NEATH PORT TALBOT COUNTY BOROUGH COUNCIL - Download as DOC by 7RDdOk3J

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									1.     PLANNING APPLICATIONS RECOMMENDED FOR
       APPROVAL


ITEM 1. 1

APPLICATION NO: P/2003/1461                   DATE: 14/11/2003

PROPOSAL:              2 No. DOMESTIC DWELLINGS (5 No.
BEDROOMS)
(Additional information (Badger & Tree Report) received 24/2/04
and amended plans received 10/3/04.)

LOCATION:       LAND ADJACENT TO :-, COED PARC
HOUSE, CWMAVON, PORT TALBOT SA129NE
APPLICANT:      P MORGAN
TYPE:           Reserved Matters

 BACKGROUND INFORMATION
     Structure/Local Plan Policies

     Port Talbot Local Plan (Deposit Draft)

     R11 – Proposals for Infill Housing Development within settlement
     limits.

     Deposit Draft Unitary Development Plan

     ENV17 General Considerations

     H3 Settlement Limits

 b. Other Policies

     DG6 - Distances between habitable room windows

 c. Relevant Planning History

     83/4283 Residential Development 5 Units – Approved 12/9/83.
     89/7299 New Driveway – Approved 4/4/90.
     91/8260 Dwelling and Garage – Approved 7/8/91.
     94/9465 Red Brick wall – Invalid.


 PLANDEV-020604-REP-EC                                                  1
   95/9983 2 dwellings – Approved 7/7/95.
   00/122 Outline permission for 3 building plots – Approved 14/3/00.
   03/437 Detached House – Approved 30/7/02.
   03/344 Renewal of outline planning permission Approved 6/5/03

d. Responses to Consultations

   Number of properties consulted: 19

   The proposal has also been advertised by means of two site notices
   and a press notice.

   Number of replies received: 1

   The objections can be summarised as follows:

1. Loss of privacy as the application site is on higher ground and
   overlooks my property. I would request that no windows overlook my
   property;
2. The applicant has removed mature trees that would have prevented the
   building in the first instance. Photographic evidence of this unlawful
   act has been handed to your authority;
3. The proposal will disrupt a nearby badger sett. For the last 18 months I
   have fed not only badgers but foxes. The building of houses in such
   close proximity to this active badger sett will have an adverse effect
   on these inoffensive animals.

   Statutory Consultees:

   Glamorgan Gwent Archaelogical Trust – No adverse comments.

   Transco – advises on the location of its apparatus.

   The Coal Authority – advises that in view of the mining
   circumstances a prudent developer would seek appropriate technical
   advise before work is undertaken on site.

   Environment Agency Wales – Raises no objection subject to a
   number of informatives.

   The Head of Public and Transport Services (Highways) – Raises no
   objection subject to conditions relating to improvements to the



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   existing access; drive lengths and gradients; parking provision;
   relocation of an existing lamp column.

   The Head of Public and Transport Services (Drainage) – No reply to
   date.

   British Telecom – No reply to date.

   Welsh Water – No objection subject to the imposition of conditions

   Neath Port Talbot Badger Group – advises that it agrees with the
   findings of the submitted badger report and offers the following
   comments:
   - in an ideal world the one house should not be built but agree that
      building works should only proceed with the appropriate licence
      from CCW, ongoing monitoring of the impact of the building
      works on the sett should be agreed in advance with the Applicant
      and the contractors;
   - any building on the lawned area would isolate the badgers further
      from a good food supply;
   - retention of the sett is the primary objective, in my opinion the sett
      exists as a result of the building work at the lower end of Pine
      Valley about 11 years ago when an artificial sett was established
      and ignored by the evicted badgers. No benefit would be gained by
      repeating this situation;
   - It has been suggested in the past to the Applicant that a fence or
      hedgerow be planted to create a separate badger area would be a
      good idea;

   Countryside Council for Wales – advises that the Applicant will need
   to apply to CCW for a development licence under Section 10 of The
   Protection of Badgers Act 1992. Licences can only be issued between
   July and December, the least sensitive time for disturbing badgers.
   Before issuing such a licence CCW advises that a number of criteria
   are taken into account.It is important that the existing links between
   the badger sett and the foraging area are maintained.

   Should the Authority grant permission for the proposal CCW would
   advise that a Condition be attached to the permission to ensure that a
   badger licence is applied for and, if appropriate issued before the
   commencement of any works onsite.




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   Head of Streetcare Services (Aboriculturist) – advises that the
   application will involve the felling of further trees and agrees with the
   Arboculturist report that some trees are over mature.Their amenity
   value in terms of conservation is however very high.They provide
   valuable bird and bat roosting sites.

APPRAISAL

This application seeks approval of reserved matters for two detached 5
bed dwellings on land adjacent to Coed Parc House, Cwmavon following
the granting of outline permission on May 6th 2003 under Code Reference
03/344.


The site is largely rectangular in shape. It has a minimum width of 25
metres increasing to 50 metres and a maximum length of 90 metres. The
land slopes significantly from back (near Pine Valley) to the front (to
Cwmavon Road). The property known as Coed Parc Lodge stands to the
west of the site and beyond is Coed Parc House, to the east are the
residential properties known as Ffawydden which are accessed off the
residential street known as Coed Parc and to the north is a newly
constructed detached house which was granted permission in 2002 and
formed part of the original consent covered by this current application.

The access road forms the western boundary of the site some 8metres
away is the property Coed Parc Lodge. Mature trees covered by a Tree
Preservation Order denotes the northern , southern and eastern boundary.
In addition an embankment forms the northern boundary beyond which
stands the newly constructed house and garage located approximately 4
metres above the application site. The house is located some 15 metres
off the boundary. To the east are the residential properties of Ffawydden.
No 1 Ffawydden is orientated north/west and south/east, the garden abuts
the eastern boundary which is denoted by an embankment which
comprises both a chain link and close boarded fence. Mature trees are
present along this boundary outside the application site. The house is
sited some 15 metres off the boundary and approximately 1 metre lower
than the application site. No 2 Ffawydden is orientated north/ south and
is located some 20 metres off the eastern boundary.

The proposal involves siting two dwellings and detached garages of the
same design. One dwelling would be positioned some 25 metres south of
the northern boundary some 2 metres off the access road and 2 metres off
the eastern boundary. The dwelling would be orientated north / south. The


PLANDEV-020604-REP-EC                                                      4
proposed dwelling is two storey with a single storey element on the
western elevation. The building is of a hipped roof design and measures
15.8m long by 9.5m wide and has a gable detail to the front. The
maximum height of the building is 8.5 metres. Windows are proposed on
the front and rear elevations. However, two windows are proposed on the
ground floor eastern elevation overlooking Coed Park Lodge. These
windows would serve the proposed breakfast room.

The proposed finishing materials:

Roof = Cambrian roof slate or similar approved blue/grey ridge tile

Walls = Facing brick (main building) and smooth rendered finish to front
gable detail

Windows/ Doors = Stained hardwood

The double garage serving this property would be sited in the north
eastern corner of the site adjacent to the eastern boundary and 15 metres
from the proposed dwelling. The garage is of a hipped roof design and
measures 8.7 metres by 6.5 metres and a maximum height of 4.6 metres.
To facilitate this development will involve the removal of trees.

The second dwelling would be sited some 48 metres south of the northern
boundary and orientated east west. The front elevation would face the
access road. The rear elevation would be some 25 from the eastern
boundary of the site. It is proposed to site the double garage in the south
western corner of the site some 15 metres from the dwelling house.

In the south eastern corner of the site is an existing badger sett. This sett
is approximately 18 metres from the proposed nearest building. A report
has been submitted with the applicatoin and its findings are as follows:

    - advises that the construction of the nearest house will almost
      certainly interfere with the badger sett, this can only proceed
      lawfully following the granting of an appropriate licence by the
      Countryside Council for Wales;
    - the continuing existence of this sett requires the avoidance of the
      disturbance of the sett, the retention of the woodland belt along
      with badgers are presumed to be travelling to feeding areas to the
      south west and the retention/enhancement of near sett feeding
      opportunity;



PLANDEV-020604-REP-EC                                                           5
   - a works protocol including a temporary and premanant fences/
     barriers is agreed;
   - Should the new build be moved to the lawned area the loss of the
     near sett badger feeding opportunity will be more significant than
     the loss of wet / rank grassland that will be lost under the current
     proposal. If the building of houses in the immediate vicinity is
     indeed inevitable, the use of the lawned site whilst avoiding the 30
     m exclusion zone around the sett could potentially have a greater
     negative impact on the badgers than does the current proposal.
     Additionally moving the new build to this lawned area could have
     bat roosting implications.
   - A possible option would be the provision of an artificial sett within
     the woodland belt. However, badger take up of such provision is
     rarely successful and retention of the current sett should be the
     objective;
   - The decision as to whether any licence to proceed is granted lies
     with CCW. The following suggestions are offered as an opinion
     about how the badger interest and the new build project might be
     reconciled: these suggestions might form the basis for a licence
     application;
   - A permanent solid (eg. Timber lap panels) perimeter fence, 1.5 – 2
     metre should be installed by hand on the new build side of the
     bank top above the sett. This fence will provide seclusion and
     separation between the badgers and the new build site. If the fence
     bottom is arranged to be 150mm above ground badger passage
     through the area will not be impeded. The fence should be placed
     in situ>1 month before the start of works;
   - A temporary fence should be installed between the permanent
     fence and the new build site for the duration of the site works, to
     confine works to to within 6m or less of the new house. This fence
     can be removed once works are finished.;
   - Machine operation at the new build should be restricted to the new
     house footprint eg. Foundations should be dug from the
     south/west, machine operation should be avoided between January
     – July when cubs might be present in the sett.

Badgers are protected under the Protection of Badgers Act 1992 and
Countryside and Wildlife Act 1981 (as amended) whose legislation is
separate from planning. Any disturbance or interference of badgers
requires a licence from the CCW, otherwise a criminal offence is
committed. Whilst the protection of such species is a material planning
consideration, a condition cannot be imposed requiring a licence to be
obtained as this is covered by the above legislation.


PLANDEV-020604-REP-EC                                                     6
If provision was to be refused on these grounds and a licence was
obtained, then the Authority would be placed in a difficult position
relating to any appeal and costs. It is considered therefore that the issue
relating to the badgers is best left to the appropriate legislation and that a
note be attached to any consent informing the applicant of his duty under
the relevant acts.

In respect of the impact of the proposal on the trees, the Applicant has
submitted a Tree Survey to accompany the application. This Report
indicates the removal of five trees, one is a mature chestnut located in the
north western corner and a sycamore which is located some 10 metres
north of the badger sett. All other trees on site are to be retained, but the
report advises that nearly all have a limited future and will need to be
included in future replanting programme. In addition trees have already
been felled at the site and this matter is currently under investigation by
the Enforcement Section

It is suggested that a condition is imposed requiring the retention of all
remaining trees on site.

In respect of the effect of the development on adjacent properties, it is
considered due to the proposed orientation of the building and distance
from the properties in Ffawydden no loss of privacy will occur. However,
to maintain the privacy currently enjoyed by No 1 it is suggested a
condition is attached to any consent prevent the installation of any further
windows. The proposed dwelling nearest to Coed Parc Lodge indicates 2
windows on the side elevation which appears to be within 21 metres of
this property. A boundary wall partly runs along the side boundary of this
existing property. However, due to the difference in levels there is a
potential for overlooking as such it is suggested that a condition is
opposed requiring these windows to be obscurely glazed.

In respect of levels on site, the site slopes from north to south therefore
raising the ground level between 0.5 metres and 2 metres. The northern
end of the site will require the most filling. It is considered that the raising
of the ground in relation to its surroundings and the neighbouring
property No1 Ffawydden is not acceptable and would suggest an
appropriately worded condition be attached to the consent requiring
additional information in respect of levels.

The application site is situated within the settlement limits of Cwmafan as
defined by the Cwmavon, Bryn, Goytre Valley and Rural Margam and


PLANDEV-020604-REP-EC                                                         7
the Draft UDP and constitutes an infilling and rounding off in accordance
with relevant policies within the Plan.

Access to the site is made via the existing entrance onto Cwmavon Road.
The Head of Public and Transport Services (Highways) has raised no
objection on highway grounds.

In response to the objections raised, these have been addressed above.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)Notwithstanding the details shown in the application, no development
shall take place until there has been submitted to and approved by the
local planning authority details of materials to be used externally. The
development shall be built in the materials approved in accordance with
this condition.
Reason

In the interests of visual amenity.

(2)The use of the garage shall be restricted to the garaging of private
motor vehicles and uses incidental to the use of the associated
dwellinghouse only and for no industrial, commercial or business use.

Reason
In the interests of amenity and to clarify the extent of this consent.

(3)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order, 1995 (or any order revoking and
re-enacting that Order with or without modification), there shall be no
extension or external alteration to any building forming part of the
development hereby permitted (includingany outbuilding) without the
prior grant of planning permission in that behalf.
Reason

In order to safeguard the amenities of the area by enabling the local
planning authority to consider whether planning permission should be



PLANDEV-020604-REP-EC                                                      8
granted for extensions, having regard to the particular layout and design
of the estate.

(4)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order revoking and
re-enacting that Order with or without modification), no windows or
dormer windows (other than those expressly authorised by this
permission) shall be constructed.

Reason

In order to safeguard the amenities of the area by enabling the local
planning authority to consider whether planning permission should be
granted for , having regard to the particular layout and design of the
estate.
(5) This consent only allows for the removal of Trees T6, T13, T16, T18
and T21 as detailed in The Tree Report dated 15th Januray 2004 and
does not allow any felling, topping or lopping of any other trees protected
by the Tree Presevation Order.
Reason:

In the interests of visual amenity and clarity.

(6)No works or development shall take place until full details

of all proposed tree planting and the proposed times of planting, have
been approved in writing by the local planning authority, and all tree
planting shall be carried out in accordance with those details and at those
times.

Reason
In the interest of visual amenity and to accord with Section 197 of the
Town and Country Planning Act 1990.
(7)If within a period of five years from the date of the planting of any tree
that tree, or any tree planted in replacement for it, is removed, uprooted or
destroyed or dies, (or becomes, in the opinion of the local planning
authority, seriously damaged or defective), another tree of the same
species and size as that originally planted shall be planted at the same
place, unless the local planning authority gives its written consent to any
variation.




PLANDEV-020604-REP-EC                                                       9
Reason

In the interest of visual amenity and to accord with Section 197 of the
Town and Country Planning Act 1990.

(8)The existing trees shown to be retained, and the canopies of any trees
outside the application site where they overhang the application site shall
be protected during construction by tfencing in accordance with the
guidelines and recommendations contained in BS 5837:1991 tTrees in
Relation to Construction . The fencing shall be constructed in
accordance with the approved plans prior to any ground works taking
place on site and maintained as such during the construction phase. No
storage of any materials or the parking of any plant, machinery or
vehicles shall take place within the fenced area.
Reason

To accord with Section 197 of the Town and Country Planning Act 1990
and to ensure no damage is caused to the trees during construction.
(9) Notwithstanding the submitted details no dvelopment shall take place
until full details and plans showing the finished floor/roof levels of the
dwelling(s) and garage together with cross sections through the site have
been submitted to and approved by the local planning authority, and there
shall be no departure from the approved finished floor and roof level.

Reason:
In the interests of design and visual amenity of the surrounding area.
(10)This consent shall relate to the amended plans received on 10/3/04

Reason
In the interest of clarity.

(11)Notwithstanding the details submitted on the plans the windows on
the western elevation serving the breakfast room as annotated on the
attached plan as Plot 1 shall be glazed with obscured glass and any
opening vent shall be top hinged with the lowest part of the opening a
maximum of 1.1 metres above the floor level of that room, and any
Reason

In the interest of the amenities of the adjoining property and the safety of
the occupiers of the applicant dwelling.


PLANDEV-020604-REP-EC                                                     10
ITEM 1. 2

APPLICATION NO: P/2003/1592                  DATE: 04/12/2003

PROPOSAL:                ONE NEW DWELLING WITH INTEGRAL
GARAGE

LOCATION:                PLOT 8, THE AVENUE, HENFAES ROAD,
TONNA, NEATH
APPLICANT:               Tawe Homes Ltd
TYPE:                    Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    H5 – Housing sites Neath.
    H3 – Criteria of rounding off of settlements.

    H8 – Housing design – effect on existing dwellings.

    Deposit Draft Unitary Development Plan:

   Policy ENV 17 General Conditions.

b. Other Policies

    Household Guidance.


c. Relevant Planning History

   P/97/0845 Proposed outline planning application for residential 8 self-
   build plots - Approved on appeal 11/06/99 subject to conditions.

   There is a Tree Preservation Order covering mature trees along the
   boundary of the footpath to Henfaes Road, Tonna.


d. Responses to Consultations

   Number of properties consulted: 18


PLANDEV-020604-REP-EC                                                   11
   A site notice was posted.

   Number of replies received: 1

   This summarised below:

   (1) There is a problem with the sewer which regularly overflows.

   Statutory Consultees:

   Tonna Community Council: No reply, therefore no observations to
   make.

   Environment Agency: No objections.

   Welsh Water: No objections.

   Head of Municipal and Highway Services (Drainage): No objections.

   Head of Municipal and Highway Services (Highways): No objections
   subject to conditions.

   Head of Municipal and Highway Services (Structures): No objections
   subject to conditions.

   Head of Streetcare Services Arboricultural Officer: No objections
   subject to conditions.

APPRAISAL

The proposal is a full planning application relating to a plot on Henfaes
Road, Tonna, with a frontage of some 14 metres and a depth of some 46
metres. It is to erect one detached, split-level, three-storey dwellinghouse
and integral garage. The dwelling would have a frontage of 12 metres, to
a depth of 10 metres, to a height of 9 metres at the front and 12 metres to
the rear.

The application site lies on the north-eastern side of the open land
opposite Tyn yr Heol House, at Henfaes Road, Tonna and comprises
grassland sloping steeply downwards from front to rear. A line of mature
trees runs along the boundary with the highway footpath forming an
integral part of a group of trees known as “The Avenue”, protected by a
Tree Preservation Order.


PLANDEV-020604-REP-EC                                                    12
An outline planning permission for 8 self-build plots was granted on
appeal in 1999 and has expired.

The principle of residential development on this site has been accepted
and the issue is whether the individual dwelling can be erected without
detriment to the protected trees, residential amenity, visual amenity and
highway safety.

There are eleven trees, protected by the Tree Preservation Order, within
the application site. Five trees are proposed to be felled and the proposal
is supported by a report by a tree care consultant. Furthermore, minor
works are proposed to others. The Council’s Aboricultural Officer has no
objections subject to conditions.

The trees to be removed are in poor health, mainly due to light starvation
and not significant in size or landscape terms. It is considered that their
removal will not unduly affect the attractive avenue of trees in view of the
seven remaining trees within this plot.

There are no conflicts with habitable room windows or the overlooking of
private space. There is, therefore, no harm to residential amenity.

The design of the proposed dwelling is in keeping with others nearby.
There is, therefore, no harm to visual amenity or the street scene.

The Head of Public and Transport Services (Highways) has no objections
subject to conditions. There is, therefore, no harm the highway safety.

With respect to the objections, Welsh Water, Environment Agency or the
Council’s Drainage Officer have no objections.

In conclusion, the proposal is considered as acceptable.



RECOMMENDATION:                 Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.



PLANDEV-020604-REP-EC                                                    13
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)No development shall take place until samples of the materials to be
used in the construction of the external surfaces of the development
hereby permitted have been submitted to and approved in writing by the
local planning authority. Development shall be carried out in accordance
with the approved details.

Reason

In the interest of the visual amenity of the area.

(3)No dwellings shall be occupied until works for the disposal of sewage
have been provided on the site to serve the development hereby
permitted, in accordance with details to be submitted to and approved by
the local planning authority in writing. The scheme shall be implemented
prior to the occupation of the dwelling.
Reason
In order to ensure the provision of adequate foul drainage.

(4)Adequate provision, in accordance with a scheme to be first submitted
to, and approved in writing by, the local planning authority, shall be made
for the drainage of the land. Such schemes shall ensure that proper
drainage of any adjoining land is not interrupted or otherwise adversely
affected. The scheme shall be implemented prior to the occupation of the
dwelling.

Reason
To ensure satisfactory drainage.

(5)The guidance in BS 5837: 1991 'Trees in relation to Construction' shall
be followed at all times.

Reason

To ensure adequate protection of trees.

(6)Protective fencing shall be provided to the protected trees and shall be
of post fencing construction type and shall be constructed in accordance
with the recommendations BS5837 and shall remain in position for the


PLANDEV-020604-REP-EC                                                    14
entire duration of the construction works on the site. (Other than for the
erection of the boundary fence) no excavations for individual holes, shall
take place with this 6m protection zone.

Reason

To protect the existing trees.
(7)No part of the drive gradient shall exceed 1 in 9.

Reason

In the interest of highway safety.

(8)Pedestrian vision splays of 2.4 metres by 2.4 metres measured from
back of footway each side of the drive shall be maintained so that
nothing over 600mm in height is erected or allowed to grow in these
splay areas.

