Venue: Siambr y Cyngor, Council Offices, Cae Penarlâg, Dolgellau, LL40 2YB. View directions
Contact: Glynda O'Brien 01341 424301
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Sian Wyn Hughes (a.m.), Berwyn Parry Jones, Dilwyn Lloyd along with Councillors Elin Walker Jones and John Brynmor Hughes (Local Members). |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Minutes: (a)
The following members declared a personal interest
in the following items for the reasons noted: ·
Councillor Eirwyn Williams in item 5.1 on the
agenda (C16/0564/35/LL), as his daughter lived in Arvonia Gardens. ·
Councillor Stephen Churchman in items 5.1, 5.2 and
5.3 on the agenda (planning application numbers C16/0564/35/LL, C17/1118/11/LL
and C17/1269/25/LL), as he was a member of the Board of Cartrefi Cymunedol
Gwynedd, and also in item 5.10 (planning application number C17/1094/36/LL), as
he was the applicant's neighbour and friend. ·
Councillor Anne Lloyd Jones in items 5.1, 5.2 and
5.3 on the agenda (planning application numbers C16/0564/35/LL, C17/1118/11/LL
and C17/1269/25/LL), as she was a member of the Board of Cartrefi Cymunedol
Gwynedd. ·
Councillor Gruffydd Williams in item 5.12 on the
agenda (planning application number C17/1175/42/LL), as his father owned a
Caravan Park located less than six miles from the site of this application. ·
Councillor Owain Williams in item 5.12 on the
agenda, (planning application number C17/1175/42/LL), as he was the owner of a
Caravan Park located less than six miles from the site of this application. Members were of the opinion that they were
prejudicial interests, and they withdrew from the Chamber during the
discussions on the items noted. (b)
The Planning Manager declared a personal interest
in item 5.3 on the agenda (planning application number C17/1269/25/LL) as her
aunt lived near the site (adjoined the site) and had objected to the
application. The officer was of the opinion that it
was a prejudicial interest and she left the Chamber during the discussion on
the applications. (c) The
following members stated that they were local members in relation to the
following items noted: ·
Councillor Menna Baines (not a member of this
Planning Committee), in relation to items 5.2 and 5.3 on the agenda, (planning
application numbers C17/1118/11/LL and C17/1269/25/LL); ·
Councillor Elwyn Jones (not a member of this
Planning Committee), in relation to items 5.5 and 5.14 on the agenda, (planning
application numbers C17/0846/18/LL and C17/1211/18/LL); ·
Councillor Dewi Wyn Roberts (not a member of this
Planning Committee), in relation to items 5.9, 5.11 and 5.16 on the agenda
(planning application numbers C17/1056/39/LL, C17/1161/39/LL and
C17/1225/39/LL); ·
Councillor Sian Wyn Hughes, (a member of this
Planning Committee), in relation to item 5.12 on the agenda (planning
application number C17/1175/42/LL); ·
Councillor E. Selwyn Griffiths (not a member of
this Planning Committee), in item 5.15 on the agenda (planning application
number C17/1218/44/LL); ·
Councillor Dafydd Owen (not a member of this
Planning Committee), in relation to item 5.17 on the agenda (planning
application number C17/1266/16/LL) The
Members withdrew to the other side of the Chamber during the discussion on the
applications in question and did not vote on these matters. (ch) Members noted that they had been lobbied by an individual in relation to item 5.17 (planning application number C17/1266/16/LL) on the agenda. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chair for consideration. |
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The Chair shall propose that the minutes of the previous meeting of this committee, held on, 5 February 2018, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee, that took place on 5 February 2018, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Minutes: The Committee considered the following applications for development. Details of the applications
were expanded upon and questions were answered in relation to the plans and
policy aspects. RESOLVED |
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Application for the erection of 10 affordable units. LOCAL MEMBER: Councillor Eirwyn Williams Link to relevant background documents Additional documents: Minutes: The
Vice-chair chaired the committee for the application above as the Chair had
declared a personal interest and had left the Chamber. Application to erect 10
affordable units. (a)
The Planning Manager elaborated on the background
of the application, and noted that it had been submitted by Cartrefi Cymunedol
Gwynedd on land that was in its ownership, located within the Cricieth
development boundary and it had been designated as a play area. The decision on
this application had been deferred at the Planning Committee meeting on 27
November 2017 because there had been no quorum and since then it was noted that
the application had been amended to provide a pavement and a crossing on the B4411
and an open space within the site. Reference was made to the late observations
form which noted that the Town Council did not object to the application. It
was noted that the principle of the development was acceptable and complied
with relevant policies as the site plan had been revised to provide a 261
square metre open space/play area within the site. The open space would be used
and would offer better benefits to the community than the vacant land which
currently existed. It was noted that the Transportation Unit was supportive of
the proposal and that the original concerns of Natural Resources Wales
regarding flooding had been resolved by means of relevant conditions. The
planning officers’ recommendation was to approve the application with suitable conditions
along with a permitted development condition and an affordable housing
condition. (b)
Taking advantage of the
right to speak, the applicant noted the following main points: ·
the proposed development
was located on land designated as open space but it was emphasised that the
land was dormant and had overgrown for over 15 years. ·
the landscape was poor
and a substantial amount of money needed to be spent to re-develop it as a
playing field and financial sources for this type of provision were unavailable
and that there was no intention to create a play area on the land. ·
however, it was noted
that there was an opportunity to develop the site for affordable housing by
means of the Welsh Government's social housing grant. ·
following consultation
with the Planning Department, the provision of a play area was indicated on the
plans and attention was drawn to the fact that there was a play area
approximately 500 metres from the proposed site and it was committed to provide
a crossing for children to be able to cross the road which would benefit new
tenants and also the residents and children of Waun Helyg estate. ·
Over 130 individuals had
registered on the waiting list of the Gwynedd Housing Options Team which
included affordable housing with 2/3 bedrooms in Cricieth. ·
the application would be
a way of developing modern and sustainable housing and address the local
need. (c)
It was proposed and
seconded to approve the application. (ch) A Member noted that while he was supportive of the application in principle, ... view the full minutes text for item 5.1 |
