Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Glynda O'Brien 01341 434301
No. | Item |
---|---|
APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Dyfrig Jones, John Wyn Williams (Substitute), Gweno Glyn, Peter Read and Dilwyn Lloyd (Local Members). |
|
DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
The
following member declared a personal interest in relation to the item noted below:-
·
Councillor
Endaf Cooke (a member of this Planning Committee) in relation to item 5.1 on the
agenda (planning application number C14/1197/22/LL) because of a relation to
the objector. The member was of
the opinion that it was a prejudicial interest, and he 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 E. Selwyn Griffiths (not a member of this Planning Committee) in relation to item 5.4 on the agenda (planning application number C15/1132/44/LL); ·
Councillor Eric Merfyn Jones (a member of this Planning Committee) in relation to item 5.5 on the agenda (planning application number C15/1248/17/LL); ·
Councillor Aeron Jones, (not a member of this
Planning Committee), in relation to item 5.6 on the agenda (planning application
C16/0063/17/MW) 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. |
|
URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: |
|
The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 22 February 2016, be signed as a true record. (Copy enclosed) Additional documents: Minutes: The Chairman signed the
minutes of the previous meeting of this Committee, that took place on
22 February 2016, as a true record. |
|
PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. (Copy enclosed) 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. RESOLVED |
|
APPLICATION NO: C14/1197/22/LL - BRYN MELYN, NASARETH PDF 779 KB Replace existing animal housing facilities with new facilities to include dog kennels, cattery, parking spaces, cesspit and associated facilities, LOCAL MEMBER: Councillor Craig ab Iago Link to relevant background documents Additional documents: Minutes: Replace existing
animal shelter facilities with new facilities to include reception, dog
kennels, cat kennels, parking spaces, cesspit and associated facilities. (a) The Development Control Manager
elaborated on the background of the application,
and noted that the application had been deferred at the February Planning Committee and that an inspection
visit to the site had been undertaken by some of the Members prior to the main planning
meeting. It was noted that
the principle of establishing
an animal shelter on the 'Freshfields' (Bryn Melyn) holding
had been established back in 1997. It was deemed that the scale of the proposal would not substantially impair the environment given the impact and setting of the existing structures on the landscape, together with the design and elevations/external materials of the new structures that would reduce the visual impact within
the local landscape and would be an opportunity
to improve the site's appearance. It was noted that the
main objection from nearby residents to the application was noise disturbance stemming from the site and the noise that may
emanate from the proposal by increasing
the number of dogs proposed to be accommodated on the site itself. It was considered that the proposed mitigating and sound insulation measures would negate the noise disturbance stemming from the new kennels
building in order that the noise levels would
conform to the statutory noise levels, in
the hope that as a result there
would not be a significant or substantial impact on the residential
and general amenities of nearby residents. The development complied with the Gwynedd Unitary Development Plan
(GUDP) for the reasons noted in the report. The site was busy and the
changes would formalise the facilities and comprise formal parking spaces. It was noted that the Transportation Unit did
not have any objection and considering the context and subject to imposing
relevant planning conditions, it was believed that this proposal was acceptable
on grounds of scale, location, design, materials, road safety, parking,
residential and visual amenities and complied with relevant local and national
planning policies and guidance. (b)
It
was proposed and seconded to approve the application. (c)
In
response to the evident concern of a Member regarding increasing the number of
dogs proposed to be accommodated on the site, the Development Control Manager
explained that no statutory case of nuisance had been proven and the
application was an improvement on the structure and it was possible to insulate
the noise via a specific provision.
