Agenda Item 9 - 12-0288 - Land off Edmondstown Road ...

RHONDDA CYNON TAF COUNTY BOROUGH COUNCIL 

DEVELOPMENT CONTROL 

COMMITTEE 

1 NOVEMBER 2012 

REPORT OF: SERVICE 

DIRECTOR PLANNING 

1. PURPOSE OF THE REPORT 

MUNICIPAL YEAR 2012-2013 

Agenda Item No. 9 

APPLICATION N0: 12/0288 - 

FARMHOUSE AND AGRICULTURAL 

SHED WITH ACCESS TO 

EDMONDSTOWN ROAD 

LAND OFF EDMONDSTOWN ROAD, 

EDMONDSTOWN 

Members are asked to determine the above planning application. 

2. RECOMMENDATION 

That Members consider the proposals and my report thereon and 

determine the application having regard to the advice given. 

3. BACKGROUND 

Development Control Committee Agenda - 1 November 2012 

The application was originally reported to the meeting of the 

Development Control Committee on 6 September 2012. A copy of the 

report is attached at APPENDIX A. At this meeting Members resolved 

to defer determination for a site visit. 

The site inspection took place on 25 September 2012 (APPENDIX B) 

and following this, the application was reported back to the 

Development Control Committee on 04 October 2012. At that meeting 

Members were minded to approve the application as it was considered 

the proposed development would not be visually intrusive within the 

rural setting nor does it represent an inappropriate development in the 

Green Wedge. 

Members conclusion that the proposed development would not be 

visually intrusive within the rural setting is fully appreciated. There is 

no objection to the principle of erecting an agricultural building at this 

location, however, there is concern with regards to the scale (that is, 

21.4m length by 13.7m wide by 5.4m high to its apex) and external 

appearance of the proposed agricultural shed. The shed would be 

clearly visible along the Public Right of Way that runs adjacent to and 

across the fields to the south and concern is raised that a building of 

the size proposed would appear unduly intrusive at this location. 

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There is also some concern that the need for such a large building, 

which would lie wholly within a green wedge, has not been justified. 

Especially having regard to the size and use of the agricultural land 

which the applicants farm and a large area of this land being a Site of 

Special Scientific Interest and under land management agreements. 

Notwithstanding the above if Members are still minded to approve the 

application; then it is suggested that the following conditions are 

attached to the planning permission: 

1. The development hereby permitted shall be begun before the 

expiration of five years from the date of this permission. 

Reason: To comply with Sections 91 and 93 of the Town and 

Country Planning Act 1990. 

2. Building operations shall not be commenced until samples of the 

external materials of the dwelling and agricultural shed have 

been submitted to and approved in writing by the Local Planning 

Authority and all materials used shall conform to the samples so 

approved. 

Reason: To ensure that the external appearance of the 

proposed development will be in keeping with the character of 

the area and adjoining buildings in the interests of visual 

amenity in accordance with Policies AW5 and AW6 of the 

Rhondda Cynon Taf Local Development Plan. 

3. No development shall take place until there has been submitted 

to and approved by the Local Planning Authority a 

comprehensive scheme of landscaping for the dwelling and 

agricultural shed, which shall include indications of all existing 

trees (including spread and species) and hedgerows on the land 

and details of any to be retained together with measures for their 

protection during the course of development. 

Reason: To ensure that the new development will be visually 

attractive in the interests of amenity in accordance with Policies 

AW5 and AW6 of the Rhondda Cynon Taf Local Development 

Plan. 

4. All planting, seeding or turfing in the approved details of 

landscaping shall be carried out in the first planting and seeding 

season following the occupation of the building(s) or completion 

of the development, whichever is the sooner, and any trees or 

plants 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 



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season with others of similar size and species, unless the Local 

Planning Authority gives written consent to any variation. 

Reason: To ensure that the new development will be visually 

attractive in the interests of amenity in accordance with Policies 

AW5 and AW6 of the Rhondda Cynon Taf Local Development 

Plan. 

