Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor Gareth A. Roberts and Councillor Menna Baines (Local Member)  

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

a.              Councillor Cai Larsen (a member of this Planning Committee), in item 5.4 (C24/0205/32/LL) on the agenda as he was a Member of the Adra Board 

The Member was of the opinion that it was a prejudicial interest, and he withdrew from the meeting during the discussion on the application and did not vote on the application. 

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

·                Councillor Arwyn Herald Roberts (not a member of this Planning Committee), in item 5.1 (C24/0363/17/LL) on the agenda. 

·                Councillor Gareth Williams (not a member of this Planning Committee), in item 5.4 (C24/0205/32/LL) on the agenda 

·                Councillor Gareth T. Jones (a member of this Planning Committee) in relation to item 5.5 (C24/0478/42/DT) on the agenda ⁠ ⁠⁠ 

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

As a matter of order, it was reported that since the Chair was joining the meeting virtually, the Legal Officer would announce the results of the voting on the applications.  

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 29 July 2024, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 29 July 2024, 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. 

Erection of an affordable dwelling together with a new vehicular access onto the Public highway

LOCAL MEMBER: Councillor Arwyn Herald Roberts

Link to relevant background documents

                                                                                                                              DECISION: To approve contrary to the recommendation

1.    5 years

2.    In accordance with the plans

3.    Materials

4.    Withdrawal of permitted rights and C3 use only

5.    Section 106 Affordable Housing condition

6.    Landscaping and land drainage and boundary details,

7.    Biodiversity condition/biodiversity enhancements

8.    A Welsh name for the property.

a.                  The Planning Manager explained that this was an application to erect one single-storey house sited on a section of an open field outside but abutting the development boundary of the village of Carmel. 

It was reported, in terms of the principle of the development, that figures indicated that there was currently capacity in Carmel for this development, however the site was outside the development boundary, and it was necessary to ensure that the proposal satisfied policy TAI 16 that is material to rural exception sites.  It was added that sufficient information had been submitted as part of the application to accept that there was a proven local need for affordable housing that cannot be delivered within a reasonable timescale on a market site within the development boundary. An open market valuation was received for the house shows that indicated that a discount of 40% could be imposed should the application be approved. 

In the context of the dwelling's dimensions, it would measure approximately 89 square metres with a living/dining room, two bedrooms, an office together with a 20 square metre garage. Based on the additional information received from the agent explaining that the applicants were a young couple who intend to bring up a family in the near future, and this home would enable them to stay in Carmel, it was considered reasonable to support a house of this size as it would ensure that the dwelling would meet the needs of the current applicants and in the future. It was noted that it was not substantially contrary to the guidance in the affordable housing planning guidance in terms of the size of affordable housing.  

In the context of the dwelling's design it was considered that the design and the materials were fairly standard and appeared to be acceptable. However, it was highlighted that policy TAI 16 requires proposals to form a reasonable extension to the settlement. It was noted that the site abuts the development boundary, the proposal involved erecting a new house in an open field with a new access track 40m away from the highway. I was reiterated that the boundary of the Bryn Llifon property (which is by the side of the new access) created a natural boundary for the village and that property was close to and faced the highway. As it was proposed to locate the house away from the highway and far behind the Bryn Llifon development line, it was considered that it did not follow the village's natural development pattern. Reference was also made to the plot at Mount Pleasant Terrace located away from the site and separated by an access track and garden areas with a variety of garden buildings such as sheds and garages. It was considered that the plot lies separate to the built form where the site would be visible from the proposed access, it was not considered that the dwelling would be seen in the same context as the terraced houses.  

In the context of  ...  view the full minutes text for item 6.

Amend condition 2 of original Planning permission C23/0122/14/DT in order to change the design of the  proposal. 

LOCAL MEMBER: Councillor Ioan Thomas

Link to relevant background documents

RESOLVED To approve

1.    In accordance with the plans

2.    Time

3.    Ensuring biodiversity enhancements

Vary condition 2 of the original planning permission C23/0122/14/DT to change the proposal's design.   

a.                  The Development Control Team Leader highlighted that the proposal was to vary condition 2 of the original Planning Permission to change the design of extensions from a two-storey extension to the side of the property and a single-storey extension to the rear, to a single-storey flat roof extension only. It was explained that the existing property was a two-storey semi-detached house located within the development boundary of the town of Caernarfon and the residential area. 

The application was submitted to the Committee as the applicant was employed in the Planning Department of Cyngor Gwynedd.  

In the context of visual amenities, it was noted that a single-storey extension was situated at the back of the property, but it was visible from the front of the property as its width was a little more than the existing house. However, it was not considered that the visual impact was unacceptable given that the two-storey side extension, which was part of the original permission, had by now been removed.  

