Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
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ELECT CHAIR To elect a Chairman for 2017/18 Additional documents: Minutes: Resolved: To re-elect Councillor Anne Lloyd Jones
as Chair of this Committee for 2017/18. |
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ELECT VICE CHAIR To elect a Vice Chair
for 2017/18 Additional documents: Minutes: Resolved: To re-elect Councillor Elwyn Edwards as Vice-chair of this Committee for 2017/18. |
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: An apology was received from Councillor Eirwyn Williams. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: a)
The following members declared a personal interest
in the following items for the reasons noted: ·
Councillor Berwyn Parry Jones in item 7.9
(C17/0257/14/LL) as his wife worked as a project coordinator for the Harbour
Trust ·
Councillor Gruffydd Williams in item 7.10
(C17/0317/33/LL) because his father owned a caravan park located less than six
miles from the site ·
Councillor Owain Williams in item 7.10
(C17/0317/33/LL) because he owned a caravan park located less than six miles
from the site ·
Councillor Eric M. Jones in item 7.12
(C17/0356/17/LL) because he was the landowner in question Members were of the opinion that they were
prejudicial interests and they left the Chamber during the discussion on the
applications noted above. b)
The following members declared that they were local
members in relation to the items noted: ·
Councillor Sion Jones (a member of this Planning
Committee), in item 7.1 on the agenda (planning application number
C16/1406/18/LL) ·
Councillors Dylan Fernley and Nigel W. Pickavance
(not members of this Planning Committee), in item 7.2 the agenda (planning
application number C17/0084/11/LL) ·
Councillor Edgar Owen (a member of this Planning
Committee), in item 7.4 on the agenda (planning application number
C17/0011/19/MW) ·
Councillor W. Gareth Roberts, (not a member of this
Planning Committee), in item 7.6 and 7.8 on the agenda, (planning application
number C16/0198/30/LL and C17/0242/30/LL) ·
Councillor Selwyn Griffiths (not a member of this
Planning Committee), in item 7.7 on the agenda (planning application number
C17/0287/44/LL) The
Members withdrew to the other side of the Chamber during the discussions on the
applications in question and did not vote on these matters. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 24.4.2017, be signed as a true record. Additional documents: Minutes: The Chair
signed the minutes of the previous meeting of this committee, held on 24 April
2017, as a true record. |
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PLANNING APPLICATIONS To submit
the report of Head of Environment 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 aspects of the policies. RESOLVED |
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Application No C16/1406/18/LL Land behind Bethel Chapel, Bethel PDF 203 KB Erect 4 affordable dwellings, construction of an estate road and new vehicular access LOCAL MEMBER: Councillor
Sion Wyn Jones Link
to relevant background documents Additional documents: Minutes: Erect
four affordable houses, create a new estate road and a new vehicular access a)
The Development Control Manager elaborated on the
background of the application and noted that the decision had been deferred at
the Committee on 13 March 2017 in order for the members to visit the site and to obtain details from
the land drainage plan and the statutory consultees' views. It was highlighted
that this was a full application to erect four two-storey affordable houses on
a site near a residential area of the village near the development boundary as
designated by the Gwynedd Unitary Development Plan Proposals Map -
consequently, it was defined as a site located in open countryside. Attention was drawn to the relevant policies in the report along with
the responses to the consultation. It was explained that the site abutted the
development boundary and was in keeping with policy CH7 which permitted
proposals for affordable houses on suitable rural exception sites immediately
on the boundary of villages or centres. It was reiterated that the southern
side of the site abutted the development boundary near Bron Gwynedd estate;
therefore, the site could be a rural exception site. Policy CH7 only approved
developments for affordable housing when the need had been proven - a Planning
and Affordable Housing statement was received with the application proving the
need for these houses. Observations were
also received from the Council’s Strategic Housing Unit, acknowledging the need
for this type of affordable houses in the area. It was
highlighted that the objections were on the grounds that sites, within the
development boundary, had not been developed yet and that the Local Development
Plan provided new sites for more houses in the village. In response, it was
noted that policy CH7 did not require other sites within the development
