Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors
Eirwyn Williams and Dyfrig Wynn Jones and Councillor Aled Ll. Evans (Local
Member). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: a.
The following members declared a personal interest
for the reasons noted: ·
Councillor Gruffydd Williams (a member of this
Planning Committee), in item 4 on the agenda (Planning Application
C14/0113/41/AM) ·
Councillor Anne Lloyd Jones (a member of this
Planning Committee) in relation to item 4 on the agenda (planning application
number C15/1039/09/LL). The following officer declared a personal
interest for the reasons noted: ·
Rhun ap Gareth (Senior
Solicitor) in item 4 on the agenda (planning application number C15/1133/24/LL) The Members and the officer 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 Aeron Maldwyn Jones (not a member of
this Planning Committee) in relation to item 4 on the agenda (planning
application number C14/0386/24/LL and C15/1133/24/LL). ·
Councillor Sïon Jones
(not a member of this Planning Committee), in relation to item 4 on the agenda
(planning application number C15/0915/18/LL). ·
Councillor Gareth A. Roberts (not a member of this
Planning Committee), in relation to item 4 on the agenda (planning application
number C13/1143/11/AM). ·
Councillor R. H. Wyn Williams (not a member of this
Planning Committee) in relation to item 4 on the agenda (planning application
C15/0383/39/LL). |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: Minutes: None to note |
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PLANNING APPLICATIONS To submit
the report of Head of Regulatory Department. Additional documents: 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. |
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Application No: C13/1143/11/AM - Land at Pen y Ffridd, Bangor, Gwynedd PDF 1 MB Outline application for a residential development comprising up to 366 dwelling units, with associated
access road, parking and ancillary facilities. LOCAL MEMBER: Councillor Gareth Anthony Roberts Additional documents: Minutes: An outline application to construct up
to 366 living units with associated developments including an access road,
parking spaces and ancillary resources. Noted – it would be possible to
include a condition for phased development over a long period, and reference
was made to the late observations received, that referred to this. The members had visited the site on 5.11.2015 (a)
The Development Control Manager elaborated on
the background of the application and emphasised that the development was an outline
application, with only the details of the access forming part of the
application. It was noted that matters such as appearance, landscaping, layout
and scale and the exact numbers (up to a maximum of 366), were all reserved
matters and would therefore be the subject of a further application to include
these details. It was explained that the site was located within the development boundaries of the city of Bangor that had been designated as a sub-regional centre in the Gwynedd Unitary Development Plan (July 2009). The site had specifically been designated for a residential development; was a site that had been previously partially developed by Bangor University as an agricultural research site and which was now empty (the buildings having been demolished and disposed of). It was noted that its location was relatively hidden from nearby public viewpoints due to residential housing and Ysbyty Gwynedd with its position on elevated land above Caernarfon Road concealing it to an extent. A number of objections and a petition had been received expressing
concern about the impact of the proposed development. It was noted that the
most contentious issues in relation to this application were the entrance, the
access road and the increase in traffic flow. In terms of accessibility, it was
felt that the site was appropriate in terms of its indicative location and
layout, and that the principle was acceptable in terms of policy requirements. The Council’s Transportation Unit had originally
expressed considerable concern regarding the development and its impact on the
local roads network and the lack of a complete through road from the direction
of Caernarfon Road to Penrhos Road, as had been noted
in the Development Brief. It was noted that there would only be
pedestrian and cycle routes to Penrhos Road. Lengthy
discussions had been held between the developer and the representatives of the
Transportation Unit and additional information had been submitted in response
as a result of these discussions. Based
on this additional information, as well as their own further investigations,
the Transportation Unit were satisfied with the