Reason

In the interest of highway safety.
(9)Prior to the first use of the drive, a vehicular footway crossing shall be
provided.
Reason

In the interest of highway safety.
(10)Prior to the occupation of the dwelling, 3 car parking spaces shall be
provided within the curtilage of the property and retained as such
thereafter.
Reason

In the interest of highway safety.

(11)Any gates to be of a type which open inwards only.

Reason

In the interests of highway safety.

(12)The garage shall not be converted to residential use unless a scheme
for replacement car parking has been submitted to and approved in
writing by the local planning authority The scheme shall be implemented


PLANDEV-020604-REP-EC                                                      15
prior to the commencement of any conversion works and shall provide for
one additional car parking space for each space lost by any conversion
works.

Reason

To ensure that adequate car parking provision is maintained within the
curtilage of the dwelling in the interest of highway safety.

(13)The proposed works to the protected trees shall be in accordance with
BS3998 "Recommendations fo Tree Work" and the submitted report
dated 3/2/04 by B J Hariss.

Reason

In the interest of visual amenity.
(14)Foul water and surface water discharges shall be drained separately
from the site.

Reason
To protect the integrity of the Public Sewerage System.
(15)No surface water or land drainage shall be allowed to connect (either
directly or indirectly) to the public sewerage system.

Reason
To prevent hydraulic overloading of the public sewerage system, to
protect the health and safety of existing residents and ensure detriment to
the environment.




PLANDEV-020604-REP-EC                                                     16
ITEM 1. 3

APPLICATION NO: P/2004/6                   DATE: 10/12/2003

PROPOSAL:       CONVERSION OF REDUNDANT BARN
TO DWELLINGHOUSE INCLUDING KITCHEN EXTENSION
ON GROUND FLOOR

LOCATION:        BARN TO THE NORTH OF HAZELDENE
HOUSE, PHEASANT ROAD, TREBANOS, SWANSEA SA8 4DP
APPLICANT:       Mr S Hackett
TYPE:            Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    West Glamorgan Structure Plan (Review No. 2):

    Policy C1 Protection of the countryside for its own sake.
    Policy C5 Exceptions allowed within the open countryside.

    Northern Lliw Valley Local Plan:

    Policy EQ1 Exceptions allowed within the open countryside.
    Policy EQ21 Proposals involving the re-use of redundant rural
    buildings.
    Policy T2 New development and highway criteria.
    Policy EQ7 Ecology.

    Draft Unitary Development Plan:

    Policy 1 Development in the countryside.
    Policy ENV5 Nature Conservation.
    Policy ENV1 Development in the countryside.
    Policy ENV8 New buildings, conversions and operations in the
    countryside including farm diversification.
    Policy ENV 17 General Conditions.




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b. Other Policies

    Planning Policy Wales – March 2002

   Standing Conference on Regional Policy in South Wales.
   Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

   None.

d. Responses to Consultations

   Number of properties consulted: 11

   Number of replies received: 4

   These are summarised below:

   (1) I have no objections provided that there is no precedent created
       for further new buildings outside the settlement, as defined in the
       UDP.

   (2) We are owners of two of the proposed passing bays and have no
       objections.

   (3) Lorries recently delivering to Mr. Hacket’s property could not
       turn around. The lorry was stuck in my mother’s drive for two
       hours, which had to reverse down the hill. Lorries are too big for
       the road.

   Statutory Consultees:

   The Head of Public and Transport Services (Highways): No
   objections subject to conditions.

   The Environment Agency: No objections.

   Pontardawe Community Council: No objections.

   Coal Authority: No objections.


PLANDEV-020604-REP-EC                                                  18
   Dwr Cymru/Welsh Water: No objections subject to conditions.

   Countryside Council for Wales: No objections.

   Pontardawe Community Council – No objections.

APPRAISAL

This is an application for the conversion of an isolated agricultural
building, located within a field to the north of Hazeldene. The existing
building is, 6.8 metres by 5.4 metres, to a height of 6.5 metres. The
building is presently being used for the keeping of a horse.

The barn is currently redundant to the requirements of agriculture but has
been maintained in a reasonable condition. The building is constructed of
stone and has been rendered on two sides. A pitched slated roof has been
partially repaired with tin sheets.

The proposal provides a lounge on the ground floor with two bedrooms
and a bathroom over. A new side, lead-to extension, 3.0 metres by 5.4
metres, to a height of 4.1 metres, provides a kitchen and utility room.

Vehicular access is gained via a long single track. The proposal
incorporates four lay-bys.

Policy EQ21 of the Northern Lliw Valley Local Plan states: -

   “It is the policy of the Borough Council that there is a presumption in
   favour of proposals involving the re-uses of redundant rural buildings
   where such proposals meet the following criteria:

1. The redundancy of the buildings for their previous legitimate use is
   established and, where the buildings form part of an agricultural
   holding, the loss of the building will not prejudice the efficient
   working of the holding nor lead to pressure for new alternative
   buildings;
2. The buildings should be substantially intact and structurally capable of
   conversion, without requiring demolition or rebuilding;
3. The building should be capable of conversion to accommodate the
   proposed use without substantially altering its size, character or
   external appearance;



PLANDEV-020604-REP-EC                                                   19
4. The proposal should not conflict with other planning or highway
   policies.

Planning Policy Wales (March 2002) indicates that while local planning
authorities should adopt a positive approach to the conversion of rural
buildings for business re-use, residential conversion of rural buildings
may have a minimal economic impact. It is indicated that policies may be
adopted which do not allow residential re-use unless one or more of the
following criteria are met.

    (1) The reasonable attempt made to secure suitable business re-use
        and a statement of the efforts that have been made. This should
        include details of marketing, for how long and at what price;

    (2) Whether residential conversion is a subordinate part of a scheme
        for business re-use; or

    (3) Whether the resulting housing will contribute to an identified need
        for affordable housing for local need.

In relation to (1) the above, no such action has been undertaken but in this
case it is not considered appropriate. The building is accessed along a
single track and is thus considered to be unsuitable for commercial
activities. Furthermore, it should be noted that the application site is in
close proximity to the major employment areas of Pontardawe and Neath
which provide employment opportunities. It is accepted in this case that
the site would be unlikely to attract a business use.

In relation to (2) above, the proposal does not form part of a business
plan.

In relation to (3) above, there is no identified need.

In development plan policy terms, the property is located in the open
countryside where the normal countryside policies apply. Policies in the
Development Plans state that development is acceptable in the open
countryside, if it would provide an acceptable use and adaptation of an
existing building. It should be noted that Policy ENV8 of the Draft
Unitary Development Plan, reflects those matters quoted above in
Planning Policy (Wales) March 2002 stated above and the same
consideration referred to above apply.




PLANDEV-020604-REP-EC                                                    20
A structural survey has also been submitted with the application and has
been assessed by the Building Control Section. This indicates that the
existing structure is capable of conversion for residential purposes
without substantial rebuilding works.

In relation to rural amenity, whilst the proposal includes an extension that
increases the footprint of the original barn by 44%, it is considered that
the scale and design of the extension is in keeping with the original barn.
It should be noted that the proposed extension is essential to the viability
of the project due to the limited internal dimensions of the existing
structure and without conversion the barn is likely to fall into disrepair.

The Head of Public and Transport Services (Highways) has no objections.
There is, therefore no harm to highway safety.

With respect to the responses to consultations, the following comments
are made:

(1) This is confirmed. The proposal is one of the exceptions allowed in
    the open countryside.
(2) This is acknowledged.
(3) This has been addressed. The proposal incorporates lay-bys along the
    access track. The Head of Public and Transport Services has no
    objections subject to conditions.

In conclusion, the proposal is considered acceptable and complies with
the Council’s policies.



RECOMMENDATION:                 Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.
(2)No development shall take place until samples of the materials to be
used in the construction of the external surfaces of the development

PLANDEV-020604-REP-EC                                                     21
hereby permitted have been submitted to and approved in writing by the
local planning authority. Development shall be carried out in accordance
with the approved details.

Reason

In the interest of the visual amenity of the area.
(3)The development shall include works for the control of effluent which
shall be designed, engineered and maintained in accordance with a
scheme which shall be submitted to and approved in writing by the Local
Planning Authority to prevent any contaminated surface water drainage
from entering a watercourse. The scheme shall be implemented prior to
the occupation of the dwelling.

Reason
In order to ensure the provision of adequate foul drainage.

(4)Adequate provision, in accordance with a scheme to be first submitted
to, and approved in writing by, the Local Planning Authority, shall be
made for the drainage of the land. Such scheme shall ensure that proper
drainage of any adjoining land is not interrupted or otherwise adversely
affected. The scheme shall be implemented prior to the occupation of the
dwelling.

Reason

To ensure satisfactory drainage.
(5)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order, 1995 (or any order revoking and
re-enacting that Order with or without modification), there shall be no
extension or external alteration to any building forming part of the
development hereby permitted (including the erection of a detached
garage) without the prior grant of planning permission in that behalf.

Reason

In the interests of visual amenity.

(6)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order revoking and
re-enacting that Order with or without modification), no windows or
dormer windows (other than those expressly authorised by this
permission) shall be constructed.


PLANDEV-020604-REP-EC                                                 22
Reason

In the interests of visual amenity.

(7) Prior to the commencement of works, the lay-bys as indicated on the
amended plan received on the 15th March 2004 shall be constructed in
accordance with the approved plan and retained thereafter as such.
Reason

In the interests of highway safety.

(8) The lay-bys referred to in (7) above, shall be surfaced in tarmacadam
in accordance with a scheme to be submitted to and approved in writing
by the Local Planning Authority prior to the commencement of works.

Reason
In the interests of highway safety.

(9)Foul water and surface water discharges shall be drained separately
from the site.
Reason
To protect the integrity of the Public Sewerage System.

(10)No surface water or land drainage run off shall be allowed to connect
(either or indirectly) to the public sewerage system.
Reason

To prevent hydraulic overloading of the public sewerage system, to
protect the health and safety of existing residents and ensure no detriment
to the environment.




PLANDEV-020604-REP-EC                                                    23
ITEM 1. 4

APPLICATION NO: P/2004/105                    DATE: 23/01/2004

PROPOSAL:        OUTLINE PLANNING APPLICATION -
ERECTION OF SINGLE RESIDENTIAL DWELLING

LOCATION:                LAND AT TY SEGUR OFF, BRYN ROAD,
HILLSIDE, NEATH
APPLICANT:               Mrs M E Owen
TYPE:                    Outline

BACKGROUND INFORMATION


a. Structure/Local Plan Policies

    Draft Unitary Development Plan

    Policy ENV17 – General considerations
    Policy H3 – Infill and Windfill development

    Neath Local Plan
    Policy H9 – small scale residential developments


b. Other Policies

    None


c. Relevant Planning History

    None


d. Responses to Consultations

    Number of properties consulted: 7

    In addition a notice was placed near the site.



PLANDEV-020604-REP-EC                                            24
   Number of replies received: 3

   The objections can be summarised as follows

   1.    Loss of privacy to neighbouring property due to overlooking
         from proposed dwelling.
   2.    Loss of light to neighbouring property’s garden.
   3.    Loss of on street parking
   4.    The existing footpath, that connects to Ty Segur could be used
         by more vehicles.
   5.    Loss of natural habitat for wildlife,
   6.    Claim that a water pipe crosses the site

   Statutory Consultees:

   Neath Town Council – No objections
   Hyder- No objections
   Head of Public and Transport Services (highways) – No objections
   Head of Public and Transport Services (drainage) – No objections
   British Gas – No objections
   Western Power – No objections
   The Coal Authority – No objections

APPRAISAL

This an outline application with all matters of siting, design, external
appearance, access and landscaping reserved for future determination for
residential development on land at adjacent to Ty Segur, located off Bryn
Road, Neath.

The site is oblong in shape, being bounded by the narrow road serving
houses at Ty Segur. The land has full width frontage of approximately 23
metres onto the highway and a maximum depth of 29 metres. The site
slopes downward from the adjoining highway to a detached dwelling at
the rear. To one side is a detached dwelling and to the other a residential
curtilage. A public footpath runs along Ty Segur although it is situated
outside of the application site along side the highway it will not be
affected by the development.

The Neath Local Plan in relation to this site provides no specific
allocation and no settlement boundaries are defined. Policy H9 provides
for small scale residential development within built up areas, subject to
compatibility with existing facilities and recourses.


PLANDEV-020604-REP-EC                                                     25
The site has within the settlement limit as identified within the Draft UDP
and there have been no relevant objections to this site. It is considered
therefore that the proposal is in accord with the Development Plan.

The applicants have indicated that the site may be suitable for a single
dwelling.

The Head of Public and Transport Services, Highway Section has no
objections subject to conditions.

With regard to the objections received

1. The application is made in outline and thus no details of position of
   habitable room windows are provided, these will be provide with the
   reserved matters application. All proposed windows would have to
   comply with the Council’s adopted Guidelines for distances between
   habitable room windows to prevent loss of privacy to the
   neighbouring properties.

2. It is considered that there is no justification to refuse this application
    on this ground.

3. Any proposed dwelling will have to be provided with adequate
   parking facilities in accordance with the Council’s adopted standards
   for car parking within the curtilage of the site.

4. The Head of Public and Transport has no objections to the proposed.

5. The site is partially covered by Japanese Knotweed it is therefore
   considered that the site does not provide an important site of
   environmental importance.

6. The location of the public utilities will have to be taken into
   consideration during the submission of reserved matters.

It is considered that a single dwelling can be located on the site without
adversely affecting the visual or general amenities of adjoining residents.

It is therefore considered that the proposal is acceptable.




PLANDEV-020604-REP-EC                                                           26
RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of
the building(s), the means of access thereto and the landscaping of the site
(hereinafter called the reserved matters) shall be obtained from the local
planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.

(2)Plans and particulars of the reserved matters referred to in condition 1
above, relating to the siting, design and external appearance of any
buildings to be erected, the means of access to the site and the
landscaping of the site, shall be submitted in writing to the local planning
authority and shall be carried out as approved.
Reason
The application was made for outline planning permission.

(3)Application for approval of the reserved matters shall be made to the
local planning authority before the expiration of three years from the date
of this permission.

Reason
To comply with the requirements of Section 92 of the Town and Country
Planning Act 1990.

(4)The development hereby permitted shall be begun either before the
expiration of five years from the date of this permission, or before the
expiration of two years from the date of the approval of the last of the
reserved matters to be approved, whichever is the later.

Reason

To comply with the requirements of Section 92 of the Town and Country
Planning Act 1990.
(5)The dwelling shall be provided with at least two car parking spaces,
three if the gross floor area exceeds 120 sq.m., within the curtilage of
each the dwelling.



PLANDEV-020604-REP-EC                                                      27
The approved car parking area shall be retained as such and thereafter not
be used for any purpose other than vehicle parking.

Reason

To comply with the requirements of the local planning authority
concerning off-street car parking in the interests of amenity and highway
safety.

(6)No part of any drive gradient shall exceed 1 in 9 and shall be hard
surfaced in a hard wearing material. Any gates erected shall be of a type
which open inwards only.

Reason:

In the interests of safety.
(7)Adequate provision, in accordance with a scheme to be first submitted
to, and approved in writing by, the Local Planning Authority, shall be
made for the drainage of the land. Such scheme shall ensure that proper
drainage of any adjoining land is not interrupted or otherwise adversely
affected. The scheme shall be implemented prior to the occupation of the
dwelling.

Reason

To ensure satisfactory drainage.

(8)The development shall include works for the control of effluent which
shall be designed, engineered and maintained in accordance with a
scheme which shall be submitted to and approved in writing by the Local
Planning Authority to prevent any contaminated surface water drainage
from entering a watercourse. The scheme shall be implemented prior to
the occupationof each associated [the ] dwelling/s.

Reason
In order to ensure the provision of adequate foul drainage.

(9)Foul water and surface water discharges shall be drained separately
from the site.

Reason
To protect the intergity of the Public Sewerage System.



PLANDEV-020604-REP-EC                                                    28
(10)No surface water or land drainage shall be allowed to connect (either
directly or indirectly) to the public sewerage system.

Reason

To prevent hydraulic overloading of the public sewerage system, to
protect the health and safety of existing residents and ensure no detriment
to the environment.

(11)No work on site shall take place on land containing Fallopia Japonica
(Japanese Knotweed), Gaint Knotweed or any Knotweed hybrib until
there has been submitted to and approved in writing by the Local
Planning Authority a scheme for the eradication and/or control and shall
include details of the method of eradication/control and the timescale
involved. The scheme shall be implemented in accordance with the
approved details.

Reason
In the interests of ecology and visual amenity.




PLANDEV-020604-REP-EC                                                    29
ITEM 1. 5

APPLICATION NO: P/2004/130                DATE: 27/01/2004

PROPOSAL:               EXTENSIONS AND ALTERATIONS

LOCATION:               33 ROCK STREET, GLYNNEATH,
NEATH SA115EE
APPLICANT:              Mr A I Watts
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Neath Port Talbot Draft Unitary Development Plan
    ENV17- General Considerations.

    Borough of Neath Local Plan
    H8- Housing Design.

b. Other Policies

    A guide to Household Extensions.


c. Relevant Planning History

    None.


d. Responses to Consultations

    Number of properties consulted: 5

    Number of replies received: 0

    Statutory Consultees:

    Head of Public and Transport Services, Highway Section- No
    Objection.



PLANDEV-020604-REP-EC                                            30
   Head of Public and Transport Services, Drainage Section- No
   Objection.

   Glynneath Town Council –No Objection.

APPRAISAL

This is an application for the alteration and extension to a semi-detached
bungalow at 33 Rock Street, Glynneath.

The property is located near the junction with Rock Street and Lancaster
Close, and is located within a frontage of two storey dwellings. It is
proposed to provide a side extension, and dormers, to provide additional
living accommodation.

The property has an existing single storey rear extension and outbuildings
adjoining the shared boundary with No 32. It is proposed to demolish the
outbuildings and to construct a side extension, projecting 2.8m off the
main side elevation of the dwelling, set in line with the front of the
property, and projecting for a distance of 12.8m to tie into the existing
rear extension. The roof will match into the existing dwelling, with a
hipped design, similar to the existing, rising from 2.5m to 5.3m. It will
provide a play room and utility room and ground floor WC.

The side elevation will be blank, with windows provided front and rear,
and externally it will be finished in materials to match the main dwelling.

A dormer, 6.5m in length and projecting 3.5m with a flat roof, is to be
provided to the rear. In addition two smaller ridged roof dormers are
provided to the front elevation. These are located over the existing ground
floor windows.

The dormers provide additional space to create three bedrooms at first
floor.

The Head of Public and Transport Services, Highway section, offer no
objection, as does the Drainage Section.
In relation to this form of application the authority produce guidelines
within the “Guide to Household Extensions”. Sections of this guide relate
to side extensions to semi-detached properties and dormer extensions.

The guide in relation to semi-detached properties states that; “Semi-
detached properties are designed and built as a matching pair and


PLANDEV-020604-REP-EC                                                    31
typically have the same detailing and type of materials. It is therefore
very important to ensure that a new extension does not destroy the
symmetrical, balanced design of the original houses.”

In this case the proposed erection of dormers to the front elevation,
provide a form of development not mirrored on the attached dwelling.
However dormers on one part of a semi-detached bungalow are not
uncommon and due to their design it is considered that in terms of street
scene, and the wider picture, the proposal is of little impact. These
properties are located in a frontage on two storey dwellings, and the
property located adjacent to this proposal is two storey.

Whilst the applicant has also provided a letter in support of the
application outlining the need for these works, personal circumstances
cannot be taken into account. It is the impact of the proposals on the street
scene and this pair of properties as a whole that must be the material
considerations in this case.

It is therefore considered that whilst the proposals do not comply with the
Authority’s guidelines, they do not have a significant impact on the street
scene or adjoining properties to warrant refusal. It is therefore
recommended that the application be approved.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason
In the interests of visual amenity.


PLANDEV-020604-REP-EC                                                      32
ITEM 1. 6

APPLICATION NO: P/2004/143                    DATE: 02/02/2004

PROPOSAL:               CONSTRUCTION OF FIRST FLOOR
EXTENSION

LOCATION:               29 UPPER WEST END, TAIBACH, PORT
TALBOT SA131PU
APPLICANT:              MR M E LAUNDER
TYPE:                   Householder

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    Port Talbot Local Plan (Deposit Draft):

    Policy E2 The appearance and environmental quality of built-up areas
    will be improved.
    Policy R2 Repair and improvement of existing housing stock will,
    where appropriate, be encouraged.
    Policy R20 Extensions to dwellings.
    Policy T11 All new development proposals shall comply with
    Council policy on car parking standards, unless there are exceptional
    circumstances.

    Deposit Draft Unitary Development Plan:

    Policy ENV 17 General Conditions.


b. Other Policies

    A Guide to Household Extensions.

    Standing Conference on Regional Policy in South Wales.
    Parking Guidelines. Revised Edition 1993.




PLANDEV-020604-REP-EC                                                 33
c. Relevant Planning History

   86/5439 Garage – Approved 20/03/86

   93/9155 First floor extension – Refused 09/08/93

d. Responses to Consultations

   Number of properties consulted: 2

   Number of replies received: 0

APPRAISAL

The application site comprises a terraced dwellinghouse, garage and
garden. Existing external materials are grey slates to the roof with grey
roughcast render to the walls.