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Application No. C17/1118/11/LL - 4-5 Trem Elidir, Bangor PDF 176 KB Demolition of the existing building and erection of a new two storey building to provide 8 flats and provision of parking spaces. LOCAL MEMBER: Councillor Elin Walker Jones Link to revleant background documents Additional documents: Minutes: The
Vice-chair chaired the committee for the application above as the Chair had
declared a personal interest and had left the Chamber. Demolition of existing building and erection of new
two-storey building to provide eight flats and parking spaces. (a) The Planning Manager elaborated on the
background of the application, and noted that the proposal involved demolishing
a shop and two existing flats and erecting a new two-storey building in its
place for flats and creation of parking provision. The site was
located within the development boundary of Bangor and had not been allocated or
protected for any use in the Local Development Plan. Reference was made to the
relevant policies and public consultations within the report. It was noted that
Cartrefi Cymunedol Gwynedd was the applicant and that all units were being
offered as affordable dwellings to be socially rented, and the application
included an Affordable Housing Statement. There was clear evidence that there
was a need for such flats for individuals and families on social rent in the
ward, and the Council's Strategic Unit noted that information in terms of need
was consistent with need in the area. It was considered that the proposal was
acceptable in respect of design and appearance. It could be seen from
paragraphs 5.8 to 5.14 of the report that there was no objection to the matters
noted in those sections. The planning officers' recommendation was that the
proposal was acceptable to be approved with relevant conditions. (b) Taking
advantage of the right to speak, the applicant noted the following main points: ·
Historically, the old
shops in Trem Elidir had been difficult to let and had now been empty for some
time. ·
The flats were very small
and not of suitable standard. ·
It was proposed to
demolish them and construct new flats with the intention of letting them for
social rent and not for students or different units. ·
Housing needs were high
for one and two bedroom units across Bangor wards with over 800 on the waiting
list for a one bedroom unit and over 1000 for 2 bedroom units, and therefore,
it was clear that there would be a number of applications for the eight
proposed flats. ·
Prospective tenants would
be selected from the waiting list administrated by Gwynedd Council's Housing
Options Team which was a register based on a points system and awarded
additional points for individuals with local connections. ·
Gwynedd Council's
Strategic Housing Unit was supportive of the proposal. ·
An appeal was made for
the Planning Committee to approve the application. (c)
A Member (who was not a
member of this Planning Committee), who was acting on behalf of the Local
Member, noted the following main points: ·
She was supportive of the
planning application. ·
According to the plans,
the ground floor flats were accessible and suitable for older people, people
with disabilities and wheelchair users, and had parking spaces as part of the
plan. · Closing the shop had been a loss for the community and the building had become dilapidated ... view the full minutes text for item 5.2 |
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Application No. C17/1269/25/LL - Land at Tai'r Efail, Penrhos Road, Bangor PDF 278 KB Demolition of the existing buildings and erection of 8 affordable dwellings together with the creation of an access and parking spaces. LOCAL MEMBER: Councillor Menna Baines Link to relevant background documents Additional documents: Minutes: The
Vice-chair chaired the committee for the application above as the Chair had
declared a personal interest and had left the Chamber. Demolition of existing buildings and erection of eight affordable
dwellings and creation of parking spaces. (a) The
Senior Development Control Manager elaborated on the background of the
application, noting that the developer intended to transfer the properties to a
registered social landlord, namely Cartrefi Cymunedol Gwynedd. In
response to the above observation, the Senior Solicitor noted that it was not
possible to transfer the properties to a specific company, namely CCG in this
case, and that the recommendation of planning officers would have to be amended
to reflect this. The
Planning Committee was guided through the contents of the report and reference
was made to the relevant policies and public consultations. Objections had been
received based on the need for more affordable housing; detrimental impacts on
road safety; impact on the amenities of local residents; over-development;
insufficient parking spaces; anti-social problems; character of the houses was
not in-keeping with the area. It was noted that the principle of the
development was acceptable and it was not considered that the proposed houses
would create dominating or incompatible structures based on their form, layout
and designs. Attention
was drawn to general and residential matters, educational matters and transport
and access matters. Having considered all relevant matters, along with all
objections and observations received, it was considered that the proposal was
acceptable. (b) The
Local Member (not a member of this Planning Committee), noted that she
supported the application and that Pentir Community Council was also
supportive. She highlighted the
following main points: ·
The development offered eight units and not eight
houses as it was a small plot of land. ·
There was a waiting list for housing in Bangor with
40 individuals requiring a one bedroom flat and 68 requiring a three bedroom
house, and given that there were 23 social rented units in Penrhosgarnedd, the
application was to be welcomed. ·
The development offered affordable housing. ·
The site was convenient for units within reach of
the centre of Bangor, within convenient
reach of Ysbyty Gwynedd, a local shop and a regular bus service. ·
The ground floor flats would be for people with
mobility problems. ·
Cartrefi Cymunedol Gwynedd had confirmed that
demand for this type of units
was very high. ·
It was trusted that consideration would be given to
local people. ·
It was understood that houses could not be
restricted to the Pentir ward only and that the need for housing was high in
neighbouring wards, namely Glyder and Dewi. ·
Safety and traffic - whilst accepting that traffic
was heavy during weekdays, it
was understood that the development would not contribute towards more traffic
and indeed, it could help the cause as the access would be extended, as well as
the lay by. ·
It was understood that the public footpath would
not affect the development and make it safer for pedestrians and cyclists. · It was accepted that the appearance would be in-keeping ... view the full minutes text for item 5.3 |
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Application No. C17/1101/13/LL - Bethesda Rugby Club, Dol Dafydd, Station Road, Bethesda PDF 180 KB A full planning application for the erection of 5 social rented bungalows and 12 social rented houses and the adaption of the current access and internal access road. LOCAL MEMBER: Councillor Rheinallt Puw Additional documents: Minutes: Full planning application for the construction of
