Application Details

Application Reference Number:
A200114
Application Type:
Outline Planning Permission - All/Some Matters Reserved
Proposal:
Erection of a dwelling
Decision:
Agent:
Mr Byron Jenkins (Byron Jenkins Architectural Consultancy)
Applicant:
Mr E Jones
Location:
Plot Adj Dolau Gwyn Dole, Bow Street, Aberystwyth, SY24 5AE
Grid Reference:
263796.45, 286263.9
Ward:
Tirymynach
Community:
Tirymynach
Officer:
Jonathan Eirug
Received Date:
10-02-2020
Valid Date:
13-02-2020
Proposed Committee Date:
12-08-2020
Decision Issued Date:
Application Status:
In Progress
 

  Location

Documents

Document Type Description Thumbnail Download/View
Supporting Documents FCA Sorry, no preview available Download
Application Form Application Form - Without Personal Data Download
Plans / Drawings Location Plan, Existing and Proposed Block Plan Download
Supporting Documents Design and Access Statement Download

Representations

Name Comment Thumbnail Date File
RR Rockingham Gill
The location of the site is incorrectly described in section 1 of the application: according to the location plan it is actually to the east, at SN 63795 86269, not adjacent to Dolau-gwyn but separated from it by 100-odd meters of grazing.

So the application is to erect in the open countryside a dwelling that isn’t a replacement dwelling, nor an affordable one, nor an infilling one, nor one for an agricultural or forestry worker.

Why is it necessary to build here?

Planning Secretary, Ceredigion Branch, Campaign for the Protection of Rural Wales
09-07-2020 18:53:58 N/A
K Ann Jones
Ysgrifennaf atoch fel perchennog y tir o dan gwestiwn. Hoffwn fynegi fy nghefnogaeth lawn tuag at y cais i adeiladu tŷ ar y safle.

Rwyf wedi byw yn Bryngwyn Isaf, Dole ers tua 24 mlynedd ac yn fwy na hapus i gynorthwyo teulu gweithgar, ifanc, lleol. Deallaf fod y teulu wedi byw yn Dole ers tua 16 mlynedd. Erbyn hyn hoffent adeiladu tŷ eu hun yn yr ardal. Deallaf taw bwriad y teulu yw creu cartref o’r safon uchaf, sy’n defnyddio egni’n effeithiol, gyda mwy o dir o’i hamgylch i’w defnyddio i dyfu rhai cynnyrch ei hun yn y dyfodol. Deallaf hefyd fod yr ymgeisydd a’i wraig yn gweithio’n lleol i’r (GIG ac fel athrawes) ac mae’r plant yn mynychu’r ysgol leol. Teimlaf fod yr ymgeisydd a’r teulu yn gwneud cyfraniad gwerthfawr i’r gymuned a byddai’n fuddiannol i’w gadw yn yr ardal.

Rwyf wedi nabod y teulu ers nifer o flynyddoedd ac wedi gweld y plant yn tyfu fyny. Mae’r teulu yn siaradwyr Cymraeg ac yn cymryd diddordeb brwd yn y gymuned leol. Teuluoedd megis rhain rydym eisiau eu cadw yn Dole. Byddwn i’n ystyried yn golled fawr i’r gymuned pe bawn yn symud o Dole.
Gobeithiaf y byddai’r awdurdod lleol yn hawlio caniatâd i’r datblygiad, a rydwyf ar gael os bydd angen fwy o wybodaeth gennych.
Diolch yn fawr
Mrs K Ann Jones
Bryngwyn Isaf
SY24 5AF
20-04-2020 18:10:16 N/A
Wyn Morgan
Application reference – A20014
I write in reference to the above application.
I have only recently become aware of this proposed development and having read the various submissions on your website would wish to add my comments.
There are appear to be two main objections –
1.Flooding
2.Increased traffic
1.Flooding – I have read the extensive report from RAB Consultants submitted by the applicant and note their comments in respect of historic flooding at the site and surrounding area. I have lived in Dole for 28 years and recall flood water on one occasion crossing the road and then entering the culvert and it was my understanding that this was due to a blockage in the brook.
The issue of a potential increase in flood risk following the construction of the property is addressed comprehensively by observing SuDS – Sustainable Drainage Systems. Comments from Highways and environmental services also support and recommend this solution.
‘‘ The increased impermeable area has the potential to increase runoff rates and volumes from the site. This risk will be mitigated by an appropriate SuDS drainage strategy of attenuation with discharge to Bow Street Brook.’’ Highways and environmental services .

