Venue: Siambr y Cyngor, Council Offices, Cae Penarlâg, Dolgellau, LL40 2YB. View directions
Contact: Glynda O'Brien (01341) 424301
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ELECT CHAIRMAN To elect a Chairman for 2015/16. Minutes: Resolved to
re-elect Councillor Michael Sol Owen as Chairman of the Planning Committee for
2015/16. |
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ELECT VICE-CHAIRMAN To elect a Vice-chairman for 2015/16. Minutes: Resolved to
re-elect Councillor Anne Lloyd Jones as Vice-chair of the Planning Committee
for 2015/16. |
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Craig ab Iago, Dyfrig
Wynn Jones, W Tudor Owen, John Pughe Roberts, Eric Merfyn Jones (Substitute) and Gethin
Glyn Williams (Local Member). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a)
Councillor Owain
Williams declared a personal interest in Item 7 on the agenda (planning
application number C14/1107/34/LL) as he was the owner of a section of land
near Graianog Farm, Llanllyfni,
where the applicant had another caravan site and that he also owned a caravan
site. The Member was of the opinion that they were prejudicial interests and
withdrew from the Chamber during the discussion on the application noted. (b)
The following members declared that they were
local members in relation to the items noted: ·
Councillor John Wyn
Williams (not a member of this Planning Committee) in relation to item 7 on the
agenda (planning application number C14/1111/25/LL); ·
Councillor June E. Marshall (a member of this
Planning Committee), in relation to item 7 on the agenda (planning application
C14/1234/11/LL); ·
Councillor Aled Evans
(not a member of this Planning Committee) in relation to item 7 on the agenda
(planning application C15/0158/39/AM); ·
Councillor E. Selwyn Griffiths, (not a member of
this Planning Committee) in relation to item 7 on the agenda (planning
application number C15/0164/44/LL); ·
Councillor Gweno Glyn
(not a member of this Planning Committee) in relation to item 7 on the agenda
(planning application C15/0201/32/RC). 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. (c)
The Senior Solicitor declared a personal
interest in Item 7 on the agenda (planning application numberC14/1012/14/LL)
due to a close personal connection with the objector and he left the Chamber
during the discussion on this application.
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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, 27 April 2015, be signed as a true record. (copy enclosed) Minutes: The Chair
signed the minutes of the previous meeting of this committee held on 27.04.15,
as a true record. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. (copy enclosed) 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. C14/0240/15/MG - Land Near Ty Du Road, Llanberis, Caernarfon PDF 522 KB Reserved Matters application for erecting 11 residential dwellings as approved under reference C11/1103/15/AM. Local Member: Councillor Trevor Edwards Additional documents: Minutes: Reserved matters application for
erecting 11 residential dwellings as approved under reference C11/1103/15/AM. (a)
The Development Control Manager expanded on the
background of the application noting that the proposal involved a reserved
matters application to include size, appearance and landscaping. It was
proposed to erect 11 two-storey dwellings with a vehicular access and road from
the adjacent public road with houses of varying size to include a mix of three
and four bedroom houses. Reference was made to the relevant local and national
policies. Attention was drawn to the
public consultations which included objections from local residents but having
given full consideration to the concerns it was not believed that the design
and layout of the houses were likely to affect the area’s general and
residential amenities to an unacceptable degree. It was also noted that the site had overgrown
and developing the site would involve eradicating invasive species in a safe
manner. It was considered that transportation matters were
acceptable along with the formal biodiversity assessments that had been
submitted. It was noted that the site was wet due to the lack of watercourse
maintenance in the past. Concerns had been submitted regarding flood impact
especially on nearby houses and on land set lower down from the site, however,
there were no objections from Natural Resources Wales, Welsh Water or the
Council's Land Drainage Unit and appropriate conditions had been proposed in
order to safeguard the situation. In light of the concerns submitted, Natural
Resources Wales had been requested to provide further information in relation
to the strategy for the discharge of surface water within and away from the
site and subsequently the information was submitted by
the applicant and it was acceptable. Attention was drawn to the additional comments
received by the Council’s Land Drainage Unit on the late observations form
distributed to the Committee which supported the proposed scheme subject to
appropriate conditions. Based on all considerations, the recommendation of the
planning officers was to approve the application subject to the conditions
relating to site drainage, and undertaking the work in accordance with the
recommendations in the trees report and the Biodiversity report.