five bungalows for social letting and twelve houses for social letting, and
adaptations to the existing entrance and access road. (a) The
Senior Development Control Officer elaborated on the background of the
application, drawing attention to the late observations form and specifically
the observations of the Welsh Government which stated that it had no objection
to the application but it had to be ensured that details for the
"Departure from Standard" application on the A.5 were initially
approved. Such improvements would have to be in accordance with the
requirements and it was trusted that such an application would be submitted to
the Welsh Government in March in order to be approved by them. Following
receipt of information by the applicant, it was noted that it could be ensured
that houses would be affordable by imposing a planning condition to this end.
Therefore, as a result, attention was drawn to the fact that the recommendation
would be amended as no legal agreement would be required. Reference
was made to the relevant policies and responses to the consultation process
within the report. A
description of the application was provided along with the main relevant
planning considerations, noting that the application was acceptable in
principle. (b) It was proposed and seconded to approve the
application. (c) The following points were highlighted by
individual Members: ·
Would it be possible to
hold a further discussion regarding the design of the bungalows to include
washing facilities that would be suitable for wheelchair users? ·
There was a reference to
open spaces but no reference to the statutory requirements for children to play
safely. Children were expected to walk 300 metres to the nearest open space
from this development, and according to one Member, a contribution towards play
equipment should be requested. (ch) In response to the above
observations, the Planning Manager explained: ·
the developer could
consider the suitability of the design in accordance with the needs. ·
It was noted that
paragraph 5.11 referred to play areas, and the fact that there was an open
space 300 metres away from the proposed development. If one was familiar with the site, it was
noted that there was a formal play area in terms of equipment, a rugby field and
a sufficient safe play area nearby for children and based on this it would be
unreasonable to request more play provision than what was proposed. In terms of
the concern, it was ensured that officers had referred to policies and
supplementary guidance and that the recommendation was based on relevant
requirements. ·
It was ensured that
properties would be let in accordance with housing policy. RESOLVED to
delegate powers to the Senior Planning Officer to approve the application
subject to receiving formal permission from the Economy and Infrastructure
Department, Welsh Government, that amendments to the access (A.5) are
acceptable prior to any work commencing on the site and to the following
conditions:- 1.
Five years. 2. In accordance with the plans. 3. Natural slate. ... view the full minutes text for item 5.4 |
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Application No. C17/0846/18/LL - Land at Bro Rhiwen, Rhiwlas PDF 172 KB Residential development to include 5 affordable dwellings to meet a local need together with associated accesses and parking LOCAL MEMBER: Councillor Elwyn Jones Additional documents: Minutes: Residential
development to include five affordable homes for local need along with
associated accesses and parking. (a) The
Senior Development Control Officer elaborated on the background of the
application, noting that the development was for local need, parking spaces on
the site which were on the northern outskirts of the village of Rhiwlas. The
site was located outside the development boundary as contained in the Local
Development Plan, but it directly abutted the boundary and could therefore be
considered an exemption site. Reference was made to relevant policies and the responses to
the statutory consultation process noted in the report. Objections had been
received based on the fact that the site was outside the development boundary;
set a precedent; loss of green space; disturbance during hours of work on the
site; lack of valid evidence of local need; impact on the Welsh language;
weakness of any conditions relating to affordable homes; detrimental impact on
the village infrastructure. It was noted that the principle of constructing affordable
housing on this particular site had been based in Policy TAI16 of the Local
Development Plan which noted that a development immediately adjacent to
development boundaries must be for 100% affordable housing if it can be shown
that a local need had been proven for affordable housing that could not be
addressed within a reasonable time-scale on a market site within the
development boundary. Given the assessment and, subject to the proposal
complying with the other policies referred to in the report, along with taking
into consideration the observations of the Council's Housing Strategic Unit, it
was considered that the application was acceptable in principle. It was noted
that the plan of the proposed development intentionally followed the ribbon
pattern of this part of the village and although the houses would appear
contemporary, the external materials reflected the external materials of
similar houses nearby. In terms of general and residential amenities it was not
considered that any substantial over-looking would be created. Although it was
acknowledged that an element of disturbance would derive from the development
during the construction work, it must be considered that this would only be
temporary. In the context of transport and access matters, it was noted that
the proposed accesses and parking arrangement was acceptable by the
Transportation Unit subject to including relevant conditions. The applicant would need to sign a legal agreement in order
to bind the five houses to affordable housing and he was currently in
discussions with a registered housing association to take ownership of the
houses in future. Having considered all relevant matters, all of the
observations and objections received, it was recommended to approve the
application. (b) The Local Member (not a member of this Planning Committee) noted: ·
the proposed development was located
outside the development boundary and an application from a developer and not an
individual searching for a house. · the Planning Committee was reminded of the boundaries set in the Local Development Plan less than a year ago and that they had ... view the full minutes text for item 5.5 |
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Application No. C16/0942/42/AM - Land adjacent to Maes Twnti, Morfa Nefyn, Pwllheli PDF 191 KB Residential development of 9 affordable houses. LOCAL MEMBER: Councillor Sian Wyn Hughes Additional documents: Minutes: Residential development of nine affordable
dwellings. (a) The
Planning Manager elaborated on the background of the application, and noted
that this was an outline application to consider the principle of developing
the site together with an access.
