Agenda and minutes
Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Glynda O'Brien 01341 424301
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APOLOGIES To accept any apologies for absence. Minutes: Apologies for absence were received from Councillors Louise Hughes, Eric
Merfyn Jones and E. Selwyn Griffiths (Local Member). |
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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)
Councillor Stephen Churchman declared an interest
in item 5.4 on the agenda (planning application number C17/1094/36/LL) because
he was a friend and neighbour of the applicant. The Member was of the opinion that it was a
prejudicial interest and he withdrew from the Chamber during the discussion on
the application. (b)
The Senior Solicitor declared a
personal interest in item 5.6 on the agenda (planning application number
C16/1430/44/LL) as he knew the applicant and his family. The
officer was of the opinion that it was a prejudicial interest and he withdrew
from the Chamber during the discussion on the application. (c) The
following members stated that they were local members in relation to the items
noted: ·
Councillor John Brynmor Hughes (not a member of
this Planning Committee), in items 5.3 and 5.7 on the agenda (planning
application numbers C17/1056/39/LL and C17/0967/39/LL); ·
Councillor Stephen Churchman (a member of this
Planning Committee), in item 5.4 on the agenda (planning application number
C17/1094/36/LL); ·
Councillor Dafydd Owen (not a member of this
Planning Committee), in item 5.5 on the agenda, (planning application number
C17/1266/16/LL); ·
Councillor Peter Read, (not a member of this
Planning Committee), in item 5.9 on the agenda, (planning application number
C17/1181/38/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) No members noted that they had been lobbied by
individuals in relation to any item. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chair for consideration. Minutes: There were no urgent matters. |
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The Chair shall propose that the minutes of the previous meeting of this committee, held on, 19 March 2018, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee, that took place on 19 March 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 No C17/0198/30/LL - Pwll Melyn, Rhiw, Pwllheli PDF 267 KB Retention of
garage / store. LOCAL MEMBER: Councillor W Gareth Roberts Link to relevant background documents Additional documents: Minutes: Application to
retain work of erecting a garage / store. (a)
The Senior Development Control Officer elaborated
on the background of the application and noted that the application had been
deferred at the Committee meeting held on 5 June, 2017 in order to reassess the
application in terms of the design and need and that the description had now
changed to "erecting a garage / store" rather than erecting an
agricultural building. Some members had visited the site prior to the meeting
and were therefore familiar with the context of the application within the
landscape and the AONB. Amended plans were received on 9 February which showed
that the building had been pushed further back from the listed house, and that
the design had changed to become a pitched roof rather than a mono pitched
roof, and the finish would be timber with a reduction in height. Reference was made to the relevant local and
national policies and the responses to re-consultation within the report. No
objection to the amended plan had been received. In terms of the assessment, the applicant noted
that the building was necessary for multi-purpose use, which included storage
and shelter for animals during occasional inclement weather. In the context of visual amenities, it was not
considered that the proposed development in its amended form would impact the
AONB. It was noted that the proposal was acceptable in
terms of general and residential amenities, and matters relating to
biodiversity, highways, conservation/listed building and that it was acceptable
with regard to the relevant local and national policies for the reasons noted
in the report. In terms of the concerns
raised about the listed building of Pwll Melyn Cottage, a meeting was held with
a Conservation Officer and an Enforcement Officer following the previous
Committee's decision, and it was noted that the amended plans complied with the
officers' observations, and policy PS20 of the LDP along with Planning Policy
Wales. The officers’ recommendation was to approve the
application subject to the conditions listed in the report. (b) It was proposed and seconded to approve the application. (a) A Member noted that the concerns he had had about a listed cottage had
