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Agenda and minutes

Venue: The Council Chamber, County Hall, The Rhadyr, Usk, NP15 1GA

Contact: Democratic Services 

Items
No. Item

1.

Declarations of Interest

Minutes:

County Councillor R. Edwards declared a personal and prejudicial interest pursuant to the Members’ Code of Conduct in respect of application DC/2018/00096, as a relative lives next to the site.  She left the meeting taking no part in the discussion or voting, thereon.

2.

Confirmation of Minutes pdf icon PDF 109 KB

Minutes:

The minutes of the Planning Committee meeting held on 5th June 2018 were confirmed and signed by the Chair.

3.

APPLICATION DC/2018/00096 - ERECTION OF NEW DETACHED DWELLING HOUSE. 6 CAESTORY AVENUE RAGLAN, MONMOUTHSHIRE NP15 2EH pdf icon PDF 104 KB

Minutes:

We considered the report of the application, and late correspondence, which was recommended for approval subject to the four conditions, as outlined in the report and subject to a Section 106 Legal Agreement financial contribution towards affordable housing in the local area.

 

The Vice-Chair allowed Mr. A. Edwards, Clerk to Raglan Community Council to speak on behalf of the Community Council in respect of the application.  In doing so, the following points were noted:

 

·         Raglan Community Council objects on principle as it considers that the actual development is classed as back land development, not in line with any frontage of Caestory Avenue or Ethley Drive.

 

·         The Planning Department has made reference under paragraph 5.7.1 of the report of the application.  The Community Council considers that without implementing the Well-Being of Future Generations Act 2015, it will have a social impact on the loss of well-being and the loss of privacy and amenity on the existing properties in this area.

 

·         The Community Council has concerns regarding the size and bulk of the property in relation to the existing two storey dwellings which have been developed over time. Also, the bungalows and dormer bungalows which are in close proximity to the property. The development will create an overbearing aspect to these existing dwellings.

 

·         Paragraph 5.4.1 of the report of the application makes reference to the Juliet Balcony.  This provides a loss of privacy to some of the properties on and around the plot where the window will be directly overlooking.

 

·         The principle objection is the overbearing impact on neighbouring properties, the loss of privacy to adjoining properties and the applicant has been advised to provide information to the Highways Authority which has not yet been provided regarding a concealed entrance on a narrow bend.

 

·         This application is in conflict with Policies H3, SD4, NE1, NP5 and MV1.

 

Mr. J. Pope, representing objectors to the application, attended the meeting by invitation of the Chair and outlined the following points:

 

·         There have been 60 registered objections to the application.

 

·         Overbearing and shadowing nature of the property to neighbouring properties due to the height, mass and bulk of the property.

 

·         The height of the property is compared to immediate neighbouring properties and the effect on the well-being of local residents due to loss of privacy and sunlight is a concern.

 

·         The design of the property materials are out of character with the surrounding properties.

 

·         The risk of additional vehicles exiting and entering the property on an existing treacherous double blind bend.

 

·         The loss of any Birch trees against the recommendation of the Tree Officer.

 

·         Objectors are also concerned regarding some of the factual inaccuracies contradictions and misleading statements in the report of the application, namely:

 

-       The proposal is 8.3m high at the ridgeline. This is 1.1m higher than the next tallest in the vicinity, and not similar in ridge height as stated in the report of the application but 16% higher than the next highest. It will be 40% higher than those properties in  ...  view the full minutes text for item 3.

4.

APPLICATION DM/2018/00308 - PROPOSED NEW DWELLING. 3 THE PADDOCK, CHEPSTOW, NP16 5BW pdf icon PDF 82 KB

Minutes:

We considered the report of the application, and late correspondence, which was recommended for approval subject to the three conditions, as outlined in the report and subject to Section 106 financial contribution of £29,856 for affordable housing.

 

The local Member for Larkfield, Chepstow attending the meeting by invitation of the Chair, outlined the following points:

 

·         Local residents have considerable concerns regarding this application.

 

·         The Chepstow Town Council Planning Committee has recommended that the application be refused.

 

·         There is a strong perception that the application process has not been handled as effectively and efficiently as it could have been. The channels of communication between officers and objectors being the fundamental issue.

 

·         There has been a late amendment to the application submitted on 29th June 2018.  Local residents and the local Member have not had time to consider this and asked if there might be grounds to defer the application. Also whether officers could indicate whether there is a technical issue for this late application to be deemed acceptable without further consultation.