However, the indicative plan of the proposed setting of the site had
been submitted as part of the application.
The application had been amended several times since the original
application was In terms of the principle of the development, it was noted that the LDP proposal maps for the village of Morfa Nefyn showed that the site lay outside the village development boundary and this was considered tantamount to erecting a new house in the countryside. Attention was drawn to policy TAI 16 which involved proposals for affordable housing on rural exception sites and the purpose of the policy was to free up sites on the outskirts of settlements to provide affordable housing where houses would usually not be approved. The policy also noted that an exception site was located directly adjacent to the development boundary and formed a reasonable extension to the settlement. The application site was located near a partly constructed housing estate. However, if looking at the map for Morfa Nefyn in the Gwynedd Maps Document attached to the LDP, it was clear that the application site was not located directly adjacent to the development boundary. Attention was drawn to paragraph 5.4 of the report with regards to the long and extensive history of the land adjacent to the application. It could be seen that the applicant had space available for housing development within the boundary without having to consider the developing land outside the boundary. Even if there was justification for affordable housing on a rural exception site, it was noted that the developer had land that abutted the development boundary and therefore there was no need to develop the site that was subject to the planning application submitted. It was understood from the Joint Policy Unit that the land bank for houses provided or that have permission for Morfa Nefyn was greater than the indicative supply for the village. Due to the current situation, it was not considered that developing the land in question was a logical development for the settlement as vacant land was available between the existing houses on the Maes Twnti estate and the application site and therefore developing the site in question would create an isolated development with vacant land between it and the existing houses at Maes Twnti. It could not be considered as a rural exception site and it would mean building new houses in the countryside, and ... view the full minutes text for item 5.6 |
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Application No. C17/0930/08/LL - The Old Bakery, Penrhyndeudraeth PDF 160 KB Full application to demolish an existing garage and erect a new two storey residential dwelling with a new vehicular access. LOCAL MEMBER: Councillor Gareth Thomas Additional documents: Minutes: Full application to
demolish an existing garage and erect a new two-storey residential house, with
a new vehicular access. (a)
The Planning Manager
elaborated on the background of the application and noted that the site had
been located in a mixed and dispersed residential area within the development
boundary of Penrhyndeudraeth. Reference was made to the relevant policies and
the responses to the public consultations within the report. Attention was drawn to the fact that the
proposal complied in principle with the appropriate requirements. It was noted that the contents of the report
explained that the planning officers had no concerns about the material
planning considerations. However, it was noted that there was some local
concern and these matters were dealt with in paragraphs 5.12 to 5.14 of the
report. It was not considered that these matters outweighed the material policy
considerations. Having considered all relevant planning matters and the
observations received, the planning officers’ recommendation was to approve the
application subject relevant conditions. (b) It was proposed and seconded to approve the application. RESOLVED unanimously to approve in accordance with the following conditions: 1. Commence the work within five years. 2. In
accordance with plans. 3. Slates and external materials 4. Agree on a Building Management Plan /
working times 5. Highways 6. Landscaping/protecting
trees/biodiversity 7. Welsh Water conditions. 8. Boundary treatments to be submitted
and agreed 9. Withdrawal of PD 10. Party Wall Act Note |
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Application No. C17/1022/23/LL - Plas Tirion Farm, Llanrug, Caernarfon PDF 153 KB Erection of a poultry unit for the production of free range eggs, track, turning area, landscaping, muck store and 2 silos. LOCAL MEMBER: Councillor Berwyn Parry Jones Additional documents: Minutes: Erection of poultry unit for the production of free-range eggs, driveway,
turning space, landscaping, storage area for manure and two silos. (a) The Senior Development Control Manager elaborated on the background of
the application, noting that Policy CYF 6 of the LDP stated that proposals to
erect a new building in the countryside for a business or industry would be
approved if two criteria could be satisfied, namely: ·
That the scale and nature
of the development is acceptable given its location and size of the building in
question; ·
That the development
would not lead to a use that conflicts with nearby uses or has an impact on the
viability of similar uses nearby. The proposal met
the criteria and was acceptable in principle. Attention was drawn to the additional observations that had been
received. It
was noted that it was believed that restrictions imposed on the form, scale,
elevations (dark-green coloured covering), along with the setting of the unit
in the landscape, would mean that any resulting visible impact would be from
close vistas only and any views of it from a distance would be intermittent. The development was acceptable in terms of relevant local
and national policies for the reasons noted in the report. (b) It was proposed and seconded to approve
the application. In response to observations
from members in relation to the chickens' living conditions, the Senior
Development Control Officer noted that noted that regulations were in place
outside the planning system to manage well-being matters. The Planning Manager
added that the shed was of the highest standard and that the chickens would be
free range. RESOLVED To
approve with the following conditions: 1.
