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APOLOGIES To accept any apologies for absence. Minutes: Councillors Dyfrig Wynn Jones
and Michael Sol Owen and Councillors D. Gwynfor Edwards, Aled
Ll. Evans and Llywarch
Bowen Jones (Local Members). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a) The following members declared a personal interest for the
reasons noted: ·
Councillor Gruffydd
Williams, in item 5 on the agenda (planning application number C15/0034/37/LL)
as his father owned a caravan park which was located less than six miles from
the site; ·
Councillor Owain
Williams, in item 5 on the agenda (planning application number C15/0034/37/LL)
as he was the owner of a nearby caravan park which was located less than six
miles from the site. The Members were of the opinion that they were prejudicial interests, and they withdrew from the Chamber during the discussion on the applications noted. (b) The following members declared that they were local members in
relation to the items noted: ·
Councillor Lesley Day (not a member of this
Planning Committee) in relation to item 5 on the agenda (planning application
C15/0016/11/LL); ·
Councillor Eric M. Jones (not a member of this
Planning Committee) in relation to item 5 on the agenda (planning application
number C15/0233/17/AM); ·
Councillor R. H. Wyn
Williams (not a member of this Planning Committee) in relation to item 5 on the
agenda (planning application C15/0246/39/LL); ·
Councillor E. Selwyn Griffiths (not a member of
this Planning Committee) in relation to item 5 on the agenda (planning
application number C15/0375/44/LL). The members withdrew to the other side of the Chamber during the discussions on the applications in question and did not vote on these matters. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. |
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The Chairman shall propose that the minutes of the last meeting of this committee, held on, 15 June, 2015, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this committee held on 15 June 2015, as a true record. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. Minutes: The Committee considered the following
applications for development. Details of the applications were expanded upon and questions were
answered in relation to the plans and aspects of the policies. RESOLVED |
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Application no. C13/0953/13/LL - Tŷ Bach, Salem Place, Llanllechid, Bangor PDF 727 KB Erection of a first floor extension. Local Member: Councillor Dyfrig W. Jones Additional documents: Minutes: Erection of a first-floor
extension. (a)
The Development Control Manager elaborated on
the background of the application, noting that the proposal was suitable in
terms of size, design and external materials and it was not considered that the
proposal was likely to have a more detrimental impact on the amenities of any
neighbouring residents or properties than the existing property. The development
complied with the Gwynedd Unitary Development Plan (GUDP) for the reasons noted
in the report. RESOLVED to approve the application. Conditions 1. Five
years 2. Ensure
that the development is completed in accordance with the plans submitted 3. External
materials to match the existing property 4. Withdrawal
of permitted rights Party
wall note Welsh Water Note |
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Application no. C15/0016/11/LL - The Three Crowns, 3 Well Street Bangor PDF 1 MB Change of use and extension of existing A3 pub into 15 self contained student living accommodation. Local Member: Councillor D. Gwynfor Edwards Additional documents: Minutes: Change use and extend existing A3 public house to 15
self-contained student accommodation units. (a)
The Development Control Manager elaborated on
the background of the application, noting that the building had been used in
the past as a public house, but it was currently empty following fire damage in
the last few years. It was noted that
the proposal involved constructing an extension above part of the existing
ground floor to provide additional floors with the design in-keeping with the
rest of the building. Attention was drawn to the additional observations that
had been received. It was noted that the application area specifically
formed part of Bangor High Street, with various flats above shops and
commercial buildings, with a residential area directly near the site which is
popular with students, with a number of the conventional housing units being
used by students rather than local families. It was reported that the Joint Planning Policy Unit had
been gathering evidence in order to facilitate the work of forming a policy in
the proposed Joint Local Development Plan. It was noted that the latest details
in terms of the number of housing units used by students, houses of multiple
occupation and appropriate accommodation for students that existed in the
Deiniol ward had been noted in an amended version of Appendix 1 of the
additional observation sheet. It was noted that there was clear evidence to prove the
