Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor Dilwyn Lloyd; Councillor Steve Collings (Local Member)

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

a)    Councillor Eirwyn Williams in item 5.2 (C21/1051/35/DT) on the agenda as he was the applicant.

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

·         Councillor Eirwyn Williams (a member of this Planning Committee), in item 5.1 (C21/1136/35/LL) on the agenda.

·         Councillor Elfed Williams (not a member of this Planning Committee), in relation to item 5.3 (C19/1194/18/LL) on the agenda.

·         Councillor Glyn Daniels (not a member of this Planning Committee), in relation to item 5.4 (C21/0922/03/LL) on the agenda.

·         Councillor Aled Wyn Jones (not a member of this Planning Committee), in relation to item 5.5 (C22/0078/37/LL) on the agenda.

·         Councillor Keith Jones (not a member of this Planning Committee), in item 5.6 (C21/0959/11/LL) on the agenda, on behalf of the Local Member, Councillor Steve Collings.

·         Councillor Simon Glyn (a member of this Planning Committee), in relation to item 5.7 (C21/0734/46/LL) on the agenda.

·         Councillor Berwyn Parry Jones (a member of this Planning Committee), in relation to item 5.8 (C21/0931/23/LL) on the agenda.

·         Councillor Dafydd Meurig (not a member of this Planning Committee), in relation to item 5.9 (C22/0134/16/LL) on the agenda.

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

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 21 March 2022, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 21 March 2022, as a true record.

To submit the report of the Head of Environment Department.

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

Erection of 23 dwellings, creation of a new access from Caernarfon Road, an internal estate road, surface water attenuation pond and associated works

LOCAL MEMBER: Councillor Eirwyn Williams

Link to relevant background documents

Approve subject to a 106 agreement binding 7 of the houses as affordable houses and make a financial contribution towards play areas and to conditions:

1.           5 years

2.           In accordance with the documents/plans submitted with the application.

3.           Natural slate.

4.           Samples of materials and colours for the houses to be agreed with the LPA.

5.           Highway conditions - visibility splays, completion of an estate road, completion of parking spaces

6.           Landscaping to be completed in accordance with the details submitted.

7.           Removal of permitted development rights for classes A-E for the affordable housing.

8.           Condition to secure Welsh signs and names for the houses.

9.           Maintenance strip to be ensured near Afon Cwrt.

10.        Compliance with the ecological report.

11.        In accordance with the trees assessment.

12.        Archaeological condition.

13.        Work hours/construction period.

14.        Submission and agreement of a construction method statement.

15.        Obscured glass in the first-floor window on the south-eastern gable-end of plot 3.

Welsh Water/Natural Resources Wales Notes, SuDS, Major Development

Construction of 23 dwellings, creation of new access road from Caernarfon Road, internal estate road, surface water attenuation pond and associated work

a)    The Planning Manager highlighted that this was an application for 16 open market dwelling houses and seven affordable homes. The houses on the site would be a mix of two-storey and three-storey houses and they would be of various types: -

Types A and B - four-bedroom houses with a garage

Type C - three-bedroom houses with a garage - the houses vary in terms of their interior plans and exterior aspects.

Type D - two-storey, 2 and 3 bedroom houses with (and without) a nearby garage

Types E and F - 7 affordable units providing a mix of two and three bedroom houses.

It was noted that the site was partly located within and outside the development boundary and the land where it was intended to locate the houses was located within the development boundary of Cricieth, with the landscaping zone area and surface water attenuation pond located outside the boundary. It was reiterated that part of the site within the development boundary had been designated specifically for housing in the Local Development Plan (LDP) - site T41. The principle of developing the residential units  had been considered against the requirements of Policy TAI 2 of the LDP . It was stated that the site had been identified as a site for 34 units, but the application sought to build 23 houses on the site (which was lower than the estimated units for the site in Policy TAI 2). 

