Agenda and draft minutes

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

Contact: Democratic Services 

Media

Items
No. Item

1.

Declarations of Interest

Minutes:

County Councillor Jayne McKenna declared a personal and prejudicial interest pursuant to the Members’ Code of Conduct in respect of application DM/2022/00494 as she was a member of Shirenewton Community Council prior to April 2022.  During this time, she voted on application DM/2022/00494.  She left the meeting taking no part in the discussion or voting thereon.

 

County Councillor Jayne McKenna declared a personal and prejudicial interest pursuant to the Members’ Code of Conduct in respect of application DM/2022/00851 as she was a member of Shirenewton Community Council prior to April 2022.  She was involved with the funding of application DM/2022/00851 but not the planning application.  She left the meeting taking no part in the discussion or voting thereon.

 

County Councillor Meirion Howells declared a personal, non-prejudicial interest pursuant to the Members’ Code of Conduct in respect of application DM/2021/00691 as he knew the applicant. County Councillor Howells abstained from voting in respect of this application.

 

County Councillor Tony Easson declared a personal, non-prejudicial interest pursuant to the Members’ Code of Conduct in respect of application DM/2022/00492 as he is a member of the Police and Crime Panel.

 

2.

Confirmation of Minutes pdf icon PDF 195 KB

Minutes:

The minutes of the Planning Committee meeting dated 2nd August 2022 were confirmed and signed by the Chair.

3.

Application DM/2021/01823 - Change of use from agricultural to One Planet development. Land south of Trecastle Farm, Trecastle Road, Llangovan, Monmouthshire. pdf icon PDF 251 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.

 

The local Member for Mitchel Troy and Trellech United attended the meeting by invitation of the Chair and outlined the following points:

 

·         Concerns have been raised regarding the impact on the landscape of the proposed buildings which will be particularly visible during the autumn and winter months.

 

·         It is an essential One Planet Development (OPD) requirement that there is a ‘light touch’ on the environment with a positive landscape impact.

 

·         OPD guidance states that dwellings and structures should not stand out in views from public vantage points and the OPD should enhance the landscape in which it sits.

 

·         The report of the application stated that the Landscape Officer considers the development proposal acceptable subject to additional clarification around the specifics of the proposal and longer-term maintenance.

 

·         The local Member referred to the conditions outlined in the report in that they are related to the landscape and appear to require substantial additional information. Concern was expressed that these were not being addressed at the application stage.

 

·         It was suggested that the applicant should consider submitting the information required to allow the Planning Committee to make an informed decision in respect of the application.

 

·         The Cruck Barn will be the most visible building due to its elevation on the site and will not have a grass roof but one made of metal or slate.  The plan and elevation states that the exact material and colour are to be conditioned to allow the use of a reclaimed product.  However, there appears to be no such condition in the report of the application.

 

·         The applicant intends to construct a dwelling workshop and barn with reclaimed materials and that the exact appearance of the structures may vary from that presented in the application drawings. Concern was expressed that the importance of preserving the environment was key and that this would not be acceptable. Greater clarity was required in respect of this matter.

 

·         Concern was expressed regarding the degree of the impact on the landscape in terms of the long access track which will cross a water course. This was considered not to be a ‘light touch’ on the environment.

 

·         OPD guidance states that all water needs are met from water available on site. There are two streams on the site, but both have dried up this summer.

 

·         The local Member asked for details regarding rainfall harvesting calculations.

 

·         The local Member asked whether independent monitoring will be undertaken.

 

·         The residents’ impression is that the application has been given a ‘light touch’ in terms of ensuring its compliance with the requirement of the Policy. This is building in the open countryside with concerns regarding the landscape impact.

 

·         Applications of this nature need to be vigorously stress tested by independent experts.  Concern was expressed regarding the lack of transparency.

 

·         Residents were concerned that approval of the application  ...  view the full minutes text for item 3.

4.

Application DM/2021/01763 - Change of Use of the Land to an Animal Sanctuary. Temporary accommodation in the form of a touring caravan, to allow staff working at the Animal Sanctuary to stay occasionally overnight to assist with ill or injured animals. Rhewl Farm, Shirenewton To Rhewl Farm, Shirenewton, Chepstow. pdf icon PDF 147 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 applicant attended the meeting by invitation of the Chair and outlined the following points:

 

·         The animal sanctuary offers a home for life for unwanted, neglected, abused and abandoned animals.

 

·         Currently, the site is home to 200 farmed animals.  The farm is a registered charity.

 

·         The site comprises 62 acres with woods and low pasture.

 

·         Orchards have been planted within the sanctuary, as well as planting a medicinal herb garden for the animals. The applicant is rewilding a number of areas throughout the sanctuary.

