Venue: Meeting Room, Frondeg, Pwllheli, LL53 5RE.. View directions
Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Endaf Cooke, Dilwyn Lloyd (substitute),
John Pughe Roberts and Councillors D.Gwynfor Edwards and Sian Gwenllian (Local Members). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: The following
members declared that they were local members in relation to the items noted: ·
Councillor
Michael Sol Owen (a member of this Planning Committee) in relation to item 5 on
the agenda (planning application C15/0282/45/LL); ·
Councillor
Aled Ll. Evans,
(not a member of this Planning Committee) in relation to item 5 on the agenda,
(planning applications number C15/0421/41/LL and C15/0751/41/LL); ·
Councillor
Eirwyn Williams (a member of this Planning Committee)
in relation to item 5 on the agenda (planning application C15/0429/35/LL); ·
Councillor
Siôn Wyn Jones (not a
member of this Planning Committee) in relation to item 5 on the agenda,
(planning application number C15/0757/18/LL); ·
Councillor
Elwyn Edwards, (a member of this Planning Committee),
in relation to item 5 on the agenda (planning application C15/0517/04/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, 7 September, 2015, be signed as a true record. (copy enclosed) Minutes: The Chair signed the minutes of the previous meeting of this committee held on 07.09.15, 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. C13/1298/11/AM - Land adjacent to Lôn Pobty, Lôn Pobty, Bangor PDF 1 MB Full application for the erection of a new two storey building in order to provide 18 self-contained units for students together with felling of trees protected by a tree preservation order, alterations to existing vehicular access and creation of a new pedestrian access, and associated landscaping. Local Member: Councillor D. Gwynfor Edwards Additional documents: Minutes: Full application for the construction of a two-storey building providing 18
self-contained units for students, felling trees protected by a tree
preservation order, amendments to existing vehicular access together with
creating a new access for pedestrians and landscaping. (a)
The
Development Control Officer elaborated on the background of the application,
and noted that the application site was located within the residential area on
the outskirts of the city of Bangor. Members’ attention
was drawn to the tables in the report that indicated the latest situation
(September 2015) in terms of private purpose-built student accommodation
developments in Bangor. It was noted that the information highlighted that not all student
accommodation needs were being addressed by purpose-built student
accommodation. Reference was made to an appeal decision on an application to provide
student accommodation on the former Jewson site, Bangor, where the Inspector
has noted that ‘there was an obvious need to provide more student accommodation
in Bangor’. It was considered
that a clear need existed for purpose-built student accommodation developments,
and this type of development had the potential of having a positive impact on
the local housing market as it could free up houses of multiple occupation to
be used by local households that needed such housing and that it provided
quality facilities for students and was formally regulated. It was noted that
the report recommended that the Committee should delegate powers to the Senior
Planning Manager to approve the application subject to signing a 106 Agreement
regarding a financial contribution to improve and maintain an open play area. It
was reported that in order to ensure consistency in relation to applications
for purpose-built student accommodation it was not considered reasonable to ask
for such a contribution as it was believed that the University's sports
provision currently responded to these needs. Reference was made
to objections received on grounds of road safety, access and increase in
traffic. It was noted that the proposal involved improving the existing access
and four parking spaces would be provided along with turning space for vehicles
within the building’s curtilage. It was added that having received a revised
plan demonstrating the layout of the nearby roads and pavements, the
Transportation Unit had no objection to the proposal. The development complied with the Gwynedd
Unitary Development Plan (GUDP) for the reasons noted in the report. (b)
Taking
advantage of the right to speak, an objector noted the following main points:- ·
That she
lived in the listed building opposite the site and was speaking on behalf of
the community; ·
That the
local community was trying to adjust to the student accommodation development
on the former St Mary’s site, and that this development would be a step too
far; ·
That a
number of applications had been submitted over the years for this site, and the
most recent application in 1990 had been refused on appeal due to safety
concerns relating to the access and the impact on the setting of the listed
building; · That the Design and Access Statement submitted ... view the full minutes text for item 6. |
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Application no. C14/1222/30/LL - Bryn Gwynt, Anelog, Aberdaron PDF 437 KB Use of exempted Camping and Caravanning Club as an independent site for 10 seasonal touring / caravans and 5 tents. Local Member: Councillor W. Gareth Roberts Additional documents: Minutes: Use of exempted
Camping and Caravanning Club site as an independent site for ten seasonal
touring caravans and five tents (a) It was reported that a request had been
received from the applicant’s agent to postpone a discussion on the application
in order to undertake further discussions.