The proposal adds a first-floor rear extension, to an existing single-storey
extension, with a pitched roof, along the boundary to No. 30 Upper West
End, to the North. The rear double-storey wing will be 5.2 metres long
and 3.5 metres wide, to a height of 5.5 metres. Materials are to match
those existing.

Policies in the development plans quoted, advocate the criteria applicable
and are supported by the Council’s guidelines. With respect to the
Deposit Draft Unitary Development Plan, there are no conflicts and
similar criteria apply The issues are, therefore, those of residential
amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises and
there is no conflict with the distances between habitable room windows or
the overlooking of private space. There is, therefore, no harm to
residential amenity.

It should be noted that the proposed double-storey is 1.6 metres over the
Council’s guideline for rear extensions to residential terraced premises.

With respect to the effect on the residential amenity at No. 30 Upper
West End, it should be noted that there is a similar double-storey
extension. On their ground floor, there is a secondary window to a lounge
and a side window to a kitchen (non-habitable room). On their first floor,
there is a side window in the rear extension and a window at the face of

PLANDEV-020604-REP-EC                                                       34
the terrace, both being bedrooms, which are habitable rooms. It is
considered that whilst the second floor proposal exceeds the guidelines,
there are similar extensions along the street and in view of the precedents
being set, a refusal cannot be warranted.

With respect to the effect upon the residential amenity at No. 28 Upper
West End, it should be noted that there is a single storey extension, with
no window in the rear face of the terrace adjoining the application
property, the nearest bedroom window, being on the furthest side of the
proposed extension.

In particular, it should be noted that there are several double-storey
extensions along this terrace. In this case, the effect upon the two
adjoining premises, is considered as acceptable.

The proposal harmonises with the existing design elements. There is,
therefore, no harm to visual amenity or to the character of the area.

There is no requirement for further off-street car-parking. There is,
therefore, no harm to highway safety.

In conclusion, the proposal is considered as acceptable.


RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason

In the interests of visual amenity.



PLANDEV-020604-REP-EC                                                    35
ITEM 1. 7

APPLICATION NO: P/2004/204                    DATE: 17/02/2004

PROPOSAL:                VEHICULAR ACCESS

LOCATION:        LAND ALONGSIDE B4287, OPPOSITE
AIR Y MYNYDD, EFAIL FACH, NEATH SA129TF
APPLICANT:       MRS J WEAVER-CHARLES
TYPE:            Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Borough of Neath Local Plan:
    T26    New Development and Highway Safety.

    Unitary Development Plan Deposit Draft:
    ENV17 General Considerations.

b. Other Policies

    None.

c. Relevant Planning History

   85/0744 – House and Garage – Refusal 27.01.86

d. Responses to Consultations

   Number of properties consulted: 2

   Number of replies received: 1

   These objections can be summarised as follows:

   (1)   The proposed access is located close to a bend in the road,
         vehicle entering or exiting the site would cause a traffic hazard.
   (2)   They had been refused planning permission to build a garage on
         their land due to the proximity of the bend in the road.



PLANDEV-020604-REP-EC                                                    36
      A letter has also been received from a local Council Member. His
      concerns can be summarised as follows:

   (1) The proposed access is unnecessary, as there is nowhere for
       vehicles to go once they have entered the site.
   (2) There is no history of any previous vehicle access to the site.
   (3) The proposed access would be dangerous on highway grounds.

   Statutory Consultees:

      Head of Public and Transport Services (Highways): No objection
      subject to conditions.

APPRAISAL

The proposed application seeks planning permission for the creation of a
new vehicle access to an undeveloped field. The field is located to the
west of the B4287 at Efail Fach. The proposed access would be located
in the southern corner of the field and would have to cross a pedestrian
footpath and a vehicle lay-by before joining the highway.

The main issues to be considered in the determination of the application
would be the impact upon the character and appearance of the
surrounding area and the impact upon the highway safety of the existing
road network, and that the loss of a possible parking space in the layby
was acceptable.

The site is located within a countryside area and would adjoin the
highway at an existing lay-by. The proposed application seeks
permission for the access formation alone and there are no details of any
area of hardstanding or driveway to be located within the site. As such
the proposed development would have no adverse impact upon the
character or appearance of the surrounding area.

As stated above the proposed access would adjoin the highway via an
existing lay-by. However this lay-by is located on higher land than the
pedestrian footway, which is also located on higher land than the field.
As such the proposed access would have to include some form of ramped
access to the higher lay-by area. This ramp would also have to be easily
accessible to all pedestrians as it would have to cross the existing footway
to reach the lay-by.




PLANDEV-020604-REP-EC                                                    37
The Head of Public and Transport Services (Highways) has stated that
subject to the imposition of a condition to secure the specific design and
method of construction of the access, he is satisfied that the proposed
development would have no detrimental impact upon the highway safety
of the existing road network and that the loss of a parking space in the
layby was acceptable.

The following comments are made in response to the objections raised by
the local resident:

(1) This issue has been addressed in the above appraisal.

(2)   Each application must be determined on its own merits.

The following comments are made in response to the concerns raised by
the Ward Member:

(1) The application site does not appear to have an established use. As
    such the proposed access would simply provide a point for vehicles
    to enter the site for land maintenance purposes.

(2) It is noted that there is no evidence that there was previously a
    vehicle access located at this part of the field.

(3) This issue has been addressed in the above appraisal.

In conclusion, the proposed development would be in accordance with the
policies of the Council’s development plans.



RECOMMENDATION:                 Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.



PLANDEV-020604-REP-EC                                                   38
(2)Prior to the start of development on site, a detailed plan at a scale of
1:200 shall be submitted for written approval to the Local Planning
Authority. The plan shall show the full details of the proposed design and
method of construction of the hereby approved access, including sections
through the proposed access and footpath and specifications of materials
that are to be used. The approved details shall be fully implemented on
site prior to the first use of the access.

Reason

In the interests of highway safety.




PLANDEV-020604-REP-EC                                                   39
ITEM 1. 8

APPLICATION NO: P/2004/219                DATE: 03/02/2004

PROPOSAL:               EXTENSION TO DWELLING

LOCATION:               6 TAWE TERRACE, PONTARDAWE,
SWANSEA SA8 4HA
APPLICANT:              Mr Thomas Evans
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Northern Lliw Valley Local Plan:

    Policy EQ15 Built-up Areas.

    Policy T2 All new development proposals will be expected to meet
    the appropriate standards in relation to design and provision of
    vehicle and pedestrian access, and on site parking provision.

   Deposit Draft Unitary Development Plan:

   Policy ENV 17 General Conditions.

b. Other Policies

    A Guide to Household Extensions.

    Standing Conference on Regional Policy in South Wales.
    Parking Guidelines. Revised Edition 1993.


c. Relevant Planning History

   P/2003/0729 Extension to dwelling and conservatory – Approved
   09/09/03




PLANDEV-020604-REP-EC                                              40
d. Responses to Consultations

   Number of properties consulted: 2

   Number of replies received: 0

   Statutory Consultees:

   Pontardawe Community Council: No objections.

APPRAISAL

The application site comprises a terraced dwellinghouse and garden.
Existing external materials are grey tiles to the roof with grey render to
the walls. There are two car parking spaces provided off the rear lane.

The proposal replaces a single-storey kitchen extension with a double-
storey kitchen and bedroom extension, 5.0 metres long by 4.0 metres in
width, to a height of 6.5 metres with a pitched roof. A 4.0 metres long
conservatory by 4.0 metres in width, to a height of 3.8 metres, is proposed
off the kitchen.

It should be noted that the previous application P/2003/0729 was granted
for a similar proposal, involving a 4.0 metres long double-storey
extension and a 3.3 metres long conservatory.

Policies EQ15 and T2 of the Northern Lliw Valley Local Plan, advocate
the criteria applicable and are supported by the Council’s guidelines.
With respect to the Deposit Draft Unitary Development Plan, there are no
conflicts and similar criteria apply The issues are, therefore, those of
residential amenity, visual amenity and highway safety.

It should be noted that the proposed double-storey extension is located
along the boundary of a 5.0 metres long double-story extension at No. 5
Tawe Terrace, granted planning permission in 1992. There is, therefore,
no harm to residential amenity of No. 5 Tawe Terrace.

With respect to No. 7 Tawe Terrace, there is an existing single-storey
kitchen extension 3.3 metres long by 2.6 metres wide, to a height of 3.1
metres, 2.3 metres from the boundary. There are habitable-room
windows to a living/dining room on the ground floor and to a bedroom
window above, some 2.4 metres measured along the rear face of the
terrace, from the proposed double-storey extension. The application of

PLANDEV-020604-REP-EC                                                   41
the Council’s guidelines, places a limit of 3.6 metres on double-storey
rear extensions to terraced premises. The proposal, is therefore 1.4
metres over the guidelines. However, it is considered an additional metre
in length from that originally approved would not be so significant an
impact on the neighbouring amenities to warrant a refusal. Furthermore,
it should be noted that planning permission has been given for a similar
proposal at No. 7 Tawe Terrace, involving a 4.0 metres long double-
storey extension and a 4.0 metres long conservatory.

The proposal is considered as not being overbearing with respect to any
adjacent premises and there is no conflict with the distances allowable
between habitable room windows or the overlooking of private space.

The proposal does not conflict with existing design elements of the
terrace. There is, therefore, no harm to visual amenity or to the character
of the area.

There are two off-street car parking spaces provided to the rear. It is
considered that there is no requirement for further off-street car parking
provision. There is, therefore, no harm to highway safety.

In conclusion, the proposal is considered as acceptable.


RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason

In the interests of visual amenity.



PLANDEV-020604-REP-EC                                                    42
ITEM 1. 9

APPLICATION NO: P/2004/232                DATE: 19/02/2004

PROPOSAL:         CONSTRUCTION OF A 3 BEDROOMED
BUNGALOW WITH PRIVATE ACCESS DRIVEWAY
EXTENDED OFF EXISTING DRIVEWAY.
(REVISED PLANS SHOWING THE HANDING OF THE
PROPOSED DWELLING 3/3/04)

LOCATION:      PLOT ADJACENT TO FOUR OAKS
BUNGALOW, MAESTEG ROAD, BRYN, PORT TALBOT
SA132RY
APPLICANT:     GAVIN REED
TYPE:          Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Port Talbot Local Plan:
    E11      Development in the Countryside.
    E14      New Dwellings in the Countryside.

    Unitary Development Plan Deposit Draft:
    H3      Infill and Windfall Development.
    ENV17 General Considerations.

b. Other Policies

    None.

c. Relevant Planning History

   87/5882 – House (Four Oaks site) – Approved 08.04.87
   83/4369 – Bungalow and garage – Approved 07.06.84.

d. Responses to Consultations

   Number of properties consulted: 9

   Number of replies received: 2



PLANDEV-020604-REP-EC                                        43
   The objections can be summarised as follows:

   (1) Loss of view from adjacent dwellings.

   (2) Loss of value of adjacent dwellings.

   (3) Concerned about a further dwelling adjoining the sewer that
       passes through their property, without a pre-agreed shared
       maintenance agreement.

   Statutory Consultees:

   Head of Public and Transport Services (Highways): No objection
   subject to conditions.

   Dwr Cymru Welsh Water: No objection.

   The Coal Authority: No objection.

   Environment Agency: No objection

APPRAISAL

The proposed application seeks full planning permission for the erection
of a bungalow. The proposed bungalow would be located on a plot of
land to the east of the existing four Oaks bungalow and to the north of the
existing bungalow development at Cwm Farteg. The applicant has
indicated that they also have control of the adjacent four oaks site and the
land to the north and east of the application site.

The main issues to be considered in the determination of the application
would be the principle of the proposed development, impact upon the
residential amenity of the adjacent dwellings, the impact upon the
character and appearance of the surrounding area and the impact upon the
highway safety of the existing road network.

Within the Unitary Development Plan Deposit Draft the application site is
located within the identified settlement boundary which has been
extended to include a large currently undeveloped section of land to the
east. There have been no material objections to the policy that affects this
site and therefore considerable weight can be attached to the UDP Policy.
As such the principle of the proposed development is considered to be



PLANDEV-020604-REP-EC                                                    44
acceptable subject to the proposal complying with the requirements of the
other policies within the Council’s development plans.

The closest adjacent dwelling would be Four Oaks Bungalow. The
proposed bungalow is shown to be located 1m from the shared boundary
and a minimum of 3.4m from the side elevation of Four Oaks itself. The
proposed dwelling is shown to have two side facing windows. One
would serve a bedroom and the other would serve a bathroom. A suitable
boundary treatment located between the dwellings would ensure that
there would be no loss of privacy. The dwellings to the rear at Cwm
Farteg are located on higher ground and would be located approximately
13m from the rear of the proposed bungalow. This would be a similar
relationship as that between the Four Oaks and Ty Brynhyfred bungalow
and the other dwellings in Cwm Farteg. In view of the topography it is
considered that the proposed development would have no detrimental
impact upon the residential amenity of the adjacent dwellings.

The proposed bungalow would be located so as to be inline with the
building line of both Four Oaks and Ty Brynhyfred. The dwelling would
be viewed against the back drop of the Cwn Farteg development when
viewed from the north and east. The proposed development would be in
keeping with the design of the adjacent bungalows and would have no
detrimental impact upon the character and appearance of the surrounding
area.

The Head of Public and Transport Services (Highways) has stated that the
proposed development subject to the imposition of suitable conditions
would have no adverse impact upon the highway safety of the existing
road network. One of these conditions requests a 2m footway being
provided along Maesteg Road from the existing access point to a nearby
bus stop. It should be noted that this proposal is for 1 dwelling within
what is essentially the curtilage of an existing dwelling and it is
considered that it is unreasonable to require the provision of a footpath
along the main B4282 to serve one additional dwelling.

The following comments are made in response to the objections raised by
the neighbouring properties:

(1)+(2) These are not as such a material planning considerations.

(3)     Sewer maintenance agreements are a private mater between the
        developer and the other users of the sewer.



PLANDEV-020604-REP-EC                                                 45
In conclusion, the proposed development would be in accordance with the
policies of the Council’s development plans.



RECOMMENDATION:                   Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)No development shall take place until samples of the materials to be
used in the construction of the external surfaces of the development
hereby permitted have been submitted to and approved in writing by the
local planning authority. Development shall be carried out in accordance
with the approved details.
Reason
In the interest of the visual amenity of the area.

(3)Prior to the commencement of work on site details of all means of
enclosure and screen walling or fencing shall be submitted to and
approved in writing by the local planning authority. These means of
enclosure shall be implemented as may be approved prior to the
occupation of any associated dwelling. Notwithstanding the above a
screen wall/fence of a minimum height of 1.8m shall be erected on the
line marked in green on the approved plan.

Reason

In the interests of the visual amenity of the area and the amenities of the
occupiers of proposed and existing dwellings.

(4)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order revoking and
re-enacting that Order with or without modification), no windows or
dormer windows (other than those expressly authorised by this
permission) shall be constructed.


PLANDEV-020604-REP-EC                                                     46
Reason

In order to safeguard the amenities of the area by enabling the local
planning authority to consider whether planning permission should be
granted for , having regard to the particular layout and design of the
estate.
(5)The development shall include works for the control of effluent which
shall be designed, engineered and maintained in accordance with a
scheme which shall be submitted to and approved in writing by the Local
planning authority to prevent any contaminated surface water drainage
from entering a watercourse. The scheme shall be implemented prior to
the occupation of the dwelling.

Reason
In order to ensure the provision of adequate foul drainage.

(6)Adequate provision, in accordance with a scheme to be first submitted
to, and approved in writing by, the local planning authority, shall be made
for the drainage of the land. Such scheme shall ensure that proper
drainage of any adjoining land is not interrupted or otherwise adversely
affected. The scheme shall be implemented prior to the occupation of the
dwelling.
Reason

To ensure satisfactory drainage.
(7)Foul water and surface water shall be drained separately from the site.

Reason:

To protect the integrity of the public sewerage system.
(8)No surface water or land drainage run-off shall be discharged (either
directly or indirectly) to the public sewerage system.
Reason:

To prevent hydraulic overload of the public sewerage system and
pollution of the environment.

(9)Prior to the occupation of the dwelling a minimum of three off-street
parking spaces shall be provided with the curtilage of the site. The
drive/parking area shall be surfaced in concrete, tarmacadam or block


PLANDEV-020604-REP-EC                                                      47
paviors and shall have a maximum gradient of 1 in 9. Measures shall be
taken to ensure no surface water run-off flows onto the highway.

Reason:

In the interests of highway safety.

(10)Notwithstanding the details shown on the approved plan and prior to
the commencement of work to construct the dwelling, an amended
scheme shall be submitted to and approved in writing by the Local
Planning Authority to show the drive redesigned to provide pedestrian
vision splays of 2.4m by 2.4m (measured fomr back of footway) on each
side of the access. The splays shall be maintained so that nothing over
600mm in height is erected or allowed to grow within the splay area.

Reason:
In the interests of highway and pedestrian safety.

(11)Any gates shall be of a type which open inwards only.
Reason:
In the interests of highway safety.
(12)Details of the floor level of the development shall be submitted to,
and approved in writing by the local planning authority before work on
site is commenced, and the development carried out as may be approved
by this condition.

Reason
In the interest of the amenities of the area and to ensure a satisfactory
street picture.




PLANDEV-020604-REP-EC                                                       48
ITEM 1. 10

APPLICATION NO: P/2004/287                   DATE: 24/02/2004

PROPOSAL:               DORMER EXTENSION

LOCATION:               1 OAKDENE CLOSE, BAGLAN, PORT
TALBOT SA128NR
APPLICANT:              MR H TRINDER
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

   Port Talbot Local Plan (Deposit Draft):

   Policy E2 The appearance and environmental quality of built-up areas
   will be improved.
   Policy R2 Repair and improvement of existing housing stock will,
   where appropriate, be encouraged.
   Policy R20 Extensions to dwellings.
   Policy T11 All new development proposals shall comply with Council
   policy on car parking standards, unless there are exceptional
   circumstances.

   Deposit Draft Unitary Development Plan:

   Policy ENV 17 General Conditions.

b. Other Policies

   A Guide to Household Extensions.

   Standing Conference on Regional Policy in South Wales.
   Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

   94/9657 Garage – Approved 24/02/04




PLANDEV-020604-REP-EC                                                49
d. Responses to Consultations

   Number of properties consulted: 6

   Number of replies received: 3

   These are summarised below;

   (1) My primary concern is in relation to the additional development
   in the form of a dormer extension, which will limit my access for
   maintenance of my roof may be a fire risk due to its proximity. I am
   also concerned as to how the extension will be built and the
   difficulties of access. The proposal will affect my privacy and there
   may be a noise nuisance by the use of the new dormer.

   (2) There are difficulties with car parking at this busy junction and the
   original three-bedroom premises will now be a six-bedroom premises.

APPRAISAL

The application site comprises a semi-detached dwellinghouse, garage
and garden. Existing external materials are dark-brown tiles to the roof
and roughcast render to the walls. There are three car-parking spaces
provided, utilising the garage, driveway and the garden area, which is
surfaced with chippings. A further garage is available in a nearby
compound.

The proposal adds a pitched roof to an existing double-storey side
extension and includes a 3.6 metres long, rear dormer extension, partially
within the existing roof space. The additional attic space provides a
usable space of 1.8 metres by 4.8 metres. Materials are to match those
existing.

Policies in the development plans quoted, advocate the criteria applicable
and are supported by the Council’s guidelines. With respect to the
Deposit Draft Unitary Development Plan, there are no conflicts and
similar criteria apply The issues are, therefore, those of residential
amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises and
there is no conflict with the distances between habitable room windows or
the overlooking of private space. There is, therefore, no harm to
residential amenity.

PLANDEV-020604-REP-EC                                                      50
The proposal harmonises with the existing design elements. There is,
therefore, no harm to visual amenity or to the character of the area.

The existing premises has more than the minimum of two-off street car
parking spaces available. There is, therefore, no harm to highway safety.

With respect to the responses to consultations, the following comments
are made:

(1) Access is a private matter and not a material planning consideration.
The matter of privacy has been addressed. It should be noted that the
proposal is not attached to the neighbouring premises, the air gap
provides an acceptable noise barrier, in planning terms. No sound
insulation, is therefore required.

(2) This has been addressed.

In conclusion, therefore, the proposal is considered as acceptable.




RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.
(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.
Reason

In the interests of visual amenity.




PLANDEV-020604-REP-EC                                                    51
ITEM 1. 11

APPLICATION NO: P/2004/293                  DATE: 23/02/2004

PROPOSAL:               PROPOSED DETACHED DWELLINGS

LOCATION:       LAND OFF, RAILWAY TERRACE,
CWMLLYNFELL, SA92GP
APPLICANT:      Mr & Mrs D Roberts
TYPE:           Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Northern Lliw Valley Local Plan
    EQ15- The appearance and quality of the built up areas.

    Neath Port Talbot Draft Unitary Development Plan
    ENV17- General Considerations.

b. Other Policies

    None.

c. Relevant Planning History

    P/2003/1510- Dwellinghouse- Approved- 13/1/04

d. Responses to Consultations

    Number of properties consulted: 12

    Number of replies received: 0

    Statutory Consultees:

    Head of Public and Transport Services, Highways- No Objection.