5. No development shall take place until there has been submitted 

to approved in writing by the Local Planning Authority a plan 

indicating the positions, design, materials and type of boundary 

treatment to be erected. The boundary treatment shall be 

completed in accordance with the approved details before the 

development is brought into beneficial use and retained as such 

thereafter unless otherwise agreed in writing by the Local 

Planning Authority. 

Reason: To ensure that the new development will be in keeping 

with the surrounding area and to protect residential amenity in 

accordance with Policies AW5 and AW6 of the Rhondda Cynon 

Taf Local Development Plan. 

6. Construction works on the development shall not take place 

other than during the following times: 

• Monday to Friday 0800 to 1800 hours 

• Saturday 0800 to 1300 hours 

• Not at any time on Sundays, Bank or Public holidays, 

unless otherwise agreed in writing by the Local Planning 

Authority. 

Reason: To ensure that the noise emitted from this 

development is not a source of nuisance to occupants of nearby 

residential properties in accordance with Policy AW5 of the 

Rhondda Cynon Taf Local Development Plan. 

7. No development shall take place until drainage arrangements 

have been submitted to and approved in writing by the Local 

Planning Authority, which shall include a Hydrological Impact 

Assessment including proposed mitigation, design details and a 

development program with respect to: 

a) protection of open and culverted sections of the existing 

watercourse during and after construction 

b) protection of properties downstream of the development 

from increased flood risk during and after construction 

owing to the development; and 

c) protection of properties within the development from flood 

risk 



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Reason: To ensure adequate disposal of foul and surface water 

drainage in accordance with Policy AW10 of the Rhondda 

Cynon Taf Local Development Plan. 

8. The development shall not be occupied until the drainage works 

have been completed in accordance with the approved plans. 

Reason: To ensure adequate disposal of foul and surface water 

drainage in accordance with Policy AW10 of the Rhondda 


9. The dwelling hereby permitted shall be constructed to achieve a 

minimum Code for Sustainable Homes Level 3 and achieve a 

minimum of 1 credit under category ‘Ene1- Dwelling Emission 

Rate’ in accordance with the requirements of Version 3 of the 

Code for Sustainable Homes. The development shall be carried 

out entirely in accordance with the approved assessment and 

certification. 

Reason: To ensure the development constructed is in 

accordance with policy guidance in relation to providing 

sustainable buildings, outlined in paragraph 4.11.4 of Planning 

Policy Wales. 

10. Unless otherwise agreed in writing by the Local Planning 

Authority, construction of the dwelling hereby permitted shall not 

begin until an ‘Interim Certificate’ has been submitted to and 

approved in writing by the Local Planning Authority, certifying 

that a minimum Code for Sustainable Homes Level 3 and a 

minimum of 1 credit under ‘Ene1 - Dwelling Emission Rate’, has 

been achieved for the dwelling or house type in accordance with 

the requirements of Version 3 of the Code for Sustainable 

Homes. 




Policy Wales. 

11. Prior to the occupation of the dwelling hereby permitted, a Code 

for Sustainable Homes ‘Final Certificate’’ shall be submitted to 

and approved in writing by the Local Planning Authority, 

certifying that a minimum Code for Sustainable Homes Level 3 

and a minimum of 1 credit under ‘Ene1 - Dwelling Emission 

Rate’, has been achieved for the dwelling in accordance with the 

requirements of the Version 3 of the Code for Sustainable 

Homes. 





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Policy Wales. 

12. Prior to the commencement of development, details of traffic 

management and wheel washing facilities shall be provided on 

site in accordance with details to be submitted to and approved 

in writing by the Local Planning Authority. The approved details 

shall be implemented and maintained throughout the 

construction period unless otherwise agreed in writing by the 

Local Planning Authority. 

Reason: To ensure that mud and debris are not deposited from 

the construction site onto the public highway, in the interests of 

highway safety in accordance with Policy AW5 of the Rhondda 


13. Notwithstanding the submitted plans, development shall not 

commence until full engineering and design details of the 

improved access off Edmondstown Road including 

improvements to the agricultural shed access road (PROW) 

have been submitted to and approved in writing by the Local 

Planning Authority. The approved details shall be fully 

implemented prior to the development being brought into 

beneficial use. 