need for purpose-built student accommodation, and it was considered reasonable
that providing purpose-built accommodation would mean that students would
choose to live in the purpose-built accommodation rather than conventional
housing. It was not considered
that approving the proposal would cause an imbalance in the local population,
especially given its location in the City centre and behind the High Street. It was not considered that the
development would cause significant harm to the local area’s character and
amenities. It was considered that the proposal was a plan that
ensured the future of a considerably substantial building in Bangor and
conformed to all relevant policies in the GUDP and that the proposal was
unlikely to have a significant detrimental impact on the amenities of the local
area nor on any nearby property. (b) The following main points were made by
Councillor Lesley Day who was acting as a local member (who was not a member of
this Planning Committee):- ·
There were 3 elements to her objection to the development
namely – the lack of demand for student accommodation, impact on local
amenities and the community and an over-development of the site and the impact
on local residents; ·
Student numbers had decreased annually since
2011-12; ·
She had received information from the
University’s Vice-chancellor that there was approximately 8,500 full-time
students and that the number of part-time students was irrelevant as it was
unlikely that they would require accommodation; ·
The President of Bangor Students Union had
informed her that they had a new policy noting there was no need or desire for
more student accommodation; · There was plenty of ... view the full minutes text for item 5.2 |
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Application no. C15/0034/37/LL - Parc Elernion Caravan Park, Trefor PDF 872 KB Conversion of existing
toilet block into a holiday accommodation unit, the erection of a new toilet
block, the siting of two static caravans, the siting of five touring caravans,
associated parking area and landscaping. Local Member: Councillor Llywarch Bowen Jones Additional documents: Minutes: Conversion of existing toilet block into a holiday
accommodation unit, the erection of a new toilet block, the siting of two
static caravans, the siting of five touring caravans, associated parking area
and landscaping. (a) It
was reported that the applicant’s agent had been in contact on the morning of
the meeting noting that they now wanted to amend their application to request
the siting of one additional static caravan instead of two. It was noted that
the amended plans had not been accepted and that a re-consultation and
re-assessment were required, therefore, it was requested that the application
be deferred. RESOLVED to defer the application. |
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Application no. C15/0233/17/AM - Land near Bryn Llan, Llandwrog PDF 651 KB Outline application for
the erection of nine dwellings to include three affordable dwellings and
improvements to existing access. Local Member: Councillor Eric Merfyn Jones Additional documents: Minutes: Outline application for the erection of nine dwellings
to include three affordable dwellings and improvements to existing access. (a)
The Senior Development Control Officer
elaborated on the background of the application, noting that the application
site was within the development boundary of Llandwrog and had been specifically
allocated for housing in the GUDP. It was noted that all of the properties would be two
storey houses and attention was drawn to the additional observations received. Also, reference was made to the Transportation Unit’s
recommendation that a condition should be imposed to provide a footway (to be
adopted as a highway) along the front of the site. It was noted that it was
possible that this would mean felling trees and clearing/moving a clawdd, but following concerns from the
Biodiversity Unit the applicant's agent had confirmed that there was no
intention to fell trees. It was added
that the original boundaries, such as walls and ‘cloddiau’, contributed as important features to the historic
environment and should be retained. It was reported that discussions would continue with the
Transportation Unit, and it was asked if it was decided to approve the
application to delegate the right to the
Senior Planning Manager to approve the application, that it should be
done subject to receipt of favourable observations from the Transportation Unit
and the Buiodiversity Unit and imposing appropriate conditions. The
development complied with the GUDP for the reasons noted in the report. (b) Taking advantage of the right to speak, the
applicant’s agent noted the following main points:- • That an outline application for the site had been approved
in 2010 and that this was an application to renew planning permission; • That the application site had been allocated for housing; • That a linguistic assessment had been formed for the
development; • That all buildings would be two-storey only; • That all houses would have a garage and a driveway and