(b)
It was proposed and seconded to approve the
application. (c) In response to an enquiry regarding a lack of direction for
affordable housing, the Development Control Manager noted that the application
in question related to reserved matters and that the principle of establishing
the 11 houses had been approved in 2012 and the main reason for not allocating
a percentage of the houses as affordable homes related to the viability of the
development in terms of the nature of the land and costly drainage matters. (ch) A Member
added that there was a lack of houses and land in Llanberis
for Building and that she was aware that the Local Member supported the
application. Resolved: To delegate powers to the Senior Planning Manager to approve the application subject to receiving a favourable response from the Land Drainage Unit regarding arrangements for ... view the full minutes text for item 8. |
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Application No. C14/1012/14/LL - Welcome Furniture, Cibyn Industrial Estate, Caernarfon PDF 498 KB Siting of new biomass burner unit within existing enclosure, erect a new chimney together with creating an extension to house a shredder. Local Member: Councillor W. Tudor Owen Additional documents: Minutes: A full application to install new
biomass burner unit within existing enclosure, erection of new chimney together
with creating an extension to house a shredder. (a)
The Senior Development Control Officer expanded
on the background of the application, noting there were three elements to the
development which were to install a new biomass unit to replace the current
one, install a new chimney above the biomass unit and to create a small
extension to the rear of the property for the shredder. A number of aspects
were considered in assessing the application in the context of existing
enterprises and it was believed that the principle was acceptable. It was not
believed that the development would cause detrimental damage to the area
surrounding the site, despite the receipt of objections that referred to
existing problems that caused concern for local residents based on noise
disturbance and pollution. It was emphasised that the principle of establishing
the site had been approved since 2002 and that the latest proposal was located
within the curtilage of the industrial site.
It was also believed that the scale of the proposal would not
substantially impact the environment given the location of the work directly
opposite the current structure.
Reference was also made that the abovementioned objectives had also been
reflected nationally by the Welsh Government. In terms of visual amenities,
although the majority of the equipment was located under the ridges of the
unit’s roofs, one chimney/extractor stood approximately 2m above one of the
roof ridges. It was noted that the location of the equipment and associated
structures, the materials and their designs were controlled and shaped by the
statutory requirements of regulatory bodies and it was not possible to cover
them with cladding. It was not very easy
to assimilate such industrial structures within the environment due to the nature
of the buildings themselves. However, it was noted that the applicant had
sought to reduce the visual impact of the additional structures in order for
the proposed extension to match the existing extension. The objections to this application involved noise and disturbance and the concern that the existing biomass unit was in operation 24 hours a day, 7 days a week, which was contrary to the planning conditions of previous applications which limited the operating times of the equipment and also set a cap on noise levels. It was evident from the objections that there had been a breach of conditions. It was noted that the Council’s Public Protection Department together with the Enforcement Unit were aware of this situation, but as the current application had been submitted, it would refrain from taking enforcement steps for the time being. Should the application be approved, it was seen as an opportunity to undertake mitigating measures to ensure that the new equipment would conform to statutory noise levels requirements, in the hope that as a result there would be no significant substantial impact on the residential and general amenities of nearby residents. It would be possible to ... view the full minutes text for item 9. |
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Variation of condition Number 3 of planning permission C11/0836/34/LL to allow for 15 touring caravans and 15 mixed touring units in lieu of 15 touring caravans and 30 tents. Local Member: Councillor Owain Williams Additional documents: Minutes: Full application to vary condition
Number 3 of planning permission C11/0863/34/LL to allow 15 touring caravans and
15 mixed touring units in lieu of 15 touring caravans and 30 tents. (a) The
Senior Development Control Officer expanded on the background of the
application, noting that the application included a new internal arrangement
for the units using the site along with landscaping work and tree planting in
order to improve the screening from outside and to raise the quality of the
internal environment. Reference was made to the relevant
local and national policies together with the additional observations received
form the Community Council and the Council’s Policy Unit. It was considered that the
application to exchange 30 tents for 15 mixed holiday units was acceptable and
the recommendation of the planning officers was to approve in accordance with
the conditions outlined in the report along with two additional conditions
namely to restrict the use to touring holidays only and for the owner to
maintain a register. (b) It
was proposed and seconded to approve the application. (c) In
response to a Member's concern regarding assurances that the caravans would not
remain on the site, the Senior Development Control Officer noted that both
abovementioned conditions would address this.
Resolved:
To approve the application in accordance with the following conditions: 1.
Five
years 2.
Work
in accordance with the plans 3.