Five years. 2. In
accordance with the plans submitted with the application. 3. Dark-green
colour for the external elevation of the unit and the manure storage area. 4.
Agricultural use of the building
only. 5.
Public Protection conditions
relating to the restriction of noise levels from the temperature control fans
and concentration of particulates. 6. Complete
the landscaping plan in accordance with the details submitted with the
application and the time-scale for completing this. 7. Agree
on the colour of the feed bins/silos. |
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Application No. C17/1056/39/LL - Frondeg, Llanengan, Pwllheli PDF 180 KB Application to site 10 touring caravans and a static caravan for site manager, shower and toilet block, acoustic fence, earth bank, new access drive and parking spaces for nearby chapel. LOCAL MEMBER: Councillor John Brynmor Hughes Link to relevant background documents Additional documents: Minutes: Application to site 10 touring caravans and a
static caravan for site manager, shower and toilet block, acoustic fence, earth
bank, new access drive and parking spaces for a nearby chapel (a) The
Planning Manager elaborated on the background of the application and noted that
the applicant alleged that the field had been used to site caravans in the
past. It was reported that information from the applicant was received late on
Friday but as there was no planning right or lawful development certificate in
place, it was no possible to place any weight on the information. Attention
was drawn to the fact that the site was located approximately 100 metres from
nearby houses, was outside a development boundary as designated in the LDP, was
within a Conservation Area and within the Llŷn Area of Outstanding Natural
Beauty (AONB). It was noted that the AONB Unit had
stated its concern that the new caravan site, and the ancillary developments,
would affect the AONB and Conservation Area. It is felt that landscaping would
not sufficiently reduce the impact of the proposal on the landscape and that it
would not overcome concerns relating to the prominence of the site in the
landscape within the AONB and the Conservation Area. It was reported that the Transportation
Unit had stated that the proposal would be likely to have a substantial impact
on road safety. It was noted that it was not believed
that the proposal was acceptable in principle and based on the matters noted in
the report, namely that the proposed development would be likely to have a
substantial detrimental impact on views of the Area of Outstanding Natural
Beauty and the village's Conservation Area, and on road safety, it would likely
impact the amenities of nearby residents. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
The observations of the Transportation Unit could
not be seen on the track and trace system on the Council's website and so far
no response had been received from the Unit to the enquiry submitted ·
The documents attached to the application had not
appeared on the track and trace system in a timely manner ·
One field was already being used for the Caravan
Club, and another field had touring caravans ·
The existing access was dangerous with a lack of
visibility therefore another method to gain access had been included in the
application ·
The Biodiversity Unit had recently confirmed that
they no longer objected to the application ·
There was enough space on the site for planting in
order to screen the development. (c) A Member acting as the Local Member (not a Member of this
Planning Committee), supported the application and made the following main
points: ·
There were parking problems on the road therefore
the fact that the application included a car park which could be used
occasionally in association with activities at the Chapel was welcomed · There had been a touring caravan site on the site since the ... view the full minutes text for item 5.9 |
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Application No. C17/1094/36/LL - The Cross Foxes, Garndolbenmaen PDF 167 KB Change of use from pub to dwelling. LOCAL MEMBER: Councillor Stephen Churchman Additional documents: Minutes: Change of use from public
house to dwelling house. (a) The Planning Manager elaborated on the
background of the application and noted that the existing building provided a
public house facility on the ground floor and a living unit on the first floor.