RESOLVED to defer the application. |
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Application no. C15/0282/45/LL - Villa Fioretta, Yr Ala, Pwllheli PDF 992 KB Construction of a dwellinghouse with attached garage anformation of access and parking / turning area along with associated work. Local Member: Councillor Michael Sol Owen Additional documents: Minutes: The discussion on
the above application was chaired by the Vice-chair. Construction of a
dwelling with attached garage and formation of access and parking / turning
area along with associated work (a) The Senior Development Control Manager
elaborated on the background of the application, noting that the site was
within a C1 flood zone. It was reported
that an amended flood consequence assessment had been received after receiving
confirmation from Gwynedd Consultancy that the watercourse on the site was still
operational. It was noted that the proposal now intended to
realign the watercourse approximately 5 metres further towards the western
boundary of the site and for the new watercourse to leave the site in the
current location following concerns expressed by Natural Resources Wales (NRW). Attention was
drawn to the fact that observations had been received from the Biodiversity
Unit noting that there were no biodiversity concerns. 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 his appreciation of the officers’ work and
his hope that the Committee would approve the application. (c) The local member (a member of
this Planning Committee) made the following main points:- ·
That it
should be ensured in light of NRW’s concerns that the watercourse exited the
site in the current location; ·
That it
was reasonable enough to include a condition that a brick of suitable colour,
other than red, should be used on the plinth, as it was not characteristic of
the area and there was a need for the building to blend in with the area’s
architecture; ·
That the
conditions and the recommendations relating to installing a 1.7 metre high
privacy screen on the eastern and western sides of the balcony at all times,
and not installing any additional windows apart from those shown in the plans
was of crucial importance in order to address privacy concerns. ·
It was
crucial that the house’s finished floor level was no lower than 4.717mAOD due
to the site’s location; ·
Realigning
the watercourse would safeguard houses surrounding the site in light of the
flood risk. (ch) Proposed and seconded to approve the
application. In response to a
query by a member regarding the realignment of the watercourse, the Development
Control Manager noted that the applicant would have to make a formal
application, outside the planning system, to do this, but she anticipated that
there would be no problems. RESOLVED to approve the application. Conditions: 1. Commence within
five years 2. In line with the
amended plans received 24 July 2015. 3. Slates on the roof 4. Agree on the finish
of the external walls, including the brick colour. 5. Privacy screen
measuring 1.7 metres of height to be located on the western and eastern side of
the balcony at all times. 6. No other windows
(apart from those shown on the plan) 7. Landscaping. 8. Finished
floor level to be no lower than 4.717mAOD. 9. Parking and turning spaces ... view the full minutes text for item 8. |
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Application no. C15/0421/41/LL - Llety Plu, Llangybi, Pwllheli PDF 555 KB Extension to existing garage (amendment to plan refused under planning application No. 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). Members of the
Committee had visited the site before the meeting. (a)
The Senior
Development Control Officer elaborated on the background of the application,
noting that the application had been deferred at the Committee meeting held on
7 September, 2015 in order to undertake a site visit. It was noted that
it was considered that a further extension to the garage would create a
building of a scale and design that would be alien to the location in respect
of such an ancillary building and it would be an incompatible overdevelopment
of the site. Attention was
drawn to the fact that the application was located within the Llangybi Area of Conservation and it was not considered
that the scale, size or form of the extension would be in keeping with
buildings or pattern of the conservation area. It was noted
that the proposal was contrary to policies B4, B22 and B24 of the GUDP. (b) The local member (not a member
of this Planning Committee) made the following main points:- ·
That he
appreciated having a site visit; ·
That
describing the development as an 'alien’ ‘over-development’ was rather going
overboard; ·
The area
of the house was sufficient to accommodate the size of the garage extension; ·
That no
objection had been received from neighbours; ·
The
