COMMITTEE:

    PLANNING COMMITTEE

DATE:

    26TH JUNE 2002

REPORT OF:

    HEAD OF PLANNING

I n d e x - G w e n d r a e t h A r e a

Ref

APPLICATIONS RECOMMENDED FOR APPROVAL

Page No's.

GW/01108

Removal of agricultural tie to bungalow/farm dwelling at Bryn Gwyn, Heol Sylen, Pontyberem

1-3

GW/01128

Garage at 55 Heol y Meinciau, Pontyates

4-12

GW/01181

1 No. dwelling with integral garage at plot 17, Clos y Dderwen, Gorslas, Crosshands

13-1`6

GW/01188

Renewal of application for change of use of south, north and east wings of mansion into six separate dwelling houses, including present house at Iscoed Mansion, Ferryside

17-21

GW/01282

Conversion of garage to lounge utility room and garage extension to side at Bryn Villa, Heol yr Ysgol, Cefneithin

22-24

GW/01307

Application for consent to display an advertisement at Gwendraeth Valley Car Sales, Heol Cwmmawr, Drefach, Llanelli

25-28

GW/01404

One dwelling opposite No. 52 Greenfield Terrace, Pontyberem, Llanelli

29-33

GW/01422

Erection of dwelling 1 No. at land at Llanarthne, opposite Primary School

34-36

Ref

APPLICATIONS RECOMMENDED FOR REFUSAL

Page No's.

GW/01281

General purpose steel framed building to BS4402 agricultural specification at 7 Towy View Residential Park, Llangunnor, Carmarthen

37-40

GW/01363

Erection of agricultural outbuilding at Pant y Blodau Farm, 97 Waterloo Road, Penygroes, Llanelli

41-44

Applications Recommended For Approval

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01108

AMENDMENT OR REMOVAL OF PLANNING CONDITION

Date Received

05 April 2002

REMOVAL OF AGRICULTURAL TIE TO BUNGALOW/FARM DWELLING AT: BRYN GWYN, HEOL SYLEN, PONTYBEREM, LLANELLI.

   

FOR:

IAN THOMAS

 

BRYN GWYN

 

HEOL SYLEN

 

PONTYBEREM

 

LLANELLI SA15 5NN

   

ELECTORAL WARD:

PONTYBEREM

   

COMMUNITY/TOWN COUNCIL:

PONTYBEREM

   

CONTACT OFFICER:

C. P. WILLIAMS 01554 742172

CONSULTATIONS

Head of Asset Management - Considers that as it may not have been correct to have given consent with an agricultural tie in the first instance, the application should be determined on its merits.

Pontyberem Community Council - Has not commented to date.

Local Member - County Councillor J S Williams has not commented to date.

Neighbours/Public - Two neighbours have been notified of the proposal. No representations have been received to date.

RELEVANT PLANNING HISTORY

D5/7578 Replacement dwellinghouse

APPRAISAL

The application site comprises of a bungalow surrounded by 18.48 ha (45.5 acres) of land in a remote location on the north facing slopes of Mynydd Sylen, approximately 2 kilometres south of Pontyberem.

In 1984, full planning permission was granted for a new dwelling to replace an existing farmhouse which, at that time, was beyond economic repair. The permission granted included condition No. 3, which reads as follows:-

'The occupation of the proposed dwelling shall be limited to the applicant or his successors or dependents who are wholly or substantially employed in agriculture on the farm complex to which the dwelling is attached'.

The current application seeks the removal of this condition as the applicant claims, 1) it was inappropriately imposed in the first instance and, 2) the farm has remained uneconomic for many years due to the poor nature of the land and consequent low stocking levels. The application is supported by statements from the County Executive Officer of the Farmers Union of Wales and financial advisors, Price Waterhouse Cooper.

In the context of the current development control framework, the Llanelli Area Local Plan Statement does not contain any planning policies relevant to this type of application, however, advise is offered in Planning Policy Wales, Technical Advice , Note 6, Agricultural and Rural Development (2000). Paragraph 33 of TAN6 states that 'where a need to provide accommodation to enable farm workers to live at or near their place of work has been accepted as justifying isolated residential development in the open countryside, it will be necessary to ensure that the dwelling is kept available for meeting this need'.

Applications for the removal of occupancy conditions should therefore be considered on the basis of a realistic assessment of the existing need for them bearing in mind that it is the need for a dwelling for someone solely, mainly or last employed in agriculture in an area as a whole and not just on the particular holding that is relevant.

Members are aware the Council has adopted a non statutory policy to give favourable consideration to applications for the removal of agricultural occupancy conditions where it was inappropriately imposed, can be demonstrated to have outlived its usefulness or the application is made by a lending institution and where foreclosure on a mortgage of a particular property has actually occurred.

From investigation of the relevant planning history file it is apparent the original farmhouse was free from any agricultural occupancy tie and its replacement should have been similarly unencumbered. Further, the wording of the condition prevents any attempt by the applicant to market the property due to the fact that the condition ties the dwelling to the single farm unit, is limited to the applicant and his family only, and as such is not available to agricultural workers on other farms in the area. Advice contained in paragraph 54 of TAN6 indicates that it should not be necessary to the occupation of any dwelling to workers engaged on one specific farm and Members should be aware that case law has established that the 'single tie' wording in this condition is considered to be inappropriate.

In view of the above, it is apparent the condition was inappropriately imposed and due to the length of time that has passed since the grant of permission, it is considered that the proposal is in accordance with the Council's adopted non statutory policy. The application is therefore recommended for approval.