RAB Consulting
3.2 Flooding history
According to the Natural Resources Wales Flood Risk Map and the Western Wales River Basin District 2018 Preliminary Flood Risk Assessment Report (PFRA), there is no evidence of historic flooding at the development site or the surrounding area. During a site visit, a local resident has stated that they have only seen flooding from the brook on one occasion. On this occasion the brook flooded just upstream of the Dole culvert crossing before flowing along the road and falling south back into the brook. This historic flooding is assumed to have affected the far west of the proposed site. The site owner has no knowledge of the site flooding.
The hydraulic model used to generate the above data reveals the mechanism of flooding. It shows that downstream of the site, just prior to the Dole culvert, the channel capacity is exceeded in events greater than 3.33%AEP. The model indicated that although the severity of flooding is increased when considering a blockage scenario at the Dole culvert, the culvert is not the trigger for flooding. Flooding on the Bow Street Brook originates approximately 50m upstream of the Dole culvert on the left bank. Once out of bank the flood waters cross the road and flows across the fields to the south. As the flow in the watercourse approaches its peak, flooding also begins to emanate from the right bank at a similar location. The flood waters from the right bank follow the steep topography and flow to the west.
Groundwater
The bedrock at the site is Borth Mudstone Formation which is superficially overlain by glaciofluvial Ice Contact deposits. The superficial deposits are typically composed of Devensian sand and gravel. According to the Western Wales River Basin District 2018 Preliminary Flood Risk Assessment Report, groundwater floods in Wales have a very low likelihood of occurring due to the geology and steep topography. There are no records of groundwater flooding since 2011 in the Western Wales River Basin District. There is no record of groundwater flooding at the site.
4.3 Risk to others
4.3.1. Floodplain compensation
Only a small section at the north of the site is expected to flood during both the 1%AEP plus climate change and 0.1%AEP flood events, even with partial culvert blockage. The proposed building is out of the flood extent for all scenarios and as such the impact on the floodplain will not change.
4.3.2. Surface water run-off
The SuDS Manual (2015), discusses the SuDS approach to managing surface water runoff which is intended to mimic the natural catchment process as closely as is possible. The approach sets out the design objectives in respect of SuDS: • Use of surface water runoff as a resource;
• Manage rainwater close to where it falls (at source); • Manage runoff on the surface (above ground); • Allow rainwater to soak into the ground (infiltration); • Promote evapotranspiration; • Slow and store runoff to mimic natural runoff rates and volumes; • Reduce contamination of runoff through pollution prevention and by controlling the runoff at source; and • Treat runoff to reduce the risk of urban contaminants causing environmental pollution. Depending on the characteristics of the site and local requirements, these may be used in conjunction and to varying degrees. Table 3 presents the functions of the SuDS components (from which a management train can be created) and their feasibility in respect of the site.
TABLE 3: FEASIBILITY OF SUDS TECHNIQUES AT THE DEVELOPMENT SITE
Technique Description
Feasibility Y / N / M (Maybe)
Good building design and rainwater harvesting
Components that capture rainwater and facilitate its use within the building or local environment.
Yes – It is feasible to incorporate formal water harvesting into the proposed dwelling. Alternatively, a lower cost option would be to include water butts on downpipes and reuse for landscaped areas.
Porous and pervious surface materials
Structural surfaces that allow water to penetrate, thus reducing the proportion of runoff that is conveyed to the drainage system (green roofs, pervious paving).
No – Given the style of building proposed it would not be appropriate to incorporate a green/biodiversity roof.
Yes – Any proposed driveway and pathways could be created with a permeable surface. This would offer some opportunity for water treatment as well as an opportunity for infiltration.
Infiltration Systems
Components that facilitate the infiltration of water into the ground. These often include temporary storage zones to accommodate runoff volumes before slow release to the soil.
No – Given the close proximity of Bow Street Brook infiltration is not considered appropriate.
Conveyance Systems
Components that convey flows to downstream storage systems (e.g. swales, watercourses).
Yes.