 

·         The proposed development is inappropriate in-filling.

 

·         The open spacious nature within the cul-de-sac has been developed with deep open gardens sweeping around the front to back.  The mouth of the road has been designed with bungalows on either side to facilitate that look and draw people through the back of the cul-de-sac where the two storey properties are set.

 

·         Having an 8 metre high new build at the mouth of the road drawn to the front of the pavement, sat adjacent to bungalows would destroy the aesthetics of the locality.

 

·         It is unacceptable over development and out of character with the surrounding buildings.

 

·         Welsh Government Policy Guidelines 9.3.3 supported the local Member’s case.

 

·         Neighbours have built annexes to their properties but the infilling has been undertaken respectfully and tastefully in keeping with the local surroundings guided by strict planning conditions established by the County Council and also in line with covenants placed on properties in this area.

 

·         There has to be consistency and parity with this application and previous applications that have been approved.

 

·         Residents have lived in the area for 40 years and this is important as they legally bought into the locality and into a living environment that they believed could not be changed for the worse due to the strict clauses in place. The proposed development is not in keeping with the surrounding area and threatens this.

 

·         The scale, dimensions and design are absent from the application despite repeated requests that they be properly designated.

 

·         A topographical plan has been prepared but has not been published. There should have been a scaled plan where the new dwelling will sit on the parcel of land.

 

·         The application refers to the flood risk and that there will be a soakaway.  However, three feet below the surface is bedrock which will make it difficult for sufficient drainage to be installed.

 

·         There is potential for some gardens to become waterlogged.

 

·         The existing drainage system is already under considerable pressure.  ...  view the full minutes text for item 4.

5.

APPLICATION DC/2015/00554 - CONSTRUCTION OF DETACHED DWELLING WITH PARKING AND TURNING PROVISION FOR 3 CARS ON EXISTING DOMESTIC CURTILAGE. SITE ADJACENT TO CEFN-Y-BRYN, GROSMONT, NP7 8ES pdf icon PDF 66 KB

Minutes:

We considered the report of the application which was recommended for approval subject to the five conditions, as outlined in the report.

 

Mr. E. Walker, objecting to the application, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The main concern of objectors relates to road safety.

 

·         It was considered that the highways report does not truly reflect the gravity and concerns of the Highways department.

 

·         In both reports, the Highways Department objects to linear parking provision. The Highways report recommends that, on highways safety grounds, the application should be refused.

 

·         The B4347 is a strategic route.

 

·         The A465 is the main road between Abergavenny and Hereford and links North and South Wales.  It has a low bridge detector at Llangua.

 

·         Alternative routes pass the site which is located on an ‘S’ bend at one of the narrowest points in the road.

 

·         The planning report states that issues regarding parking have been addressed but this is not the case. The revised layout plan is worse than the previous plan. The objector had prepared drawings to scale.  The scheme is unworkable.

 

·         The previous application did not work either and revised plans had been prepared.

 

·         Passengers would be required to get out of the car before it is parked.

 

·         Vehicles attempting to park would require considerable manoeuvring of the vehicle potentially endangering other road users which was highlighted by the Highways Department.

 

·         The application provides three parking spaces.  The Objector considers that this application does not comply with Supplementary Guidelines.

 

·         This application only refers to a drain and soakaway with no indication of where the water is to be discharged.

 

·         Drainage is a major problem as the ground is mainly rock. The gradient of the site will result in water flowing directly onto the highway with potentially dangerous consequences in inclement weather.

 

·         The objectors do not object to the house but object to the dangerous unworkable parking arrangements.

 

Mr. B. Spencer, the applicant’s agent, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The original pre-application advice was that a scheme could be undertaken with parking off road.  Following a meeting with the Head of Planning, Conservation Officer and the Planning Officer, it was agreed that the scheme would be revised to minimise the impact of the parking arrangement. Although only two spaces could be provided, it was considered adequate.

 

·         Visibility splays -105 metres towards Grosmont centre and 56 metres in the opposite direction from the parking bay.

 

·         The method of parking in a linear system is a reverse parking manoeuvre.

 

·         The parking bays are 2.90 metres from the road edge with the stone wall providing ample space both sides of the vehicle.

 

·         There are no parking restrictions in Grosmont.

 

Having received the report of the application and the views expressed, the following points were noted:

 

·         Concern was expressed regarding the linear parking at this location and the Highways safety issues surrounding passengers alighting from the vehicle onto the highway in order to  ...  view the full minutes text for item 5.

