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Contact: Lowri Haf Evans 01286 679 878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were received from Councillor Huw W. Jones |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: a) Councillor
Edgar Owen in item 5.1 on the agenda as re-locating the current surgery (which
is located next door to his home) is (likely) to affect the site of his home The
Member was of the opinion that it was a prejudicial interest, and he withdrew
from the meeting during the discussion on the application. b) Councillor
Berwyn P Jones in item 5.5 on the agenda, (planning application number
C20/0870/45/LL), as he was a member of the Adra Board The
Member was not of the opinion that it was a prejudicial interest - there was no
comment in the report or official confirmation that Adra
would be the Housing Association that would own the Affordable Units. He
remained in the meeting during the discussion on the application. c) The
following members declared that they were local members in relation to the
items noted: ·
Councillor Edgar Owen (a member of this Planning
Committee) in relation to item 5.1 on the agenda (C21/0175/26/LL) ·
Councillor Stephen Churchman (a member of this
Planning Committee), in item 5.2 on the agenda (C20/0533/35/LL) ·
Councillor Annwen Daniels (not a member of this
Planning Committee), in relation to item 5.3 on the agenda, (C21/0257/03/LL) ·
Councillor Gruffydd Williams (not a member of this
Planning Committee), in relation to item 5.4 on the agenda, (C21/0167/42/DT) |
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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: Minutes: None to note |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 24th May 2021, be signed as a true record. Additional documents: Minutes: The Chair
signed the minutes of the previous meeting of this committee, held on 25 May
2021 as a true record |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. 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 policy aspects. |
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Erection of a primary care
centre, access, parking and drainage LOCAL MEMBER: Councillor
Edgar Owen Additional documents: Decision: 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. Slates. 4. Samples of external materials. 5. Undertake
the landscaping work within a specified period. 6. Highways Conditions. 7. Submit a Construction Environmental
Management Plan (to include a pollution prevention plan to be able to undertake
a detailed assessment of the impact of the development on afon Gwyrfai). 8. Submit a Biodiversity Enhancements and
Habitats Management Plan. 9. Submit a Bio-security Risk assessment. 10. Comply
with mitigation measures noted in the Preliminary Ecological Assessment. 11. Submit details of site boundary treatments
(to indicate location and type of fences etc.) 12. Agree with details of a Welsh name for the
centre and associated signage/notices. 13. Working hours limited to 08:00 - 18:00
during the week, 08:00 - 13:00 on a Saturday and no working at all on Sundays
and Bank/National Holidays. 14. Submit a plan to install a barrier across
the proposed access. 15. Submit an external lighting plan. 16. A condition to safeguard trees that are on
the site boundaries. 17. Grasscrete condition on the parking area
near the houses Note: Submit a sustainable water drainage system (SuDS)
plan to the Council's Water and Environment Unit. Minutes: Erection
of a primary healthcare centre, access, parking and drainage Attention was drawn to the late observations form. a) The
Senior Development Control Officer elaborated on the application's background
and noted that it was a full application to construct a primary healthcare
centre, access, parking, landscaping and a drainage plan in Waunfawr. It was explained that the site was located outside, but
directly near the Waunfawr development boundary as noted in the LDP, but it had
not been designated for any specific land use.
It was reported that the current surgery in
Waunfawr would move to the new, purposefully built site. It
was highlighted that there were several elements to
the application: ·
Erection of a single-storey and two-storey building in
"L" shape form with a floor area size of 990m square to include
community services areas, shared areas such as meeting rooms, changing rooms
and offices along with a doctors' practice. The proposal would increase the
number of existing employees from 29 to 35. ·
Provision of parking spaces for 38 visitors, 15 spaces
for staff and 6 spaces for disabled visitors. ·
Landscaping on the peripheries and within the site. ·
Sustainable drainage plan. ·
Creation of a new footpath to run parallel to the
northern boundary of the site with the class I county highway (A4085) and
creation of footpaths within the site itself. ·
Creation of a new access to the site from the adjacent
class I county highway. ·
Provision of a bin store along with bicycle provision. Reference was made to one of the policies
that were relevant to the application, namely Policy ISA2 of the LDP, which
supported the maintenance and enhancement of community facilities, although
criteria had to be met: - i) they
are located within or adjoining development boundaries where the proposal will
provide an essential facility to support the local community. In this case, it was considered that the application site abutted the
village's development boundary, with information received as part of the
application, stating that there was a real need for a new health facility in
Waunfawr that would respond in full to the health needs of the local population
and the population of the catchment area. - ii)
in the case of new buildings, the local community
cannot be satisfied by making dual use of existing facilities or converting
existing buildings. In this case, four sites within the village were considered; however, for reasons relating to restricted
size, access/parking shortcomings and proximity to other buildings, it was
decided that this application site was the most suitable for a new health
centre. - iii) where the proposal is for a facility being relocated, it can be demonstrated that the existing site is no longer suitable for that use. In this case, there are insufficient facilities within the current surgery to respond to the various and increasing demands of the patients in the local community. The current site was not big enough to extend the current facility to respond effectively to the health needs of the ... view the full minutes text for item 6. |
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Change
of use of land for the siting of 42 touring caravans together with the
formation of associated access roads, landscaping and the erection of a toilet
block LOCAL
MEMBER: Councillor Stephen Churchman Link
to relevant background documents Additional documents: Decision: DECISION: To delegate powers to the Assistant Head of the Environment Department
to approve the application, subject to the following conditions:- 1.
