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Search the Public Notice PortalPlans to convert recently approved ancillary buildings at a Ceredigion seaside village to B&B holiday lets, refused due to pedestrian access concerns, have now been allowed on appeal.
In an application refused by Ceredigion County Council planners, Paul Nicolaysen sought permission for a change of use of ancillary residential buildings at Llys y Nant, on the B4321 Llangrannog to Pontgarreg road and part of the dwelling to B&B accommodation.
A supporting statement through agent Cynllunio RW Planning Ltd said the application had been submitted following recently approved permission for the ancillary buildings in the garden area, the applicants previously owning and running Angorfa B&B in Llangrannog before selling and moving to Llys y Nant.
“Since selling Angorfa, the property is no longer a B&B, thus leaving an under-provision in the settlement and wider area for such accommodation,” the statement says, adding: “The site benefits from great location in walking distance to Llangrannog and the applicants are confident of the significant demand for such a development.
“The change of use proposed will be small scale and therefore not have a significant impact on neighbour, highway movements or the environment.”
Both Llangrannog Community Council and the council’s highways officers had objected to the scheme on highway and pedestrian safety concerns, a report for planning officers said.
The application was refused on the grounds it “does not adequately provide off-site facilities for pedestrians/cyclists/people with disabilities to link with existing provisions and local services/facilities,” contrary to planning policies.
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Since that refusal, an appeal was lodged with the Planning and Environment Decisions Wales (PEDW), which has now been allowed, planning permission granted.
The Inspector’s report covered the effect of the proposal on the safety of highway users, and whether it would comply with planning policies designed to facilitate sustainable and inclusive development.
It said: “From what I saw, the distance to the village and the highway terrain comprises a manageable and feasible one for most, including those with pushchairs or wheelchairs.”
It added: “Although the officer’s report refers to an objection arising from its Highways consultation, there is nothing before me that expands on the nature of this objection, and neither have I been presented with any cogent evidence that the existing highway network is causing significant conflict amongst road users.”
It said the narrow and winding nature of the lane “encourages very slow traffic speeds and the exercise of caution by drivers,” and there was “very little evidence that the proposed B&B use would result in any material increase in traffic or road users over and above the existing use”.
It added: “It follows there would be no significant exacerbation of risk arising from existing highway conditions,” finishing: “I conclude that the proposal would not be harmful to highway safety, and it would comply with the sustainable placemaking principles of [LDP policies].”