Reason: To ensure the adequacy of the proposed development 

in the interests of highway and pedestrian safety. In accordance 

with policy AW5 of the Rhondda Cynon Taf Local Development 

Plan. 

14. Prior to commencement of works on site a method statement to 

protect/keep available the Public Right of Way during 

construction work shall be submitted to and agreed in writing by 

the Local Planning Authority. The approved details shall be 

implemented and maintained throughout the construction period 

unless otherwise agreed in writing by the Local Planning 

Authority. 

Reason: To ensure that the PROW is protected and available 

during construction work, in the interests of pedestrian safety in 

accordance with Policy AW5 of the Rhondda Cynon Taf Local 

Development Plan. 

15. No outside storage shall take place within the curtilage of the 

agricultural shed, unless otherwise agreed in writing by the 

Local Planning Authority. 

Reason: To protect the visual amenity of the surrounding area 

and green wedge in accordance with policies SS22.1, AW5 and 

AW6 of the Rhondda Cynon Taf Local Development Plan. 



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NOTES 


1. The applicant/developer is advised that construction workers 

should be made aware of the line of the PROW as it forms part 

of the application site and therefore they will encounter 

pedestrian traffic. Construction workers must therefore be 

vigilant of the PROW and furthermore it should not be blocked 

by construction traffic at any time. 

2. The applicants’ attention is drawn to the attached letter from 

Countryside Council for Wales dated 20 Jun 2012. 

3. The applicants’ attention is drawn to the attached letter from Dwr 

Cymru/Welsh Ware dated 3 July 2012. 



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7 

APPENDIX A 

APPLICATION NO: 12/0288/10 (JAW) 

APPLICANT: Mr & Mrs A West 

DEVELOPMENT: Farmhouse and agricultural shed with access to 

Edmondstown Road 

LOCATION: LAND OFF EDMONDSTOWN ROAD, 

EDMONDSTOWN CF40 1NP 

DATE REGISTERED: 11/04/2012 

ELECTORAL DIVISION: Tonyrefail West 

APPLICATION DETAILS 


Full planning permission is sought to erect a farmhouse (dwelling) and 

agricultural building with access on land off Edmondstown Road, 

Edmondstown. The dwelling would be set-back in the site curtilage and 

measure 12.5m wide by 8.5m deep and would be 8.8m high to its ridge. It 

would have an attached garage (with storage space above) measuring 4.6m 

wide by 8m deep by 6m high to ridge level. The garage/store would be set 

back 2m from the front elevation of the dwelling. The dwelling would have a 

front porch and a 1.5m deep two-storey rear projection. The external walls of 

the dwelling would be reclaimed dress stone and the roof covering would be 

slate. The external walls of the garage/store would be roughcast render. The 

dwelling would accommodate an entrance hall, kitchen/dining room, utility 

room, living room, kids playroom and toilet on the ground floor and three 

bedrooms (one en-suite), a bathroom and office on the first floor. 

The agricultural building would be located to the east of the dwelling and 

would measure 21.4m in length by 13.7m wide. It would be 3.6m high to 

eaves level and 5.4m to its apex. The external materials would comprise 

concrete panels to the lower walls and green profile sheets to the upper walls 

and roof. 

The applicants’ have advised that the agricultural building would be required 

to store, approximately 132 round hay bales, a tractor and loader, a trailer 

(with hay bob and mower stored in the trailer), a further tractor, topper, baler, 

stock box, link box, fertilizer spreader, approximately 12 fertilizer bags, logs, 

and straw (with storage room below for fence post, wire and animal feed). 

Access to the site would be via the unnamed track, which is part of a Public 

Right of Way (ANT/59), that links Edmondstown Road with Rees Street. 

The applicants’ currently farm approximately 28 hectares of land at Dinas Isaf, 

of which 10.6 hectares is a SSSI (Site of Special Scientific Interest) and under 

land management agreements. The remainder are hay fields. Approximately 

20 cattle and 80 sheep are farmed. The applicant’s have also advised that 

they will shortly farm a further 11 hectares as part of Graig Ddu Farm. The 

farm machinery and hay is currently stored at Graig Ddu Farm approximately 

three miles away. 

