A proposal to transform a former Ceredigion mansion into flats is set to be approved by officers, provided the applicants can demonstrate they cannot afford to make a policy contribution towards affordable housing in the area.
In an application recommended for consent at the October 14 meeting of Ceredigion Council's development management committee, Mark Sandford, of Abermad Mansion, Llanfarian, through agent Hughes Architects, applied for permission to convert the Grade-II*-listed property from a nursing home into residential accommodation.
The development will create 11 apartments at the site.
Condition of the historic building
An officer report stated Plas Abermad was listed in 1989 "as an exceptionally complete High Victorian Gothic Country House by a major architect, retaining particularly high quality interior detail".
It noted the building "had suffered from a lack of maintenance which resulted in the roof leaking in places and other essential repairs not having been carried out," continuing: "As a result water ingress had started to affect the roof structure and interior."
There had also been significant damage to some of the stonework over the years, especially to the porch and side lean to area, with the stone carvings being eroded.
Viability and affordable housing
The report continued: "The condition of this important building is of concern, with the effects of the water ingress being clearly visible. However, the roof works and repairs to the stonework [from a previous consent] have been implemented."
"Plas Abermad is a large building in a rural area whose use as a nursing home ceased a few years ago. It can be difficult to find new uses for such buildings, especially ones that have a minimal impact on their character, appearance and fabric."
"The conversion to residential uses can be particularly difficult to incorporate successfully, especially where it is proposed to divide the building into small units and not to respect the original layout and detailing of the building. This proposal however has taken into account these matters and has been developed on the basis of what is currently in place."
A key obstacle for the scheme centred on the absence of an affordable housing contribution, presently required at 20 per cent, equivalent to two affordable units; the applicants argued that incorporating such a requirement would render the proposal financially unworkable.
The report stated: "It is noted that the proposal does not provide an affordable housing contribution due to the lack of viability in terms of the significant additional costs in relation to restoring and converting listed buildings, especially Grade-II*-listed buildings such as Plas Abermad."
It explained that planners were actively examining a formal viability challenge submitted by the applicants regarding that affordable housing policy in relation to the scheme.
Members supported a recommendation to postpone a decision, granting planning officers authority to approve, subject to the outcome of the viability challenge.