Landscaping
conditions 4.
Limit
on numbers – 15 touring caravans and 15 mixed touring units only 5.
Seasonal
restriction – 1 March to 31 October 6.
Restrict
the use to touring holidays only 7.
Owner
to maintain a register |
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Application No. C14/1111/25/LL - Coed Fodol, Y Felinheli, Gwynedd. PDF 627 KB Provision of a permanent gypsy site to comprise 8 hard standing pitches with permanent units, create an access and vehicular track and a bridge, erect a toilet block and bin storage together with drainage and sewage treatment work and landscaping. Local Member: Councillor John Wyn Williams Additional documents: Minutes: Full application to provide a permanent gypsy site
comprising eight hardstanding pitches with permanent units, creating an access
and vehicular track and a bridge, erecting a toilet block and bin storage
together with drainage work and sewerage treatment works and landscaping (a)
The Development Control Manager reported that the
abovementioned application had been postponed and it would be discussed at the
next meeting of the Planning Committee due to instructions received from the
Welsh Government in relation to private gypsy sites. Resolved: To defer
consideration of the application. |
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Retention of hard standing area and proposed bike stand. Local Members:
Councillors Mair E. Rowlands a June E.
Marshall Additional documents: Minutes: Full application
to retain a hard standing and proposed bike stand. (a) The
Senior Development Control Officer expanded on the background of the
application, noting that the application in question was part retrospective
with the intention of retaining a slate waste hard standing and installing
eight bollards along the north easterly side of the area along with a bike
stand that formed part of the Bangor University campus. It was noted that the area had
recently been used as an informal parking area. A previous planning application to
improve the centre had been approved and during the construction phase, a hard
standing had been established on an area of green land to site containers on
it. Following the completion of this work the containers had been moved,
however, the hard standing, which was the subject of this application along
with the proposed bike stand, remained. Reference was made to the relevant
strategic policies and it was considered that the application was acceptable in
principle. In terms of visual amenities, it was
considered that the development was acceptable and that it did not have an
unacceptable detrimental impact on the form and character of the nearby
townscape or the historic environment. It was noted that nearby residents
had raised concerns that the land would be used for parking vehicles. A letter
had been received from the university stating that there was no intention to
use the hard standing as a car park and the bollards would be installed to prevent
access for this purpose. However, the
University had noted that it was intended to use it for outdoor
“activity", namely events held by students on open days. In order to
resolve the residents’ concerns, it was considered that conditions should be
included with any permission to prevent the hard standing from being used as a
car park or for the University's events, occasions or activities. Should such conditions be included, they
would overcome any planning objections to the application and consequently the
development would be acceptable and would comply with the relevant policy. The
officers’ recommendation was to approve the application subject to the
conditions outlined in the report. (b) Taking
advantage of the right to speak, a representative of the resident of number 26 Ffriddoedd Road noted the following main points:- ·
That the land had
previously been undeveloped and the University’s agent was mistaken in
referring to it in policy terms as previously developed land. ·
The policy presumed
that it would be returned to its status as undeveloped land and there
were suspicions that the University was gaining permission for development by
encroaching a little at a time. ·
In policy terms, the main justification provided
was to park bikes and it was believed that the University's agent had suggested
a bike stand for that exact purpose and without justification the policy did
not support this application · That the bike stand was small compared with the slate waste area and that it was near the sports hall and it could ... view the full minutes text for item 12. |
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Application No. C15/0051/00/LL - Plots 31-32 Ffordd Pentre Mynach, Barmouth, Gwynedd. PDF 578 KB Vary condition number 8 on planning permission reference C09M/0060/00/LL relating to the completion of the estate road and lighting. Local Member: Councillor Gethin Glyn Williams Additional documents: Minutes: Full application to vary condition number 8 on
planning permission reference C09M/0060/00/LL relating to the completion of the
estate road and lighting (a)
The Development Control Manager elaborated on
the background of the application, noting that the condition had been imposed
originally on a planning permission in 2011 for erecting three detached
residential dwellings on plots that formed part of a housing estate of dwelling
houses, to protect the interests of the highway. The current application
requested the deletion of the need to provide street lighting by amending this
part of the condition. Officers had
visited the site and it was seen that the carriageway and the pavements had been
finally surfaced with tarmac. Reference was made to the relevant policies along with
the public consultations as outlined in the report, along with the late
comments form which had been submitted to Members. Given that the estate road had been completed it was
believed that the main planning consideration when dealing with the current
