skip to main content

Agenda and minutes

Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions

Contact: Bethan Adams  01286 679020

Media

Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Councillor Catrin Wager and Councillor Aled Evans (Local Member).

2.

DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

To receive any declaration of personal interest and to note protocol matters.

Additional documents:

Minutes:

(a)       The following members declared a personal interest in the following items for the reasons noted:

 

·            Councillor Gruffydd Williams, in relation to item 5.3 on the agenda (planning application number  C18/0249/41/MG) as his partner had a housing estate opposite the site of the application.

·            Councillor Owain Williams, in relation to item 5.3 on the agenda (planning application number C18/0249/41/MG), as a relative of his owned land opposite the site of the application.

·            Councillor Berwyn Parry Jones, in relation to item 5.4 on the agenda (planning application number C18/0780/20/LL) as one of the residents of Llanfair Hall was a friend of his.

 

The Members were of the opinion that they were prejudicial interests, and withdrew from the Chamber during the discussion on the items noted.

 

(b)     The Senior Solicitor declared a personal interest in item 5.1 on the agenda (planning application number C18/0796/11/R3) as his parents in law lived opposite the site.

 

          The officer was of the opinion that it was a prejudicial interest and he left the Chamber during the discussion on the application. 

 

(c)     The following members declared that they were local members in relation to the items noted:

 

·        Councillor Huw G. Wyn Jones (a member of this Planning Committee), for item 5.2 on the agenda (planning application number C17/1086/11/LL);

·        Councillor Gareth W. Griffith (not a member of this Planning Committee), in relation to item 5.4 on the agenda (planning application number C18/0780/20/LL);

·        Councillor Elfed Williams (not a member of this Planning Committee), in item 5.5 on the agenda (planning application number C18/0640/18/LL);

·        Councillor Dewi W. Roberts (not a member of this Planning Committee), in relation to item 5.6 on the agenda (planning application number C18/0718/39/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.

3.

URGENT ITEMS

To note any items that are a matter of urgency in the view of the Chairman for consideration.

Additional documents:

4.

MINUTES pdf icon PDF 135 KB

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 15 October 2018, be signed as a true record.

Additional documents:

Minutes:

The Chair signed the minutes of the previous meeting of this Committee, that held on 15 October 2018, as a true record.

 

5.

PLANNING APPLICATIONS

To submit the report of the Head of Environment Department.

Additional documents:

Minutes:

The Committee considered the following applications for development.

 

Details of the applications were expanded upon and questions were answered in relation to the plans and policy aspects.

 

RESOLVED

5.1

Application No. C18/0796/11/R3 - Ysgol y Garnedd, Penrhosgarnedd, Bangor pdf icon PDF 161 KB

Demolish existing primary school and erect a new primary school in its place including new access roads, playing fields and ancillary works.

 

LOCAL MEMBER:    Councillor Elin Walker Jones

 

Link to relevant background documents

Additional documents:

Minutes:

Demolish the existing primary school and construct a new primary school in its place including new access roads, playing fields and ancillary works.

 

(a)      The Planning Manager elaborated on the background to this application, stating that his application involved the construction of a new school for 420 pupils to replace the existing building of Ysgol y Garnedd, Penrhosgarnedd, which had capacity for 210 pupils. Some members had visited the site prior to the meeting.

 

Attention was drawn to the additional observations that had been received.

 

It was noted, in considering that the proposal derived from the shortage of school places available in Bangor and the need that had been identified by the Education Authority to provide more school places in the Penrhosgrnedd area, it was believed that the scale of this development was appropriate for its location and that developing a school on this site was acceptable in principle.

 

It was explained that the proposal to demolish and re-construct the existing school did not reach the threshold for submitting a Welsh Language impact assessment. Furthermore, it was explained that Policy PS1 of the Joint Local Development Plan (JLDP) did not require a land use impact assessment for this type of development, because the Plan incorporated several mitigating measures for development through individual policies.

 

Several objections were received during the consultation process by the residents of Penrhos Avenue, which is intended to be used as an entrance for construction traffic as the site is developed, in which concern about issues such as noise, dust and pollution were mentioned. It was stated that these matters could be overcome and managed in an acceptable manner by securing appropriate work methods through planning conditions and by agreeing on a Construction Methodology Management Statement before commencing the development.

