Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Bethan Adams 01286 679020
No. | Item |
---|---|
APOLOGIES To accept any apologies for absence. Minutes: Councillors Sian Wyn Hughes and Owain Williams. |
|
DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Minutes: (a)
No declarations of personal interest were received
from any members present. (b) The Senior Solicitor declared a personal
interest in item 6.5 on the agenda (planning application number
C17/1240/14/LL), because he was friends with the applicant's husband. The officer was of the opinion that it was a
prejudicial interest and he left the Chamber during the discussion on the
application. (c) The
following members stated that they were local members in relation to the items
noted: ·
Councillor Eirwyn Williams (a member of this
Planning Committee) in relation to item 6.4 on the agenda, (planning
application number C17/1134/35/AM); ·
Councillor Cemlyn Williams (not a member of this
Planning Committee), in relation to item 6.5 on the agenda, (planning
application number C17/1240/14/LL). The
Members withdrew to the other side of the Chamber during the discussion on the
applications in question and did not vote on these matters. (ch) Members noted that they had been lobbied by individuals in relation to items 5 (Application to register a public footpath) and 6.3 (planning application number C17/1117/20/AM) on the agenda. |
|
URGENT ITEMS To note any items that are a matter of urgency in the view of the Chair for consideration. |
|
The Chair shall propose that the minutes of the previous meeting of this committee, held on, 15 January 2018, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee, that took place on 15 January 2018, as a true record. |
|
To submit the report of the Head of Environment Department. LOCAL MEMBER: Councillor Louise Hughes Additional documents:
Minutes: The Senior Rights
of Way Officer (Arfon) noted that due to local
interest on the item, it was recommended to defer in order to consider it at
the next meeting to be held in Dolgellau on 26 February. The local member
noted that she supported deferring the item due to the local interest and it
would be better to consider it when the meeting was held in Dolgellau. It was proposed
and seconded to defer the item. A vote was taken on the proposal and it
carried. A member suggested
that a site visit should be undertaken. The Senior Solicitor asked on what
grounds it was suggested to hold a site visit, considering that written
evidence and photographs of signs in the location had been included in the
agenda. He emphasised that evidence of use of the footpath or prevention of use
was what was under consideration when discussing such an application. A proposal to
undertake a site visit in order to see the site in its context was made and
seconded. A vote was taken on the above proposal, but it fell. In response to a
question from a member in relation to whether additional information was
available on the application, the Senior Solicitor noted that if the members
had any questions about the application, they should contact the Senior Rights
of Way Officer (Arfon) and they could ask to view
additional information. RESOLVED to defer the application. |
|
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. RESOLVED |
|
Application No. C16/1258/39/MG - 21, Ystâd Braich, Mynytho, Pwllheli PDF 227 KB Application for approval of
reserved matter details for siting of holiday chalet and parking provision,
replace septic tank with private treatment plant following the granting of
outline approval C13/1218/39/AM. LOCAL MEMBER: Councillor John Brynmor Hughes Link
to relevant background documents Additional documents: Minutes: Application for approval of reserved matter details
for siting of holiday chalet and parking provision, replacing a septic tank
with private treatment plant following the granting of outline approval
C13/1218/39/AM. (a)
The Planning Manager elaborated on the background
of the application and noted that the reserved matters application only dealt
with the scale and appearance of the holiday unit, and the site's landscaping. She noted that the site was located amongst 23
existing holiday chalets within an obscured valley in the countryside. She
noted that the principle of the proposal had already been approved through the
outline application. The proposed building was substantial but, due to land
levels, it was not considered to appear larger than the other units on the
site. It
was confirmed that the Local Member did not object to the application. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. RESOLVED to approve the application. Conditions: 1. External finish to match the rest of the
state's units 2. Slate on the roof Note: Welsh Water |
|
Application No. C17/0966/15/LL - HSBC Bank House, 29 Stryd Fawr, Llanberis PDF 152 KB Change of use of bank to two flats and change existing maisonette to two flats and associated changes. LOCAL MEMBER: Councillor Kevin
Morris Jones Additional documents: Minutes: Change the use of a bank into two flats and change
the existing maisonette into two flats with associated changes. (a) The Planning Manager elaborated on the
background of the application and noted that the application was to convert a
former HSBC bank building in Llanberis into four
self-contained flats. She explained that two of the flats
would be on the ground floor and there would be one flat on each of the other
floors. She
noted that confirmation had been received from the Joint Planning Policy Unit,
on the grounds of the financial information submitted as part of the
application, that it would not be viable to provide affordable housing on the
site. She added that projected figures for the units showed that they would be
affordable without the affordable housing commitment. Consequently, the
recommendation had been amended to what was noted in the report and the
recommendation now was to approve the application with conditions. She
drew attention to the fact that the Transportation Unit had no objection to the
proposal and, although observations have been received in regards to the lack