Time 2.
In
accordance with the plans. 3.
Holiday
use only and keep a register. 4.
Holiday
season - 1 March to 31 October 5.
Limit
the number of touring units to 92, no tents and retain the same number of
static caravans. 6.
No
storing of touring caravans on the site. 7.
Complete
the landscaping work. 8.
Welsh
Water 9. Agree on the colour of the facilities building. The timber on the facilities building to be left to weather naturally Minutes: Change
of use of land for the siting of 42 touring caravans together with the formation
of associated access road, landscaping and the erection of a toilet block a)
The Development Control Team Leader elaborated on the background
of the application, noting that this was an application to change the use of
land to site 42 touring caravans and create an associated
access road and erect a toilet block. It was explained
that the site already formed part of the current campsite, which had planning
consent for 13 static caravans, 50 touring caravans and 70 tents. It was reiterated that the proposal sought to site 42
additional touring caravans to replace the consent for 70 tents and that the
site had a certificate of lawful use for tents on another field. It
was highlighted that policy TWR 5 of the LDP permitted
proposals to develop new touring caravan sites and temporary alternative
camping accommodation provided they conform to all the criteria noted. One of those criteria was that the proposed development was of high
quality in terms of design, layout and appearance and located in an unobtrusive
location which was well screened by existing landscape features and/or where
touring units could be readily assimilated into the landscape in a way which
would not significantly harm the visual quality of the landscape; that the
proposal avoids an excess of hardstanding areas; that it is physically
connected to the ground. It was noted that although there was no need
to submit a formal Statement/Report, consideration needed to be given to the
Welsh language in accordance with the guidance in Appendix 5 of the
'Maintaining and Creating Distinctive and Sustainable Communities' SPG. In
relation to this, it was noted that the applicant's Welsh
Language Statement noted the following points: ·
Two of the full-time staff members (the applicant's
children) are Welsh speakers. ·
The signs are already bilingual. ·
Bilingual information about attractions, facilities
and local services are already provided within the
site. ·
Local employment opportunities are
provided and local contractors would be used. It was considered that the design, layout and appearance of the
proposal was acceptable and that it would not cause substantial harm to the
visual quality of the landscape. It was noted that it
was also proposed to build a relatively small building with a timber finish in
order to provide toilets and showers, and that it would not stand out in the
landscape. It was reiterated that the site had direct
access to the county road and that this was acceptable and suitable. The
Transportation Unit did not have any concerns about the proposal and so with
the use of appropriate planning conditions, it was
considered that the proposal was acceptable from the perspective of Policy TWR
5 of the LDP. b)
Taking advantage of the right to speak, the Local
Member made the following points: ·
That the report was clear ·
That the site had been a family business for years · It was a neat site, concealed within the landscape in ... view the full minutes text for item 7. |
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Application No C21/0257/03/LL Existing Car Park along class 3 Road to Tanygrisiau PDF 254 KB Change of use or
existing car park into bus depot LOCAL MEMBER:
Councillor Annwen Daniels Additional documents: Decision: To defer in order to conduct further discussions regarding
an alternative site. Minutes: Change the use of the existing car park into a bus depot a) The
Development Control Manager elaborated on the background of the application,
noting that it was an application to create a new depot to charge electric
buses by laying a bitumen surface on the site. It was
highlighted that it was a brownfield site on the periphery, but within,
the development boundary of Blaenau Ffestiniog Urban
Service Centre, which stood near the class 3 county road leading from the A470
towards the village of Tanygrisiau. The site is currently used as an informal car
park where community recycling facilities are located,
along with a communication equipment pole.