 

·         Work has been undertaken with wildlife charities since 2019. Orphaned bats are rehabilitated back into the wild at the sanctuary.

 

·         50 dormice boxes have also been put into the woods.

 

·         Fertilizers or chemicals are never used on the land and animals are fed organic and non-genetically modified food.

 

·         Matt Pritchard, celebrity chef, is the sanctuary’s patron.

 

·         The sanctuary had been voted one of the UKs favourite animal sanctuaries in 2020 and 2021.

 

·         The sanctuary’s team of staff are locally based and there are up to 230 volunteers that help with small events.

 

·         The sanctuary is supported by donations and fundraisers.

 

·         Local people are getting to know the sanctuary and are wanting to visit and volunteer. All focus is on the wellbeing of the animals which means that people cannot turn up and visit the site. However, bespoke visits have been arranged.

 

·         It is not a commercial venture but a small sanctuary wanting to help animals in need, to protect the environment and offer support and wellbeing for people who need it.

 

·         The caravan is required to allow staff to remain overnight and help sick animals in emergency situations.

 

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

 

·         The sanctuary is located inappropriately off a narrow rural road. The local member made reference to the Highways Department’s view in the report of the application outlining that the area has very poor sustainable transport provision with visitors attending the sanctuary having to travel by car.  The open days generate additional traffic with the concentrated vehicle movements associated with the high number of open days in the sanctuary which are considered to be detrimental to the safety and capacity of the narrow, rural highway network.  The Highway Authority recommends that the number of open days run by the sanctuary is controlled by way of a suitably worded condition.

 

·         This application was part of a previous joint application which dealt with the aspect of any opening to the public but this application had been withdrawn.  However, the condition allows for open days. It was considered that the application does not fully deal with all concerns. The Highways Department had submitted a strong objection to the previous application that had been withdrawn due to the nature of the road.

 

·         Local residents are concerned regarding the highway situation.  Coaches have  ...  view the full minutes text for item 4.

5.

Application DM/2022/00696 - Proposed single storey front extension. Arosfa, Llanfair Discoed, Monmouthshire, NP16 6LY. pdf icon PDF 101 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 Caerwent, also a Planning Committee Member, informed the Committee that locally, there is concern regarding the length of the extension.

 

Councillor M. John, representing Caerwent Community Council, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The Community Council objects to the application under Policy H6 – the extension of rural dwellings.

 

·         In order to protect the character of the countryside, extensions to dwellings outside village boundaries should be modest and respect or enhance the appearance of the existing dwelling. They will be required to be subordinate to the existing building.  Where the building is of a traditional nature to respect its existing form including the pattern and shape of openings and materials.

 

·         The Community Council does not consider that this application fulfils the requirements of Policy H6.

 

·         Any extension that will result in an increase of more than 50% in the volume of a rural dwelling will not normally be considered to comply with Policy H6.

 

·         The Community Council considers that this property has merit and should be considered as traditional rural dwellings particular to the local environment. They are a characteristic and unusual feature of the locality. The dwellings are similar to foresters’ cottages which are located nearby.

 

·         Under permitted development rights, this extension would not be allowed as it currently stands.

 

·         The Community Council knows that permitted development rules do not preclude a planning application but consider that they provide a point of reference when considering applications.

 

·         None of the land settlement houses in the near and extended neighbourhood have extensions on their front elevations.  Some have been extended sideways. Some of these houses have porches which are subordinate and are mainly in keeping with the original buildings.

 

·         It is difficult to understand how this extension can be described as subordinate.  The view of the proposed extension driving out of the village from the A48 differs to the photographs shown from another viewpoint.

 

·         The Community Council has concerns regarding the volume of the proposed development and the increase in the volume of the cottage from its original state. An increase of 61% since 2013.

 

·         The Community Council has recommended that the application be refused.

 

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

 

·         Design and impact on the local character, paragraphs b, c, e and g of Policy DES1 apply.

 

·         The extension is very large at the front of the property running adjacent to his boundary.  It is not a porch. It extends 4 metres from the front elevation, is over half the height of the main dwelling and is nearly 4 metres wide.

 

·         It will be nearly 16 times larger than a wooden porch and it can be seen from the village.  It is substantially bigger than extensions of nearby neighbours and similar land  ...  view the full minutes text for item 5.

6.

Application DM/2021/00691 - Change of use of agricultural barn to B1 (light industrial/office) including replacement cladding. It is intended for the building to be used as premises for producing a small range of organic, fermented apple cider vinegar drinks and tonics, and fermented condiments aiming to improve natural gut health. Parc Farm, Parc Road, Llangybi, Usk, Monmouthshire. pdf icon PDF 88 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:

·         She had noted the objections received regarding traffic on Parc Road and had raised these objections with the Highways Department.

