Agenda item

To consider an application for the demolition of existing storage building, and conversion of existing cow shed to form one dwelling, including the erection of single storey extensions, formation of parking, installation of package treatment plant, landscaping and associated works at Outbuildings at Hafod Y Parc, Bodfari, Denbigh (copy attached).

 

 

An application was submitted for the demolition of an existing storage building, and conversion of an existing cow shed to form one dwelling, including the erection of single-storey extensions, formation of parking, installation of a package treatment plant, landscaping and associated works at Outbuildings at Hafod Y Parc, Bodfari, Denbigh.

 

Public Speaker - Gethin Jones (agent) (For) Thanked the committee for being allowed to speak. He clarified he would be presenting a proposal on behalf of Jones Planning consultants, who represent the applicants who have deep roots in Hafod Park. 

 

The applicants were currently serving North Wales Police, and a former North Wales Police officer now working with Natural Resources Wales, wish to relocate to Aberwheeler due to their strong family connections to the area. However, financial limitations have made relocation impractical for them. The economic challenges also limit the local communities' ability to welcome vibrant young families like theirs, who have deep family connections to the area.

 

The proposed site was located northeast of Aberwheeler and was part of the Historic Grove Hall Estate. The site was formerly home to the lodge, which was relocated to the end in the early 1900s.

 

The site includes a building locally called the Cow Shed, which CPAP recognises as a building of local interest. The adjoining storage building was once an enclosed weatherproof structure, as seen in historical photographs from the 1970s. The application proposes to convert the site into residential accommodation with a sensitive and thoroughly considered approach. The proposal aligns with the existing parameters and has received great support from the local community, including 17 letters of support and endorsement from the local community council.

 

The proposed development aims to enhance the area and provide a residence for a young couple with deep roots in the community. However, the site's current state, including the deteriorating cow shed and disorderly storage building, detracts from the overall visual appeal of the AONB. Despite this, the elevated views from the Offa’s dyke provide a perspective that highlights the importance of blending the proposed development with an agricultural volume that matches the surrounding area. Although the proposal may not meet the conversion point required by Policy PSE 4, the historical and architectural significance of the cow shed presents a compelling case for its reuse. The applicant believes it was important to balance policy and heritage conservation and has asked members to consider this balance in their decision-making process carefully.

 

General Debate – 

 

Councillor Merfyn Parry (local member) – informed the committee that they should have received late documentation with pictures relating to the site and raised his frustration with the lack of pictures available during the committee, as there had been previously Councillor Parry raised that within the application, the cow shed was located in the curtilage of the old Grove Hall Farm. The proposal was to convert it into a dwelling, which would not only preserve the historic fabric but also enhance the local heritage landscape. The community council favoured this proposal, and there have been no objections. Grove Hall was a club in the 50s and a farm until the 70s. However, all the buildings have now been made into residential flats, apartments, and houses. 

 

Proposal – Councillor Merfyn Parry proposed the application be granted contrary to officer recommendations, seconded by Councillor Huw Hilditch-Roberts.

 

The committee debated the merits of including conditions on the use of material on the development; some members wanted to ensure that the material was matching the pre-existing properties at the site, whilst others believed that having two differing materials would highlight the older elements of the site. Members also raised that they were concerned the development could sometime in the future become a holiday let, and if the application was granted, and wondered whether it could be included as a condition.

 

The officers gave members background regarding policy; the development site in question falls outside the development boundary and is subject to exception policies, such as converting rural buildings (Policy PSE 4). However, the building to be converted was only 36 square meters, below the minimum space standard for a small dwelling (50 square meters). The officer clarified that to make the application compliant, an extension of nearly 100 square meters is proposed to be built, effectively making it a new dwelling and failing the rural exception policy. Referring to the possibility of conditioning materials if permission is granted against the officer's recommendation, the materials used could be agreed upon with further conditions. Officers also addressed Councillor Ellis's point about the recent legislation changes that identify Holiday Lets as a separate use class from dwelling. While the Local Planning Authority can remove the permitted development through a planning condition, the conditions can be discussed with the local member if the committee go against the officers' recommendation

 

Members agreed with the possible conditions to ensure the property did not become a holiday let. Conditions on the potential phasing of the construction to ensure the cow shed conversion occurred concurrently with the new build were raised, and officers stated that conditions would be discussed with the local members if the application was granted.

 

The chair welcomed Councillor Hilditch-Roberts to speak as he seconded the proposal and whether he was content with the inclusion of additional conditions; he was not content with the conditions as he felt there was a family who wanted to build a house, and the committee making the whole process harder with the proposed conditions. He felt the plans were good and the proposed development would benefit the area. He thought that materials could be conditioned, but the other suggested conditions on phasing made the process difficult.

 

Officers informed members that the conditions did not need to be discussed with the committee. If the decision was to go against the recommendations, there would need to be clear reasoning provided by Committee Members.

 

During the debate, some members raised concerns with the application as it was felt the proposal was tantamount to erecting a new dwelling in the open countryside. This was evident from the amount of new build versus the conversion of the small cow shed.

 

Councillor Parry highlighted his reasons for going contrary to officer recommendations. They were that the development proposed would retain some local heritage, and the development would mitigate any negative visual amenities if the building remained vacant and would fall into disrepair.

 

VOTE –

For – 19

Against – 0

Abstain – 0

 

RESOLVED that the application be GRANTED contrary to officer recommendation and that the conditions be detailed with local members and be brought back to committee later.