Issue - meetings

Erection of building to provide office and canteen space (Class B1) including refuse storage, access, servicing, landscaping and other associated works. 

LOCAL MEMBER: Councillor Kim Jones

Link to relevant background documents

DECISION:

To delegate powers to the Senior Planning Officer to approve the application subject to completing discussions regarding highways and archaeology matters as well as material planning conditions relating to:

1.               Time

2.               Compliance with the plans

3.               The development shall be implemented in accordance with the ecological/tree reports

4.               The operational methods must be followed as highlighted in the CEMP / pollution prevention plan.

5.               You must act in accordance with the recommendations of the Flood Risk Assessment

6.               Permitted use of building for any purposes within Use Class B1 only

7.               Welsh Water conditions

8.               Ensure Welsh / Bilingual signs

9.               NRW Conditions

10.            If, during the development, it is found that there is contamination that was not previously noted present on the site, then no further development (unless this is agreed in writing with the Local Planning Authority) will be undertaken until a remedial strategy detailing how this unspecified contamination will be addressed is presented to and approved in writing by the Local Planning Authority. 

Notes:

1.  Welsh Water

2.  Land Drainage Unit

3.  NRW

Erect a building to provide an office space and canteen (Class B1) including refuse storage area, service access, landscaping and associated works.

Attention was drawn to the late observations form by Natural Resources Wales (NRW) that responded to the Construction Environmental Management Plan and Pollution Prevention Plan submitted.

·         The Development Control Team Leader highlighted that it was an application to erect a new building to provide office space and a canteen (B1 Use Class) to serve a Siemens business site in Llanberis together with associated developments; the development would include erecting a three-storey building on sloping green land north of the company's existing buildings. It was reiterated that the need for a new facility had arisen as a result of renovation work in one of the other buildings on the site regarding the need for more manufacturing space. The renovation would mean a loss of serviced space such as offices and a canteen that have now been put in temporary buildings. It was noted that the proposal would not lead to an increase in the density of the use of the site but is rather an effort to provide appropriate ancillary facilities to serve the existing business.

It was reported, in accordance with the requirements of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 (as amended), that the development was defined as a "major development" due to the floor area proposed to be provided. In line with the appropriate procedure, a Pre-application Consultation Report was received as a part of the application. The report indicates that the developer has informed the public and statutory consultees of the proposal prior to submitting a formal planning application. 

In the context of the principle of the development, it was noted that the application site was located outside the development boundary of the Local Service Centre of Llanberis as defined in the LDP, however it was part of a major site that is already in use by industry. Reference was made to Policy PCYFF 1 of the LDP which encouraged refusal of developments outside the development boundaries, unless they are in accordance with local or other national planning policies, or that the offer showed that a location in the countryside was essential. In this case, when considering that the proposal was to extend an existing business already on the site, it was totally expected that the facility was provided on the site and therefore there was appropriate justification for allowing such a development at this location.

In the context of Infrastructure and Sustainability matters, it was highlighted that Welsh Water had confirmed that there would be adequate capacity in the local sewerage system to meet the requirements of the developments by the end of March 2025 and that a connection to the water supply could be ensured. It was also noted that sustainable draining systems (SuDS) are required to control surface water for every new development of more than 100m² in floor area and an application will need  ...  view the full minutes text for item 6