proposal. It was noted that matters regarding archaeology, trees, biodiversity, infrastructure and flooding could be acceptable with the inclusion of relevant planning conditions, and in the context of educational matters that the education contribution satisfied the educational requirements of the proposal. By receiving a financial contribution towards improving the area’s educational facilities (with the exact details to be agreed with the Education Department), the requirements of the relevant policy could be satisfied and the timing of the ... view the full minutes text for item 5. |
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Application No: C14/0113/41/AM - Land at Bryn Hyfryd, Chwilog, Pwllheli PDF 741 KB Outline application for the erection of 21
houses (including 7 affordable houses) with all other matters reserved (revised
application). LOCAL
MEMBER: Councillor Aled Lloyd Evans Additional documents: Minutes: Outline application for the erection of 21 houses
(including 7 affordable houses) with all other matters reserved (amended plan) (a) The
Senior Development Control Officer elaborated on the background of the
application noting that the site was located within the development boundaries
of Chwilog as designated in the Gwynedd Unitary
Development Plan. The site had been specifically designated for new houses, and
it was considered that the site could cope with approximately 20 residential
units with approximately 30% of them being affordable houses. It was emphasised that there was a requirement to
provide an outdoor amenity space on the site and that the applicant had stated
that they were willing to comply with this. In relation to educational
facilities, reference was made to the necessity of ensuring that the existing
schools could cope with any increase in pupil numbers as a result of a new
residential development. Having consulted with Gwynedd Council Education
Department and using information from the SPG, an educational contribution of
£8,914 would be expected for the local primary school through a 106 agreement.
It was confirmed that the proposal met the relevant policies.
It was considered that the proposal satisfied the
requirements of the Development Brief for the site in addition to the other
relevant local and national policies noted in the report, subject to planning
conditions and a 106 agreement to deal with specific issues. Attention was drawn to the additional
observations that had been received. (b) Taking
advantage of the right to speak, the applicant’s agent noted the following main
points:- ·
The scheme had been the subject of lengthy
discussions with officers and the local member ·
The site had been designated as a housing
development site and met local needs ·
Chwilog was a
village which had the potential to develop organically - it was not a holiday
village ·
Suitable houses for the local community ·
Provide opportunities for local people to move up
the housing ladder (c) It was
reported that the local member supported the application. (ch) Proposed and seconded to approve the
application. (d) In
response to a question by a member regarding a phased management of the
development, the Development Control Manager noted that it was possible to
include an additional condition to address this. RESOLVED to approve
the application in accordance with the recommendation – To delegate the power
to the Senior Planning Manager to approve the application subject to the
applicant signing a Section 106 Agreement relating to the educational financial
contribution and to ensuring that seven of the 21 houses are affordable houses
for general local need. The planning permission
would include relevant conditions in relation to: 1. The development’s ... view the full minutes text for item 6. |
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Renewal of planning application reference No.
C08A/0568/24/LL for the erection of 24 dwellings, alterations to a present
entrance and the creation of estate roads LOCAL
MEMBER: Councillor Aeron Maldwyn Jones Additional documents: Minutes: Renewal of planning application number
C08A/0568/24/LL for the erection of 24 dwellings, alterations to an existing
entrance and the creation of estate roads. Members of the Committee had visited the site
before the meeting. (a)
The Development Control Manager elaborated on the
background of the application, and members were reminded that an initial
discussion on the application had been held at the Planning Committee meeting
on 19.10.15, when it was decided to conduct a site visit. At that meeting, it was reported that the
capacity of the school in the planning application’s catchment area, namely Ysgol Felinwnda, had increased
based on the results of the Gwynedd school capacity survey during 2014 and that
there was now no requirement for the applicant to make a financial contribution
towards providing additional capacity within the school. However, after reconsidering the context of all relevant policies and
planning requirements, the Supplementary Planning Guidance (SPG): Housing
Developments and Educational Provision states: ‘the
