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Agenda and minutes

Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH

Contact: Lowri Haf Evans  01286 679878

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Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Apologies were received from Councillor Huw G. Wyn Jones

 

 

2.

DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

To receive any declaration of personal interest and to note protocol matters.

Additional documents:

Minutes:

a)    Councillor Stephen Churchman (a member of this Planning Committee), in item 5.2 on the agenda (planning application number C18/1183/08/LL), as his daughter worked in Portmeirion.

 

Councillor Gruffydd Williams (a member of this Planning Committee), in item 5.2 on the agenda, (planning application number C18/1183/08/LL), because he knew the applicant.

 

The members were of the opinion that it was a prejudicial interest and they withdrew from the Chamber during the discussion on the application.

 

b)    The following members declared that they were local members in relation to the items noted:

 

·    Councillor John Brynmor Hughes (not a member of this Planning Committee), in relation to item 5.1 on the agenda (planning application no. C19/0027/39/LL)

·    Councillor Gareth Jones (not a member of this Planning Committee) in relation to item 5.3 on the agenda, (planning application number C19/0988/42/LL)

 

 

3.

URGENT ITEMS

To note any items that are a matter of urgency in the view of the Chairman for consideration.

Additional documents:

Minutes:

None to note

 

4.

MINUTES pdf icon PDF 142 KB

The Chairman shall propose that the minutes of the previous meeting of this committee, held on 9th December 2019, be signed as a true record.

Additional documents:

Minutes:

The Chair signed the minutes of the previous meeting of this Committee, held on 09 December 2019, as a true record. 

 

5.

PLANNING APPLICATIONS

To submit the report of the Head of Environment Department.

Additional documents:

Minutes:

The Committee considered the following applications for development.

 

Details of the applications were expanded upon and questions were answered in relation to the plans and policy aspects.

 

RESOLVED

6.

Application No C19/0027/39/LL Land near Drws y Llan, Llanengan, Pwllheli, LL53 7LH pdf icon PDF 146 KB

Construction of  2 affordable houses (revised application)

 

LOCAL MEMBER: Councillor John Brynmor Hughes

 

Link to relevant background documents

 

Additional documents:

Minutes:

Construction of two affordable dwellings (amended application)

 

   Members of the Committee had visited the site on 09-12-19

 

a)      The Assistant Head of Planning and the Environment elaborated on the background of the application and noted that the application had been discussed originally at the Planning Committee on 01-07-19 where it was recommended to approve the application contrary to the officers' recommendation, on the grounds that it would meet the local need for housing.  Following the decision, the Assistant Head noted his intention, in accordance with the Procedural Rules of this committee, to refer the application to a cooling-off period and to bring a further report before the committee highlighting the risks associated with approving the application.  A further report was submitted at the Committee on 09-12-19, however it was noted on the late observations form that a request had been received from the applicant to defer the discussion on the item so that they had an opportunity to discuss the options referred to in the report.  Following the deferral, it was reported that no further comments had been received from the applicant.

 

Attention was drawn to the discussions that had been held between the applicant and the Planning Authority since the committee in July 2019, along with confirmation that the applicant had provided clarity on issues relating to ownership certificates, ecological / reptile report and an update on the Tai Teg assessment. 

 

The members were reminded that five reasons for refusing the application had been noted (lack of need, location, size, value of the houses and lack of reptile survey), and reference was made to the information that responded to those issues in the report.  Reference was made to the criteria of Policy Tai 6 where a request was made of evidence that the affordable house was required for local need.   It was reported that the applicants had been reassessed by Tai Teg to identify whether they were eligible for an affordable house.  In this case, it was reported that two couples had been assessed by Tai Teg (in accordance with the usual procedure), in order to assess whether they were eligible for an affordable house.  Following an assessment by Tai Teg, it was confirmed that one couple was eligible for an affordable house; however, the other couple was not eligible for an affordable house. 