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SITE APPRAISAL 

The western part of the application site (where the dwelling is proposed) is 

enclosed by a stonewall, which is collapsed in places. This area is heavily 

overgrown and contains redundant single storey block and corrugated iron 

roofed sheds. 

The site is located on the eastern edge of Edmondstown, which is mainly 

characterised by terraced dwellings. The area surrounding the application 

site comprises open countryside to the south and east (part of which is the 

Rhos Tonyrefail SSSI). The Graig Ddu mountainside lies on the opposite side 

of Edmondstown Road (to the north). To the south-west is a playing field and 

to the west is an unmade access that provides secondary access to a number 

of side roads. To the north-west is a children’s playground, a community hall 

and the rear of a public house. 

A Public Right of Way (PROW), runs across the front of the site and through 

the south-east of the site (between where the proposed dwelling and 

agricultural building would be located). The PROW appears to be well used 

by the local community (including children using the playground) and provides 

a link to/through the open countryside. 

PLANNING HISTORY 

08/1448 Application to determine whether Permission Required 

planning permission is required 14/10/08 

for infilling part of a field with 

imported hardcore/building rubble 

PUBLICITY 


A press notice, site notices and direct neighbour notification letters have 

advertised the application. 24 letters and a petition have been received which 

are summarised as follows: 

Petition signed by 61 signatories objecting to the proposal, however, no 

reasons are provided. 

10 letters objecting to proposal (5 with no reason provided) concerns raised 

include: 

• Oppose application if it affects the PROW and/or road to houses. 

Everyday traffic has become dependant on this overflow route to 

houses, it also serves a community hall, the football clubhouse, a 

children’s playground and a Public House. 

• Noise and health and safety issues associated with a working farm so 

close to residential properties, a children’s playground and general 

playing field. 



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• Loss of view of surrounding mountains and valley from Edmondstown 

Road. 

• Scale of proposal is out of keeping with local area. 

• The applicant states that proposal would ease congestion of having 

farm building closer to fields; however, we have never experienced 

traffic problems caused by the applicant’s agricultural vehicles. 

14 letters in support of the application, which are summarised as follows: 

• Will greatly improve appearance of village and materials would reflect 

local character. 

• Will reduce carbon footprint and improve safety and congestion on 

roads between site and Graig Ddu farm. 

• Only concern proposal may block the PROW and/or road, which we 

have been assured is not the case. 

• Regularly use PROW to walk dog and admire wildlife, the environment 

and animals. Proposal would benefit the area. 

• Williamstown Primary School comments that to have a resource within 

walking distance of the school becomes an extension of the classroom 

and provides outdoor learning for all the children. 

CONSULTATION 


Transportation Section – no objection subject to conditions. 

Land Reclamation and Engineering – advises that there is an existing 

culverted watercourse passing through/adjacent to the site. No objection 

subject to suitable drainage conditions including the submission of a 

Hydrological Impact Assessment. 

Public Health and Protection – no objection. 

Environmental Services (Leisure) – no adverse comments received. 

Countryside Council for Wales (CCW) – advises that the Rhos Tonyrefail 

SSSI is located within 50m of the site. The application has the potential to 

affect the SSSI with the identified risks being i)potential pollution incidents 

during construction and ii) the disposal of foul water from the house and 

surface water arising from the agricultural building and house. Appropriate 

controls and construction methods are required to be in place, to control these 

risks to the SSSI. 

The continued sustainability and viability of the applicant’s agricultural 

business and therefore management, in particular stock grazing, is vital to the 

long-term maintenance of the nationally important habitats on the land within 

the SSSI. 

Dwr Cymru/Welsh Water – no objection. 



