skip to main content

Agenda, decisions and minutes

Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions

Contact: Lowri Haf Evans  01286 679878

Media

Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Apologies were received from Councillors Dilwyn Lloyd, Gareth A. Roberts and Owain Williams. Apologies were also received from Councillor W. Gareth Roberts and Councillor Dewi Roberts (Local Members)

 

2.

DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

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

Additional documents:

Minutes:

a)    Councillor Berwyn Parry Jones in items 5.4 and 5.5 on the agenda, (planning application numbers C19/0950/21/LL and C20/0848/11/LL) as he was a member of the Board of Adra.

 

The Member was of the opinion that it was a prejudicial interest, and he withdrew from the meeting during the discussion on the application.

 

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

 

Councillor Paul Rowlinson and Councillor Dafydd Meurig (not members of this Planning Committee), in relation to item 5.4 on the agenda, (planning application number C20/0950/21/LL)

 

Councillor Steve Collings (not a member of this Planning Committee), in item 5.5 on the agenda (planning application number C20/0848/11/LL)

 

3.

URGENT ITEMS

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

Additional documents:

Minutes:

None to note

 

4.

MINUTES pdf icon PDF 252 KB

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 16th November 2020, be signed as a true record.

Additional documents:

Minutes:

The Chair signed the minutes of the previous meeting of this committee, held on 16 November 2020, 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.

 

6.

Application No C19/0752/30/LL Canolfan y Felin Uchaf, Rhoshirwaun, Pwllheli, Gwynedd pdf icon PDF 276 KB

Siting of 4 glamping cabins, shower and toilet block together with the siting of 12 tents to be used by residents of the Felin Uchaf Centre

 

LOCAL MEMBER: Councillor W Gareth Roberts

 

Link to relevant background documents

Additional documents:

Decision:

DECISION: To delegate the right for the Assistant Head of Environment Department to refuse the application on the grounds of the following reasons:-

 

Reasons:

 

·         The proposal involves the creation of a new static alternative camping accommodation site within a Special Landscape Area. Policy TWR 3 of the Gwynedd and Anglesey Joint Local Development Plan, 2017, does not permit the development of new alternative static camping sites within Special Landscape Areas. The proposal, therefore, is contrary to the requirements of policy TWR 3 of the Anglesey and Gwynedd Joint Local Development Plan, 2017.

 

·         The proposal is contrary to criteria number 2, 4 and 7 of policy TWR 5 of the Gwynedd and Anglesey Joint Local Development Plan, 2017, on the grounds that the proposal would create an excess of hardstanding areas; no evidence has been received as to why the additional facilities are required and the tent pitch will be used for 12 months a year. The proposal, therefore, does not comply with all requirements of Policy TWR 5 of the Anglesey and Gwynedd Joint Local Development Plan, 2017.

 

·         The proposal involves the creation of a new alternative camping accommodation site in open countryside and way outside any development boundary.  In addition, it is not considered that the proposal makes use of a suitable site in the countryside as it is an unsustainable site where the majority of the visitors would be dependent on private vehicle use. The proposal, therefore, does not comply with all requirements of Policy TWR5, PS4, PS5 and PS14 of the Anglesey and Gwynedd Joint Local Development Plan, 2017, along with the advice contained in Supplementary

 

 

 

Planning Guidance: Tourist Facilities and Accommodation 2019 and Planning Policy Wales, Edition 10, 2018.

 

Minutes:

Installation of 4 glamping cabins, toilet and shower block as well as the siting of 12 tents to be used by the residents of Canolfan Felin Uchaf

        

a)    The Planning Manager elaborated on the background of this application noting that this was a full application to install four self-service glamping cabins, erect ancillary building to include toilets/showers, create a camping site and other work that would include the creation of an access driveway, access paths, landscaping, utility connection and installation of septic tank with associated water soakaway. It was explained that the site was located in open countryside, outside any development boundaries, within the Western Llŷn Special Landscape Area and approximately 800m to the north-west of the Llŷn AONB.  It was reported that the proposal was associated with the Felin Uchaf Eco Educational Centre.

 

It was noted that the applicant had explained that the four cabins would be installed with anchors to the ground. They would be anchored to the ground using ground screws, which would enable the cabins to be moved off the site if necessary for storage and maintenance purposes. It was highlighted that officers were of the opinion that the nature of the four cabins was permanent given that electricity/water/sewerage would be connected individually to each cabin. Considering these elements, the proposal would involve establishing permanent and static elements in nature and, therefore, the statement made by the applicant that Policy TWR5 was the only relevant policy for considering this application, could not be agreed upon. It was added that the Planning Inspector, in a recent appeal judgement in Gwynedd (APP/Q6810/A/19/3243019) for the siting of four canvas safari tents on a timber pole frame, footpaths, access track and parking area had noted that all of these elements equated to the creation of a permanent alternative camping feature, although the tents would be moved from the site at the end of each term. This appeal had been refused based on the failure to comply with the criteria of Policy TWR3 rather than compliance with the criteria of Policy TWR5.