boundary to satisfy the need initially and all that was required under the
policy was a proven local need for affordable housing. It was
highlighted that other objections referred to previous objections for
residential development on the site and that it had been refused on appeal. It
was explained that the application in question (3/18/384E) was an application
for outline permission for the development of the entire field as a residential
development. At the time, the policy considerations were different to the
existing ones and the policies did not release land outside the development
boundaries to provide affordable housing as rural exception sites. In the context of infrastructure matters, it was highlighted that policies B32, B29 and CH18 were relevant to the aspects of flooding, surface water management and ensuring a sufficient provision of infrastructure for the development. Objections had been received highlighting concerns about flooding, surface water problems and problems with the main sewer. An amended plan was submitted showing a detailed land drainage plan and a greenfield assessment of the existing surface water situation and the situation after developing the site. It was reported that the surface water would be disposed of through Welsh Water's systems to ... view the full minutes text for item 7.1 |
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Application No C17/0084/11/LL Maesgeirchen Social Club, 40 Penrhyn Avenue, Bangor PDF 212 KB Demolition of existing social club building and erection of a three storey building with shop (including cafe, fascia signage and ATM) on ground floor and 10 one bedroomed flats above along with two storage containers (re-submission of application ref. C16/0157/11/LL) LOCAL MEMBERS: Councillor Nigel W Pickavance and
Councillor Dylan Fernley Additional documents: Minutes: Demolition of existing social club building and
erection of a three-storey building with shop (including café, fascia signage
and ATM) on ground floor and 10 one-bedroom flats on the floors above together
with two storage containers (re-submission of application C16/0157/11/LL) a)
The Development Control Manager elaborated on the
background of the application and noted that the decision had been deferred at
the Committee on 24 April 2017 so that the Committee could visit the site. It was
reiterated that this was a re-submission of a full application for the
demolition of the existing Maesgeirchen Social Club
building and to erect a three-storey building in its place. The previous
application (C16/0157/11/LL) had been withdrawn prior to determination. The
development would include the following elements: ·
Shop on the ground floor
including 200m2 of retail floor area allocated for convenience
goods, cafe counter and seating area, along with a storage / office / canteen area
for staff - it was proposed to open the shop for 24 hours a day, seven days a
week. ·
10 one-bedroom flats on the
floors above (5 on each floor). Each flat would include a bedroom, a living
/dining room, kitchen, bathroom and hall and each with a floor area of
approximately 45m2. ·
Seven parking spaces would
be earmarked, including two spaces for disabled drivers, along with separate
spaces to store commercial and residential waste. It was noted that policy CH38 of the GUDP involved safeguarding existing
community facilities. Whilst accepting that a community facility had been lost
from this site due to problems with the viability of the previous business, the
new building would be a community facility in itself that would provide a broad
range of services and ensure a more certain future for the site. It was
explained that the policies of the Unitary Development Plan were supportive of
the principle of seeking to ensure positive developments on re-development
sites within urban development boundaries. It
was noted that the proposal would be substantially higher than the current
building; however, it was noted that there were many other three-storey
buildings in other parts of Maesgeirchen, including a
block of flats of a similar size. Consequently, it was not considered that the
building would be of a different feel to other buildings in the estate. Although
local concerns about the proposal were appreciated, the plan had to be
considered in the context of the site's urban location as well as its previous
use. It was not considered that the development would have an additional
significant detrimental effect on the amenities of neighbouring residents and
that the development would be in-keeping with Policies B23 and B33 of the GUDP
which aimed to protect the amenities of local residents. Attention was drawn to the fact that the Housing Market Assessment submitted with the application alleged that there was a lack of one-bedroom units for individuals or couples who wished to take their first step on the property ladder in the local housing market. It was ... view the full minutes text for item 7.2 |
