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  • Agenda, decisions and minutes

    Planning Committee - Monday, 1st March, 2021 11.00 am

    • Attendance details
    • Agenda frontsheet PDF 303 KB
    • Agenda reports pack PDF 19 MB
    • Printed decisions PDF 240 KB
    • Printed minutes PDF 364 KB

    Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions

    Contact: Lowri Haf Evans  01286 679 878

    Items
    No. Item

    1.

    APOLOGIES

    To accept any apologies for absence.

    Minutes:

    Apologies were received from Councillor Linda A Wyn Jones and Councillor Annwen Daniels (Local Members)

     

     

    2.

    DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

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

    Minutes:

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

     

    Councillor Gareth M Jones (a member of this Planning Committee), in relation to item 5.1 on the agenda (planning application number C20/0898/42/DT)

     

    Councillor Eirwyn Williams (a member of this Planning Committee) in relation to item 5.2 on the agenda, (planning application number C18/0698/35/LL)

     

    Councillor Simon Glyn, (a member of this Planning Committee), in relation to item 5.3 on the agenda, (planning application number C19/0746/46/LL)

     

    3.

    URGENT ITEMS

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

    Minutes:

    None to note

     

    4.

    MINUTES pdf icon PDF 171 KB

    The Chairman shall propose that the minutes of the previous meeting of this committee, held on 1st February 2021, be signed as a true record.

    Minutes:

    The Chair signed the minutes of the previous meeting of this committee, held on 1 February 2021, as a true record.

     

    5.

    PLANNING APPLICATIONS

    To submit the report of the Head of Environment Department.

    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

    6.

    Application No C20/0898/42/DT Ty Pen Lôn Las, Morfa Nefyn, Pwllheli, Gwynedd, LL53 6BG pdf icon PDF 316 KB

    Extensions and alterations to the existing dwelling

    LOCAL MEMBER: Councillor Gareth M Jones

    Link to relevant background documents

     

     

    Additional documents:

    • Plans , item 6. pdf icon PDF 4 MB

    Decision:

    To approve the application

     

    Conditions:

                           

    1.    5 years

    2.    In accordance with the amended plans

    3.    Details of materials for the walls and roofs to be agreed

    4.    THE USE OF ANY FLAT ROOF CREATED AS PART OF THIS DEVELOPMENT AS A BALCONY OR TERRACE IS NOT PERMITTED

     

                Note – Welsh Water

     

    Minutes:

    Extensions and alterations to existing dwelling.

             Attention was drawn to the late observations form.

     

    a)    The Development Control Officer expanded on the application's background and noted that the application had several elements for extensions and alterations to the existing two-storey house, comprising:  

    ·         Erection of a first-floor extension on 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

     

    This application was discussed at the Planning Committee on 21/12/2020. The decision on the application was deferred in order to receive further information about the potential impact of the balcony, which was part of the original plan. It was explained that the balcony had by now been removed from the plans and the intention now was to include the installation of a 'living' flat roof.   It was added that a screening wall would be constructed in response to concerns regarding overlooking.  A second consultation was conducted, however, no further observations were received.

     

    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 Local Member made the following points:

    ·         That the balcony was the main concern in the original plans - it was welcomed that the balcony had been removed from the amended plans.

    ·         It was hoped that the 'living' flat roof would not be used as a terrace - it was necessary to emphasise that condition 4 was of key importance

     

    c)    It was proposed and seconded to approve the application

     

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

    ·         That a green / living roof could be problematic 

     

            d) In response to an observation regarding the maintenance of the living roof, it was noted that this depended on the seeds used and it was possible to attach a condition to confirm use

     

             RESOLVED to approve the application

     

              Conditions:

                           

    1.    5 years

    2.    In accordance with the amended plans

    3.    Details of materials for the walls and roofs to be agreed

    4.    THE USE OF ANY FLAT ROOF CREATED AS PART OF THIS DEVELOPMENT AS A BALCONY OR TERRACE IS NOT PERMITTED

     

                Note - Welsh Water

     

    7.

    Application No C18/0698/35/LL The Pines Care Home, The Pines Ffordd Penpaled, Criccieth, Gwynedd, LL52 0DE pdf icon PDF 306 KB

    Application to extend the nursing home building and car park and confirm location of existing biomass unit.