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Countryside Section – advises that there is an objection to the proposed size 

and impact of the proposed agricultural building on the landscape. Also, 

advises that the Rhos Tonyrefail SSSI is located close to the site and a 

PROW runs to the front of the site and between the proposed location of the 

dwelling and agricultural building. The proposal would increase the risk of 

conflict between pedestrian users who have the right to walk the footpath and 

vehicles. There would appear to be adequate width to allow the footpath to 

be accommodated to the side of the access track, which would allow the 

traffic to be segregated, it would also be beneficial if this section of path could 

be brought up to the same standard as the remaining section of the footpath 

through the fields. 

Spatial Planning – no policy objection subject to the requirements of the 

relevant polices being met. 

SEWBREC – there are no records of any statutory protected species within 

the immediate vicinity of the site. 

Tonyrefail and District Community Council – although do not object to the 

proposal would comment that there is a footpath running through this area. 

What steps are being made to maintain access to these footpaths during 

construction works? 

POLICY CONTEXT 


Rhondda Cynon Taf Local Development Plan 

The proposed farmhouse lies within the defined settlement boundary. The 

agricultural building lies completely within a green wedge and partially within a 

minerals safeguarding zone within the Southern Strategy Area. 

Policy CS2 of the LDP – is concerned with creating sustainable growth within 

the Southern Strategy Area, particularly by protecting the culture and identity 

of communities by focusing development within defined settlement boundaries 

and by protecting the built and natural environment. 

Policy AW1 – identifies the housing land requirement figure and how this will 

be achieved. This includes the development of unallocated land within the 

settlement boundary. 

Policy AW2 – requires new development to be in a sustainable location 

Policy AW5 – specifies criteria for new development. It requires new 

development to have an acceptable impact on the character and appearance 

of the site and surrounding area and no significant impact on the amenities of 

neighbouring occupiers. It also requires development to be of sustainable 

design with good accessibility. 

Policy AW6 – outlines types of development criteria that will be supported, 

including the following: 



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• A high standard of design; 

• Design appropriate to the local context; 

• An integrated mixture of uses appropriate to the scale of the development; 

and 

• An efficient use of land. 

Policy AW14.2 – the resources of sandstone will be safeguarded from 

development. 

Policy SSA11 – Net density is sought at a minimum of 35 dwellings per 

hectare. 

Policy SSA13 – stipulates that development should occur within the defined 

settlement boundary. 

Policy SS22.1 – identifies a green wedge at land north of Tonyrefail (Trane 

Farm, Cae’r Farm) and Penrhiwfer (Mynydd y Gilfach) (part). Development 

that would prejudice the open nature of the land will not be permitted. 

• 

National Guidance 

Planning Policy Wales 

Paragraph 4.7.16 – the construction of new buildings in a green belt or a 

locally designated green wedge is inappropriate development unless it is for 

the purpose: 

• Justified agricultural and forestry needs. 

Paragraph 9.3.3 - states that new housing development should not damage 

an area’s character or amenity. 

Planning Policy Wales Technical Advice Note 12 (Design) advises that the 

Welsh Government is strongly committed to achieving the delivery of good 

design in the built and natural environment, which is fit for purpose and 

delivers environmental sustainability, economic development, and social 

inclusion at every scale throughout Wales. 

PLANNING CONSIDERATIONS 


As detailed previously, planning permission is sought for the erection of a 

farmhouse (dwelling) and an agricultural building. The two elements of the 

proposed development will be considered separately. 

1. The Proposed Farmhouse (dwelling) 

The description of the dwelling is a farmhouse, however, it would be located 

on an unallocated area of land within the settlement boundary of 

Edmondstown. The principle of erecting a dwelling at this location would 

therefore be acceptable. Therefore, the proposal is being considered as the 



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erection of a dwelling within settlement limits, and as such, if permitted there 