Attention was also drawn to the fact that there would be conditions to
control this. Regarding a further
enquiry of a trial period for the site, the Development Control Manager
explained that it would be unreasonable to do this bearing in mind that there
were five dogs already on the site and the application was an opportunity to
improve the facilities. She added, when replying to another enquiry regarding an increase in traffic, that there would be no more coming ... view the full minutes text for item 6. |
|
APPLICATION NO: C15/0215/40/LL - LAND BY TAN YR EGLWYS, ABERERCH PDF 557 KB Construction of 9 new dwellinghouses that includes 3 affordable dwellings along with an internal access road and internal pedestrian footway LOCAL MEMBER: Councillor Peter Read Link to relevant background documents Additional documents: Minutes: Erect nine new dwelling-houses to comprise three affordable dwellings
together with the construction of internal access road and footpath. (a) The Development
Control Manager elaborated on the background of the application and noted that determination
had been deferred in order to conduct
a site inspection and receipt of amended plans. The
Planning Committee visited the site and an amended application
had been submitted to erect eight houses instead
of nine within the development boundary of Abererch,
which was allocated within the Gwynedd Unitary Development Plan for new housing for
the general market. In light of reducing the number of houses from nine to eight,
the number of affordable houses being offered
was two out of the eight. A Language and Community Statement
had been received on the morning of this Planning Committee
and officers were in the process of consulting on its
contents with the Joint Planning Policy Unit. Reference was made to an assessment of the material planning considerations as submitted in the report. No objections had been received from
the Transportation Unit, Biodiversity
Unit nor from Natural Resources Wales. One letter of objection has been received
to the amended proposal, however, the planning officers were of the opinion that the objections did not justify refusing the application. On the basis that the Language and Community Statement
had been received that morning, the Officers' recommendation was to delegate the right to approve the application subject to the receipt of favourable observations from the Joint Policy Planning Unit on the Linguistic and Community Statement together with that the applicant
signs a 106 Agreement to ensure that there
are two affordable
houses fro local need and to relevant planning conditions as noted
in the report. (b) It was proposed
and seconded that the application be approved in accordance with
the officers’ recommendation. (a) During the ensuing discussion the following points were highlighted
by individual Members: ·
Concern regarding the language impact and that the Planning Committee had not had an opportunity to see the statement and it was therefore felt that it was premature for the Committee to determine the application until they had received full details
and information in the Language and Community Statement.
·
There was a fundamental weakness in the policies that note
that applicants are not required to submit a language assessment. The policies should be changed to include the requirement for a language assessment. ·
Concern that if a determination on the application was deferred then the likelihood was that the applicant would submit an appeal
against the Council for no determination within a specific period of time. ·
It was disappointing the the
number of affordable housing had been reduced to 2 two-storey two bedroom detached
dormer houses (d) In response to the above observations, it was explained: · that it would be possible for the Planning Committee to defer the determination on the application or trust in the officers ... view the full minutes text for item 7. |
|
APPLICATION NO: C15/0793/32/LL - NANHORON ESTATE, BOTWNNOG PDF 553 KB Construction of solar farm and associated work. LOCAL MEMBER: Councillor Gweno Glyn Additional documents: Minutes: Construction of solar farm and associated works (a)
The Development Control Manager elaborated on the background of the
application, noting that the application had been deferred at the February
Planning Committee in order to conduct a site inspection visit. Some members of the Planning Committee had visited
the site on 7 March 2016 and they also went to see the site from Mynydd y
Rhiw. It was explained that this was an
application to install photovoltaic solar panels on agricultural land, along
with ancillary work including a new access track. The
site lies on a gentle slope approximately 700 metres south east of the village
of Botwnnog and in open countryside amongst undulating landscape with mature
trees towards the eastern boundary and hedgerows surrounding the majority of
the fields. Reference
was made to the public consultations together with additional late observations
received and submitted to Members. It
was noted that the principle of the proposal was acceptable and conformed to
the strategic policy regarding the provision of energy from renewable sources. One
of the main points to consider regarding this application were visual amenities
and the inspection site visit was of helpful to understand the landscape better
as well as the site itself. It was
noted that the site itself was not within the AONB but was visible from some
places. These would be views from a
distance such as from higher ground in the Mynydd y Rhiw and Garn Fadryn area
with views of the rear or side of the solar panels. Observations had been received from the AONB
Unit on the proposal and they were of the opinion that the proposal would not
have a significant impact on the AONB itself.
A statement had been received from Natural Resources Wales stating that
they were satisfied that the solar panels could be utilised without significant
impact on views from the AONB.
