Agenda and minutes

Planning Committee - Tuesday, 4th July, 2023 2.00 pm

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

Contact: Democratic Services 

Media

Items
No. Item

1.

Declarations of Interest

Minutes:

None received.

2.

Confirmation of Minutes pdf icon PDF 242 KB

Minutes:

The minutes of the Planning Committee meeting dated 6th June 2023 were confirmed and signed by the Chair.

3.

Application DM/2023/00550 - Retention of and completion of proposed first floor rear extension. Celebration Cottage, Candwr Road, Ponthir, Monmouthshire, NP181HU pdf icon PDF 290 KB

Minutes:

We considered the report of the application and late correspondence which was recommended for approval subject to the conditions outlined in the report.

 

The local Member for Llangybi Fawr, also a Planning Committee Member, outlined the following points:

 

·         The area is classed as open countryside.

 

·         The application does not comply with Policy H6 of the Local Development Plan (LDP).

 

·         Officers are satisfied that this application will not have an intrusive appearance. However, photographs in late correspondence and from the site visit indicate that the extension can be seen from the road when entering from Llandegfeth Village.

 

·         This will be an intrusive extension on an already very large property.

 

·         Although the extension is less than 30% of the dwelling, it is still a large extension that will overlook its neighbouring property.  It is only 6% less than is considered acceptable within the guidance. A degree of common sense should be applied.

 

·         It may be argued that this application does not comply with the wording of Policy H6 which aims to avoid over extension of existing rural dwellings and the adverse impact this has on the character and appearance of the open countryside.

 

·         Large scale extensions can be harmful if they result in the loss of scale and character of traditional rural dwellings.

 

·         The local Member does not consider the justification that the property has lost its traditionality should be applied.

 

·         The objective of Policy H6 is that rural dwellings do not lose their traditionality through over extension. This application conflicts with those objectives.

 

·         The report of the application only considers one part of policy DES 1. The justification is that the windows proposed will be for uninhabitable rooms and that there is sufficient distance between the properties.  However, it was considered that these two properties already have overlooking issues and approving this application will exacerbate this issue.

 

·         The local Development Plan (LDP) and Supplementary Planning Guidance (SPG) are for guidance. The local Member does not consider that this application is compliant with policy EP1 of the LDP.

 

·         The report of the application does not adequately address noise and light pollution that the neighbouring property will be affected by should this application be approved.

 

·         The report of the application indicates that the first-floor extension will not give rise to unacceptable noise.  However, the extension is just one part of this application. There has been no consideration regarding the car parking spaces. This is allowed under permitted development rights, but it is still part of this application, and the Committee must give consideration to the effect this will have on neighbouring properties. Additional vehicles throughout the day and night will exacerbate noise and light pollution given its proximity to the cottage.

 

·         Planning Policy Wales (PPW) 11 addresses noise pollution and must be complied with.  Amenity must be protected.

 

·         As the car parking spaces form a part of this application it is considered that this matter is not compliant with PPW 11 or EP1 of the LDP.

 

·         Condition 4 is welcomed. However, the condition  ...  view the full minutes text for item 3.

4.

Application DM/2022/00473 - Proposal of 7 mews cottages to replace Hebron Hall, a disused Pentecostal chapel and community room positioned off Monnow Street in Monmouth. Proposed removal of an existing garage. Creation of a new public through route from Monnow Street to Howell's Place. Pentecostal Church, Monnow Street, Monmouth, NP25 3EQ pdf icon PDF 232 KB

Minutes:

We considered the report of the application and late correspondence which was presented with a recommendation for refusal for the reason outlined in the report.

 

The local Member for Town ward attended the meeting by invitation of the Chair and outlined the following points:

 

  • Monmouth town centre is following a declining trend like all high streets as people are increasingly shopping online.

 

·         The town has several empty buildings that require renovation.

 

·         Hebron Hall has been empty for at least a decade and is attracting antisocial behaviour. The hall is currently in a state of disrepair.

 

·         This scheme makes use of a vacant plot in a positive way on the high street.

 

·         The development has been planned sensitively and is supported by or has received no objections from surrounding neighbours.

 

·         The application provides housing, two of which are affordable housing units.

 

·         A walkway will be provided bringing footfall to the high street.

 

·         The local Member disagrees with Natural Resources Wales (NRW) regarding its view of this application. It was considered that TAN 15 has been met and the flood risk is managed to acceptable level.

 

·         A 1 in 100-year flood risk has been mitigated by having the living accommodation located on the first floor.

 

·         This development is considered to be safer than most other nearby buildings and houses that are located in the C1 zone that have ground floor accommodation.