 

·         Signage on Parc Road is to be upgraded and installed within the coming weeks.

 

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

  • Traffic movements would be kept to a minimum. Vehicle size and volume is likely to be decreased.

 

  • The cladding and design will enhance the surrounding area.

 

  • Visibility is clear when entering and exiting the site.

 

  • The business is producing a profit and is sustainable.

 

  • The application will help the local economy grow.

 

  • The application has a condition regarding the removal of permitted development in respect of lighting. 

 

It was proposed by County Councillor Maureen Powell and seconded by County Councillor Jayne McKenna that application DM/2021/00691 be approved subject to the conditions 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 DM/2021/00691 be approved subject to the conditions outlined in the report.

 

7.

Application DM/2021/02037 - Proposed change of use of agricultural land to provide access track to Roseham Cottage, Lane End Cottage and Wyeswood. Roseham Cottage, Bigsnap Wood Lane, Pen Y Fan, The Narth, Monmouth. pdf icon PDF 124 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 Mitchel Troy and Trellech United, also a Planning Committee Member, outlined the following points:

  • The area resides within the Wye Valley AONB. However, it cannot be seen from vantage points due to the topography of the land. Much of the track is screened by trees and hedgerows with a large proportion located through an area of woodland on private land.

 

  • Only one property could be affected by the proposal. However, the track runs to the side aspect of the dwelling and should not be greatly visually impacted upon.

 

  • The existing driveway to the three properties is narrow with overhanging large trees and a solid stone wall either side of the entrance which large vehicles would struggle to access. In particular, emergency services vehicles.

 

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

  • In response to a question raised regarding the lack of response from the Wye Valley AONB Unit it was noted that the requirements of the Local Development Plan (LDP) policy in respect of the Wye Valley AONB would not be compromised and that the visual impact could be properly considered without the input from the Wye Valley AONB Unit.

 

It was proposed by County Councillor Jayne Mckenna and seconded by County Councillor Ann Webb that application DM/2021/02037 be approved subject to the conditions outlined in the report.

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

For approval             -           13

Against approval      -           1

Abstentions               -           0

The proposition was carried.

We resolved that application DM/2021/02037 be approved subject to the conditions outlined in the report.

 

8.

Application DM/2022/00492 - Proposed construction of Police Station (use class B1) and associated works. Land Between Llanfoist Highways Depot And Llanfoist Farm, Merthyr Road, Llanfoist. pdf icon PDF 206 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 agreement of the detail of the access (and any associated minor changes to the site layout) being delegated to officers to agree via consultation with the Council’s Delegation Panel. Also, that an informative be added regarding an active travel route from the site and thatCondition 8 to be changed to a compliance condition from a pre-commencement condition.

The local Member forLlanfoist and Govilon, also a Planning Committee Member, outlined the following points:

  • He fully supports the application and agrees with the location.

 

  • Concern was expressed regarding the height of the fence and that it was against the pavement making this route somewhat inhospitable.

 

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

  • The Gwent Police and Crime Panel has approved the application.

 

 

  • The proposal will enhance the area.

 

It was proposed by County Councillor Jayne Mckenna and seconded by County Councillor Maureen Powell that application DM/2022/00492 be approved subject to the conditions outlined in the report and subject to agreement of the detail of the access (and any associated minor changes to the site layout) being delegated to officers to agree via consultation with the Council’s Delegation Panel. Also, that an informative be added regarding an active travel route from the site and that Condition 8 to be changed to a compliance condition from a pre-commencement condition.

Details regarding the fence would also be agreed via the Delegation Panel which would include the local Member.

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

For approval             -           14

Against approval      -           0

Abstentions               -           0

The proposition was carried.

We resolved that application DM/2022/00492 be approved subject to the conditions outlined in the report and subject to agreement of the detail of the access (and any associated minor changes to the site layout) being delegated to officers to agree via consultation with the Council’s Delegation Panel. Also, that an informative be added regarding an active travel route from the site and that Condition 8 to be changed to a compliance condition from a pre-commencement condition.

Details regarding the fence would also be agreed via the Delegation Panel which would include the local Member.

 

9.

Application DM/2022/00494 - New dwelling (Plot 2). Azalea Cottage, Old School Hill, Mynyddbach, NP16 6RP. pdf icon PDF 148 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.

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

  • Concern was expressed that there was outline planning permission for two plots with a shared drive. However, there will now be the development of both shared drives under condition 8.

 

  • Condition 11 has a construction method statement.  The local Member suggested that that the following be added:

 

-       Operation to avoid blocking of the road by construction vehicles during primary school starting and leaving times.

