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Agenda, decisions and minutes

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Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Apologies were received from Councillors Dilwyn Lloyd and Owain Williams

 

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 Berwyn P Jones in item 4.1 on the agenda, (planning application number C19/1072/11/LL), as he was a member of the Adra Board

 

Councillor Simon Glyn in item 4.3 on the agenda, (planning application number C20/0898/42/DT)

 

The members were of the view that it was a prejudicial interest, and they withdrew from the meeting during the discussion on the applications.

 

b)    The Solicitor, Rhun ap Gareth, in item 4.1 on the agenda (planning application number C19/1072/11/LL) as his parents in law lived near the site.

 

The officer was of the view that it was a prejudicial interest and he left the meeting during the discussion on the application.

 

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

 

Councillor Gareth A Roberts (a member of this Planning Committee), in item 4.1 on the agenda (planning application number C19/1072/11/LL)

 

Councillor John Brynmor Hughes (not a member of this Planning Committee), in item 4.2 on the agenda (planning application number C20/0070/39/DT)

 

Councillor Gareth T Jones (a member of this Planning Committee), in item 4.3 on the agenda (planning application number C20/0898/42/DT)

 

The members stated that they had received an e-mail from an objector encouraging them to refuse application C19/1072/11/LL - a residential development of 30 units on land adjacent to Pen y Ffridd, Pen y Ffridd Road, Penrhosgarnedd, Bangor

 

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.

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

5.

Application No C19/1072/11/LL Land Off Pen Y Ffridd Road, Pen Y Ffridd, Penrhosgarnedd, Bangor, LL57 2DQ pdf icon PDF 357 KB

Residential Development of 30 Units (to include 12 affordable units) together with infrastructure, parking spaces, access, footpaths and amenity area.

 

LOCAL MEMBER: Councillor Gareth A Roberts

 

Link to relevant background documents

Additional documents:

Decision:

To refuse the application

 

Reasons:

 

  1. Negative impact on the Welsh language
  2. Pen y Ffridd Road is unsuitable for access to a development of this size

 

 

Minutes:

         A residential development of 30 units (to include 12 affordable units) together with infrastructure, parking areas, access, paths and an open space

 

Attention was drawn to the late observations form. It was highlighted that appendix 1 (Committee report 20/10/20) of the cooling-off report had been included in the late observations form together with a written submission of the applicant's observations and the objector’s observations as well as the comments of the Joint Planning Policy Unit.

A presentation of the plans subject to the application was given and the amended plan was highlighted that included children's play equipment on the open space.

        

a)    The Assistant Head of Planning and Environment explained that the application discussed at the committee on 20 October 2020 had been refused, contrary to the officers' recommendation. The application had been refused for 6 reasons and consequently the application had been referred to a cooling-off period. 

 

Information was re-submitted to the Committee highlighting the policies, risks and options available to them. Reference was made to an amended linguistic statement that complied with the requirements of PS1 and the relevant Supplementary Planning Guidance together with a plan showing the children's play area and equipment within the application site. In addition, a second consultation was conducted with all the relevant consultees for them to have an opportunity to confirm their views and observations on the application for 30 houses (2 or 3 bedroom semi-detached houses) with 12 of the houses being 100% affordable and 18 of the houses being open market housing and 5 being offered for intermediate rent or a 'rent to buy' scheme. This would enable eligible families to rent a house with the option to buy in the future and within the Bangor development boundary.

 

Reference was made to Part 3 of the report that confirmed the relevant policies together with the responses to the 6 reasons for refusal.  It was added that the report included detailed evidence of the need for housing with the Housing Service and the Joint Planning Policy confirming the need for affordable housing in the area together with the general need for 2 or 3 bedroom housing. The proposal therefore complied with policies TAI 1, 8 and 15.

 

In the context of flooding matters, NRW, the Council's Water Unit and Welsh Water were re-consulted and confirmation was received that they had no objection to the application. The Public Protection Service was re-consulted regarding land contamination and it was reported they did not have any objection to the application and they were satisfied for the remedial strategy to be implemented by imposing a standard planning condition.   It was added that the Transportation Unit had no objection in terms of road safety, traffic flow and the capacity and suitability of Ffordd Pen y Ffridd and the Ysbyty Gwynedd roundabout. 

 

It was considered that the contents of the report responded to and overcame the 6 reasons for refusal. No objections had been received from the statutory consultees or the other relevant consultees and  ...  view the full minutes text for item 5.

6.

Application No C20/0070/39/DT Ty Wiggins, 12 Lôn Cernyw, Bwlchtocyn, Pwllheli, Gwynedd, LL53 7DH pdf icon PDF 336 KB

Extension including raising height of roof

LOCAL MEMBER: Councillor John B Hughes

 

Link to relevant background documents

Additional documents:

Decision:

To refuse the application

 

Reasons:

 

1.    The application was considered an overdevelopment of the site

 

Minutes:

An extension including raising the roof height

Attention was drawn to the late observations form.