would be no need for a condition tying the dwelling to an agricultural/rural 

enterprise use. Indeed, Members should note that no justification has been 

put forward for an agricultural workers dwelling. Therefore, the main issues to 

be considered are:- 

• The impact on the character and appearance of the area 

• The impact on highway safety, parking and the PROW 

• The impact on nearby residential properties 

• The impact on the SSSI 

The impact on the character and appearance of the area 

The dwelling would be set down from Edmondstown Road and set apart from 

the existing residential properties in the area. The concern that the proposed 

dwelling would be out of keeping with the area is noted. It is considered that 

the siting, scale, design and external materials of the proposed detached 

dwelling would provide an appropriate development on the edge of the 

settlement, that is, it would be a visually appropriate building when viewed 

from both the built-up area and the surrounding countryside. The proposal 

would also include the retention and rebuilding of the existing stone boundary 

wall on the western side of the dwelling and a new stone boundary/retaining 

wall on the eastern side. The concern with regard to the loss of general views 

of the countryside from Edmondstown Road is noted. It is not considered that 

the siting, scale and design of the proposed dwelling would be harmful to the 

general views of the countryside from Edmondstown Road. 

The impact on highway safety, parking and the PROW 

The access to the proposed dwelling would be from Edmondstown Road, 

which provides a highway link with Rees Street. A PROW also runs along the 

access to the front of the site and continues to the east of the proposed 

dwelling. Concerns from local residents with regards to continued access to 

the existing PROW and access track are noted. The Council’s Transportation 

Section has acknowledged that the existing access/PROW is sub-standard in 

terms of structural integrity, gradient and radius kerbing. A condition is 

therefore recommended to improve the access track/PROW to the proposed 

dwelling (which is within the applicant’s ownership). The aboverecommended 

condition would improve the access track/junction from 

Edmondstown Road for all highway users. A condition is also recommended 

to ensure that the PROW is available throughout the construction phase of the 

development. A garage and driveway would provide adequate off-street 

parking to serve the proposed dwelling. A turning area would be provided to 

the front of the dwelling to enable cars to access/egress the site in a forward 

gear, which would assist in mitigating any conflict between pedestrian and 

vehicular traffic. 

In terms of neighbouring residential amenity 

The dwelling would be located to the east of existing dwellings and set down 

from Edmondstown Road, It is considered that the dwelling would have no 



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adverse impact on the existing amenities of nearby residential properties in 

terms of loss of privacy, loss of light or overbearing impact. 

The impact on the SSSI 

CCW has advised that the drainage from the proposed dwelling has the 

potential to impact on the SSSI, which is located within 50m of the site. The 

proposal is to discharge surface water from the proposed dwelling to a 

rainwater harvesting tank. Foul water is proposed to be connected to the 

public sewerage system (using pumps if necessary), unless this proves 

unviable. It is noted that drawing no. BD1651/PL02 Rev. E incorrectly shows 

a water treatment plant within the curtilage of the proposed dwelling. A 

condition of permission would be recommended to require the submission of a 

comprehensive drainage scheme prior to commencement of work on site. 

Such a condition would enable full consideration of the proposed site drainage 

in relation to the SSSI. 

It is therefore considered that the proposed dwelling is acceptable and in 

keeping with the relevant policies of the Rhondda Cynon Taf Local 


2. Proposed agricultural building 

The main issues in the consideration of the proposed agricultural building are: 

• Planning policy context of the development and the impact on a Green 

Wedge. 

• The impact on the character and appearance of the area. 

• The impact on highway safety, parking and the PROW. 

• The impact on nearby residential properties. 

• The impact on the SSSI. 

Policy context and impact on the Green Wedge 

The agricultural building lies partially within a sandstone minerals 

safeguarding zone. Although the agricultural building falls within a minerals 

safeguarding zone, the minerals have already been sterilised due to the 

proximity of the residential areas and are thus unsuitable for extraction. 

The agricultural building lies wholly within a green wedge. (Policy SS 22.1 - 

Green Wedges of the Local Development Plans). The proposed agricultural 

building would measure 21.4m in length by 13.7m wide by 5.4m high to its 

apex and would accommodate, such items as, machinery (for the hay fields, 

for transporting hay as feed for the animals, transporting animals when they 

get sick) and approximately 132 hay bales. Concern is raised whether such a 

large building is required within the Green Wedge. The Design and Access 

Statement (DAS) submitted as part of the application states that the 

applicants currently farm approximately 28 hectares of land at Dinas Isaf, 10.6 

hectares of which is under land management agreements with Butterfly 

Conservation and the Countryside Council for Wales. The DAS also states 

that they will shortly farm a further 11 hectares at Graig Ddu Farm. The 

applicants have advised that they ‘cut hay once a year’. The need to bring the 



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machinery to site from Graig Ddu Farm, which is located approximately 3 