 

It was highlighted that the valuation for the houses as part of the application had been received from Beresford Adams noting a price of £325,000 on the open market.  This was considered low and therefore a consultation was held with the District Valuer for an unbiased opinion in accordance with the Affordable Housing SPG.   The District Valuer is of the opinion that value of the houses is £370,000 each on the open market.  In order to ensure that the price of the houses is affordable (£146,851 - Strategic Housing Unit analysis), there would be a need to apply a substantial discount of 60% in order to have a price that was comparative to affordable housing.  ...  view the full minutes text for item 6.

7.

Application No C18/1183/08/LL Car Park, Portmeirion, Penrhyndeudraeth, LL48 6ER pdf icon PDF 147 KB

Application to create a camping site to site 23 motor homes together with alterations to services building previously approved under C17/0116/08/LL together with associated landscaping works

 

LOCAL MEMBER: Councillor Gareth Thomas

 

Link to relevant background documents

 

Additional documents:

Minutes:

Application to create a camping site for up to 23 camping vehicles as well as changes to a services building approved under C17/0116/08/LL together with associated landscaping work. 

 

Attention was drawn to the late observations form that had been received

 

a)      The Planning Manager elaborated on the background of the application and noted that the application site was located on the outskirts of the stunning village of Portmeirion where an established car park was located.  It was highlighted that planning consent has been granted to erect a maintenance services building nearby and the application submitted included making changes to this development and to incorporate this as part of the camping site development. It was noted that the site was extensive and included a number of different existing developments which comprised buildings and open spaces, woodlands and stunning structures. It was reiterated that it would be inevitable that developing parts of the site could affect other parts of it, with the potential of impacting the value of the site in its entirety. The site was within a Conservation Area and an area designated as a Special Landscape Area and the Aberglaslyn Area of Outstanding Historic Interest.

 

Whilst there was clear support for general plans in order to improve, extend and strengthen the business, it was essential that any plans conformed to current local and national development policies of relevance.

 

Attention was drawn to observations that had been received which made specific reference to the impact of noise and the additional visual impact that would derive from the development as a result of intensified use of the site, in comparison with the current use as a car park for a neighbour of the site.   It was noted that the neighbour had suggested methods to mitigate these impacts by means of substantial and suitable landscaping between their property and the application site.  Following discussions between the applicant and the objector and an agreement about additional landscaping, the objector confirmed that he was withdrawing his objection.  As the Planning Authority had not been party to these discussions and therefore unaware of the content of the discussion, it was not possible to impose conditions under such circumstances; therefore, they were only acknowledged. 

 

b)    Taking advantage of the right to speak, the applicant’s representative noted the following main points:

·         That the proposal was a development that would promote tourism

·         A new pedestrian access would be created 

·         Close collaboration had taken place with the Planning Authority to meet the need

·         That the site added value by offering a broad range of accommodation

·         That Portmeirion was a good local attraction and employer

 

c)    It was proposed and seconded to approve the application in accordance with the recommendation

 

dd)     During the ensuing discussion, the following main observations were noted by members:

·      That the Local Member supported the application

·      That Portmeirion created good jobs for local people

 

RESOLVED to approve the application

 

1.      Five years

2.      In accordance with the plans, tree report and bat report

3.      Touring Holiday Units  ...  view the full minutes text for item 7.

8.

Application No C19/0988/42/LL Bwthyn Bridyn, Lon Bridin, Morfa Nefyn, Pwllheli, LL53 6BY pdf icon PDF 95 KB

Creation of balcony and access door from house along with the installation of two heat pumps

 

LOCAL MEMBER: Councillor Gareth Jones

 

Link to relevant background documents

 

Additional documents:

Minutes:

Creation of a balcony and access door from the house along with the installation of two heat pumps

 

   Attention was drawn to the late observations form that had been received

 

a)    The Planning Manager elaborated on the background of the application and explained that the proposal involved the creation of a first-floor balcony along the front of the house above existing flat roof sections and installation of two heating pumps to serve the property.   It was explained that the property stood adjacent to the access to Morfa Nefyn beach, but on a slightly more elevated level than the beach, with a high boundary wall surrounding the front and sides.  The site was outside the designated Llŷn Area of Outstanding Natural Beauty (but within 240m) and was within the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest.

