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Agenda, decisions and minutes

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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 Eirwyn Williams

 

Councillor Gareth T Jones was welcomed to his first meeting.

 

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 Gruffydd Williams (a member of this Planning Committee), in relation to item 5.3 on the agenda (planning application number C20/0046/42/LL) as he was a member of Nefyn Town Council which had submitted the application

 

Councillor Owain Williams (a member of this Planning Committee) in relation to item 5.3 on the agenda (planning application number C20/0046/42/LL) as he was a member of Nefyn Town Council which had submitted the application

 

Councillor Gareth T Jones (a member of this Planning Committee), in relation to item 5.3 on the agenda (planning application number C20/0046/42/LL) as he was a member of Nefyn Town Council which had submitted the application

 

The members were of the view 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 Linda Ann Wyn Jones (not a member of this Planning Committee) in relation to item 5.1 on the agenda, (planning application number C19/1028/03/LL)

         

Councillor Gruffydd Williams (a member of this Planning Committee), in relation to items 5.2 on the agenda (planning application number C20/0022/42/DT)

 

 

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 260 KB

The Chairman shall propose that the minutes of this committee held 16th July 2020 be a true record.

Additional documents:

Minutes:

It was confirmed that the minutes of the meeting of this committee, held on 16 July 2020, were 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 C19/1028/03/LL - Wynnes Arms Hotel, Ffordd Manod, Manod, Blaenau Ffestiniog LL41 4AR pdf icon PDF 263 KB

Application for the conversion of a public house to 5 flats together with rear extension and parking area

 

LOCAL MEMBER: Councillor Linda Ann Wyn Jones

 

Link to relevant background documents

Additional documents:

Decision:

To defer the decision in order to receive more information about drainage matters

 

Minutes:

          

 

Attention was drawn to the late observations form that had been received - in response to observations from the Local Member, consultation had taken place with the Council's Flood Risk Management Unit, and a swift response had been received. It was noted that the Department had no knowledge of the situation, although it was intended to investigate the complaint. No timetable had yet been set for this work.

 

a)    The Planning Manager elaborated on the background of the application, and noted that the application had been submitted to the Planning Committee on 02.03.2020 when it had been decided to arrange a site visit for members. In the meantime, it was reported that the applicant had informed the Council that he had submitted an appeal to the Planning Inspectorate due to a lack of decision by the Council on the application (no date yet received).

 

Members were reminded that this was an application to convert a public house into five residential, self-contained flats, along with the creation of parking spaces and an entrance.  It was noted that the site was located within the development boundary of Blaenau Ffestiniog and that the use of the building as a public house had ceased since early 2017. The proposal would involve internal changes to create the flats on the three floors. The exterior changes were restricted to the side extension and the slight alteration of the layout of the ground floor window and door openings on the rear elevation.

 

Additional photographs and a video were shown as it had not been possible to undertake a site visit due to Covid-19 restrictions.

 

Policy TAI9 permits the sub-division of existing properties into self-contained flats provided they conform to the relevant criteria: it was not considered that the proposal to convert the building into five flats would be contrary to the policy aims of TAI 9.

 

Reference was made to Policy TAI15 that stated that every development was required to achieve an appropriate mix in terms of tenure, types and sizes of affordable housing, which is supported by Policy TAI 8 and the SPG: Housing Mix. It should be noted that the Strategic Housing Unit stated that there was a recognised need for one and two bedroom flats in the town. It was considered that the amended application provided an appropriate mix of accommodation in an existing building that met a recognised need for housing in the town.

 

Policy TAI 15 (Threshold of Affordable Housing and their Distribution) stated an expectation that at least 0.4 of the units should be affordable, in accordance with the information submitted. Information had been received from the applicant stating that he had investigated purchase/rental prices within a one-mile radius of the site as part of the development. Although the officers did not disagree with the prices, the valuation was not based on the Red Book, and there were other minor deficiencies in the information submitted. In the circumstances, it was considered that the application could be approved subject to imposing a  ...  view the full minutes text for item 6.

7.

Application No C20/0022/42/DT - Tan y Mynydd, Mynydd Nefyn, Nefyn, LL53 6LN pdf icon PDF 229 KB

Demolition of existing external store, alterations to existing main house and part single storey, part two store extension to side and rear.

 

LOCAL MEMBER: Councillor Gruffydd Williams

 

Link to relevant background documents

Additional documents:

Decision:

To refuse the application on grounds of overdevelopment

 

Minutes:

It was noted that late observations had been received

 

The Planning Manager elaborated on the background of the application, and noted that it was an application to renovate and extend an existing house. It was reported that the new development would increase the number of bedrooms from three to four, which would increase the size of the downstairs living space.

 

The property was located on the slopes of Mynydd Nefyn at the top of a private road (which was partly a public footpath) which led to the unclassified road of Bryn Glas. The site was located in open countryside, approximately 340m to the east of the development boundary of Nefyn Local Service Centre, and 50m outside the Llŷn Area of Outstanding Natural Beauty.

