Holiday accommodation conversion at Land Opposite Plas Gwyn, Llanrhystud

What was proposed

The application sought to convert an agricultural shed into holiday accommodation, with a treatment plant, access changes, parking and an improved track.

“A250037 Derbyniwyd / Received20-01-2025 Y Bwriad / Proposal Proposed conversion of agricultural building into holiday accommodation to include installation of package treatment plant and alterations to existing vehicular access. Lleoliad Safle / Site Location Land opposite Plas Gwyn, Llanrhystud.”

“In terms of planning history an application referenced A220709 for the “Proposed 7.no holiday units in the form of two separate buildings to include demolition of existing agricultural building, installation of package treatment plant and alterations to existing access” was refused in September 2023. A further application for the conversion of the existing shed to holiday accommodation was refused owing to highway impact in December of 2024.”

Officer report

Main planning concerns

The building was considered unsuitable for habitation without substantial works, while the proposed use was considered visually intrusive and poorly connected.

“According to a structural survey submitted in support of the application, the outbuilding which has suffered storm damage is still in good condition from an agricultural perspective but works would likely be required to the steel structures, slab foundation and timber in order to provide a building for use as a residential (holiday) unit.”

“Use is made of existing openings and the proposed material pallet is considered to reflect the rural vernacular. Given the large expanses of glazing, concern has been raised in respect of the visual impact of the proposed development during times of darkness owing to light spill. In order to mitigate these concerns, the level of glazing has been reduced, and the agent has proposed a window tint to reduce light spill on the elevation facing the trunk road.”

Officer report

Consultation responses

Several consultees raised no objection, SUDS approval was required, and Natural Resources Wales objected over information about foul-water disposal.

“In reaching the recommendation, the Council has sought to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs. CONSULTATION RESPONSES Cyngor Cymuned Llansantffraed Community Council – No Objection Highways – No Objection STC Land Drainage – SUDs approval required Ecology – No Objection STC Natural Resources Wales – Object Dwr Cymru Welsh Water – No Objection Welsh Government Trunk Road Agency – No…”

“PRoW officer – No Objection No third party representations have been received in respect of the application under consideration here. CONCLUSION Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that: “If regard is to be had to the development plan for the purpose of any determination to be made under the planning Acts the determination must be in accordance with the plan unless material consideration indicates otherwise”.”

Officer report

Who spoke

The agent addressed the committee in accordance with the procedure for public speakers.

What the committee decided

The committee referred the application to the Site Inspection Panel under the council’s adopted criteria.

“To REFER the application to the Site Inspection Panel (SIP) in accordance with point 5 of the Councils adopted criteria _____________________________________________________________ [the agent] (Agent) addressed the Committee in accordance with the Operational procedure for Members of the Public addressing the Development Control Committee…”

Minutes