assessment of the effect of a residential development on local schools will be
based on current information (i.e. the capacity of the educational
establishments together with the number of pupils attending them), which
reflects the situation in the academic year when the planning application is
submitted.' In this case, the relevant academic year was 2013-2014 as the planning
application was submitted in May 2014. It was estimated that 10 children would
derive from this development which meant that there would be a lack of capacity
in the school for three children; therefore, the applicant was required to
ensure a financial contribution towards educational provision in the catchment
area as referred to in the original report submitted to the Planning Committee
in July 2014. The contribution would stand at £36,771.00 for the educational
needs of Ysgol Felinwnda. In addition, it was noted that the local member had
suggested the possibility of erecting an additional house on the open space of
recreational value included in the proposed development and relocating the
recreational space to another location in the village. It was noted that policy CH43 stated that new
housing developments of 10 or more dwellings, in areas where the existing open
spaces provision would not meet the needs of the proposed housing development,
were expected to provide suitable open spaces of recreational value. In this
case, in order to comply with the requirements of these policies, it was
required to provide an open space of recreational value within this
development rather than in another location within the village. It was noted that the principle of the development
was acceptable and members were asked to delegate the right to the Senior
Planning Manager to approve the application subject to the applicant signing a
legal agreement under Section 106 relating to ensuring that six of the 24
houses were affordable homes for general local need as well as adding an
educational financial contribution to the 106 Agreement. Taking advantage of the right to speak, the applicant’s agent noted the following points:- · The site ... view the full minutes text for item 7. |
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Application No: C15/0383/39/LL - Riverside Hotel & Restaurant, Abersoch PDF 852 KB Revised application for the demolition of
existing hotel and swimming pool (except for original frontage building) and
the redevelopment of the site for 10 residential houses, 5 residential
apartments, single A1 retail unit, bike storage buildings, bat roost and 31 car
parking spaces LOCAL
MEMBER: Councillor R H Wyn Williams Additional documents: Minutes: A revised
application for demolition of existing hotel and swimming pool (except for the
original frontage building), and redevelop the site for 10 residential
dwellings, five residential flats, a single A1 retail unit, cycle storages, a
bat roost and 31 parking spaces. (a)
The Development Control Manager expanded on the
background of the application and noted that the Committee had visited the site
when the previous application was submitted (C12/0441/39/LL). It was noted that
the application was before the Committee as changes had been proposed, in
relation to insignificant design changes. It was noted that this was a proposal
to redevelop the Riverside Hotel site for 15 residential units to be located on
the site in three blocks of two and three-storey buildings, which was
acceptable in principle. As with application C12/0441/39/LL, the viability
matters associated with the proposal remained the same, and therefore it is was
considered reasonable in terms of Policy CH4 to consider fewer affordable units
than what could normally be expected on a site in Abersoch.
The current application offered two affordable units as did the previous
application, and it was therefore considered that the proposal was acceptable
subject to signing a 106 agreement binding two of the units for general local
need affordable housing. 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):- ·
The location had an extensive planning history, and
therefore the development had not been viable as a hotel ·
A local exhibition had been held in the village
hall to share information about the scheme with the village's residents ·
The press had received substantial information
about the scheme ·
A request for the boundary wall from the site to
the harbour to be retained ·
A request to extend the boundary had been refused ·
On the whole, the design was acceptable (c) Proposed
and seconded to approve the application. (ch) During the discussion, the following
observations were made: ·
Over 10 units here, so why no mention of a
recreational space? ·
Accept that the public consultation had been
beneficial – this was to be encouraged ·
Affordable housing was 20% rather than 30% - accept
that the revision was correct ·
What will be the ‘affordable price' of the units?