It was highlighted that the Planning, Design and Access Statement submitted with the application noted that site T41 had been the subject of a detailed assessment of restrictions, which included the need to retain a seven metre clearing on either side of the watercourse of Afon Cwrt, which ran across the site. In addition, it was noted that a part of the site could not be developed due to the presence of a culvert that ran along and parallel to the rear gardens of North Terrace houses. There was also a need to obtain clearing space on either side of the surface water drain from Afon Cwrt to the proposed attenuation pond between Bryn Cleddau and Plot 3.

According to Policy ISA 5, new housing proposals for 10 or more dwellings, in areas where existing open space cannot meet the needs of the proposed housing development, should provide suitable provision of open spaces in accordance with the Fields in Trust (FiT) benchmark standards. It was explained that the current information received from the Joint Planning Policy Unit showed that there was a lack of play areas with equipment for children locally and as part of the proposal and to this end, therefore, a financial contribution would need to be made in order to meet this lack of provision. Confirmation was received from the applicant stating that he would be willing to make a  ...  view the full minutes text for item 6.

Raise roof height of dwelling to provide first floor rooms in roof space

LOCAL MEMBER: Councillor Eirwyn Williams

Link to relevant background documents

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

1.    Commence within five years.

2.    In accordance with the plans

3.    Slates to match

4.    Finish

5.    Biodiversity - In accordance with the recommendations of the Protected Species Report

Note:  Draw attention to Welsh Water's conditions and observations

Raise roof height of dwelling to provide first floor rooms in roof space

a)    The Planning Manager highlighted that this was an application to raise the height of the bungalow's roof in order to provide first floor bedrooms in the roof space in the property known as Cil y Castell, Cricieth. It was explained that the proposed first floor would include three bedrooms, an en-suite and a cupboard - 1.5 metres higher than the original.

The application had been submitted to the committee as the property's owner was the Local Member for Cricieth and his daughter occupied the property.

The single property was located in a built-up residential area in Cricieth. It was noted that the front of the house overlooked a public road and a toilet block, and there would be no implications on amenities from installing two first floor windows and one window on the roof of the main elevation. Similarly, it was not considered that there would be any impact on amenities as a result of installing first floor windows on the rear, as there was a garden directly to the rear of the plot. In a built-up, high density situation such as this, it had to be accepted that over-looking was inevitable, but due to the distance, the location of footpaths and high boundary hedges, it was not considered that the proposed additions would exacerbate or have a detrimental impact on any of the neighbouring residential houses.

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

c)    During the ensuing discussion, the following observation by a Member was noted:

·   That an additional height of 1.5m was acceptable.

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

1.         Commence within five years.

2.         In accordance with the plans.

3.         Slates to match.

4.         Finish

5.         Biodiversity - In accordance with the recommendations of the Protected Species Report.

Note:  Draw attention to Welsh Water's conditions and observations.

Conversion of chapel into 7 residential units including an affordable unit together with a new access and parking spaces.

LOCAL MEMBER: Councillor Elfed Williams

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application, subject to the expiry of the consultation period and the following conditions:-

1.    Five years.

2.    In accordance with the plans and documents submitted with the application.

3.    Highway conditions.

4.    Submitting a landscaping/tree planting scheme.

5.    Biodiversity mitigation measures and enhancing biodiversity conditions.

6.    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.

7.    Ensure a plan/arrangement for the affordable unit. 

8.    A photographic survey of the building is required in accordance with the requirements of the Gwynedd Archaeological Planning Service.

9.    Materials in accordance with CADW's observations

Conversion of chapel to seven residential units to include an affordable unit together with a new access and parking spaces

Attention was drawn to the late observations form.

a)    The Development Control Officer highlighted that this was a full application to convert the redundant chapel and school-room into seven residential flats, creating a new vehicular access and providing parking spaces within the site's curtilage, that was opposite the High Street in Deiniolen. 

