Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillor Gareth A Roberts and Councillor Cai Larsen.

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

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

·        Councillor Elin Walker Jones (not a member of this Planning Committee), in relation to item 5.1 (C24/0916/11/DT) on the agenda

·        Councillor Huw Rowlands (a member of this Planning Committee), in relation to item 5.4 (C20/1093/24/LL) 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 and Deputy Monitoring Officer were joining the meeting virtually, the Assistant Head of Department would be announcing the results of the voting on the applications.

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 13 January 2025, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 13 January 2025, as a true record, subject to noting that Councillor Berwyn Parry Jones was present at the meeting.

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.

Two storey rear extension

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

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

1. Commencement within five years.

2. In accordance with the plans

3. Materials to be in-keeping

4. Biodiversity Enhancements 

5. Ensure no surface water runs onto the highway.

Note: Wales Water

Two-storey extension at the rear of the property

Attention was drawn to the late observations form.

Some Members had visited the site on 30 January 2025.

a)           The Planning Manager highlighted that this application was for the demolition of an existing multi-purpose room to the rear of the property and construction of a two-storey flat roof extension. ⁠ The application was deferred at the Planning Committee in January 2025 in order to undertake a site visit. It was explained that the property was a semi-detached property in a residential area in the city of Bangor, with the application submitted to the Planning Committee at the request of the local member.

Reference was made to the objections received. In terms of design and appearance, it was considered that this type of extension was not unexpected in residential areas, and therefore it would not have an unacceptable visual impact. In response to the comments that raised concerns about loss of light, it was noted that a detailed assessment of the impacts had concluded that the impact of the extension would not be harmful in terms of loss of light or an oppressive impact (despite it being a two-storey extension, it was only 0.5m longer than the existing rear extension).

It was highlighted that the Members during the site visit had suggested using light coloured render on the extension walls and that this suggestion was acceptable. It was also noted that the applicant had stated it was intended to move the existing garden shed to the highest corner of the garden on the left to allow more light into the rear of number 16. ⁠

Reference was made to the objections received regarding the wider flooding problems on the street in general, as well as the development's impact on the area's drains. It was noted that the observations received from Welsh Water had asked for a condition to prevent additional flows of surface water into the sewerage system. The Council's Drainage Unit did not object to the proposal. Despite acknowledging the concern, there was no robust evidence that the extension would affect or exacerbate the current situation. Subject to the nature of the drains, private or as a part of the public drainage system, it was reiterated that there would be protection either through the building control system or Welsh Water rules, therefore it was not considered that drainage matters were a planning reason to object to the proposal.

Having considered all relevant planning matters, the local and national policies and guidance, the proposal was considered to be acceptable. The Officers recommended to approve the application with conditions.

b)           Taking advantage of the right to speak, the Local Member made the following comments:

·        That she objected to the application.

·        That Hafod Planning, on behalf of the occupant of number 16, had highlighted the arguments for refusing the application

·        There were three contentious reasons for refusing - drainage, amenities and impact on character.

·        Character - the house would look very different to all the other houses  ...  view the full minutes text for item 6.

Full planning application for improvements to the site to include minor amendments to the location and design of the previously approved services building along with extending existing tracks and other environmental improvements.

Local Member: Councillor John Brynmor Hughes

Link to relevant background documents

DECISION: APPROVED with conditions

1.       Time

2.       Compliance with plans

3.        Carry out the development in accordance with an ecological report

4.       Carry out the development in accordance with a Construction Environmental Management Plan

5.       Carry out the development in accordance with a lighting plan

6.       Restrict the number of caravans

7.       Restrict the period of site use

8.       Remove all caravans from the site outside the period of site use

9.       Restrict caravan/boat/vehicle storage outside the formal pitches

10.     Restrict the use of the caravans to holiday use only

11.     Bilingual signage

12.     Welsh name

13.     Materials.

14.     Landscaping plan

15.     Drainage matters

Fferm Fronhyfryd, Bwlchtocyn, Pwllheli, Gwynedd, LL53 7EU

Full application for improvements to the site to include minor amendments to the location and design of the previously approved service building along with extending existing tracks and other environmental improvements

  Attention was drawn to the late observations form.

a)     The Planning Manager highlighted that this was a full application involving improvements to a touring caravan and camping site, including amending the location and design of the previously approved service building along with extending existing access roads within the site and undertaking environmental improvements. There would be no increase in the number of touring caravans on site from the 24 that had previously been approved. The caravans would remain sited around the site boundary near the existing hedgerows that surrounded the site.

