Agenda and minutes

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

a)    Councillor Gruffydd Williams (a member of this Planning Committee), in relation to item 5.3 on the agenda (planning application number C19/0733/41/LC) as his girlfriend has a building site in Chwilog. 

Councillor Simon Glyn (a member of this Planning Committee), in relation to item 5.5 on the agenda, (planning application number C19/1127/46/DT), as he was the applicant's brother.

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

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

·    Councillor Jason Wayne Parry (not a member of this Planning Committee) in relation to item 5.1 on the agenda, (planning application number C19/0524/14/R3)

·    Councillor Eirwyn Williams (a member of this Planning Committee), in relation to item 5.2 on the agenda (planning application number C19/0890/35/MG)

To accept any apologies for absence.

Apologies were received from Councillors Louise Hughes and Dilwyn Lloyd

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

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on January 13^th 2020, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 13 January 2020, as a true record. 

To submit the report of the Head of Environment Department.

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

Full application for the construction of 4 self-contained living units, creation of estate road with associated services

LOCAL MEMBER:    COUNCILLOR JASON WAYNE PARRY

Link to relevant background documents

Full application to erect four self contained living units to be used as temporary accommodation for the needs of vulnerable individuals; creation of access road together with associated resources. 

Attention was drawn to the late observations form that had been received

a)    The Planning Manager elaborated on the background of the application and noted that the proposed development site was located on part of the former Canolfan Segonitwm site and within the development boundaries of the town of Caernarfon, designated in the Local Development Plan as an Urban Service Centre.  It was highlighted that the last use of the site was by Ysgol Pendalar and Canolfan Segontiwm (a Day Centre for adults with learning disabilities).  It was noted that the site's use ended some years ago and all the buildings had been demolished leaving only concrete floors in place.

It was explained that the proposal was to erect four units / living pods designed and provided to satisfy the needs of vulnerable individuals. It was added that the units would be temporary accommodation to assist users to stabilise their lives and move forward to more permanent accommodation.  It was noted that the pods would be in the Council's ownership and managed as short term accommodation via the Council, in partnership with a registered social landlord.

It was considered that the size (fairly small one-storey), location, elevations and external finishes of these units were acceptable and designed for a specific purpose and they would not cause a detrimental visual impact.  It was considered that the distances between the new buildings and the boundary with the rear of Llys Talar houses was acceptable and would not have a substantial detrimental effect on the amenities of nearby residents.  It was acknowledged that observations had been received from residents of Ffordd Cwstenin, Ffordd Llanbeblig and Stryd y Faenol in the form of a petition that was concerned about the impact of the development on their amenities and the area in general.

In the context of highway matters, it was reported that it was proposed to undertake improvements to the road including widening the existing road and to create a footpath together with an area to turn in towards the units.   It was added that the site was in an accessible location, approximately 400-500m from the town centre whilst the layout and design would ensure access to a wide range of users. The Transportation Unit did not have any objection to the proposal.

In the context of archaeological matters, it was noted that the site was located near the Roman fort of Segontium which was a scheduled monument.  It was highlighted that discussions had taken place regarding the impact of the proposed development on the scheduled monument. As a result of the observations and concerns raised by CADW and the Gwynedd Archaeological Planning Service, a full second consultation was conducted with the specialist bodies and responses were received with conditions for consideration.

Having considered all relevant planning matters, including local and national  ...  view the full minutes text for item 6.

Reserved matters application for the demolition of existing buildings and construction of 7 living units approved at outline stage under reference C17/0912/35/AM

LOCAL MEMBER: COUNCILLOR EIRWYN WILLIAMS

Link to relevant background documents

Reserved matters application for the demolition of existing buildings and the erection of seven residential units approved under outline application reference C17/0912/35/AM

a)    The Planning Manager elaborated on the background and noted that the application before them was to solely assess the design and landscaping of the units, as the principle and matters relating to access, layout and scale had already been approved under the outline application.  It was emphasised that two out of the seven residential units were affordable units.   It was noted that work in relation to the development before them had commenced on the site, and the existing buildings had already been demolished, however, full planning permission did not currently exist on the site, and therefore work had ceased for now. 