     

    LOCAL MEMBER: Councillor Eirwyn Williams

     

    Link to relevant background documents

     

    Additional documents:

    • Plans , item 7. pdf icon PDF 5 MB

    Decision:

    To approve

     

    Conditions:

     

    1.    5 years

    2.    In accordance with the plans and reports

    3.    Slate

    4.    External finish

    5.    Welsh Water conditions

    6.    Agree on the details and position of external ventilation unit(s) prior to installation

    7.    Windows that open will not be permitted on the extension that is subject to this permission 

    8.    Noise condition – noise rating 25 between 2300 - 0700 and 35 at any other time 

    9.    Archaeological conditions

    10.  Landscaping

    11.  Waste Plan

    12.  Parking to be completed in accordance with the approved details and to be fully operational prior to commencement of building use

    13.  Boiler / flue type biomass

    14.  Waste plan to be implemented in accordance with the approved details

    Minutes:

    Application to extend the nursing home building and car park together with confirming the location of the existing biomass unit

              Attention was drawn to the late observations form.

    a)    The Planning Manager highlighted that the site was located in a central location within the town of Cricieth and the existing building had already been substantially extended and was used as a nursing home.   It was explained that the proposed main extension measured a maximum of 28m by 16m, 7.9m high to the ridge and 5m high to the eaves; and would be located on a section of the site that is lower than the highway and the front part of the building.   This extension would provide 11 rooms together with linked staff/nurse rooms on the ground floor as well as 9 additional rooms on the first floor together with a reception and other associated rooms. It was added that the proposal involved extending the existing car park to a section of green land situated directly next door to the site to provide 14 parking spaces and a parking space for the disabled. It was proposed to retain the remainder of the green land for wildlife.

     

    While Policy TAI 11 deals with proposals for developing new / additional / specialist residential Care Homes, the principles and criteria of this Policy should be considered with this application.  It was explained that criterion (1) of the Policy refers to the fact that the proposal is located within the development boundary of a Sub-regional, Urban or Local Centre. It was noted that Cricieth had been identified as a Local Service Centre in the Plan. In addition, criterion (4) refers to the need to ensure that the proposal does not lead to an over provision of care accommodation compared to the needs of the local area.  It was reported that Gwynedd Council Social Services had confirmed that there is a scarcity of homes in Gwynedd that can provide nursing care, specifically dementia nursing care.  It was added, as commissioners, they were glad to see a Home that offers this type of care, looking to develop and increase future capacity.  

     

    In the context of the open area, it was noted that this open space in the town centre of Cricieth was important, and the views out of the site towards the coast, had been highlighted in past planning decisions on / near the site. It was stated that the area had been protected as an open space in the Unitary Development Plan but it did not have the same formal protection under the current Local Development Plan. It was explained that the term 'open space' as referred to in policy ISA 4, included green amenity spaces, allotments, public parks and gardens, open-air sports grounds and play provision for children and young people, as described in Technical Advice Note 16: Sports, Leisure and Open Spaces. The open space here was considered to be a green amenity space and the requirements of policy ISA 4 were relevant  ...  view the full minutes text for item 7.

    8.

    Application No C19/0746/46/LL Trefgraig Isaf, Rhydlios, Pwllheli, Gwynedd, LL53 8LR pdf icon PDF 225 KB

    Provision of 10 touring caravans and 4 tents

     

    LOCAL MEMBER: Councillor Simon Glyn

     

    Link to relevant background documents

    Additional documents:

    • Plans , item 8. pdf icon PDF 3 MB

    Decision:

    Defer in order to re-consult and re-assess revised plans.

     

    Minutes:

    Provision of 10 touring caravans and 4 tents

     

                Attention was drawn to the late observations form.

     

    a)    The Planning Manager highlighted that amended plans had been submitted.  A request was made for the determination to be deferred to re-consult and re-assess the amended plans.

     

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

               

    RESOLVED: Defer in order to re-consult and re-assess amended plans.

     

    9.

    Application No C20/0757/03/AC Nant Y Mynydd Cae Clyd, Cae Clyd, Blaenau Ffestiniog, Gwynedd, LL41 4AU pdf icon PDF 250 KB

    Application to vary conditions 2 and 13 of planning permission C14/0248/03/LL relating to site layout and house design.

