Rural enterprise dwelling at Land Adj. To Penrhiwdulais, Brongest, Newcastle Emlyn

“Comparison with previously refused application The previous application sought permission for a dwelling and associated yard linked to the applicant’s father’s business, Huw Morris Plant Hire, based at Gobaith. The physical form of development now proposed is largely unchanged. The main difference is the dwelling, which has been reduced to a 137sqm. The siting and scale of the shed, yard and access remain materially the same.”

“One additional planning permission exists on the site: A190429 – Erection of a stable block. Approved with conditions, 05‑09‑2019 DETAILS OF DEVELOPMENT The application seeks full planning permission for a rural enterprise dwelling and an associated shed and yard to support the applicant’s business, D M Agri Services.”

“Overview of the Proposed Enterprise: D M Agri Services D M Agri Services is presented as a newly established rural enterprise following incremental growth between 2018 and 2024. During this period, the applicant undertook agricultural contracting and land‑based work on a part‑time basis before fully separating from the family business in 2025.”

“There is a clearly established functional need and that need relates to a full-time worker, and does not relate to a part-time requirement Paragraph 4.8 of TAN 6 requires a functional test to establish whether it is essential for a worker to live on the site in order to respond to unexpected situations outside normal working hours that could threaten the viability of the enterprise.”

“The functional need could not be fulfilled by another dwelling or by converting an existing suitable building on the enterprise, or any other existing accommodation in the locality which is suitable and available for occupation by the workers concerned The applicants argue that no other dwellings or buildings in the locality could meet the needs of the enterprise. However, the evidence does not demonstrate compliance with this TAN 6 requirement.”

“The proposed development introduces a commercial yard, large machinery shed and associated hardstanding in a visually exposed and undeveloped location. The proposed dwelling, although reduced from the previously refused scheme, remains a new residential intrusion in a location where no built development currently exists.”

“Notwithstanding the objection in principle and on design and visual grounds, the site is adequately away from its nearest neighbour at Penrhiwdulais and would be unlikely to result in significant harm to existing residential amenity through noise. Highways The Local Highways Authority have raised no objection subject to conditions pertaining to the securement of the vehicular access, parking, turning facilities within an appropriate timeframe relative to the development.”

“SOCIO-ECONOMIC DUTY 2021 The socio-economic duty requires Local Authorities to consider how their strategic decisions, such as setting objectives and developing public services, can improve inequality of outcome for people who suffer socio-economic disadvantage. Inequality of outcome relates to any measureable difference in outcome between those who have experienced socio-economic disadvantage and those who have not.”

“Ecology: recommended conditions. HRA concludes no significant adverse impact likely on the SAC subject to conditions. Natural Resources Wales: agree with conclusions of HRA. No comments to make in respect of protected species (bats). Dwr Cymru Welsh Water: proposal utilises alternative to mains drainage for foul water. Advisory note.”

“To DEFER determination of the application in accordance with point 2.3 of the Development Management Committee Operational Procedures for the following reasons:- • Members considered that the proposal was consistent with the objectives of TAN 6 and met the accepted criteria within paragraph 4.3.2, which supports service uses, including agricultural contracting businesses.”

“Members were satisfied that the proposed dwelling would not have a direct adverse impact on the landscape. • The road to Betws Ifan already accommodates a mix of residential properties, agricultural buildings and commercial enterprises; therefore, the proposal was considered in keeping with the existing pattern of development. • Members noted that the existing business base at Gobaith was constrained by limited space, reinforcing the need for expansion.”

“Members requested that any additional planning reasons supporting approval be submitted to Officers by email as soon as possible for consideration. _____________________________________________________________”