RECOMMENDATION - APPROVAL

CONDITIONS

1 The permission hereby relates to the retention of the development granted consent on 1 March 1984 under reference D5/7578, without compliance with Condition No. 3 which states:-

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01128

FULL PLANNING

Date Received

11 April 2002

GARAGE AT: 55 HEOL Y MEINCIAU, PONTYATES, CARMS.

   

FOR:

MR K G MORGANS

 

55 HEOL Y MEINCIAU

 

PONTYATES

 

CARMS

 

SA15 5RT

   

ELECTORAL WARD:

LLANGYNDEYRN

   

COMMUNITY/TOWN COUNCIL:

LLANGYNDEYRN

   

CONTACT OFFICER:

C. P. WILLIAMS 01554 742172

CONSULTATIONS

Llangyndeyrn Community Council - Has no objection to a private garage, but expresses concern if used for business purposes.

Local Member - County Councillor W T Evans, as a Member of the Planning Committee, is unable to make prior comment.

Neighbours/Public - Eight neighbours were notified of the proposal. Two letters have been received raising no objections to the proposal, whilst two raise objections on the following grounds:

· potential use for commercial purposes

· potential noise nuisance

· potential nuisance from paint spraying fumes.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

APPRAISAL

The application site is a semi detached two storey property with a long rear garden fronting the western side of Heol y Meinciau, virtually opposite the Square and Compass Public House, lying within the development limits of Pontyates.

The application details the construction of a flat roofed, double garage, 6m wide by 9m deep and 3m high, situated in the extreme western end of the rear garden, below and adjacent to the rear gardens of residential properties fronting Dwynant. To gain access to the proposed garage the applicant intends to demolish some outbuildings close to the house.

The relevant development control policies are CPS13 and 15 of the Carmarthen District Local Plan. CPS13 requires new development proposal to minimise the loss of amenity to adjoining properties and CPS15 discourages the overdevelopment of rear garden areas. From inspection of the site and land surrounding, it is considered the proposed garage will not have an adverse visual affect on the dwellings fronting Dwynant as the rear garden of the application site is at a lower level. The proposal does not represent the over development of the rear garden area which is over 50 metres in depth. As such, it is considered the proposal does not conflict with the requirements of the above mentioned policies.

Turning to the issues raised in the two letters of objection, the applicant has been interviewed and has confirmed in writing that the proposed garage will only be used for private purposes and for the garaging and repair/maintenance of his own vehicles. As such, the application is recommended for approval subject to a condition limiting the use of the garage for private purposes only.

RECOMMENDATION - APPROVAL

CONDITIONS

1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

2 The proposed garage shall be constructed strictly in accordance with the 1:50 and 1:500 scale plans received on 11 April 2002.

3 The building hereby permitted shall only be used for the parking of private motor vehicles (and for any purpose incidental to the domestic use of the related dwellinghouse), and for no other purposes or use.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2 In the interest of visual amenity.

3 To safeguard the amenities of occupiers of adjacent residential properties.

NOTE

The applicant is advised the proposed development has been determined on the basis the garage will be used for private purposes only as stated in the letter dated 23 May 2002.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01181

FULL PLANNING

Date Received

15 April 2002

1 NO DWELLING WITH INTEGRAL GARAGE AT: PLOT 17, CLOS Y DDERWEN, GORSLAS, CROSSHANDS, CARMS.

   

FOR:

MR D CURTAIN

 

GOLDEN GROVE

 

TREBOETH

 

SWANSEA

   

AGENT:

MICHAEL BATCUP ARCHITECTS

 

29 ST HELENS ROAD

 

SWANSEA

 

SA1 4AP

   
   

ELECTORAL WARD:

GORSLAS

   

COMMUNITY/TOWN COUNCIL:

GORSLAS

   

CONTACT OFFICER:

I. THOMAS 01267 224871

CONSULTATIONS

Hyder Consulting - Comments on foul and surface water drainage.

Land Drainage - Have not commented to date.

Gorslas Community Council - Have no objection to the proposal but advise that the application should read 'Clos Y Dderwen' not 'Heol Las'.

Local Member - County Councillor R Jones as a member of the Planning Committee is unable to make prior comment. County Councillor H C Scourfield advises that the site is known as 'Clos Y Dderwen' and not 'Heol Las'.

NOTE: The applicant has been advised of the correct address for the site, and has as a result consequently amended the address to 'Clos Y Dderwen'.

Environment Agency - Requests inclusion of a condition relating to surface water drainage (Condition No. 11).

Neighbours/Public - Immediate neighbours have been notified by individual letter. No representations have been received.

RELEVANT PLANNING HISTORY

D4/20054 Siting of residential development and

APPRAISAL

Full planning permission is sought for a detached dwelling on an infill plot on Clos y Dderwen, Gorslas, a long established residential estate which is now nearing completion.

The proposed dwelling is two storey providing a four bedroomed unit. Garage parking is attached to the dwelling.

Finishing materials include face brick to walls, grey slate or tile to roof, and UPVC windows and doors.

The proposal complies with the relevant policies of the Carmarthen District Local Plan in terms of its appearance, design, etc.

No objections have been received as a result of the statutory consultation procedure and as such it is recommended that planning permission be granted for the proposal subject to the following conditions.

RECOMMENDATION - APPROVAL

CONDITIONS

1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

2 The permission now granted relates to the land defined by the 1:1250 scale plan, received on 15 April 2002.

3 The development hereby permitted shall be carried out strictly in accordance with the plans referenced MB158, received on 15 April 2002, unless amended by any following conditions.

4 A sample/detailed specification of the proposed brick to be used in the construction of the development hereby permitted shall be submitted and approved in writing by the Local Planning Authority prior to the commencement of development.