 

It was noted that the Transportation Unit had no objection to the proposal but it did recommend ensuring that the vehicular access, footpaths and the entire parking provision be completed before the new school opened. It was noted that the plans would assist in promoting alternative modes of transport and that it also corresponded to the objective of the Active Travel Act (Wales) 2013. It was further stated that several conditions were recommended, including road improvements to include appropriate measures to reduce the speed of traffic along Penrhos Road, and a condition to manage the movement of construction traffic at specific times during the day.

 

It was noted that information had been received that the path from the car park to Penrhos Avenue would be closed during the construction period as would the path along Penrhos Avenue, because of local safety concerns. Furthermore, the path leading around Ysgol Friars playing fields would be opened after the first three months, once the path had been secured and the alternative path would, thus, be connected to the other footpaths. It was noted, once the development has been completed, the pathways would be reopened. It was explained that Public Footpath 25 Bangor Community crossed the site and the planning application  ...  view the full minutes text for item 5.1

5.2

Application No. C17/1086/11/LL - Former Dickies Boatyard, Beach Road, Bangor - Revised Report 2.11.18 pdf icon PDF 292 KB

Application under Section 73 to vary condition 2 on planning permission C15/1081/11/LL to extend the timescale to complete the development in accordance with the application plans (submission of further information to support a variation of condition 3, cut and fill operations).

 

LOCAL MEMBER:    Councillor Huw Gruffydd Wyn Jones

 

Link to relevant background documents

Additional documents:

Minutes:

Application under Section 73 to vary condition 2 on permission number C15/1081/11/LL to extend the timescale to complete the development in accordance with the application's plans (additional information was presented to vary condition 3 to facilitate the cut and fill operations).

        

(a)     The Senior Minerals and Waste Planning Officer elaborated on the background to the application, noting that the application had been deferred at the meeting of the Committee held on 19 March 2018 in order to investigate matters involving fully managing Japanese knotweed before further work could be commenced on installing the stone sea defence materials.

 

It was noted, following discussions, that a consensus was reached on a plan that satisfied the Planning Service, the Public Protection Service and Natural Resources Wales to treat and manage Japanese knotweed. It was explained that the intention was to spray the plant over a period of at least two years with two treatments every season. This work had to be carried out before any further development took place on the site.

 

          Attention was drawn to the additional observations that had been received.

 

          Consideration had been given to birds in the bay, the sturdiness of the land and the effect the work would have on the land along with traffic management measures. It was noted that several conditions were recommended that dealt with all the considerations, such as biodiversity and the amenities of nearby residents.

 

It was explained that the applicant anticipated that the work of installing the rip-rap material around the site would take approximately 3 to 4 months with the removal of approximately 25 loads per day. It was noted that this would lend stability to the site.

 

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 the Planning Committee) made the following main points:-

·         Nothing had been done to treat the Japanese knotweed on the site since the application was discussed at the Committee on 19 March;

·         It was only very recently that Natural Resources Wales had agreed to the proposal;

·         If the Japanese knotweed were treated at this time of year it would be ineffective;

·         Getting rid of Japanese knotweed from the site would take years, the plant was on the periphery of the site where it is intended to install the rip-rap;

·         Referred to a letter from the Public Protection Unit. Clear that the Unit had concerns about work going ahead without having eradicated the Japanese knotweed;

·         If the application were approved, requested that a condition for the rip-rap work not to proceed until the Japanese knotweed had been eradicated or treated at least three times;

·         Asked on behalf of residents to amend the approved working hours to exclude Saturdays and Sundays, to reduce the effect the work would have on them.

 

(c)     In response to the observations of the local member, the Senior Planning Officer - Minerals and Waste noted that condition 21 stated that the applicant would have to  ...  view the full minutes text for item 5.2

5.3

Application No. C18/0249/41/MG - Madryn Arms, Chwilog, Pwllheli pdf icon PDF 83 KB

Reserved matters application for the erection of 15 dwellings to include 5 affordable dwellings approved at outline stage under C14/0061/41/AM.

 

LOCAL MEMBER:    Councillor Aled Ll. Evans

 

Link to relevant background documents

Additional documents:

Minutes:

Reserved matters application to erect 15 residential dwellings to include five affordable units approved as an outline application under reference C14/0061/41/AM.