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Application No C16/1421/11/LL 390, High Street, Bangor, Gwynedd PDF 199 KB Full application to demolish the existing building and erect a 3 storey building to provide 6 living units LOCAL MEMBER:
Councillor Keith Jones Additional documents: Minutes: A full application to demolish the existing building and erect a
three-storey building to provide six living units a)
The Development Control Officer elaborated on the
background of the application, noting that this was a full application to
demolish an existing building and associated structures to the rear of the site
and erect a new three-storey building that would provide six self-contained,
two-bedroom living units. The application was submitted to committee as the
size of the proposed building was larger than what could be discussed under the
delegated system. It was explained
that the proposed development site was located on the ‘lowest’ part of the High
Street in Bangor and within the city’s development boundaries which had been
designated as a sub-regional centre in the Gwynedd Unitary Development Plan
(GUDP) 2009. Reference was made to the relevant planning history
together with additional observations. It was highlighted that the previous application
had been refused on the grounds of the building's design and the impact of the
development on the setting of the listed building. There was extant listed building consent to
demolish the existing buildings on the site and complete work to renovate the
listed building. It was noted that the main issues under consideration was the
development's impact on the setting of the listed building and the impact on
the streetscape. In the
context of the principle of the development, site of the proposed building was
located within the boundary of the city of Bangor but near to the defined town
boundary. It was highlighted that the basic
requirements of policy CH3 approved new houses on unallocated sites within the
development boundary of the sub-regional centre. Similarly, it was
highlighted that policy CH6 approved proposals to develop housing on windfall
sites for 5 units or more within the development boundaries of the sub-regional
centre which provided an appropriate element of affordable housing unless the
Planning Authority could not be satisfied.
As
part of the application, an assessment of the scheme's viability was received
which showed that it would not be viable to provide affordable units on the
site due to the construction costs and the final value of the units. It was
explained that the floor surface area of each unit was approximately 57m2.
The Supplementary Planning Guidance – Affordable Housing restricts two-bedroom
single-storey houses to 80m2. The size of the proposed units was
considerably less than the maximum affordable size of this type of unit. In addition, there was no parking provision
on the site and the amenity/outdoor area of each unit had been restricted to
small balconies. There was no open or attractive views of the site and due to
all these factors, it was considered that all the units would be of an
affordable nature anyway. Therefore, it is not reasonable or necessary to ask
for a provision of affordable housing through a formal arrangement such as a
106 Agreement on this site. An objection had been received stating that the development created ... view the full minutes text for item 7.3 |
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Application No C17/0011/19/MW Seiont Works, Ffordd Felin Seiont, Caernarfon PDF 803 KB Application for temporary
planning permission for works associated
with the construction of
the proposed A487 Caernarfon to Bontnewydd bypass including; Site compound and
provision of a maintenance shed, office accommodation,
welfare and car parking facilities, fuel store, sewage
storage tank, mobile concrete batching plant, mobile asphalt batching plant and provision of a haul route (temproary use for up
to 10 years) LOCAL MEMBER: Councillor Peter Garlick Additional documents: Minutes: An
application for works associated with the construction of the proposed A487
Caernarfon to Bontnewydd bypass, including; Use of
land as an extension to the existing site compound area and provision of a
maintenance shed, office accommodation, welfare and car parking facilities,
fuel store, sewage storage tank, mobile concrete batching plant, mobile asphalt
batching plant and construction of a haul route (temporary use for up to 10
years). a)
The Senior Planning Manager – Minerals and Waste
expanded on the background of the application, noting that this was an
application to use the quarry to assist with the work of improving the local
road network. The quarry would recommence the excavation work under the terms
of the minerals permission, as well as dispose of waster
materials from the bypass construction work to be used to restore the site. Attention was drawn to
the environmental statement that had been submitted with the application and it
