One dwelling and access at Land Adjacent To Glascoed Bache Mill Road, Llangollen

What was proposed

The application proposed one six-bedroom dwelling, a new vehicular access and associated works for the applicant’s family.

“The widening scheme will significantly improve the situation. - Design is in keeping and sympathetic to the area. - Will help provide much needed housing. 97 holiday lets in the town mean more housing is required. It will provide additional family housing which will strengthen the community. - No impact upon Plas Newydd or World Heritage Site.”

“The application is supported by a proposed section that shows the height of the property in comparison to Glascoed to the north and Whitegate which is the property directly to the east of the proposed dwelling, which is generally the same height as the group of properties along the other side of the road. The proposed dwelling ridge height would be just under two meters lower than Whitegate and 1.3m lower than Glascoed.”

Officer report

The site and surroundings

The site was a former garden within Llangollen’s development boundary, an AONB and a phosphate-sensitive catchment, beside trees, woodland and heritage assets.

“Other relevant information/supporting documents in the application 1.2.1 The application is supported by Protected Species Surveys, Green Infrastructure Statement, Tree Surveys, A Heritage Impact Assessment / Setting Assessment, Speed Surveys and drainage scheme. Description of site and surroundings 1.3.1 The application site forms the former garden associated with the property Glascoed (to the north).”

“In addition, the applicant has moved onto the site in a couple of linked static caravans with an associated storage area. Trees on the site have been fenced off and the ground has been scraped back with some hardcore material appearing across the site. The applicant would not benefit from permitted development rights to site a caravan on the site as there is no extant planning permission.”

Officer report

Earlier permissions and changes

Earlier permissions allowed three residential plots, while the current proposal was reduced from four dwellings to one because of site constraints.

“Relevant planning history 1.5.1 There was outline planning permission in 1994 that was renewed in 2000 for three residential dwellings and associated development on the site. Developments/changes since the original submission 1.6.1 The original application was for four dwellings.”

“GRANTED 28/06/1994. 2.2 03/2000/0511 Formation of three residential building plots and construction of vehicular accesses (Renewal of outline planning permission previously approved under Code no 3/262/97/PO). GRANTED 10/07/2000. 2.3 03/2017/1032 Erection of domestic buildings to provide a garage/workshop/office building and a pool house. GRANTED 24/05/2018. 2.4 03/2019/0670 Refurbishment of existing stone wall. 14/10/2019.”

Officer report

What officers recommended

Officers recommended approval because the reduced dwelling was considered acceptable in design, landscape, ecology, drainage, highway and heritage terms, subject to agreements and conditions.

“Based on the foregoing and need to protect the boundaries of the site, setting of the adjacent Historic Park and Garden/ listed building, the ancient woodland area, the impact upon the Area of Outstanding Natural Beauty and World Heritage Site, it is considered that in this instance, a lower density is acceptable.”

“Having regard to the design, siting, scale, massing and materials of the proposal, in relation to the character and appearance of the site itself, the locality and landscape, it is considered the proposals would not have an unacceptable impact on visual amenity and would therefore be in general compliance with the tests in the policies referred to.”

Officer report

Consultation and public views

The Town Council initially objected to the larger scheme but later raised no new objections, while consultees and residents expressed both support and concerns.

“Recommendation to grant / approve – Town / Community Council objection CONSULTATION RESPONSES: TOWN COUNCIL The Town Council raised an objection that the development fails to demonstrate due regard for the character and context of the site and its surroundings with respect to siting, layout, and scale.”

“CLWYDIAN RANGE AND DEE VALLEY AREA OF OUTSTANDING NATURAL BEAUTY JOINT ADVISORY COMMITTEE The AONB JC initially raised concerns with the proposed development as they considered that the 4 detached dwellings appeared tight on the site and over-developed, but that overall provided the existing stone wall was re-built, behind the visibility splays along the site frontage that there would be no impact upon the charachter of the AONB, however, they would prefer to see a reduction…”

Officer report

Who spoke

The applicant said the revised proposal reduced traffic and visual effects, retained more open space and reflected professional feedback.

What members discussed

Members discussed access conditions, highway safety and the phosphate offset involving the surrender and reduction of permissions at another site.

“The Senior Engineer for Traffic, Parking and Road Safety stated the Highways Service had been in extensive contact with the applicant to develop an improved highway scheme. The new access would now have the wall set back which would increase visibility, and a further condition had been added to the application to close off the existing access following the construction of the dwelling. Therefore, there were no highway safety grounds to refuse the application.”

“The Planning officer stated that the application would be subject to the applicant signing a unilateral undertaking which was a legal agreement where they were proposing to surrender another consent. The applicant was in a unique situation where they owned another site in Llangollen. Llangollen was in a phosphate sensitive catchment area of the River Dee (Special Area of Conservation) where development was currently restricted due to additional phosphate loading.”

Minutes

The vote

Councillors voted unanimously in favour of granting the application in accordance with the officer recommendation.

“Proposal – Councillor Karen Edwards proposed that the application be granted in accordance with officer recommendations, seconded by Councillor Alan James.”

“RESOLVED: that the application be GRANTED in accordance with officer recommendations.”

Minutes

The decision

The application was granted subject to the unilateral undertaking securing surrender of the earlier permission, an open-space contribution and planning conditions.

“SUMMARY AND CONCLUSIONS: Having regard to the detailing of the proposals, the potential impacts on the locality, and the particular tests of the relevant policies, the application is considered to be acceptable and is recommended for grant subject to the applicant signing of the Unilateral Undertaking to surrender planning permission 03/2022/0173 and to secure open space commuted sum.”

“RECOMMENDATION: Grant subject to the following conditions and the applicant signing of the Unilateral Undertaking to surrender planning permission 03/2022/0173 and to secure open space commuted sum: - 1 The development shall begin not later than 5 years from the date of this decision.”

Officer report