It was reported that the application had been originally submitted to the Planning Committee on 01.11.21 and the recommendation of that Committee was to defer the application in order to receive additional information regarding the following:

·           Confirmation that the cemetery would be protected.

·           More land drainage details and assurance that the culvert would not cause problems on the site or locally.

·           Confirmation of the need for flats in Deiniolen e.g. how many names were on the waiting list?

·           How the applicant would ensure that the development would be occupied by local people?

In response to the above concerns, the following information had been submitted by the applicant.

The cemetery - the applicant's agent had confirmed that the cemetery would be protected by installing a Harris type security fence during the construction work. Once the work was completed the fence would be taken down and a management plan would be provided to cut the grass and for general maintenance including cleaning the memorial stones.

Drainage details - plans had been submitted showing the location and setting of the culvert. Considering the location and setting of the culvert in relation to the existing construction, this current proposal would not affect the culvert in any way.  Attention was drawn to the latest observations of the Water and Environment Unit that stated that there would be no likely impact on the watercourse which ran through the site following the receipt of additional information from the applicant. 

The need for flats in Deiniolen - further information had been received from a qualified local estate agent company stating that there was a real need for this type of residential units in Deiniolen with 30 enquiries on average for each affordable rental unit that had been applied for affordability. It was noted that they also had 62 applicants on their list looking for property in the Deiniolen catchment area who were a mix of first-time buyers and those looking for smaller units. It was reiterated that the estate agent company had undertaken an assessment of the current condition of the local housing market in Deiniolen and the catchment area and had submitted figures that continued to confirm (following consultation with the Joint Planning Policy Unit) that rental prices and residential owners/owner occupier prices of the units were affordable according to the formula in the Supplementary Planning Guidance: Affordable Housing.

Occupancy of the flats for local people - the estate agents had confirmed that they would advertise the flats by using bilingual brochures and advertisements together with setting a time-scale for local people to give  ...  view the full minutes text for item 8.

Application to demolish existing shop and erect 1 shop, 3 open market houses and 1 affordable house together with new vehicular access and parking provision (re-submission)

LOCAL MEMBER: Councillor Glyn Daniels

Link to relevant background documents

DECISION: To delegate powers to the Planning Manager to approve the application, subject to receiving an amended plan showing the rooflight in the kitchen of unit 1 at a higher level as discussed in paragraph 5.13 and in accordance with the following conditions:

1.    5 years

2.    In accordance with the plans

3.    Slate

4.    Agree on external finish

5.    First floor window on the eastern side of Unit 1 to be of opaque glass and a top hung design to prevent visibility.

6.    The setting of the rooflights on the eastern elevation of the units shall be no lower than 1.7 metres from the level of the internal floor.

7.    Submit and agree upon an affordable housing scheme and an arrangement to manage affordability for the future. 

8.    Prior to the commencement of any work on the site, a Method Statement of the work proposed to be undertaken on the A470 trunk road shall be submitted to and approved by the LPA in consultation with the Welsh Government.   

9.    Prior to the commencement of any work on the site, a Traffic Management Plan shall be submitted to and approved by the LPA in consultation with the Welsh Government.

10.  The entrance to the county highway and the parking locations shall be completed prior to the occupation of the residential units.

11.  House sparrow bird boxes shall be installed in accordance with the recommendations of part 8 of the Initial Ecological assessment, Cambrian Ecology.

12.  Sustainable Drainage System (SUDS)

13.  Welsh names to be given to the units that form part of the development. 

14.  Erection of 2.1m high boundary wall, instead of 1.8m.

                                          i.    Notes:

                                        ii.    Draw attention to the Assembly Government's Transportation notes

                                       iii.    Need relevant Highway licences, traffic control plan and Welsh signage

                                       iv.    Highway Notes

                                        v.    Welsh Water Note

                                       vi.    Party Wall Note

Attention was drawn to the late observations form.