5 Details of the design, height and materials of construction of screen and forecourt walls and fences shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted.

6 The turfing/seeding of lawns shall be undertaken in the first planting/seeding season following occupation of the dwelling.

7 The access, visibility splays and turning area required, shall be wholly provided prior to any part of the development being brought into use, and thereafter shall be retained unobstructed in perpetuity. In particular, no part of the access, visibility splays, or turning area, is to be obstructed by non-motorised vehicles.

8 All surface water from the development herewith approved shall be trapped and disposed of so as to ensure that it does not flow on to any part of the public highway.

9 No surface water from the development herewith approved shall be disposed of, or connected into, existing highway surface water drains.

10 Foul water and surface water must be drained separately from the site. No surface water shall be allowed to connect (either directly or indirectly to the public sewerage system. No land drainage run off will be permitted to discharge to the Public Sewerage System.

11 No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water regulation system has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be implemented to the written approval of the Local Planning Authority prior to the construction of impermeable surfaces draining to the system.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2 For the avoidance of doubt.

3 To define the permission and in the interest of visual amenities.

4-6 In the interest of visual amenities.

7-9 In the interests of highway safety.

10 To prevent hydraulic overload of the public sewer and pollution of the environment.

11 To prevent increased risk of flooding.

NOTE(S)

1 Further advice and guidance from the Environment Agency is contained in their letter of 1st May 2002, appended to this planning permission.

2 Further advice and guidance from Hyder Consulting Limited is contained in their letter of 8th May 2002, appended to this planning permission.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01188

FULL PLANNING

Date Received

16 April 2002

RENEWAL OF APPLICATION FOR CHANGE OF USE OF SOUTH,NORTH AND EAST WINGS OF MANSION INTO SIX SEPARATE DWELLING HOUSES, INCLUDING PRESENT HOUSE AT: ISCOED MANSION, FERRYSIDE, CARMS.

   

FOR:

N AUBREY

 

THE OLD MOATHOUSE

 

2 CASTLE ROAD

 

KIDWELLY

 

CARMS SA17 5BQ

   

ELECTORAL WARD:

ST ISHMAEL

   

COMMUNITY/TOWN COUNCIL:

ST ISHMAEL

   

CONTACT OFFICER:

CERI DAVIES 01554 742167

CONSULTATIONS

Head of Transport - Has not commented on this proposal to date.

St Ishmael's Community Council - Has no adverse comments regarding this proposal.

Local Member - County Councillor D H John has not commented on this proposal to date.

Hyder Consulting - Has no adverse comments regarding this proposal.

Cambria Archaeology - Has not commented on this proposal to date.

Neighbours/Public - This application has been advertised by means of Press Notice and a site notice displayed in the vicinity of the application site, and four neighbours were notified. No objections have been received to date.

RELEVANT PLANNING HISTORY

D4/26243 Change of use of south, north and

APPRAISAL

The application site Iscoed Mansion is a Grade II Listed Country House in a semi ruinous state, but partly occupied in the southern wing. It is situated in an isolated rural location overlooking the Towy Estuary, and it is approached along a narrow private lane off the C2057 road between Carmarthen and Ferryside, the access road also serves other residential properties.

The application seeks renewal of planning permission granted for change of use of south, north and east wings of the Mansion into six separate dwellings granted under reference No. D4/26243 on 9 May 1997. The application was also the subject of an appeal against the imposition of a Condition relating to highway safety and this appeal was upheld by the Inspector appointed by the Secretary of State for Wales on 31 March 1998.

The following policy considerations are appropriate in determining this application. Planning Guidance (Wales Planning Policy (March 2002) advises in paragraph 6.5.7 'where a development proposal affects a Listed Building or its setting, the primary material consideration is the statutory requirement to have special regard to the desirability of preserving the building, or its setting, or any features of special architectural or historic interest which it possesses'.

Paragraph 6.5.10, further states 'that it is the objective of Assembly Government policy to secure the preservation of historic buildings'.

It is clear therefore that there is a duty and expectation placed upon Local Authorities to secure where possible the protection of listed buildings and make provision for their continued preservation and survival.

In promoting this duty, the Guidance affords Local Planning Authorities the opportunity to explore possible alternative uses to secure the long term survival of the listed building, provided that the usage is compatible with the fabric of the existing building.

The Carmarthen District Local Plan (Adopted 1999) echoes these aims. The Council's approach as described in the plan is 'to protect historic buildings and ensure that they are not adversely affected by insensitive alterations or development proposals'.

The objectives with regard to the built environment are to 'retain and enhance the character and identity of particular buildings, townscape and areas of architectural or historic interest'.

In the context of this advice it is considered that the proposed use is wholly compatible with the aims of serving the long term future and preservation of the building.

With regard to other policies contained in the Dyfed County Structure (Alteration No. 1) and the Carmarthen District Local Plan, both Policy H7 and CH18 of the respective plans make provision for the conversion of redundant buildings to residential use provided there is not any significant objection in respect of transport, amenity or public service provision, and provided that the design of the conversion respects the existing fabric of the building and is appropirate.

With regard to the transport aspect of the application, in the light of the Inspectors decision to uphold the appeal against the imposition of a condition requiring the provision of visibility splays at the access, the substitution of this condition is the only material change since the granting of the previous consent. As there have been no other changes in circumstances and in the absence of any further objections to this application for renewal, that planning permission be granted for the renewal of application D4/26243

RECOMMENDATION - APPROVAL

CONDITIONS

1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

2 Prior to the commencement of any development on the site, A formal listed building application shall be submitted to and approved in writing by the Local Planning Authority, and following any such approval shall be carried out strictly in accordance with the terms of that consent.