Two short videos were presented outlining the variation in ground levels together with the size of the houses and the estate design. 

a)    The Planning Manager elaborated on the application's background noting that this was a re-submission of an application following the decision of the Committee on 16 November 2020 to defer in order to prepare a video and additional photographs of the estate and the site. It was added that the application was for alterations to the existing house by raising the height of the roof in order to use the roof-space for rooms and build an extension to the rear to create a first-floor balcony. Members were reminded that currently the ridge of the house was approximately 5 metres and the proposed proposal noted a ridge height of 6.5 metres.

 

It was reported that the site was within an estate of houses within the AONB and the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest.  

 

It was considered that the proposal would not have a harmful impact on the area or on the AONB, and the proposal's design, scale and size were acceptable as there was plenty of land surrounding the property. It was considered that the proposal was not an over development and there were no implications in terms of road safety or the amenities of nearby residents. On the whole, the design retained the appearance of the house and therefore did not create a detrimental impact. 

 

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

·         That he opposed the application and represented the estate residents

·         That the size of the house was sufficient as it was

·         The proposed extension was substantial - when considering the size permitted for an affordable dwelling

·         It would never be a house for local people

·         There was a danger of setting a precedent to others on the estate and therefore consistency and the original character would be lost.

 

b)    It was proposed and seconded to approve the application.

 

c)    During the ensuing discussion members made the following observations:

·           Houses were being adapted and would be out of reach of local people

·           The proposal was an over development

·           It set a dangerous precedent  that  would change the character of the site

·           The tendency was to add an extension or upgrade every house

·           The extension would transform the property from a bungalow to a house.

·           It should be retained as an estate of bungalows and no houses should be introduced onto the estate

·           A policy was required to safeguard this - the nature of housing estates now was to have extensions 

 

·           Neither the Town Council nor the AONB had any objections

 

       ch)   The members voted on the proposal to approve the application

 

                 The proposal fell

 

The members voted on the proposal to refuse on the grounds that the proposal was an over development of the  ...  view the full minutes text for item 6.

7.

Application No C20/0898/42/DT Ty Pen Lôn Las, Morfa Nefyn, Pwllheli, Gwynedd, LL53 6BG pdf icon PDF 318 KB

Extensions and alterations to the existing dwelling

LOCAL MEMBER: Councillor Gareth T Jones

Link to relevant background documents

 

 

Additional documents:

Decision:

To postpone

 

  • further information needed on the impact of the balcony
  • discuss with the applicant if the balcony can be removed from the plans

 

Minutes:

Extensions and alterations to the existing dwelling.

 

a)   The Development Control Team Leader elaborated on the background of the application, and noted that there were several elements to the application for extensions and adaptations to the existing two-storey house  

·         Erection of a first-floor extension to the front of the dwelling

·         Changing the ground floor extension at the front / side of the property to have a hip roof rather than a gable roof

·         Demolishing the chimney

·         Erection of a first-floor extension at the rear of the property

·         Replacing two existing pitched roof single-storey extensions at the rear with a flat roof extension - the new extension would extend 1.2m further to the rear than the existing extension

·         Creating a balcony on top of the flat roof extension with surrounding glazed balustrade and a screen measuring 1.8m in height 

 

It was explained that the property was a detached house in a residential area within the development boundary of Morfa Nefyn, backing onto open rural green fields with the back of the houses to be seen from the main road between Morfa Nefyn and Edern.

The proposed adaptations were discussed by referring to the plans that compared the existing aspects with the desired. It was explained that the plans detailed the comparisons as the agent was trying to respond to the comments received from the Town Council and from the public consultation that the development was an over development of the site. It was highlighted that the size of the proposal did not significantly increase the site.

 

Attention was drawn to the general and residential amenities noting that there was a recommendation to impose a condition to ensure a screen to prevent visibility from the balcony.  It was reported that there was a mix of housing and designs in the residential area and reference was made to policy PCYFF3 that assesses design, materials and visual impact of any development and policy PCYFF2 that assesses the significant detrimental impact on the health, safety or amenities of local property occupiers.

 

It was considered that the planning application met with the requirements of local and national planning policy.

 

b)    Taking advantage of the right to speak, the applicant’s agent noted the following background information and the justification for the design.

·         It was an application to; 1. Regenerate and create a permanent home in accordance with the ‘lifetime home standards’. 2.Thermal improvements and repair of water leak problems, 3. Maximising natural light  4. Reshaping the plain façade without any character and offer a high quality surface that reflects local characteristics.

·         Present a better combination of materials rather than an unimaginative finish as it was currently.

·         A full analysis had been undertaken to establish what characteristics offered a positive contribution to the identity of the village as well as to the area’s native character. This information had been used to form the proposals in question.

·         Although the property could be clearly seen from Lôn Las, it was not considered that the proposals contributed  ...  view the full minutes text for item 7.