In the context of general and residential amenities, it was noted that the curtilage had a fairly extensive curtilage with a large garden in the back with established shrubs, trees and cloddiau screening the rear of the site from the backs of adjacent dwellings along with the grounds of the primary school located directly behind the site. It was reiterated that the proposed extension was single-storey and included openings, it was not considered that they caused an unacceptable overlooking impact to any nearby property and would not cause an increase in disruption as the use of the site was already residential. There was no increase in the number of bedrooms and there were sufficient parking spaces in front of the property already.   

When discussing biodiversity matters, it was noted that it was proposed to install bird boxes on the property to improve the site's biodiversity and any external lights would be installed downwards to reduce light pollution.   

It was considered that the proposal was acceptable, and it was recommended to approve the application subject to relevant conditions.  

b.                  The Local Member had declared an interest as he knew the applicant. 

It was proposed and seconded to approve the application. 

RESOLVED To approve

1.    In accordance with the plans

2.    Time

3.    Ensuring biodiversity enhancements

Proposed Energy Storage facility, related access, landscaping, infrastructure ancillary Equipment, with a grid connection import and export capacity of 57MWac.

LOCAL MEMBER: Councillor Menna Baines

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application, subject to the receipt of observations from the Transportation Unit and the Public Protection Service and the following conditions:

1.    Five years.

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

3.    Compliance with the landscaping scheme together with future maintenance work.

4.    ⁠Compliance with the recommendations of the Initial Ecological Assessment, Arboriculture Impact Assessment and the Green Infrastructure Statement.

5.    Prior submission of an Environmental Construction Method Statement to the LPA.

6.    Submission of a Construction Transport Management Plan.

7.    Agree on the external materials for the structures.

8.    Ensure a Welsh name and bilingual signage with priority given to the Welsh language.

9.    Agree on an Archaeological Work Programme

10.  Submission of an Environmental Management Plan

11.  Transportation and Public Protection conditions, as required

12.  The site must be restored to the condition agreed with the Planning Authority once the development's operational period has ended

Notes:            

Water and Environment Unit

Natural Resources Wales

Gwynedd Archaeological Planning Service

Proposed Energy Storage Facility, associated access, landscaping, infrastructure, ancillary equipment, with import and export capacity to grid connection of 57MWac.   

Attention was drawn to the late observations form which contained observations from the Transportation Unit. 

a.                  The Development Control Officer highlighted that this was a full application for the installation and operation of a Battery Energy Storage System - BESS, including energy storage units, electricity substation, site access, landscaping and supporting infrastructure on land west of the existing Pentir electricity substation.  Attention was drawn to all the application's elements, and it was noted that the proposal would enable effective use to be made of the sustainable energy, which was already being generated. ⁠It was reiterated that an underground cable connection to the electricity grid would be secured via a separate planning application.    

It was reported that the site comprised 2.57 hectares of rough pasture in an Open Countryside site outside any development boundary and due to the size of the site, it was explained that the applicant had undertaken a pre-application consultation as was required for the development defined as major by the Welsh Government.  It was noted that the development had been screened for the Environmental Impact Assessment and it was considered that the impact on the environment was insufficient to justify submitting an environmental statement with the application.  

Reference was made to the response and observations of the Highways Unit confirming that they had no objection in principle to the proposal, subject to conditions to ensure that the assessment of the road's condition is completed prior to and after the construction work, and that the Environmental Construction Management Plan and the Construction Traffic Management Plan are submitted and approved.  

⁠In the context of the principle of the development, it was highlighted that justification had been given in the Planning, Design and Access Statement to situate the resource on the proposed site based on the proximity of the Pentir Sub-station and the complexity and impact on the landscape of installing cables to connect the battery storage and the National Grid network, which would therefore meet with the requirements of Policy CYFF 1 - that the location was suitable.  It was reiterated that Policy ISA 1 was also supportive of proposals for water, electricity, gas services, etc., to improve the provision, subject to detailed planning considerations and noted the importance that the infrastructure provision for the development site is located and designed in a way that reduces the impact on the natural and built environment.  By situating the development on this site close to the existing substation, it was considered that the proposal was acceptable in environmental terms.   

It was acknowledged that there would be some disruption during construction that would continue for approximately 12 months, however, after this the site would be managed remotely and there would be no staff present at the site, only occasionally for maintenance.  

Based on the information submitted it was considered that all the impacts had  ...  view the full minutes text for item 8.

Full application for the proposed erection of 18 no. affordable dwellings together with associated development

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION:

Referred to a cooling off period

Reasons:

·         Damaging impact on the Welsh language

·         The lack of need within the Botwnnog ward for affordable housing

Full application to construct 18 affordable houses with associated developments. 

