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‘The Hobbit House’One Planet Development ‐ An Unexpected Journey...
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Presentation Outline• The beginnings of low impact development in
Pembrokeshire• National Policy and Guidance• One Planet Development in Wales• One Planet Development in Pembrokeshire• Retrospective One Planet Development
– Case Study 1: The Hobbit House (Pwll Broga, Trecnwc)– Case Study 2: The Roundhouse (Bryn Blodau, Dolfelfed)
• Conclusions from Case Studies• Challenges for Enforcement
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Lammas Low Impact Initiatives
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• Joint Unitary Development Plan for Pembrokeshire
• Policy 52 Low Impact Development
• 9 residential eco smallholdings, 1 community building, seasonal campsite and associated infrastructure
• Planning permission granted at appeal on 27th August 2009
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Plot 7
Plot 6
Plot 5
Plot 8
Plot 9
Plot 1
Plot 2
Plot 3
Plot 4
‘The Hobbit House’
National Policy & Guidance
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• Planning Policy Wales Edition 8 (January 2016)
• Technical Advice Note 6: Planning for Sustainable Rural Communities (July 2010)
• Practice Guidance ‐ One Planet Development Technical Advice Note 6: Planning for Sustainable Rural Communities (October 2012)
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One Planet Development in Wales
• Pembrokeshire County Council – 8 (4 granted, 4 decisions pending)
• Pembrokeshire Coast National Park Authority – 2 (granted)
• Carmarthenshire County Council – 2 (granted)
• Ceredigion County Council – 2 (1 granted, 1 refused)
• Caerphilly County Borough Council – 1 (granted)
• Monmouthshire County Council – 1 (decision pending)
Total of 10 OPD applications granted to date!
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• Parc y Dwr, Glandwr (approved by Committee Nov 2014)
• Gardd y Gafel, Glandwr (approved by Committee Jun 2015)
• Pelen Gwellt, Llawhaden (refused under delegated powers Mar 2016)
• Hafan y Coed, Glandwr (decision pending)
• Land east of New Park Campsite, Martletwy (decision pending)
• Gelli y Gafel, Glandwr (decision pending)
Prospective One Planet Development
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• ‘The Hobbit House’ at Pwll Broga, Trecnwc, Glandwr (granted by Planning Inspectorate Jul 2015)
• ‘The Roundhouse’ at Bryn Blodau, Llanycefn (Enforcement Notice appealed, hearing held in Sep 2016 –decision pending)
Retrospective One Planet Development
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Case Study 1: ‘The Hobbit House’Pwll Broga, Trecnwc, Glandwr
Site Location
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What happened?February 2012:• Report of ‘roundhouse’ style building being erected
• Site visit revealed two buildings being erected
• Enforcement advised planning permission required and any further works at own risk.
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Building One – ‘Animal Shelter’
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Building Two – ‘Music Room’
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Enforcement Notices and Outcomes
• Enforcement Notices served on both buildings• Building one – removed and site cleared by June 2013
• Enforcement Notice appeal lodged for Building two (Hobbit House)
• Enforcement Notice appeal dismissed July 2013
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Planning Application and Outcomes
• Planning application submitted Hobbit House –dwelling in retrospect
• During course of application EN appeal dismissed –petitions and media coverage
• Applicant’s submitted a Management Plan – OPD –modified numerous times (Retrofit)
• Planning application refused – appeal allowed
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Case Study 2: ‘The Roundhouse’ Bryn Blodau, Dolfelfed, Llanycefn
Site Location
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What happened?
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July 2012:• Enforcement investigation commenced following complaint of unauthorised roundhouses at Dolfelfed
• Site visit revealed Mongolian yurt on timber platform, roundhouse and various other structures and caravans
• Certificate of Lawfulness for the retention of a timber platform and residential yurt refused on 2nd July 2013
• Application for roundhouse (in the form of a One Planet Development) refused on 1st July 2015
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Enforcement Notice Appeal
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• Enforcement Notice served on 17th December 2015• Enforcement Notice Appeal (ground (a)) made on 15th January 2016• Appeal Hearing held on 31st August 2016• Substantial new information allowed• Inspector considered condition requiring appellant to submit a revised management plan to the LPA within 3 months• Appeal decision due imminently
Conclusions from the Case Studies
• Started with unauthorised development• Enforcement investigations• Retrospective planning applications• Retrofitting development to OPD guidance• Management plans produced with assistance from Lammas co‐founders
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Challenges for Enforcement
• Compliance with conditions of permission• Annual monitoring ‐ who’s responsibility?; checking essential criteria of OPD have been met; are corrective or mitigating measures required?
• Variations/modification to the scheme• What happens next...
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Any Questions?
Harriet Bowen Senior Planning Officer Development Management Team (North)01437 [email protected]
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Claire JenkinsSenior Planning Officer Development Management Team (South)01437 [email protected]
