historic-mills

Felin Rhyd Hir in Efail Newydd near Pwllheli in Gwynedd belonged to the Priest family for over 25 years. Try as they might to obtain permission for a dwelling associated with the Mill, several attempts over the years had failed. And so the current owners Adrian and Carol Priest turned to Owen Devenport for advice. A comprehensive scheme was then drawn up, showing the extensive restoration work carried out on the Mill itself and the value of this historic building. The clients embarked on a comprehensive community engagement exercise which showed that the the community was in full support. But, the application that followed was turned down by the LPA, and the clients had no hesitation in pursuing an appeal. Following an Informal Hearing, the Inspector made it clear that this was a worthy project with a historic value and that there should be a dwelling allowed on site to be linked with the the running of the Mill.

However, the Inspector could not allow the appeal because he did not have a Unilateral Undertaking before him that would link the new dwelling and the Mill together and for that reason alone the appeal was dismissed. The clients immediately set about preparing an Undertaking (Section 106 Agreement) and the application was resubmitted, with the agreement completed for the Council's consideration. After several weeks planning permission was finally granted for what was effectively the restoration of the Miller's House but classed as a new dwelling. This was another long-winded saga, and the clients needless to say are overjoyed that their persistence has paid off and they can now continue their restoration project and bring this Mill back into working order.

rural-dwell-1

Owen Devenport have succeeded in securing planning permission for two contemporary dwellings in the beautiful countryside at Rhoscolyn in Anglesey. This was a case of having to lawfully prove that in the first instance the client had an established residential use on his existing cottage, a fact that the LPA  originally disputed. We successfully obtained a Certificate of Lawful use on the small holiday cottage and then sought to obtain planning permission for a modern replacement dwelling which was subsequently approved.

rural-dwell-2Adjoining the client's property was a plot with a very old permission. However it appeared that building works had indeed been started and if a case could be proved that a material start had been made, then an extant permission could well exist. We set about proving the case again through a Lawful Use application. This was again approved by the LPA and so the client now had an extant planning permission for an additional plot. Having secured the permission, it was then necessary to deal with an outmoded local needs condition. A strong case was put forward to the Council as to why this condition was no longer relevant to planning, and following due consideration they agreed and discharged the Section 106 Agreement restricting occupancy to a local person.

However the original plans were very outdated and unsustainable in today's design conscious environment. So, along with the Architects, Matt Jones of Deganwy (who also designed the replacement for the cottage adjoining) we set about designing another contemporary dwelling that complemented the replacement dwelling alongside. The result is shown here and planning permission was finally obtained. 

The delighted client now has planning permission for two new sustainable, modern dwellings in open countryside in the sought after location that is Rhoscolyn after 3 years of persistence and legal battles. Neither dwelling has any restriction on occupancy either. This has been one of the highlights of Owen Devenport's level of service to an appreciative client and the result has been an outstanding scheme, with acknowledegements to the client's Architects who have prepared a superb set of designs.

rural-dwell-3

Owen Devenport were instructed to prepare an application for a Certificate of Lawful Use on a substantial barn that had been re-sited many years previous.

barn-1The barn was alongside the original barn conversion, Llanerchgron, Pwll Glas near Ruthin (pictured). The client was meticulous in his detailing of the construction of the barn and it appeared to us there was a strong case for the building having been in existence in its completed state for more than 4 years.

Having collated all the information, we then liaised with a local Solicitor, who drafted a carefully worded and accurate Statutory Declaration, that set out all the details of the building works that had taken place, and so proving that the building as erected was immune from Enforcement action. A strong case was then put together by ourselves and an application was duly submitted to Denbighshire County Council which was promptly approved by the Local Planning Authority.

A delighted client no longer has to worry about possible enforcement proceedings and the barn (pictured below) is now safe from any such action.

barn-2

 

A client was wanting to invest in North Wales and create a 5 star luxury holiday accommodation complex with a stand alone function room. After searching for some months the client found what he was looking for just outside Llandrillo near Corwen. This was a former farmhouse and a range of superb outbuildings next to a river and with extensive grounds and trees. Architects were appointed as well as numerous other experts to deal with a wide range of issues, such as Biodiversity, tree report, flood risk, structural stability of the buildings and so on. Sketch plans were prepared following the collation of the data and the pre-applicaton process with Denbighshire's planning officers got under way.

The officer felt there was merit in the scheme and agreed with us that the development accorded with Local Planning Authority's policies particularly on tourism. A planning application was finally submitted and there were issues that remained outstanding such as biodiversity but these were eventually resolved in the process of the application being considered. In the end a very happy client received the news that permission had been granted and, subject to pre-commencement conditions and building regulation approval, building work could start straight away. This will be a much sought after development in a popular tourist area providing high end accommodation and will be a boost to the tourism industry in Denbighshire. 

cottage-appeal

A small Listed Cottage in Gwynedd was denied permission to extend on the grounds that it would double the size of the property and thereby harm the character of the original building.

The Architect advised that Owen Devenport be instructed to conduct an appeal and the company were duly retained to act on the applicant's behalf.

The scheme would indeed double the size of this modest building with a contemporary glass link separating the 'new' from the 'old'.

It was an ambitious scheme but it was our opinion that it made a clear statement through preserving in its entirety the existing cottage but then allowing it to be a viable proposition through a modern extension.

The Planning Inspector felt that there would be a significant risk that if an extension is not built then the Listed Building would fall into disuse and disrepair at some time in the future. We were also given the opportunity to prove that the existing building could not be used as holiday accommodation because of its size, let alone a permanent residence.

The Inspector agreed with our arguments and a delighted client has now received planning permission and Listed Building consent for this extension, with details of the glass link reserved for future approval.

metal-fab

A rural metal fabrication business was having to relocate to another site and the owner also needed to be on site to deal with emergency calls, secure the safety of his equipment and he needed to be in a rural location to serve the majority of his customer base - being local farmers. The client already had a site that had had permission for an agricultural shed, but he now wanted a new shed for the fabrication business as well as a rural enterprise dwelling. The LPA were originally opposed to the proposal citing poor access and questioning the need for such a dwelling in such a location. However further discussions took place with the highway authority and passing places were agreed in order to mitigate any possible increase in danger to highway safety. Substantial evidence was submitted in order to persuade the Authority that this was a bona fide rural based enterprise with a genuine need for a dwelling associated with that business. The planning committee paid a site visit and when returned to the committee the application was finally approved, saving the client's business and ensuring a long term future for him and  his family.