    Head of Public and Transport Services, Drainage- No Objection.

    Transco- Apparatus Not Affected.



PLANDEV-020604-REP-EC                                                52
   Western Power- Apparatus not affected

   Dwr Cymru- No Objection.

   Cwmllynfell Community Council – No reply therefore no
   observations to make.

APPRAISAL

This is an application for two detached two storey dwellings on land at
Railway Terrace, Cwmllynfell.

The site has previously benefited from outline planning consent for a
single dwelling, and was part of a larger development site prior to this. It
comprises of some 0.1hectares and has a frontage onto Railway Terrace
of approximately 30m and a depth of some 18.5m. The site was
previously used for garages.

The land is contained within the village envelope defined within Policy
H10 of the Northern Lliw Valley Local Plan, and having a frontage onto a
residential street is considered to be infill development. Within the Draft
UDP, it is enclosed within the settlement boundary, and covered by
Policies H3, and EC3. Policy H3 states that infill or windfall development
within settlement limits is acceptable, subject to material considerations.

The proposed development provides two similar dwellings, one a mirror
image of the other. They have a frontage of 9.3m and a depth of 9.1m,
with an attached garage set 4.3m behind the front elevation of the
dwelling, 2.8m wide and 4.8m in length. A drive 6.6m fronts the garage,
providing an additional off street car parking space.

The dwellings are two storey, with ridge lines running parallel to the
frontage. The two dwellings rise from a height of 5m at eaves to 8.2m at
the ridge. Internally they provide at ground floor a garage, kitchen,
lounge, dining room, WC. At first floor they provide four bedrooms, one
with en-suite and a bathroom.

The dwellings are located in a similar building line as the adjoining
property No 7 Railway Terrace, and provide a similar form and scale of
development. A continuation of the public footway is provided across the
frontage of the site. A window on the side elevation overlooks the blank
side elevation of the adjoining property.



PLANDEV-020604-REP-EC                                                     53
The Head of Public and Transport Services, Highway Section, has
forwarded no objection to the proposal subject to conditions. In relation
to off street car parking provision he states that the applicants must
provide three off street car parking spaces. To provide this they request
that the front forecourt be hard surfaced. A condition requiring this will
be a condition of any consent issued.

It is considered that the proposal is acceptable in both design and external
appearance, and subject to conditions will not have a significantly adverse
effect on the amenities of adjoining properties. It is therefore
recommended that the application be approved.




RECOMMENDATION:                   Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)No development shall take place until samples of the materials to be
used in the construction of the external surfaces of the development
hereby permitted have been submitted to and approved in writing by the
local planning authority. Development shall be carried out in accordance
with the approved details.

Reason

In the interest of the visual amenity of the area.

(3)This consent relates to the amended forecourt treatment plan submitted
on the 10th May 2004.

Reason
In the interests of Clarity.



PLANDEV-020604-REP-EC                                                        54
(4)No surface water shall be allowed to connect (either directly or
indirectly) to the public sewerage system.

Reason

To prevent hydraulic overloading of the public sewerage system, to
protect the health and safety of existing residents and ensure no detriment
to the environment.

(5)No land drainage run off will be permitted, either directly or indirectly,
to discharge into the public sewerage system.

Reason

To prevent hydraulic overloading of the public sewerage system and
pollution of the environment.
(6)Prior to the first occupation of any dwelling a scheme shall be sumitted
to and approved by the local planning authority showing three car parking
spaces within the curtilage of the property, and three spaces shall be
retained thereafter.
Reason
In the interests of Highway and pedestrian safety.

(7)Prior to the first occupation of any dwelling the proposed footway and
vehicular footway crossings shall be provided including improved
drainage and amended street lighting in accordance with a scheme which
shall first be submitted to and approved in writing by the Local Planning
Authority. This footway shall be kept open and free for public use
thereafter.

Reason
In the interests of Highway and Pedestrian safety.

(8)Notwithstanding the plans hereby approved each garage shall have a
minimum internal depth of 5.5m.

Reason

In the interests of Highway and Pedestrian safety.

(9)At least one tree shall be planted within the curtilage of each dwelling
in the first planting season after the occupation of the dwelling or the
completion of the development whichever is the sooner in accordance

PLANDEV-020604-REP-EC                                                     55
with a scheme which shall be first submitted to and approved by the local
planning authority. Any trees which within a period of five 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 the same species, unless the
local planning authority gives written consent to any variation.

Reason

In the interests of visual amenity and to accord with Section 197 of the
Town and Country Planning Act, 1990.

(10)The development hereby permitted shall be provided with means of
enclosure to all property boundaries. Prior to the commencement of work
on site details of all means of enclosure and screen walling or fencing
shall be submitted to and approved in writing by the local planning
authority. These means of enclosure shall be implemented as may be
approved prior to the occupation of any associated dwelling.
Reason
In the interests of the visual amenity of the area and the amenities of the
occupiers of proposed and existing dwellings.




PLANDEV-020604-REP-EC                                                      56
ITEM 1. 12

APPLICATION NO: P/2004/319                    DATE: 09/03/2004

PROPOSAL:        POST PERSON SECURITY CONTAINER
FOR SHORT TERM STORAGE OF MAIL PRIOR TO DELIVERY

LOCATION:       OUTSIDE SHOP AT 84 MARGAM ROAD,
MARGAM, PORT TALBOT SA132BW
APPLICANT:      MR M BRAIN
TYPE:           Full Plans

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    Port Talbot Local Plan (Deposit Draft):

    Policy E2 The appearance and environmental quality of built-up areas
    will be improved.

    Deposit Draft Unitary Development Plan:

    Policy ENV 17 General Conditions.

b. Other Policies

    None.


c. Relevant Planning History

    None.


d. Responses to Consultations

    Number of properties consulted:

    Number of replies received: 1

    This is summarised below:


PLANDEV-020604-REP-EC                                                57
   (1)    The proposal is located on private land and permission has not
          been obtained from the owner.

   Statutory Consultees:

   Head of Public and Transport Services (Highways): No objections.

APPRAISAL

The application site is located on the footpath outside a disused shop unit,
next to a post box.

The proposal is a Pouch Box 1.35 metres high, located on a post and
holds two standard postman’s carrying bags. Letters are stored for
temporary periods during normal delivery periods.

Policies in the development plans quoted, advocate the criteria applicable.
The issues, therefore, are those of residential amenity, visual amenity and
highway safety.

The proposal, which will be in use during normal working hours, will not
cause harm by noise to the occupants of residential premises nearby.
There is, therefore, no harm to residential amenity.

The proposal is acceptable as street furniture and harmonises with other
essential structures in the street scene. There is, therefore, no harm to
visual amenity or to the character of the area.

The Head of Public and Transport Services (Highways) has no objection
and therefore there is no harm to highway safety.

With respect to the objection the question of ownership is not considered
to be a material planning matter. However the applicant has served a
notice on the Highways Authority as landowners.



RECOMMENDATION:                 Approval with Conditions




PLANDEV-020604-REP-EC                                                    58
CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.




PLANDEV-020604-REP-EC                                              59
ITEM 1. 13

APPLICATION NO: P/2004/338                   DATE: 16/03/2004

PROPOSAL:        EXTENSION TO EXISTING SCHOOL TO
PROVIDE ACCOMODATION FOR NEW INTERGRATED
CENTRE, COMPRISING OF NURSERY / CRECHE FACILITIES,
TRAINING ROOMS, KITCHEN, TOILET AND CLOAK AREAS.

LOCATION:       SANDFIELDS PRIMARY SCHOOL,
PENDARVIS TERRACE, PORT TALBOT
APPLICANT:      NEATH PORT TALBOT COUNTY
BOROUGH COUNCIL
TYPE:           Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

   Port Talbot Local Plan (Deposit Draft):

   Policy E2 The appearance and environmental quality of built-up areas
   will be improved.

   Policy T11 All new development proposals shall comply with Council
   policy on car parking standards, unless there are exceptional
   circumstances.

   Deposit Draft Unitary Development Plan:

   Policy ENV 17 General Conditions.


b. Other Policies

   Standing Conference on Regional Policy in South Wales.
   Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

   P/2002/0789 Fence – Approved 29/08/02



PLANDEV-020604-REP-EC                                                60
d. Responses to Consultations

   Number of properties consulted: 33

   Number of replies received: 0

   Statutory Consultees:

   Public and Transport Services (Highways): No objections subject to
   conditions.

   Public and Transport Services (Drainage): No objections.

   Welsh Water: No objections subject to conditions.

APPRAISAL

The application site comprises an existing Primary School and grounds.

The proposal is to provide a single-storey, north-west extension to the
school. The extension is 46 metres by 60 metres, to a height of 6.2 metres
with a pitched roof. Materials are to be grey slate to the roof and buff
brick to the walls.

Policies in the development plans quoted, advocate the criteria applicable.
With respect to the Deposit Draft Unitary Development Plan, there are no
conflicts and similar criteria apply The issues are, therefore, those of
residential amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises and
there is no conflict with the distances between the proposal and nearby
windows of residential premises. There is, therefore, no harm to
residential amenity.

The proposal harmonises with the existing design elements. There is,
therefore, no harm to visual amenity or to the character of the area.

It is proposed to construct an area for 20 car parking spaces and the Head
of Public and Transport Services (Highways) has no objections. There is,
therefore, no harm to highway safety.

It is considered therefore that the proposal is acceptable.


PLANDEV-020604-REP-EC                                                   61
RECOMMENDATION:                   Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)No development shall take place until samples of the materials to be
used in the construction of the external surfaces of the development
hereby permitted have been submitted to and approved in writing by the
local planning authority. Development shall be carried out in accordance
with the approved details.
Reason
In the interest of the visual amenity of the area.

(3)The car parking area as identified on the approved plan shall be laid
out and surfaced in either tarmacadam, concrete or grasscrete prior to the
first use of the building.

(4)Foul water and surface water discharges shall be drained separately
from the site.
Reason

To protect the integrity of the Public Sewerage System.
(5)No surface water or land drainage shall be allowed to connect (either
directly or indirectly) to the public sewerage system.
Reason

To prevent hydraulic overloading of the public sewerage system, to
protect the health and safety of existing residents and ensure no detriment
to the environment.
avoid damage thereto.




PLANDEV-020604-REP-EC                                                    62
ITEM 1. 14

APPLICATION NO: P/2004/341                   DATE: 10/03/2004

PROPOSAL:                OUTLINE APPLICATION FOR
RESIDENTIAL ( UP TO THREE DWELLINGS)
(Please note additional information received 14/5/04 in respect of a
noise survey)

LOCATION:                LAND AT :-, HILL TERRACE, PORT
TALBOT SA128HN
APPLICANT:               G THOMAS
TYPE:                    Outline

 BACKGROUND INFORMATION

 a. Structure/Local Plan Policies

    Port Talbot Local Plan (Deposit Draft)

    E11 Development in the countryside

    E14 Development in the countryside

    Deposit Draft Unitary Development Plan

    H3 Infill and Windfill Development within Settlements

    ENV17 General Considerations

    EC3 Creation or Expansion of Business within settlement areas

 b. Other Policies

    None

 c. Relevant Planning History

    91/8417 5 New dwellings on replacement for 10 previous dwellings
    Refused 29/11/91




 PLANDEV-020604-REP-EC                                                 63
d. Responses to Consultations

   Number of properties consulted: 1

   The proposal has been advertised by means of a site notice.

   Number of replies received: 2 including 1 petition (29 signatures)

   The objections can be summarised as follows:

   1. Access to and from the development is very limited and more
      houses would make it worse;
   2. Disturbance will be caused by lorries coming back and for;
   3. Damage may be caused to properties in a limited and confined
      area.

   Statutory Consultees:

   The Head of Environmental Health and Trading Standards – has no
   adverse comments to make on the additional information in respect of
   noise levels submitted to support this application.

   The Coal Authority – The property is not within the likely zone of
   influence of any present or currently planned future workings. It has
   no knowledge of any shafts or adits within 20m of the site.

   Environment Agency Wales – No reply

   The Head of Public and Transport Services (Highways) – refusal is
   recommended on the grounds that the proposed development for up to
   3 houses would be detrimental to highway safety because of the
   increased traffic resulting from the development, giving rise to
   increased traffic at the junctions of Springfield Terrace /Pentyla/
   Baglan Road and Springfield Terrace/ Seaview Terrace which all lie
   on the sole vehicular access to the site and which are substandard by
   reason of narrow width/ inability to access/egress from Port Talbot
   direction/Pentyla Baglan Road.

   Welsh Assembly Government (Highways) – No objection

   The Head of Public and Transport Services (Drainage) – No reply to
   date


PLANDEV-020604-REP-EC                                                   64
   Transco – offers advice on the location of its apparatus

   British Gas – advises on the location of its apparatus

   British Telecom – No reply to date

   Welsh Water – recommends conditions in respect of sewerage. In
   addition it is advised that the site is crossed by a trunk/distribution
   watermain.

APPRAISAL

This application seeks outline planning approval for up to 3 dwellings on
land at Hill Terrace, Port Talbot.

The application site is situated to the south east of the residential
properties known as Glenview Terrace. An access road leads from this
terrace southwards and abuts the western and southern boundary. To the
west of the access road and at a lower level is a playground, to the south
some 20 metres away is the M4 motorway. To the north and east is open
ground.

The northern section of the site slopes southwards, but the majority of the
site is flat.

All matters are reserved for subsequent detailed approval.

In addition the Applicant has submitted a noise survey to accompany the
application. The report concludes that the site falls under the Noise
Exposure categories NEC B of TAN 11. The local authority’s 82dB(A)
noise level criterion was exceeded at 20:10 hours by 0.1dB(A). The
exceedence is insignificant and in general the measured A Weighted
maximum noise levels are significantly lower. For sites that fall under
this category thermal double glazed windows fitted with standard trickle
ventilation systems should provide adequate sound insulation. There are
therefore no significant acoustic implications.

Members will note from earlier in the report that planning permission was
refused on November 29th 1991 for the following reason:

(1) The proposed development would be detrimental to highway safety
    because of the increased traffic resulting from the development
    giving rise to increased traffic at the junctions of Springfield Terrace


PLANDEV-020604-REP-EC                                                        65
     and Pentyla Baglan Road, Springfield Terrace and Seaview Terrace ,
     and the severe bend at the western end of Seaview Terrace which lie
     on the sole vehicular access to the site and which are substandard by
     reason of narrow width / inability to access egress from Port Talbot
     direction at Pentyla Baglan Road and poor visibility.

In determining planning applications regard has to be had to the
Development Plan and the determination must be made in accordance
with the Plan unless material considerations indicate otherwise.

The site was not included in the settlement limits of Policy E11 of the
Deposit Draft of the Port Talbot Local Plan.

The Deposit Draft Unitary Development Plan has been placed on deposit
and the consultation period has expired. This document includes the
whole site within the defined settlement limit. No representations have
been received.

As there have been no objection to the inclusion of the site within the
settlement limit, the provisions of the Deposit Draft Unitary Development
Plan has to be given considerable weight.

In respect of visual amenity, whilst dwellings would be visually
prominent when travelling westward on the M4, it is considered that with
careful design the proposal would be acceptable. In respect of affect on
residential amenity it is considered that the site can be developed for 3
dwellings without detrimentally affecting amenities.

In respect of highway safety, the Head of Public and Transport Services
(Highways) objects to the proposal on the grounds that the proposed
development would be detrimental to highway safety because of
increased traffic using the junctions at Springfield Terrace and Pentyla
Baglan Road.

Whilst this reason was included on the previous application,
consideration has to be given to the fact that approximately 72 dwellings
are served off the junction of Pentyla Baglan Road. It is now considered
that it would be unreasonable to conclude that three extra dwellings
would add significantly to the existing highway safety situation to such a
degree that would warrant refusal of this application.

In respect of the objections raised the following comments are made:



PLANDEV-020604-REP-EC                                                     66
1. This matter has been addressed above.
2. Any disturbance caused to amenity by construction vehicles would be
   temporary and is considered acceptable.
3. This is a private matter.

In conclusion, it is considered that the principle of residential
development is acceptable.


RECOMMENDATION:                   Approval with Conditions

CONDITIONS;

(1)Approval of the details of the siting, design and external appearance of
the building(s), the means of access thereto and the landscaping of the site
(hereinafter called the reserved matters) shall be obtained from the local
planning authority in writing before any development is commenced.

Reason

The application was made for outline planning permission.
(2)Plans and particulars of the reserved matters referred to in condition 1
above, relating to the siting, design and external appearance of any
buildings to be erected, the means of access to the site and the
landscaping of the site, shall be submitted in writing to the local planning
authority and shall be carried out as approved.
Reason

The application was made for outline planning permission.
(3)Application for approval of the reserved matters shall be made to the
local planning authority before the expiration of three years from the date
of this permission.

Reason

To comply with the requirements of Section 92 of the Town and Country
Planning Act 1990.

(4)The development hereby permitted shall be begun either before the
expiration of five years from the date of this permission, or before the
expiration of two years from the date of the approval of the last of the
reserved matters to be approved, whichever is the later.


PLANDEV-020604-REP-EC                                                      67
Reason

To comply with the requirements of Section 92 of the Town and Country
Planning Act 1990.

(5)The development shall include works for the control of effluent which
shall be designed, engineered and maintained in accordance with a
scheme which shall be submitted to and approved in writing by the Local
Planning Authority to prevent any contaminated surface water drainage
from entering a watercourse. The scheme shall be implemented prior to
the occupation of each associated dwelling.

Reason

In order to ensure the provision of adequate foul drainage.

(6)Adequate provision, in accordance with a scheme to be first submitted
to, and approved in writing by, the Local Planning Authority, shall be
made for the drainage of the land. Such scheme shall ensure that proper
drainage of any adjoining land is not interrupted or otherwise adversely
affected. The scheme shall be implemented prior to the occupation of
each associated dwelling.

Reason

To ensure satisfactory drainage.

(7)Prior to the occupation of the dwelling at least two car parking spaces,
three if the gross floor area exceeds 120 sq.m., shall be provided within
the curtilage of each dwelling in accordance with a scheme which shall be
submitted to and approved in writing by the local planning authority. The
approved car parking area(s) shall be retained as such and thereafter not
be used for any purpose other than vehicle parking.

Reason
To comply with the requirements of the local planning authority
concerning off-street car parking in the interests of amenity and highway
safety.

(8)No development shall take place until details and plans showing
finished floor level/roof level of the buildings hereby approved together
with cross sections through the site have been submitted to and approved
in writing by the local planning authority such details to form part of the
Reserved Matters application for the site. Development shall be carried


PLANDEV-020604-REP-EC                                                    68
out in accordance with those details approved unless agreed in writing
with the Local Planning Authority.

Reason:

In the interests of design and visual amenity of the surrounding area.

(9) Any drive shall have a length of 6 metres a minimum width of 3.2
metres and a gradient not exceeding 1 in 9 prior to the first use shall be
surfaced in concrete, tarmacadem or block paviors.

Reason:

In the interest of highway safety.

(10) Foul water and surface water discharges shall be drained seperately
from the site.
Reason:

To protect the integrity of the Public Sewerage System.

(11) No surface water or land drainage run- off shall be connect to the
public sewerage system.
Reason:

To prevent hydraulic overload.




PLANDEV-020604-REP-EC                                                        69
ITEM 1. 15

APPLICATION NO: P/2004/379                    DATE: 25/03/2004

PROPOSAL:                EXTENSION TO DWELLING

LOCATION:        FOREST VIEW, BRYNTEG STREET,
BRYN, PORT TALBOT SA132SD
APPLICANT:       P L WELCH
TYPE:            Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Port Talbot Local Plan:
    R20 - Extensions to dwelling houses or the erection of new infill
    development.

    Unitary Development Plan Deposit Draft:
    ENV17 General Considerations.

b. Other Policies

    DG2 – First floor rear extensions to detached and semi-detached
    properties – 45º Line.
    DG8 – Two storey side extensions on semi-detached dwellings.

c. Relevant Planning History

   None.

d. Responses to Consultations

   Number of properties consulted: 3

   Number of replies received: 1

   The objections can be summarised as follows:

   (1)   Proposal would restrict the daylight to the kitchen area of the
         adjacent dwelling.


PLANDEV-020604-REP-EC                                                      70
   (2)   They are concerned that any extraction flues constructed on the
         side of the dwelling would prevent them from building a side
         extension up to the boundary wall in the future.

   (3)   They are concerned about construction vehicles from blocking
         their driveway, if the development was granted consent.

   Statutory Consultees:

   Head of Public and Transport Services (Highways): No objection
   subject to conditions.

APPRAISAL

The proposed application seeks permission for the erection of a two
storey side and rear extension. The dwelling is a semi-detached dwelling
and is located at the end of Brynteg Street. The proposed extension
would have a width of 3.4m and a depth of 6.7m. The structure is shown
to have a ridged roof with a rear projecting section, with a height to eaves
of 5.2m and the 7m to the ridge.

The main issues to be considered in the determination of the application
would be the impact upon the residential amenity of the adjacent
dwellings, the impact upon the character and appearance of the
surrounding area and the impact upon the highway safety of the existing
road network.