Some Members had visited the site on 04/04/22 to see the nature and restrictions of the site.

a)    The Planning Manager highlighted that the development would be split into two parts, namely one building facing the High Street and the other building facing Glynllifon Street.  The front building would be split into the shop area (A1) with a flat (2 bedrooms) above the shop and a two-storey house (1 bedroom) adjacent to the back of the shop with a garden.  The second building would include two residential units (1 bedroom) that would extend over three storeys each with amenity gardens and parking provision.

The application had been submitted to the Planning Committee at the Local Member’s request.

It was explained that the site was located within the development boundary of the Blaenau Ffestiniog Urban Service Centre and within a Town Centre designation. It was noted that the vacant retail unit (of significant size) had been marketed for a long period without much interest shown. It was added that there was reasonable demand for small units and it was considered that the proposal would not lose a retail unit and the proposal met with the principles of policies MAN 1 and PS 15 of the Local Development Plan.

It was reported that Blaenau Ffestiniog had been identified as an Urban Service Centre and the site was within the centre's development boundary.  It was added that there was a need for more new houses and the proposal offered one affordable unit that met policy TAI 15 and policy TAI 8 Appropriate Mix of Housing.

In the context of visual matters, it was considered that the development was likely to blend into its urban context retaining the traditional development forms and patterns and using suitable materials for the location. The proposal would make positive use of the site of an extensive previously used building that had stood vacant for a long period.  It was considered that the proposal met with the requirements of policies PS 5 and PCYFF 3 in the LDP.

It was highlighted that the proposal would include two parking areas for two units on Glynllifon Street. Although the proposal did not offer an individual parking provision for each unit, this was deemed reasonable for a town centre location, with parking opportunities on nearby streets and in public car parks.  It was noted that the site was an accessible location to the High Street where there was convenient access to public transport and priority should be given to develop accessible and sustainable sites as not everyone owned a vehicle.  With regards to concerns received about highway matters and parking in the vicinity, it was considered that the density of traffic related to the previous shop, such as delivery lorries and staff parking, had generated heavy traffic movements.  It could be argued that the traffic movements of two cars would cause much less disruption than the delivery lorries and staff and customer movements of  ...  view the full minutes text for item 9.

Construction of affordable dwelling

LOCAL MEMBER: Councillor Aled Wyn Jones

Link to relevant background documents

DECISION: To approve the application with a 106 agreement

Conditions:

5 years, in accordance with the plans, land drainage, landscaping, materials and finishes, Welsh name

Construction of affordable dwelling 

a)            The Assistant Head of Environment Department submitted his report after referring the Committee's decision on 21-03-22 to a cooling-off period.  A decision on the application had been deferred to enable the applicant to prove that he was in need and eligible for an affordable home. The purpose of reporting back to the Committee was to highlight the planning policy issues, the possible risks and the possible options for the Committee before it reached a final decision on the application.

It was highlighted that the applicants had been re-assessed based on new comprehensive financial information that had been received, that included a Red Book Valuation, valuation of their current house and information regarding their mortgage and likely equity. A copy of Tai Teg's response was received from the applicant, confirming that they had assessed the application against their criteria. Their application was refused as it was considered that their current property was suitable for the family's size, affordable and that they did not have any specific needs. As a result, the need for an affordable house had not been fully proven and that the LPA's reason for refusal, 'The applicants have not proven a need for affordable housing local need, therefore the proposal is contrary to criteria 1 and 7 of Policies TAI 6, Tai 15 and PS 17 of the Anglesey and Gwynedd Joint Local Development Plan and the requirements of the Supplementary Planning Guidance: Affordable Housing (2019)' remained.

It was appreciated that the applicant was experiencing anti-social issues at their existing property and wished to move, however, in accordance with Tai Teg's assessment, the applicants' existing house was of an affordable size and price and was fit-for-purpose. This was deemed the applicants' 'wish' rather than a 'need' and that personal matters between neighbours were not relevant planning matters. The committee should not give weight to this when considering the application.