of parking provision in this part of Llanberis, it
was not considered that the situation created by four flats would be more
detrimental than the situation created by the building's former use as a bank
and maisonette. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) It was proposed and seconded to approve the
application. During
the ensuing discussion, the following main points were noted by members: ·
Would it be required to provide an external fire
escape as this was a three-storey building? ·
Not against the development but concerned about the
parking provision, especially overnight, considering that individuals were
parking for a short period during the day when going to the bank ·
That the proposal that would provide one bedroom
and two bedroom units was welcomed as there was a need for more flats ·
Banks closing was sad but the development would be a
good use of the building ·
The proposal would bring an empty building back
into use, it would provide units for young people and contribute towards the
need identified in the Joint Local Development Plan (LDP) ·
Would it be possible to impose a local housing
condition on the development should it be approved? In response to the above observations, the officers
noted: ·
Providing a fire escape was a matter
for building control; ·
Acknowledged that there were parking
problems in Llanberis, but in terms of its existing
use, it should be taken into consideration that the bank's staff parked for
long periods of time, in addition to customers coming and going. The need for a
car would possibly be less as the site was in a town centre location, close to
facilities with public transportation passing by frequently. It would be a
matter for any prospective buyer to consider · It would not be possible to impose a local housing condition on ... view the full minutes text for item 6.2 |
|
Application No. C17/1117/20/AM - Pant Erys, 34 Glan y Môr, Y Felinheli PDF 289 KB Outline application with some matters reserved to erect three dwellings, including one affordable dwelling, together with the creation of a vehicular access, pedestrian accesses and parking for up to 9 vehicles. Demolition of existing store and erection of new store in its place (revised application to previously refused application - C16/1235/20/AM). LOCAL MEMBER: Councillor Gareth
Wyn Griffith Additional documents: Minutes: Outline application, with some reserved matters, to erect three
dwellings, including one affordable dwelling, together with the creation of a
vehicular access, pedestrian access and parking for up to nine vehicles.
Demolition of existing store-room and erection of new building in its place to
include store-rooms. (revised application to
previously refused application - C16/1235/20/AM). (a) The
Planning Manager elaborated on the background of the application, noting that
according to the current version of the Development Advice Maps (maps were
updated on a quarterly basis), the front of the site in question lay within a
C2 Flood Zone. She noted that Technical Advice Note 15 "Development and
Flood Risk" (TAN 15) stated clearly that a highly vulnerable development
within a C2 zone should not be approved. She explained that "highly
vulnerable developments" included all types of residential buildings. She
highlighted that previous appeal decisions, including a decision letter from
the Welsh Government Minister for Natural Resources Wales, makes it explicitly
clear that highly vulnerable developments should not be approved within a C2
Zone. Therefore, it was considered that there was no option but to refuse this
application as the development was contrary to the requirements of TAN 15. She noted that Policy ARNA 1: Coastal Change
Management Area of the LDP stated that proposals for new housing within the
Coastal Change Management Area (CCMA) would be refused. She drew attention to
the fact that, as the site was within an area under threat of marine flooding
near a coastline registered as a CCMA, in accordance with Policy ARNA 1 of the
LDP, the application must be refused. She emphasised that there were concerns in terms of
the design in addition to highways matters relating to parking and access over
a steep ramp that led directly over the pavement that ran past the site. She noted that, having considered all the relevant
matters, including the local and national policies and guidance and the
observations received, this application was considered to be unacceptable as it
failed to satisfy the basic requirements of national and local planning
policies, specifically relating to floods but also in terms of transportation
and design. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
The site was already a mixed use of businesses and
a dwelling; ·
The proposal would make use of brownfield ·
The parking provision was on a high level with a
ramp and an escape route for residents should there be extreme floods ·
The measurements noted in paragraph 1.2 of the
report were incorrect - the floors of the houses would be raised 2.52m above
the level of Ffordd Glan y Môr to a level of 6.22m Above Ordnance Datum. ·
It was only the front of the site that was within a
C2 Flood Zone, which was less than 20% of the surface area of the site. It
would only affect the entrance from the highway · The proposal was acceptable in terms of Policy ISA 4 of the LDP ... view the full minutes text for item 6.3 |
|
Application No. C17/1134/35/AM - Helidon, Lôn Merllyn, Criccieth PDF 150 KB Outline application for the erection of a two storey dwelling. LOCAL MEMBER: Councillor Eirwyn Williams Additional documents: Minutes: Outline application for the erection of a
two-storey house. (a) The
Planning Manager elaborated on the background of the application and noted that
the application was an outline application for the construction of a two-storey
house within an existing curtilage of a property called Helidon. She
highlighted that the site was located within the development boundary of
Cricieth and within an area containing a mixture of detached and semi-detached
housing within fairly substantial curtilages. It
was considered that siting a residential property with its own curtilage and