Following a period of public consultation, observations were received regarding the height of the buildings. It was explained that the scale has already been approved under the outline permission, and the plans submitted as part of this current application complied with the details approved under the outline permission. It was noted that the plans submitted as part of the current application confirmed that the scale and height of the dwellings continued to be in line with the details approved under the outline permission, and confirmed the finished floor levels that also released condition 13 of the outline permission. The block design confirmed the hard and soft landscaping finishes, that released the reserved matters element under condition 3 of the outline permission, in addition to the requirement for a landscaping scheme under condition 14. It was noted that the proposed design was simple, and it was proposed to finish the dwellings with slate roofs and external walls in white and grey coloured render.

Attention was drawn to the late observations form that had been received. It was highlighted that the application site did not have a public footpath running past the side of the site.  The site was entirely within the Cricieth development boundary, and situated within an area of varied design features including a mix of different dwellings and commercial buildings.  The proposed design, finish and landscaping was simple, and it was noted that it was in keeping with area, and acceptable in terms of its visual impact. It was explained that the proposal before them would not have a detrimental effect on general amenities or the privacy of nearby residents.

It was confirmed that the reserved matters in the outline permission for the demolition of the former property and the erection of seven residential units under reference C17/0912/35/AM were acceptable and in accordance with planning policies. 

b)    Taking advantage of the opportunity to speak, the Local Member noted that he had no objection to the application.

c)    It was proposed and seconded to approve the application in accordance with the recommendation.

ch) During  ...  view the full minutes text for item 7.

Application to vary condition 1 of C14/0061/41/AM and condition 1 of C18/0249/41/MG in order to extend the time period to commence work and amend the layout and design of the proposed dwellings and the proportion of affordable dwellings in the associated S106 agreement

LOCAL MEMBER: COUNCILLOR ALED EVANS

Link to relevant background documents

Application to vary condition 1 of C14/0061/41/AM and condition 1 of C18/0249/41/MG to extend the period to commence the work, amend the setting and design of the proposed dwellings together with the portion of affordable housing in the associated 106 agreement.

a)    The Planning Manager elaborated on the background of the application and explained that it was a full application to vary condition 1 of planning permission C14/0061/41/AM and condition 1 of planning permission C18/0249/41/MG to extend the period to commence the work, amend the setting and design of the proposed dwellings together with the portion of affordable housing in the associated 106 Agreement.  It was explained that outline planning permission and a reserved matters permission had already been given under reference numbers C14/0061/41/AM and C18/0249/41/MG to erect 15 dwellings to include five affordable units.  It was noted that the application before them entailed amending the setting and design of the houses together with reducing the portion of affordable housing from five to two.

It was explained that the proposal's principle had already been accepted and established via the outline planning permission and reserved matters that had already been granted on the site.  It was noted that these consents, determined in accordance with the Unitary Development Plan at the time and the other relevant policies, remained on the site and established the principle of the current proposal.    This was a material planning consideration.  Attention was drawn to the need to consider whether circumstances or the planning policy position had changed since these applications were originally approved, and to assess the amendments against current policies. By now, the Anglesey and Gwynedd Local Plan had been adopted and therefore there had been a material change in the policies since determining the principle of the previous outline application.

It was highlighted that under the Local Development Plan the percentage of affordable housing was less than what was required under the Unitary Development Plan.  Although the previous permissions provided five affordable units, the proposal to provide two units now complied with the requirements of current planning policy (TAI 15).  It was explained that these affordable units were located in the centre of the site and were two-bedroom houses in compliance with the area's need for affordable housing and confirmed by the Strategic Housing Unit.    

It was noted that the proposal offered an appropriate mix of 11, three-bedroom houses (some with and without connected garages and different sized gardens) two, two-bedroom (affordable) houses and two, four-bedroom houses.   It was added that this offered more variety compared to the previous plan that offered 11 three-bedroom houses, three four-bedroom houses and one two-bedroom bungalow.    Confirmation had been received from the agent that the proposed mix was based on the Gwynedd Housing Need Assessment.  