In the context of the affordability of the proposed house, it was noted that £315,000 was the open market price of the house. It was reported that the Strategic Housing Unit had not responded to confirm the affordability element or the likely discount percentage that would be reasonable for a new single intermediate property, but it was suggested that a discount of approximately 50% would be needed to make the price affordable for an intermediate property to £157,000. Reference was made to increasing house prices and a concern that the price of the property / land could increase significantly in the future to a level where it could be argued that the property would not be affordable whatever the discount, and that an application may be submitted to lift the 106 Agreement. It was reiterated that the LDP only supported proposals for affordable units where it could be ensured that they remained affordable in perpetuity, but with the proposal in question, in such a location with coastal views that could influence the price of the house in future, no guarantees could be given that  ...  view the full minutes text for item 10.

Erection of new building to accommodate 6 residential apartments,  change of use of building to flexible commercial space on ground floor Use Class A1, A2, A3 and/or B1 and conversion of above floors to 18 flats with associated extensions and alterations.

LOCAL MEMBER: Councillor Steve Collings

Link to relevant background documents

DECISION: To delegate the power to the Planning Manager to approve the application by implementing and assessing the need for a provision of affordable housing (and securing either a condition or a 106 agreement if formal provision is required) and subject to a 106 agreement to secure a financial contribution towards open spaces.

Conditions:

5 years, in accordance with the plans, noise conditions, extraction systems, Welsh Water, materials and finishes, Welsh name for the development and units.

Erection of new building to accommodate six residential apartments, change of use of building to flexible commercial space on ground floor Use Class A1, A2, A3 and/or B1 and conversion of above floors to 18 flats with associated extensions and alterations.

            Attention was drawn to the late observations form.

a)            The Planning Manager highlighted that the application included the following elements:

·         Construction of new three-storey building to the rear of the site to provide six 2 bedroom residential flats.

·         Change of use of ground floor of former shop to flexible uses as a shop and hub.

·         Minor changes to the shop front elevations.

·         Provision of 18 flats above existing shop across two floors to include 16 1 bedroom units and two 2 bedroom units.      

·         Extension and alterations at the rear of the existing building to enable the provision of some of the residential units and balconies.

·         Provision of five parking spaces.

·         Use of private driveway to the rear of the property.

·         Siting of bin stores to the rear of the existing building.

·         Siting of a small amenity space/terrace to the rear of the existing building along with soft and hard landscaping.

It was explained that the building and site were located within the city centre and within the development boundary as included in the LDP and the principle of developing the site against Policy PCYFF 1 and Policy TAI 1 of the LDP was considered. It was noted that the building was within the city's main retail area and was surrounded by a mix of residential uses in the form of flats, commercial along with a public car park. The use of the former shop ceased in September 2020.

In the context of the indicative housing supply level for Bangor over the Plan period, it was highlighted that the provision in April 2021 was nine units greater than the indicative supply level for windfall sites in Bangor and that this current proposal exceeded the indicative growth level of Bangor. As a result, any justification submitted with the application outlining how the proposal would address the needs of the local community must be reviewed. In response to this requirement, the applicant submitted a Design, Access and Planning Statement (amended) and additional information/statements that included the following information:

·         The applicant was the largest provider of rented accommodation in Bangor and it was seen that there was a significant shortage of 1-2 bedroom studio flats.

·         The application would fill the gap between student accommodation and first time buyers.

·         The applicant intended to complete the first phase of the development within 12 months and complete the detached building within 24 months (unlike other developments that received permission but were yet to commence).

·         Although the indicative figure for housing in Bangor had already been reached, it was not anticipated that all the houses on sites in the windfall land bank and designated sites in Bangor were likely to be developed.

·         Should the application receive planning permission and the other housing designations within the land  ...  view the full minutes text for item 11.