therefore there would be no impact in the area in terms of parking; • That the Cynefin Group had expressed interest in the
development; • That the proposal would provide much needed housing in the
area; • Requested that the application be approved. (c) The following main points were made by the
local member (not a member of this Planning Committee):- ·
That there was a feeling amongst locals that the
houses would be over three-storeys, but that confirmation had been received
that the development was for two-storey houses; ·
That concerns had been expressed in terms of the
impact on the Maes Gwydion entrance, but confirmation had been received that
there would be no impact on the entrance as parking provision had been included
in the development; ·
That the proposal responded to requirements. Proposed
and seconded – to approve the application. (ch) During the discussion, the following observations were made: ·
Concerns in terms of cutting the hedgerows and
the impact this would have on bats; · That it was a shame that the road would not be adopted as a highway ... view the full minutes text for item 5.4 |
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Application no. C15/0246/39/LL - Harbour Hotel, Abersoch PDF 928 KB Construct four
residential houses with ancillary work including access method and detailed
landscaping (Unit 13 of permission C13/0736/39/LL to be relocated with this
application and therefore the proposal included three additional houses). Local Member: Councillor R. H. Wyn Williams Additional documents: Minutes: Construct four residential houses with ancillary work
including access method and detailed landscaping (Unit 13 of permission
C13/0736/39/LL to be relocated with this application and therefore the proposal
included three additional houses). (a)
The Development Control Manager expanded on the
background of the application, noting that the site was within an Area of
Outstanding Natural Beauty (AONB) and within a Landscape of Outstanding
Historical Interest. It was reported that a Planning and Affordable Housing
Statement had been submitted as part of the application where options put
forward in discussions prior to submitting the application for providing
affordable housing were outlined. It was noted that the three possible
options were: ·
Option 1 – Developing the site for 16
residential units with 12 of them being open market houses and retaining the
four affordable houses (25%) approved under application C13/0736/39/LL. ·
Option 2 – Developing the site for 18
residential units, namely 12 open market houses and six affordable
flats/apartments. ·
Option 3 – A commuted sum of £400,000 instead of
the housing provision on the site. The options had been discussed with the applicant and
officers expressed that it was considered that the local need in Abersoch would
be met and best served by option 1. The applicant had been advised to contact
housing associations in order to get their opinions on this. It was noted that
several housing associations were interested and that the Cynefin Group had
expressed that houses would be a better choice than flats/apartments. Also, the Tai Teg list showed that there
were 35 on a waiting list for three-bedroom houses compared with 14 looking for
two-bedroom flats/apartments. It was
considered that option 1 met the requirements in terms of ensuring a percentage
of affordable housing on development sites, in accordance with policy CH4 of
the GUDP. It was noted that the design of the residential units in the
current application reflected what had received permission in phase 1 of the
development. It was added that although
the design was contemporary in nature, this did not necessarily mean that it
would cause significant harm to the AONB and it was considered that the
proposal would not have more than a local impact on the Landscape of
Outstanding Historical Interest. The
development complied with the GUDP for the reasons noted in the report. (b) Taking advantage of the right to speak, the
applicant’s architect noted the following main points:- • Since
commencing on phase 1 of the development, work had been undertaken to address
ecological matters - the Japanese knotweed problem had been solved and the bat
house was in place; • Trees had been planted to safeguard views from the site; • It had been intended to create a gabion wall covered in
plants in order to improve ecology, but by now there was no need for a gabion
wall on the north-eastern boundary of the site; • That the information gathered in terms of the affordable housing element had shown that three-bedroom houses of a high standard were ... view the full minutes text for item 5.5 |
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Application no. C15/0301/30/LL - Bryn Farm, Aberdaron PDF 625 KB To demolish existing
agricultural building and construct a new agricultural shed to keep animals
during the winter. Local Member: Councillor W. Gareth Roberts Additional documents: Minutes: To demolish existing
agricultural building and construct a new agricultural shed to keep animals
during the winter. (a) The Senior Development Control Officer expanded