been alleviated after he attended the site visit and saw that the size of the
listed building had been reduced and had been set farther back. RESOLVED to approve the application. Conditions: 1. In accordance with the amended plans received on 9 February 2018; 2. No caravan to be sited within the extended curtilage; 3. Stain the external timber board covering dark brown; 4. Building roof to be of a BS 18 B 29 dark grey colour; 5. Demolish the existing structure in its entirety and restore the land to
its original condition before starting work on the building approved here. |
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Application No. C17/0557/38/LL - Land by Ffordd y Traeth, Llanbedrog, Pwllheli PDF 195 KB Construction of affordable house. LOCAL MEMBER: Councillor Angela Russell Link to relevant background documents Additional documents: Minutes: Construction of an affordable house. (a) The Planning Manager reported that the
Department had received amended plans regarding the appearance and design of
the above proposed house and, consequently, the Planning Committee was
therefore asked to defer the application in order to have a reassessment. RESOLVED to defer the application. |
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Application No. C17/1056/39/LL - Frondeg, Llanengan, Pwllheli PDF 178 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, noting that
the application had been deferred at the Committee held on 26 February 2018 in
order to carry out a site visit Some of the members had visited the site before
the meeting, and the site was viewed from three different sites, namely the existing
entrance, the proposed entrance and past the existing house. It was noted that
the agent had confirmed that the static caravan for the manager was not part of
the application. It was intended to
create a parking area for 25 vehicles for visitors to the cemetery and users of
the nearby chapel. It
was noted that the site was within a Conservation Area and the AONB, and the
officers had stated a concern that it would impact the landscape and that
landscaping would not reduce the proposal's impact on the landscape
sufficiently to overcome concerns about the prominence of the site in the
landscape. Attention was also drawn to the amendments and the further
explanation received from the agent which were on the late observations form,
but the only matter relevant to the application before the committee was the
withdrawal of the static caravan for the warden from the application. In
terms of the principle of the development, it was noted that the site was of a
limited size with caravans placed around the boundaries, and it was noted that
an amenity area had not been indicated and there would not be enough room for
such a provision due to the size of the plot.
The
site was located on a slope with hedges surrounding the site, but the existing
landscaping was insufficient to hide and integrate the proposed units into the
landscape. Whilst it was noted that the plan stated the intention to plant a
new hedge on the edges of part of the new track, it would not be sufficient to
create an acceptable development. The applicant stated that the existing entrance was dangerous and inconvenient and, consequently, part of the proposal involved substantial work to create a new track along with parking spaces for visitors to the cemetery and nearby chapel. It was considered that this element would have a substantial detrimental impact on the landscape and, during the site visit, the parking space and the track size was seen, and the proposed work would create a very urban element. Whilst noting that there was parking space nearby for visitors to the cemetery and chapel users, no real evidence was received to demonstrate the nature and scale of the problem. The road was considered wide enough for occasional parking use and it was likely that it would be very occasionally by the chapel and the cemetery, but the impact of creating such a large car park would be permanent. ... view the full minutes text for item 5.3 |
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Application No. C17/1094/36/LL - The Cross Foxes, Garndolbenmaen PDF 172 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, noting that
the application had been deferred at the Committee held on 26 February 2018 in
order to give a local community group an opportunity to submit evidence of
their intention to purchase the building in order to retain its use as a public
house. The Planning Committee's attention
was drawn to the fact that the proposal would not involve any external
structural change and the rest of the development's details were referred to in
the report along with late observations on the form submitted to the Committee.