6.

APPLICATION DC/2016/01203 - BUILD A DETACHED DWELLING ON AN EXISTING GARAGE PLOT (REVISION OF PREVIOULSY WITHDRAWN APPLICATION DC/2015/00386). LAND AT SUNNYBANK, ABERGAVENNY pdf icon PDF 72 KB

Minutes:

We considered the report of the application which was recommended for approval subject to the four conditions, as outlined in the report.

 

The local Member for Grofield, County Councillor S. Woodhouse, was unable to attend the meeting to speak in respect of this application.  However, she had asked that her comments be noted, which were read out to the Committee, as follows:

 

‘Could I ask members of the Planning Committee to give serious consideration to the fact that previously this application was objected to by Monmouthshire County Council’s Highways Department on the grounds of insufficient off-street parking,

 

Given the very high level of on-street parking in this area, including residents from adjoining streets and the very busy Merthyr Road, nothing has changed, in fact, daily, more and more parking difficulties are being experienced in this highly populated residential area.

 

Therefore, I do not support this application.’

 

Having considered the report of the application and the views expressed, the following points were noted:

 

·         There are existing parking issues at this location. However, the majority of the houses in this location do not have off street parking facilities.

 

·         The proposed dwelling differs in form and finish to surrounding properties which does not enhance or preserve the conservation area.

 

·         Two parking spaces would be removed which would exacerbate existing parking problems in the area.

 

·         This is a fascinating development which will not create a detrimental effect to the surrounding area. There are very few properties in the area with garages.  This would be a dwelling in keeping with the surrounding properties.

 

·         The property will comprise of clay brickwork and it is conditioned that a sample be agreed in liaison with the Heritage Officer to ensure that this will be appropriate to the conservation area. Vertical oak boarding will also be provided.

 

·         The property is in walking distance to the train station and to the town centre.

 

·         A condition be added to include a Construction Management Plan.

 

It was proposed by County Councillor M. Powell and seconded by County Councillor P. Murphy that application DC/2016/01203 be approved subject to the four conditions, as outlined in the report and that an additional condition be added to include a Construction Management Plan.

 

Upon being put to the vote, the following votes were recorded:

 

For approval              -           11

Against approval      -           0

Abstentions               -           2

 

The proposition was carried.

 

We resolved that application DC/2016/01203 be approved subject to the four conditions, as outlined in the report and that an additional condition be added to include a Construction Management Plan.

 

 

 

 

 

 

7.

APPLICATION DC/2017/00444 - PROPOSED CONVERSION OF REDUNDANT AGRICULTURAL BARNS TO 2 NO. DWELLINGS. NEW HOUSE FARM, LITTLE MILL, USK pdf icon PDF 76 KB

Minutes:

We considered the report of the application which was recommended for approval subject to the conditions, as outlined in the report.

 

This application was presented to Planning Committee on 4th July 2017 with a recommendation for approval subject to a Section 106 Agreement requiring a financial contribution towards affordable housing in the local area as required under LDP Policy S4. Since this time, a viability assessment has been produced to demonstrate that the development will not make a profit and therefore the contribution will not be sought.

 

The Council’s Housing Officer has evaluated the figures and concludes that the development would be making a loss with a residual value of -£39,000.

 

The Head of Planning, Housing and Place Shaping informed the Committee that, at a previous meeting, a seminar will be held regarding viability studies.  This matter is being addressed and details will be available in due course.

 

Having considered the report of the application and the views expressed, it was proposed by County Councillor M. Feakins and seconded by County Councillor P. Murphy that application DC/2017/00444 be approved subject to the conditions, as outlined in the report.

 

Upon being put to the vote, the following votes were recorded:

 

For approval              -           12

Against approval      -           0

Abstentions               -           1

 

The proposition was carried.

 

We resolved that application DC/2017/00444 be approved subject to the conditions, as outlined in the report.

 

 

8.

The following applications were considered together:

8a

APPLICATION DM/2018/00733 - AGRICULTURAL FARM BUILDING TO HOUSE FARM ANIMALS. KEMEYS HOUSE FARM CHURCH LANE KEMEYS COMMANDER USK pdf icon PDF 62 KB

8b

APPLICATION DM/2018/00817 - AGRICULTURAL FARM BUILDING HOUSING FARM ANIMALS. KEMEYS HOUSE FARM CHURCH LANE KEMEYS COMMANDER USK pdf icon PDF 53 KB

8c

APPLICATION DM/2018/00818 - AGRICULTURAL FARM BUILDING HOUSING FARM ANIMALS. KEMEYS HOUSE FARM CHURCH LANE KEMEYS COMMANDER GWEHELOG USK pdf icon PDF 52 KB

Minutes:

We considered the reports of the applications, and late correspondence, which were recommended for approval subject to the conditions, as outlined in the reports.