3 The character an appearance of the existing building shall be retained in the proposed conversion including all existing openings and other architectural features.

4 A sample and/or detailed specification of all proposed external finishing materials for the proposed development shall be submitted to and specifically approved in writing by the Local Planning Authority prior to the commencement of the development hereby approved.

5 Prior to the commencement of development on site, the building hereby granted consent shall be inspected by a member of Dyfed Wildlife trust for evidence of nesting/breeding Barn Owls. The developer may only proceed with the development with the written approval of the Local Planning Authority following the inspection.

6 Before any building work commences on site a level platform shall be provided at the junction of the Iscoed Mansion access lane and the C2057 road. The lane shall be hard surfaced for a minimum distance of 5m from the edge of the road.

7 An accurate measured survey drawing with levels shall be prepared to indicate the optimum sight line splay which can be achieved up to a maximum preferred visibility of 90m along the C2057 road to the west from the mid point of the private track 2.4m back from the carriageway. The sight line improvement scheme shall be submitted to the local planning authority and approved in writing and the approved scheme shall be carried out before any of the new dwelling units hereby approved are occupied. Thereafter, the visibility splay shall be maintained free of any growth or obstruction over 0.9m in height above either road or track.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2-4 In the interest of preservation and protection of the architectural character and appearance of the building, which is a building of special architectural and historical interest, and in the interest of general and visual amenity.

5 To afford protection to Barn Owls during their nesting/breeding season.

6-7 In the interest of road safety.

NOTES

1 The developer shall contact Dwr Cymru/Welsh Water with regard to the adequacy of water supply and the position of water distribution mains which might be affected by the development.

2 The developer is strongly advised to contact SWALEC prior to any development commencing in order to ascertain SWALEC's requirements for the protection of any existing services and to obtain details of them. This could avoid a serious accident and the developer paying costs of repairs.

3 The proposed septic tank and ancillary soakaway system must conform to BS6297 and no part of the system is to be sited within 10 metres of any watercourse.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01282

FULL PLANNING

Date Received

26 April 2002

CONVERSION OF GARAGE TO LOUNGE UTILITY ROOM AND GARAGE EXTENSION TO SIDE AT: BRYN VILLA, HEOL YR YSGOL, CEFNEITHIN, CARMS.

   

0 FOR:

1 MRS S E LEYSHON

0

1 BRYN VILLA

0

1 HEOL YR YSGOL

0

1 CEFNEITHIN

0

1 CARMS

0

1

0 AGENT:

1 R HIGGINS

0

1 105 PENYBANC ROAD

0

1 AMMANFORD

0

1 SA18 3QP

0

1

0

1

0 ELECTORAL WARD:

1 GORSLAS

0

1

0 COMMUNITY/TOWN COUNCIL:

1 GORSLAS

0

1

0 CONTACT OFFICER:

1 I. THOMAS 01267 224871

0

1 CONSULTATIONS

2

3 Gorslas Community Council - Have not responded to date.

4

5 Local Member - Councillor H C Scourfield has not responded to date. Councillor R Jones as a member of the Planning Committee is unable to make prior comment.

6

7 Neighbours/Public - The immediate adjoining neighbours have been notified of the proposal. No response has been received as a result.

8

9

10 APPRAISAL

11

12 Full planning permission is sought for the alteration and extension of an existing dwelling, Bryn Villa, a detached property which stands in its own grounds and is located at the extremities of Heol Yr Ysgol as a through road.

13

14 The proposal involves the alteration of the existing garage at Bryn Villa and its conversion into a lounge, and the construction of a new garage and store which will be linked to the dwelling by a new utility room.

15

16 The garage extension is larger than one would normally associate with the domestic requirements of the dwelling, and the garage it is intended to replace, measuring 8 metres x 8 metres, and some 6 metres in height at the apex of the ridge. The applicant however has advised that it is required as a place for safe and secure storage, when not in use, of her towing vehicle and trailer which she uses for the operation of her catering business. The premises is to be used purely for the storage of the vehicles. No food preparation will be undertaken at the premises, all of which is undertaken in the trailer when the applicant is out on location.

17

18 In broad terms the proposal complies with Policies CPS16 and CPS13 of the Carmarthen District Local Plan which relate to the criteria for house extensions and amenity considerations relating to new development and the effect such proposals can have on adjoining properties. As such it is recommended that planning permission should be granted subject to the following conditions.

19

20

21 RECOMMENDATION - APPROVAL

0

1 CONDITIONS

2

3 1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

4

5 2 The permission now granted relates to the land defined by the 1:2500 and 1:500 scale plans, received on 26th April 2002.

6

7 3 The development hereby permitted shall be carried out strictly in accordance with the plans referenced 02242/01/02, received on 26th April 2002, unless amended by any following conditions.

8

9 4 The roof of the garage shall be covered in dark grey cladding.

10

11 5 The garage door shall be painted and not installed as a bare metal door.

12

13 6 The garage area shall be used purely for the parking and secure storage of the applicant's vehicles in association with her catering business. In the event of the catering business ceasing to trade the use of the garage shall immediately revert to use as a domestic garage ancillary to the use of the dwelling Bryn Villa, Heol Yr Ysgol, Cefneithin to which it is attached.

14

15 7 No food preparation in association with the applicant's catering business shall be undertaken at the premises hereby approved.

16

17 REASONS

18

19 1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

20

21 2 To define the permission.

22

23 3 For the avoidance of doubt and in the interest of visual amenities.