miles away is acknowledged. However, this is the current situation and as the 

hay is cut only once a year (and having regard to the size of the site excluding 

the SSSI), it is questioned why so much machinery is required to be stored in 

the proposed building. It is noted that a local resident has advised that they 

have never experienced traffic problems caused by the agricultural vehicles 

travelling between the two farms. 

The applicants have advised that there is need to store the hay bales inside, 

because if the wrapping is torn then the contents will rot. Criminal damage 

and birds pecking holes cause such problems. Concern is raised whether 

there is a need to store the bales/all the bales in the building. The proposed 

dwelling would be erected on the site and therefore the bales could be stored 

close to the dwelling for security reasons, with the potential of mesh or other 

suitable covering of the bales to prevent birds harming the covering. 

Having regard to the above although there is no objection to the principle of a 

agricultural building at this location, concern is raised with regards to the need 

for such a large building. Paragraph 4.7.16 of Planning Policy Wales advises 

that the construction of a new building in a green wedge is inappropriate 

development unless it is for justified agricultural need. In this case it is 

considered that the scale and size of the building has not been adequately 

justified for the agricultural use of the land (having regard to its size and use) 

and would therefore result in inappropriate development in the green wedge. 

The impact on the character and appearance of the area 

The site of the proposed agricultural building would be set down from 

Edmondstown Road and would be located close to the proposed dwelling. It 

is appreciated that the applicants wish to site the building close to the dwelling 

for security purposes. However, concern is raised that the scale and external 

appearance of the proposed building, the appearance of which is more akin to 

an industrial unit, would have a significant adverse impact when viewed from 

the PROW that runs adjacent to the site and crosses the fields to the south. 

Concern is also raised with regards to the scale and appearance of the 

building when viewed from Edmondstown Road. It is therefore considered 

that the agricultural building, due to its scale and external appearance would 

appear unduly intrusive within this rural location. 

The impact on highway safety and the PROW 

As discussed earlier in the report, the Transportation Section has requested a 

condition to improve the access track/PROW from Edmondstown Road and a 

condition is recommended to ensure that the PROW is available throughout 

the construction phase of the dwelling. The Transportation Section has also 

advised that the length of access track to the proposed barn, which is part of 

the PROW would require upgrading and widening to facilitate both vehicular 

and pedestrian traffic. The requirement to widen/upgrade the access 

track/PROW could be provided by condition if planning permission were to be 

granted for the agricultural building 

The impact on nearby residential properties 



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Noise and health and safety concerns associated with a working farm so 

close to residential properties and children’s play area are acknowledged 

The land is currently in agricultural use and the machinery used is currently 

brought to site, when required. It is not considered that the erection of a 

building to house hay bales, tractors etc. would cause an unacceptable 

degree of noise and disturbance to the nearest residential properties. 

The impact on the SSSI 

As discussed earlier in the report CCW has advised that surface water 

drainage from the proposed agricultural building has the potential to impact on 

the SSSI, which is located within 50m of the site. These details could be 

provided via a condition(s) if planning permission were to be granted for the 

agricultural building. 

Having regard to the above it is considered that the size and scale of the 

proposed agricultural building would result in inappropriate development in the 

green wedge and would appear unduly intrusive at this countryside location. 

The proposed agricultural building would be contrary to Policies AW5, AW6 

and SS22.1 of the Rhondda Cynon Taf Local Development Plan and 

Paragraph 4.7.16 of Planning Policy Wales. 

