Holistic therapy centre at Llety'r Goff Farm, Gellinudd, Pontardawe

The site and surroundings

The outbuilding sits beside the host dwelling in open countryside and a Green Wedge, next to an access lane that is also a public footpath.

“The application site relates to an existing domestic outbuilding and access track located adjacent to a residential property known as ‘Llety'r Goff Farm’ (host dwelling), off Cwm Nant Llwyd Road, Gellinudd, Pontardawe. The application site as defined within the application submission relates to an irregularly shaped parcel of land that encompasses a small part of the wider residential curtilage of the host dwelling, together with a section of an adjacent access lane.”

“Notwithstanding this it was brough to the attention of the Authority via enforcement complaints that the building was being operated unlawfully as a holistic therapy centre that includes, for example, one-to-one as well as group yoga sessions. This unlawful use was subject to an enforcement complaint (received on the 24.11.2022 to the Authority, and this current application is an attempt by the applicant to regularise the commercial use at this building.”

Officer report

What officers recommended

Officers recommended approval because a small, controlled use with limits on classes, hours, access and landscaping could avoid unacceptable impacts.

“There is support in principle for small scale commercial activity at this location, noting that this current use also operates from an established commercial business premises within Neath also. As such whilst this use at this location may provide an alternative offer or environment, it is part of a wider existing operation.”

“In this case there is also need to address those concerns raised via the original and on-going enforcement cases and raised as part of the consultation process undertaken as part of this application. As notwithstanding issues raised regarding needs of the operator in terms of their wish for larger class sizes, more generous operating hours, the use if permitted, should be able to operate without resulting in unacceptable impacts on the amenity of this area and its residents.”

Officer report

Consultees and public views

consultees raised no objections subject to conditions, while residents mainly opposed traffic, safety, amenity, commercial intensity and tree loss.

“Tree Officer – No objection, subject to conditions…”

“Proximity of building to dwellings and loss of privacy. Clear harm to residential amenity. Vehicle noise, exhaust fumes. What percentage of time is the Garden Room used for domestic vs. commercial purposes? How will commercial activity be monitored, limited, and enforced? Impact on visual amenity.”

Officer report

Who spoke at the meeting

Officers presented the application, and the local Ward Member attended to give representations.

The committee vote

The committee approved the application in accordance with the officers’ recommendation and the stated conditions.

“RESOLVED: That in accordance with Officers’ recommendations, Application No: P2025/0273 – Llety’r Goff Farm, Cwm Nant Llwyd Road - Change of use of existing domestic outbuilding to allow a mixed use comprising uses ancillary to the residential occupation of the host dwelling and a holistic therapy centre and associated works including widening of part of existing access track, landscaping and parking spaces together with mitigation measures / re-planting scheme for felled…”

Minutes

The decision and conditions

Permission was granted for two years, with controls on parking, access, ecology, tree planting, operators, class size, appointments, sessions and hours.

“Unless within three months of the date of this planning permission full details of a scheme of native tree and hedge re-planting has been submitted to and approved in writing by the Local Planning Authority the use shall cease until such a time as a scheme is approved. Compensation planting ratio for trees lost shall be a minimum of 5 for 1 and equivalent to the quality, environmental and ecological importance of the tree(s) lost.”

“All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following approval of the scheme, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.”

Officer report