The proposed extension would project out 1.7m past the rear elevation of
the dwelling. The adjoining dwelling would be located 6.3m away from
the closest point of the proposed extension. There are no proposed
windows in this side elevation, only a proposed door to the utility room.
As such there would be no overlooking, overshadowing or overbearing.

The adjacent dwelling to the western side of the application site is a
detached dwelling but with a similar design to that of the dwelling. The
proposed development would have no side facing windows and would be
set 3m back from the front elevation of the dwelling. Catref, the
adjoining property has two existing windows in its side elevation. The
first floor window serves a landing and the ground floor window is a
secondary window to the kitchen. The proposed extension would project
out 1.7m past the rear of the original dwelling. However the proposed
development would not breach a 45º line drawn out from the centre of the


PLANDEV-020604-REP-EC                                                     71
rear window of Cartref. As such the proposed development would have
no detrimental impact upon the residential amenity of the adjacent
dwellings.

The proposed extension would be set 3m back from the front elevation of
the dwelling and would have a corresponding set down in its ridge height.
The proposed development would be in keeping with the original
dwelling and would have no adverse impact upon the character or
appearance of the surrounding area.

The Head of Public and Transport Services (Highways) has stated that
subject to the imposition of suitable conditions the proposed development
would have no detrimental impact upon the highway safety of the existing
road network. He does however require 3 car parking spaces to be
provided as it would increase the dwelling to over 120sq.m. This would
require taking the whole front garden and it is considered that this would
be detrimental to the street scene and therefore a condition is
recommended requiring 2 car parking spaces only.

The following comments are made in response to the objections raised by
the adjacent dwelling:

(1)   This issue has been addressed in the above appraisal.

(2)   Each application must be determined on its own merits.

(3)   This is a civil matter between the parties involved.

In conclusion, it is considered the proposal is acceptable.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.


PLANDEV-020604-REP-EC                                                  72
(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason

In the interests of visual amenity.
(3)Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 1995 (or any order revoking and
re-enacting that Order with or without modification), no windows or
dormer windows (other than those expressly authorised by this
permission) shall be constructed in the hereby approved extension.

Reason

In order to safeguard the amenities of the area by enabling the local
planning authority to consider whether planning permission should be
granted for , having regard to the particular layout and design of the
estate.
(4)Prior to the first use of the extension, two car parking spaces shall be
provided within the curtilage of the dwelling. The car parking spaces
shall be surfaces in a permanent hardwearing material such as
tarmacadam, concrete or block paviours and measures shall be taken to
ensure that no surface water run-off flows onto the highway or access
lane. The driveway shall have a maximum gradient of 1 in 9.
Reason
In the interests of highway safety.




PLANDEV-020604-REP-EC                                                     73
ITEM 1. 16

APPLICATION NO: P/2004/407                 DATE: 26/03/2004

PROPOSAL:               GARAGE

LOCATION:               7 PRIMROSE ROAD, NEATH SA112AR
APPLICANT:              RICHARD EVANS
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Neath Local Plan

    H8 Residential Extensions

    Unitary Development Plan Deposit Draft

    ENV17 General Considerations

    T1 Location, Layout and accessibiity of new proposals

b. Other Policies

    None


c. Relevant Planning History

    90/0628 S64 Garage extension Planning permission required
    93/204 Extension Approved 6/7/93
    03/513 Dormer extension Approved 17/6/03

d. Responses to Consultations

    Number of properties consulted: 7

    Number of replies received: 0




PLANDEV-020604-REP-EC                                           74
   Statutory Consultees:

      The Head of Public and Transport Services (Highways) – advises
      that the front face of the garage should be set back 6 metres from
      the back of the footway.

      Neath Town Council – No objection

      Head of Streetcare Services (Aboriculturist) – No reply

APPRAISAL

This application seeks full planning permission to erect a detached
pitched roof double garage at No 7 Primrose Road, Neath a semi detached
property.

The proposed garage would be sited at the rear of the property between an
existing garage at the property and the side boundary of No 5 Primrose
Road. Access would be via Gardners Lane.

The proposed garage measures 6m by 6m with a minimum height of 2.4m
rising to 4.4m at its ridge . The submitted plan indicates the front face of
the garage would be sited adjacent to the footway and some 2 metres
further forward than the adjacent garage on site. To facilitate the
development two mature trees would have to be removed.

The proposed garage would be finished in render and concrete tiles to
match the existing dwelling.

In terms of its impact on the adjacent properties No 5 Primrose Road has
an existing garage at the rear of the property which is located adjacent to
the boundary with No3 and extends approximately half the width of the
property. This property has a single storey extension at the rear which is
set in from the side boundary by approximately 4 metres. The rear
elevation of the proposed garage would be approximately in line with rear
elevation of the adjacent extension. Windows are present on both the rear
and side elevations.

In is considered that the proposal is acceptable in terms of design and
siting and will not detract from the amenities currently enjoyed by
neighbouring residents.




PLANDEV-020604-REP-EC                                                     75
In terms of its impact on the character and appearance of the surrounding
area a number of garages of varying designs have been erected in the
immediate area fronting onto Gardeners Lane. As such the character
would be in keeping with the existing building and its surroundings.
Although the proposal will result in a loss of trees its is considered that
their loss will not have a detrimental impact on the local landscape.

In terms of the comments made by The Head of Public and Transport
Services (Highways) its is considered that in view of the precedents
which have been set in the row and the likely detrimental impact the
repositioning of the garage a further 6 metres into the garden would have
on the adjacent property the Directorate is of the opinion that the proposal
is acceptable subject to the garage being set back 1 metre from the back
edge of the footway to prevent any overhang.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.
(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
dwelling.

Reason

In the interests of visual amenity.

(3)The use of the garage shall be restricted to the garaging of private
motor vehicles and uses incidental to the use of the associated
dwellinghouse only and for no industrial, commercial or business use.

Reason
In the interests of amenity and to clarify the extent of this consent.



PLANDEV-020604-REP-EC                                                     76
(4) Notwithstanding the submitted plan the garage shall be set back 1
metre from the back edge of the footway.

Reason:

To prevent the garage door overhanging the highway.




PLANDEV-020604-REP-EC                                                   77
ITEM 1. 17

APPLICATION NO: P/2004/478                  DATE: 06/04/2004

PROPOSAL:       CONSTRUCTION OF EXTENSION TO
ACCOMMODATE GOODS DELIVERY / DISTRIBUTION AREA
WITH OFFICE ABOVE.

LOCATION:        PICTON ROAD GARAGE, PICTON
ROAD, SKEWEN, NEATH
APPLICANT:       AUTO ELECTRICAL SERVICES
TYPE:            Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Borough of Neath Local Plan:

    Policy B39 Business proposals.

    Policy T26 Highways.

    Deposit Draft Unitary Development Plan:

    Policy ENV 17 General Conditions.

    Policy EC3 Expansion of business uses within settlement limits.

b. Other Policies

    A Guide to Household Extensions.

    Standing Conference on Regional Policy in South Wales.
    Parking Guidelines. Revised Edition 1993.

c. Relevant Planning History

    None.




PLANDEV-020604-REP-EC                                                 78
d. Responses to Consultations

   Number of properties consulted: 73

   Number of replies received: 5

   A petition has been received objecting to the proposal signed by 20
   residents at Picton Road, New Road and Caenant Terrace relating to
   the construction of an extension and the introduction of a workshop
   on site.

   The contents of the letters received are summarised below:

   (1) The proposed offices would be directly opposite a bedroom
       window and bathroom window, not to mention the entire garden
       of my property. This is unacceptable due to the obvious intrusion
       of privacy.

   (2) The proposed office would greatly reduce the sunlight to my
       property and its amenity.

   (3) The area currently has an already impossible parking problem
       due to the recent changes and reduction of parking areas on New
       Road. This has caused traffic congestion at Picton Terrace. The
       proposal would compound this problem.

   (4) The proposal would cause intolerable noise and a loss of value to
       my property.

   (5) The new building would be totally out of keeping with its
       surroundings. The new building would dominate the area.

   (6) The introduction of a workshop at the site would introduce an
       industrial use into the area, which currently residential with the
       existing garage. There would be increased traffic linked to
       deliveries.

   Statutory Consultees:

   Coedffranc Community Council: There are concerns about the very
   poor access and parking.




PLANDEV-020604-REP-EC                                                   79
    Head of Public and Transport Services (Highways): No objections
    subject to conditions.

APPRAISAL

The application site comprises a building, providing a floor space of 20
metres by 28 metres as a garage area, with storage on the first floor, 7
metres by 13.5 metres. The structure comprises a conglomeration of
interconnecting pitched and mono-pitched roof lines of varying heights
between 2.2 metres and 8 metres. Existing external materials are
roughcast render and metal sheeting, with slate to the main roof.

The proposal provides a goods delivery area, loading and unloading point
on the ground floor with an office and goods lift above. This is to the rear
of the premises, onto Picton Road and replaces a mono-pitched extension
with a two-story, pitched-roof structure. The frontage of the proposal is
7.05 metres, to a depth of 7.75 metres and a height of 8.8 metres with a
pitched roof. Windows to the office are in the frontage and to the side.
Materials are to match those existing.

Included in the proposal are two areas for car parking outside the site, off
the rear lane and at Caenant Terrace. A total of 5 spaces are provided.

It should be noted that the proposal utilises an existing garage complex,
which it is accepted has a lawful use as such and would fall within Class
B2 of the Town and Country Planning (Use Classes) Order 1987 (as
amended).

Part of the existing garage will be used to refurbish pool and snooker
tables. No additional plant/ machinery will be required. It should be noted
that this activity falls within the same Use Class, as the existing garage
and does not require planning permission. It is, therefore, extensively, the
proposed extension and its uses that is to be considered and whether there
will be harm to matters of acknowledged importance.

The above-mentioned policies advocate the criteria applicable. With
respect to the Deposit Draft Unitary Development Plan, there are no
conflicts and similar criteria apply. The issues are, therefore, those of
residential amenity, visual amenity and highway safety.

The proposal is not overbearing with respect to any adjacent premises.
However, the rear gardens of Picton Road will be overlooked from the
proposed office with oblique angles to habitable rooms at No. 14 Picton


PLANDEV-020604-REP-EC                                                       80
Road. It should be noted that the boundary to No. 14 Picton Road is 10
metres from the office. A condition is recommended requiring frosted
glass, in order to overcome this difficulty and to protect the amenities of
the residential premises nearby. There is, therefore, no harm to residential
amenity.

The proposal harmonises with the existing design elements. There is,
therefore, no harm to visual amenity or to the character of the area.

The Head of Public and Transport Services (Highways) has no objections,
subject to conditions. There is, therefore, no harm to highway safety.

With respect to the responses to consultations, the following comments
are made:

(1) This has been addressed.
(2) This is not considered as significant to warrant a refusal, due to the
    scale an distances involved.
(3) The Head of Public and Transport Services has no objections and
    five off street car parking spaces are to be provided.
(4) There are already access doors to the existing workshop area. The
    proposal is considered as not intensifying the activities to any
    appreciable degree. Loss of value is not as such a material planning
    consideration.
(5) This has been addressed.
(6) This has been addressed.

In conclusion, the proposal is considered as acceptable.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.



PLANDEV-020604-REP-EC                                                    81
(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason

In the interests of visual amenity.
(3)Notwithstanding the details submitted on the plans the window to the
proposed office facing Picton Road shall be glazed with obscured glass
and any opening vent shall be top hinged with the lowest part of the
opening a maximum of 1.1 metres above the floor level of that room, and
any replacement window or glazing shall be of a similar glazing and type.

Reason

In the interest of the amenities of the adjoining property and the safety of
the occupiers of the applicant dwelling.

(4)The car parking spaces along Caenant Terrace shall be available for
use prior to the first use of the workshop and shall be retained for the
parking of vehicles associated with the development.
Reason

In the interest of highway safety.




PLANDEV-020604-REP-EC                                                      82
ITEM 1. 18

APPLICATION NO: P/2004/505                 DATE: 15/04/2004

PROPOSAL:       TWO STOREY KITCHEN / BEDROOM /
LIVING ROOM EXTENSION TO REAR OF PROPERTY

LOCATION:               18 TAILLWYD ROAD, NEATH ABBEY,
NEATH SA107DY
APPLICANT:              Mrs L Woodland
TYPE:                   Householder

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    Borough of Neath Local Plan
    H8- Housing Design.

    Neath Port Talbot Draft Unitary Development Plan
    ENV17- Housing Design.

b. Other Policies

    None.

c. Relevant Planning History

    90/48- Extension – Approved- 23/3/90

d. Responses to Consultations

    Number of properties consulted: 4

    Number of replies received: 0

    Statutory Consultees:

    Blaenhonddan Community Council- No Objection.

    Head of Public and Transport Services (Drainage)- No Objection



PLANDEV-020604-REP-EC                                                83
    Head of Public and Transport Services (Highways)- Objection.

    Welsh Water Dwr Cymru- No Objection.

APPRAISAL

This is an application for a proposed two storey rear extension to a semi-
detached residential property at 18 Taillwyd Road, Neath.

The property is a traditional two storey semi-detached dwelling with a
ridged roof running parallel to the highway fronting the development. The
building line of the dwelling is located at back of footway, of which the
applicant claims 1m is within the curtilage of the dwelling.

To the rear the garden area is steeply sloping, and a raised patio has been
constructed to project at ground floor level for a distance of 2.3m, across
the total width of the dwelling. To the north the property is bounded by
its adjoining semi, with a rear building line in a similar location. To the
south a detached split-level property has been constructed, projecting
beyond the building line of this property, with a balcony and conservatory
at the rear. To the rear of the property lies a wooded valley which drops
and rises again to Longford Road beyond.

It is proposed to construct a large two storey extension to the rear of this
dwelling, providing ground floor, and lower ground floor
accommodation. It is also proposed to provide a porch to the front
elevation, and an enclosed planting area.

The proposed porch projects 1m, and measures 2.1m wide. It will have a
mono-pitch roof to a maximum height of 3.3m and will be finished in
natural stone facing with a tiled roof to match the main dwelling. Along
side this porch the remainder of the forecourt will be bounded by a
natural stone wall to a height of 0.9m, to provide a planting area. The
existing street lamp standard will be retained within this area.

The proposed rear extension provides split level accommodation, and is
in itself comprised of two distinct halves, on either side of the rear
elevation. Both provided with mono-pitch roofs at differing heights, the
lower being located adjoining the shared boundary with No 20.

It provides the following accommodation. At ground; entrance lobby
area, study area, family room with balcony, kitchen, and a breakfast area.



PLANDEV-020604-REP-EC                                                      84
At lower ground floor it provides; a bedroom with en-suite facilities and a
studio (living accommodation).

In detail the extension comprises of two halves. The first adjoining the
shared boundary with No 20, the attached dwelling, is set 0.3m in from
the shared boundary, and projects 7.7m for a width of 3.8m. At the rear
elevation of the main dwelling it has a monopitch roof rising from a
height of 2m to 3.7m. At the rear of the extension the height increases to
4.5m, rising to 6.3m, due to the level differences at the rear of the site.
Timber windows are provided at lower ground floor to a en-suite and a
bedroom, these are fitted with obscured glazing. A velux roof light is
provided in the plane of the roof to provide light to the family room at
ground floor, and high level windows are provided to the raised wall of
the adjoining half of the extension. Externally the wall adjoining the
shared boundary is finished in spar dash render, with a natural stone
quoin.

The other half of the extension is set 0.5m in from the main side elevation
of the dwelling, for a distance of 2.3m where it steps out 0.6m for the
remaining 7.2m. It projects a total of 9.5m, and measures 4.5m wide. At
the rear of the main dwelling it rises from a height of 2.5m to 5m with a
mono-pitch roof rising away from the shared boundary. At the rear of the
extension this rises to a height of 5m with a ridgeline at 7.8m, due to the
difference in ground levels. Timber windows are provided to the side
elevation, both at lower ground floor level serving the studio living
accommodation, and at ground floor level serving the kitchen and
breakfast area. A velux style window is provided within the plane of the
roof.

Between the extension and the existing boundary wall/fence two levels of
terrace are provided, with steps down to the lower garden area. The
materials to be used are again spar dash render, with stone infill panels
and quoins.

The rear elevation of the extension as a whole is provided with large
glazed areas. At lower ground floor glazed panels and two sets of wooden
french doors are provided, accessing timber decking areas. At first floor
similar glazed panels with french doors are provide, with semi-circular
glazed fanlight features The half of the extension adjoining the attached
property is provided with quadrant shaped balcony off the family room,
provided at what is ground floor level, but at first floor within the
extension itself. It is bounded by wrought iron hand railing to a height of



PLANDEV-020604-REP-EC                                                     85
1m. The roof of the extension as a whole is finished in concrete
interlocking tiles to match the existing.

The extension increases the cubic capacity of the existing dwelling by
57%.

In terms of Policy the site is covered by the Borough of Neath Local Plan
and the Neath Port Talbot Draft Unitary Development Plan. Policy H8 of
the Borough of Neath Local Plan relates to the design of extensions and
the affect of proposals on amenity of adjoining properties. Policy ENV17
of the UDP outlines general considerations to be taken into account,
including amenity, and design.

It is considered that in terms of external appearance and design the
proposal provides an acceptable extension to the dwelling. The porch to
the front elevation, and the planting area are traditional in appearance,
and do not significantly detract from the street scene. The applicants state
that they own all of the land to be developed, and the materials to be used
are considered to match the main dwelling.

In relation to the rear extension, whilst large in scale when compared with
the existing dwelling and not of traditional design, it does not materially
affect the visual amenity of the area, or provide a detrimental impact on
this dwelling. It cannot be seen from the public highway, and to the rear
is not overlooked be any existing adjoining development. The main issue
and consideration to be made is whether the proposed extension has a
detrimental effect on the amenities currently enjoyed by the adjoining
properties, through both its scale, and through loss of privacy.

In terms of scale, the heights of the proposed extension, being staggered
into two distinct halves, reduces the impact on the attached dwelling No.
20. The extension is set halfway up the ground floor windows of this
dwelling, and therefore has no material impact on the outlook or amenity
currently enjoyed by the dwelling itself. In relation to the amenity of the
rear garden area, it is considered that care has been taken to reduce the
impacts by providing obscured glazing to the windows on this elevation.

Issues arise with overlooking and loss of privacy on the other elevation
facing onto the adjoining property No. 18a. Here the applicant provides
side windows serving the kitchen and breakfast room at ground floor
level, however, due to the land falling away, these are at a first floor
height. These will overlook a balcony area at the rear of the neighbours
dwelling and the decking area provided at their rear. It is considered that


PLANDEV-020604-REP-EC                                                     86
notwithstanding the details submitted, these windows should be provided
with obscured glazing to retain the amenity of this property’s rear garden
area.

In relation to the balcony, it is considered that other properties within the
area have existing balcony of raised patio areas, and due to its location
will not have a material impact.

The Head of Public and Transport Services, Highway Section has
forwarded an objection to the proposal, stating that;

“ The gross floor area of the existing dwelling is around 108 square
metres and the proposed extension has a floor of around 115 square
metres. No off street parking exists for the existing property and none is
proposed for the extension. I therefore recommended refusal on the
grounds that the proposed extension will create a need for additional on-
street parking to the detriment of the safety and free flow of traffic on
Taillwyd Road.”

Whilst it is acknowledged that the dwelling has no existing or proposed
off street car parking, the dwelling cannot provide any. Other properties
in this area are also in the same situation, and it is considered the
extension of this small semi-detached dwelling, whilst substantially
increasing the size, would remain a 3 bedroom dwelling and a single
residential unit. It is considered therefore that the proposal will not cause
highway danger, thorough an increase in on street car parking.

It is therefore recommended that the application be approved, subject to
conditions.



RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.


PLANDEV-020604-REP-EC                                                      87
(2)Notwithstanding the details submitted on the plans the window on the
side elevation serving the kitchen and breakfast area shall be glazed with
obscured glass and any opening vent shall be top hinged with the lowest
part of the opening a maximum of 1.1 metres above the floor level of that
room, and any replacement window or glazing shall be of a similar
glazing and type.

Reason

In the interest of the amenities of the adjoining property and the safety of
the occupiers of the applicant dwelling.




PLANDEV-020604-REP-EC                                                     88
ITEM 1. 19

APPLICATION NO: P/2004/542                    DATE: 14/04/2004

PROPOSAL:                DOUBLE GARAGE

LOCATION:      9 GWYN PLACE, ALLTWEN,
PONTARDAWE SWANSEA
APPLICANT:     MR. & MRS. G RICHARDS
TYPE:          Full Plans

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Northern Lliw Valley Local Plan
    EQ15- The appearance and quality of built up areas.

    Neath Port Talbot Draft Unitary Development Plan
    ENV17- General Considerations.

b. Other Policies

    None.

c. Relevant Planning History

    None.

d. Responses to Consultations

    Number of properties consulted: 14

    Number of replies received: 1

    The letter relates to the following concerns;

    1. That the garage will not be used as a workshop or car repairs.
    2. Adequate drainage will be provided.
    3. Parking will not be affected to their property opposite.