 

  • Concern has been raised regarding overlooking issues. Condition 14 refers to the biodiversity enhancement statement which should be followed in 4. This refers to an area of woodland trees to be retained and improved at the northern end of the site. Properties in the area can now be overlooked. The local member asked that the woodland area be improved as it is contained within the current conditions. Holly trees had been removed recently exacerbating the overlooking in this area.

 

The Development Management Area Manager responded as follows:

  • There is a condition proposed for a Construction Method Statement but this relates to ecology rather than transport vehicles entering and leaving the site. However, a Construction Traffic Management Plan could be added via condition should the Committee consider this necessary.

 

  • In terms of overlooking, there is a 30 metre rear garden from the rear of the new property to the boundary. There is a further 30 metres from the boundary to the property behind equating to a 60 metre distance between the two dwellings.  There are also a number of substantial trees with Tree Preservation Orders (TPOs) at the bottom of the garden that are to be retained along with other trees that are within that planting area. There is a significant slope on site. Therefore, it is not considered that there is a detrimental impact in terms of overlooking on the neighbours. Due to the height and vegetation in between the amenity of the neighbours is protected.

 

  • Some felling of holly trees had been undertaken on site in order to relocate the electricity pole. There are other trees that are to be retained via condition. There are also other ecological conditions.

 

 

  • Condition 14 illustrates the design and location of ecological enhancement measures which will come into force when development commences.

 

It was proposed by County Councillor Ben Callard and seconded by County Councillor Fay Bromfield that application DM/2022/00494 be approved subject to the conditions outlined in the report and subject to a Section 106 legal agreement with an additional condition for a Construction Traffic Management Plan.

For approval                         -           13

Against approval                  -           0

Abstentions                           -           0

The proposition was carried.

We resolved that application DM/2022/00494 be approved subject to the conditions outlined in the report and subject to a Section 106 legal agreement with an additional  ...  view the full minutes text for item 9.

10.

Application DM/2022/00514 - Demolition of existing buildings and erection of 2no. new buildings incorporating retail space, storage and ancillary offices associated with existing retail business. Improvements to existing carpark. Usk Garden Centre, Llanbadoc, Usk. pdf icon PDF 116 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.

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

  • Advice would be sought with the applicant to consider installing electricity vehicle charging points and cycle racks within the car park.

 

  • The applicant would be asked to reuse material where possible.

 

It was proposed by County Councillor Sue Riley and seconded by County Councillor Emma Bryn that application DM/2022/00514 be approved subject to the conditions outlined in the report.

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

For approval             -           14

Against approval      -           0

Abstentions               -           0

The proposition was carried.

We resolved that application DM/2022/00514 be approved subject to the conditions outlined in the report.

 

11.

Application DM/2022/00851 - Hard path around recreation field. Recreation Ground, Earlswood Road, Shirenewton. pdf icon PDF 103 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 Shirenewton attended the meeting by invitation of the Chair and outlined the following points:

  • Shirenewton Community Council undertook a survey of local residents, which is undertaken every five years.  The previous survey suggested having a boardwalk and the Community Council included this as part of its five-year plan. This application was made due to the time limits for grant matters.

 

  • There were a number of local objections to the application.

 

  • The Community Council and the Recreation Association agreed that the Recreation Association could survey the community about it.

 

  • Shirenewton Community Council had agreed that it would not proceed until the agreement of the Recreation Association had been obtained.

 

  • The next survey of residents by Shirenewton Community Council is due in 2024.

 

  • In view of these circumstances it would be for the Planning Committee to consider whether to defer or approve the application.

 

The Development Management Area Manager informed the Committee that Shirenewton Community Council is the applicant and the Planning Department had not received a request for the application to be withdrawn.

Having considered the report of the application and the views expressed, it was proposed by County Councillor Dale Rooke and seconded by County Councillor Emma Bryn that application DM/2022/00851 be approved subject to the conditions outlined in the report.

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

For approval             -           13

Against approval      -           0

Abstentions               -           0

The proposition was carried.

We resolved that application DM/2022/00851 be approved subject to the conditions outlined in the report.

 

12.

Application DM/2022/00923 - Two proposed dormers to the front/south-east facing elevation. Rear dormer and roof terrace to rear/north-west facing elevation. Crooklands, Church Road, Undy, Caldicot, NP26 3EN. pdf icon PDF 51 KB

Minutes:

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

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

  • No overlooking would occur into the rear garden.  There are privacy screens to the side of the terrace to protect the amenity at the back of the properties either side of Crooklands.

 

It was proposed by County Councillor Ben Callard and seconded by County Councillor Jayne McKenna that application DM/2022/00923 be approved subject to the conditions outlined in the report.

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

For approval             -           14

Against approval      -           0

Abstentions               -           0

The proposition was carried.

We resolved that application DM/2022/00923 be approved subject to the conditions outlined in the report.