Agenda item

We considered the report of the application, and late correspondence, which was presented for refusal for the two reasons, as outlined in the report.

A third reason for refusal, not highlighted within the report, was identified by the Development Management Area Manager which related to the track which would be unjustified development in the open countryside and would create visual harm, as the track would only serve the proposed building.

The Development Management Area Manager informed the Committee that since the Planning Committee agenda had been despatched, Magor with Undy Community Council had responded to the Planning Department recommending that the application be refused, as the application does not comply with Planning Policy.

The Chair exercised her discretion and allowed the applicant to address the Planning Committee.  In doing so, the applicant outlined the following points:

·         David James has recently merged with Newland Rennie and the intention is to create an office for 10 members of staff at this site.

·         This is a triangular parcel of land which lies on the northern fringe of the Site of Special Scientific Interest (SSSI). The site is close to the railway line.  To the east there is the M4 safeguarded route and to the north the brewery houses.  The protected employment sites lie to the north and to the south.  This site is isolated from the open countryside.

·         The landscape officer had confirmed that there was little significant impact upon the landscape.

·         The design of the building is contemporary, it retains its original shape and will incorporate environmental friendly aspects.

·         With regard to the issue of conversion, there was very little material used in the construction of the original building.  There is a steel frame, a curved roof and some bracing.  These original features will be maintained where possible.  However, materials will need to be added to create the office environment.

·         The applicant considers that Monmouthshire County Council has previously allowed the conversion of Dutch barns.

·         Porosity tests have been undertaken and the applicant is content to work with officers to address any concerns regarding drainage issues at this location.

·         The applicant therefore asked the Committee to consider approval of the application.

Having considered the report of the application and the views expressed by the applicant, the Committee considered that the application is contrary to Planning Policy, as it would be regarded as a new build in the countryside. Also, there are employment sites either side of the site that the applicant could consider using as office space.

It was therefore proposed by County Councillor P. Murphy and seconded by County Councillor M. Powell that application DC/2017/01359 be refused for the two reasons, as outlined in the report and for a third reason, not highlighted within the report, which related to the track which would be unjustified development in the open countryside and would create visual harm, as the track would only serve the proposed building.

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

For refusal                 -           11

Against refusal         -           0

Abstentions               -           1

The proposition was carried.

We resolved that application DC/2017/01359 be refused for the two reasons, as outlined in the report and for a third reason, not highlighted within the report, which related to the track which would be unjustified development in the open countryside and would create visual harm, as the track would only serve the proposed building.