application was the effect of removing the provision of street lighting on road
safety and the amenities of the local neighbourhood. Whilst investigating the application,
confirmation had been received by the applicant's agent that the land which was
subject to the condition was not within the applicant's ownership and he was
unable to obtain the permission of the company who owned the land to provide
street lighting on the site. This had
been discussed by the planning officers and the officers of the Transportation
Unit and the developer and it was decided to submit an application to vary the
condition. It was noted that the Transportation Unit did not
consider that street lighting had to be provided in order to accommodate
traffic from the development safely and efficiently, as including such a
provision would not affect road safety. It was confirmed that the
Transportation Unit did not object to the application. Also, there was doubt whether the condition could be
enforced as the land did not form part of the estate and was not owned by the
applicant. In terms of responding to concerns that had been
raised about the effect of not providing street lighting on road users’ safety
and an increase in cases of law-breaking as a result of not providing street
lighting, it was not considered that there was a real basis for concern as the
road was overlooked by a number of residential houses meaning that there was
natural surveillance and the estate was of a relatively open nature. Whilst accepting that concerns had been voiced, it was
not considered that the objections outweighed the basic fact that the estate
road in its finished form was acceptable from the perspective of road safety,
and that a lack of street lighting provision would not affect the amenities of
the local neighbourhood. The planning officers’ recommendation was to approve
the application without conditions. (b)
It was proposed and seconded to approve the
application. (c)
The
following observations were noted against the recommendation: · Approving the ... view the full minutes text for item 13. |
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Construction of three bedroom house with garage. Local Member: Councillor John B. Hughes Additional documents: Minutes: Outline application to
construct a three bedroom house with a garage. (a)
The Development
Control Manager elaborated on the background of the application, noting that
this was an outline application to construct a two-storey house with an
integral garage. Although all matters
were reserved, plans had been submitted to give an indication of the type of
house that was proposed for the site A pre-application
enquiry had been received for constructing the house on the site in question
and a clear and firm message had been given that the site lay a considerable
distance outside the development boundary and that it would not be possible to
support the application. Reference was made to
the relevant local and national policies along with observations from the
public consultations. It was considered that
the proposal would not be acceptable as the design was too large and bulky for
the location in question. It would be
likely to lead to overlooking and would be contrary to relevant policies.
The planning officers’ recommendation was to
refuse the application for the reasons outlined in the report before the
committee. (b)
Taking advantage
of the right to speak, the applicant noted the following main points: ·
That he and his
fiancée were from the area, were currently renting a house and there was not
much opportunity to buy a house in the area as they were out of their reach
financially. ·
As a couple they
worked locally and were eager to live near the village and after getting
married they hoped to bring up a family in the area. ·
He had been
renting for approximately six years and they had been offered the opportunity
to purchase the land in question and it was an excellent opportunity for them
to build their own house. (c)
The Local Member
(who was not a member of this Planning Committee) supported the application and
made the following main points: ·
He listed a
number of houses that had been developed near the land in question and it was
not believed that the land was located in open countryside ·
No objections had
been received from the statutory bodies apart from the proposed materials
however there was a need to remember that this was a modern design ·
There were only
two locations in Llanengan that could be developed ·
One objection had
been received from the owner of the Minffordd property in relation to the
height of the garage, and should the applicant lower the height, the
objector would be satisfied ·
There was plenty
of parking space ·
It was not
possible for the couple to buy a house and they worked locally and were keeping
the Welsh language alive in the area ·
Llanengan was a
bustling village and it was believed that the proposed development addressed
the couple’s needs and they should be supported . (ch) In response to the abovementioned observations, the Senior Planning Service Manager confirmed that the proposed development was located in the countryside and was totally contrary to planning policies and there ... view the full minutes text for item 14. |
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Application No. C15/0164/44/LL - 23 Ralph Street, Borth-y-Gest, Porthmadog. PDF 496 KB Extension to existing outbuilding. Local Member:
Councillor E. Selwyn Griffiths Additional documents: Minutes: Full application for an extension to existing outbuilding. (a)
The Senior Development Control Officer
elaborated on the background of the application, noting that the application
was to extend two existing flat roof garden buildings set in an L shape to
create a pitched roof building at the far end of the garden of a terraced
house. It was explained that the length
and width of the building would be no greater than the two sides of the
