Planning Application approved for new Garage and Detached Workshop in Welshpool, Powys.

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En-Plan: Planing & Architecture formulated a householder planning application for the creation of a new detached garage and a new workshop in the rear domestic curtilage of a residential property on the outskirts of Welshpool.  The Planning Application was subsequently submitted to, and approved by, Powys County Council Planning Department.  The proposal sailed through the planning process and now the applicant has the workshop space required to help run his business from home and the first floor accommodation in the new garage that allows flexibility for guests and family members who come to stay with the owners. please refer to our Garages, Annexes, and Outbuildings page for further examples of how we can help you create new curtilage buildings that add real flexibility and value to your property.

 

Welshpool is a town in the county of Powys, Wales, situated on the River Severn. Historically, it was a significant market town and a hub for the wool trade, hence the name "Welshpool." Today, it serves as a commercial and cultural center for the surrounding area, with attractions such as Powis Castle, a medieval fortress and mansion that is a major tourist destination, and the Welshpool and Llanfair Light Railway, a narrow-gauge heritage railway offering scenic rides through the countryside. Additionally, Welshpool hosts various events and festivals throughout the year, attracting visitors from both Wales and beyond.

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The history of the railway in Welshpool primarily revolves around the Welshpool and Llanfair Light Railway (W&LLR), which is a narrow-gauge heritage railway that runs between Welshpool and Llanfair Caereinion. Here's an overview of its history:

1. Origins: The Welshpool and Llanfair Light Railway was originally constructed in the late 19th century as a part of the Cambrian Railways network. It was opened in 1903 to connect the market town of Welshpool with the rural communities to its west.

2. Purpose: The primary purpose of the railway was to facilitate the transportation of agricultural products, particularly livestock, and goods between Welshpool and the surrounding farming areas. It also provided passenger services to local communities.

3. Closure and Preservation: Like many rural branch lines, the railway faced decline in the mid-20th century due to competition from road transport. It ceased regular passenger services in 1931 and freight services in 1956. However, a group of enthusiasts and preservationists rallied to save the railway from closure.

4. Preservation Era: In the 1960s, efforts were made to preserve and restore the railway as a heritage attraction. Volunteers worked tirelessly to restore the track, rolling stock, and infrastructure. The railway gradually reopened sections to tourists, offering scenic rides through the picturesque Welsh countryside.

5. Expansion and Development: Over the years, the W&LLR expanded its operations, extending its track and enhancing its facilities. It became a popular tourist attraction, drawing visitors from across the UK and beyond. The railway also played a vital role in preserving the heritage of narrow-gauge railways in Wales.

6. Present Day: Today, the Welshpool and Llanfair Light Railway continues to operate as a thriving heritage railway, offering steam train rides, special events, and educational experiences for visitors. It remains an important part of Welshpool's cultural heritage and a key tourist attraction in the region.

Overall, the history of the railway in Welshpool reflects the broader narrative of railway development, decline, and preservation that has occurred in many parts of the UK. Through the dedication of volunteers and enthusiasts, the Welshpool and Llanfair Light Railway has been preserved as a living testament to Wales' railway heritage.

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The landscape of Mid Wales is characterized by its stunning natural beauty, diverse terrain, and tranquil rural scenery. Here are some key features of the landscape in Mid Wales:

1. Rolling Hills: Much of Mid Wales is dominated by rolling hills and low-lying mountains. The region is part of the Cambrian Mountains, which extend across much of central Wales. These hills offer breathtaking panoramic views and provide a backdrop to the picturesque countryside.

2. River Valleys: Mid Wales is crisscrossed by numerous river valleys, including the valleys of the River Severn, River Wye, River Dee, and River Towy. These valleys are often deep and wooded, with meandering rivers flowing through lush green landscapes.

3. Forests and Woodlands: Large swathes of Mid Wales are covered in forests and woodlands, which contribute to the region's rich biodiversity. Ancient oak woodlands, coniferous forests, and mixed woodlands are all common in this area, providing habitats for a variety of wildlife.

4. Lakes and Reservoirs: Mid Wales is home to several picturesque lakes and reservoirs, such as Lake Vyrnwy, Lake Bala (Llyn Tegid), and the Elan Valley reservoirs. These bodies of water are not only scenic but also important for water supply and recreation.

5. Moors and Heathlands: In addition to hills and mountains, Mid Wales features extensive areas of moorland and heathland. These open landscapes are characterized by grasses, heather, and peat bogs, and they provide habitats for unique flora and fauna, including rare bird species.

6. Coastline: Although Mid Wales is primarily known for its inland landscapes, it also boasts a stunning coastline along Cardigan Bay. This coastline is dotted with sandy beaches, rugged cliffs, and picturesque seaside villages, offering opportunities for coastal walks and wildlife spotting.

Overall, the landscape of Mid Wales is renowned for its unspoiled natural beauty, making it a haven for outdoor enthusiasts, hikers, cyclists, and nature lovers. The combination of rolling hills, river valleys, forests, and coastlines creates a diverse and captivating environment that attracts visitors from far and wide.

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In trms of assessing the propsoal Policy DM13 of the Powys Local Development Plan seeks to ensure that development is designed to complement and/or enhance the character of the surrounding area in terms of siting, appearance, integration, scale, height, massing and design detail. Developments should not have an unacceptable detrimental impact upon the amenities enjoyed by the occupants or users of nearby properties by means of noise, dust, air pollution, litter, odour, hours of operation, overlooking or any other planning matter.