24

25 4,5 In the interest of visual amenities.

26

27 6,7 To define the permission and to protect the amenities currently enjoyed by neighbouring occupants of their dwellings.

28

29

30

31

32 COMMITTEE:

33 PLANNING COMMITTEE

0

1

0 DATE:

1 26 JUNE 2002

0

1

0 REPORT OF:

1 HEAD OF PLANNING

0

1

0

1 GW/01307

2

3 ADVERTISEMENT

0

1 Date Received

2 30 April 2002

0

1 APPLICATION FOR CONSENT TO DISPLAY AN ADVERTISEMENT AT: GWENDRAETH VALLEY CAR SALES,HEOL CWMMAWR,DREFACH,LLANELLI DREFACH, LLANELLI, CARMS.

2

3

0 FOR:

1 D W EVANS

0

1 GWENDRAETH VALLEY CAR SALES

0

1 HEOL CWMMAWR

0

1 DREFACH

0

1 LLANELLI SA14 6TH

0

1

0 ELECTORAL WARD:

1 GORSLAS

0

1

0 COMMUNITY/TOWN COUNCIL:

1 GORSLAS

0

1

0 CONTACT OFFICER:

1 CERI DAVIES 01554 742167

0

1 CONSULTATIONS

2

3 Gorslas Community Council - Has no adverse comments regarding this proposal.

4

5 Local Member - County Councillor H C Scourfield has not commented to date. County Councillor R Jones as a Member of the Planning Committee is unable to make prior comment.

6

7 Head of Housing and Public Protection - Has no adverse comments regarding this proposal.

8

9 Neighbours/Public - Have been notified on receipt of the above application.

10 One letter of objection has been received to date expressing:-

11

12

· Concern regarding the illumination of the advertisement sign.

RELEVANT PLANNING HISTORY

GW/00351 Extension to existing garage

W/02770 Application for Certificate of Lawfulness

APPRAISAL

The application site is located approximately 100 metres north of Gwendraeth Valley Comprehensive School in Drefach in a predominantly residential area. The site consists of an existing garage which is currently used for car preparation and a car showroom.

Consent is sought to display an advertisement on the garage frontage. The application is retrospective in nature as the sign is already in place. The advertisement sign is an illuminated, box type sign measuring approximately 3.7 metres x 0.9 metres, located above the large garage doors and is bilingual in nature, reading 'Ceir Cwm Gwendraeth - Gwendraeth Valley Cars'.

Planning permission was granted for an extension to the existing garage for car preparation on 26th March 2002. The garage was re-opened and re-established as a car showroom following the issue of a Certificate of Lawfulness for an Existing use in September 1999, when the lawful nature of the premises as a car showroom was accepted.

In the context of current development control policy framework, the proposal should be examined against the criteria as set out in Policy ENV31 of the Llanelli Area Local Plan Statement (June 1998), which permits advertisement signs which are in keeping with the character of the building and surrounding area. It is considered that the sign is in keeping with the building in terms of colour, scale and design and whilst it is acknowledged that the surrounding area is predominantly residential in nature, the sign is not considered obtrusive in any way, therefore it is not considered inappropriate at this location.

One letter of objection has been received, expressing concern regarding the illumination of the sign having a detrimental effect on the amenity of nearby properties. Members should be aware that the imposition of suitable conditions can satisfactorily address this matter as the hours that the advertisement sign will be permitted to be illuminated will relate to the operating hours for the garage use (i.e. 7:00 am to 7:00 pm Monday to Saturday only).

In light of the above, it is considered the proposal accords with Local Plan Policy and as such, the application is put forward with a recommendation for approval.

RECOMMENDATION - APPROVAL

CONDITIONS

1 The proposed advertisement sign shall be sited and erected strictly in accordance with the submitted plans received on 30th April 2002.

2 Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

3 Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

4 Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority.

5 No advertisement is to be displayed without the permission of the owner of the site or another person with an interest in the site entitled to grant permission.

6 No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air, or so as otherwise to render hazardous the use of any highway, railway, waterway or aerodrome (civil or military).

7 The advertisement sign hereby approved shall not be illuminated outside the hours of 7:00 pm and 7:00 am on weekdays or on Saturdays, or at any time on Sundays or Bank Holidays.

REASONS

1 In the interest of visual amenity.

2-6 Imposed pursuant to Regulation 13 and Schedule 1 of the Town and Country Planning (Control of Advertisements) Regulations 1992.

7 In the interest of residential amenity.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01404

OUTLINE

Date Received

15 May 2002

ONE DWELLING AT: OPPOSITE NO. 52, GREENFIELD TERRACE, PONTYBEREM, LLANELLI.

   

FOR:

D W, E N & D G N RICHARDS

 

COEDMOELON

 

PONTYBEREM

 

LLANELLI

 

SA15 5AN

   

ELECTORAL WARD:

PONTYBEREM

   

COMMUNITY/TOWN COUNCIL:

PONTYBEREM

   

CONTACT OFFICER:

CERI DAVIES 01554 742167

CONSULTATIONS

Head of Transport - No observations received to date.

Hyder Consulting - Has advised that no connection can be made to the existing public sewerage system until March 2003.

Pontyberem Community Council- Has not responded to date.

Local Member - County Councillor J S Williams has not commented to date.

Environment Agency - Has advised that no development shall be commenced until a scheme for the improvement and/or extension of the existing public foul sewerge system has been completed.

Neighbours/Public - Thirteen neighbours have been notified on receipt of the above application. No letters of objection have been received to date.