access within this curtilage would leave sufficient amenity space for the
existing dwelling and proposed dwelling and would be in keeping with the area's
development pattern in terms of location and size of the site. She drew attention to the fact that the
Transportation Unit had no objection to the proposal. She noted that objections had been
received involving the size of the proposed house; as the houses around the
site were two-storeys high, it would be reasonable to impose a condition to
ensure that only a two-storey house would be erected on the site. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) Taking
advantage of the right to speak, the Local Member (a member of this Planning
Committee), noted that he had no objection to the application or to the
recommendation. (c) It was proposed and seconded to approve the application. In
response to an observation by a member, the Planning Manager confirmed that
this application was for a two-storey house with roof space, and not for a
three-storey house. RESOLVED to approve the application. Conditions: 1. Time 2. Reserved Matters 3. Slate 4. Welsh Water 5. Highways/Parking 6. Windows 7. Finished floor levels 8. Boundary treatments / landscaping 9. Two-storey property only. Note: Water |
|
Application No. C17/1240/14/LL - Fferm Glan Rhyd, Cae Garw Road, Rhosbodrual, Caernarfon PDF 163 KB Conversion of outbuilding into a holiday unit (amended scheme to that refused under planning application reference number C17/0945/14/LL). LOCAL MEMBER: Councillor Cemlyn Williams Additional documents: Minutes: Conversion of an external building into a holiday unit (an amended plan
to what was refused under application number C17/0945/14/LL). (a) The
Planning Manager elaborated on the background of the application and noted that
the application was to convert an external building into holiday accommodation
and construct a porch to the western elevation of the building, and construct
the roof ridge 500mm higher than the existing ridge. She
noted that the nearest dwellings were situated approximately 66m south along
the unclassified county highway of Ffordd Cae Garw. Although a petition had
been submitted objecting to the application on the grounds that the proposal
would be likely to undermine the community's well-being - bearing in mind the
density, use, nature and scale of the proposal it was deemed that there would
be no significant disruption to the existing and general amenities of nearby
occupants due to noise nuisance and loss of privacy considering that it was
proposed to provide only one holiday unit.
The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) Taking advantage of the right to speak, the applicant noted the
following main points: ·
She had informed nearby residents of the
application in advance ·
59% of the individuals who signed the petition
submitted did not live on Cae Garw
Road therefore they would not be affected ·
It would be a two bedroom holiday unit for four
people ·
It was intended to retain the character of the
existing property ·
The development would not affect Cae Garw Road. (c) The following main points were made by the
local member (not a member of this Planning Committee): ·
A young family wanted to develop a building that
would contribute to the local economy ·
Older residents were objecting on the grounds of
the general impact on the community. They were concerned that the application
would set a precedent ·
He did not object to the application if the
application conformed to the conditions recommended. (ch) It was proposed
and seconded to approve the application. During the ensuing discussion, the following main points were noted by
members: ·
The proposal was acceptable because it would make
use of an unused agricultural building. There was no need for residents to be
concerned about the development setting a precedent ·
The proposal would contribute to the area and
economy in addition to removing the pressure in the area in terms of summer
houses ·
The impact on residents would be low ·
The building would be developed sensitively and
would make good use of the building ·
It was sad that it was not possible to approve
applications to convert agricultural buildings into houses for local people
rather than holiday units only. RESOLVED
to approve the application. Conditions: 1. Five years. 2. In accordance with the plans 3. Natural slate. 4. Holiday use only and a register of visitors
must be maintained 5. Complete the work in accordance with the mitigation measures in section 5.1 and 5.2 of the ... view the full minutes text for item 6.5 |
|
Shed for forestry use, trackway and parking space (part retrospective application). LOCAL MEMBER: Councillor Sion Wyn Jones Additional documents: Minutes: Shed for forestry use, a trackway and parking space (part-retrospective
application) (a) The
Planning Manager elaborated on the background of the application, noting that
the trackway to serve the shed was already in place and had a slate/shale stone
surface. She noted that the intention was to use the shed to keep tree trunks
dry for the applicant's personal use. She
noted that she did not believe that the shed would be a substantial
incompatible structure within the local landscape considering its setting,
design and appearance in the coppice. She
drew attention to the fact that the closest dwelling to the site of the shed
was located approximately 60m to the south-east, and other residential
dwellings within the settlement of Seion lay
approximately 120m away to the east. Considering the scale and nature of the
shed along with its use for carrying out forestry activities, it was believed
that the development would not substantially impact the general and residential
amenities of nearby residents on the grounds of noise nuisance. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. RESOLVED to approve the application. Conditions: 1. In accordance with the plans. 2. External elevations to be in
dark green. 3. Restrict the use to forestry
use. 4. Restrict
the development to the applicant's personal use and not for business use. 5. Steel profile covering to be
of a dark green colour. |