PLANDEV-020604-REP-EC                                                   89
    Statutory Consultees:

    Cilybebyll Community Council- Observations regarding materials.

    Head of Public and Transport Services, Drainage Section- No
    Objection.

    Head of Public and Transport Services, Highway Section- No
    Objection.

APPRAISAL

This is an application for a proposed double garage located at the rear of
9 Gwyn’s Place, Alltwen.

The Property whilst located on Gwyn’s Place runs through to Lon y Wern
at the rear. It is proposed to erect a double garage, with access off Lon Y
Wern, adjacent to an existing residential property.

The land at present rises up from road level, and is at a height of 2.5m
above road level at the rear of the site, 14m off the highway. It is
proposed to reduce this level, down to 0.5m above road level.

The garage has a frontage of 5.5m and a depth of 5.5m. It is provided
with two up and over type garage doors to the front elevation, and a
pedestrian access to the side elevation. It has a ridged roof to a height of
3.4m, rising from 2.3m.

The garage will be set behind a drive of 6m in length, providing a
building line similar to that of the adjoining garage.

The garage is purpose built and is to be constructed in tanalised timber,
and the roof finished in grey felt tile. Surface water is to be dealt with
through the provision of a soakaway.

The Head of Public and Transport Services, Drainage Section, forward no
objection to the proposal. The Highway section offer no objection and
consider that the proposal will not have a significant impact on Highway
and Pedestrian safety.

Cilybebyll Community Council have forwarded no objection in principle
to the development, but has stated that; “council has concerns that the
building will not be constructed in permanent, aesthetically attractive


PLANDEV-020604-REP-EC                                                        90
materials”. In relation to this it is noted that this is a purpose built
building, provided by a company for this use. The garage whilst being
made of timber, is by no means to be considered a temporary structure,
and once erected will provide an acceptable form of development along
this frontage.

In relation to the letter received a condition is recommended preventing
any commercial activity taking place, and restricting it to uses incidental
to the dwelling house only. A condition is also recommended in respect
of drainage and the proposal would not interfere with parking on the
opposite side of the development.

It is considered that the proposal is acceptable, and will not have a
significantly adverse impact on highway and pedestrian safety or visual
amenity. It is therefore recommended that the application be approved.


RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.
(2)The use of the garage shall be restricted to the garaging of private
motor vehicles only and for no industrial, commercial or business use.

Reason

In the interests of amenity and to clarify the extent of this consent.

(3)Prior to the first use of the garage the drive shall be hardsurfaced in
concrete, tarmacadam or block paviours, to a gradient not exceeding 1 in
9, to a minimum width of 5.6m, and shall be retained as such thereafter.
Reason

In the interests of Highway and Pedestrian safety.
(4)No surface water run-off shall discharge onto the Highway.


PLANDEV-020604-REP-EC                                                      91
Reason

In the interests of Highway and Pedestrian safety.

(5)Notwithstanding the details submitted the garage shall be set a
minimum of 6m from the edge of carriageway of Lon Y Wern.



Reason

In the interests of Highway and Pedestrian safety.




PLANDEV-020604-REP-EC                                                92
ITEM 1. 20

APPLICATION NO: P/2004/546                   DATE: 14/04/2004

PROPOSAL:       PROPOSED STRAW AND MACHINERY
STORAGE BUILDING.

LOCATION:       OLD PARK FARM, OLD PARK ROAD,
MARGAM, PORT TALBOT SA132TG
APPLICANT:      E WILLIAMS
TYPE:           Full Plans

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    West Glamorgan Structure Plan (Review No 2)

    C1 Protection of the countryside for its own sake

    C5 Development in the countryside

    Port Talbot Local Plan

    E11 Development in the countryside

    E18 Landscape protection areas

    Deposit Draft Unitary Development Plan

    ENV2 Green Wedges

    ENV8 New, buildings, conversions and operations in the countryside
    including farm diversification

    ENV13 General Considerations

b. Other Policies

    None




PLANDEV-020604-REP-EC                                               93
c. Relevant Planning History

   None

d. Responses to Consultations

   Number of properties consulted: 3

   The proposal has also been advertised by means of a site notice.

   Number of replies received: 0

   Statutory Consultees:

   The Head of Environmental Health and Trading Standards – No
   adverse comments

   Welsh Water – No adverse comments

   The Head of Public and Transport Services (Drainage) – No reply

   Environment Agency Wales – No objections.

APPRAISAL

This application seeks full planning permission to erect a straw and
machinery storage building at Old Park Farm, Margam.

The farm complex stands to the west of the A48 and is accessed off Old
Park Road. It should be noted that the farmhouse is a listed building.
The application site is not located adjacent to the existing farm buildings
but some 130 metres to the south. Residential properties are located off
the A48 some 180 metres to the north east The land farmed by the
applicant rises up from the road and the building is proposed to be located
on a level plateaux where a hardstanding has been formed. To the south is
an earth bund approximately 2 metres in height beyond which are open
fields. Beyond the post and wire fence to the east are open fields while to
the west is a mature wooded area.

Access to the site is via a rough track off Old Park Road.

The proposed building measures 27.5m long by 21.05 metres wide by
4.8m high to the eaves and 8m to the ridge. . Two elevations of the

PLANDEV-020604-REP-EC                                                   94
building would be constructed of block work to a height of 2.5 metres and
the remainder of the walls would be plastic coated box profile sheeting
(colour dark green) The remaining two elevations would be open for
access. The proposed roof finishes would be fibre cement profile sheets
colour grey.

In terms of the proposed design of the building it is considered that this is
acceptable although the colour of the roofing materials should be agreed.
In respect of siting the proposed building would be visible when viewed
from the north and east and there is the possibility that the building may
be visible from the A48, however, this will be moved against a backcloth
of a mature tree belt which will also screen the building when viewed
from the west.

In view of the location it is considered that the proposal would not impact
upon the listed building or the landscape and gardens of Margam Park,
which lies the other side of the A48 road.

In conclusion, it is considered that the proposal will not unduly harm the
character and amenity of the area and is not visually obtrusive. The
development does not contravene Development Plan Policies and is
therefore acceptable.

RECOMMENDATION:                  Approval with Conditions

CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.
(2)Notwithstanding the details shown in the application, no development
shall take place until there has been submitted to and approved by the
local planning authority details of materials to be used externally. The
development shall be built in the materials approved in accordance with
this condition.

Reason
In the interests of visual amenity.


PLANDEV-020604-REP-EC                                                      95
ITEM 1. 21

APPLICATION NO: P/2004/562                    DATE: 19/04/2004

PROPOSAL:               CONSERVATORY

LOCATION:               5 JOSEPH STREET, VELINDRE, PORT
TALBOT SA131BZ
APPLICANT:              MR P READY
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Port Talbot Local Plan:
    R20- Extensions to dwelling houses or the erection of new infill
    development.

    Unitary Development Plan Deposit Draft:
    ENV17 General Considerations.

b. Other Policies

    DG 1 Extensions to terraced properties.

c. Relevant Planning History

    Application P/2000/949 Garages approved 18/9/00.

    Application P/90/965 2 storey rear extension APP/9/1/91

d. Responses to Consultations

    Number of properties consulted: 5

    Number of replies received: 1

    This objection can be summarised as follows:




PLANDEV-020604-REP-EC                                                  96
(1)   The proposed conservatory would be located 15cm from the
      adjoining dwelling and due to its proximity it would be difficult to
      carry out maintenance.

APPRAISAL

The proposed development is for the erection of a conservatory at the rear
of a two storey mid terraced property. There is an existing part single,
part two storey extension to the rear of the property, the ground level
extension measures 6 metres from the rear of the dwelling and 3.2 metres
in width, the first floor measuring 3 metres from the rear and 3.2 metres
in width.

The proposed conservatory is to be constructed between the existing
extension and the neighbours first floor extension, it will measure 4.4
metres from the rear of the dwelling 2.10 metres in width, with a single
pitch sloping roof maximum height 2.5 metres. The materials used will be
block wall to the side elevation with brick dwarf wall and double glazed
units at the rear. There would be a 15cm gap between the proposed
conservatory and the neighbours existing extension.

The proposal falls within the adopted guidelines produced by the
Authority for extensions to terraced property, the issues are therefore,
those of residential amenity and visual considerations. The proposed
conservatory is not overbearing in respect to adjacent properties and there
are no conflicts with distances between habitable room windows or
overlooking, there is therefore no detrimental impact upon the residential
amenity of the neighbouring dwellings.

A number of dwellings along this side of Joseph Street have some form of
rear extension already in existence. As such the proposal would have no
adverse impact upon the character or appearance of the surrounding area.

The following comments are made in response to the objections raised by
the neighbouring property:

(1) The conservatory is sited within the appropriate boundary and as far
    as the maintenance of the neighbouring extension is concerned this
    is a private matter.



RECOMMENDATION:                 Approval with Conditions


PLANDEV-020604-REP-EC                                                   97
CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.
Reason

To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of
the extension hereby permitted shall match those used in the existing
building.

Reason
In the interests of visual amenity.




PLANDEV-020604-REP-EC                                                    98
ITEM 1. 22

APPLICATION NO: P/2004/606                    DATE: 19/04/2004

PROPOSAL:                PRIVATE GARAGE

LOCATION:                11 PRIMROSE LANE, PONTARDAWE,
SWANSEA SA8 3ES
APPLICANT:               Mr Jeffrey Richard Jones
TYPE:                    Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Northern Lliw Valley Local Plan
    EQ15 – Improve environmental quality in built up areas.

    Unitary Development Plan
    ENV17 – Genereal Considerations.

b. Other Policies

    None.

c. Relevant Planning History

    01/1098 – Extension – Approved 11.10.01
    03/850 – Dormer Extension – Approved 25.7.03

d. Responses to Consultations

    Number of properties consulted: 4

    Number of replies received: 1

    The concerns raised relate principally to the following: -

    (a) The boundary will remain unaffected.
    (b) The land on which the garage is to be erected is at a lower level
        to the neighbouring garden and a drain should be laid to
        accommodate water from the neighbouring garden.


PLANDEV-020604-REP-EC                                                   99
   (c) There should be no ‘overhang’ of the garage onto adjoining land.

   Statutory Consultees:

   Head of Public and Transport Services (Highways) – No Highway
   Objection.
   Cilybebyll Community Council – No reply therefore no observations
   to make.

APPRAISAL

This proposal relates to the erection of a detached garage located at the
rear of the existing dwelling at 11, Primrose Lane, Pontardawe.

The proposed garage measures 6.4 metres in length by 3.4 metres and
having a height of 3 metres to the ridge. It is to be finished externally in
render to match the dwelling with a pitched roof of tiles to match the roof
of the dwelling. It is to be located on the site of a previous prefabricated
garage which has recently been demolished.

The following observations are made in relation to the concerns revised
by the neighbour: -

(a) The proposed garage is set some 0.1 metres off the boundary and
     should not affect the existing boundary treatment but this is, in any
     event, a matter between the individual parties.
(b) The question of surface water run-off from the adjoining garden is
     also a matter to be addressed by the neighbours but the erection of
     the proposed garage will not, in any event, affect drainage from the
     adjoining garden.
(c) The proposed garage is set back some 0.1 metres off the common
     boundary and the roof slopes from the front and rear to the centre
     and there will therefore be no overhanging of the structure.

It is considered that the proposed garage, which is effectively to replace a
previous structure, will not have an adverse affect on visual amenity,
privacy or highway safety and there is therefore no objection to the
proposal.



RECOMMENDATION:                  Approval with Conditions



PLANDEV-020604-REP-EC                                                   100
CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)The materials to be used in the construction of the external surfaces of
the garage hereby permitted shall match those of the existing dwelling.

Reason

In the interest of visual amenity.
(3)The use of the garage shall be restricted to the garaging of private
motor vehicles and uses incidental to the use of the associated
dwellinghouse only and for no industrial, commercial or business use.
Reason
In the interests of amenity and to clarify the extent of this consent.




PLANDEV-020604-REP-EC                                                     101
ITEM 1. 23

APPLICATION NO: P/2004/627                   DATE: 05/05/2004

PROPOSAL:       REPLACE EXTERNAL WINDOWS AND
DOORS WITH PAINTED HARDWOOD.

LOCATION:         SOUTH WALES TV & RADIO REPAIRS,
10 ANGEL STREET, NEATH SA111RS
APPLICANT:        BRIAN WARLOW
TYPE:             Full Plans

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    Borough of Neath Local Plan:

    Policy S14 Designated Main Shopping Streets
    Policy T26 Highways.

    Draft Unitary Development Plan

    Policy ENV20 – Proposals within Conservation Areas.

b. Other Policies

    None

c. Relevant Planning History

    None

d. Responses to Consultations

    Number of properties consulted: 2

    In addition a notice was placed on the site and in the local newspaper.

    Number of replies received: 0




PLANDEV-020604-REP-EC                                                  102
Statutory Consultees:

   Neath Town Council - No objections

APPRAISAL

This is an application for the alteration of the existing shop frontage to an
existing retail store fronting Angel Street. The premises are located within
the Neath Town Centre Conservation Area.

It should be noted that an application for a similar new shop frontage to
the neighbouring properties at nos. 13 and 14 Angel Street were granted
consent at the last meeting of this Committee.

At present there is a recessed centrally located doorway with full-length
windows either side flush with the frontage of the premises.
The submitted plans indicate that the proposed new shop front will
consist of hard wood pillars either side of the frontage. New hard wood
windows framing the full height windows are also proposed. Above the
shop front there will be a new sloping fascia with topped with a small
canopy. The doorway will be located centrally within the frontage,
recessed into the shop by 0.8 metres.

This style of shop frontage will be similar to the original shop fronts of
neighbouring properties along this area of Angel Street.

It is considered that the proposed new shop front will be an improvement
to the street scene and will therefore enhance the Conservation Area.

The statutory period for consultations does not expire until the 14th June
and the applicants have indicated an urgency in completing this
development. In view of Committee timescales it is considered that in
case it is reasonable to recommend the following

RECOMMENDATION:                That providing there are no objections
received relating to matters not covered in the above report, consent
be granted once the time period has expired subject to the following
conditions.




PLANDEV-020604-REP-EC                                                    103
CONDITIONS;

(1)The development hereby permitted shall be begun before the
expiration of five years from the date of this permission.

Reason
To comply with the requirements of Section 91 of the Town and Country
Planning Act 1990.

(2)No development shall take place details of the proposed colour of the
shop front hereby permitted have been submitted to and approved in
writing by the local planning authority. Development shall be carried out
in accordance with the approved details.

Reason
In the interest of the visual amenity of the area.




PLANDEV-020604-REP-EC                                                104
2.     PLANNING APPLICATIONS RECOMMENDED FOR
       REFUSAL


ITEM 2. 1

APPLICATION NO: P/2004/258                     DATE: 27/02/2004

PROPOSAL:      OUTLINE APPLICATION FOR
DETACHED HOUSE

LOCATION:        SITE ADJACENT TO :-, INKERMAN
ROW, TAIBACH, PORT TALBOT SA132UE
APPLICANT:       C VEYSEY
TYPE:            Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

     West Glamorgan Structure Plan (Review No.2):

     Policy C1 The countryside will be protected for its own sake.
     Policy C5 Development in the open countryside.
     Policy H6 Land allocation in Port Talbot.

     Port Talbot Local Plan (Deposit Draft):

     Policy E9 The natural beauty of the countryside will be protected for
     its own sake etc.
     Policy E11 Development in the countryside outside the settlement
     limits etc.
     Policy E14 Planning consent for new dwellings in the open
     countryside.
     Policy E15 Development which would encroach into the countryside
     or which would lead to the coalescence of settlements will not be
     permitted.
     Policy E18 Designated landscape area.
     Policy R9 Land availability.
     Policy R10 Five year supply.
     Policy R11 Proposals for infilling etc.


PLANDEV-020604-REP-EC                                                  105
   Deposit Draft Unitary Development Plan:

   Policy 1 Countryside.
   ENV1 Development within the countryside.
   ENV3 Impacts on the countryside
   Policy H1 Housing Landbank.
   Policy H3 Infill and windfall developments.
   T1 Location, Layout and accessibility of new proposals.

b. Other Policies

    Planning Policy Wales March 2003

c. Relevant Planning History

   00/1280 Residential outline – Approved 09/01/01
   04/57 Two dwellings –reserved matters – Approved 16/03/04

d. Responses to Consultations

   Number of properties consulted: 5

   A site notice has been posted.

   Number of replies received: 3

   The objections can be summarised as follows:

   (1) Access to this plot is shown from the public footpath and
       myprivate land. No vehicular access exists for public use.
   (2) Approval will start the ball rolling for other applications when it
       is obvious that this area is not suitable for further development.
   (3) The access is poor.

   Statutory Consultees:

   The Coal Authority: No objections.
   Environment Agency Wales: No objections.
   The Head of public and Transport Services (Highways): Objections.
   The Head of public and Transport Services (Drainage): No reply.
   Welsh Water: No objections.
   CCW: No objections.


PLANDEV-020604-REP-EC                                                  106
APPRAISAL

The site is steeply sided and of irregular shape comprising trees,scrub and
general undergrowth and measures approximately 40 metres by 20
metres, on the west facing slopes of the hillside overlooking the
motorway at Port Talbot. Vehicular and pedestrian access is gained via a
subway under the motorway to Inkerman Row. Access from this point is
to the north utilising a track.

The proposal is in outline for the erection of one dwelling, with all
matters reserved for subsequent detailed approval.

In determining planning applications, regard has to be made to the
Development Plan and the determination must be made in accordance
with the Plan unless material considerations indicate otherwise. With
respect to the Deposit Draft Unitary Development Plan, located outside of
the settlement within the open countryside. There are no representations
regarding this site and is unlikely to be considered at the Inquiry. The
UDP policies, particularly, with respect to the settlement boundary now
carries considerable weight.

In the consideration of rural amenity, it should be noted that the site is
clearly located in an area east of the motorway, isolated in an elevated
prominent position in the landscape. The proposal is considered,
therefore, as detrimental to rural amenity and contrary to the Council
countryside policies and relative housing policies, which provide for
acceptable residential development. Furthermore, the proposal as a
private dwelling does not fall within any of the exceptions allowable in
the countryside.

The Head of Public and Transport Services Highways) object on the basis
that the access is unsuitable for any further development due to its sharp
bends and on street parking problems. In this respect it should be noted
that whilst the access is substandard, it already serves a number of
residential properties and it is considered that one additional dwelling
would not increase highway danger to a degree that would warrant a
refusal.

Concerning footpaths, it should be noted that Footpath 39 and 40 abut the
site but would not be affected.

In response to the objections raised


PLANDEV-020604-REP-EC                                                    107
(1) & (3) Access has been addressed in the report. Ownership is not a
material planning consideration.
(2) This is addressed.

In conclusion, therefore, it is considered that the proposal is detrimental
to rural amenity and highway safety and contrary to the policies quoted.




RECOMMENDATION:                  Refusal

REASONS FOR REFUSAL;

(1)The proposal is considered as undesirable residential development
located within the open countryside and would be detrimental to rural
amenity and therefore contrary to Policies C1, C5 and H6 of the west
Glamorgan Structure Plan (Review No.2) and Policies 1,
ENV1,ENV3,H1, H3 and T1 of the Deposit Draft Unitary Development
Plan.




PLANDEV-020604-REP-EC                                                    108
ITEM 2. 2

APPLICATION NO: P/2004/282                    DATE: 05/03/2004

PROPOSAL:        OUTLINE PLANNING APPLICATION –
RESIDENTIAL DEVELOPMENT

LOCATION:      ALLTWEN QUARRY, ALLTWEN,
PONTARDAWE SWANSEA
APPLICANT:     PYA Developments Ltd
TYPE:          Outline

BACKGROUND INFORMATION
a. Structure/Local Plan Policies

    West Glamorgan Structure Plan
    C1 – Protection of countryside.
    C4 – Green wedge.
    C5 – Development in open countryside.
    C6 – Dev. in open countryside.

    Northern Lliw Valley Local Plan
    EQ1 – Development in the open countryside.
    EQ3 – Development encroaching into the Countryside.
    EQ4 – Green wedge around Rhos.

    Unitary Development Plan
    H3 – Settlement boundaries.
    ENV1 – Development in the countryside.
    ENV2 – Green Wedges.
    ENV13 – Brownfield sites.
    IE1 – Infrastructure.

b. Other Policies

    Planning Policy Wales

c. Relevant Planning History

    78/231 – Installation of Petrifix Solidification Plant (adjacent Quarry
    area) – Refused 12.9.78.


PLANDEV-020604-REP-EC                                                   109
   84/149 – Storage of Materials in connection with Demolition
   Business (adjacent Quarry area) – Refused 25.9.84.
   97/710 – Restoration of Quarry (adjacent) – Refused 26.8.98.
   99/582 – Restoration of Quarry (adjacent – Refused 26.3.92.
   (Allowed on Appeal 22.11.02).

d. Responses to Consultations

   Number of properties consulted: 46

   The proposal was advertised on site and in the press.