It
was noted that Policy ISA 2 of the LDP stated that change of use of a community
facility should be withstood unless it would be possible to comply with one of
three options. Part iii. was relevant in this case, as it involved a facility
that was commercially run, and evidence of the following had to be presented: ·
That the current use had
ceased to be financially viable ·
That it could not
reasonable be expected it to become financially viable ·
That no other community
use could be established ·
That there was evidence
of genuine attempts to market the facility, which had been unsuccessful Having weighed up the evidence submitted against
policy ISA 2 and the fact that it was highly unlikely, based on the information
to hand, that the building's use as a public house would be reinstated on
account of the costs and nature of the community, it was believed that
justification had been shown for the change of use. An observation had been
received from the Economic Development service based on the information
submitted with the application, which stated that a rural public house business
of this type faced a number of challenges. They had assessed the information
submitted and that it confirmed that it was not viable in its current form. Attention was drawn to additional observations that
had been received, noting that a concern had been noted in terms of the
evidence submitted. It was noted that the Joint Planning Policy Unit had noted
that the proposal must be considered in the context that the unit had been
empty for an extended period and that it had been marketed for a reasonable
price for a continuous period of 12 months. Evidence was received with the
application in relation to marketing the building unsuccessfully since 2011,
which was a significantly longer period than the required 12 months. It was
considered that the requirements of Policy MAN 4 of the LDP had been met. Observations/objections to the proposal had been
received from local residents and a petition objecting to the proposal which
raised a number of matters relating to the proposed development and recent
history of the business. It was believed that
sufficient evidence has been submitted to prove that the use as a public house
was not viable and although reference had been made in observations received to
an intention to attempt to buy it locally, there was no strong evidence to
suggest that the use was likely to be reinstated in the near future. It was,
therefore, believed that there was justification for the proposed change of use
to approve the building to be used as a house. (b) Taking advantage of the right to speak, an objector noted the following main ... view the full minutes text for item 5.10 |
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Application No. C17/1161/39/Ll - Land by Ty Adda, Abersoch, Pwllheli PDF 255 KB Vary Condition 4 on planning permission C15/0901/39/LL to revise the design of the proposed house. LOCAL MEMBER: Councillor Dewi Wyn Roberts Additional documents: Minutes: Amend condition 4 of
planning permission C15/0901/39/LL to amend the design of the proposed house. (a) The
Enforcement Officer elaborated on the background of the application, noting
that only the design of the house was under consideration, along with minor
amendments to the site formation. The principle of the development had already
been accepted, and planning permission had already been granted for the house. It was noted that the amended plan
meant that the house would still be in the same location but its angle would
change slightly, re-locate the platform on the first floor, a small increase in
the size of the house, and two dormer windows on the northern elevation, rather
than one previously. It was reported that the garage shown on the original plan
had now been removed from the application by an amended plan received on 15
February. In light of the public
consultation, objections were received to the application on grounds of the
amenities and privacy of local residents, the impact of the garage on mature
trees, and that a platform did not need to be provided as part of the
application. The garage had been removed from the application, therefore it was
presumed that this solved the concerns raised by the public and by Biodiversity
officers. There was no concern about the impact of the proposal on the
amenities of nearby residents. It was considered that
the proposed amendments were acceptable and it was recommended to approve the
application with the conditions listed in the report. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
There was planning permission in place and the
application was for minor changes to the design ·
The application had been discussed with the
officers ·
Three local men had come together for the
development in order to make money ·
The amendment in the design and a lower pitched
roof was an improvement on the plan originally approved. (c) The local member (not a member of this
Planning Committee) noted the following main points: ·
The proposal included external stairs and a balcony ·
Concern from the Community Council in terms of the
privacy of nearby neighbours ·
Concern that the balcony would be used for
entertainment and a condition had been imposed on the original planning permission
that it was not to be used for entertainment. It was difficult to enforce the
condition ·
The amendments did not allay the concerns of local
residents ·
The Committee was asked to refuse the application
or impose an additional condition to prevent use of the balcony for
entertainment. In response to the local member’s
observations, the Planning Manager noted: ·
External stairs and a balcony were
quite a common feature in the vicinity ·
The nearest houses were approximately
19 metres away and there would be no direct overlooking due to the layout/angle
of the houses · In terms of the condition to restrict use of the balcony for entertainment, the size of the balcony restricted the use that could be made of ... view the full minutes text for item 5.11 |
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Application No. C17/1175/42/LL - Mownt, Edern, Pwllheli PDF 158 KB Extension to touring caravan site to locate 12 additional touring units (increase in numbers from 20 to 32) LOCAL MEMBER: Councillor Sian Wyn Hughes Additional documents: Minutes: Extension to the touring
caravan site to site 12 additional touring units (increase the numbers from 20
to 32). (a) The Enforcement Officer elaborated on the
background of the application and noted that the site was located in the
countryside and within a Special Landscape Area and the Llŷn
and Bardsey Landscape of Outstanding Historic
Interest. It
was noted that policy TWR 5 of the LDP permitted proposals to develop touring
caravan sites provided they conformed to a series of criteria and it was
believed that this proposal did so. The site had already been hidden well in
the landscape due to existing hedges and cloddiau. The nine units would be
sited along the existing boundaries with an intention to reinforce the existing
screening. By ensuring that this work would take place, it was considered that
the design, layout and appearance of the proposal were acceptable and that it
would not cause substantial harm to the landscape. It was reported that the
Transportation Unit had no objection to the proposal and, although it was an
increase of more than 10% in terms of the number of units, there would be no
detrimental impact on the safety of the local roads network. The development was
acceptable in terms of relevant local and national policies for the reasons
noted in the report. (b) The local member (a member of this Planning Committee) supported
the application, and noted that the applicant had set up a high quality touring
caravan site and that the proposal was an opportunity to expand the site. RESOLVED To
approve with the following conditions: 1.