 

(a)     The Planning Manager expanded on the background to the application noting that the proposal involved a reserved matters application to include layout, scale, appearance and landscaping of the site. It was noted that the proposal would provide one two-bedroom affordable bungalow, 11 terraced and semi-detached houses with three-bedrooms (four of these affordable) and three detached, four-bedroom houses in accordance with the outline planning permission.

 

         It was highlighted that the original plans submitted proposed a plain design without any local features. The amended plans proposed a design that was considered to be better than the original plans, and it was not considered that the proposal could now be refused on the grounds of its design only.

 

         The development was acceptable in terms of relevant local and national policies for the reasons noted in the report.

                         

RESOLVED to approve the application.

 

Condition:

External finish.

5.4

Application No. C18/0780/20/LL - Fferm Plas Llanfair, Ffordd Caernarfon, Y Felinheli pdf icon PDF 126 KB

Siting of 4 seasonal holiday accomodation units in the form of shepherd huts together with a shower hut (amended application to that refused under reference number C18/0393/20/LL).

 

LOCAL MEMBER:    Councillor Gareth Wyn Griffith

 

Link to relevant background documents

Additional documents:

Minutes:

Siting of four seasonal holiday accommodation units in the form of shepherds' huts together with a shower hut (amended application from that refused under reference C18/0393/20/LL).

 

(a)     The Senior Development Control Officer elaborated on the background to the application and noted that the application had been deferred at the Committee meeting held on 15 October 2018 in order to undertake a site visit. Some members had visited the site prior to the meeting.

 

         It was noted that the proposal was not acceptable in principle based on its location, scale and detrimental impact on the amenities of the local area.

 

         It was explained that the application site was located in the corner of an open field on the coast near the banks of the Menai Strait. It was noted that despite the surrounding area not being recognised or designated a special landscape it was believed that the proposal would have a detrimental impact on the character and feel of the local landscape/park land as it would create an intrusive development in a rural landscape.

 

         It was recommended to refuse the application on the grounds of the detrimental impact on visual amenities and the detrimental impact of the proposed development on residential and general amenities of nearby residents.

 

(b)     Exercising her right to speak, an objector noted the following main points:-

·         That she represented a group of seven houses at Llanfair Hall;

·         The location of the units had been moved a little from the location on the original application but that they would continue to be a blot on the open landscape;

·         The proposal would have an impact on wildlife and biodiversity;

·         Concern regarding the impact on the tranquillity of the area;

·         Concern about its impact on the Anglesey Area of Outstanding Natural Beauty;

·         Approving the application would set a precedent for such developments on the banks of the Menai Strait.

 

(c)     The local member (not a member of this Planning Committee) noted the following main points:-

·         That he had supported the application at the previous meeting and that he remained supportive of the application;

·         The residents of Llanfair Hall had contacted him for the first time on the morning of the meeting;

·         The development would be located approximately 130 metres away from the houses;

·         The units were seasonal and would be removed;

·         The proposal complied with tourism and economic policies;

·         The units would be screened by the trees and would not have an impact on the residents;

·         The Transportation Unit did not object to the proposal;

·         Understood that the house closest to the development was a second home;

·         Asked the Committee to accept that which the applicant had stated at the previous meeting and to support local people.

 

(ch)  It was proposed and seconded to refuse the application.

 

During the ensuing discussion, members noted the following main observations:

 

·         Although they sympathised with the applicant, the development was in the wrong location. The applicant should discuss with the officers whether there was a better location on their land that was less visible;  ...  view the full minutes text for item 5.4

5.5

Application No. C18/0640/18/LL - The Bull Inn, High Street, Deiniolen pdf icon PDF 115 KB

Change of use of former public house into holiday accomodation.

 

LOCAL MEMBER:    Councillor Elfed W. Williams

 

Link to relevant background documents

Additional documents:

Minutes:

Change of use of former public house into holiday accommodation.

 

(a)     The Planning Manager noted that officers had noticed the need for the applicant to submit a business plan and that the applicant was not at fault in any way. It was noted that a business plan had been received on 2 November. A request was, therefore, made to defer the application in order that the officers could consult on the business plan and consider it as part of the assessment.