   Number of replies received: 2

   The grounds of objection can be summarised as follows: -

   1) The site is located within a designated Green Wedge and lies in the
       countryside.
   2) The majority of the site is not “brownfield” but agricultural land
       where unauthorised tipping has occurred.
   3) The proposed access would cause highway difficulties particularly
       if the restoration of the quarry is to proceed.
   4) The proposal comprises ‘over development’ of the site.
   5) Sufficient land for residential purposes has been identified in the
       Unitary Development Plan.
   6) The proposal would adversely affect the amenity and privacy of
       existing dwellings.
   7) The proposal could cause surface water and flooding problems.

   Statutory Consultees:

   Head of Public and Transport Services (Highways) – No Highway
   Objection subject to conditions.

   Head of Public and Transport Services (Drainage) – No objection
   subject to conditions.

   The Coal Authority – No adverse comments.

   Environment Agency Wales – No objection subject to conditions.




PLANDEV-020604-REP-EC                                                110
    Countryside Council for Wales – Recommend refusal on the grounds
    that the site lies within a Green Wedge, is in the countryside and
    could contribute to the coalescence of settlements.

    Hyder Consulting (Dwr Cymru/Welsh Water) – Objection on the
    grounds that the development would overload the existing public
    sewerage system and no improvements are planned within Dwr
    Cymru Welsh Water’s Capital Investment Programme.

    Cilybebyll Community Council – Objection on the following
    grounds:-

1) The site is situated within a designated Green Wedge and where there
   should be no incursions.
2) The justification offered by the applicant is considered to be
   insufficient to compromise the policies and any existing commercial
   uses are considered small scale and contained/screened by existing
   properties.
3) It is understood that recent intensification of use is unauthorised and
   currently being investigated.
4) Penyralltwen and Alltwen Hill are unable to support the development
   in traffic terms.
5) There is sufficient land allocated in the Draft Unitary Development
   Plan which together with infill development is sufficient to meet the
   needs of the settlement.
6) The restoration of the adjacent quarry or intensification of any other
   commercial uses should not be construed as support for residential
   development of this nature.
7) If the site were to be cleared and restored it should be put to beneficial
   use consistent with its green wedge status as indicated in the Deposit
   Draft Unitary Development Plan and Northern Lliw Valley Local
   Plan.

APPRAISAL

This is an outline application with matters relating to siting, design,
external appearance and landscaping being reserved.

The site has an area of some 1.2 hectares and is located adjacent to and to
the west of the disused Alltwen Quarry and to the rear and north of the
existing dwellings which front Brynllewellyn. Access is proposed off
Brynllewellyn adjacent to No 37 and via an improved access arrangement
and existing access track which is also to be improved. Whilst the


PLANDEV-020604-REP-EC                                                     111
application has been submitted for outline planning consent only at this
stage an indicative layout plan has been provided and which indicates
how the applicant considers that the site could be developed by the
erection of 24 dwellings of which it is stated that 7 of the dwellings will
be in the form of “affordable housing”.

A supporting statement has been submitted by the agent and which refers
to the nature of the site, Structure Plan, Local Plan and Unitary
Development Plan Policies and National Planning Guidance. Copies of
the relevant policies and extracts from Planning Policy Wales have been
included as appendices to the statement.

The conclusion to the supporting statement is as follows: -

1) The total application sites has the benefit of Existing Lawful Use for
   commercial/ industrial uses and has no planning constraints.

2) The planning application is for a change of use from
   commercial/industrial use to residential use.

3) Part of the site is located in the settlement limit of Alltwen and part of
   the site, including buildings and structures used for
   commercial/industrial uses, is located within a designated green
   wedge.

4) The proposed development will require a minor extension to the
  settlement limit of Alltwen. The minor extensions are regarded as
  being acceptable in that it complies with Section 2.5.7 of Planning
  Policy Wales.

5) The proposed development is compliant with aims and objectives of
   national, regional and local planning policy documents regarding
   sustainable settlements.

6) The total application site is classed as previously developed land or
   “brownfield land” as defined in Section 2.1 Planning Policy Wales.

7) The site has been described by the Local Planning Authority as being
   derelict land in need of reclamation and was placed on the Borough
   Council’s programme for derelict land schemes as detailed in Policy
   EQ19 of the Northern Lliw Valley Local Plan.




PLANDEV-020604-REP-EC                                                     112
8) It is argued that the application site should not have been included in a
    green wedge in the local plan or in the replacement Unitary
    Development Plan, because the land was already developed and in
    active use, when it was designated, with the benefit of Existing
    Lawful use. Therefore the application site can not be regarded as
    open land requiring protection against development.

9) The proposed development will not create coalescence between the
   settlements of Alltwen and Rhos due to the quarry void being
   returned to agricultural grazing land including a new barrier
   consisting of a tree planting scheme.

10) The proposed change of use from commercial/industrial to
    residential will have a reduced environmental impact upon the
    locality, in respect of heavy good vehicle movements, dust and noise
    emissions and the visual impact with the removal of industrial
    buildings and structures being replaced with residential
    development.

It is considered that this proposal falls to be determined under the
countryside and green wedge policies of the Development Plan and the
advice contained in National Planning Guidance (Planning Policy Wales).

It should be noted however that in response to the conclusions reached by
the agent in 1 and 2 above, no record can be traced of a Lawful
Development Certificate for the site and especially related to the total site
area. In this respect, the vast majority of the site located at the rear of the
existing dwellings front Brynllewellyn comprises ‘open’ land on which
recently unauthorised tipping operations have been undertaken. This
therefore seriously questions the assumption made in 6 above that “the
total application site is classified as previously developed land or
“brownfield land” as defined in Section 2.1 Planning Policies Wales.”

With regard to 7 above, it should be noted that it is the adjacent quarry
which has been identified within Policy EQ19 of the Northern Lliw
Valley Local Plan and not the application site.

Whilst Section 2.1 of Planning Policy Wales (PPW) deals with
sustainability, it states in 2.7.1. of PPW that previously developed (or
brownfield) land should, wherever possible, be used in preference to
greenfield sites, particularly these of high agricultural or ecological value.
It goes on to state however that the Assembly Government recognises that



PLANDEV-020604-REP-EC                                                      113
not all previously developed land is suitable for development, which may
be, for example, because of its location.

In this respect, it is clear that the majority of the site cannot be considered
as ‘brownfield’ and is located within a designated green wedge which
enjoys additional protection and therefore requires careful consideration.

The proposal is considered to be clearly contrary to the Structure Plan,
Local Plan and Unitary Development Plan Policies since it is not one of
the types of development permitted by the polices in green wedges.
Planning Policy Wales, the most recent statement of national policy in
green wedges, advises in paragraph 2.6.14. that within such areas there is
a presumption against inappropriate development. Additionally, as the
applicant claims that the proposal is for a change of use of the site,
paragraph 2.6.18. of PPW is considered relevant. This indicates that
development other than the construction or re-use of buildings would be
inappropriate unless it maintains the openness of the green wedge and
does not conflict the purposes of including land in it.

The majority of the site is an undeveloped area of land and it is clearly
evident that the erection of dwellings on the site would cause a visual
intrusion to this area of countryside, and the proposal is therefore an
inappropriate form of development for this location in the green wedge.

Turning to the question of the purposes of designation, paragraph 11.23
of the Structure Plan explains that the intention of green wedges is to
prevent development that would contribute to the coalescence of
settlements or would harm the rural character of these areas. The
applicant claims that the site does not relate to any of the values or
reasons for designation but the site nonetheless lies within an area
identified in the Development Plan as a green wedge and the purposes of
its designation reflect those set out in paragraph 2.6.3. of PPW. Whilst
the site may be small in relation to the green wedge as a whole, it is of
significant size in itself and the proposed use of this presently largely
undeveloped site would contribute to the diminution of the green wedge.
The cumulative effect of such developments would be the gradual erosion
of the green wedge, contrary to one of the purposes of its designation.

With regard to the policies relating to the countryside, there is a clear
relationship between green wedge and countryside policies. Paragraph
2.6.12. of PPW states that the general policies controlling development in
the countryside apply in green wedges but there is also a general
presumption against inappropriate development in these areas, which


PLANDEV-020604-REP-EC                                                      114
imposes a degree of control on top of that applying in the countryside
generally.

The applicant submits that the site comprises a minor extension of the
settlement and is not in the countryside due to the previous use but it is
clear that the site is not within a designated settlement boundary. Both
the Structure and Local Plans define ‘open countryside’ as all land
outside built-up settlements not allocated for development. It should be
noted that Policy H3 of the Unitary Development Plan has defined
settlement boundaries for Alltwen and the majority of this lies outside the
limit. There have been no objections to this Policy as it relates to this site
and therefore considerable weight can be attached to it. The site therefore
lies in the countryside for policy purposes.

Structure Plan Policy C5(ii) and EQ1 of the Northern Lliw Local Plan
and ENV1 of the Draft Unitary Development Plan permits development
in the open countryside that would meet the overriding social or
economic needs of the local community. The local community is defined
as those actively engaged in the rural economy. This is no reason to
believe that the occupiers of any dwellings erected on the site would be
actively engaged in the rural economy and cannot therefore satisfy
exception (ii) of the Policy. In any event, the policy is restricted to
proposals that would satisfy the overriding social or economic needs of
the community and there is nothing to indicate that the proposed
dwellings would be reserved for the local community nor is there any
evidence that they are required to meet any overriding social or economic
need of the existing local community. Policies C1 and C4 of the
Structure Plan, Policies EQ1, 3 and 4 of the Northern Lliw Local Plan and
Policies ENV1 and ENV2 of the Unitary Development Plan seek in
general to protect the countryside and green wedges from inappropriate
development. The proposal is therefore contrary to countryside policies.

The applicant also claims that the proposal relates to the sensitive infilling
or minor extension to the settlement consistent with the advice contained
in PPW. This advice is however overridden in green wedges by
paragraph 2.6.16. of PPW, which makes it clear that infilling in such
areas is limited to settlements and sites identified in the development
plan. In any event, the site is considered too large to comprise a small
gap or minor extension and is adjoined on two sides by open countryside
and by a disused quarry on a third. In addition, some 24 dwellings could
not be regarded as a minor extension to the settlement at this location
which can be described as rural in character.



PLANDEV-020604-REP-EC                                                     115
In conclusion, the proposal constitutes an inappropriate form of
development that would detract from the countryside and the green
wedge and which would conflict with its purposes and there are no very
exceptional circumstances to outweigh the presumption against such
development. Furthermore, the proposal would seriously harm the
character of this rural area and would conflict with the development plan
policies and advice in PPW.

In addition to the foregoing policy considerations, it is noted that Dwr
Cymru Welsh Water has objected to the proposal on the grounds that the
development would overload the existing public sewerage system to the
detriment of amenity and no improvements are planned within their
Capital Investment Programme. In this respect, it is considered that a site
of some 1.2 hectares with a possible capacity of 24 dwellings would have
a significant impact on the foul drainage system in this rural locality and
which would be contrary to Policy IE1 of the Unitary Development Plan
and Planning Policy Wales.



RECOMMENDATION:                 Refusal

REASONS FOR REFUSAL;

(1)The majority of the site is located outside the existing settlement
boundary and in the countryside and within a designated green wedge and
approval of this proposal would be detrimental to the amenity of the area
contrary to Policies C1, C4, C5 and C6 of the West Glamorgan Structure
Plan (Review No.2), to Policies EQ1, EQ3 and EQ4 of the Northern Lliw
Valley Local Plan and Policies H3, ENV1, ENV2 and ENV13 of the
Deposit Draft Unitary Development Plan.

(2)The proposed development would overload the existing public
sewerage system to the detriment of amenity and contrary to Policy IE1
of the Deposit Draft Unitary Development Plan.




PLANDEV-020604-REP-EC                                                  116
ITEM 2. 3

APPLICATION NO: P/2004/368                 DATE: 15/03/2004

PROPOSAL:               CONSERVATORY

LOCATION:               18 CRUD YR AWEL, NEATH SA107PG
APPLICANT:              Mr R Edwards
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Draft Unitary Development plan ENV17 – General Considerations

    Neath Local Policy H8 – Extensions to dwellings

b. Other Policies

    Design Guide – DG5 – Large scale front extensions.

c. Relevant Planning History

    P/00/0937 – Conservatory and porch – Approved 18.9.00
    P/00/0411 – Conservatory and porch _ Permitted development
    16.5.00

d. Responses to Consultations

    Number of properties consulted: 2

    Number of replies received: 0

    Statutory Consultees:

    Blaenhondda Community Council – No objections




PLANDEV-020604-REP-EC                                            117
APPRAISAL

This is a detailed application for the construction of a conservatory to the
side of the above semi detached corner property. The dwelling is located
at the junction of Heol Y Nant and Crud yr Awel

The submitted plans indicate a conservatory of maximum dimensions of
2.537 metres long by 5.074 metres wide and a maximum height of 3.05
metres. Due to the siting of the dwelling there is no rear garden to the
property. It is proposed to site the conservatory at the side of the property
fronting onto Crud yr Awel. It will be constructed with a brickwork plinth
with glazed panels above with glazed roof.

The Council’s adopted Guidelines for household extensions state that
large scale front extensions to dwellings are generally not acceptable if
they would detract unduly from the street scene or the overall appearance
of the building, detract from the amenities of the adjoining properties or
would be detrimental to highway safety.

Although it is considered that the extension would not be detrimental to
highway safety and would not have a significantly detrimental affect on
the amenities of the neighbouring properties in terms of loss of light, the
glazed side panel of the conservatory adjacent to the neighbouring
property will have some effect on the privacy of the neighbouring
property. However it is considered that this could be overcome by a
suitable condition.

However, it is considered that the proposal will detract from the
appearance of the dwelling by extending forward of the existing building
of Heol Y Nant and will detract from the street scene when viewed from
the highway.

The proposal is therefore considered to be contrary to policy H8 and E67
of the Neath Local Plan and the Council’s adopted design guidelines.




PLANDEV-020604-REP-EC                                                    118
RECOMMENDATION:                 Refusal

REASONS FOR REFUSAL;

(1)The proposed conservatory, by reason of its size and prominent
location on the side elevation of this semi detached corner property
forward of the building line of Heol Y Nant, would have a detrimental
effect on the appearance of the street scene and the dwelling itself and
would adversely affect the visual amenity of the area contary to policies
H8 and E67 of the Neath Local Plan and the Council's adopted Guide to
Household extensions.




PLANDEV-020604-REP-EC                                                  119
ITEM 2. 4

APPLICATION NO: P/2004/398                  DATE: 22/03/2004

PROPOSAL:               PORCH AND BALCONY

LOCATION:               24 PENSHANNEL, NEATH ABBEY,
NEATH SA106PW
APPLICANT:              N C Poole
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Draft Unitary Development Plan
    Policy ENV17 – General considerations

    Neath Local Plan
    Policy H8 – Design of extensions

b. Other Policies

    DG5 – Extensions to the front of dwellings

c. Relevant Planning History

    P/01/457- Extension to dwelling – Approved 7.2.02
    P/02/0532 – Conservatory – Approved 14.6.02

d. Responses to Consultations

    Number of properties consulted: 4

    Number of replies received: 0

    Statutory Consultees:

    Head of Public and Transport Services (highways) – No objections




PLANDEV-020604-REP-EC                                              120
APPRAISAL

This is a detailed application for the construction of an extension to a first
floor balcony to a semi-detached property.

The application property comprises of one of a pair of semi detached
properties, to the side of the pair of properties is a similar designed pair of
semi detached properties to the other is a detached property. The property
is three storey, the ground front elevation accommodates the front door
and single garage. Above the garage is single storey balcony, which
extends approximately half the width of the property. The adjoining
property is of the same design.

It is proposed to widen and extend the balcony across the full width of the
front elevation over the front door of the property. It will extend for a
length of 4.1 metres, extending 1.4 metres from the side elevation of the
dwelling and project 1.9 metres from the front elevation of the dwelling
(.9m from the garage). It will have a side elevation of facing brickwork
and arched affect to match the existing balcony with railings above.

Although this projection will be level with the existing balcony element,
this balcony which extends across approximately half of each of the pair
of semi detached properties provides an architectural feature of the pair of
properties.

The Council’s adopted guidelines state that large scale front extensions
are generally not acceptable where they would detract unduly from the
street scene or where the overall appearance of the building

It is considered that the extension and the bringing forward of the balcony
will unbalance the appearance of the pair of properties, which form part
of an architectural unit by destroying the symmetry that currently exists
between the pair of dwellings.

In view of the above comments it is considered that the proposed
development will have a detrimental affect on the street scene and would
unbalance the pair of semi detached properties.




RECOMMENDATION:                   Refusal



PLANDEV-020604-REP-EC                                                      121
REASONS FOR REFUSAL;

(1)The proposed extension will detract from the appearance of the
dwelling which is a semi-detached property forming part of an
architectural unit and the proposed extended balcony by virtue of the
projection forward of the main front wall of the dwelling would
unbalance the pair of semi detached dwellings, to the detriment of the
street scene and would therefore be contrary to Policy H8 of the Neath
Local Plan.




PLANDEV-020604-REP-EC                                                122
ITEM 2. 5

APPLICATION NO: P/2004/417                  DATE: 19/03/2004

PROPOSAL:               CONSTRUCTION OF A DWELLING
(OUTLINE)

LOCATION:        SITE OF NOS 13 AND 14 BALACLAVA
ROW, TAIBACH, PORT TALBOT SA131UD
APPLICANT:       MISS K HOCKIN & MRS E
MAINWARING
TYPE:            Outline

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    West Glamorgan Structure Plan (Review No.2):

    Policy C1 The countryside will be protected for its own sake.
    Policy C5 Development in the open countryside.
    Policy H6 Land allocation in Port Talbot.

    Deposit Draft Unitary Development Plan:

    Policy 1 Countryside.
    ENV1 Development within the countryside.
    ENV3 Impacts on the countryside
    Policy H1 Housing Landbank.
    Policy H3 Infill and windfall developments.
    T1 Location, Layout and accessibility of new proposals.

b. Other Policies

    Planning Policy Wales March 2003

c. Relevant Planning History

    None.




PLANDEV-020604-REP-EC                                               123
d. Responses to Consultations

   Number of properties consulted: 5

   A site notice has been posted.

   Number of replies received: 2

   The objections can be summarised as follows:

   (1) There is very poor access and virtually no parking in this area.
   (2) Land is owned by myself. How will building vehicle gain access?
   (3) This is a public right of way.

   Statutory Consultees:

   The Coal Authority: No objections.
   Environment Agency Wales: No objections.
   Head of Streetcare Services (Arboricultural Officer): No objections.
   The Head of public and Transport Services (Highways): Objections.
   The Head of public and Transport Services (Drainage): No objections.
   Welsh Assembly Government (Transport): No objections.
   British Gas: No objections.
   British Telecom: No reply.
   Welsh Water: No objections.
   Western Power Distribution: No objections.

APPRAISAL

The site, which has been cleared of undergrowth, is isolated and
measures, 10.0 metres by 64 metres, on the west facing slopes of the
hillside overlooking the motorway at Port Talbot. Vehicular and
pedestrian access is gained via a subway under the motorway to Inkerman
Row. Access from this point is to the north utilising a track.

The proposal is in outline for the erection of one dwelling, with all
matters reserved for subsequent detailed approval.

In determining planning applications, regard has to be made to the
Development Plan and the determination must be made in accordance
with the Plan unless material considerations indicate otherwise. With
respect to the Deposit Draft Unitary Development Plan, the application


PLANDEV-020604-REP-EC                                               124
site is located outside of the settlement within the open countryside. The
position with the UDP, is that it is on deposit and the consultation period
has expired. There are no representations regarding this site and is
unlikely to be considered at the Inquiry. The UDP policies, particularly,
with respect to the settlement boundary now carries considerable weight.

In the consideration of rural amenity, it should be noted that residential
dwellings on the site were demolished many years in the past. Only small
remnants remain. The site has extensively returned to nature and is
clearly located in an area east of the motorway, isolated in an elevated
prominent position in the landscape. The proposal is considered,
therefore, as detrimental to rural amenity and contrary to the Council
countryside policies and relative housing policies, which provide for
acceptable residential development. Furthermore, the proposal as a
private dwelling does not fall within any of the exceptions allowable in
the countryside.

The Head of Public and Transport Services Highways) object on the basis
that the access is unsuitable for further development due to its sharp
bends in an area where on-street parking occurs. In this respect, it should
be noted that the access already serves existing properties and 1 further
addition would not increase the highway danger to a degree that warrants
a refusal.

Concerning footpaths, it should be noted that Footpath 39 and 40 abut the
site but would not be affected.

In response to the objections raised

1&3. These have been addressed in the report.
2.   This is a private matter.

In conclusion, therefore, it is considered that the proposal is detrimental
to rural amenity and contrary to the policies quoted.




RECOMMENDATION:                 Refusal




PLANDEV-020604-REP-EC                                                  125
REASONS FOR REFUSAL;

(1) The proposal is considered as undesirable residential development
located within the open countryside and would be detrimental to rural
amenity and therefore contrary to Policies C1, C5 and H6 of the west
Glamorgan Structure Plan (Review No.2) and Policies 1,
ENV1,ENV3,H1, H3 and T1 of the Deposit Draft Unitary Development
Plan.