 

·         The local Member asked the Planning Committee to consider supporting the application.  If it is refused, then it would be unlikely than any development would be able to be undertaken at this location.

 

·         Monmouth Town Council had been minded to support the application.

 

The applicant, Mr. M. Hall attended the meeting by invitation of the Chair and outlined the following points:

 

  • Hebron Mews proposes an infill development for the brownfield site occupied by Hebron Hall.

 

·         It is a strategically important site which spans from Monnow Street to Waitrose car park and beyond that to Chippenham Fields.

 

·         A scheme was designed to respond to the site’s many constraints and a simple terrace of modern mews cottages was considered to be a convincing use of the site. 

 

·         A cobbled thoroughfare would provide access for the homes while establishing a new public link from the high street.

 

·         The buildings use quality brick, a rhythmic roofline, and colourful doors to create a durable addition to the townscape.

 

·         Historically, a mews would provide accommodation for horses and carriages on the ground floor with living accommodation above. A 21st Century equivalent is being proposed.

 

·         Local amenities are a short walk away enabling a single car per household to be a sustainable proposition.

 

·         The two bedroomed homes incorporate covered outdoor terraces connecting to open plan living spaces on the first floor with bedrooms placed above on the top storey.

 

·         Complex but flexible layouts have been created providing very liveable homes. Two of the seven homes will be affordable housing.

 

·         A number of individual concerns have been raised by specialist consultees. Overall, the Planning department has been satisfied  ...  view the full minutes text for item 4.

5.

Application DM/2023/00302 - Conversion of garage and linking to main residence to form additional accommodation. 75 St Lawrence Park, Chepstow, NP16 6DQ pdf icon PDF 320 KB

Minutes:

We considered the report of the application and late correspondence which was recommended for approval subject to the conditions outlined in the report.

 

The local Member for Mount Pleasant addressed the Committee via Video recording and outlined the following points:

 

·         The key element of the contention is reflected in paragraph 6.5.1 of the report of the application. The Committee is required to disaggregate this matter which is subject to a further application.

 

·         The applicant has informed the local Member that they have no intention of extending their child-minding business.  However, there is a level of scepticism from neighbours that this is the case. Therefore, several residents have objected to the application and raised concerns.

 

·         The local Member asked whether consideration of the application could be deferred until other matters have been resolved.

 

·         The local Member has been contacted by several residents post report publication highlighting what they perceive as factual inaccuracies contained within the report, namely:

 

-       Chepstow Town Council’s response was not formally recognised that was submitted on 15th June 2023.

 

-       Supporting correspondence in 5.2 of the report was not published.

 

-       Whether the level of direct consultation that affected neighbours was sufficient as outlined in 5.2 of the report. Neighbours had informed the local Member that they had not received formal consultation letters.

 

·         The local Member considered that deferral of the application should be considered if the Committee concluded that there were evidence gaps and due process had not been undertaken.

 

·         The report states in 6.2 that there will be an amenity impact. It was considered that the Committee needs to satisfy itself how much of a potential impact this might have and whether it is reasonable and proportionate.

 

·         Concerns have been raised regarding the over development of the plot and massing. The Committee needs to satisfy itself whether the amount of proposed development and its intensity is comparable with existing uses and whether the footprint is balanced, sensitive and in keeping with neighbouring properties.

 

·         The proposal needs to maintain reasonable levels of privacy and amenity of occupiers of neighbouring properties, does not lead to amenity infringement, loss of light and overshadowing.

 

·         St. Lawrence Park is a dense estate, and this cul-de-sac has limited access for vehicle circulation and parking.

 

·         Concerns had been raised by the Highways Department which have been maintained despite alterations to the proposals submitted.

 

·         There was a need to identify whether relaxing parking standards would adversely affect the safety and efficient operation of the highway system and where they would afford satisfactory provision for access circulation and parking.

 

Mr. P. Healy-Jones, objecting to the application, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The project description in the report as an amendment extension to an existing residential property is considered to be fundamentally flawed.

 

·         The Local Planning Authority’s decision to disaggregate this application with the property being run as a fulltime nursery is a conflict of interest. This has been verified by the Enforcement Department inviting an  ...  view the full minutes text for item 5.

6.

Application DM/2021/02070 - Reserved Matters consent pursuant to the approval of outline planning permission ref: DM/2018/00769 for Outline development of up to 45 dwellings. Land at Chepstow Road, Raglan pdf icon PDF 215 KB

Minutes:

We considered the report of the application and late correspondence which was recommended for approval subject to the conditions outlined in the report and subject to final confirmation from Natural Resources Wales (NRW) that the development would not have an adverse impact on water quality within the river Usk catchment.