RELEVANT PLANNING HISTORY

S/01044 Construction of two dwellings

Outline Planning Permission 12th February 1998

D5/14993 Two dwellings

Outline Planning Permission 15th October 1992

APPRAISAL

This outline application seeks consent for one dwelling on a plot of land opposite No. 52 Greenfield Terrace, west of Pontyberem. The application site consists of gently sloping land, and the western boundary follows the field boundary for field enclosure O.S. 7922.

Outline consent was granted for two dwellings at this location on 12th February 1998 under application reference no. S/01044, whereas detail consent was granted for the plot adjoining the application site in June of last year. The outline consent for the application site lapsed on 12th February of last year.

However, in the context of the current development control policy framework the site lies within the Pontyberem Settlement Development Limits and represents a continuation of the existing building line along the Greenfield Terrace frontage.

Whilst it is acknowledged that the plot is of a triangular shape, it is considered that the site is of sufficient dimensions to adequately accommodate one modest dwelling and provide more than the minimum private amenity space around the dwelling as required by the Council's adopted residential standards.

In terms of foul drainage, the site lies within the Pontyberem Sewerage Treatment Works catchment area which is currently working at over capacity. The applicant has been advised of the current restriction and offered alternatives in terms of disposal of foul water from the site in providing a sealed cesspit in the interim period and entering into a Section 106 Agreement under the Town and Country Planning Act 1990, foregoing the right to connect to the public sewer until March 2003. Members are therefore recommended to grant planning consent subject to the successful completion of a Section 106 Agreement.

RECOMMENDATION - APPROVAL

CONDITIONS

1 Application for approval of reserved matters must be made not later than the expiration of three years beginning with the date of this permission and the development must be begun not later than whichever is the later of the following dates:-

2 The consent now granted is an outline consent only within the meaning of the Town and Country Planning (General Development Procedure) Order 1995 and related to the area edged in red on the 1:2500 scale plan submitted with the application.

3 The development of the site shall not be commenced until detailed plans showing the siting, design and external appearance of the dwellings together with the means of access are submitted and approved by the Local Planning Authority.

4 The height, design, siting and materials of construction of boundary and forecourt walls, fences, etc., shall be to the approval of the Local Planning Authority.

5 External facing materials used shall be of a colour and texture indigenous of the locality and sympathetic to the surrounding area.

6 A garage/car parking space shall be provided and retained in perpetuity behind the building line of the dwelling to be used for the parking of private motor vehicles ancillary to the enjoyment of the dwelling and not for any trade or commercial purpose.

7 The new vehicular access shall be laid out and constructed in accordance with Typical Layout No. 4 before any other building work commences on the site.

8 Adequate facilities for parking and turning shall be made available at all times within the curtilage of the plot to the satisfaction of the Local Planning Authority and plans showing these arrangements shall be submitted and approved in writing by the Local Planning Authority prior to the commencement of development. These works are to be completed before the development is brought into use.

9 The existing public footpath (Ref. No. 59/12) located on the western side of the site is to be protected during the course of development, and any Reserved Matters application is to include final details of the measures proposed for the prevention of obstruction of this footpath.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2 The consent now granted is an outline consent only within the meaning of the Town and Country Planning (General Development Procedure) Order 1995.

3-5 In the interest of visual amenities.

6 To comply with approved Council Policy.

7 To enable vehicles to enter or leave the premises with a minimum of interference to the free flow of through traffic and in order that the through traffic capacity of the road is not prejudiced.

8 To reduce the likelihood of obstruction of the highway or danger to road users when vehicles are leaving the premises.

9 To protect the public right of way which crosses the site.

NOTE(S)

1 The applicants should be aware that consent is hereby granted subject to entering into a Section 106 Agreement of the Town and Country Planning Act 1990 which relates to the foregoing of the right to connect to the public sewer until March 2003.

2 Foul water and surface water discharges must be drained separately from site.

3 No surface water shall be allowed to connect (either directly or indirectly) to the public sewerage system.

4 No land drainage run-off will be permitted to discharge to the Public Sewerage System.

5 All surface water shall be trapped and disposed of so as not to flow on any part of the public highway.

6 The temporary siting of a residential caravan during development of a site will, in the majority of cases, require planning permission. In order to avoid the necessity of a separate planning application and fee, developers are advised that if a residential caravan is required, it should be included as part of the description of development (and on plan), if any submission of reserved matters or full planning application arising from this outline planning permission.

7 A soakaway must be provided to cater for the surface water drainage from this development to reduce the risk of increased flooding in this catchment. (The developer should establish that ground conditions are suitable, in accordance with BS6367:1983, for the use of soakaways. If considered to be unacceptable and an alternative means of disposal is proposed, then the Agency requires to be reconsulted).

8 Site operators should ensure that there is no possibility of contaminated water entering and polluting surface or underground waters.

9 Any waste excavation material or building waste generated in the course of the development must be disposed of satisfactorily and in accordance with Section 34 of the Environmental Protection Act 1990.

10 Carriers transporting waste from the site must be registered waste carriers.

11 The activity of importing waste into the site for use as, for example hardcore, must be registered by the Environment Agency Wales as an exempt activity under the Waste Management Licencing Regulations 1994.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01422

FULL PLANNING

Date Received

17 May 2002

ERECTION OF DWELLING 1 NO AT: LAND AT, LLANARTHNEY, OPPOSITE PRIMARY SCHOOL.