 

In addition, as the site was located within the Western Llŷn Special Landscape Area (SLA), consideration had to be given to criterion 1 of Policy TWR3, which stated "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".

 

Having considered all relevant planning matters, including local and national policies and guidance, as well as the observations received, it was considered that this proposal was unacceptable as it was unable to satisfy the requirements of the relevant policies.

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

·         Although the cabins were permanent structures, they would be removed during the closed Winter season. It was explained that the six screws prevented the structure from sinking into the soft clay of the Rhoshirwaun area and that these should not be considered as a permanent  ...  view the full minutes text for item 6.

7.

Application No C19/1204/39/LL Venetia, Lôn Sarn Bach, Abersoch, Pwllheli, Gwynedd pdf icon PDF 326 KB

Proposed 6 holiday let apartments through the conversion and extension of main building and demolition of existing dwelling to rear of site and replacement with new accommodation blocks

LOCAL MEMBER: Councillor Dewi Roberts

Link to relevant background papers

 

Additional documents:

Decision:

DECISION: To refuse the application

 

Reasons:

 

1.    The proposal is unacceptable due to its scale, loss of a house from the housing stock, location of the site within a residential areas and there is an excess of this type of accommodation in the area where 42.29% of the housing stock are second homes.  The proposal is therefore considered to be contrary to criteria ii, iii, iv and v of policy TWR 2 of the Anglesey and Gwynedd Joint Local Development Plan.  Consequently, it is not considered that the proposal would create a high quality development in terms of design, setting or location and is therefore contrary to the requirements of policy TWR 2 of the Anglesey and Gwynedd Joint Local Development Plan and Supplementary Planning Guidance: Holiday Accommodation (July, 2011).

 

2.    The Local Planning Authority has not been convinced that measures such as bilingual signs and Welsh names would be sufficient mitigating measures in terms of improving and contributing positively to the Welsh language and Welsh culture in an area that is already under pressure in terms of language skills together with second homes / holiday units. Based on the information received, it is considered that the proposal is therefore contrary to point 3 of policy PS 1 of the LDP as it is likely to cause harm to the community's character and language balance in a way that cannot be avoided or satisfactorily mitigated.

 

3.    The proposal would not add to or enhance the character and appearance of the site in terms of its setting, appearance, scale, height and mass, and it would create an obtrusive and dominating feature in the local landscape that would be visible from public spaces and that would not respect the context of the site.  Therefore, it is considered that the proposal is contrary to criteria 1 and 2 of Policy PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan.

 

4.    The proposal would cause significant detrimental harm to the occupants of nearby housing together with holiday unit users on the grounds of more activities, disturbance, noise, over-looking and loss of privacy and therefore the proposal is contrary to criterion 7 of Policy PCYFF 2 of the Anglesey and Gwynedd Joint Local Development Plan.

 

 

5.    Parking provision on the site is insufficient to serve the proposal and is therefore likely that the proposal will lead to on-street parking in a village where parking provision is under pressure, especially during the holiday season, affecting road safety and it is therefore contrary to the requirements of Policy TRA 2 and TRA 4 of the LDP.   

 

Minutes:

Demolish existing building and construct 6 new dwellings

Attention was drawn to the late observations form.

a)    The Planning Manager elaborated on the background of the application, and noted that this was an application to create six self-contained holiday flats.  Three self-contained holiday flats would be created by converting and extending the existing hotel/restaurant and the other three units would be created by demolishing the small dwelling at the back of the site and disposing a static caravan and erecting a new two-storey and one-storey building in their place.  It was explained that the current use of the site included a five bedroom hotel and restaurant in a traditional and substantially sized building with a small dwelling and caravan for hotel staff use at the back of the site.

 

It was reported that the proposal was unacceptable due to its scale, loss of a house from the housing stock, location of the site within a residential area and there was an excess of this type of accommodation in the area where 42.29% of the housing stock were second homes. It was considered that the proposal was contrary to criteria ii, iii, iv and v of policy TWR 2 of the LDP (as it would not create high quality accommodation in terms of design, setting or location) and also Supplementary Planning Guidance: Holiday Accommodation (July, 2011).

 

In the context of linguistic matters, there was no requirement to submit a Welsh Language Statement under Policy PS1 of the LDP. However, in accordance with the content of the Supplementary Planning Guidance:  Maintaining and Creating Distinctive and Sustainable Communities, applicants were encouraged to present a record of how consideration had been given to the Welsh language when drawing up the planning application.

