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To accept any apologies for absence.
Apologies were received from Councillors Eirwyn Williams and Gruffydd Williams along with Councillors Rheinallt Puw and Glyn Daniels (Local Members)
Condolences were expressed to Councillor Anne Lloyd Jones as her mother had passed away recently
Best wishes for a speedy recovery were sent to Councillor Eirwyn Williams who had recently undergone surgery.
The Solicitor, Rhun ap Gareth, was congratulated on his appointment as Head of Legal at Conwy County Borough Council. He was thanked for his advice and support to the Planning Committee and best wishes were relayed to him in his new post.
DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS
To receive any declaration of personal interest and to note protocol matters.
a) Councillor Eric M Jones in item 5.1 on the agenda (planning application number C20/0811/14/LL) as his son owned the property
Councillor Berwyn P Jones in item 5.4 on the agenda, (planning application number C20/0538/03/LL), as he was a member of the Adra Board
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 following members declared that they were local members in relation to the items noted:
Councillor Ioan Thomas (not a member of this Planning Committee) in relation to item 5.1 on the agenda (planning application number C20/0811/14/LL).
Councillor Menna Baines (not a member of this Planning Committee), in item 5.3 on the agenda (planning application number C20/0804/25/LL)
The Solicitor highlighted that the Members had received an e-mail from an individual regarding application 5.3. The e-mail shared sensitive information about the background of the application. A suggestion was made for Members to be careful not to refer to the information during the discussion
To note any items that are a matter of urgency in the view of the Chairman for consideration.
None to note
The Chairman shall propose that the minutes of the previous meeting of this committee, held on the 7th of December, be signed as a true record.
The Chair signed the minutes of the previous meeting of this committee, held on 7 December 2020, as a true record, subject to the description of application 5.3 Land Opposite Maes Bleddyn, Bethesda, noting 'Provision of 30 affordable residential units' and not 'erect 30 houses including 15 affordable housing'.
To submit the report of the Head of Environment Department.
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.
Application for the extension of the existing balcony onthe front elevation of the property
LOCAL MEMBER: Councillor Ioan Thomas
To approve the application
1. In accordance with the plans
Welsh Water Note
Application for the extension of the existing balcony on the front elevation of the property
a) The Planning Manager explained the background of the application, noting that this was an application to extend the current balcony approximately 2m around the front elevation and gable end of the property around the existing dining room and lounge. It was noted that the balcony would be constructed from a steel frame, with glazed panels and a timber board floor. It was reiterated that the property was a single-storey house located on a slope on a junction within a residential area of the town of Caernarfon. A public road surrounds three sides of the property.
It was highlighted that the application was being submitted to the Planning Committee as the applicant was related to a Member of the Planning Committee.
It was considered that the proposal was suitable for the site and for the dwelling in terms of size and design and therefore complied with the requirements of policies PCYFF 2, 3 and PS5. It was not considered that it would have a substantially greater impact on any nearby property or have a substantially greater impact on the area's amenities. Therefore, the proposal complies with the requirements of local and national policy.
b) Taking advantage of the right to speak, the Local Member made the following points:
· That this was an application to extend the balcony and that the main considerations would be the loss of privacy of others due to overlooking - it was expressed that there would be no overlooking onto nearby property from this property
· That the view from the property overlooked the Menai Straits, therefore, it would be appropriate to take advantage of that
· Supported the recommendation
was needed on the Welsh Water note
c) In response to a question regarding the Welsh Water note, it was noted that this was a 'note' and not a 'condition' and that it was a general note to raise the applicant's awareness
(ch) It was proposed and seconded to approve the application
RESOLVED to approve the application
1. In accordance with the plans
Welsh Water Note
Erection of 7 dwellings for the elderly together with parking accommodation and turning facility.
LOCAL MEMBER: Councillor Rheinallt Puw
DECISION: To delegate powers to the Assistant Head of the Environment Department to approve the application, subject to the following conditions:
1. Five years.
2. In accordance with the plans.
3. Natural slate roofing.
4. Agree the houses' external elevations including the solar panels.
5. Remove permitted development rights from the residential dwellings.
6. Highway conditions concerning the provision of parking spaces, estate road and associated footpaths.
7. Submission of a programme of archaeology works to be agreed with the LPA prior to the commencement of any work on the site.
8. A detailed report on the archaeology work, in accordance with condition 7, will need to be submitted to and agreed in writing by the Local Planning Authority within six months of completing the archaeology work.
9. The Biodiversity Unit's conditions concerning no vegetation, trees or shrubs to be cleared during the nesting season (1 March to 31 August); prior to the commencement of any work a scheme should be submitted for approval by the LPA to ensure that no reptiles will be harmed during the construction work which is to be implemented to the complete satisfaction of the LPA; prior to the commencement of any work a Biodiversity Improvements and Mitigation Plan shall be submitted to and agreed with the LPA; and prior to the commencement of any work on the site a Plan to Destroy Non-native Invasive Plants shall be submitted to be agreed with the LPA.