 

In the context of general and residential amenities, it was highlighted that the submitted plans included a solid 1.8m high screen that would reduce the potential of overlooking through the neighbour's windows.  The application had been assessed against the requirements of Policy PCYFF2 and the officers did not believe that the development would have an intrusive and detrimental impact on the neighbour's amenities and therefore the proposal was considered acceptable.

 

The application was submitted to the Committee at the Local Member’s request.

 

b)    Taking advantage of the right to speak, the Local Member noted the following main points:

·         He considered the adaptations to be substantial

·         The Community Council and the local residents were concerned about changing the area's appearance and look

·         No objection to installing two heating pumps provided that they were inside the site

·         That he objected to the balcony on the grounds of overdevelopment within an Area of Outstanding Natural Beauty (AONB), lands of interest and a sensitive area

·         He noted that the balcony would be completely visible and seen from three directions

·         The balcony would affect the enjoyment of beach users

·         The building was a part of an iconic view - was included on cards which promoted the area - the view needed to be retained as it was

·         That approximately 25 adjacent / nearby cottages did not have a balcony.  This needed to be retained and a striking view should not be defaced.

·         That he was encouraging the Committee to refuse the installation of a balcony.

 

c)    It was proposed and seconded to refuse the application to install a balcony.

 

ch) During the ensuing discussion, the following main observations were noted by members:

·         That the balcony had been refused in a previous planning application

·         That installing a balcony would disrupt the tranquillity of the beach and visual amenities

·         The balcony would disrupt the views into and out of the Area of Outstanding Natural Beauty

·         The site was iconic

·         The buildings were historic 

·         To approve the application to install two heating pumps to serve the property 

 

d)    In response to a comment stating that the Committee had refused the balcony in a previously discussed planning application (02-09-19), Members  ...  view the full minutes text for item 8.

9.

Application No C19/0443/11/CR 196-200, High Street, Bangor, LL57 1NU pdf icon PDF 88 KB

Internal and external alterations to convert rear part of former Debenhams shop into 6 living units

 

LOCAL MEMBER: Councillor Steve Collings

 

Link to relevant background documents

Additional documents:

Minutes:

Internal and external alterations to convert rear part of former Debenhams shop into six living units.

 

a)    The Planning Manager elaborated on the background of the application, noting that this application and Application Number C19/0444/1/LL (5.5) were linked.  It was explained that the application in question was an application for listed building consent dealing with the listed matters alone and that Application Number C19/0444/1/LL was a full application that dealt with the principle of the development. 

 

It was explained that the building was relatively modern without any conservation features of value in itself, but that it was listed as a listed building due to its connection to the front part of the building which was on the high street.  It was noted that there were no objections to the application on the grounds of the relevant considerations. It was emphasised that the recommendation was to approve the application after a favourable response was received from Cadw.   

 

b)    It was proposed and seconded to approve the application in accordance with the recommendation

 

 

RESOLVED to approve subject to receiving favourable comments from CADW and to relevant conditions relating to:

 

1. Five years

2. In accordance with the plans/external materials to be agreed

            3. New painted timber frame windows

 

10.

Application No C19/0444/11/LL 196-200, High Street, Bangor, LL57 1NU pdf icon PDF 129 KB

Conversion and change of use of rear part of former Debenhams shop into 6 living units (5 x 1 bedroom and 1 x 2 bedroom)

 

LOCAL MEMBER: Councillor Steve Collings

 

Link to relevant background documents

 

Additional documents:

Minutes:

Conversion and change of use of the rear section of the former Debenhams store to create 6 living units (5 x 1 bedroom and 1 x 2 bedroom).

 

a)  The Planning Manager elaborated on the background of the application and noted that this was a full application linked to the previous listed building application (5.4), to change the use of the rear part of the building of the former Debenhams site into six self-contained living units as well as minor alterations to the building.  It was noted that the application was acceptable in principle, on the grounds of amenities and all relevant policies.  