A full planning application for change of use of agricultural land to form a caravan site for 32 pitches, construction of a new amenity building and all associate hardstanding, re-surfacing and access

LOCAL MEMBER: Councillor Simon Glyn

Link to relevant background documents

DECISION: To defer in order to conduct a site visit

Full application for change of use of agricultural land to create a caravan site for 32 pitches, construction of new building to accommodate showers/toilets, all associated hard standings, resurfacing and access.

            Attention was drawn to the late observations form.

a)            The Planning Manager highlighted that the site was located outside any development boundary in an open site in the countryside - the site and the nearby area were within the designation of the Llŷn Area of Outstanding Natural Beauty as well as the Llŷn and Bardsey Landscape of Outstanding Historic Interest.

As this was a site for touring caravans, it was explained that the application had to be considered under policy TWR 5 of the LDP that set out a series of criteria to approve such developments. It was explained that criterion 1 in policy TWR 5 stated that any new touring caravan developments should be of a high quality in terms of design, layout and appearance, and well screened by existing landscape features and / or where the units could be readily assimilated into the landscape in a way which did not significantly harm the visual quality of the landscape.

It was considered that the proposed development was located in a site that was relatively level within the landscape within a field that was surrounded by established cloddiau and hedgerows with a series of outbuildings with the dwelling that would keep the site partly hidden from the north. Nevertheless, the site was entirely open towards the coast path.

It was acknowledged that it was intended to strengthen the site screening by improving and adding to existing hedgerows and creating a clawdd with indigenous trees along it; however, it was highlighted that the policy required sites to be well screened by existing landscape features and / or where the touring units could be readily assimilated into the landscape. At present, it was considered that the site was not well screened by existing landscape features and it was not considered that the site could be readily assimilated into the landscape. The site was in an open space near the coast and when visiting the local area it was apparent that there were only a few species that grew successfully in this area due to the sea wind.

It was considered that the existing and proposed cloddiau would screen the lower sections of the units, but due to the height of vehicles and touring caravans the site would be visible in the broader landscape - unlikely that landscaping would screen the site in its entirety without a substantially harmful impact on the landscape. As a result, a considerable concern was highlighted regarding the success of the landscaping plan and the significant time to establish it - consequently, it was considered that the site's visual impact would be harmful to the landscape during this time and the impact could exist for years.

It was reported that various other touring caravan sites in the area were visible from several vantage points over  ...  view the full minutes text for item 12.

Full planning for the erection of a poultry unit extension to accommodate 16,000 free range chickens (egg production) together with associated works.

LOCAL MEMBER: Councillor Berwyn Parry Jones

Link to relevant background documents

DECISION:

To approve subject to the following conditions:

1.    Five years

2.    In accordance with the plans

3.    Dark-green colour for the external elevation of the unit

4.    Agricultural use of the building only

5.    Public Protection conditions relating to the restriction of noise levels from the temperature control fans and concentration of particulates.

6.    Complete the landscaping plan in accordance with the details submitted with the application and the time-scale for completing this.

Erection of extension to existing poultry unit to accommodate 16,000 additional hens (for the production of free-range eggs) together with associated work

Attention was drawn to the late observations form.

a)    The Planning Manager highlighted that this was a full application to erect an extension to an agricultural unit to accommodate free range egg-laying hens and associated work at Fferm Plas Tirion, Llanrug.  Plas Tirion was described as an agricultural holding of 521 acres of land with a total of 200 head of beef cattle, and poultry and the proposed unit would add 16,000 additional egg-laying hens to the enterprise, a total of 48,000 hens.

It was explained that the site was located outside any development boundary as defined by the LDP and was therefore a site in open countryside.  It was reported that there was no specific policy in the LDP regarding agricultural developments, therefore the main consideration was Planning Policy Wales (PPW) and Technical Advice Note (TAN) 6:  Planning for Sustainable Rural Communities.