It was reiterated that the eastern part of the site extended into the
site of the former playing field earmarked for housing in the Joint Local
Development Plan (T23 site), and that the majority of the site was within a C2
Flood Zone. F The development would
include: ·
Facilities to charge 6
public transport vehicles ·
Six staff car parking spaces ·
Erecting a building for
staff - this would be a building measuring 12m x 4m in floor area and 3.6m high
with timber cladding and a flat roof. ·
Extending the level surface
on the site by excavating into the slope on the eastern side of the site and
erect a 1.5m high retaining wall. ·
Erecting a 2m high fence
around the site and install CCTV and security lights ·
Land drainage work It
was reported that the principle of the development,
visual amenity matters and biodiversity matters were acceptable. Natural
Resources Wales confirmed that a Flood Consequence Assessment needed to be prepared for the development and a FCA was submitted
during the process of considering the application. This assessment concluded
that the development would not increase the risk of flooding to the site itself
or to nearby land. Subject to the comments of Natural Resources Wales, it was not anticipated that the development was likely to
increase the flood risk on the site. It was considered
that the proposal was acceptable under policy PS6 of the LDP and TAN 15. b)
Taking advantage of the
right to speak, the Local Member made the following points: ·
No objection to the
enterprise, but the location of the proposal raised concern ·
The site was an 'unofficial' car park often used for
the school, chapel, studio and visitors. ·
That there had been a lack of pre-application
consultation regarding the location - one meeting had been held where other
suitable sites had been proposed for the venture (one Council-owned site in a
location that would involve less adaptation work) ·
That nothing was being offered 'to replace' the
informal community car park ·
That the concept of electric
buses was to be welcomed c)
It was proposed and seconded to defer the decision so
that an alternative suitable location could be considered and / or to
acknowledge the parking problems ch) During
the ensuing discussion, the following observations were made by Members: · That the local member had ... view the full minutes text for item 8. |
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Application No C21/0167/42/DT Tan Y Mynydd, Mynydd Nefyn, Nefyn, Pwllheli, LL53 6LN PDF 365 KB Demolition of existing external
store, alterations to existing main house and part single storey, part 2 storey
extension to side and rear to create enlarged living accommodation. LOCAL MEMBER: Councillor Gruffydd
Williams Additional documents: Decision: DECISION: To refuse, contrary to the recommendation: Reasons for refusal: The extension was considered to be ·
an
over-development that would have a detrimental impact on the area's visual
amenities ·
would
have a detrimental impact on views into and out of the AONB, contrary to Policy
PCYFF 3 and MG 1 of the LDP. Minutes: Demolition of existing external store, alterations
to the existing main house and part single-storey, part two-storey extension to
side and rear to create more living space Attention was drawn to the late observations form. a) The
Senior Officer stated that this was an application to alter and expand the
existing property, and that it was a re-submission of a plan previously refused
by the Committee (application number C20/0022/42/DT). This application was discussed at the Planning Committee on 24/05/2021 when
it was decided to defer the discussion in order to allow further consideration
of the observations submitted by the Llŷn AONB
Joint Advisory Committee. The
application was submitted to the Committee at the
local member’s request. The
property was located on the slopes of Mynydd Nefyn in open countryside, approximately 340m to the east
of the development boundary and 50m outside the Llŷn
Area of Outstanding Natural Beauty. It
was explained that the development would include: ·
Demolishing an existing outbuilding and relocating a
stone wall in order to create a parking and turning area ·
Demolishing a rear two-storey extension and a glass
side extension ·
Erecting a two-storey extension in the form of a
crescent with three dormer windows in the front elevation and rooflights in the rear elevation together with the erection
of a one storey extension with a monopitch
slate roof along its front. ·
Erecting a balcony on the gable-end of the existing
house Slides were shown to exhibit the setting of the house and how it
would take its place in the landscape. It was reiterated
that the applicant was seeking to respond to the committee's concerns. Having considered
the comments received from the AONB joint advisory committee, the concerns
highlighted around the sensitivity of the landscape in the area were appreciated. Nevertheless, the planning officers did
not consider that extensions as designed would have a significant additional harmful
impact on the quality of the designated landscape and that the proposal would
not affect the setting of the AONB, or the views from it, in a harmful way. It was considered that the proposal was an improvement of the
previously refused plan in terms of its impact on the landscape and that it met
local and national planning policy requirements. b) Taking