10. Condition to comply with the mitigation measures in the Preliminary Ecological Evaluation Report.
11. Condition to comply with the recommendations and mitigation measures included in the Trees Report.
12. Public Protection Unit condition regarding conducting a site contamination investigation.
13. Welsh Government Conditions regarding visibility splays, drainage and resurfacing the pavement near the site.
14. Secure/agree with affordable housing scheme
15. That the units are affordable for older residents aged 55+
1. NOTE: The applicant is instructed to sign an Agreement under Section 38, Highways Act, 1980 with the Council if it is proposed for the extension to Llain y Pebyll road to be adopted.
2. NOTE: The applicant's attention is drawn to the letter from Welsh Water dated 11.02.20, advising of the need to ensure that the development is in compliance with the advice contained therein.
3. NOTE: The applicant's attention is drawn to the letter from Wales and West Utilities dated 14.02.20 and the need to ensure that the development is in compliance with the advice contained therein.
4. NOTE: The applicant's attention is drawn to the need to introduce a sustainable water system to be agreed with the Council's Water and Environment Unit.
Erection of 7 residential dwellings for older persons together with parking spaces and a turning area
a) The Planning Manager elaborated on the background of the application, and noted that this was a full application, with many elements to the application:-
· Provision of 5, two-bedroom bungalows together with 2 one-bedroom flats on affordable social rent for older people.
· Provision of parking spaces and a new access off the trunk road to serve the bungalows on plot numbers 3 and 4.
· The other dwellings will be served from the access and the existing driveway that serves Llain y Pebyll Estate.
· Provision of private amenity spaces/gardens within the site.
· Provision of infrastructure to include bin/recycling storage for each dwelling.
It was reported that the site is located outside, but adjacent to, the Bethesda development boundary as included in the Gwynedd and Anglesey Joint Local Development Plan 2017 (LDP). Although developments for affordable units and open market units have been approved recently in Bethesda, the local need for new housing specifically for older people has not been met.
It was explained that the application had been the subject of discussions between North Wales Housing (developer) and the Council's Strategic Housing Unit. As a result, it was resolved to include it on the reserve plan list in the Transfer Programme Plan to receive grant funding, subject to the receipt of planning permission and the appointment of a contractor. Given that the proposal responds to an acknowledged need and provides an appropriate mix of units, it was considered that the proposal was an opportunity to develop a quality plan and meet acknowledged needs and thus, in accordance with the Policy requirements.
On the grounds of visual amenities, it was considered that the proposal to develop a small estate of new housing is acceptable and that the layout, scale, design and materials of the houses are acceptable, considering its surroundings. No concerns were considered in the context of general and residential amenities, biodiversity or archaeological matters.
It was reiterated that the proposal included extending the existing adopted estate road leading into Llain y Pebyll Estate in order to serve the proposed bungalows on plots numbers 5, 6 and 7 only with associated parking spaces. It was noted that the bungalow and two-storey houses on plots 1, 2, 3 and 4 are served directly off the nearby trunk road. The Transportation Unit or Trunk Road Unit did not have any objection to the application on the grounds of creating an access from the existing Llain y Pebyll estate road or from the nearby trunk road.
Following the receipt of the initial observations of the Language Unit, a Welsh Language Statement was submitted with the application and based on the content of the Statement, the Unit agreed with the content of the document which confirms that the development will have a positive impact on the Welsh language in Bethesda.
Based on the above assessment, it was not considered that the proposal was contrary to local or national ... view the full minutes text for item 7.
Change of use of vacant unit from an office B1 Use Class into a dental practice D1 Use Class (re-submission of application that was refused under ref. C20/0351/25/LL).
LOCAL MEMBER: Councillor Menna Baines
RESOLVED to approve the application contrary to the recommendation
1. start work on the development within five years
2. undertake the development in accordance with the submitted plans
condition to ensure that use of the building reverts to its original use if use as a dental surgery ceases in future
Change of use of vacant unit from an office from B1 Use Class into a D1 Use Class dental practice (re-submission of the application refused under reference number C20/0351/25/LL)
a) The Planning Manager elaborated on the background of the application, noting that this was a resubmission of an application refused in June 2020 for the change of use of an office (B1 Use Class) to a dentist surgery (D1 Use Class) within an empty unit at Llys Castan, Parc Menai.
When considering the principle of the proposed use, it was highlighted that it should be ensured that the proposal complies with all the criteria in policy ISA 2 (community facilities) of the LDP. For the purposes of the policy, it was confirmed that community facilities include 'facilities used by local communities for health purposes...and any other facility that achieve the role of serving the community'.