 

The Language Unit's summary opinion stated that they disagreed with the conclusion of the submitted language statement and stated that a negative impact was more likely as it was a development for holiday units rather than contributing to the permanent housing stock in an area where the Welsh language was vulnerable. Observations had been received stating that a local company would receive the language contract, there would be Welsh names on the units, that bilingual signs would be erected and that holiday units could lead to people supporting local businesses while visiting the area.  However, the Language Unit was of the opinion that the statement submitted did not show any understanding of the local area's language situation. As there was a fundamental objection to the proposal, officers had not raised these concerns with the applicant's agent as the receipt of an amended Language Statement in itself would not overcome the other policy concerns highlighted in the assessment.

 

In the context of visual amenities, attention was drawn to criteria requirements and it was considered that the proposal did not add to or enhance the character and appearance of the site, the building or the area in terms of setting, appearance, scale, height and mass.  It was considered that it would create an obtrusive  ...  view the full minutes text for item 7.

8.

Application No C20/0538/03/LL Ffordd Wynne, Blaenau Ffestiniog pdf icon PDF 351 KB

Demolition of existing building and erection of 6 new dwellings

 

LOCAL MEMBER: Councillor Glyn Daniels

 

Link to relevant background papers

Additional documents:

Decision:

The application was deferred in order to consider late information.    

 

Minutes:

The application was deferred in order to consider late information.    

 

9.

Application No C19/0950/21/LL Land by Maes Bleddyn, Bethesda pdf icon PDF 301 KB

Erection of 30 dwellings including 15 affordable dwellings, new access parking together with infrastructure.

 

LOCAL MEMBER; Councillor Paul Rowlinson

 

Link to relevant background papers

 

Additional documents:

Decision:

DECISION: To delegate the right for the Assistant Head of the Environment Department to approve the application subject to the applicant completing a Section 106 agreement to transfer the units to a housing association and to secure a financial contribution for educational provision and the following conditions:

 

1.         Five years.

2.         In accordance with the documents/plans submitted with the application.

3.         Natural slate.

4.         Samples of materials and colours for the houses as well as details of the solar panels to be agreed with the LPA.

5.         Highway conditions to include ensuring traffic calming measures.

6.         Soft and hard landscaping.

7.            Submit details of any structure/building to be constructed within the water pumping station compound.

8.            Development to be undertaken in accordance with the mitigation measures referred to in the Preliminary Ecological Report and the Stage 1 Extended Species Survey.

9.            Biodiversity mitigation measures conditions.

10.          Working hours limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and no working at all on Sundays and Bank Holidays.

11.          Noise level restrictions during the construction period.

12.          Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.

13.          Ensure a plan/arrangements to provide the affordable units.

14.          Removal of general development rights for the affordable units.

15.          Submit a Construction Method Statement including parking provision for the builders' vehicles. Also note no parking on the public highway during the construction period.

16.          To secure road improvements before occupying the permitted units

17.          Submit an Environmental Management Plan to include noise, vibration and dust.

18.          Submit outdoor lighting details to be agreed with the LA before they are installed.

19.          Ensure compliance with SP 5837: 2012 with regard to tree safety.

20.          Archaeological mitigation measures condition.

 

Note: Inform the applicant of the need to submit a sustainable drainage strategy plan for approval by the Council's Water and Environment Unit.

 

Note: Inform the applicant of the response of Welsh Water referring to a public sewer that crosses the site.

 

Minutes:

Construction of 30 houses including 15 affordable housing, new access, parking as well as associated infrastructure.

 

            Attention was drawn to the late observations form.

           

a)    The Planning Manager elaborated on the background of the application noting that it was a full application for the provision of 30 affordable residential units, a new access, parking spaces as well as associated infrastructure on a parcel of agricultural land that was located and recognised as housing site T66 within the development boundary of Rachub.

 

The aim of the proposal was to provide 30 affordable, residential units (including four bungalows), ranging from two-bedrooms to four-bedrooms. The rent levels of the affordable units would be in accordance with the requirements of the Welsh Government Rent Policy and Adra as a Registered Social Landlord and would be allocated to people on the Council's Options Team Housing List or/and registered with Adra in accordance with the local renting policy. Confirmation had been received from the applicant (Adra) that the application to receive IHP4 Innovative Housing Programme (Wales) grant funding from Welsh Government to build all residential units as affordable units, had been successful.

 

It was highlighted that prior discussions had been held between Adra and the Council's Strategic Housing Unit. It was added that the application had been selected to be included on the contingency plans list in the Transfer Programme Plan to receive grant monies and would be funded via the Welsh Government Social Housing Grant. It was recognised that the proposal responded to a recognised need, it provided an appropriate mix of units and had been designated for housing in the LDP. The proposal was deemed to be in accordance with the requirements of Policies TAI8 and TAI15 of the LDP, along with the advice included in the SPG: Housing Mix and Affordable Housing. 