In terms of visual amenities, it was noted that it was intended to carry out additional landscaping by planting new trees and hedges on the land.  It was reported that the proposal was not likely to create an intrusive and prominent feature in the landscape within the AONB designation. Similarly, it was noted that the site was located within the Llŷn and Enlli Landscape of Outstanding Historic Interest and in terms of location and size, it would not have a wider impact on the historic landscape and would therefore comply with Policy AT1

In terms of the principle of the development, it was considered that the design of the services building was acceptable and in keeping with the area and that the proposals to improve biodiversity were acceptable and in line with relevant policies.

Reference was made to a letter of objection that had been received noting an increase in the number of seasonal caravans in the local area. It was noted that the number of caravans would be managed through conditions and it was emphasised that this was an application for improvements only and that the lawful use already existed.

Given the local and national policies and guidance, the Officers recommended approving the application.

b)     Taking advantage of the right to speak, the applicant’s agent noted the following points:

·        The main purpose of the proposal was to move the services building away from the public sewer.

·        The applicant wanted to improve the site

·        The site had a Welsh name and bilingual information on their website along with bilingual signage on the site.

·        Should it be approved, it was hoped to complete the work before the beginning of the 2025 summer season.

c)     Taking advantage of the right to speak, the Local Member made the following observations:

·        He did not have a personal opinion on the matter

·        Potential problems were that the road was narrow (traffic), noise and the old rubbish tip.

In response to an observation from the Licensing Unit for the need to ensure 3m between the caravans and the hedgerow and whether this could be conditioned, it was noted that there was no need to include a condition, rather the applicant had to ensure compliance  ...  view the full minutes text for item 7.

Retrospective application to rebuild  cottage and to include two storey side extensions and single storey rear extension.

Local Member: Councillor Angela Russell

Link to relevant background documents

DECISION: TO REFUSE, contrary to the recommendation

Reasons:

·       Overdevelopment

·       A harmful effect on the landscape / AONB contrary to policy TAI 13.

A retrospective planning application to re-build a cottage with two-storey side extensions and a rear single-storey extension.

a)     The Development Control Team Leader highlighted that the application was to demolish an existing dwelling and construct a new house in its place.  ⁠It was explained that the site was located on the outskirts of the village of Llanbedrog and outside any development boundary and was surrounded by extensive established woodland with land rising to the rear and the side of the property. It was reiterated that the site and the wider area were within the Llŷn AONB and the Llŷn and Enlli Landscape of Outstanding Historic Interest designations.

It was noted that the proposal did not involve an increase in the number of bedrooms and that the information submitted with the application confirmed that the current and intended use of the property was as a holiday cottage. Consequently, there would be no change to the use. It was expressed that planning consent has already been approved in 2021 to extend the original property, but the current proposal was the result of that proposal after discovering that the original cottage was not suitable to be extended.

Attention was drawn to Policy TAI 13 and its relevant criteria which specifically related to replacing dwellings. It was noted that the Structural Report on the original cottage had been submitted by a qualified engineer justifying the demolition work that was needed due to significant defects. Additionally, it was considered that the scale of the proposal was similar to what had been approved previously in the form of extensions to the original cottage.

In the context of visual amenities, the site was not entirely visible from public vantage points and it was considered that the proposal was acceptable in terms of its design and finish. It was not considered that the proposal would have a detrimental impact on the broader landscape including the AONB and the Landscape of Outstanding Historic Interest.  ⁠It stood a distance from any other property and it would not have a detrimental impact on any nearby residents. It was not considered that it would have any impact on road safety, as there was sufficient space to turn and park on the site.