It was noted that visual, general and residential amenities and transportation matters were acceptable.   It was added that there was no change to open spaces of recreational value or educational facilities.

It was considered that the development continued to comply with current housing policies  ...  view the full minutes text for item 8.

Siting of 18 touring holiday units, siting of a mobile shepherd's hut used as washing facilities for the touring units, create roadways together with environmental improvements including walkways and landscaping

LOCAL MEMBER: COUNCILLOR SION JONES

Link to relevant background documents

Siting of 18 touring holiday units, siting of a mobile shepherd's hut used as washing facilities for the touring units, create roadways together with environmental improvements including walkways and landscaping

a)    The Planning Manager elaborated on the application's background and noted that the existing planning permission allowed the siting of 63 touring caravans, six camping pods and two late arrival pitches. It was explained that this was a full application to extend the existing touring caravan site to site 18 additional touring units (caravans, motor homes, tents and trailer tents). It was explained that the touring units would be moved to a storage site within the existing caravan site outside the holiday season.

It was emphasised that the site was located in a field which was relatively hidden due to the presence of trees and hedgerows along its boundaries. The lie of the land along with existing landscaping at the boundaries created a site that was hidden from public places. The plan submitted with the application indicated the intention to reinforce the existing hedgerows with further planting, and this would reduce any impact on the landscape, and it was noted that the proposal would have no detrimental impact on the rural character and atmosphere of the local landscape. It was also noted that neither the site nor the nearby area had been recognised or designated as a landscape of any special interest, and therefore there was less emphasis on safeguarding the landscape. It was stressed that the enclosed site meant that the site was not visible from the house of the nearest neighbour and this application would not have a substantial additional detrimental impact on the amenities of houses in the vicinity.

It was explained that the site was served by an existing entrance off a class 2 county highway. There was no intention to modify the entrance. It was noted that the Transportation Unit had no concerns about the proposal's effect on any road or proposed road and bearing in mind the scale of the development there was no expectation there would be any significant increase in transportation levels.  It was emphasised that the proposal was acceptable in terms of road safety. 

It was explained that the proposal was in compliance with all the requirements of relevant policies and was acceptable based on its location, setting, scale and impact on the visual amenities of the local area.

b)    It was proposed and seconded to approve the application in accordance with the recommendation.

c)    During the ensuing discussion, the following main observations were noted by members:

·         The definition of 'touring' caravans was unclear as to all intents and purposes they were static caravans apart from the fact that they were removed for storage in the winter. 

·         It was noted, referring to the relevant planning history in the application, that this site in the past had been extended from 35 to 50 touring caravans and it continued to extend.  Concern was expressed about the  ...  view the full minutes text for item 9.

Erection of residential annexe

LOCAL MEMBER: COUNCILLOR SIMON GLYN

Link to relevant background documents

Construction of residential annexe 

a)    The Planning Manager elaborated on the application's background and noted that is was an application to demolish an existing outbuilding and erect a single-storey building in its place to be used as a residential "annexe" ancillary to the main house.   The site was within the garden of "Tan y Bwlch", which was a detached property near the hamlet of Garn Fadryn, and outside any development boundary as defined by the Anglesey and Gwynedd Joint Local Development Plan.   The site was within a designated Area of Outstanding Natural Beauty.

It was explained that the application had been submitted before the Committee as the applicant was a relation to a Council Member.

It was considered that the design and proposed materials were acceptable and would not impair the character or appearance of the area. 

b)    Taking advantage of the right to speak, the applicant noted the following main points:-

·         That the annexe did not impair the landscape

·         The building was more in-keeping than the existing - better for the environment.

c)    It was proposed and seconded to approve the application.

ch)  In response to a question regarding enforcement issues to prevent the house from becoming a holiday home in the future, it was highlighted that a condition had been imposed stating that it was for residential use in connection with the house only.

RESOLVED to approve the application

          Conditions:

1.    Five years

2.    Development to comply with the approved plans

3.    Residential use to be ancillary to the house only

Notes : Welsh Water

                        Natural Resources Wales