   

FOR:

MR & MRS EDWARDS

 

GLANTOWY FARM

 

LLANARTHNEY

   

AGENT:

HAROLD METCALFE PARTNERSHIP

 

32 SPILMAN STREET

 

CARMARTHEN

   

ELECTORAL WARD:

LLANDDAROG

   

COMMUNITY/TOWN COUNCIL:

LLANARTHNE

   

CONTACT OFFICER:

CERI DAVIES 01554 742167

CONSULTATIONS

Head of Transport - Has not commented on this proposal to date.

Hydrology - Has not commented on this proposal to date.

Llanarthney Community Council - Has not commented on this proposal to date.

Local Member - County Councillor W J W Evans has not commented on this proposal to date.

Environment Agency - Has not commented on this proposal to date.

Neighbours/Public - Four neighbours have been notified on receipt of the above application, no letters of objection have been received to date.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

APPRAISAL

The application site is a vacant piece of land opposite Ger-Y-Llan Estate, approximately 150 metres south of the B4300 main road, within the development limits of the village of Llanarthney. The rectangular plot has a road frontage of 23 metres and a depth of 34 metres, and is part of a field currently used for grazing.

The application seeks full planning permission for the erection of one dwelling on the site. The proposed two storey dwelling will consist of four bedrooms and an adjoining double garage.

In the context of the current development control policy framework, the application site lies within the Llanarthney Settlement Development Limits as defined in the Carmarthen District Local Plan (Adopted 1999). The site is located on land identified as residential development opportunity within the village of Llanarthney. Policy CH8 of the Local Plan permits residential dwellings within settlements if they are of an appropriate scale and design, do not adversely affect the existing form and character of the settlement, or the amenities of local residents. It is considered that the site is located next to a well established residential area, and is of a sufficient size to accommodate the proposed dwelling whilst making provision for a satisfactory vehicular access and off road parking. The scale/design of the proposal is in keeping with the character of the area and will not lead to any adverse impact on the amenity of residential properties opposite.

As such the application is put forward with a recommendation for approval.

RECOMMENDATION - APPROVAL

CONDITIONS

1 The development hereby permitted shall be commenced before the expiration of five years from the date of this permission.

2 The development hereby permitted shall be carried out strictly in accordance with the area edged in red on the 1:500 scale plans and the 1:50 scale plans received on 17th May 2002, unless amended by any following conditions.

3 The proposed garage shall be used for domestic purposes only and not for any trade, commercial or business use.

4 Prior to the beneficial occupation of the dwelling hereby approved, the proposed vehicular access and turning area shall be completed and hard-surfaced to the written approval of the Local Planning Authority.

REASONS

1 Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2,3 In the interest of visual amenities.

4 In the interests of highway safety.

Applications Recommended For Refusal

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01281

FULL PLANNING

Date Received

26 April 2002

GENERAL PURPOSE STEEL FRAMED BUILDING TO BS.5502 AGRICULTURAL SPECIFICATION AT: 7 TOWY VIEW RES PARK, LLANGUNNOR, CARMS.

   

FOR:

MR G ABBOTT

 

7 TOWY VIEW RESIDENTIAL PARK

 

LLANGUNNOR

 

CARMS

 

SA31 8AT

   

AGENT:

SHUFFLEBOTTOM LTD

 

CROSSHANDS BUSINESS PARK

 

CROSS HANDS

 

LLANELLI

 

CARMS SA14 6RE

   

ELECTORAL WARD:

LLANDYFAELOG

   

COMMUNITY/TOWN COUNCIL:

LLANDYFAELOG

   

CONTACT OFFICER:

CERI DAVIES 01554 742167

CONSULTATIONS

Llandyfaelog Community Council - Has not commented on this proposal to date.

Local Member - County Councillor D H John has not commented on this proposal to date.

Environment Agency - Requests that any approval includes formal conditions relating to the storage of oils, fuels and chemicals.

Neighbours/Public - The application has been advertised by means of a site notice. No objections have been received to date.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

APPRAISAL

The application site is a field enclosure which does not relate to any small holding, but is known as Pibwrwen, as it lies adjacent to Pibwrwen Residential Caravan Park. The field is located 3/4 mile south-west of Pibwrlwyd and 1/2 mile north of Croesyceiliog. Access to the field is gained via an unclassified road which serves the aforementioned residential caravan park, and is within close proximity to the River Towy and a railway line. From a close site inspection, it is apparent that the land is primarily used for grazing.

The application seeks full planning consent for the erection of a general purpose steel framed building to BS 5502 Agricultural Specification. The building will be sited close to the unclassified road at the north-western corner of the field. The proposed building measures 24.4 metres in length by 12.4 metres in width, and an overall height of 5.6 metres to ridge level, and is to be constructed of concrete panels and plastic coated profile sheets.

The relevant planning policy in this instance is Policy CPS2 of the Carmarthen District Local Plan (Adopted 1999), which allows for developments outside the settlement limits defined on the proposals map only when a countryside location is essential for the development concerned. Dyfed Structure Plan Policy EN13, also seeks to control the scale and size of proposals in rural settings.

In consideration of the above policies, concern is expressed at the size of this proposal, approximately 302 square metres in floor area. A floorspace of such proportions is considered excessive on such a small piece of land which only measures 2.6 hectares (6.5 acres), and the land does not even relate to a small holding. There appears to be very little evidence of the prolonged keeping of livestock on the land and in view of the small hectorage, there would not appear to be any justifiable need for a large range of implements. Therefore, the Local Planning Authority is of the opinion that a general purpose steel framed building is not essential at this countryside location.

Further evidence for the need for the building has been sought from the agents acting on behalf of the applicant, in the form of an agricultural questionnaire, but without reply.

In the absence of such evidence, it is considered that the proposal is excessive in scale and mass for a field of this size and especially as the field is not connected to an existing farm holding. It is also considered that a countryside location is not essential for the development.