     

    LOCAL MEMBER: Councillor Linda Ann W Jones

     

    Link to relevant background documents

    Additional documents:

    • Plans , item 9. pdf icon PDF 3 MB

    Decision:

    To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:

     

    1.    5 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.    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 

    8.    Removal of the general development rights of the affordable units

    9.    Submission of a comprehensive drainage scheme for the site 

    10.  Work arrangements / working hours matters

    11.  Wildlife boxes condition

     

    Notes

     

    1.    NOTE: The estate road/roads and access must be designed and constructed in accordance with the 'All Wales Guidance' (copies of this document for the design of estate roads and developments are available from the Planning and Transportation Department).

     

    2.    NOTE: The applicant is instructed to write to the Street Works Manager to obtain permission under Section 171/184 of the Highways Act 1980 to carry out any work within the pavement/green verge which is necessary to construct the access.

     

    3.    The applicant's attention is drawn to the letter from Welsh Water dated 23/10/20 and the need to ensure that the development complies with the advice contained therein.  The letter can be viewed under the reference number for this application on the track and trace pages on the Council's website.

     

    4.    Due to the size and nature of the development, an application will need to be provided to the Sustainable Drainage Systems Approval Body for approval before construction work commences.  These systems must be approved by Gwynedd Council in its role as the SuDS Approval Body prior to the commencement of the construction work.

     

    5.    NOTE: The applicant is instructed to sign an Agreement under Section 38, Highways Act 1980 with the Council if it is proposed for the road to be adopted.

     

    6.    NOTE: We draw the applicant's attention to the requirements of the section 106 agreement associated with planning permission C14/0248/03/LL and the need to ensure that the development is in complete accordance with the details of this legal agreement. 

     

    7.    Biodiversity Note

     

    Minutes:

    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 vary condition 2 (compliance with plans) and condition 13 (completion of estate road in accordance with the plans) of planning permission C14/0248/03/LL. It was highlighted that the site was located in the Manod area of Blaenau Ffestiniog and within the development boundary as included in the LDP.

     

    The application in question would change some aspects of the previous application approved, namely to modify the setting and design of 3 of the open market houses and part of the estate road.  There was no intention to change the number, type or mix of houses to what had already been approved and remains extant.  

     

    In the context of the visual amenities, general and residential amenities, it was highlighted that the application entailed changes to the elevations of the open market housing only, based on design. It was noted that the design continued to be contemporary, by modifying some features on the front elevation.  It was added, that the property on plot 5 had been set somewhat back within the site and the houses on plots 3 and 4 will change their setting and form. It was considered that these adaptations were acceptable as they were not significantly different to what had been previously approved and would not lead to more impact than had already been approved. It was considered that the proposal would not create incompatible structures in the local area and the houses would lie comfortably within the landscape.

     

    As a result, it was considered that the proposal was acceptable based on the requirements of policy PCYFF 3 of the LDP and the requirements of TAN 12:  Design, and complied with the requirements of local and national planning policies.

     

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

     

    c)     In response to a question, it was noted that no observations had been received from the Community/Town Council

     

    RESOLVED: To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:

     

    1.         5 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.         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. 

    8.         Removal of the general development rights of the affordable units.

    9.         Submission of a comprehensive drainage scheme for the site 

    10.       Work arrangements / working hours matters

    11.       Wildlife boxes condition

     

    Notes

     

    1.         NOTE: The estate road/roads and access must be designed and constructed in accordance with the 'All Wales Guidance' (copies of this document for the design of estate roads and developments are available from the Planning and Transportation Department).

     

    2.         NOTE: The applicant is instructed to write  ...  view the full minutes text for item 9.

    10.

    Application No C20/0979/03/RA Spoil Heap 557m From Quarry Tours Ltd, Llechwedd Slate Caverns 115m From Unnamed Road Bodafon, Blaenau Ffestiniog, LL41 3NB pdf icon PDF 411 KB

    Application under S.73 to remove condition 2 (time limit) & vary to condition 3 (updated plans for the removal of material, restoration and aftercare of the site) on planning permission C99M/0105/03/MW for The Removal of Material from a mineral-working deposit.

     

    LOCAL MEMBER: Councillor Annwen Daniels

     

    Link to relevant background documents

    Additional documents:

    • Plans , item 10. pdf icon PDF 2 MB

    Decision:

     

    DECISION: To delegate powers to the Assistant Head of Department to approve the application, subject to the following amendment to Conditions 2 and 3 of planning permission C99M/0105/03/MW, to reflect the tonnage of mineral reserve available within the application area:
     

     

    The extraction of mineral waste and ancillary operations shall cease by 31/12/2058. All plant, machinery, buildings and structures related to or sited as a consequence of this planning permission shall be removed by that date.  Restoration of the site shall be completed by 31/12/2060.