PLANDEV-020604-REP-EC                                              126
ITEM 2. 6

APPLICATION NO: P/2004/531                   DATE: 06/04/2004

PROPOSAL:               WALL

LOCATION:               3 CWM CADNO, MARGAM, PORT
TALBOT SA132TP
APPLICANT:              MR C BOYLE
TYPE:                   Householder

BACKGROUND INFORMATION

a. Structure/Local Plan Policies

    Port Talbot Local Plan:
    R20 - Extensions to dwelling houses or the erection of new infill
    development.

    Unitary Development Plan Deposit Draft:
    ENV17 General Considerations.

b. Other Policies

    None.

c. Relevant Planning History

   None.

d. Responses to Consultations

   Number of properties consulted: 5

   Number of replies received: 0

    Statutory Consultees:

    Head of Public and Transport Services (Highways): No objection.




PLANDEV-020604-REP-EC                                                   127
APPRAISAL

The proposed application seeks permission for the erection of a 0.45m
high front boundary wall. The proposed wall would be of a natural stone
‘cock and hen’ construction.

The main issues to be considered in the determination of the application
would be the impact upon the residential amenity of the adjacent
dwellings, the impact upon the character and appearance of the
surrounding area and the impact upon the highway safety of the existing
road network.

The proposed wall would have a maximum height of 0.45m and would be
located approximately 18.5m from the closest point of the nearest
dwelling. As such the proposed development would not overshadow or
overbear. Hence there would be no detrimental impact upon the
residential amenity of the adjacent dwellings.
The application site is located within a part of the Margam Village that
has an open plan design. The proposed wall while only 0.45m in height
would be located approximately 23m forward of the dwelling house and
10m forward of the edge of the shared driveway that provides access to
this and four of the adjacent dwellings (number 1, 5, 7 and 9 Cwm
Cadno). With only one of the dwellings proposing this short section of
wall, it would appear as an incongruous feature in this ‘open plan’ estate
to the detriment of the character and appearance of the surrounding area.

The Head of Public and Transport Services (Highways) has stated that the
proposed development would have no adverse impact upon the highway
safety of the existing road network.

In conclusion, the proposed development would be contrary to the
policies of the Council’s development plans.




RECOMMENDATION:                 Refusal




PLANDEV-020604-REP-EC                                                 128
REASONS FOR REFUSAL;

(1)The proposed wall by reason of its location would form an
incongruous feature to the detriment of the character and appearance of
the open plan designed estate. As such the proposal would be contrary to
policy ENV17 of the Neath Port Talbot Unitary Development Plan.




PLANDEV-020604-REP-EC                                                129
3.    SECTION 106 AGREEMENT RESIDENTIAL
      DEVELOPMENT AT RUTHERGLEN, PORT TALBOT

When planning consent was granted for the residential development of
the land at Rutherglen, Velindre, Port Talbot, it was subject to a Section
106 Agreement requiring that on or before the completion of 50% of the
development a payment be made to the Council in respect of the
upgrading and maintenance of children’s play area to the west of the site.

This sum has been duly paid. However the Outdoor Leisure Manager has
re-evaluated the suitability of this playground and is concerned that
access is along an unmade, non illuminated birdleway with large volumes
of running water and considers that this playground is unacceptable in
risk management terms.

The Council has another playground Don Y Fynnon which is in close
proximity which has acceptable access and it is proposed to utilise the
monies to upgrade this playground instead. The Developers have agreed
to this change and it is considered that this is desirable given the access
problems.

RECOMMENDATION

That Committee resolve to amend the Section 106 Agreement to utilise
the committed sum to upgrade the Dan-Y-Ffrynnon playground in lieu of
the original playground.




PLANDEV-020604-REP-EC                                                   130
4.     ENPT3394;
i)     UNAUTHORISED TIPPING OPERATIONS
ii)    INSTALLATION OF 2 METRE HIGH CLOSE BOARD
       FENCING ON LAND FRONTING HIGHWAY,; LAND AT
       THE CLOGGERY, GLYNNEATH ROAD, ABERDULAIS,
       NEATH.

1. The tipping of a substantial amount of waste material has taken place
    on land at the above location.

2. The property, which had formerly been a derelict barn property and
    situated opposite The Rock and Fountain Public House, Glynneath
    Road, Aberdulais, had received planning permission on 18th April
    1999 under Planning consent reference P/98/1401 for the conversion
    of redundant barn premises into residential use.

 3.    The tipping operations which have taken place fall outside the
       scope of the planning permission and would therefore constitute
       unauthorised development requiring planning permission. In
       addition a 2 metre high close board fence has been constructed
       adjacent to the highway which would also require the benefit of
       planning consent. Despite the landowner being informed of the
       need for planning permission to regularise the development in
       question, to date no application has been either sought or granted.

4.    The matter was brought to the attention of the Authority by a nearby
      landowner who is concerned about the potential for flooding to his
      property as a result of the tipping operations.

5.    The property, the subject of the unauthorised tipping operations, is
      situated between the old Aberdulais-Glynneath Road and the A465
      Trunk Road. A watercourse runs directly adjacent to the land
      between it and the A465 Trunk Road. It is understood that the land
      receives much of the water run off from the Trunk Road in addition
      to the watercourse and culverts which drain into the land.

6.    The landowner has created a 2 metre high bund consisting of tipped
      material around the boundary of his property where it is immediately
      adjacent to the watercourse.

 7.    This is an unauthorised engineering operation requiring the benefit
       of planning permission which, to date, has been neither sought or
       granted. Whilst Enforcement measures under the terms of The


PLANDEV-020604-REP-EC                                                   131
      Town and Country Planning Act 1990 may be considered, it is
      understood that works in question have been undertaken within the
      terms of a consent granted to the landowner by the Environment
      Agency under the Land Drainage Act.

8. The complainant alleges that the creation of this earth bund has
    narrowed the channel of the watercourse, where previously the land
    had been a flood plain. Consequently the complainant maintains
    that, in periods of excessively inclement weather, this creates a
    surcharge of water which would overspill into his property; namely
    the car park of The Rock and Fountain Public House, with a
    potential to also flood the public house premises which is situated
    across the road.

9.   Following discussion with the Complainant, representatives of The
     Environment Agency and the Authority’s Land Drainage Engineer,
     it is difficult to conclude that the unauthorised works have
     contributed solely to the problem. Factors such as surface water run-
     off from the adjacent trunk road, the deforestation of the woodland
     above the Public House premises by the Forestry Commission which
     has resulted in a sixfold increase in the amount of surface water
     runoff and these were factors which were acknowledged by the
     Complainant.

10. Whilst the works have been carried out without the benefit of the
    relevant planning permission, it would be considered reasonable for
    the landowner to undertake flood defence measures to his residential
    premises. Furthermore, the landowner has recently moved the bund
    nearer to his dwellinghouse, thereby widening and adding extra
    capacity to the drainage channel.

11. It is considered that the unauthorised works which have been
    undertaken are reasonable in scale subject to topsoiling and grass
    seeding. The requirements for topsoiling and seeding can be dealt
    with by way of a positive enforcement notice and are visually
    acceptable. As such, the works would be in accordance with Policy
    ENV11 of the Deposit Draft Unitary Development Plan (Proposals
    in Areas of Flood Risk) and Policies E55 and E61C of the Borough
    of Neath Local Plan.

12. With regard to the fence, this is 1.8 metres high, close boarded,
    situated between the property and the roadway. This is considered
    to be out of keeping with the visual amenity of the area and, as such,


PLANDEV-020604-REP-EC                                                 132
     would be contrary to Policy ENV3 of the Deposit Draft Unitary
     Development Plan which states:

     “Proposals that would create unacceptable impacts on the landscape
     will be resisted.”

13. The unauthorised activity is also contrary to Policy E67 of the
    Borough of Neath Local Plan which reads: -

     “New development will be expected to pay particular attention to
     their scale, height, mass, materials, to the character of adjacent
     buildings and spaces, and to the impact on the skyline.”

14. However, Members are advised that under the terms of the Town
    and Country Planning (General Permitted Development) Order
    1995, Permitted Development rights would apply for fences and
    walls constructed adjacent to the highway up to a height not
    exceeding 1 metre above ground level. It is therefore follows that
    planning permission would not have been required should the fence
    have been less than 1 metre in height.

15. Attention is drawn to Article 1 of the First Protocol of the Human
    Rights Act 1998 which relates to the protection of property and
    possessions. Whilst account has been taken of this, this must be
    balanced against the public interest.

16. It is therefore RECOMMENDED that:

a)   Authorisation be given for the service of a positive enforcement
     notice in respect of operational development consisting of the
     tipping of waste materials for the formation of a bund for flood
     defence measures.

     That the steps required by the positive enforcement notice be as
     follows;: -

     i)   Cease further tipping on the land of waste materials.
     ii)  Topsoiling of the existing bund marked A-B on the plan
          accompanying the Enforcement Notice to a minimum depth of
          50mm and to a maximum depth of 100mm and grass seeded
          with an amenity grass seed mix.
     iii) That the periods of compliance be 1 month after the date on
          which the notice takes effect for ii) and one day in respect of i).


PLANDEV-020604-REP-EC                                                     133
     iv) That such action be in the interests of visual amenity and to
         accord with Policy ENV11 of the Deposit Draft Unitary
         Development Plan and Policies E55 and E61D of the Borough
         of Neath Local Plan.

b)   That authorisation be given for the service of an Enforcement Notice
     in respect of operational development consisting of the erection of
     1.8 metre high close board fencing adjacent to the highway at “The
     Cloggery”, Glynneath Road, Aberdulais.

     That the steps required by the Notice be as follows: -

     i)   The reduction in the height of the close board fencing to no
          higher than 1 metre.
     ii) That the period of compliance be 1 month after the date on
          which the notice takes effect.
     iii) That such action be in the interests of visual amenity and to
          accord with Policy ENV3 of the Deposit Draft Unitary
          Development Plan and Policy E67 of the Borough of Neath
          Local Plan.

                                             FOR DECISION



Contact Officer: David Watkins (01639) 764225




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5. DELEGATED APPLICATIONS DETERMINED between 8/5/04
   and 21/5/04

1   App No. P/2003/834             Type Discharge of Cond.

Proposal  GROUND INVESTIGATION REPORT UNDER
CONDITION 4 OF PLANNING PERMISSION P/99/0221 (PDR
STAGE 1C)
Location  PORT TALBOT INDUSTRIAL ESTATE, SOUTH SIDE
OF RIVER AFAN, PORT TALBOT,
Decision Approval with Conditions


2   App No. P/2003/1193            Type Discharge of Cond.

Proposal APPROVAL OF DETAILS UNDER CONDITION 6
(LANDSCAPING) AS PER PLANNING APPLICATION P/2002/1369
Location OAKDENE, WENALLT ROAD, TONNA, NEATH SA11
3HZ
Decision Approval with Conditions


3   App No. P/2004/56              Type Discharge of Cond.

Proposal   AGREE CONDITION 6 OF PLANNING APPLICATION
02/1272 WITH REGARD TO CONTAMINATION. (ADDITIONAL
INFORMATION RECEIVED 16/2/04)
Location   LAND TO THE SOUTH EASTERN END OF CAR PARK
BETWEEN, TIR MORFA ROAD AND PRINCESS MARGARET
WAY, SANDFIELDS, PORT TALBOT SA127PF
Decision Approval with Conditions


4 App No. P/2004/118              Type Householder
Proposal SIDE EXTENSION & CONSERVATORY
Location 82 NEATH ROAD, RHOS, PONTARDAWE
SWANSEASA8 3HB
Decision Approval with Conditions




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5 App No. P/2004/202              Type Change of Use
Proposal CHANGE OF USE OF FIRST FLOOR RESIDENTIAL
ACCOMMODATION TO ADDITIONAL SEATING AREA
Location 91 STATION ROAD, PORT TALBOT SA131NR
Decision Approval with Conditions


6 App No. P/2004/206              Type Householder
Proposal SINGLE STOREY SIDE EXTENSION
Location 59 GREENWOOD DRIVE, CIMLA, NEATH SA112BW
Decision Approval with Conditions


7 App No. P/2004/221              Type Householder
Proposal GARAGE
Location GILFACH HOUSE, GILFACH ROAD, RHYDDINGS,
NEATH SA108AD
Decision Approval with Conditions


8   App No. P/2004/223          Type LawfulDev.Cert-
                                Prop.
Proposal CERTIFICATE OF LAWFULNESS FOR A PROPOSED
ATTIC CONVERSION
Location  33 MAES RHEDYN, BAGLAN, PORT TALBOT
SA128TY
Decision Issue Lawful Dev.Cert.


9 App No. P/2004/230                Type Householder
Proposal   CONSTRUCTION OF A SINGLE STOREY EXTENSION
(amended plans received 30/4/04)
Location    12 HEOL Y NANT, BAGLAN, PORT TALBOT SA128ER
Decision Approval with Conditions


10 App No. P/2004/238             Type Full Plans
Proposal PROPOSED DETACHED DWELLING AND GARAGE
Location PLOT 28 OCEAN VIEW, JERSEY MARINE, NEATH
SA106HR
Decision Approval with Conditions




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11 App No. P/2004/248             Type Householder
Proposal FIRST FLOOR EXTENSION, ATTIC CONVERSION
AND CONSERVATORY
Location 21 NEATH ROAD, CRYNANT, NEATH SA108SE
Decision Approval with Conditions


12 App No. P/2004/277             Type Householder
Proposal EXTENSION TO BUNGALOW INCLUDING
CONSERVATORY AND GARAGE
Location 26 DULAIS ROAD, SEVEN SISTERS, NEATH SA109EL
Decision Approval with Conditions


13   App No. P/2004/301          Type Discharge of Cond.

Proposal   AGREE CONDITION 2 OF PLANNING APPLICATION
P/03/601 WITH REGARD TO EXTERNAL MATERIALS.
Location   GLYNCORRWG PONDS CO-OPERATIVE,
YNYSCORRWG PONDS, GLYNCORRWG, PORT TALBOT
Decision Approval with Conditions


14 App No. P/2004/314             Type Full Plans
Proposal POST PERSON SECURITY CONTAINER FOR SHORT
TERM STORAGE OF MAIL PRIOR TO DELIVERY
Location BERTHA ROAD NR. TY FRY ROAD, MARGAM, PORT
TALBOT SA132BP
Decision Approval with Conditions


15 App No. P/2004/316             Type Full Plans
Proposal POST PERSON SECURITY CONTAINER FOR SHORT
TERM STORAGE OF MAIL PRIOR TO DELIVERY
Location JUNCTION OF, WELLFIELD ROAD AND PENTYLA
BAGLAN ROAD, BAGLAN, PORT TALBOT SA128AB
Decision Approval with Conditions




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16 App No. P/2004/318             Type Full Plans
Proposal POST PERSON SECURITY CONTAINER FOR SHORT
TERM STORAGE OF MAIL PRIOR TO DELIVERY
Location GRASS AREA AT THE JUNCTION OF LAND WITH,
VARNA TERRACE, TAIBACH, PORT TALBOT SA131TF
Decision Approval with Conditions


17 App No. P/2004/328             Type Householder
Proposal TWO STOREY SIDE EXTENSION
Location 95 BROOKLYN GARDENS, BAGLAN MOORS, PORT
TALBOT SA127PD
Decision Approval with Conditions


18 App No. P/2004/344             Type Full Plans
Proposal GARAGE
Location 124 OLD ROAD, SKEWEN, NEATH SA106AT
Decision Approval with Conditions


19 App No. P/2004/353             Type Householder
Proposal EXTENSION TO DWELLING
Location 45 NEATH ROAD, RESOLVEN, NEATH SA114AA
Decision Approval with Conditions


20 App No. P/2004/371             Type Full Plans
Proposal SINGLE STOREY SIDE EXTENSION GARAGE WC
UTILITY ROOM AND PORCH
Location  56 BEECHWOOD AVENUE, NEATH SA113TE
Decision Approval with Conditions


21   App No. P/2004/373            Type Discharge of Cond.

Proposal   AGREE CONDITION 8B OF PLANNING APPLICATION
02/1474 WITH REGARD TO CAR PARKING
Location   LAND AT KEEPERS COTTAGE, LLANDARCY,
NEATH SA106EJ
Decision Approval with Conditions




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22 App No. P/2004/389             Type Householder
Proposal EXTENSION TO DWELLING
Location 16 FIRWOOD CLOSE, BRYNCOCH, NEATH SA107UR
Decision Approval with Conditions


23 App No. P/2004/406             Type Full Plans
Proposal FIRST FLOOR BEDROOM AND W/C EXTENSION
Location 20 CAMBRIAN PLACE, PORT TALBOT SA131HD
Decision Approval with Conditions


24 App No. P/2004/409             Type Householder
Proposal TWO STOREY SIDE EXTENSION
Location 3 BRYNAFAN, CWMAVON, PORT TALBOT SA129AS
Decision Approval with Conditions


25 App No. P/2004/425             Type Householder
Proposal CONVERSION OF GARAGE TO LIVING
ACCOMMODATION
Location 32 LEIROS PARC DRIVE, BRYNCOCH, NEATH
SA107EW
Decision Approval with Conditions


26   App No. P/2004/427          Type Informal Consult
                                 App
Proposal INFORMAL APPLICATION - RESIDENTIAL /
COMMERCIAL DEVELOPMENT WITH ASSOCIATED PARKING.
Location  LAND EAST OF MARRIOTT HOTEL, FERRARA
QUAY, TRAWLER ROAD MARITIME QUARTER, SWANSEA
Decision No Objections


27 App No. P/2004/455             Type Householder
Proposal CONSTRUCTION OF A SINGLE STOREY EXTENSION
Location GELLI GAER FAWR, BWLCH ROAD, CIMLA, NEATH
SA113RR
Decision Approval with Conditions




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28 App No. P/2004/457             Type Householder
Proposal CONSERVATORY
Location 37 DERWEN DEG, NEATH SA107FP
Decision Approval with Conditions


29 App No. P/2004/460             Type Householder
Proposal EXTENSION TO DWELLING AND CONSERVATORY
Location 19 WESTERN ROAD, PONTARDAWE, SWANSEA SA8
4AJ
Decision Approval with Conditions


30 App No. P/2004/468             Type Householder
Proposal EXTENSION TO DWELLING
Location 2 WOOD COTTAGES, DYFFRYN, NEATH SA107BJ
Decision Approval with Conditions


31 App No. P/2004/474             Type Householder
Proposal EXTENSION TO DWELLING
Location 6 HEOL Y WERN, CAEWERN, NEATH SA107SB
Decision Approval with Conditions


32 App No. P/2004/477             Type Householder
Proposal RECONSTRUCTION OF GARAGES AND SHEDS AND
CONVERSION OF STORE TO DINING ROOM
Location GLYN Y BONT, 7 HIGH STREET, CWMGWRACH,
NEATH SA115SY
Decision Approval with Conditions


33 App No. P/2004/486             Type Householder
Proposal DINING ROOM EXTENSION
Location 1A MOUNT PLEASANT, TONNA, NEATH SA113HX
Decision Approval with Conditions




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34   App No. P/2004/496            Type PriorNotif.Agric.Bld

Proposal STEEL FRAMED BUILDING
Location  WAUN Y PENLAN, PEN Y LAN ROAD, RHYDYFRO,
PONTARDAWE SWANSEA
Decision Prior Approval Not Required


35 App No. P/2004/507             Type Householder
Proposal PROPOSED CONSERVATORY TO REAR OF
PROPERTY
Location 6 NIDUM CLOSE, NEATH SA107JE
Decision Approval with Conditions


36 App No. P/2004/508             Type Householder
Proposal CONVERSION OF GARAGE TO LIVING
ACCOMMODATION AND CONSERVATORY
Location 28 DERWEN DEG, NEATH SA107FP
Decision Approval with Conditions


37   App No. P/2004/541            Type Discharge of Cond.

Proposal   DETAILS RELATING TO CONDITION 5
(RESIDENTIAL CURTILAGE) OF PLANNING CONSENT
P2003/1235
Location   FFOREST FARM, ABERDULAIS, NEATH
Decision Approval


38 App No. P/2004/550             Type Full Plans
Proposal AGREE CONDITION 2 OF P/04/137 WITH REGARD TO
EXTERNAL MATERIALS
Location 124 BRITON FERRY ROAD, NEATH SA111AT
Decision Approval with Conditions


39 App No. P/2004/552            Type Householder
Proposal EXTENSION TO DWELLING
Location  12 CEFN LLAN ROAD, PONTARDAWE, SWANSEA
SA8 4NA
Decision Permitted Development


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40   App No. P/2004/585          Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 7 (DRAINAGE)
OF PLANNING CONSENT P2003/1235
Location FFOREST FARM, ABERDULAIS, NEATH
Decision Approval


41   App No. P/2004/586          Type Discharge of Cond.

Proposal DETAILS RELATING TO CONDITION 8 (
STORMWATER WILL DISCHARGE TO SOAKAWAYS) OF
CONSENT P2003/1235
Location FFOREST FARM, ABERDULAIS, NEATH
Decision Approval


42   App No. P/2004/619         Type LawfulDev.Cert-
                                Prop.
Proposal CERTIFICATE OF LAWFULNESS FOR PROPOSED
EXTENSION TO DWELLING
Location  17 DAPHNE ROAD, RHYDDINGS, NEATH SA108DN
Decision Issue Lawful Dev.Cert.




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