In terms of biodiversity issues, it was noted that the proposal included acceptable improvements that would be secured through a planning condition.  

In terms of linguistic matters, the proposal did not involve any change of use and there was no increase in the number of bedrooms. Consequently, it was not considered that it would have any impact on the Welsh language.

Having considered all relevant planning matters, it was considered that the proposal was acceptable and the officers recommended approving the application with conditions.

b)     Taking advantage of the right to speak, the applicant’s agent noted the following points:

·        Planning permission had been approved in 2021 and construction work had commenced the following summer.

·        Following heavy rainfall, the foundations had been found to be defective and unstable which  ...  view the full minutes text for item 8.

Application for the erection of 16 dwellings with associated access, parking and landscaping

Local Member: Councillor Huw Rowlands

Link to relevant documents

DECISION:   TO APPROVE subject to the following conditions:-

1.       Five 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.

6.       Soft and hard landscaping.

7.       Biodiversity and Tree Conditions including biodiversity enhancements and a habitats management plan.

8.       Working hours limited to ⁠8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and no working at all on Sundays and Bank Holidays.

9.       Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.

10.     Ensure a plan/arrangements to provide the affordable units.

11.     Removal of general development rights for the affordable units.

12.     Submit a Construction Method Statement including parking provision for the builders' vehicles.

13.     Submit outdoor lighting details to be agreed with the LPA prior to installation.

14.     Archaeological mitigation measures condition.

15.     Provide and safeguard the open space for the future

16.     Welsh Water Condition

17.     Public protection conditions (Noise, Dust, Nuisance)

18.     Construction environmental management plan

19.     Details of PV solar panels on the roofs of the houses and the air source heat pumps.

20.     Welsh language Signs

Notes: Welsh Water, Highways, SUDS

Application to erect 16 dwellings with associated access, parking and landscaping.

Attention was drawn to the late observations form.

a)     The Development Control Team Leader highlighted that this was a full application to provide 16 affordable homes with a mix of houses, bungalows and flats that would also provide access for pedestrians to the A487, a vehicular access to the site and a formal play area with equipment in the centre of the site. It was explained that the site stood partly within the development boundary of the village of Dinas, opposite a garage and an outdoor equipment shop, with residential houses located opposite it and to its side. It was reiterated that the site had been used as a compound for a housing development located directly next door and was previously an informal car park after the demolition of a restaurant that had been located there.

As the majority of the site was located within the development boundary of Dinas the application was considered under Policy TAI 4, but there was also a small part of the site outside the development boundary, and it was therefore subject to policy TAI 16 as an exception site. It was reported that the indicative housing supply level for Dinas, along with the number of units completed and the land bank meant that the village would exceed its indicative growth level, and justification would be required for the proposal along with a language statement.

It was expressed that the houses would be managed by Adra, a Registered Social Housing Landlord which provided community housing for the area. It was noted that an Affordable Housing Statement and a Housing Mix Statement had been submitted with the application noting there was a proven need for smaller houses to meet the needs of smaller families. In terms of planning policy, it was considered that the proposal provided an appropriate number of affordable housing and that an appropriate mix of housing has been proposed in accordance with the need identified and confirmed by the Strategic Housing Unit.  In addition, reference was made to the Unit's figures which confirmed a shortage of 255 units in the Villages and Clusters tier, due to this and due to the proven need, it was considered there was justification for the units. 

It was reported that all units were being proposed as affordable and in order to manage the affordable provision in planning policy terms, it was proposed to impose a standard condition that would require the applicant to comply with the affordable housing provision plan. It was noted that the Affordable Housing Supplementary Planning Guidance confirmed the need for affordable housing within Villages to provide for the local need, namely people who needed an affordable house and who had lived in the Village or a surrounding rural village for a continuous period of five years or more; the Guidance also confirmed that a nearby rural area was defined as any Community Council that was 6km from the development site excluding  ...  view the full minutes text for item 9.