Rear extension variation at Bryn Brochan, Talwrn

“Description: Application under Section 73A for the variation of condition (13) (Approved plans) of planning permission reference 23C325 (conversion of the outbuilding into a dwelling, alterations and extensions together with the erection of a garage and log store) so as to increase the scale and amend the design of the extension to the rear at…”

“The proposal consists of amending the design of the extension at the rear of the dwelling to increase the scale of the extension previously approved.”

“23C325 - Cais llawn i newid defnydd yr adeilad allannol i annedd, addasu ac ehangu ynghyd a chodi modurdy a storfa goed yn/Full application for conversion of the outbuilding into a dwelling, alterations and extensions together with the erection of a garage and log store at Bryn Brochan, Talwrn. Caniatáu / Permitted - 09/09/2015.”

“LUE/2023/19 - Cais am Dystysgrif Datblygiad Cyfreithlon i gadarnhau cychwyn cyfreithlon ar ganiatâd 23C325 (newid defnydd yr adeilad allannol i annedd, addasu ac ehangu ynghyd a chodi modurdy a storfa goed) yn / Application for a Lawful Development Certificate to confirm the lawful commencement of permission 23C325 (conversion of the outbuilding into a dwelling, alterations and extensions together with the erection of a garage and log store) at Bryn Brochan, Talwrn.”

“However, in this case, consideration has to be given to the fact that the existing building is Grade II Listed. It is of upmost importance that everything possible is made to safeguard the derelict Listed Building. Albeit that the extension is far greater than what the SPG states in terms of scale of extensions, the importance of safeguarding the derelict Listed Building far outweighs the guidance set out in the SPG.”

“The proposed scheme involves amending the design and scale of the extension at the rear of the dwelling. The development remains proportionate and does not result in an overbearing form. The proposed development demonstrates high quality design, and will not have an adverse impact upon the character of the Listed Building. In addition, the proposal is not considered to have a negative impact upon the amenity of adjacent residential properties.”

“Consultee Response Iechyd yr Amgylchedd / Environmental Health No objections. Ymgynghorydd Ecolegol ac Amgylcheddol / Ecological and Environmental Advisor No objections. Priffyrdd a Trafnidiaeth / Highways and Transportation No objections. Cynghorydd Non Lewis Dafydd No objections – requested to call the application into the planning committee if the application was recommended to be refused. Cynghorydd Dylan Rees No response. Cynghorydd Paul Charles Ellis No response.”

“Draenio / Drainage No objections. Cyfoeth Naturiol Cymru No objections. Ymgynghorydd Treftadaeth / Heritage Advisor No objections - proposed scale of the extension has been reduced to lessen its impact upon the character and appearance of the listed building. The proposal is supported from a heritage perspective. Cyngor Cymuned Llanddyfnan Community Council No objections – requested information regarding a rubble pile outside of the development site.”

“The proposal has been advertised through the posting of a notice on site due to the building being Grade II Listed, together with the distribution of personal letters of notification to the occupiers of neighbouring properties. A notice was also placed within the local newspaper due to the proposal being a departure, contrary to Policy TAI 7 of the Joint Local Development Plan. The latest date for the receipt of any representation was the 12/01/2026.”

“It is accepted that this is a large increase and significantly greater than the guidance set out in the SPG on Replacement Dwellings and Conversions in the Countryside; however, as this is a Grade II Listed Building and the importance of safeguarding the derelict Listed Building far outweighs the guidance. The design of the extension is sympathetic and respectful to the historic character of the Listed Building.”

“Councillor John Ifan Jones proposed that the application be approved in accordance with the Officer’s recommendation.”

“It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the planning conditions contained within the report.”