Barn conversion to home at Barn Pen Y Groes Farm, Upper Boat, Taff's Well

What was proposed

The application sought permission to partly demolish and repair an agricultural barn, converting it into a two-storey residential dwelling.

“Full planning permission is sought for the partial demolition and repair of existing barn for conversion to residential dwelling at Barn, Pen Y Groes Farm, Eglwysilan Road, Upper Boat, Taff's Well.”

“The proposal involves the introduction of a timber frame structure within the existing envelope of the barn to provide internal structural support for the conversion. This approach would allow the existing steel portal frame and masonry walls to be retained as the primary external envelope of the building, with the new timber frame providing the necessary internal structure to support the proposed residential layout.”

Officer report

The site and surroundings

The barn lies about one kilometre north-east of Upper Boat in a rural setting, reached by a shared private drive from Eglwysilan Road.

“The application property is a large agricultural barn/store within the grounds of Pen Y Groes Farm and is located approximately 1km to the north-east of the settlement of Upper Boat and lies within a predominantly rural setting.”

“Access to the site is gained from a shared private drive serving Pen Y Groes Farm, which runs eastwards and connects with the adopted highway approximately 56 metres from the application site.”

Officer report

Planning history

There were no recent planning applications recorded for the site.

“There are no recent planning applications on record associated with this site.”

Officer report

Why officers recommended refusal

Officers found the proposed home unjustified outside settlement limits and considered the access unsafe, unsuitable and dependent on private cars.

“The principle of the development is unacceptable as the proposal represents unjustified residential development outside of settlement limits. Consequently, the proposed development fails to comply with the key sustainable development objectives of the Local Development Plan and those set out in Planning Policy Wales.”

“The principle of the development is unacceptable as the proposal represents unjustified residential development outside of settlement limits. Consequently, the proposed development fails to comply with the key sustainable development objectives of Polices CS2, AW1, AW2, AW9 and SSA13 of the Rhondda Cynon Taf Local Development Plan and those set out in Planning Policy Wales Edition 12 (Feb. 2024) and is therefore unacceptable in principle.”

Officer report

What neighbours said

Two neighbouring occupiers supported the proposal, citing its appearance, community benefits, countryside impact and reuse of a derelict structure.

“The application has been advertised by direct notification to neighbouring properties as well as notices displayed at the site.”

“Two letters of support from neighbouring occupiers have been received following consultation. The points raised have been summarised below: • Positive addition to the area. • Another property will not impact the small community and can only enhance the current friendly camaraderie. • Will convert something that currently is totally a rundown and dilapidated eyesore into a unique family home. • Will not compromise the surrounding countryside.”

Officer report

Who spoke

The applicant addressed the committee, a local member supported the proposal, and the Head of Planning outlined a late supporting letter.

The committee vote

Following consideration of the officer recommendation and a site visit outcome, the committee resolved to refuse the application.

“In accordance with Minute No. 7 of the Planning and Development Committee held on the 21 st May 2026, the Committee considered the report of the Service Director of Democratic Services, Welsh Language & Communication outlining the outcome of the site visit inspection which was held on the 9 th June 2026 in respect of the application.”

“Following consideration it was RESOLVED to refuse the application in accordance with the recommendation of the Director, Housing and Regeneration for the following reasons:”

Minutes

The decision and reasons

The application was refused because the residential development was outside settlement limits and would create unacceptable highway and pedestrian safety risks.

“The proposed development fails to provide a safe, suitable and sustainable means of access to serve the site. The existing access is sub-standard in terms of width, horizontal alignment, forward visibility, provision of segregated pedestrian facilities, passing opportunities, lighting and drainage, and its intensified use would give rise to unacceptable conflict between vehicles and pedestrians to the detriment of highway safety and the free flow of traffic.”

Minutes