 

As part of the application, and in accordance with Policy TAI 15, an open market valuation report was submitted for the proposed units which was based on the requirements of the 2017 Red Book. The open market valuation report stated that the open market prices of all the units would be lower than the affordable level in the area, and all the units, therefore, fell within the definition of affordable. This valuation was based on location, size and type of units proposed to be provided which comply with the relevant policies.   

 

b)  It was proposed and seconded to defer the decision for the following reasons:

 

·      Consideration needed to be given to imposing a condition so that one of the flats had to be available at an affordable rent level, if they were let in the future.

·      That a rent assessment needed to be received before making a decision.

 

c)   In response to the proposal, the officers explained that the current report did not include a rent assessment that would explain what the affordable rent and market rent price were.  It was suggested that it would be difficult to impose the condition before this information was obtained.

 

ch) During the ensuing discussion, members noted the following observations:

·      Accepted that the price of the flats was affordable; however, there was a need to ensure that one of the flats had to be available at an affordable rent level, if they were to be let in the future.

 

d)  In response to the observation, the Solicitor explained that as no affordable rent assessment was included in the current report, he would suggest deferring the decision so that the assessment could be received from the Housing Service

 

RESOLVED to defer the decision in order to receive further information about the rental price of the unit and amended assessment to address this.

 

11.

Application No C19/0995/11/LL 233-235, High Street, Bangor, LL57 1PA pdf icon PDF 110 KB

Removal of condition 3 re planning permission C19/0323/11/LL which states 2 units out of 8 to affordable units

 

LOCAL MEMBER: Councillor Steve Collings

 

Link to relevant background documents

 

Additional documents:

Minutes:

Revoke condition 3 of planning application C19/0323/11/LL which restricts two out of the eight units as affordable units

 

Attention was drawn to the late observations form that had been received

 

a)    The Planning Manager elaborated on the background of the application and noted that this was a full application to revoke condition 3 of planning permission C19/0323/11/LL which restricted two out of the eight permitted units as affordable units. The condition stated:-

 

The development shall not begin until a scheme for the provision the 2 affordable units as part of the development has been submitted to, and approved in writing by the Local Planning Authority.  The affordable units shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex B of Planning Policy Wales, Technical Advice Note 2:  Planning and Affordable Housing, or any future guidance that replaces it. The scheme shall include:

i)       the timing of the completion of the two affordable units;

ii)      the arrangements for the management of the affordable units;

iii)     the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable units; and

iv)      the occupancy criteria to be used for determining the identity of occupiers of the affordable units and the means by which such occupancy criteria shall be enforced.’

 

The condition was imposed as clear and definitive information had not been submitted (specifically the open market price), as part of the previous application for the affordable provision.  Nevertheless, it was considered that there was sufficient information to ensure that the Local Planning Authority could assess the application from the perspective of being able to ensure provision/an appropriate number of affordable housing as part of the application and in order to address the need.

 

It was explained that the site was located on Bangor High Street and the associated planning consent was application number C19/0323/11/LL.  The intention was to convert the first and second floors of the building into residential units.  The Committee approved this application in July 2019.

 

It was reported that the applicant had submitted information that included a viability assessment pro-forma, Property Valuation Report from a competent Chartered Surveyor, along with quotations for undertaking the conversion work.  An argument had been submitted regarding the viability of the proposal, and critically, information about the open market price for the units had been submitted.  It was noted that this type of information would normally be submitted with the application to convert or build and was considered early on in the process.   Nevertheless, the applicant, in respect of the first application, had not acted in this way but rather had stated that they accepted a condition in order to consider this after the planning consent had been granted.

 

Also, an assessment of the value of the units was submitted by a company of Chartered Surveyors, based on the requirements of the Red Book (2017).    It was reported that the open market value of the units would vary  ...  view the full minutes text for item 11.