existing L shape (5.6m x 6.2m) and the roof would be no higher than the roof of
next door's garden building. It was
noted due to the nature of the area and the land levels that it was inevitable
that there was some overlooking between the houses and the gardens. In terms of concerns highlighted by the owner of the house next door to
the north (Number 25) regarding overlooking, it was not considered that the
proposal would exacerbate the existing situation to an extent that would have a
negative impact on the residential amenities/privacy of nearby houses. As the
development ran along the boundary of the garden of number 25 next door, it was
accepted that there would be some shadowing on the end of the garden of that
property, however, it was not considered that there would be a detrimental
impact on the visual amenities of the garden or the house of number 25 or any
other house either. Concern had been expressed regarding the impact of the roof lights on the
rear slope of the building’s roof and the possibility of overlooking or light
pollution, and it was noted that it would be possible to include an appropriate
condition regarding an opaque glass window to overcome the concern. Having considered all relevant considerations, the planning officers’
recommendation was to approve the application subject to the conditions
outlined in the report. (b)
Taking advantage of the right to speak, an
objector noted the following main points: ·
There was a weakness
in the plan as it did not provide the correct profile of the land ·
That the land sloped
suddenly to the left of the building and if it extended 3m from the wall it
would affect the nearby garden ·
It was not useful
that the floor level was the same height as the bedrooms of Number 25 ·
They did not agree
with point 5.6 of the report which noted that overlooking already existed –
this was not the case ·
That the garden of
number 23 was lower than number 25 ·
That Number 25 had a
patio measuring 1.25m below the level of the proposed building therefore some
privacy would be lost due to the existence of the building ·
Additionally, this
exacerbated the problem of shadowing – there were two spots where it was
possible to sit outside number 25 and should the building be approved to be
3.6m tall and to extend 3m forwards, this would darken these areas · Patio number 25 was lower than the level and would therefore be ... view the full minutes text for item 15. |
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Application No. C15/0201/32/RC - Stad Congl Meinciau, Botwnnog, Pwllheli. PDF 471 KB Discharge of affordable housing 106 Agreement. Local Member: Councillor Gweno Glyn Additional documents: Minutes: Application to discharge an Affordable Housing 106 Agreement.
(a)
The Development Control Manager expanded on the
background of the application noting that the proposal related to discharging a
106 Agreement in order for Grŵp Cynefin to be able to borrow money to fund new social
housing / affordable housing developments.
The Committee’s attention was drawn to the fact that there was no
intention to sell the houses of the Congl Meinciau estate and it was emphasised that the Grŵp Cynefin local
allocation policies would remain in force to control the future tenancy of the
estate for those in community need for affordable housing. The relevant legislation noted that an authority which
received an application to amend or discharge a planning obligation should
consider whether that obligation served a useful purpose in planning terms. The
legislation did not state that the useful purpose had to be the same as the
original. It was therefore important to consider whether or not the planning
circumstances had changed since granting the original planning consent. It was further noted that the local planning policy background had not
changed since the application was approved in 2009 and the Gwynedd Unitary
Development Plan remained in force. The house sizes were within the size
guidelines noted in the Supplementary Planning Guidance: Affordable Housing
(November, 2009) and to all intents and purposes their size controlled their
future affordability. Their future size would be restricted through planning
conditions, which had been imposed in order to withdraw some features of
permitted development rights. Several applications had recently been approved by the
Planning Committee for new houses by housing associations in several places in
Gwynedd such as two applications in Maesgeirchen,
Bangor; Abererch Road, Pwllheli;
Pendre Gardens, Tywyn and Y
Wern, Felinheli. It was
important to note that no request had been made for Affordable Housing 106
Agreements on these because it was considered that the statutory regulations of
the housing associations and their allocation policies were adequate to control
the tenancy/occupancy for those in local/community affordable need (as the 106
Agreements would also have ensured). In this case, it was noted that Grŵp Cynefin prepared rented social housing for local residents
under its statutory responsibility and this was reflected in its Allocation
Policy. The allocation policy in Congl Meinciau would not change as a result of the discharge of
the agreement, and the housing association would continue to assess tenants
based on their needs, namely that they had links with the local community for
ten years and against its points system. Given that an allocation policy was in
force, it could be argued therefore that the affordable housing 106 Agreement
was unnecessary because appropriate and satisfactory arrangements were in place
to restrict occupancy, in accordance with criterion 4 of policy CH7 of the
GUDP. Based on the information to hand, including the Grŵp Cynefin Local Allocation Policy and the explanation provided, along with the planning history and the fact that new housing association applications ... view the full minutes text for item 16. |