It was reported that Policy PS13 and Policy CYF1 of the LDP note that the site and unit are protected for employment use in B1 Use Class. In accordance with Policy CYF5 (alternative uses of existing Employment Sites), it was reported that proposals to release land in B1, B2 or B8 Use Class on existing protected employment sites for alternative use will only be approved in special circumstances and only where one or more of the policy's criteria can be met:
· "In the case that the site is vacant, is unlikely to be used in the short and medium term for original use or safeguarding use, or;
· There is an over provision of employment sites within the vicinity, or
The current employment use is having a detrimental
effect on amenity and the
· The proposal would not have a detrimental effect on employment uses at adjacent sites, or
· There is no other suitable alternative site for the proposed use, or
· If the site is used for short-term use (temporary), that appropriate restoration measures are in place to the satisfaction of the Local Planning Authority."
It was highlighted that detailed and extensive information had been submitted by the applicant in support of the application, including a Planning Statement, as well as a Planning Statement from the agent, a Sequential Test Statement, along with the Sites' Accessibility Evidence Document, highlight the following observations:
· The community of Penrhosgarnedd are closer to the application site than other dental practices in Bangor.
· The community of Parc Menai is closer to the site than other dental practices in Bangor.
· The staff/community of Ysbyty Gwynedd are closer to the application site than other dental practices in Bangor.
· There is a regular bus service by various companies that serve other business in Parc Menai.
· An existing cycle network as well as public footpaths serve Parc Menai.
· The site is geographically accessible to local and regional users who use the A55.
· It is noted that the vast majority of patients of the existing facility use a car (with a number of them being older patients where it ... view the full minutes text for item 8.
Demolition of existing building and erection of 6 new dwellings
LOCAL MEMBER: Councillor Glyn Daniels
DECISION: To delegate powers to the Assistant Head of the Environment Department to approve the application subject to the applicant completing a Section 106 agreement in order to transfer the units to a housing association and to the following conditions:
1. Five years.
2. In accordance with the plans.
3. Slate as roofing material
4. Samples of materials and colours for the buildings to be agreed with the LPA.
5. Highway conditions for parking / access.
6. Soft and hard landscaping.
7. Working hours limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and no working at all on Sundays and Bank Holidays.
8. Agree on details regarding a Welsh name for the development together with advertising signage informing of and promoting the development within and outside the site.
9. Removal of general development rights for all units.
10. Submission of a Construction Method Statement including demolition work and working arrangements during the construction phase to be agreed with the LPA.
11. Secure / agree on an affordable housing scheme (standard)
Demolish existing building and construct 6 new dwellings
Attention was drawn to the late observations form.
a) The Planning Manager elaborated on the background of the application, noting that this was a full application to demolish an existing empty building and erect six new residential houses. It was explained that the site is located within the development boundary of Blaenau Ffestiniog and was previously used as a Multi-purpose Health Centre, but which is now empty since the resource was relocated to the new Health Centre nearby. It was highlighted that there were many elements to the application:-
· Provision of 4 three-bedroom houses (5 persons) and 2 two-bedroom houses (4 persons)
· Provide infrastructure to include water attenuation/retention areas within the site, bin / recycling storage and a shed for each house, 12 parking spaces for the users/residents of the new houses, erection of timber fence along the sides and rear of the site.
· Provision of individual gardens for each house to the rear of the site.
· It is proposed to demolish the existing building and locate the new houses more or less on the same footprint, they will be laid out in three sets of semi-detached houses with external elevations to include slate roofs and external walls a mix of render and slate cladding.
The proposal involves providing 6 residential units and in accordance with the requirements of Policy TAI 15 at least 10% of the units should be affordable. It was confirmed that Adra is associated with the development and that it intends to let the six units at social housing rent levels. It was reiterated that Adra was in the process of applying for this scheme to be included on the grant programme in Gwynedd, with the intention of purchasing the houses from the developer at GPA levels for affordable units. As would be the case with an application where the Registered Social Landlord such as Adra is not the applicant, but was expressing an interest in developing the site, it was considered reasonable to draw up a 106 agreement to ensure that the development is transferred to the Registered Social Landlord, ensuring control and affordability in the future.
There were no objections on the grounds of visual, general, residential or transportation amenities. It was not considered that the proposal was contrary to local or national policies, and that there are no material planning matters that outweigh the policy considerations. The proposal was considered acceptable, subject to the inclusion of appropriate conditions.
a) It was proposed and seconded to approve the application.
b) During the ensuing discussion, the following observations were made by members:
· That the area is suitable for the proposal
· That there is a local need for housing
· That there were over 100 holiday homes in Blaenau Ffestiniog, therefore, the application for housing for local people was welcomed.
RESOLVED: To delegate powers to the Assistant Head of the Environment Department to approve the application subject to the applicant completing a Section 106 agreement in ... view the full minutes text for item 9.