 

In noting the detail of the applications, it was proposed by County Councillor J. Becker and seconded by County Councillor M. Feakins that applications DM/2018/00733, DM/2018/00817 and DM/2018/00858 be approved subject to the conditions, as outlined in the reports.

 

Upon being put to the vote, the following votes were recorded:

 

For approval              -           12

Against approval      -           0

Abstentions               -           1

 

The proposition was carried.

 

We resolved that applications DM/2018/00733, DM/2018/00817 and DM/2018/00858 be approved subject to the conditions, as outlined in the reports.

 

9.

APPLICATION DM/2018/00858 - FOUR BEDROOM DETACHED PROPERTY WITH INTEGRAL GARAGE. 100 HEREFORD ROAD MONMOUTH MONMOUTHSHIRE NP25 3HH pdf icon PDF 72 KB

Minutes:

We considered the report of the application, and late correspondence, which was recommended for approval subject to the six conditions, as outlined in the report and subject to a Section 106 Legal Agreement requiring the following:

 

A commuted sum of £26,068 is required for the affordable housing financial contribution.

 

In doing so, the following points were noted:

 

·         It is a modern design which sits well within the plot with minimal overlooking of other properties.

 

·         However, concern was expressed by a Member of the Committee regarding the details contained within the drawings that the Committee had been provided with via the applicant’s architect, as it was considered that the drawings did not accurately reflect what was being proposed.

 

·         The Head of Planning, Housing and Place Shaping stated that a condition could be added to the application requiring details of the materials being used in this build, with samples being provided.

 

Having considered the report of the application and the views expressed, it was proposed by County Councillor P. Murphy and seconded by County Councillor G. Howard that application DM/2018/00858 be approved subject to the six conditions, as outlined in the report, with an additional condition being added requiring details of the materials being used in this build, with samples being provided. Also, subject to a Section 106 Legal Agreement requiring the following:

 

A commuted sum of £26,068.00 is required for the affordable housing financial contribution.

 

Upon being put to the vote, the following votes were recorded:

 

For approval              -           11

Against approval      -           0

Abstentions               -           2

 

The proposition was carried.

 

We resolved that application DM/2018/00858 be approved subject to the six conditions, as outlined in the report, with an additional condition being added requiring details of the materials being used in this build, with samples being provided. Also, subject to a Section 106 Legal Agreement requiring the following:

 

A commuted sum of £26,068.00 is required for the affordable housing financial contribution.

 

 

10.

Design Tour - June 2018 pdf icon PDF 311 KB

Minutes:

We received a report regarding the Design Tour that took place on Friday 8th June 2018 whereby Officers and Members visited a number of sites around Monmouthshire to consider the design and impact of recent developments.

 

In doing so, the following points were raised:

 

·         The visit allowed the Committee to assess the quality and type of materials being used on developments which does affect the look of new buildings.

 

·         There are some sites, out of County, that the Committee might wish to consider visiting, as part of the next Design Tour.

 

We noted the report.

11.

Appeal Decision - Leechpool Holdings, Portskewett pdf icon PDF 132 KB

Minutes:

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been made on 22nd March 2018. Site: 36 Leechpool Holdings, Portskewett.

 

The appeal had been dismissed.

12.

Appeal Decision - Oak Tree Farm, Devauden pdf icon PDF 95 KB

Minutes:

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been made on 7th June 2018. Site: Oak Tree Farm, Old Quarry Road, Devauden.

 

The appeal was allowed and planning permission was granted for the siting of a temporary rural workers dwelling at Oak Tree Farm, Old Quarry Road, Devauden NP16 6NS in accordance with the terms of the application, Ref DC/2016/01219, dated 21 October 2016, and the plans submitted with it, subject to the conditions set out in the annex to this decision.

 

13.

Cost Decision - Oak Tree Farm, Devauden pdf icon PDF 60 KB

Minutes:

We received the Planning Inspectorate report which related to a cost decision following a hearing that had been made on 7th June 2018. Site: Oak Tree Farm, Old Quarry Road, Devauden.

 

 The application for an award of costs was refused.