 

This application had been discussed at the Planning Committee on 02/03/2020 when a decision on the application was deferred in order to arrange a site visit and to allow the submission of a protected species report. A Survey of Protected Species report was received on 29 May 2020.

 

Additional photographs and a video were shown as it had not been possible to hold a site visit due to the Covid-19 restrictions.

 

It was noted that late observations had been received (but not included on the late observations form) from the Campaign for the Protection of Rural Wales, concerned that the scale and design of the extension would create an alien feature in the landscape. It was added that observations had also been received from the AONB officer (not included in the report), expressing concern about the scale of the side extensions, the large windows and their impact on the AONB.

 

It was reported that the newly designed house would be substantially larger than the existing house, and the internal floor surface area would more than double. Having said this, there would be no increase in the building's height, and it was believed that the new design submitted was of a high quality and that the use of stone, glass and slate was appropriate for the location. It was acknowledged that opinions regarding the design were ‘subjective’. 

 

The property was in an open location on the hill slope, and therefore it was visible to the public from the nearby highway and other public areas. Whilst appreciative of the concern regarding the sensitivity of the landscape in this area, officers did not consider that the extensions as they had been designed would have a significantly detrimental impact on the quality of the landscape, and it was not considered that the proposal would impact the setting of the AONB, or the views out of it, in a detrimental manner.

 

            Attention was drawn to observations that had been received in relation to an over-provision of holiday units in the area, but it was highlighted that this was an application for a house, and not for holiday accommodation. It was also acknowledged that the visual impact was a cause for concern, and that design matters could be contentious; however the officers  ...  view the full minutes text for item 7.

8.

Application No C20/0046/42/LL - Tir Ger Fynwent Gyhoeddus Nefyn, Nefyn, LL53 6EG pdf icon PDF 239 KB

Application for the change of use of agricultural land to form part of an extension to an existing graveyard together with associated works to extend existing car parking area, create pathways and erection of fences/gates

 

LOCAL MEMBER: Councillor Gruffydd Williams

 

Link to relevant background documents

Additional documents:

Decision:

To approve the application

 

1.          The development to which this permission relates shall be commenced not later than FIVE years from the date of this permission.

2.          The development hereby permitted shall be carried out in strict conformity with the details shown on plans  submitted to the Local Planning Authority on 06/05/20, and contained in the application form and in any other documents accompanying the application, notwithstanding any condition(s) to amend those plans included in this planning decision.

3.          All burials in the cemetery shall be:  • a minimum of 50 metres from a potable groundwater supply source;  a minimum of 30 metres from a water course or spring; • a minimum of 10 metres' distance from field drains;  • No burial into standing water and the base of the grave must be above the local water table. 

4.          Surface water and/or land drainage are not permitted to be connected either directly or indirectly to the public sewerage system.

5.          The car parking area will be completed in total accordance as shown on the enclosed plan prior to the commencement of the use herein approved

 

Minutes:

a)    The Planning Manager elaborated on the background of the application, and noted that this was a full application to create an extension to the existing cemetery by changing the use of agricultural land located off Ffordd Dewi Sant in Nefyn. It was noted that the site was located outside, but adjacent to the Nefyn development boundary near the back of the Business Park. It was considered that the location, size and setting of the extension was logical and that it would be an effective addition to the existing community service.

 

As the groundwater matters had been resolved, it was considered that this proposal complied with all the relevant planning considerations and policies.

 

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

 

RESOLVED to delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions;

1.         The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.         The development hereby permitted shall be carried out in strict conformity with the details shown on plans submitted to the Local Planning Authority on 06/05/20, and contained in the application form and in any other documents accompanying the application, notwithstanding any condition(s) to amend those plans included in this planning decision.

3.         All burials in the cemetery shall be:  • a minimum of 50 metres from a potable groundwater supply source;  a minimum of 30 metres from a water course or spring; • a minimum of 10 metres' distance from field drains;  • No burial into standing water and the base of the grave must be above the local water table. 

4.         Surface water and/or land drainage are not permitted to be connected either directly or indirectly to the public sewerage system.

5.         The car parking area will be completed in total accordance as shown on the enclosed plan prior to the commencement of the use herein approved

 

9.

Application No C19/1068/11/LL - Neuadd Ogwen, Y Coleg Normal, Ffordd Y Coleg, Bangor, Gwynedd, LL57 2DB pdf icon PDF 240 KB

Conversion of previously used University building into 6 self-contained residential units and additional car parking space.

 

LOCAL MEMBER: Councillor Huw Gruffydd Wyn Jones

 

Link to relevant background documents

Additional documents:

Decision:

To defer in order to seek an independent opinion from the District Valuer

 

Minutes:

a)    Due to recent concerns regarding the financial information, the valuation, and the viability argument that has been submitted as part of the application, the Planning Manager suggested that the discussion on the application should be deferred in order to seek an independent view on these matters from the District Valuer.

b)    It was proposed and seconded to defer the application

RESOLVED to defer the application in order to seek an independent opinion from the District Valuer