Outbuilding dwelling design changes at Dyfria, Ty Croes

What was proposed

The application sought design changes to an approved outbuilding conversion, including altered materials, extensions, rooflights, solar panels, openings and ecological features.

“Description: Application under Section 73 for the variation of condition (05) of planning permission reference 28C397A (Conversion of outbuilding into a dwelling) so as to allow amendments to the design at…”

“The proposal includes using different material choices for the extension, proposes solar panels, altering roof light positions, increase in extension scale, different window and door positions, wood burning flu, increase in roof ridge and more ecological enhancements.”

Officer report

The site

The site is beside an existing dwelling and farm buildings, reached by a shared private track, and lies in the open countryside.

“The proposed site is located adjacent to the existing dwelling ‘Dyfria’ and farm outbuildings, which is accessible from a shared private track from a single lane country road in the Ty Croes area. The site is considered in the open countryside as defined within the Joint Local Development Plan.”

Officer report

Earlier permissions

Permission for the outbuilding dwelling and treatment plant was granted in 2008, and a 2022 certificate confirmed the permission remained lawful.

“LUP/2021/13 - Cais am Dystysgrif Cyfreithlondeb defnydd arfaethedig ar gyfer newid defnydd yr adeilad allanol i fod yn annedd gan fod y gwaith mewn perthynas â chaniatâd 28C397A wedi dechrau gan felly ddiogelu’r caniatâd ar dir yn / Application for a Certificate of Lawfulness for the proposed use of land for the cahnge of use of th exsiting outbuilding to from a dwelling in relation to a material start having been made on permission 28C397A thus safeguarding the consent on…”

“The principle of developing the site has already been established under planning application reference 28C397A where permission was granted for the renewal of planning permission 29C39B for the change of use of the existing outbuilding to form a dwelling together with the installation of a private treatment plant on the 22/05/2008.”

Officer report

The recommendation

Approval was recommended because the changes would not harm the building, neighbouring dwelling, site or surrounding area and would meet design and ecology policies.

“The proposed alterations to the previously approved design are considered acceptable as it would not have a negative impact on existing outbuilding, site, neighbouring dwelling, or surrounding area and complies with planning policies PCYFF 2 and PCYFF 3 of the JLDP.”

“The updated advice in Chapter 6 of Planning Policy Wales (PPW) is to apply a step-wise approach to maintain and enhance biodiversity, build resilient ecological networks, and deliver net benefits for biodiversity. The first priority is to avoid damage to biodiversity in its widest sense and ecosystem functioning.”

Officer report

Consultation responses

Ecology and heritage consultees requested conditions, while other consultees recorded no observations.

“Consultee Response Swyddog Hawliau Tramwy Cyhoeddus/ Public Rights of Way Officer No observations received to date. Cynghorydd Douglas Massie Fowlie The councillor confirmed that he may have a conflict of interest as his relative lives in a neighbouring dwelling. The determining officer requested that he councillor complete the declaration of interest documents to ensure there was a record of interest.”

“GCAG / GAPS Requested a photographic survey condition be included as part of any approval. Ymgynghorydd Ecolegol ac Amgylcheddol / Ecological and Environmental Advisor Requested conditions be included to ensure protected species are protected, works carried out outside roosting/nesting season, amendments to enhancements proposed and provided advice for the applicant. Cyngor Cymuned Llanfaelog Community Council No observations received to date.”

Officer report

Public representations

The proposal was publicised through letters, a newspaper notice and a site notice, but no representation letters had been received.

“The proposal has been advertised through the distribution of personal letters of notification to the occupiers of neighbouring properties, an advert in the local newspaper and a site notice with the expiry date for receiving representations was the 12/12/2025. At the time of writing this report no letters of representation have been received.”

Officer report

Who spoke

The Team Leader explained the planning history and assessment, while a local member addressed the report and did not comment on the application.

Members’ discussion

One councillor supported the application and hoped future policy would allow more outbuilding conversions; another councillor proposed approval.

“Councillor Fowlie said that he did not wish to make any comments as regards to the application. Councillor Kenneth P Hughes said that he supported the application and noted that he hoped that the new Local Development Plan will review planning policy TAI 7 to allow the conversion of outbuildings to dwellings. Councillor John I Jones proposed that the application be approved in accordance with the Officer’s recommendation.”

Minutes

Approval conditions

The conditions control permitted development, approved plans, building records, working seasons, ecological mitigation, nesting features and external lighting.

“(04) The works hereby permitted shall be carried out between the months of September and mid- February. If works are to commence between mid-February and August then an Ecology Survey will need to be carried out by a specialist Ecologist to confirm no nesting birds are nesting on or in the building and within the red line of the location plan and a report provided to the Local Planning Authority for approval before any development commences on site.”

“(06) Prior to the use of the building hereby approved the house martin nest cups and bat tube shall be installed on the building as per Elevations - A.03.02 – Dated 10/11/2025 - Received with planning permission VAR/2025/53 and thereafter shall be retained as such for the lifetime of the development hereby approved.”

Officer report