was emphasised that the project was for the purposes of the Bypass only. It was
highlighted that the site would be required for five years but that the restriction
in HGVs associated with moving materials would be three years. Transport movements were not expected on the
road - traffic would come straight off the bypass. In the context of
biodiversity issues, there was no wildlife protection designation on the site
and the authority had carried out a habitats assessment on the application and
it had concluded that there would be no detrimental impact on international or
national environmental designations such as SSSIs and SACs. It was noted that
the site would restore itself relatively quickly after the work was completed. b)
Taking advantage of the right to speak,
the applicant’s agent noted the following main points:- ·
That the
application was intrinsic for the Bypass ·
That the proposal was a unique
opportunity to reduce traffic and re-establish and ensure a substantial
reduction in services traffic. ·
The
site's advantage was that it directly abutted the project. ·
The
quarry material was suitable. ·
There was extant working permission on
the quarry c)
The local member (a member of this
Planning Committee), noted that he supported the application, but there were
some concerns regarding the closure of the road above Peblig
following the development. ch) It
was proposed and seconded to approve the application. d) During
the ensuing discussion, the following main observations were noted by members: · That this element
was very important for the Bypass and was of assistance to serve the project. · This was a huge
project for the area and one to be welcomed. RESOLVED to authorise the
Senior Planning and Public Protection Manager to determine the application
subject to a range of conditions as follows, and, where noted, to the
submission of relevant information in accordance with the conditions prior to
the commencement of the development:
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Application No C17/0107/19/LL Seiont Quarry, Ffordd Felin Seiont, Caernarfon PDF 554 KB Application for temporary planning permission for works associated with the construction of the proposed A487 Caernarfon to Bontnewydd bypass including; Site compound and provision of a maintenance shed, office accommodation, welfare and car parking facilities, fuel store, sewage storage tank, mobile concrete batching plant, mobile asphalt batching plant and provision of a haul route. LOCAL MEMBER: Councillor Peter Garlick Additional documents: Minutes: Application
for temporary planning permission for works associated with the construction of
the proposed A487 Caernarfon to Bontnewydd bypass
including; Site compound and provision
of a maintenance shed, office accommodation, welfare and car parking
facilities, fuel store, sewage storage tank, mobile concrete batching plant,
mobile asphalt batching plant and provision of haul route. a)
The Senior Minerals and Waste Planning Officer
elaborated on the background of the application, noting that the proposal was a
part of the Caernarfon Bypass scheme. Attention
was drawn to policy C3 which encouraged the re-use of previously developed
sites. The same policy considerations that favour the use of previously
developed land would also be relevant to the establishment of a temporary
compound on the hard standing of the previous brickworks. Attention was drawn to
the additional observations that had been received b) It was proposed and seconded to approve the application. RESOLVED to authorise the Senior Planning and Public
Protection Manager to determine the application subject to a range of
conditions as follows, and, where noted, to the submission of relevant
information in accordance with the conditions prior to the commencement of the
development: 1. Commence within
three years 2.
Length of the working period - 5 years 3.
Permitted activities and Compliance with Submitted
Details / Plans 4.
Working times as they are: 07:00 - 19:00 Monday to
Friday; 07:00 - 13:00 Saturday, and no mineral working on Sunday, Bank Holidays
and Public Holidays. 5.
Material deliveries for the concrete and asphalt
batching restricted to the off-road haul route shown on the application
plans. 6.
Comprehensive tree and hedge planting plan included
in restoration work.
7.
Re-mediation strategy if, during the development,
contamination not previously identified is found to be present. 8.
Fuel storage 9.
Requirement to note the comprehensive details of
the foul water storage tank for submission for the local planning authority's
approval before commencing the work with a further condition requiring that any
temporary infrastructure relating to foul/sewage drainage on the site is fully
decommissioned and moved from the site when the permission ends. 10. Use of a water
bowser on haul routes, dampening of processing areas and processed materials
and to keep a log of dust-related complaints.
