Three-bedroom replacement house at Ael Y Bryn, Rhiw, Pwllheli

What was proposed

The application proposed demolishing the existing house and garage, building a three-bedroom replacement house, removing the garage and creating parking spaces.

“Proposal: Full application to demolish the existing house (C3) and garage and erect a new three-bedroom house (C3) in its place…”

“Description: Full application to demolish an existing two-storey house and erect a three-bedroom two-storey house in its place. In addition, it is intended to maintain external alterations, including the re- moval of the existing single-storey garage and creation of parking spaces.”

Officer report

The site and surroundings

The site was in open countryside within the Llŷn and Enlli designations, beside an unclassified road and near two other houses.

“⁠The roof of the main building comprises of a natural slate finish whilst the walls are a mix of natural stone and render, and the original openings are simple but equate to each other. The new house would be two-storeys with the internal layout as follows: • Ground floor - lounge, dining room/kitchen, shower room, hall • First floor - three bedrooms, a bathroom.”

“There is already an en- trance into the site which is currently restricted due to a safety fence protecting the site, but it is seen that a parking space and a single-storey flat-roof garage is on a separate part of the site. The level of the land falls from the road towards the furthest garden boundary with agricultural land extending beyond the garden boundaries to the western and northern direction.”

Officer report

Earlier planning history

Earlier permissions covered a conservatory, bedroom, toilet and garage at the property.

“Relevant Planning History: 3.1 34/70/62 - Construction of a conservatory, a bedroom and a toilet - Approved 27/04/70 3.2 34/70/62A - Construction of a garage - Approved 20/01/71”

Officer report

Design and landscape assessment

Officers considered the larger replacement house would improve the site and would not cause an unacceptable visual impact in the surrounding landscape.

“Outside the development boundaries, the setting and design of the total new development should be of a similar size and scale and should not create a visual impact significantly greater than the existing dwelling, in order that it can be satisfactorily absorbed or integrated into the landscape.”

“The existing property is a two-storey house standing discreetly and insignificantly in the land- scape. Its condition is poor, and it does not contribute positively to the visual amenities of the nearby area. The proposed property, due to its layout, scale, height and mass, would appear to be larger within the site.”

Officer report

What consultees said

The highways and biodiversity consultees raised no objection, while the AONB Unit suggested traditional front windows and measures to restrict light outflow.

“Biodiversity Unit: The ecological reports have been created to a good standard. This development would avoid significant impact on biodiversity. Biodiversity improvements must be included and shown on the plans.”

“AONB Unit: Ael y Bryn is located in a rural area in Y Rhiw and within the AONB. A public road runs behind the house, there are trees and hedges in front of it. It is a historic stone house with a slate roof and some more recent additions. It is noted from the report that its condition is poor, but it is structurally sound. Traditional buildings such as Ael y Bryn contribute towards the character of the AONB.”

Officer report

Who spoke

The agent supported the proposal as an affordable local home, while the Local Member argued for a design closer to the original cottage.

Why the decision was deferred

The committee deferred the decision for a site visit to assess the visual impact of the site in its natural setting among traditional cottages.

“Reason: A cluster of traditional cottages were being lost – needed to give an opportunity to the Committee to familiarise itself with this natural location to assess the visual impact of the site…”

“RESOLVED: To defer a decision and conduct an inspection site visit…”

Minutes