It was suggested that the market price would be significantly high ·
Flooding concerns (d)
In response to the observations, in relation to the
recreational space, it was noted that there was adequate empty land on the site
to ensure this. In considering affordable housing, it was noted that the
decision had been made in accordance with a 106 agreement, and that discussions
had been held with Housing Associations. In relation to flooding, it was noted
that Natural Resources Wales had reviewed the Flood Impact Assessment and that
it supported the application. RESOLVED to delegate powers to the Senior Planning Manager to approve the application subject to signing a 106 agreement binding two of ... view the full minutes text for item 8. |
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Application No: C15/0524/41/LL - Cefn Uchaf, Garndolbenmaen, Gwynedd PDF 520 KB Change of use of agricultural land to a touring caravan park for 28 units
together with the creation of a new access road facilities
building and installation of septic tank LOCAL
MEMBER: Councillor Aled Lloyd Evans Additional documents: Minutes: The application
had been withdrawn |
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Application No: C15/1039/09/LL - 5, Bryn Garreg Lwyd, Tywyn, Gwynedd PDF 739 KB Application for revised
plans to erect a detached dwelling approved by outline
permission reference
5/79/134 and detailed permission PIAW 5/79/134 LOCAL
MEMBERS: Councillors G. Michael Stevens and Anne
T. Lloyd Jones Additional documents: Minutes: Application for revised plans to erect a detached dwelling approved by
outline permission reference
5/79/134 (1988) and detailed reserved permission PIAW 5/79/134 (1990). It was noted that confirmation has been given in
the past that this permission was still active under provisions Section 56 of
the Town and Country Planning Act 1990 (as amended) as the development had been
commenced within five years in line with the planning permission. (a)
The Senior Development Control Officer expanded on
the background of the application and noted that the house, which had now been
partly built, stood in the middle of a partly developed housing estate on land
located within the Tywyn development boundary. The
principle of developing an estate of residential houses had already been formed
on the site since the approval of the outline planning permission in 1988, and
the development details regarding the layout of the estate had been permitted
in 1990. As this permission had been implemented within the designated time on
that original planning permission, it was important to note that the principle
of developing a house on this site had already been formed. It was noted that the principle of developing a
dwelling on this site had already been accepted and formed via historical
permission, and therefore the UDP policy which related to constructing new
houses within boundaries (CH4) was not relevant, as the application did not
involve considering the site’s development principle for a new house but rather
involved assessing an amended design. It was noted that the overall design and finish of
the dwelling was in keeping with the design of the house which had already been
permitted, apart from some changes, but it was considered that the finish of
the dwelling was in keeping with the remainder of the estate. It was noted that
objections had been received by nearby residents, alleging that the plans
should not be changed following the granting of permission. In response, it was
noted that Gwynedd Council Enforcement (Planning) Policy 2010 stated that a
retrospective application could be submitted to the Council in order to
regulate the unauthorised development with appropriate conditions and in order
to create an acceptable development and therefore it was not considered that
this retrospective application undermined the planning procedure. The fact that the implemented planning permission
existed on the site was an important planning consideration when considering
the current application. The Local Planning Authority had already permitted the
construction of a house on the site and it was not considered that the
amendments to the design and size were sufficient to justify refusing the
application. It was not considered that the proposal, in accordance with the
relevant conditions, would have a significant impact on the visual amenities of
the area nor those of the neighbouring residents and it was considered that the
proposal conformed with all the policies noted in the report. Attention was drawn to the additional
observations that had been received. (b) It was proposed and seconded to approve the application in ... view the full minutes text for item 10. |
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Application No: C15/1133/24/LL - Land by Tai Penrallt, Saron, Caernarfon PDF 611 KB Erection of a two storey affordable dwelling, new access and timber shed LOCAL
MEMBER: Councillor Aeron
Maldwyn Jones Additional documents: Minutes: Erection of a two
storey dwelling, new access and timber shed (a) The Development Control Officer elaborated
on the background of the application, and noted that it was a re-submission of
an application for the erection of an affordable house, an access and a timber
shed that was refused in August 2015 under the Council’s delegated rights. This
latest application had been amended on the following grounds:- • The size of the site has been reduced
from 2,049m² to 1,157m². • The house was located 1.83m closer to
the nearby county road. • The design of the roof and some windows
had been revised. It was
explained that the site did not adjoin a property that had been highlighted in