11. dust survey to be undertaken for a ... view the full minutes text for item 7.5 |
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Application No C17/0198/30/LL Pwll Melyn, Rhiw, Pwllheli PDF 165 KB Retrospective application for retention of agricultural Building LOCAL MEMBER: Councillor W Gareth Roberts Additional documents: Minutes: Retrospective application for the retention of an agricultural shed a)
The Development Control Officer elaborated on the
background of the application, noting that this was a retrospective application
to retain a steel frame agricultural building that was in the process of being
constructed. The current frame of the building suggested a mono pitch roof;
however, it was intended to finish the building with a pitched roof. It was
proposed that the building's external finish would be a combination of concrete
block wall and metal profile covering in dark green. The building is located in
the countryside outside any development boundary, and in an agricultural field
within the Llŷn Area of Outstanding Natural
Beauty. It lay 5.5 metres from a one-storey dwelling which was a Grade II
listed building. Attention was drawn to the relevant policies that
had been listed in the report along with the additional observations received. It was
highlighted that the principle of approving buildings for agricultural use in the
countryside had been established by Policy D9 of the GUDP which approved
proposals to erect buildings for agricultural purposes if they were reasonably
required. The applicant's agent stated that the building was necessary to house
stock during occasional harsh weather and to store equipment associated with
stock that graze the land, and agriculture.
Since no details had been submitted regarding stock, consideration
should be given to place a condition restricting the building's use for
agricultural purposes only and the building should be demolished if the
agricultural use ended within a period of 10 years. Subject to the inclusion of the above
condition, it was considered that the proposal would conform to policy C1 and
D9 of the GUDP, and it would not undermine Policy PCYFF 1 of the Joint Local
Development Plan. With
the site situated within a prominent position within the Llŷn
AONB, the need to reduce any impact on the AONB's visual amenities was
considered. Consequently, an amended
plan had been received (30 March 2017), showing the proposed building with a
pitched roof, and a reduction in the height of the final building 3.7 metres
above ground level - a 0.4 metre reduction.
In addition, it was intended to cover the building in dark green coloured
profile sheeting, as it would reduce the impact of the building on prominent
locations in the landscape. Observations had been received from the AONB
Officer noting that the adaptations would make the building less visible from
the road. It was
explained that the nearest dwelling (apart from the applicant's property) to
the proposed building was situated approximately 30 metres from the site. Due to the size of the proposal and its
location in relation to the nearby property, it was not considered that the
development would cause significant harm to that property. In addition it was
not considered that the proposal was likely to affect the reasonable privacy of
users of the nearby property, nor that it would it entail an over-development of
the site. Having considered all ... view the full minutes text for item 7.6 |
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Application No C17/0287/44/LL Greenacres Caravan Park, Morfa Bychan, Porthmadog PDF 157 KB Erection of storage and housekeeping buildings and provision of LPG storage facility. LOCAL MEMBER:
Councillor Selwyn Griffiths Link to relevant background documents Additional documents: Minutes: Erection of storage and maintenance buildings and bottled LPG
storage facility. a)
The Development Control Officer elaborated on the
background of the application and noted that this was a full application to
erect storage and maintenance buildings and a bottled LPG storage
facility. It was highlighted that the
application site was located within the existing Greenacres
caravan site in Morfa Bychan
between the waste treatment site, the main buildings of Greenacres
caravan park and existing residential housing. The
site was currently used as a boat storage area. It was
explained that the main building would have a floor surface area of 205m² and would measure 8m to the ridge, it would be
finished externally with a combination of corrugated panels and block walls
finished in green and grey colours. The main building would provide space for
the following: wash
house, workshop, stores, offices and ancillary resources such as a kitchen and
toilets. The proposal also involved erecting a chain
link 2m high fence to match the existing fence and creating a compound within
the current yard to store LPG cylinders. In principle, it was highlighted that policy D8 of the
GUDP was relevant to the application, which approved proposals to
extend/expand/intensify industrial enterprises and existing businesses or other
enterprises if they conform with specific criteria regarding the
appropriateness of the existing use in relation to the surrounding area and
adjacent uses and how relevant it is to the existing work. Since this was a
building to serve the current established business it was considered that the principle
of the proposal was in accordance with the requirements of policy D8. In the
context of visual, general and residential amenities, it was noted that the
proposed building was located within an existing yard on level land surrounded
by a 2m fence and substantial landscaping. The closest residential housing was
located approximately 17m away from the site with substantial vegetation
located between the site and houses. Attention was drawn to the additional late
observations. b)
The local member (who was not a member of this
Planning Committee) made the following observations: ·
that he did not have any objection to the
application in terms of planning matters ·
that a hours of operation restriction needed to be
ensured ·
that there was a need to ensure a suitable finish
to the building - ·
that a lighting plan was needed so that there would
be no impact on local residents ·
This improved the current arrangement. (c) It was proposed and seconded
to approve the application. RESOLVED to approve the application. Conditions 1. Time 2.