Commence within five years. 2. In
accordance with submitted plans. 3. The number of units on the site at any
given time to be restricted to 32. 4. Restrict the season to between 1
March and 31 October. 5. Holiday use only. 6. A register to be maintained. 7. No storing of touring caravans on
the site. 8. Carry out the landscaping plan. |
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Application No. C17/1193/08/LL - Car Park, Portmeirion, Penrhyndeudraeth PDF 222 KB Application for the creation of a camping site for 28 vehicles and the erection of a building for reception, shop and washing facilities. LOCAL MEMBER: Councillor Gareth Thomas Additional documents: Minutes: Application for the creation of a site for up to 28
vehicles and the erection of a building for reception, shop and washing
facilities. (a)
It was reported that the above
application had been withdrawn. |
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Application No. C17/1211/18/LL - St. Helen, Tai Newyddion, Penisarwaun, Caernarfon PDF 269 KB Demolition of existing detached church hall and erection of new church hall attached to existing church of St. Helen, Penisarwaun, together with creation of on site parking for seven vehicles including two spaces for the disabled (revised plans to those considered under C17/0093/18/LL) LOCAL MEMBER: Councillor Elwyn Jones Additional documents: Minutes: Demolition of existing detached church hall and
construction of church hall attached to the existing Santes
Helen Church, Penisarwaun, and creation of parking on
site for seven vehicles, including two spaces for the disabled. (a) The Enforcement Officer elaborated on the
background of the application and noted that the new building would provide a
space for community activities, a shop and café, vestry, stores and toilets. It was noted that the
site was located on the outskirts of the village in a residential area, and
within the development boundary of the village of Penisarwaun
in the Development Plan. The church was
not listed, but the site was located within a Landscape of Outstanding Historic
Interest. The proposal was considered acceptable in terms of
visual amenities, residential amenities and privacy. Also, the proposal
complied with policies in the Local Plan in relation to retail. A protected species survey was submitted with
the application and the Biodiversity Unit and Natural Resources Wales did not
have an objection to the proposal, provided that the developer acted in
accordance with the recommendations of that report. Attention was drawn to
the fact that the Transportation Unit had no objection to the proposal,
provided that the developer followed the submitted plans. The development was
acceptable in terms of relevant local and national policies for the reasons
noted in the report. (b) Taking
advantage of the right to speak, an objector noted the following main points: ·
The proposal would be an
over-development of the site. ·
That there was a community hall in Penisarwaun and so there was no need for the hall; ·
Concerns in terms of road safety; ·
Local people did not need or want the
hall. (c) Taking advantage of the right to speak, the applicant’s
representative noted the following main points: ·
The existing hall was deteriorating and the new
hall would add to the community; ·
That disabled access and toilets would be included
in the hall; ·
Had discussed with the Transportation Unit and
planning officers in the context of managing speed on the road; ·
The shop would not be for profit and it would not
compete with other places; ·
There were no planning grounds to the objections
received; ·
That letters of support had been received from
local people. (ch) The local member (not a member
of this Planning Committee) noted the following main points: ·
That he saw both sides but that he tended to side
with the objectors; ·
That local people did not see a need for a hall and
they were concerned in terms of road safety; ·
That there was a prosperous community hall in the
school. (d) Proposed and seconded to
approve the application. During
the ensuing discussion, the following main points were noted by members: ·
Although they sympathised with the objectors, the
hall would be an asset to the village and the church; · Would it be required to hold a public consultation in terms of installing speed humps as part of the method of managing speed on the road? ... view the full minutes text for item 5.14 |
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Creation of a new static caravan site for 11 caravans, construction of a reception / lounge building, creation of a new vehicular access and access road, parking area and play area. LOCAL MEMBER: Councillor E. Selwyn Griffiths Additional documents: Minutes: Creation of a new static
caravan site for 11 caravans, and erection of new reception / lounge, creation
of a new vehicular access and access road, parking space and playing field. (a) The Planning Manager elaborated on the
background of the application, noting that the site was within a Special
Landscape Area and outside (although parallel to) the development boundary of
the village of Morfa Bychan. It
was noted that one of the main policies to consider when assessing the
principle of the development was Policy TWR 3 of the LDP. The relevant part of
the policy in terms of this specific application due to its location within a
Special Landscape Area was part 1 which states that "proposals to develop
new static caravan sites (i.e. a single or double caravan), new holiday chalet
sites or permanent alternative camping accommodation will be refused
in...Special Landscape Areas". Therefore, the proposal was contrary to the
requirements of Policy TWR 3. Objections had been received from local
residents referring to the likely harmful impact of the proposal on their
residential amenities. It was highlighted that residential housing surround the
site on three sides, some within a distance of approximately 12m to some of the
proposed units. It was believed that the proposal was likely to lead to further
disruption and thus would be unacceptable in terms of Policy PCYFF 2 of the
LDP. Attention
was drawn to the fact that the application had been submitted originally
showing an intention to connect the foul drainage of the site to the main
public sewer. An objection was received
to this proposal from Welsh Water because it would overload the public system.
