Plans for a Ceredigion rural enterprise dwelling for the son of a plant hire business owner have been given a breathing space despite an officer recommendation for refusal.

In an application recommended for refusal at the November meeting of Ceredigion County Council’s development management committee, Daniel Morris and Elin Adams-Lewis sought permission for a rural enterprise dwelling on land next to Penrhiwdulais, Brongest, Beulah.

The proposal was supported by local community council Beulah, and had also received five letters of support.

The scheme was recommended for refusal on the grounds it was “considered to be unjustified residential development in an unsustainable location” as it failed to comply with TAN6 guidance, and “the proposed development of a dwelling and associated industrial shed would introduce an intense and inappropriate use to a highly rural, agricultural, and prominent location, resulting in significant harm to the landscape character of the immediate and wider area”.

The proposed dwelling, in association with the applicant's father's business 'Huw Morris Plant Hire,' would have a 209m sq footprint, larger than the planning guidance for such rural enterprise dwellings.

A report for members said: “The application and associated [policy] appraisal seeks to justify the development as a new dwelling on an established rural enterprise where there is a functional need for a full-time worker and the business case demonstrates that the employment is likely to remain financially sustainable.

“It should be clearly reiterated at this point that the proposed development site sits 2.5km away from the existing site, and thus it cannot be argued that the proposed development would address any on-site functional need at the existing site. Regardless of whether there exists an on-site need, the proposed development would not address this need.”

It also said the business had a far wider range of commercial undertakings than agriculture and land-based activities, including commercial drainage works, installation of sewerage treatment plants, ground works on local caravan parks, holiday homes and hotels and commercial businesses throughout Ceredigion, Pembrokeshire, and Carmarthenshire.

“In the LPA's view, while agricultural contracting may now form part of the business - with the applicant's stated intent being to continue in this regard - it is clear that commercial and domestic works have comprised the vast majority of the business' undertakings since its establishment in 2004,” the report said.

Following a call by Cllr Gareth Lloyd members agreed the scheme be considered by the site inspection panel before any final decision is made, the application returning to a future committee.