Compliance with plans 3. Agree on finishes 4. Lighting Plan 5. Welsh Water 6. Restrict use 7. Working Hours |
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Application No C17/0242/30/LL Land by Y Groesffordd, Rhiw, Pwllheli PDF 340 KB Construction of house and garage LOCAL MEMBER:
Councillor W Gareth Roberts Additional documents: Minutes: Construction of house and garage a)
The Development Control Manager expanded on the
background of the application to erect a new dwelling and garage in the rural
village of Rhiw within an Area of Outstanding Natural Beauty and Landscape of
Outstanding Historic Interest. The proposed house would be two-storey, finished
with a slate roof and local stone exterior walls. As part of the application, a
letter was received from Derwen, Integrated Disabled
Children's Team, outlining the family's needs as one of the applicant's sons
had been registered with a permanent disability. Attention was drawn to the relevant policies in the
report. In terms of the principle of the development, Rhiw
was designated as a rural village. Attention was drawn to the relevant housing policy
(Policy CH5) which noted that proposals had to comply with all criteria within
the policy. Six of those criteria had
been discussed in detail and consequently, it had been considered that the proposal was contrary to policy CH5 of the GUDP on the grounds that no
need for an affordable house has been proven, the site was not located
immediately adjacent to a building that had been highlighted, and that its size
was substantially larger than an affordable house. In considering the site, in
the context of open countryside, it was reiterated that only houses for people
employed in agriculture, forestry or other land-based industry could be located
on the site, in accordance with the requirements of Planning Policy Wales and
Technical Advice Note 6: Planning for Sustainable
Rural Communities (2010).The proposal would be contrary to these requirements
as there was no agricultural, forestry or other land-based need for the
proposed house. It
was considered that the proposal, in terms of its size and scale was contrary
to the requirements of Policy B22 of the GUDP and that it would impact the form
and character of the village. Reference
was made in the report that the house was substantially larger than the size of
an affordable house and it was considered that the size of the property could
be reduced having discussed the needs of the disabled child. It was noted that
if the property was reduced in its size, that this would also overcome the concerns
about the impact of the proposal on the character and landscape of the village. It was highlighted that the main requirements of the application was to provide a suitable house for a family who had one son with permanent disabilities. However, having weighed-up the proposal against the relevant policies it was concluded that the principle of the development did not comply with the basic requirements of the Council's housing policies. No evidence had been submitted to demonstrate whether the candidate had a genuine affordability need, and no intention had been shown to limit future occupancy. Despite the applicant's needs the Council was not convinced, based on the submitted information, that worthy reasons had been submitted to deviate from the Council's current policies or national policies relating to Affordable ... view the full minutes text for item 7.8 |
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Application No C17/0257/14/LL Harbour Office, Cei Llechi, Caernarfon PDF 279 KB Re-development of site including creating 19 artisan workshops, manufacturing and retail on a small scale, refurbish and adapt existing buildings, change of use to create 3 holiday units together with extensions to existing structures LOCAL MEMBERS: Councillor Cai Larsen and Roy
Owen Additional documents: Minutes: Redevelop site including the creation of 19 artisan
workshops manufacturing and retail on a small scale, restore and adapt existing
buildings, change of use to create three holiday units along with extensions to
the existing construction a)
The Development Control Manager elaborated on the
background of the application, noting that it was a full application for the
re-development of a mixed use site: Use
Class B1 (light industry and office use), B2 (general industry) and D2
(assembly and leisure) along with ancillary retail in order to create 19
artisan workshops. manufacturing and retail on a small scale, restore and adapt
existing buildings, change of use to create three holiday units along with
extensions and adaptations and erection of new buildings to fill the spaces
between the existing structures. It was highlighted that the application site was
located within the Caernarfon Conservation area and within the Crucial Setting
of the World Heritage Site Management Plan - the Town Walls and Castles of King
Edward I in Gwynedd (CADW). It was noted that the majority of the site was
within a C2 Flooding Zone as defined in the Development Advice Maps, Technical