Consequently, the application was amended to include private treatment work on
the site and, as a result, Welsh Water's objection was withdrawn. Natural
Resources Wales now objected to the proposal in its amended form by noting that
"Building a private sewage treatment works in an area with a public sewage
system (main sewage running through the site) is not considered acceptable from
an environmental perspective." The proposal to create a new static
caravan park was unacceptable as it was unable to satisfy the requirements of
the relevant policies as noted in the report. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
That the Special Landscape Area designation had
been acknowledged and respected; ·
That the land in its current form did not add to
the area as it was desolate and unused; ·
The development would have a minimal impact on the
landscape; ·
That Welsh Water was unable to refuse using the
public sewage system so the situation could be resolved; ·
In terms of Policy PCYFF 2 of the LDP, the likely
impact was insufficient to refuse on the grounds of this policy; ·
Hope that the Committee was aware of the letters of
support submitted by local people. (c) The Local Member (not a Member of this Planning Committee) objected to the application and made the ... view the full minutes text for item 5.15 |
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Application No. C17/1225/39/LL - Pant Gwyn Cottage Caravan Park, Sarn Bach, Pwllheli PDF 161 KB Locate 2 additional static caravans to the existing site along with improvements to site and locate 1 static caravan as office / reception. LOCAL MEMBER: Councillor John Brynmor Hughes Additional documents: Minutes: Site two additional
static caravans to the existing site along with site improvements and siting a
static caravan as an office / reception. The Senior Development Control Manager
elaborated on the background of the application, noting that the site was
within an Area of Outstanding Natural Beauty (AONB) and Landscape of
Outstanding Historic Interest. It was noted that the main policy to
consider when assessing the principle of the development was Policy TWR 3 of
the LDP. The relevant part of the policy in terms of this specific application
was part 3. It was explained that this policy may permit small extensions to
the site's surface area and /or re-locating units from prominent locations to
less prominent locations subject to compliance with criteria. Attention was
drawn to the fact that the policy did not allow an increase in the number of
static caravans on sites within the AONB or the Special Landscape Areas. The
proposal was contrary to the requirements of Policy TWR 3 in terms of sites
within the AONB. It
was acknowledged that the development showed some improvements to the
facilities of the existing site and it was proposed to have additional
landscaping on a part of the site, however, the proposal did not overcome the
basic principle of Policy TWR 3 and Gillespies'
report that there was no capacity for additional static caravans within the
AONB. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
Policy TWR 3 was being implemented as one wide
brush; ·
The AONB Unit did not object to the application; ·
The application site was an infill site in the
middle of other caravan sites; ·
Gillespies' report in terms
of landscape capacity and sensitivity was not prescriptive; ·
The Committee was asked to consider holding a site
visit. (c) The following main points were made by a
member who was acting as a local member (not a member of this Planning
Committee): ·
That the site was tidy and was located in the
middle of other caravan sites so it would not have an impact on the area; ·
That the proposal would lead to a small extension
to the existing site; ·
That the AONB Unit noted that there would be no
detrimental impact on the AONB; ·
That an office/reception could be provided in an
alternative way to the static caravan; ·
The proposal would mean raising safety standards
and providing a phone and Wi-Fi; ·
Suggested that a site visit should be undertaken. (ch) It was proposed and seconded to refuse the
application. During the ensuing
discussion, the following main observations were noted by members: ·
That there were plenty of caravans in the area and
it should be refused in accordance with Policy TWR 3; ·
That a site visit should be considered as the
application proposed improvements to the site; · That the proposal was contrary to Policy TWR 3 and the Gillespies report which noted that there was no capacity in the landscape for this type of ... view the full minutes text for item 5.16 |
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Application No. C17/1266/16/LL - Land at Bryn Cul, 2 Tal Gae, Tregarth, Bangor PDF 263 KB Install one 17.5 metre high telecommunications mast including 3 antenna and 2 transmission dishes along with 2 equipment cabinets and 1 meter cabinet and ancillary work. LOCAL MEMBER: Councillor Dafydd Owen Additional documents: Minutes: Erect a 17.5m high
telecommunications mast, including three antennae, two broadcast satellites,
two equipment sheds and one measuring cabinet and associated work. (a) The Senior Development Control Manager
elaborated on the background of the application, noting that the site was
located against a backdrop of high, wooded land, above the A55 trunk road. The
plan was an amendment of a previously submitted plan on a site approximately
200m south that was withdrawn because of concerns about the possible impact on
a nearby scheduled ancient monument. Attention
was drawn that observations had been refused objecting to the application
during the public consultation based on the concern regarding the possible
impacts on wildlife, harmful visual impact, harm to the designated historic landscape,
harmful impact on nearby relics, potential harm to the nearby trees, harmful to
the amenities of the users of the busy public footpath nearby and that the
development could be harmful to the historical well nearby thus polluting the
water flowing from it. It was noted that Policy
PS 3 of the LDP supported provision of new facilities to extend or improve
connectivity through communication technologies in all areas of the Plan,
subject to appropriate protection measures. It was reported that a
declaration of Conformity with the ICNIRP requirements (International
Commission on Non-Ionizing Radiation Protection) had been submitted as part of
the application, which confirmed that the development had been certified as
complying with the ICNIRP guidances, namely the
internationally recognised guidance for this type of development. With this type of
development, it was inevitable that the proposed structure would be partly
visible from public places as it needed to be in a fairly open location to
ensure that it worked to its full capacity. Nevertheless, in this case, it was
believed that the site's wooded location meant that the tower would be fairly
hidden from most public places. On the whole, it was considered that the tower
was unlikely to have an obvious long-term impact on the visual amenities in the
local area. It was noted that
information had been submitted with the application listing other sites that
were considered prior to deciding on this site. It was clear that these had
been disregarded for various reasons. It was therefore acknowledged that an
attempt had been made to find other sites but that this had been identified as
the most suitable for the proposal following the consideration of practical,
technical and amenity matters. It was not believed that
there would be any significant detrimental impacts on the amenities of local
residents as a result of the development. It was noted that the site was
suitable in terms of its location and was acceptable in terms of its impact on
the general and residential amenities of the area. The development was
acceptable in terms of relevant local and national policies for the reasons
noted in the report. (b) Taking
advantage of the right to speak, an objector noted the following main points: · That he was speaking on behalf of ... view the full minutes text for item 5.17 |