advantage of the right to speak, the Local Member made the following points: ·
Members were reminded of the statutory duty to protect
the AONB ·
That traditional cottages were located along the
mountain from Nefyn to Pistyll ·
A property near the proposal had been extended many
times between 2008 and 2011 ·
Overdevelopments were not needed on the Mountain-side ·
Impacted views ·
That people came to stay in the area to appreciate
their surroundings ·
That policies allowed too much discretion for the
officer to give their views, rather than the views of the joint advisory
committee and individuals ·
The development was a step too far ·
That house prices were out of the reach of local
people ·
That such plans would gentrify the area · Pleaded with the committee ... view the full minutes text for item 9. |
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Application No C20/0870/45/LL Land At Ysgubor Wen, Pwllheli, LL53 5UB PDF 272 KB Erection of five dwellings
with associated access, parking and landscaping. LOCAL MEMBER: Councillor
Dylan Bullard Additional documents: Decision: DECISION: To delegate
powers to the Assistant Head of the Environment Department to approve the
application subject to determine an appropriate discount to limit the value of
the two affordable houses and the completion of a Section 106 Agreement to
ensure that both houses are affordable for local need and to relevant
conditions relating to: 1. Time 2. Compliance with plans 3. Agree on
details of external materials including slate and finishes 4. Landscaping
/ Trees 5. Drainage
matters 6. Biodiversity
Matters 7. Archaeological
Matters 8. Removal of PD Affordable Housing rights 9. Highways
Matters 10. Agree on a
Welsh name/signs 11. Agree on a
Building Management Plan 12. Protection
measures and improve the hedge 13. Agreement on
boundary treatment details Notes:
SUDS and Welsh Water Minutes: Erection
of five dwellings together with access, parking and landscaping Attention was drawn to the late observations form. a)
The Planning Manager highlighted that this was a full application
to construct five dwellings as well as modifying an access, creating an estate
road and parking spaces together with landscaping. The site was located on the outskirts of the
town of Pwllheli in an area known as Denio, with residential dwellings to the south and one
located opposite the site. The
dwellings would be two-storey with three detached and two semi-detached
dwellings. Externally, they would be
finished with pitched natural slate roofs with external wall finishes in a
combination of render, natural stone and timber. It
was reported that the principle of a residential development on this site had
already been accepted and approved via the approval of the previous application
for 3 houses (one being affordable). Although there was an evident increase
between the current application and the previous in terms of the number of
houses, it was felt that the existing proposal offered a better quality
development making the best of a site that had not been previously achieved in
terms of density and housing mix for development. In addition, it was noted that the current proposal proposed two affordable
houses. It was considered that the existing proposal
was an improvement as it provided one additional affordable house and offered
improved density in line with the current requirements. In the context of
transportation matters, it was highlighted that
concerns had been highlighted by local residents regarding the impact of the
proposal on the local roads network, the increasing impact considering other
developments in the nearby area, as well as the existing movements made from
the residential houses in the area and the Coleg
Meirion Dwyfor site nearby. The Transportation Unit was consulted on the application and they had no objection
to the proposal in terms of a harmful impact on the local roads network. It was accepted
that the site stood alone and away from the town centre and that
there was no existing connection, such as a footway, between the site and the
town. However, it was considered that the lack of a
footway was a feature of the area and along a number of streets between the
site and the town as well as the areas of Penrallt
and Denio in general.
It was reported that traffic calming measures
kept traffic speeds low and appropriate. Although the
concerns received were noted, it was not considered that the proposal would
cause substantial unacceptable harm to the safe and efficient operation of the
highway and that it was, as a result, acceptable in terms of the relevant
requirements of policy TRA 4, whilst the number of parking spaces proposed were
acceptable in terms of the requirements of policy TRA 2. It was reported that biodiversity, archaeological and infrastructure matters were acceptable and reference was made to the response to the language statement in the late observations form which ... view the full minutes text for item 10. |
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Application No C20/0348/35/LL Land Adjacent To Coed Mawr Woodland, Criccieth, LL52 0ND PDF 349 KB Use of land for permanent
alternative holiday glamping / camping facility. LOCAL MEMBER: Councillor Aled Ll
Evans Additional documents: Decision: The application had been formally withdrawn
15/06/21 Minutes: The application had been formally withdrawn
15/06/21 |