 

RESOLVED to defer the application.

5.6

Application No. C18/0718/39/LL - Land by Tŷ Adda, Abersoch, Pwllheli pdf icon PDF 105 KB

Vary condition 2 on planning permission C17/1161/39/LL to revise depth of balcony from 1.5 meters to 2.5 meters.

 

LOCAL MEMBER:    Councillor Dewi W. Roberts

 

Link to relevant background documents

Additional documents:

Minutes:

Amend condition 2 on planning permission C17/1161/39/LL in order to amend the balcony depth from 1.5 metres to 2.5 metres.

 

(a)     The Planning Manager elaborated on the background to the application, stating that the proposed balcony was situated approximately 18 metres from the nearest residential dwelling and the house would also be at an angle compared with the location of the surrounding houses that would avoid direct overlooking into any house. Nevertheless, the potential of overlooking into adjacent private gardens had to be considered but, in this case, it was considered that the distance between the new house and the nearby houses and their gardens prevented this from occurring at a level that would be considered unacceptable. It was noted that the proposal was unlikely to harm the amenities of nearby residents.

 

The development was acceptable in terms of relevant local and national policies for the reasons noted in the report.

 

(b)     Exercising his right to speak, the applicant’s agent noted the following main points:-

·         It was a small, 1 metre extension to the width of the balcony;

·         Much discussion had taken place about the proposal with officers;

·         Agreed with the officers' recommendation;

·         Consideration had to be given to the objections received.

 

(c)     The local member (not a member of this Planning Committee) noted the following main points:-

·         Nearby residents were concerned about the impact of the proposal on their privacy;

·         A condition had been imposed on the previous application that use of the balcony would be restricted to a footway only;

·         He had received a number of complaints about the impact of the development of holiday homes on the privacy of residents;

·         The distance between the balcony and the nearest residential dwelling was not much;

·         Should the application be approved, a condition should be imposed so that the doors to the balcony would be opaque glass, and that it would have a high level handrail with opaque glass surrounding the entire balcony.

 

(ch)   It was proposed and seconded to approve the application.

 

         A member noted that the proposal would not lead to a great deal of difference in the size of the balcony and that the principle of the development had already been confirmed.

 

RESOLVED to approve the application.

 

         Conditions:

1.    Five years

2.    In accordance with plans

3.    The slates on the roof and the materials of the external walls are required to be in accordance with that agreed in application C18/0613/39/AC

4.    Completion of the landscaping plan in accordance with the plan approved in application C18/0613/39/AC

5.    Removal of permitted development rights for curtilage buildings

6.    No surface water / land drainage to connect with the public sewer

7.    Separate disposal of surface and foul water from the site

5.7

Application No. C18/0873/40/LL - Land opposite Tŷ Gwyn, Rhosfawr, Y Ffor, Pwllheli pdf icon PDF 90 KB

Erect stables and agricultural feed and machinery store.

 

LOCAL MEMBER:    Councillor Peter Read

 

Link to relevant background documents

Additional documents:

Minutes:

Erect a stable and a feed and agricultural machinery store.

 

(a)     The Planning Manager elaborated on the background to the application, and stated that the application had been submitted to the Committee as it was an application by a close relative of a current member of staff of the Planning Service.

 

         It was noted that the proposal involved the erection of a stable building and small store adjacent to an existing property. It was explained that the closest property, Pen Cefn, was over 50 metres away from the development site and this was considered to be a more than reasonable distance to ensure that there would not be any substantial detrimental impact on their amenities.

 

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.

 

A member enquired whether it would be possible to ask the applicant to sign a 106 agreement restricting it to agricultural use only in order to prevent future conversion into a holiday home.

 

In response, the Planning Manager noted that this would be unreasonable and rit was recommended to impose a condition restricting the use to agricultural use only. The Senior Solicitor explained that if it were possible to deal with the matter through a condition, a condition should be imposed rather than a 106 agreement.

 

In response to an observation by a member regarding change of use, the Senior Solicitor noted that the application was for a specific purpose but an application could be made in future.

 

RESOLVED to approve the application.

 

         Conditions:

1.    Commence within five years.

2.    In accordance with the plans.

3.    Agricultural condition