Attention was drawn to the late observations form which referred to additional correspondence received raising concern about matters raised in the report.  ⁠ 

Some members visited the site on 16-07-24.   

a.              The Planning Manager highlighted that this was an application to erect 18 affordable dwellings offering bungalows, providing a new access off the main road that runs through the village, creation of landscaped areas, creation of open play areas, erection of boundary walls and fences and associated drainage work including a sustainable surface water drainage area.  

⁠In the context of the principle of the development, it was reported that the latest housing figures indicated that there was capacity within the indicative housing supply for the settlement. It was reported that the site was located within the development boundary and had been designated specifically for 21 units. It was explained that the proposal had been earmarked for a specific number of dwellings, justification was required for a smaller number. In the case of this application, the provision was smaller due to the need to provide a play area and open space and land to provide a sustainable land drainage system and therefore it was considered that there was justification for a smaller number of dwellings.  

Although objections had been received on the grounds of over development, given that the application was for a smaller number than had been designated, the intention was to have 100% affordable dwellings, that the floor area of the houses would be restricted to affordable housing standards, that there was a provision for open spaces within the site, it was not considered that there was any evidence of over development.    

It was reiterated in accordance with Policy TAI 8 statements and the evidence received noting the reasoning behind the housing mix proposed together with confirmation from the Housing Strategic Unit, that the houses would contribute directly to the aim of Cyngor Gwynedd's Housing Action Plan to provide more houses to meet the existing high demand in the county, whilst also noting that the plan offered a good mix of houses. 

⁠It was noted that the LDP recognised the village of Botwnnog as a Service Village and he Affordable Housing SPG noted that 'local' refers to a 5-year connection with the relevant Authority where the application is located. Therefore, this means the entire Gwynedd planning area.  It was stated that many observations had been received questioning the need for the number of houses, and the type of housing, however it was explained that the status of Botwnnog in the LDP meant that new houses were to serve Gwynedd as a whole was what was expected for this site.  ⁠Reference was made to the Strategic Housing Unit's figures stating that 2374 applicants had registered on the Housing Options register for social housing, with 882 applicants registered with Tai Teg for an Intermediate property and although some applicants could appear on both registers, the figures  ...  view the full minutes text for item 9.

Creation of external rear balcony with associated privacy screening.

LOCAL MEMBER: Councillor Gareth Tudor Jones

Link to relevant background documents

DECISION: To refuse, contrary to the recommendation

Reason:  Refuse on grounds of overlooking, impact on neighbours – contrary to policy PCYFF 2

a.     The Development Control Officer highlighted that the application in question was to create an exterior rear balcony, above the existing flat roof extension. It was highlighted that the site was located within the development boundary of Morfa Nefyn and within a residential area, and the application had been submitted to the Planning Committee at the request of the Local Member. 

It was reported that most of the flat roof area at the rear of the property comprised an established sedum roof covered by plants, and there was no intention to use all this area as an exterior balcony area. It was added that the existing permanent wall was approximately 1.6m high and extended 1.8m out of the property's main rear wall above the existing flat roof extension, and the proposal would be to create the exterior balcony area behind this wall.  It was noted that it was proposed to provide a permanent opaque glazed screen extending 1.7m beyond the wall to the furthest side of the existing flat roof extension with a clear glazed handrail installed from the edge of the wall and across the roof for approximately 4m long, linking to another 2.9m long opaque glazed handrail which would link back to the rear wall of the building so that it restricted the outdoor area behind the existing wall. 

In the context of visual amenities, it was considered that the proposal was acceptable on the grounds of the design and scale and its location above the existing flat roof at the rear of the property. It was explained that the site was located between other two-storey residential houses with open agricultural fields to the rear.    

In considering the general and residential amenities, it was noted that the location of the proposed development was in the corner of the existing roof, with the permanent existing wall extending partly along the roof.  The proposed balcony area would not extend beyond this wall and the ability to go beyond the top of the wall was restricted due to the installation of a permanent glass handrail across the roof area.  It was added that it was intended to install a glazed opaque screen that would extend out of the existing wall to the end of the existing flat roof, together with the other side of the proposed balcony area, This would mean that any over looking towards the property from either side would be very limited to the furthest areas of the curtilages either side. It was considered that the screens of opaque glass would also protect the main areas of the properties' gardens either side; this was an established and relatively dense residential area where gardens abutted each other and windows overlook and thus the existing disruption was inevitable as a result. It was not believed that the development would affect the amenities of nearby properties to an unacceptable and significant degree. 

Attention was drawn the fact that the proposal for a balcony  ...  view the full minutes text for item 10.