Agenda, decisions and minutes
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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) |
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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) |
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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 |
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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. |
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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. |
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Application No C19/0752/30/LL Canolfan y Felin Uchaf, Rhoshirwaun, Pwllheli, Gwynedd 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 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. |
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Application No C19/1204/39/LL Venetia, Lôn Sarn Bach, Abersoch, Pwllheli, Gwynedd 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. |
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Application No C20/0538/03/LL Ffordd Wynne, Blaenau Ffestiniog PDF 351 KB Demolition of existing building
and erection of 6 new dwellings LOCAL MEMBER: Councillor Glyn Daniels Additional documents: Decision: The application was deferred in order to consider late
information. Minutes: The application was deferred in order to consider late
information. |
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Application No C19/0950/21/LL Land by Maes Bleddyn, Bethesda 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. |
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Application No C20/0848/11/LL 137 Stryd Fawr, Bangor, Gwynedd, LL57 1NT 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 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. |