Consequently, it was considered that the proposal was acceptable in
respect of visual amenities. In terms of
design, it was evident from the site that there were quite high mature
'cloddiau' surrounding the fields and beyond, as well as a band of mature trees
that were an effective screen from one direction. It was considered that it would be possible
to impose a condition to agree on the details of more landscaping work in order
to reinforce the existing hedgerows that were fairly weak and thin in
places. In light of this, it was
considered that the proposal would be acceptable. Correspondence has been received from the owner of a nearby property who objected mainly on the grounds of the impact on views as well as the impact of glint and glare. It was noted that the property was located approximately 270m east of the site with the property's main elevation looking towards the south west. Having considered the distance of the property from the site and that the sides of the panels would be seen from it, it was not believed that the development would be oppressive ... view the full minutes text for item 8. |
|
APPLICATION NO: C15/1132/44/LL - LIDL STORE, FFORDD PENAMSER, PORTHMADOG PDF 861 KB Full application to demolish existing retail store and erection of a replacement retail store with associated works including diversion of an existing footpath. LOCAL MEMBER: Councillor E. Selwyn Griffiths Link to relevant background documents Additional documents: Minutes: A full application
to demolish existing shop and reconstruct a new shop in
its place with
ancillary work including diverting the existing footpath. (a)
The Development Control Manager expanded on the application's background and stated that the proposal would make use
of the existing shop site and parking spaces as well as the adjacent site. The site was located within the development boundary of the town of Porthmadog
and once the
existing building was demolished it was intended to revamp the site by constructing
the new building in a new
location adjacent to the existing estate road and creating parking spaces within the location of the existing shop. Reference was made to the public consultations, the late comments form
and the relevant planning policies within the report. It was noted that the principle of the proposal was acceptable and reference was made to the site's planning history. In terms of visual
amenities, attention was
drawn to the fact that the unit's floor surface
area would increase and would be larger than the existing shop. However, this was not deemed to be unreasonable in terms of its
size within the context of the size of other existing buildings in the vicinity of this extensive site. It was not believed that this proposal
would affect the local area's general
and residential amenities
to a more substantial unacceptable
degree than already exists. No objection to the proposal
had been received from the Council’s Transportation Unit.
Attention was drawn to concerns
highlighted by Natural Resources Wales in respect of flooding
issues. Following a discussion, it was understood that it was possible
to reach an acceptable result and agreement on the details of the Flooding Consequence Assessment and it was believed that the development would be acceptable and would comply with the requirements of the relevant policies. On the grounds of receiving confirmation from NRA that the proposal was acceptable, the planning officers’ recommendation was to approve the
application subject to relevant conditions. (b)
Taking advantage
of the right to speak, the applicant’s Agent noted the following main points: ·
That Lidl intended
to invest £1.5b over the next few years
by introducing new shops to a higher standard ·
There were a handful
of high quality shops in the UK and Porthmadog would be one of the first in north
Wales. ·
The new shop
would benefit from a substantial investment in the building's fabric both internally and externally. ·
The external and internal design would be of a much higher specification ·
The new shop
would provide a higher quality shopping environment for customers and a better working environment for staff. ·
Existing members of staff would be retained with 10-20 new posts created and filled by local
people ·
There would be an
improvement to the link to
the footpath from the town. (c) The local member (who was not a member of this Planning Committee) ... view the full minutes text for item 9. |
|
APPLICATION NO: C5/1248/17/LL - 35 Y GRUGAN, GROESLON, CAERNARFON PDF 617 KB Application for the erection of a garage. LOCAL MEMBER: Councillor Eric Merfyn Jones Link
to relevant background documents Additional documents: Minutes: Application to erect a garage. (a) The Development
Control Manager elaborated on the background of the application and noted that
some Members had visited the site prior to this meeting. The proposal was to erect a new single
garage on a section of land outside the property's specific curtilage, in the
far end of an estate road. It was noted
that a concrete foundation already existed on the site which provided a parking
space, with the foundation extending outside the application site and providing
approximately two additional parking spaces for other houses. A number of objections had
been received to the proposal regarding the location of the garage in terms of
land ownership, land ownership dispute, access to maintain a section of