Planning Guidance (Wales) Planning Policy (March 2002) requires 'new farm buildings to be sited on land which is used for agriculture ... must be reasonably necessary for the purpose of agriculture, must be within an agricultural unit which is at least 5 hectares in area' (Paragraph 7.6.8).

It is considered that the proposal is excessive in scale and mass in proportion to the size of the land, therefore refusal is recommended.

RECOMMENDATION - REFUSAL

REASONS

1 The proposal is contrary to Policy CPS2 of the Carmarthen District Local Plan:-

Development in the Countryside

'Development will be permitted outside the settlement limits defined on the proposals map, only when:-

In that the applicant has not demonstrated that a countryside location for the proposed development is essential.

2 The proposal is contrary to Policy EN13 of the Dyfed Structure Plan (including Alterations No.1):-

'It is the policy of the County Council that all development should take full account of the character of the urban or rural setting in terms of scale, siting, design, landscaping and the use of materials as well as the effect on the social and cultural characteristics of the area.'

In that the proposal is excessive in mass and scale in proportion to the size of the land. It will therefore have a detrimental effect upon the visual amenities and character of this rural setting.

COMMITTEE:

PLANNING COMMITTEE

   

DATE:

26 JUNE 2002

   

REPORT OF:

HEAD OF PLANNING

   

GW/01363

FULL PLANNING

Date Received

10 May 2002

ERECTION OF AGRICULTURAL OUTBUILDING AT: PANT Y BLODAU FARM, 97, WATERLOO ROAD, PENYGROES, LLANELLI, CARMS.

   

FOR:

MR & MRS EWER

 

PANT Y BLODAU FARM

 

97 WATERLOO ROAD

 

PENYGROES

 

LLANELLI SA14 7PN

   

AGENT:

MR K ASSENDER

 

NEWBRIDGE DESIGNS

 

9 ST CENYDD CLOSE

 

PONTLLANFRAITH

 

BLACKWOOD NP12 2FG

   

ELECTORAL WARD:

PENYGROES

   

COMMUNITY/TOWN COUNCIL:

LLANDYBIE

   

CONTACT OFFICER:

CERI DAVIES 01554 742167

CONSULTATIONS

Hyder Consulting Limited - Has not commented on this proposal to date.

Penygroes Community Council - Has not commented of this proposal to date.

Local Member - County Councillor S E Thomas has no objections.

Head of Asset Management - Has not commented on this proposal to date.

Environment Agency - Has not commented on this proposal to date.

Neighbours/Public - Have been notified on receipt of the above application. No letters of objection have been received to date.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

APPRAISAL

Pant Y Blodau Farm is a small holding of some 10.5 acres of undulating land, sited along Waterloo Road, Penygroes. The holding contains a farmhouse which is currently the subject of a planning application (to be renovated and extended), and a series of small outhouses. From a close inspection, it is apparent that the land is primarily used for grazing purposes.

The application seeks full planning consent for the erection of an agricultural outbuilding on land close to the farmhouse. The building will be sited close to Waterloo Road at the north eastern corner of the field enclosure.

The proposed agricultural outbuilding is 16 metres in length by 8 metres in width with a shallow pitched roof rising to a height height of 4.6 metres to ridge level. The proposed building is to be constructed of steel profile sheet cladding, it is proposed to be used for agricultural storage.

In the context of the current development control policy framework, the application site does lie within the Penygroes Settlement Development Limits as defined by the Dinefwr Local Plan (Adopted 1998). The relevant planning policy in this instance is Policy DLP8 of the above Plan, which allows for developments which are of a density, scale and 'mass' appropriate to the immediate surrounding area in which it is located. Dyfed Structure Plan Policy EN13 also seeks to control the scale, siting and design of proposals in urban and rural settings as well as the effect of proposals on the social and cultural characteristics of the area.

In consideration of the above policies, concern is expressed at the siting and scale of this proposal. A floorspace of approximately 128 sqaure metres square for the proposed shed is considered excessive on a small holding of 4.2 ha (10.5 acres). There appears to be very little evidence of the prolonged keeping of livestock on the land. It is also considered that the land area of the holding is too small to justify the need for a large range of implements. It is therefore considered that the proposed agricultural outbuilding is of a scale and mass inappropriate to the immediate surrounding area in that its impact on the urban setting will be detrimental in visual terms due to the proposed siting at the shed being so close to the main road in such a prominent position on the fringe of the village.

Further evidence for the need of the building has been sought from the agents acting on behalf of the applicants, in the form of an agricultural questionnaire. The applicants in their response have indicated that the only stock currently on the holding are ducks, and the reason for the proposed shed is to accommodate a 'possible future worm farm'. It is considered therefore that the proposal is not necessary for the purpose of agriculture and would have a detrimental effect on the visual characteristics of the area, particularly as the site is within close proximity to residential dwellings.

Planning Guidance (Wales) Planning Policy (March 2002) requires 'new farm buildings to be sited on land which is used for agriculture ... must be reasonably necessary for the purpose of agriculture, and must be within an agricultural unit which is at least 5 hectares in area' (paragraph 7.6.8).

In view of the above it is considered that the proposal is excessive in terms of scale and mass, is not considered necessary for agricultural purposes, and is inappropriately sited, therefore refusal is recommended.

RECOMMENDATION - REFUSAL

REASONS

1 The proposal is contrary to Policy CLP8 of the Dinefwr Local Plan (Adopted 1998) which states:-

2 The proposal is contrary to Policy EN13 of the Dyfed Structure Plan (including Alterations No.1):-