Storage Systems
Components that control the flows and, where possible, volumes of runoff being discharged from the site, by storing water and releasing it slowly (attenuation). These systems may also provide further treatment of the runoff (eg ponds, wetlands, and detention basins).
Yes – There is scope for a SuDS storage unit or underground storage system.
Treatment Systems Components that remove or facilitate the degradation of contaminants present in the runoff.
No – There is limited need for treatment systems for runoff from the rooftops.
As a result of the proposed development the impermeable area on the site will slightly increase. The formally drained area of the site will therefore also increase. The recommended hierarchy for discharging surface water (ref. The SuDS Manual, CIRIA C753) is: 1. Infiltration to the maximum extent practical. 2. Discharge into surface water. 3. Discharge to surface water sewer. 4. Discharge to combined sewer. It is proposed that surface water runoff will be discharged to the adjacent Bow Street Brook, given its close proximity. It is recommended that parking / driveway / hardstanding areas are made permeable to allow surface water to be temporarily stored within the sub-base for attenuation / infiltration, as part of the SuDS scheme. Wherever possible surface water should be captured on the site and reused.
5.0 Conclusion
An assessment of flood risk has been made for a planning application at Dole, Bow Street. The proposed site lies in Flood Zone C2 on the Natural Resources Wales Development Advice Map. A detailed modelling exercise has been undertaken to assess the site-specific risk. The results show that during the 1% AEP plus climate change design event the north of the site will experience shallow flooding, although the proposed dwelling location remains dry. During more extreme flood events and scenarios, such as the 0.1%AEP flood event and the downstream culvert blockage, a small area at the north and west of the site experiences very shallow flooding. The proposed building is located out of these flood extents. Residual risk to the building will be mitigated by setting the finished floor level 0.35m above adjacent ground level. Safe access is available to the east in all but the most extreme scenarios. The increased impermeable area has the potential to increase runoff rates and volumes from the site. This risk will be mitigated by an appropriate SuDS drainage strategy of attenuation with discharge to Bow Street Brook. It is concluded that the proposed development is appropriate for the flood risk and is not expected to increase the flood risk elsewhere.
Highways and environmental services
Recommendations
- Surface water should not be discharged directly into any watercourse. The discharge has to be dealt in the first instance by way of a sustainable drainage system. The final discharge rate has to be reduced to less the greenfield runoff rate by attenuation to prevent the increased risk of flooding in the catchment and to reduce the peak rates of runoff and flows. An alternative system should be submitted to the LPA for approval.
- The access track, drive and turning area should be constructed from permeable material.
- Increased surface water run-off resulting from the construction of the new development shall be trapped and disposed of onsite so as not to flow onto adjoining properties.
Reason
- To eliminate the risk of flooding, reduce the impact of the development of the natural environment and to ensure the proposal will not cause any flooding.
2.Increased traffic
Several objections have made reference to an increase in traffic. Certainly during the term of construction there would be increased traffic to the site but once completed I do not believe there would be an increase. As stated earlier I have lived in Dole for 28 years and most certainly have seen an increase in traffic but a large proportion of that traffic is from the villages of Bontgoch and Penrhyncoch. Interestingly I notice there is currently a new property under construction approximately ¼ of a mile to the north of Dole but I cannot see any objections to this development due to increased traffic from residents in Dole.
Any planning application will be judged on the criteria and parameters set by government and local authority and this is only right.
I would like, in closing to state that I have no objection to this application as it is being made by a young local family who currently live in the village. They support the village and wider community and their children attend the local school. In fact the applicants have been extensively involved with representations to both local and national bodies lobbying for the construction of a safe footpath from Dole to Bow Street. Should this footpath ever come in to being then its use would most certainly reduce the issue of traffic passing through our village.
Yours sincerely,
Wyn Morgan
Pantyrhaul,Dole.

08-04-2020 18:35:39 N/A
Highways & Environmental Services
Land Drainage Recommendation
A200114 – Plot adjacent to Dolau Gwyn, Dole, Bow Street, Aberystwyth, SY24 5AE
Jonathan Eirug
Erection of a dwelling.

We refer to your planning consultation relating to the above site and we would like to make you aware of the following issues:
- The site is at high risk of flooding from an unnamed watercourse.
- The site is adjacent to an area at low risk of flooding from surface water.

Recommendations
- Surface water should not be discharged directly into any watercourse. The discharge has to be dealt in the first instance by way of a sustainable drainage system. The final discharge rate has to be reduced to less the greenfield runoff rate by attenuation to prevent the increased risk of flooding in the catchment and to reduce the peak rates of runoff and flows. An alternative system should be submitted to the LPA for approval.
- The access track, drive and turning area should be constructed from permeable material.
- Increased surface water run-off resulting from the construction of the new development shall be trapped and disposed of onsite so as not to flow onto adjoining properties.

Reason
- To eliminate the risk of flooding, reduce the impact of the development of the natural environment and to ensure the proposal will not cause any flooding.

Informatives
- Ordinary Watercourse Consent is required. No construction work can commence until permission has been granted by the Lead Local Flood Authority. Further information can be found at http://www.ceredigion.gov.uk/resident/coast-countryside/coastal-flood-risk-management/ordinary-watercourse-consent/.
- SuDS Approval is required. No development can commence until approval has been granted by the SuDS Approval Body (SAB) as well as planning. It is therefore recommended that the applicant contact the SAB as soon as possible to discuss the SuDS Application.
- Further information can be found on Ceredigion County Council’s website http://www.ceredigion.gov.uk/resident/planning-building-control-and-sustainable-drainage-body-sab/sustainable-drainage-approval-body-sab/.

24-03-2020 11:04:23 N/A
John M Hughes
Objection - John Hughes, Derwen Deg, Dole
10-03-2020 15:37:25 Download
NRW Response