In terms of the principle of the development, attention was drawn to paragraphs
5.1 and 5.2 which assessed the criteria of policy ISA2 and, having weighed up
the evidence submitted against the policy 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 that this type of rural public house business
faced a number of challenges, and that the information submitted had been
assessed and that it confirmed that it was not viable in its current form. It was noted that the relevant
requirements in the policies had been adhered to, such as marketing the
building as a public house since 2010 and that there was justification for
changing the use as outlined in the assessment of the report. In addition, it
was noted that the Community Group in Garndolbenmaen had submitted information
regarding their intention to develop the public house, and reference was made
to the information in point 5.14 of the report. It was noted that there was no
doubt that the Group's intentions were genuine, but the Planning Authority had
to determine the application based on
policies that were current at the time the application was submitted and
within a specified amount of time. An application could not be refused based on
a third party wish rather than a genuine plan that could be realised; that is,
a decision could not remain unresolved until such a wish had been realised. It was explained that the information
submitted referred to general information about the current situation, the
history of the site and the Group's future aspirations. Despite being a worthy cause, it was noted
that the evidence that this would happen in the near future was not indisputable. After considering all relevant information
submitted, it was recommended to approve the application with the conditions
listed in the report. (b) It was proposed and seconded to approve the application. During
the ensuing discussion, the following main observations were noted by members: · That nobody had been noted down on the form to speak, and the Community Group's spokesperson was here, therefore would it not ... view the full minutes text for item 5.4 |
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Application No. C17/1266/16/LL - Land at Bryn Cul, 2 Tal Gae, Tregarth, Bangor PDF 182 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
Planning Manager reported that based on concerns raised locally about the
confusion with the site visit and the severe weather on the day of the visit,
it was suggested that the Planning Committee defer making a decision on the
application in order to revisit the site, to allow the Local Member to
participate. (a)
The following points were made by the Local Member
(not a member of this Planning Committee): ·
That the Planning Committee had not visited the
correct site, namely on farm land and, therefore, how could the application be
discussed? ·
That the Planning Committee should be taken by
officers along Route number 12 towards the fountain site not on Bryn Cul land ·
That the site where it was intended to erect the
pole was much higher than where the members had been standing during the site
visit and, therefore, it was visually misleading because the trees and the
brambles formed a boundary between the two sites (b)
It was proposed and seconded to revisit
the site. RESOLVED to defer
making a decision on the application and to ask the Senior Planning Service
Manager to arrange another visit to the site. |
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Erection of a two storey four bedroom residential dwelling
in open countryside with the installation of a septic tank and creation of a
new vehicular access and access road. LOCAL MEMBER: Councillor Selwyn Griffiths Link to relevant background
documents Additional documents: Minutes: Erection of a two-storey four bedroom residential dwelling in open
countryside with the installation of a septic tank and creation of a new
vehicular access and access road (a) The
Planning Manager elaborated on the background to the application and noted that
the application had been deferred at the Committee meeting held on 13 March
2017 in order to give the applicant an opportunity to submit further
information about some specific aspects of the application. It
was explained that the applicant was asked for information associated with the
rural enterprise in accordance with the requirements of the Technical Advice
Note on three occasions, namely in March, May and October 2017, but no
additional information was submitted for assessment. Since
the application's submittal, it was noted that a clear change had occurred in
terms of the policy as a result of the adoption of the Gwynedd and Anglesey
Joint Local Development Plan which had superseded the previous development
plan. Reference
was made to the late observations form which noted a request from the applicant
to defer discussing and making a decision on the application due to a lack of
time in order to obtain specialist advice and have an opportunity to submit new
evidence. The
Planning Manager noted that the Department was not supportive of the request to
defer because it was considered that a year was an acceptable amount of time to
submit information. It
was noted that the site was located outside the defined development boundary
for the Porthmadog area and, as such, it was
considered to be a site located in the countryside. It was noted that paragraph 4.3.1 of
Technical Advice Note (TAN) 6 'Planning for Sustainable Rural Communities'
noted that one of the few circumstances in which a new isolated residential
development in the open countryside could be justified was when accommodation
was required to enable agricultural or rural enterprise workers to live at, or
close to, their workplace. It was noted further that the essential nature of
this requirement would depend on the needs of the rural enterprise in question
in each specific case, and that it would not depend on the personal choice or
circumstances of any of the associated individuals. TAN 6 also noted that Local
Planning Authorities should carefully assess applications for planning
permission for new agricultural or rural enterprise dwellings to ensure that a
departure from the usual policy of restricting developments in the open
countryside could be fully justified by reference to robust supporting
evidence. It was highlighted that reference was made in the application, specifically within the Design and Access Statement, together with letters of support, to the current agricultural use of the land along with a proposed business plan to change the use of this land to a new sustainable business as well as a local mountain rescue service to use part of the land. It was noted that no information had been submitted to the Planning Service to confirm the exact type of business proposed. Attention was ... view the full minutes text for item 5.6 |
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Application No. C17/0967/39/LL - Land at Tyn y Cae, Llangian, Pwllheli PDF 270 KB Creation of site for 12 safari tents LOCAL MEMBER:
Councillor John Brynmor Hughes Additional documents: Minutes: Creation of site
for 12 safari tents (a) The
Development Control Officer elaborated on the background of the application,
noting that the application had been deferred at the Committee meeting held on
19 March 2018 in order to hold a site visit. Some members had visited the site
prior to the meeting. Attention
was drawn to the proposal along with the considerations and responses to the
public consultation within the report, and no late information was received in
this case. In
assessing the application, the main consideration was policy TWR5 of the Local
Development Plan which requested that camping sites be of high quality in terms
of design, layout and appearance, and that they be sited in an unobtrusive location
which was well screened by existing landscape features. Attention was drawn to
the fact that the tents were of a significant size and were larger with the
timber platform. From the site visit, it could be seen that the site was in
open countryside and within the sensitive landscape of the AONB. Although the application contained proposed
landscaping, it was considered that it was currently not screened well. It was
not agreed with the visual impact assessment report submitted with the
application which alleged that the impact of the proposal was limited. It was noted that the site could be seen
clearly from the adjacent road, from the nearby public footpath and that there
would be views of the tents across the AONB. Although it was not contrary to
all the requirements of Policy TWR5, it did not meet with the policy's main
aims which required that sites be unobtrusive in the landscape. Also, it was
noted that the proposal was contrary to policy AMG1 and that the AONB Officer
was concerned about the development's disturbance on the rural location.