curtilage had already been extended; ·
The
purpose of the building was to provide more room for the applicant to store
equipment and old machines; ·
That the
development would not affect the area of conservation; ·
He hoped
that the application would be approved. It was proposed and seconded to refuse
the application. (c) During the discussion, the
following observations were made: ·
No
objections had been received to the proposal and that its size was a matter of
opinion; ·
There were
no signs to denote the path that ran past the site as a public footpath, and
should it be approved, there was a need to ensure that such a sign was erected
there; ·
Currently,
the public footpath was not accessible to disabled people and the proposed extension
would be nearer to the path; ·
The
applicant needed a building of this size to restore old furniture, which was
crucial to secure the continuation and to safeguard tradition; ·
Concern in
terms of the size of the building after completing the proposed extension; ·
That a
large extension had already been approved and the proposed extension would be
an overdevelopment. (ch) In
response to these observations, the Senior Planning Service Manager noted that:-
·
Previous
planning applications had been supported and this was seen as a fragmented
attempt to create an extension of increasing size; ·
That the
extension approved under application C13/0162/41/LL meant that the total floor
area of the garage would be 62m2 and it was assumed that it would be sufficient
for use that was ancillary to the use of the property; · The proposed extension would not be in keeping with the conservation area as ... view the full minutes text for item 9. |
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Application no. C15/0429/35/LL - Llwyn Madyn, Muriau, Criccieth PDF 512 KB First floor extension including the raising of roof level creation of balcony and changes to fenestration (re-submission following the refusal of planning permission C14/1152/35/LL. Local Member: Councillor Eirwyn Williams Additional documents: Minutes: First floor extension including raising the roof level, creation of balcony
and changes to fenestration (re-submission following the refusal of planning
permission C14/1152/35/LL). Members of the
Committee had visited the site before the meeting. (a)
The Senior
Development Control Officer elaborated on the background of the application,
noting that the application had been deferred at the Committee meeting held on
27 July, 2015 in order to hold a site visit. It was noted that
the proposed extension would create a house that would be substantially larger
than the current property in a housing estate dominated by bungalows and dormer
bungalows, therefore it was not considered that the size, volume and height of
the building in its new guise would respect the scale, appearance or developed form
of the nearby townscape and it would create a prominent and incompatible
feature in this fairly uniform estate. It was noted
that it was considered that the proposed design, due to its height and volume,
would create an obtrusive element that would dominate the views in this part of
the estate and that it would be an unacceptable and incompatible intrusion in
the local residential pattern. (b) The local member (a member of
this Planning Committee) made the following main points:- ·
That he
appreciated having a site visit; ·
The Town
Council had no objection to the plan, neither did nearby residents; ·
The report
noted that the site was in a prominent location on the junction between two
public roads and not many people used this road, therefore there would be no
visual impact. ·
When
finished, the development would only be 1 metre taller than the adjacent house.
Proposed and
seconded to approve the application contrary to the officers’ recommendation as
the visual impact was acceptable. (c) During the discussion, the
following main observations were made: ·
The estate
had a cross-section of different houses; ·
Other
houses in the estate had extensions; ·
The Town
Council had no objection to the plan, neither did nearby residents; ·
There
would be no overlooking from the rear of the extension and it would blend in
with the estate; ·
There
would be little difference in terms of the extension’s height and the nearby
house; ·
There was
a need to retain the estate’s character, therefore the
application should be refused in accordance with the officers’ recommendation. (ch) In response to the above observations, the
Senior Planning Service Manager noted that although the design of the extension
was of a good standard, it was considered that it would create a prominent and
incompatible feature in this relatively uniform estate. RESOLVED to approve the application. Conditions: 1.
Five years 2.
In
accordance with the plans 3.
Slate 4.
Materials
to be agreed 5.
Removal of
PD rights – windows 6.