 

The proposal would involve creating a new access for vehicles and for pedestrians off the adjacent class III county road together with creating parking provision for each house within the development. In addition, it was highlighted that the applicant had agreed to undertake additional work which provided traffic calming measures along the county road with associated signs. The Transportation Unit confirmed that it had no objection to the development despite the public's concerns about road safety. It was added that relevant conditions would address these concerns.

 

Given the observations of the Welsh Language Unit on the development, it was explained that they were of the opinion that the type of units offered here would appeal to families. It was considered that this was likely to have a positive impact and add to the fairly strong Welsh-speaking population that was already in the area. Consequently, the proposal was acceptable under the requirements of Policy PS1 and the SPG: Maintaining and Creating Unique and Sustainable Communities.

 

When considering educational matters, it was highlighted that Ysgol Gynradd Llanllechid was already over capacity, but there was enough capacity available at Ysgol Dyffryn Ogwen. Therefore, there was justification to ask for a  ...  view the full minutes text for item 9.

10.

Application No C20/0848/11/LL 137 Stryd Fawr, Bangor, Gwynedd, LL57 1NT pdf icon PDF 391 KB

Erection of a building to provide 12 no. supported living residential flats, ground floor office space and associated development including car park to the rear.

 

LOCAL MEMBER: Councillor Steve Collings

 

Link to relevant background papers

Additional documents:

Decision:

 

DECISION: To delegate the right for the Assistant Head of the Environment Department to approve the application, subject to the following conditions:-

 

1.    Five years.

2.    In accordance with the plans/documents submitted with the application.

3.    Samples of materials and colours for the building to be agreed with the LPA.

4.    Highways conditions.

5.    Development to be undertaken in accordance with the recommendations in the Walking Ecological Survey and Desk-top Study.

6.    Working hours limited to 8:00 - 18:00 during the week, 08:00 - 13:00 on a Saturday and no working at all on Sundays and Bank Holidays.

7.    Submission of a Construction Method Statement to be agreed with the LPA.

8.    Agree on details regarding Welsh names for the development together with advertising signage informing and promoting the development within and outside the site.

9.    Ensure a plan/arrangements to provide the affordable units.  

10.  Condition to submit an Archaeological Programme to be agreed with the LPA.

 

Note: Refer the applicant to Welsh Water advice.

Note: Sustainable Drainage Systems requirements.

 

Minutes:

 

Construction of a building to provide 12 supported living flats, offices on the ground floor together with associated developments to include parking spaces in the back. 

 

Attention was drawn to the late observations form.

 

a)            The Planning Manager elaborated on the background of the application noting that it was a full application submitted by a registered social landlord to provide 12 affordable flats. The proposal would provide living support in self-contained residential units to those who were homeless and needed some support as they transferred to an affordable dwelling.  It was noted that the site was located on the upper part of the High Street in Bangor city centre.

 

It was reported that Policy TAI1 stated that in the Sub-regional Centre of Bangor and the Urban Service Centres, housing to meet the Plan's strategy would be delivered through housing allocations together with suitable windfall sites within the development boundary. The Bangor indicative supply level over the term of the Local Development Plan was 969 units and during the period between 2011 and 2020, a total of 643 units had been completed. It was added that the windfall land bank in April, 2020 included 131 units with further planning consent for 70 units on designated sites. It was highlighted that the LDP noted an indicative figure of 115 houses on two further sites that had now been designated for housing in Bangor but had not received planning permission.  Considering the figures, approving the application would mean exceeding the indicative supply for residential developments in Bangor.

 

As a result, the applicant, in accordance with the requirements of the LDP, submitted a Housing Demand Statement and an Affordable Housing Statement undoubtedly confirming that there was a dire and essential need for this type of accommodation, not only in Bangor but throughout the whole of Gwynedd.  Statistics confirmed that one and two bedroom residential units (flats especially) were required mainly.  Including an office within the development would be essential to manage and administer and offer support with care and housing needs. It was added that the project had received a Clause 2 Homelessness grant from the Welsh Government. Consequently, it was considered that the proposal responded to a recognised need and provided an appropriate mix of units which was an opportunity to develop a high quality scheme in accordance with the requirements of Policy TAI8 and TAI15 of the LDP, along with the advice included in the SPG: Housing Mix and Affordable Housing. 

 

Along with the statements, a letter was submitted by the Cabinet Member for Housing and Property stating that the development was an essential development that would be a positive step to respond to the homelessness crisis in Gwynedd and Bangor. It was expressed that it would be a means of providing more suitable homes to be able to offer accommodation of an acceptable standard to those in Gwynedd Council's care. A letter of support was also submitted by the Council's Head of Housing and Property stating the importance of dealing immediately  ...  view the full minutes text for item 10.