Although there was a connection with the Grade II listed building, it was not
considered that it could be refused on this basis. Although
transportation and biodiversity matters were acceptable, the planning officers
recommended to refuse it because it was contrary to policies TWR5, PS19 and
AMG1 as it would create an obtrusive feature in the landscape and would have an
unacceptable impact on the AONB. (b) The
Local Member (not a Member of this Planning Committee) supported the
application, and he made the following main points: ·
That safari tents were the subject of the
application and they would be dismantled at the end of the holiday season ·
Attention was drawn to the fact that there was one
up on the site and that the canvas colour was in keeping with the background ·
That the application was a different new venture ·
Looking from the road, rows of caravans could be
seen in the AONB and the tents would be in keeping with the landscape ·
In terms of biodiversity, the applicant had spent a
great deal to landscape professionally with trees that would be suitable for
the area · The landscaping would be carried out in autumn this year, and it was ... view the full minutes text for item 5.7 |
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Application No. C16/1385/05/MW - Chwarel Garth, Minffordd, Penrhyndeudraeth PDF 568 KB Application under the Environment Act 1995 for the determination of conditions under Periodic Review. Permission Ref: 538, subject to Initial Review Ref. 5/76/198C & Permissions Ref: 5/76/198A & C10M/0116/05/MW. LOCAL MEMBER: Councillor Gareth Thomas Additional documents: Minutes: Application
under the Environment Act 1995 for the determination of conditions under
Periodic Review. Permission Ref 538, subject to Initial Review Ref 5/76/198C/IDO
and Permissions Ref 5/76/198A & C10M/0116/05/MW. (a) The
Senior Planning Manager - Minerals and Waste elaborated on the background of
the application, noting that the purpose of the periodic report was to ensure
that the conditions would not become irrelevant and to give an opportunity to
respond to standards and requirements that had just been introduced if the
conditions about working the quarry should be reviewed formally every 15 years.