RECOMMENDATION: Refuse 

1. The proposal represents inappropriate development in the Green Wedge in 

that the building, due to it size, is not justified for agricultural needs. As 

such, the proposed agricultural building conflicts with paragraph 4.7.16 of 

Planning Policy Wales and Policy SS22.1 of the Rhondda Cynon Taf Local 


2. The proposed agricultural building, due to its size, siting and external 

appearance would be visually intrusive and detrimental to the rural 

character and appearance of the area. The proposed agricultural building 

would be contrary to Policies AW5 and AW6 of the Rhondda Cynon Taf 

Local Development Plan. 

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148

Development Control Committee Agenda - 4 October 2012 

'>) prENDlx G 


DEVELOPMENT CONTROL 

COMMITTEE 

4 ocToBER 2012 

REPORT OF THE 

DIRECTOR LEGAL AND 

DEMOCRATIC SERVICES 

MU N ICI PAL YEAR 2012.2013 

Author: Mrs.Z.Maisey, Principal Officer, Committee Services 

1. 

3. 

3.2 

PURPOSE OF THE REPORT 

To consider the outcome of the site inspection in respect of the abovementioned 

proposal and to determine the application, as outlined in the 

report of the Service Director, Planning, attached at Appendix 1. 

RECOMMENDATION 

To refuse the application in accordance with the recommendation of the 

Service Director, Planning. 

BACKGROUND 

Agenda ltem No.4 

SITE MEETING 

APPLTCATION NO.l 210288 - 

FARMHOUSE AN D AGRICULTURAL 

SHED WITH ACCESS TO 

EDMONDSTOWN ROAD - LAND OFF 

EDMONDSTOWN ROAD, 

EDMONDSTOWN 

3.1 In accordance with Minute No.82 (Development Control Committee, 6 

September 2012), a site inspection was undertaken on 25 September 

2012, to consider the impact of the proposal on the surrounding area and 

highways issues. 

3.3 


The meeting was attended by the Chairman and Vice-Chairman of the 

Development Control Committee (County Borough Councillors 

R.B.McDonald and M.J.Watts) and County Borough Councillor E.Webster 

in consultation with Local Member for Tonyrefail West (County Borough 

Councillor (Mrs) E. Hanagan). 

The Planning Officer outlined the application which sought full planning 

permission to erect a farmhouse (dwelling) and agricultural building with 

access. The Planning Officer informed Members that the erection of a 

149

3.4 

3.5 


Development Control Committee Agenda - 4 October 2012 

dwelling at this location was acceptable and in keeping with the relevant 

policies of the Rhondda Cynon Taf Local Development Plan. However, 

although there was no objection to the principle of an agricultural building 

at this location, there was concern with regards to the need for such a 

large building. lt was considered that the scale and size of the building 

had not been adequately justified for the agricultural use of the land and 

would, therefore, result in inappropriate development in the green wedge. 

The Planning Officer informed Members that the size and appearance of 

the agricultural building, particularly when viewed from the Public Right of 

Way would be visually intrusive within this rural location. 

Members viewed the location of the proposed agricultural building to be 

accessed via the unnamed track which formed part of a Public Right of 

Way. The building would be erected wholly within the green wedge and 

would measure 21.4m in length by 13.7m wide. lt would be 3.6m high to 

eaves level and 5.4m to its apex. 

The Transportation Officer confirmed no objection to the proposed 

development subject to conditions which would include the improvement 

of the access track/public right of way which was currently in a substandard 

condition. 

150

LOCAL GOVERNMENT ACT 1972 

as amended by 

LOCAL GOVERNMENT (ACCESS TO INFORMATION) ACT 1985 


LIST OF BACKGROUND PAPERS 

DEVELOPMENT CONTROL COMMITTEE 

1 NOVEMBER 2012 

REPORT OF: SERVICE DIRECTOR PLANNING 

REPORT OFFICER TO CONTACT 

APPLICATION N0: 12/0288 - 

FARMHOUSE AND 

AGRICULTURAL SHED WITH 

ACCESS TO EDMONDSTOWN 

ROAD, LAND OFF 

EDMONDSTOWN ROAD, 

EDMONDSTOWN 

See Relevant Application File 


MRS J WAKEFORD 

(Tel. No. 01443 494761) 



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Agenda Item 9 - 12-0288 - Land off Edmondstown Road ...

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