Construction hours restricted to 08.00 - 18.00 Monday to Friday, 08.00 -
13.00 on Saturday and not at all on Sunday or Bank Holidays unless otherwise
agreed upon beforehand with the Local Planning Authority. |
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Application no. C15/0751/41/LL - Fferm Bryn Bachau, Chwilog PDF 852 KB Erection of ground mounted pholovoltaic energy (pv) system of up to 4.42 mw on 14.22 ha of agricultural land and associated works including two sub-station buildings, security fencing and transformer structures. Local Member: Councillor Aled Ll. Evans Additional documents: Minutes: Installation of ground mounted photovoltaic energy (pv)
system of up to 4.42 MW on 14.22 ha of agricultural land and associated works
including two sub-station buildings, security fencing and transformer
structures. (a) The Development Control
Manager elaborated on the background of the application and noted that the site
was in open countryside on undulating land located between the higher ground of
central Llŷn and Cardigan Bay and the site’s
field along with other fields in the area were surrounded by ‘cloddiau’ and hedgerows. It was noted that it was
considered that the principle of the proposal was acceptable in terms of
policies C1, C27 and C28 of the GUDP and that it coincided with Strategic
Policy 9 relating to the provision of energy from renewable sources. Attention was drawn to the
objections received from the owner of a nearby farmhouse which mainly related
to the impact on the landscape and views from the property. In accepting that it is possible that parts
of the site will be visible from the property, due to the landform, current
vegetation and the distance between the property and the site, more than 360m,
it is not believed that the development would be obtrusive for the occupants of
the farmhouse or that its impact on the landscape would be harmful enough to
justify refusing the application. Attention was drawn to the
solar panel location plan which was circulated to the members at the meeting
along with additional observations that had been received noting that the Tree
Officer had noted that an ancient grey willow tree growing on the site and it
was recommended that a condition should be included stipulating that the tree
must be protected during the development process. The development
complied with the GUDP for the reasons noted in the report. (a)
Taking
advantage of the right to speak, an objector noted the following main points:- ·
That their
family farm was located near the application site, and whilst they supported
solar developments, they were of the opinion that they should be installed on
building roofs, rather than on land; ·
The
Community Council was not aware of their concerns; ·
The
members should visit the site; ·
Field 2
was located on a hill and looked down on their farm; ·
Planting
trees was not an appropriate response in terms of screening; ·
Their
concern in terms of the scale and size of the development that would equate to
15 football pitches; ·
The land
would be industrial rather than agricultural if the application was
approved; ·
There
would be an impact on the amenities of the farm due to glint in addition to the
increased risk of accidents. (b) Taking advantage of the right to
speak, the applicant’s agent noted the following main points:- ·
That the
report was an extensive assessment of the application and he concurred with the
conclusions; ·
The
development would not cause significant visual impact; · The land where it was intended to locate the development had been classed as grade 4 ... view the full minutes text for item 11. |
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Application no. C15/0757/18/LL - Llain y Rhos, 2 Parc y Wern, Bethel PDF 957 KB Erection of a side extension. Local Member: Councillor Sion Wyn Jones Additional documents: Minutes: Erection of side
extension. (a)
The
Development Control Manager expanded on the background of the application
noting that the proposal had been amended since its original submission by
removing windows from the extension's rear gable-end and including Velux
windows within the new roof, the internal layout of the extension's first floor
had also been changed by removing one bedroom, however, the surface area of the
proposed extension remained the same. It was noted that
reference had been made to concerns about the scale and volume of the proposed
extension, compared with the existing property in the Service's formal response
to a pre-application enquiry and there was a need to reduce the size of the proposed
extension in order to satisfy the requirements of relevant policies. However; it was added that the proposal had
been submitted in the same form as the pre-application enquiry (without any
change) and it is considered that the proposal appears to be an incompatible
feature with the existing property. It was
acknowledged that there were relatively similar developments within the local
area; however, it was not believed that the situation was the same, namely the nature
and form of the existing property and its relationship with the parallel
property. It was noted that the proposal was unacceptable
in terms of Policy B23 of the GUDP as it would cause significant damage to the
amenities of the local neighbourhood by overdeveloping the site. Attention was
drawn to the additional observations that had been received. (b) Taking
advantage of the right to speak, the applicant’s partner noted the following
main points:- ·
That she
and her children lived in a rented house and they wished to live with her
partner and his children in the house in question; ·
That the
house in Bethel did not meet their needs, therefore, extending the house was
their only option; ·
That her
family were part of the community and she wanted this to continue; ·
That a
letter of support had been received by their neighbours; ·
That Llanddeiniolen Community Council supported the application. (c) The local member (not a member
of this Planning Committee) made the following main points:- ·
That the
house was not in a sensitive location and that applications for houses had been
approved in the past in open countryside; ·
Neighbours,
Llanddeiniolen Community Council and the community
supported the proposal; ·
Four
bedroom houses in Bethel would cost approximately £230,000 and therefore having
an extension was the only option; ·
There was
a need to support young people to enable them to remain in their communities; ·
The
original plan had been amended by moving the location of the window on the rear
of the proposed extension due to concerns of overlooking; ·
The maintenance
of the Welsh language could be secured in the village by approving the
application; ·
That he
understood the officers’ opinion, however there was a need to be flexible to
local needs. Proposed and
seconded to approve the application contrary to the officers’ recommendation. (ch) During the discussion, the following ... view the full minutes text for item 12. |
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Application no. C15/0760/20/LL - Laurence House, Stad Tafarngrisiau, Y Felinheli PDF 544 KB Erection of extensions to create an additional self contained flat. Local Member: Councillor Sian Gwenllian Additional documents: Minutes: Erection of
extensions to create an additional self-contained flat. (a) The Senior Development Control Officer elaborated
on the background of the application and noted that the proposal was to
construct two extensions, one on the side elevation and the other on the
building’s rear elevation to provide a bedroom for the existing ground floor
flat and to enable another section of the ground floor to form a separate
flat. 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 in terms of the
objections received:- ·
That the
embankment would stay; ·
That the
Transportation Unit had no objection to the proposal; ·
There
would be space to park two additional cars and turning space would be provided;
·
That the
extension was small and would be three metres lower than the houses of Tafarngrisiau therefore there would be no impact on the
sunlight the houses received in the evenings. (c) It was noted that the Local
Member did not object to the application.