on the application’s background and noted that the site was located in the
countryside and within the AONB and Landscape of Outstanding Historical
Interest. It was reported that the application was submitted before
the Committee as an applicant’s relative worked for the Planning Service. It
was noted that in terms of archaeological matters, it was considered
appropriate that a record of the building was taken before its demolition in
order to mitigate the loss of physical evidence and to act as an archive
record. The
development complied with the GUDP for the reasons noted in the report. (b) It was noted that the Local Member
supported the application. During the discussion, the
following observations were made: ·
Would it be possible not to demolish the
building and construct a shed on another part of the farm? ·
As the site was located in the AONB, there was a
statutory requirement to protect the objectives of the designation; ·
The building was part of the area’s history, and
it was a shame that it was being demolished; ·
It was disappointing that slates on the
building’s roof had been removed before an officer from the Biodiversity Unit
could visit the site, and the applicant should be notified that this was
completely unacceptable; ·
The building was not fit for purpose. (c) In response
to the above observations, the officers noted:- ·
Permission to demolish the existing building was
not required; ·
The building was not suitable and that a modern
shed which met farming needs was required. RESOLVED to
approve the application. Conditions: 1. Commence within five years 2. In accordance with the plans. 3. External walls and roof to be dark green in colour BS 12 C 39. 4. Agricultural use of the building only. 5. Within a month of the building completion date, a nesting
box(es) for house sparrows should be installed high up on the northern or
eastern elevation of the building or on a high spot inside the building and the
box(es) should include a minimum of six holes.
6. Before commencing the development (including any demolition work, site clearance or stripping out) a photographic record of the building should be created and an agreement should be reached on the record with the Local Planning Authority. |
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Application no. C15/0375/44/LL - Tŷ Samson, Borth y Gest, Porthmadog PDF 485 KB Erection of a domestic
garage and alterations to the pedestrian access. Local Member: Councillor E. Selwyn Griffiths Additional documents: Minutes: Erection of a domestic garage and alterations to the
pedestrian access. (a) The
Development Control Manager expanded on the background of the application,
noting that the site was located near the estuary of the River Glaslyn, which
was a Special Conservation Area and a Site of Special Scientific Interest
(SSSI), and also was within the Aberglaslyn Historical Landscape. It was considered that the proposal to erect a garage
and a parking space in this location was acceptable in terms of road safety.
However, in considering the quality of the local environment and its importance
in terms of public access and enjoyment of this area, it was not considered
that the proposal met the requirements of the Unitary Development Plan,
relating to the safeguarding of these features. It was noted that a request had been received from the
applicant’s agent, asking that consideration of the application be postponed,
but it was not considered that there were grounds to postpone. The
development complied with the GUDP for the reasons noted in the report. (b) The following main points were made by the
local member (not a member of this Planning Committee):- ·
He supported the recommendation; ·
This area was a quiet one with a low number of
cars travelling along the road; ·
There was a risk that a precedent would be set
should the application be approved; ·
It was an area of beauty and should be
safeguarded. A
member noted that there were no grounds to postpone the application as there were
no changes to the details of the application. RESOLVED to
refuse the application. Reason: The construction of a garage and an off-road parking space in this location would be detrimental to the visual amenities of the townscape of this part of Borth y Gest, and to the public’s enjoyment of this area which is near the Wales Coastal Path and which forms part of Aberglaslyn Landscape of Special Historical Interest, and the development is therefore contrary to policies B12, B22, B23 and B25 of the Gwynedd Unitary Plan. |
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Application no. C15/0421/41/LL - Llety Plu, Llangybi PDF 592 KB Extension
to existing garage (amendment to plan that was refused under application number
C15/0012/41/LL). Local Member: Councillor Aled Ll. Evans Additional documents: Minutes: Extension to existing garage
(amendment to plan that was refused under application number C15/0012/41/LL). (a)
It was reported that a request had been received
from the Local Member to postpone discussing the application as neither he nor
the applicant's agent were able to be present. RESOLVED to defer the application. |