 

The Head of Planning informed the Committee that the permit review at Raglan Treatment works is the first in Wales undertaken by Natural Resources Wales (NRW).  NRW is using this application as a test case.

 

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

 

·         The local Member is in favour of the proposed development.

 

·         The development will afford opportunities to local residents of Raglan.

 

·         Raglan residents have raised some areas of concern regarding sewerage. There have been some long-standing issues regarding this matter and it was hoped that these issues would be addressed before development takes place.

 

·         Flooding on the roads can be severe and it was hoped that TAN 15 guidelines had been used to assess and address the flood risk in this area.

 

The Development Services Manager responded as follows:

 

·         Welsh Water has advised that there is no objection to this scheme and has not identified any infrastructure issues that require improvement in relation to the proposed development.

 

·         The flooding issues have been properly investigated. A plan has been established which identifies the southern part of the site being in the flood zone. This area needs to be retained as a flooding area and biodiversity habitat. 

 

·         There will not be any negative impacts to existing dwellings from this development.

 

·         The proposed development will be SuDS Approval Body (SAB) compliant.

 

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

 

·         The proposed development was welcomed.

 

·         Directly opposite Brookland’s Lodge there is a National Speed Limit sign exiting the area. Going into the area the speed limit is 30mph. It was suggested that an extension of 20mph zoning could be looked at when entering the area.

 

·         Concern was expressed regarding having a footpath at this location due to the bend in the road and the speed of vehicles.

 

·         A sum of £3132 per dwelling towards the provision of recreation / community facilities in Raglan has been secured as well as £30,000 to pump prime and enhance the local bus service including route numbers 60 and 82.

 

·         There will be additional Green Infrastructure (GI) to enhance the site and create more ecological corridors for wildlife.

 

·         Benches will be located along the public open space. Raglan Community Council has already installed benches at various locations within the area.

 

It was proposed by County Councillor D. Rooke and seconded by County Councillor A. Easson that application DM/2021/02070 be approved subject to the conditions outlined in the report and subject to final confirmation from Natural Resources Wales (NRW) that the development would not have an adverse impact on water quality within the river Usk catchment.

   

Upon being put to the  ...  view the full minutes text for item 6.

7.

Application DM/2022/01376 - Conversion of the former convent building into 4no. self-contained apartments (C3 Class). 151 Park Crescent, Abergavenny, Monmouthshire NP7 5TN pdf icon PDF 324 KB

Minutes:

We considered the report of the application and late correspondence which was recommended for approval subject to the conditions outlined in the report and subject to a Section 106 legal agreement. Also, that two further conditions be added, namely:

 

·         The retention of the existing windows to the front of the building.

·         A method statement be submitted for the repair on the lintels on the property frontage.

 

In noting the detail of the application, the following points were identified:

 

·         The additional conditions were welcomed.

 

·         In response to a request for an additional condition to upgrade the windows to Heritage double glazing, it was noted that officers will have the ability to manage any changes needed to replace the windows and would be in keeping with the wider conservation area. This will provide officers with a level of control in this matter.

 

·         There is sufficient space at the front of the development for multiple residents to store bicycles.

 

It was proposed by County Councillor D. Rooke and seconded by County Councillor M. Powell that application DM/2022/01376 be approved subject to the conditions outlined in the report and subject to a Section 106 Legal agreement. Also, that two further conditions be added, namely:

 

·         The retention of the existing windows to the front of the building.

·         A method statement be submitted for the repair on the lintels on the property frontage.

 

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

 

For approval             -           12

Against approval      -           0

Abstentions               -           0

 

The proposition was carried.

 

We resolved that application DM/2022/01376 be approved subject to the conditions outlined in the report and subject to a Section 106 Legal agreement. Also, that two further conditions be added, namely:

 

·         The retention of the existing windows to the front of the building.

·         A method statement be submitted for the repair on the lintels on the property frontage.

 

 

 

8.

FOR INFORMATION - The Planning Inspectorate - Appeals Decisions Received:

8a

Vern Cottage, 16 Castle Parade, Usk pdf icon PDF 220 KB

Minutes:

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been held at Vern Cottage, 16 Castle Parade, Usk on 31st May 2023.

 

We noted that the appeal had been allowed on ground (a) and the Notice was quashed. Planning permission was granted on the application deemed to have been made under section 177(5) of the Act for the development already carried out, namely the removal of a chimney in the Conservation Area at Vern Cottage, 16 Castle Parade, Usk NP15 1AA referred to in the Notice.