It was the responsibility of the operator to submit, for approval from the
mineral planning authority, a detailed work plan and a list of planning
conditions that showed how the development could be operated in an
environmentally acceptable manner, and adhere to modern and environmental
working standards and practices. It
was further noted that the quarry produced road surface material and it was
important for the area to employ 16 local individuals and to contribute towards
the local economy. 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. RESOLVED to approve the application and authorise
the Senior Manager, Planning and Public Protection Service to decide on a
scheme of conditions under delegation. ·
Duration of working and
associated activities, up to 21 February 2042, restoration completed by 2044 ·
All plant and machinery
to be removed upon cessation of operations ·
Permitted Operations and
Compliance with the Submitted Details / Plans ·
Review of operations and
scheme of progressive restoration every five years ·
Hours of Working ·
Scheme of groundwater
monitoring within 12 months of determination, to be implemented prior to the
commencement of Phase 3 of operations ·
Water management plan for
the quarry within 12 months of determination ·
Storage of oils, fuels
and lubricants on impervious bases and enclosures ·
Scheme for the protection
measures for adjacent habitats within 12 months of determination ·
Invasive species survey
and monitoring ·
Updated habitat and
protected species surveys 12 months prior to the commencement of extraction in
Phase 3 of operations ·
Restriction on vegetation
clearance between March and July unless it can be proven in writing that the
work will not disturb nesting birds ·
Control of daytime and
night-time noise limitations and temporary works and noise limits not to exceed
67dB LAeq for eight weeks in any 12 month period ·
Noise monitoring ·
White noise reversing
alarms and appropriate sound deadening screens fitted to plant machinery ·
Blast limitations and
requirement for blast vibration monitoring ·
Control of fugitive dust
in accordance with the details of the application together with a log of
complaints made available for inspection ·
Sheeting of vehicles and
use of wheel wash ·
Archaeological recording
and mitigation ·
Progressive restoration
and aftercare in accordance with the approved plans and final scheme to be
submitted for approval prior to implementation ·
Restoration scheme for
the plant site by 31 December 2030 ·
Soils and restoration
media storage. |
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To erect 10 detached dwelling houses (with 20% affordable provision), layout access road and create access path parking and drop off area for Ysgol Gynradd Y Ffôr. LOCAL MEMBER: Councillor Peter Read Additional documents: Minutes: Construction of 10
detached dwellings (with 20% being affordable), layout for an access road and
creation of an entrance, with a parking and pick-up area for Ysgol Gynradd y Ffôr. (a)
The Development Control Officer elaborated on the
background of the application, noting that the appearance and landscape were
reserved although the indicative plan of the appearance of the houses had been
included. The application was originally submitted for 40 houses in 2014 and,
at the time, it was based on the Gwynedd Unitary Development Plan, and it
became apparent that Welsh Water had a lack of capacity to deal with the
proposal's sewerage. A day before the Local Development Plan was adopted, information
was received from the applicant stating that it would be possible, via a
financial contribution from him to Welsh Water, to connect to the public sewer.
Now, it was the Local Plan that was under consideration which showed that the
site was outside the development boundary. As a result of this, the applicant
amended the application for 10 houses rather than 40 and 20% of these would be
affordable. Reference was made to the relevant policies and the
responses to the public consultations within the report and the observations on
the late form. In terms of the application's assessment, it was
noted that the site lay outside the village development boundary and this was
considered tantamount to erecting a new house in the countryside. Reference was
made to policy TAI16 which involved proposals for affordable homes on rural
exception sites, and that the proposal did not comply with the policy which
required 100% affordable housing. The policy also required a proven local need
for affordable housing. It was noted that three sites had since been noted
within the development boundary and that the figures for Policy TAI 13
estimated that it would be possible to have 37 houses on the sites in question.
In addition, it was noted that windfall houses were not required in the village
of y Ffôr. Essentially, the proposal was contrary to Policy TAI 16. Should the
Planning Committee decide to approve the application, it would be required to
ensure, as part of the reserved matters, that the size of the houses would be
affordable and also an update would be required for the capacity of Ysgol y
Ffôr to deal with the possible increase in pupil numbers. In addition, it was
noted that there was a lack of open spaces in y Ffôr which meant that a
financial contribution would be required towards such an additional
provision. In
terms of road matters, the access would be suitable but a footpath was required
to link the development with the village along with a new bus stop. The
Biodiversity Unit suggested relevant conditions. Although
elements of the proposal were acceptable, the planning officers' recommendation
was to refuse the application as it was contrary to relevant planning policies
and the reasons noted in the report. (b) The Local Member (not a Member of this ... view the full minutes text for item 5.9 |
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Application No. C17/1181/38/LL - Bryniau, Llanbedrog, Pwllheli PDF 333 KB Retrospective application to extend touring caravan site and retain toilet block and decking, together with implementation of landscaping scheme. LOCAL MEMBER: Councillor Angela Russell Additional documents: Minutes: Retrospective
application to extend a touring caravan site and retain the toilet block, a
timber platform and undertake a landscaping plan. (a) The
Planning Manager reported that the Department had received late amended plans
and, consequently, it would be required to reassess the application, and the
Planning Committee was asked to defer the application. RESOLVED to defer the application because amended
plans had been received and it was required to reassess and re-consult. |