supplementary papers.