Advice Note 15 "Development and Flood Risk" (2004). The site was
designated, along with the rest of the river Seiont
banks, adjacent to St. Helens Road as a re-development site in the
Supplementary Planning Guidance: Development Briefs. It was noted that the latest plans submitted with
the application responded positively in terms of the scale, appearance,
materials and landscaping. It was reiterated that the applicant had submitted
a Linguistic and Community Statement to support the proposal and that the Joint
Planning Policy Unit had come to the following conclusions: ·
It was believed that the
development would offer economic benefits to the local area, leading to
additional expenditure in the local economy. ·
It was believed that the
proposal would also lead to a direct investment and create jobs on the site
with these jobs likely to be suitable for the local population and, to this
end, the proposal would contribute towards keeping the current population in
the area and, in turn, was likely to have a positive impact on the viability of
the Welsh language. ·
On the whole, it was not
believed that the nature or scale of the proposed development was likely to
have a detrimental impact on the Welsh language. It was
highlighted that Welsh Water had temporarily objected to this application on
the grounds of lack of information relating to the status of the existing local
public sewer system and the need for further details regarding the existing and
proposed flow rate of surface water and foul water from the site, considering
that the existing public system had a restricted capacity for receiving
additional flow. It was noted that discussions had taken place between the applicant's agent, officers from the Local Planning Authority and Natural Resources Wales with regard to the implications of developing on a large part of the site which was within a C2 Flooding Zone ... view the full minutes text for item 7.9 |
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Application No C17/0317/33/LL Plas yng Ngeidio, Boduan, Pwllheli PDF 158 KB Change of use of part of agricultural field to store up to 30 touring caravans over the winter months LOCAL MEMBERS: Councillor Anwen J Davies Additional documents: Minutes: Change of use of part of an agricultural field to
store up to 30 touring caravans during the winter months. (a)
The Development Control Officer elaborated on the
background of the application, noting that this was a full application to
create a site to store up to 30 touring caravans over the winter months. It was highlighted that it was intended to
build a new track to haul the caravans from the caravan site to the storage
site on the eastern side of a clawdd that would
separate it from the existing track which is also a public footpath and was
used to transport caravans to the caravan park. This meant that the majority of
the caravans would be transported from the caravan site to the storage site
without using the county highway. It was noted that the location was sited in a
natural dip within 10 metres of the farm's substantial outbuildings. Although
public footpaths were located on the farm land; it was likely that the storage
of caravans on the site would not be obvious from those footpaths,
or local public sites due to natural landforms and the farm's existing
buildings and therefore it would comply with policy D21 - Storage of Touring
Caravans. In the context of the visual amenities it was not considered that the site was prominent or oppressive in the
landscape and although the units located on the site could be visible from
distant views and higher land, it was not considered that the proposal would
create an obtrusive and prominent feature in the landscape that was within the
Landscape Conservation Area. Observations
were received from the Council’s Biodiversity Unit stating that it did not
object to the proposal and it was proposed that a landscaping plan should be
added if the application was approved. b) It was proposed and seconded to
approve the application. RESOLVED to approve Conditions 1. Five years 2. In
accordance with plans 3. Limit
the number to a total of 30 caravans. 4. Landscaping
along the clawdd
that borders the site within the first planting season once the permission is
implemented. 5. Storage of touring caravans during the winter period only. |
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Application No C17/0325/38/LL Land by 2 Bryn Goleu, Llanbedrog, Pwllheli PDF 185 KB Construction of a two storey dwelling LOCAL MEMBER: Councillor
Angela Russell Additional documents: Minutes: Construction of two-storey house a)
The Development Control Manager elaborated on the
background of the application, noting that it was a full application for the
construction of a two-storey house finished in render and with a slate roof. It
was highlighted that the applicant needed a house to maintain and promote his
business. The site was within the Landscape Conservation Area designation and
the village's development boundary was located on the northern boundary of the
nearby terrace and church. This meant that the majority of the surface area of