It was highlighted that the proposed shed would be attached to the existing chicken shed, and the extension would be smaller in size and scale and of the same design as the existing shed.  It was considered that the shed was reasonably necessary for agricultural purposes to expand the business and there was no doubt that its countryside location was essential within the established farmyard. It was noted that the proposal was in accord with policy PCYFF 1 and the principles of PPW and TAN 6 as long as there were no unacceptable impacts as a result of the proposal.

In the context of visual amenities, it was considered that the proposal was not an unusual development in the countryside and it was therefore acceptable based on the requirements of Policies CYF 6, PCYFF 3 and PCYFF 4 of the LDP.   

In the context of general and residential amenities, although the site was located in the countryside and near a working agricultural holding, it was noted that residential dwellings were located in the catchment area of the site itself. The dwellings known as Plas Tirion and Plas Tirion Lodge were located approximately 240m to the north of the application site with other dwellings/cottages located over 400m from the application site.  The proposal would involve using six extractor fans (on top of the 10 existing extractor fans) on the unit's roof to control the temperature within the unit itself. Taking the noise levels of fans into account, along with the results of the Noise Assessment submitted with the application, the Public Protection Unit recommended that a condition should be imposed that ensured that such fan units included three-eighths noise levels.   

It was reiterated that the unit would operate a multi-tier system that would enable manure to drop down onto the conveyor belt and the conveyor belt would be operated once every 5-7 days in order to dispose of the manure.  In turn, this would mean that only very little manure would be stored within  ...  view the full minutes text for item 13.

Development of a natural compressed bio-gas fuel facility for vehicles including fuel pumps, equipment compound, creation of new accesses, landscaping and associated development.

LOCAL MEMBER: Councillor Dafydd Meurig

Link to relevant background documents

DECISION: To defer in order to conduct a site visit

Development of a natural compressed bio-gas fuel facility for vehicles including fuel pumps, equipment compound, creation of new accesses, landscaping and associated development.

Attention was drawn to the late observations form.

a)    The Development Control Officer highlighted that the facility would serve logistics and haulage drivers and operate for 24 hours a day, without staff, with drivers activating the pumps with an automatic fob.

It was explained that the site covered an area of around 0.7ha and included the development of an empty plot within the Parc Bryn Cegin Industrial Estate, which had been designated and protected in the LDP as a Regional Safeguarded Strategic Employment Site. It was noted that the use of the proposal fell under the unique use class, and considering that there were a number of empty plots on the site and since the proposal was a provision for business transport and that the facility would not be open to the public, it was considered that the principle of locating the station in Parc Bryn Cegin was acceptable.

In the context of visual amenities, the proposal in question involved providing equipment to enable HGV lorries to pick gas fuel up from general fuel pumps - it was considered that the proposal complied with the requirements of policies PCYFF 2, 3 and 4, as well as PS20 and AT1 of the LDP in terms of the visual impact.

In the context of general and residential amenities, it was explained that the site abutted the rear of three residential houses - 1 to 3 Rhos Isaf. It was acknowledged that the houses were on a higher level and it was intended to level the application site so that there was a retaining wall between it and the acoustic fence on top. It was highlighted that a noise assessment and lighting plan had been submitted as a part of the application, which noted,

·         The pumps would be lit during dark hours, but the compound lights would only be used during periods of work.

·         The impact of the lights would be minimal as they were centralised on specific areas (mainly under the pumps). The proposed boundary treatment (fence and landscaping) as well as the scale and location of the lights would mean that the light overspill would not go beyond the site's boundaries, and this overspill on the boundaries would be less than moonlight.

·         The noise assessment had been manufactured to the requirements of BS4142/BS8233/WHO Criteria and took into account the noise of activities as a result of floors on the curtilage and all equipment on the site.

·         The results of the assessments showed that it was not expected for the impacts of operational noise of the fuel filling station to have any substantial detrimental impact, (subject to the context).

It was noted that the Public Protection Unit emphasised the need to implement noise mitigation measures and, if further mitigation measures could be implemented to further reduce the noise level, it was advised to do so in order to  ...  view the full minutes text for item 14.