red on the Saron inset map, which had been designated
as a rural village in the GUDP, with the closest house located 21m to the west
with the county road and road into the estate separating the application site
from the house itself. It was noted that the proposal would therefore result in
erecting a dwelling in the countryside without any physical links to the
general development pattern of the rural village of Saron. The
principle of developing residential dwellings in the countryside had been
included in a number of policy documents and strategic advice provided by the
Council and by the Welsh Government, as referred to in the report. In
relation to the affordable element, no firm evidence had been submitted as part
of this current application to convince the LPA that there was a real need for
an affordable house on this particular site. The requirements of the SPG:
Affordable Housing state clearly that ‘applicants must prove that they are
local, that they cannot afford a house on the open market, that they live in an
unacceptable situation such as an overcrowded house and that they require
another accommodation’. The
Committee was reminded that decisions on planning applications should be made
in accordance with the approved development plan, unless material
considerations indicated otherwise. The factors
to be considered had to be relevant planning matters. In this particular
case, it was noted that the information submitted was not sufficient to enable
this application to be approved contrary to the Council’s adopted policies and
guidance and the advice contained in Welsh Government documentation. The Local
Planning Authority concluded that the site was unsuitable for the erection of a
dwelling (affordable or not) as it was not a site that could be interpreted as
an infill site and it was not located immediately adjacent to a highlighted
building on the Saron infill map. The design, form
and scale of the proposed dwelling were unacceptable and no sufficient evidence
had been received with the application that convinced the Local Planning
Authority that the applicants were in real need and were eligible for an
affordable house in the rural village of Saron. Attention was drawn to the additional
observations that had been received. (a) Taking advantage of the right to speak, ... view the full minutes text for item 11. |
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Application No: C15/0915/18/LL - Cil Fynydd, Penrhos, Bethel PDF 661 KB Application for the conversion
and extension of attached garage to annexe and erection
of new garage LOCAL
MEMBER: Councillor Sion Jones Additional documents: Minutes: Application
for the conversion and extension of attached garage to annexe and erection of new
garage. (a)
The Development Control Manager elaborated on the
background of the application noting that it had been deferred at the Planning
Committee meeting on 30 November 2015, in order to facilitate the speaking
arrangements. It was explained that the dwelling was a detached one and a half
storey house within a substantial curtilage on the outskirts of the village of
Bethel, and is located outside the development boundary of the village.The existing property was a 4-bedroom house with 2
of the bedrooms on the ground floor. The existing linked garage was
single-storey and linked to the side of the dwelling. The proposal involved the
conversion and extension of the linked garage to create an annexe.An
explanation was given of the definition of an annexe, and it was noted that no
information or justification has been offered in relation to the purpose of the
annexe which was the subject of the application. It was noted that the size of
the annexe was larger than the approved size of a two-storey two-bedroom
affordable house, and that the annexe would equate to building a new house in
the countryside. It was
considered that the proposal was contrary to policy CH9 of the UDP in addition
to national guidance. It was also considered that the two-storey garage and
proposed extension to the house would be likely to create an alien feature and
would have an unacceptable impact on the existing building and the visual
amenities of the area, and would therefore also be contrary to the requirements
of policies B24 and B22. (b)
Taking advantage of the right to speak, the
applicant noted the following main points:- ·
The dwelling would share the same entrance and post
code ·
There was no intention to create two houses – the
intention was to construct an extension, not a new house ·
Creation of a family unit ·
The intention was for the applicant and her husband
to live in the annexe and make the house available for their daughter and
family to live there (c) The
following main points were made by the local member (not a member of this Planning
Committee):- ·
The neighbours had sent a letter noting their
support ·
No objections had been received ·
This was not a house in the countryside –
emphasised that this was an extension ·
A substantial lack of houses in Bethel ·
The extension would provide the family with an
opportunity to come together ·
An opportunity for a young family to live within a
Welsh community ·
The Community Council supported the application (d)
In response, the Senior Planning Service Manager
noted that the application was unusual as the size of the annexe was so large.
The Committee was reminded of the need to be consistent and careful in
considering the policies and that approving the annexe would be contrary to
fundamental planning policies. (e) It was
proposed and seconded to undertake a site visit. RESOLVED to undertake ... view the full minutes text for item 12. |