the proposed house was outside the village's boundary and that this was
tantamount to erecting a new house outside the development boundary. Attention
was drawn to the relevant policies in the report along with the responses to
the consultation. It was
highlighted that the applicant disagreed with the officers' views regarding the
location of the boundaries; therefore, a plan had been submitted with the
agenda showing the development's layout in relation to the village's
development boundary. The development had not been submitted as a proposal for
an affordable home, and the size and scale of the proposal strongly suggested
there was no intention for the house to be affordable. No details or evidence
was submitted to show that the applicant was in need of an affordable house. The applicant stated that the land should have been
included within the development boundary in the GUDP as it had been included
within the draft inset maps and the land had been deleted from the boundary
following the Inspector's decision to tighten village development boundaries in
general. It had been understood from the applicant that he has submitted a
request to the Policy Unit for the entire site to be included within the
village development boundary of the LDP. It was confirmed that there currently
was no change to the LDP development boundary in relation to this site. Despite
the applicant's arguments, the Council had not been convinced, on the grounds
of the submitted information, that valid planning reasons had been submitted to
deviate from the Council's current policies. The principle of erecting a
dwelling on the site did not comply with the requirements of the Council’s
housing policies, namely C1, CH7 and CH9 of the GUDP and Supplementary Planning
Guidance: Affordable Housing (2009). The proposed two-storey house was of a modern design and was located within close proximity of the boundary of the rear gardens of nearby houses and curtilage of the chapel and chapel house. The plans submitted with the application showed that although the house would not be higher than the adjacent chapel, it would be substantially higher than the nearby two-storey houses, and therefore there were concerns regarding its location, size and scale in relation to those houses. In terms of its size and scale, it was not considered that the proposal respected the site and it vicinity and that it would cause significant harm to the privacy of the garden and curtilage of the chapel house and the property ... view the full minutes text for item 7.11 |
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Application No C17/0356/17/LL Land by 5, Rhes Gosen, Groeslon, Caernarfon PDF 156 KB Change of use of land to residential in connection with 1 Rhes Gosen, together with erection of garage/store and creation of access and parking. LOCAL MEMBER:
Councillor Eric M Jones Additional documents: Minutes: Change of use of land attached to number 1 Rhes
Gosen to residential use and erect a garage/storage
and create an entrance and parking space a)
The Development Control Officer elaborated on the
background of the application, noting that the application site was located at
the end of a terrace on the outskirts of the village of Groeslon,
outside the village's development boundary.
It was explained that the majority of the residents of
this terrace parked along this narrow road, which caused problems with parking,
access and turning in the area. It was also noted that the site was wet
agricultural land. Attention
was drawn to the relevant policies in the report along with the responses to
the consultation. In principle, it was highlighted that the size and design of
the building was suitable for a domestic garage/storage and was in keeping with
the area and the connected adjacent terrace. It was noted that the size of the
area to be used as a garden had been reduced from what had originally been
proposed, and it was considered that this was suitable and in keeping with the
size of the gardens/curtilages of other properties in the area. The Transportation
Unit confirmed that the proposed yard was of a sufficient width and length for
parking and turning a vehicle. Following
a period of statutory consultation, one item of correspondence had been
received noting matters relating to run-off and surface water. It was explained
that the land that was the subject of the application was wet and a ditch ran
between the site and the highway. It was noted that it was proposed to install
a land drain at the rear of the site and, according to the application plans,
no surface water or run-off would flow to the highway. A consultation had been
sent to Natural Resources Wales on the application and they had no objection to
the proposal. Attention was drawn to
the additional observations that had been received b)
It was proposed and seconded to approve
the application. RESOLVED
to approve Conditions 1. Time 2. Compliance with plans 3. Agree on finishes 4. Highways Conditions 5. Restrict use to the ancillary use of 1 Rhes Gosen 6. No business use |