property and use by the public of a path running past the side of the garage. It was noted that the
proposal extended the existing concrete foundation to the side (towards
property number 23) and to the back with the plans submitted indicating that
the land was in the applicant's ownership. It was explained that ownership
issues were civil matters rather than planning matters, therefore a land
ownership dispute was not a reason to refuse planning permission. It was noted that
extending the foundation would impair upon the path that runs between the
proposed garage and property number 23 Y Grugan. It appeared that the path was in the
applicant's ownership, the applicant's agent had received written confirmation
from the Footpaths Unit stating that this was not a public footpath and was not
in the ownership of Gwynedd Council and had not been adopted or maintained by
the Council. It was noted that the
proposed garage would be erected totally on land located within the applicant's
ownership, and it was not considered to be an over-development of the site and
did not have a detrimental impact on the privacy or amenities of any nearby
person. It was confirmed that the
objections received did not outweigh relevant policy considerations or material
planning issues. The development complied with the Gwynedd Unitary Development
Plan (GUDP) for the reasons noted in the report. (b) The local member (a member of this Planning
Committee) made the following main points:- ·
That the application
was a very sensitive matter for village
residents ·
It was noted in the report that
a garage had been on the site in
the past, however, then it was part of property 35 with an agreement between
friends ·
The garage
was in a poor state of repair and had to be demolished ·
Looking at the plans
it could be seen that the garage
roof sloped back and there was concern that water
would run down towards the gate of property 37 and cause flooding ·
In addition, the garage would extend
over the pavement and it was asked how
work to the garage would be undertaken ·
That the concrete
section would be for parking only
and not for building · If a garage was built on the concrete then it ... view the full minutes text for item 10. |
|
APPLICATION NO: C16/0063/17/MW - MOEL TRYFAN QUARRY, RHOSGADFAN PDF 678 KB Application under Section 73 to vary condition 6 on planning permission No. C14/0471/17/LL to enable an increase in output. LOCAL MEMBER: Councillor Dilwyn Lloyd Link
to relevant background documents Additional documents: Minutes: Application under Section
73 to vary condition 6 on permission number
C14/0471/17/LL to enable an
increase in output. (a) The Senior Planning
Manager – Minerals and Waste expanded on the background of the application, noting the site's most recent history. Work was recommenced in 2007, following the Council's submission of an amended list
of conditions under the Environment Act 1995, to extract
and work minerals together with associated
operations at the above quarry. Several applications had been received recently
to improve the site's infrastructure, such as the consent in 2013 to improve the haulage road and the access to the highway. Following this, permission was granted in 2014 to vary the same condition,
with the previous permission in 2007 granted to increase the output of the quarry from 10,000 to 20,000 tonnes per annum
subject to hauling four loads a day. It was emphasised that the principle of four loads a day had already been established.
Reference was made to the matters concerning traffic and access within the report and it was noted that
no objection had been received from
the transportation unit in terms of increasing the number of movements to and from the site. The Planning Committee's attention was drawn
to the additional observations
received from the Public Protection Department stating that they had no
objection to the proposal
and the current conditions in relation to noise from the development were sufficient. Two letters of objection had been received and these noted concerns regarding traffic, noise, vibration, dust etc. It was noted that the Public Protection Department had requested to look again at dust
issues from the quarry to reflect the requirements of modern regulations.
It was intended to retain the section of the condition that required the applicant to submit the number of movements to the Planning Department within a specific time and as a result it
was recommended that it should be approved.
(a)
Taking advantage
of the right to speak, the applicant’s Agent noted the following main points: ·
That the extant permission controlling the development of
the site limited the site's output to 20,000 tonnes
per annum and conditional
to four loads a day ·
This was an application to remove part of condition 6 limiting the quarry's output and instead to be dependent on the number of loads that may
leave the site every day. ·
That the applicant was eager to increase the annual output but was aware of the local concerns regarding any increase in
heavy traffic. ·
That it
was possible to increase
the levels whilst adhering to the permission and benefiting from the maximum size and number of daily loads and by so
doing there would not be a detrimental impact on residents'
amenities as the level of heavy traffic would not increase above what was currently permitted. · Although two letters of objection had already been received the statutory consultees ... view the full minutes text for item 11. |