Policy H7 of the Powys Local Development Plan states that proposals for ancillary development shall be provided as extensions to an existing dwelling, where this is not appropriate or practical then ancillary buildings and other considerations will apply.

This application is for the demolition of the existing garage and workshop buildings to the rear of the dwelling known as Lilcroft and the erection of a new garage and separate workshop building. The proposed garage and workshop buildings are to be separate building and both detached from the existing dwelling on the same footprints as the existing buildings. The existing garage building within the curtilage of the existing dwelling could be used for ancillary purposes to the main dwelling as it stands under permitted development rights. Despite the proposed garage being detached from the existing dwelling, officers consider that the detached garage building which could be used for similar purposes as the existing, is considered to be acceptable in this location given the existing nature of the garage. In light of the above observations, Officers consider that the proposed development is in accordance with policies H7 and DM13 of the Powys Local Development Plan

The proposed garage is to measure 7 metres in length, 6.1 metres in width, 2.3 metres in height to the eaves and 5.5 metres in height to the ridge. Plans indicated the garage is to have walls of red brick construction with a slate roof. The proposed workshop building is to measure 15.1 metres in length, 7.5 metres in width, 2.4 metres in height to the eaves and 4.1 metres in height to the ridge. No further indication has been given to the materials proposed other than those for the garage which reflect that of the existing

garage building. Officers considered that upon any grant of consent a condition should be attached requiring the submission of samples and/or details of the proposed materials for the two buildings proposed.
Officers consider that the proposed development is of an acceptable scale, design and appearance and will not have any adverse impact upon amenities enjoyed by the occupants of the neighbouring properties. The proposed development is considered to be of a scale, height, mass and design that complement and enhance the character and appearance of the existing dwelling and of the surrounding area.
In light of the above observations, Officers consider that the proposed development is in accordance with policies H7 and DM13 of the Powys Local Development Plan
Highways Safety and Movement
Policies DM13 and T1 of the Powys Local Development Plan 2018 states that development proposals should incorporate safe and efficient means of access to and from the site for all transport users, manage any impact upon the network and mitigate adverse impacts.
As part of this application process the trunk road authority have been consulted who initially sought further information regarding the future use of the workshop and garages and the types of vehicles entering and leaving the site. The agent confirmed that the buildings are to be used for domestic purposes and only domestic vehicles would be using the site. Following further consultation with the authority no direction has been issued in respect of the proposed development.
In light of the above, Officers consider that the proposed development is in accordance with planning policy, particularly policy DM13 and T1 of the LDP, Technical Advice Note 18 and Planning Policy Wales.
Ecology and Biodiversity
LDP policy DM2 indicates that development proposals should demonstrate how they protect, positively manage and enhance biodiversity and geodiversity interests including improving the resilience of biodiversity through the enhanced connectivity of habitats within, and beyond the site. Proposals which unacceptably affect protected species or designated sites will not be supported. This is echoed within Technical Advice Note 5 and PPW.
As part of this application process the County Ecologist has been consulted and initially requested additional information regarding the potential of the existing timber outbuilding to support protected species. The applicant has provided additional site photos and it was considered that there is negligible potential for roosting bats to be present and affected by the proposed developments. The existing garage looks to be in good condition with tightly fitting roof tiles and soffits allowing little opportunity for bats to access the structure for roosting purposes.

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The ecologists further comments raise no objection to the proposed development, however have recommended that we attached upon any grant of consent conditions regarding lighting and landscaping. Officers agree that it is reasonable to attach a condition regarding lighting, however it is not necessary to request a detailed landscaping plan for the site. The suggested informative will be attached to any consent granted.
In light of the above, subject to lighting condition, Officers consider that the proposed development is in compliance with policies DM2 and DM13 of the Powys LDP, Technical Advice Note 5 and PPW.
Contaminated Land
Policy DM10 states that development on contaminated or unstable land will be permitted where they do not result in additional ground stability problems on or off site or unacceptable affect public health and safety, nature conservation, historic or archaeological interests.
As part of this application process Environmental Health contaminated land officers have been consulted who have raised no objection to the application subject to the provision of a preliminary risk assessment during the application or attaching a number of suggested conditions to any grant of consent requiring further to be sought via condition prior to works on site being commenced.
In light of the above, Officers consider that subject to the recommended conditions, the proposed development fundamentally complies with policy DM10 of the Powys local Development Plan.
Minerals Safeguarding
Policy DM8 of the Powys Local Development Plan 2018 seeks to ensure that non mineral development proposals within mineral safeguarding areas will only be permitted where the resource is not of potential future value, development is temporary in its nature, mineral can be extracted prior to development, there is an overriding need in the public interest for the development or the development is householder and/or very minor in its nature such as extensions to existing dwellings of development within the curtilage of a domestic dwelling.
This application is for the replacement of a garage and workshop with similar buildings within the domestic curtilage of the dwelling known as Lilcroft. Officers consider no further information is required as per the requirements of the policy and therefore the proposed development fundamentally complies with policy DM8 of the Powys Local Development Plan 2018.

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please CONTACT US and we will be only too happy to talk through any questions or development proposals you may have.

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