RESOLVED to approve the application. Conditions: 1. Five years 2. Complete in accordance with the
plans 3. Agree on external materials 4. Slates on the pitched roof 5. The parking spaces must be
completed prior to occupying the additional living unit hereby permitted Welsh Water Note, Party Wall |
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Application no. C15/0517/04/LL - Coed y Foel Uchaf, Frongoch PDF 623 KB Erection of wind turbine with a 30.5m hub height (48.01m to tip of blade) control box and associated work (resubmission of application previously withdrawn). Local Member: Councillor Elwyn Edwards Additional documents: Minutes: Installation of a
wind turbine measuring 30.5m to the hub (48.01m to the tip of the blades) with
a control box and associated works (resubmission of application previously
withdrawn). (a) The Development Control Manager elaborated on
the background of the application and noted that the site was located on
elevated land near the A4212 road which ran as the main link between the town
of Bala and the village of Trawsfynydd. It was noted that
the proposed structure would be tall and manmade and would stand alone on high
ground and the site would be visible from various perspectives in the
neighbouring area and beyond, the turbine would be particularly visible whilst
travelling along the A4212 down the valley to the direction of the site from
the west. This would be due to its elevated and prominent
location on the skyline from near and distant views in and out of the National
Park. It was considered that the impact on the area’s
visual amenities would be substantial, and although electricity pylons were
located to the south of the site, it was not considered that this would
alleviate the detrimental impact of the development on the rural character and
landscape of the area as it was a substantial, moving structure that would stand
isolated. Attention was
drawn to the fact that the application site was close to the boundary of the
Snowdonia National Park and that SNP's objection to the development noted that
there would be an impact on views within the Park boundaries. It was considered, due to the prominence of the
development within the landscape and from a vast area within the Park that it
would significantly affect the enjoyment of users of the National Park. Additionally, it
was noted that officers had not been convinced that the proposal was a valid
diversification activity and that this had been supported by recent appeal
decisions on applications for turbines on other sites within the County. It was noted that
it was considered that the proposal did not meet the requirements of the
relevant policies, and that the turbine would have a significant and
substantial impact on the features and special character of the National Park. (b) Taking advantage of the right to
speak, a supporter of the application noted the following main points:- ·
That the
application site was part-industrial with two rows of pylons on the site that
were taller than the wind turbine; ·
The
turbine would only be visible from the road for 1.5 miles when travelling to
the direction of Bala; ·
The tourism
period was brief and that the argument in terms of the impact on tourism was
ambiguous; ·
The
applicant intended to make financial contributions to different community
entities for a 20 year period and if possible, a condition should be included
to ensure this. (c) The local member (a member of this Planning Committee) made the following
main points:- · That the objections of the Snowdonia National Park had come from an officer, rather than from ... view the full minutes text for item 14. |
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Application no. C15/0783/42/MG - Safle Capel Caersalem, Lon Terfyn, Morfa Nefyn PDF 612 KB Reserved matters for the construction of 4 houses. Local Member: Councillor Sian Wyn Hughes Additional documents: Minutes: Reserved matters
for the erection of four dwellings. (a)
The Senior
Development Control Officer expanded on the application’s background and noted
that the site had received outline planning permission under application
C06D/0703/42/AM, for a residential development of four houses, one of which
would be affordable, however; the affordable plot had not yet been
determined. It was noted that
size, appearance and landscaping were the matters to consider as part of this application. The development
complied with the GUDP for the reasons noted in the report. RESOLVED to approve the application. Conditions: 1. In accordance with the plans 2. 2.4m x 45m visibility splays Highways notes –
in relation to powers under Section 171/184 of the Highways Act 1980 to carry
out work near the highway and to take care to prevent surface water from the
curtilage discharging onto the highway. Compliance with the conditions imposed on outline application C06D/0703/42/AM. |