     

    Unless otherwise required by a planning condition or a written agreement by the Local Planning Authority, the development shall be carried out only in accordance with the details of the application Drawings, Reference '19-404-D-002, 19-404-D-002’ and supporting information registered with the authority on 27 November 2020, the Restoration and Aftercare Strategy registered on 29 December 2020, and the Planning Statement of Case registered on 21 January 2021 and any such other details as may subsequently be approved in writing by the minerals planning authority.

     

    The development shall be subject to the same schedule of conditions under the previous grant of planning permission C99M/0105/03/MW to control noise, dust and protect the water environment. However, the schedule of conditions was updated with the applicant's agreement, as follows

     

    1.    Hours of operation amended to 07:00hr - 19:00hr, to reflect the day-time noise limitations in MTAN1

    2.    Best practicable means and/or ‘white noise’ reversing alarms shall be fitted to mobile plant and vehicles used on site

     

    3.    Proposed landform, and scheme of progressive restoration to favour Upland Oakwood scrub/pioneer woodland community including heathland/woodland edge shrubs, in accordance with the submitted scheme of restoration and aftercare

    4.    Review of operations to tie into the aftercare proposals and shall include provision for annual aftercare meetings to discuss restoration requirements and invasive plant management plan and monitoring

    5.    Archaeological work to follow the recommendations for appropriate recording as per original scheme of archaeological investigation which will be appended to the decision notice

    6.    Public footpath signs

     

    A note for the applicant advising him that public footpaths should remain open and to contact Gwynedd Public Rights of way should any problems arise.

     

    Consultation response from Natural Resources Wales attached to the decision notice, advising that they should be contacted directly in respect of the specific environmental and operational controls and the provision of utility within their remit.

     

     

    Minutes:

    Attention was drawn to the late observations form.

     

    a)            The Senior Planning Manager – Minerals and Waste expanded on the background of the application, noting that it was an application to vary conditions on the existing permission to extend the lifespan of the mineral works and the removal of material from slate waste tips from the Maenofferen mineral works, Llechwedd Quarry.  It was noted that the Quarry extended over 8.3 hectares of operational land and was situated north of Blaenau Ffestiniog on the A40 trunk road towards Moel Bowydd and Ffridd y Bwlch.

     

    It was explained that following a further discussion with the applicant, it was agreed that any application for planning permission had to reflect the tonnage of material that was available. Based on the current level of output, it was anticipated that approximately 3.4 million tonnes of slate was available which would ensure a reserve of workable material for up to 40 years.  It was agreed to vary the time limit of the current conditions to secure permission up to 2058 with an additional two years to complete the restoration plan. 

     

    It was explained that the tip had been worked since approximately 1999 and it was described as one that did not include overload and dirt and was therefore useful material. It was highlighted that the application included a comprehensive, scheme of progressive restoration to favour Upland Oakwood scrub/pioneer woodland community including heathland/woodland edge shrubs that will act as a nursing community.  It was added that the key objectives of the restoration scheme would integrate/ fit in with the site's environment; improve biodiversity and strengthen the patterns of the landscape in keeping with the objective outlined in the landscape character assessments.

     

    In considering the workings surrounding the area together with the work that has already been undertaken there, it was not considered that there would not be much change in the area's character in moving the spoil heap in the context of visual amenities.  It was not considered that there would be any detrimental impact on the landscape or on the National Park with no significant impact on the Ffestiniog Historic Landscape or the location of the Proposed World Heritage Site.   

     

    Attention was drawn to late observations from the Rights of Way Unit regarding Public Footpaths that passed through the quarry. Although the Unit did not object to the development in principle, they recommended that the path needed to be safeguarded during and following the completion of the proposed development.   A condition was recommended stating that safety signage should be erected near the path track to warn staff operating on the site of the path's location, and also warning path users of the fact that quarry traffic are operating near/on the right of way.  It would be necessary to agree in writing on the contents of these signs within a specific time, to erect them on the site and maintain them in an acceptable condition prior to undertaking any further development work.   

     

    It was reported that there  ...  view the full minutes text for item 10.

     

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