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Agenda, decisions and minutes

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Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Apologies were received from Councillor Gareth Williams (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)    Cara Owen (Planning Manager) in item 5.3 on the agenda (planning application number C20/0764/32/LL) as she had personal connections with the family

 

The officer was of the view that it was a prejudicial interest and she left 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 Gareth M Jones (a member of this Planning Committee), in relation to item 5.1 on the agenda (planning application number C19/1174/42/LL)

 

Councillor Eirwyn Williams (a member of this Planning Committee) in relation to item 5.2 on the agenda, (planning application number C20/0698/35/LL)

 

Councillor Dewi Roberts, (not a member of this Planning Committee), in item 5.4 on the agenda, (planning application number C20/0835/39/AC)

 

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 256 KB

The Chairman shall propose that the minutes of the previous meetings of this committee, held on the 21st of December 2020 and 11th January 2021, be signed as a true record.

Additional documents:

Minutes:

The Chair signed the minutes of previous meetings of this committee, held on 21 December 2020 and 11 January 2021, 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 C19/1174/42/LL St Mary's Church, Lôn yr Eglwys, Morfa Nefyn, Pwllheli, Gwynedd pdf icon PDF 277 KB

Residential development of six dwellings, access and associated works

 

LOCAL MEMBER: Councillor Gareth T Morris Jones

 

Link to relevant background documents

 

Additional documents:

Decision:

To refuse the application

 

Reasons:

 

1.    The housing provision in Morfa Nefyn is already significantly higher than the provision set by the Joint Local Development Plan, and therefore it is not believed that the proposal would meet the acknowledged local need for housing. As a result, the development would lead to an overprovision of open market housing the community, which is contrary to the requirements of policy TAI 4 of the LDP and the settlement strategy included in policy PS 17.

 

2.    No sufficient reason has been provided within the application as to why an affordable unit cannot be provided on the site, and therefore the application is contrary to the requirements of Policy TAI 15 of the LDP.

 

3.    Due to the narrowness of the access route to the site and the detrimental impact on the flow and convenience of private and service transportation which will use it, it is likely that the development will have negative impacts on the amenities of local residents and users of Lôn yr Eglwys, including those who attend Ysgol Morfa Nefyn; therefore, the proposal is contrary to the requirements of policy PCYFF 2 of the LDP with regard to protecting the amenities of land users near development sites. 

 

On the basis of the information submitted in the Linguistic Statement, the LPA is not convinced that the development would not have a negative impact on the Welsh language, contrary to the requirements of policy PS1

Minutes:

Residential development of six dwellings, access and associated works

 

         Attention was drawn to the late observations form.

 

a)    The Planning Manager elaborated on the background of the application, noting that this was a full application for a residential development to include six detached dwellings, access road and associated works on the site of the former Catholic Church at Morfa Nefyn,that has by now been demolished.

 

It was highlighted that an appeal had been submitted in relation to the application due to the failure to determine the application within the target of 8 weeks. It was added that late information had been received from the agent regarding a public footpath and a revised language statement.

 

It was explained that policy TAI 4 noted the need for any housing proposals within coastal/rural villages to be of a scale, type and design that was in keeping with the character of the settlement.  A comparatively lower level of development was promoted for these Villages in order to protect their character and support the community need for housing or affordable housing for local need. In recognising that an offer of financial contribution had been made towards the provision of local affordable housing, the development would comprise six substantially sized open market houses that would add to the over-provision of housing in the settlement since the adoption of the LDP. 

 

In the context of affordable housing, as two or more units were offered as part of the proposed development, Policy TAI 15 notes that at least 10% of the units are expected to be affordable.  It is also noted in the policy, where the affordable housing requirement of a particular scheme falls below a single dwelling on the site, as in this case, then providing an affordable unit within that development will remain the priority.  None of the units proposed as part of the application are affordable and it was highlighted that the applicant had offered a financial contribution equivalent to 0.6 unit towards the provision of local affordable housing.   It is not clear why at least one affordable house could not be included as part of the plan and therefore it was considered that the plan did not meet the requirements of policy TAI 15.

 

In the context of language matters, it was highlighted that a Welsh Language Statement had been submitted with the planning application and reported that on the whole the impact of the development on the Welsh Language in the local community would be neutral and the affordable contribution would assist towards the provision for local people. However, it was noted that the Language Unit (in the late observations form) had noted, in their opinion that insufficient information had been submitted in the application's documents to support the opinion of a neutral impact.  A recommendation had been made for the applicant to reconsider the information and resubmit the statement prior to submission to the Planning Committee. Although additional information had been received (29/01/21) it did not respond to all the  ...  view the full minutes text for item 6.

7.

Application No C18/0698/35/LL Pines Care Home, The Pines Ffordd Penpaled, Cricieth, Gwynedd, LL52 0DE pdf icon PDF 305 KB

Application to extend a nursing home building and car park together with confirming the location of the existing biomass unit.

 

LOCAL MEMBER: Councillor Eirwyn Williams

 

Link to relevant background documents

Additional documents:

Decision:

To defer in order to give the objectors time to have an opportunity to prepare a video presentation of their objection

 

Minutes:

Application to extend a nursing home building and car park together with confirming the location of the existing biomass unit

a)    The Planning Manager highlighted that a request had been received from objectors to defer the application in order to give them time to prepare a video presentation of their objection. It was intended to re-submit the application at the next Committee meeting - 1 March 2021. It was added that the Local Member was aware of the situation and supported the request to defer the application.

 

b)    It was proposed and seconded to defer the decision.

 

RESOLVED:

 

To defer in order to give the objectors time to have an opportunity to prepare a video presentation of their objection

 

8.

Application No C20/0764/32/LL Gelliwig Farm Caravan Park, Botwnnog, Pwllheli, Gwynedd, LL53 8RG pdf icon PDF 246 KB

To extend the caravan park's holiday season from 8 to 12 months to be open throughout the year for holiday use

 

LOCAL MEMBER: Councillor Gareth Williams

 

Link to relevant background documents

Additional documents:

Decision:

To approve

 

Conditions:

1.    Holiday use and a register to be kept.

 

Minutes:

To extend the caravan park's holiday season from 8 to 12 months to be open throughout the year for holiday use

 

            Attention was drawn to the late observations form.

 

a)    The Senior Development Control Manager elaborated on the application's background, and noted that this was an application to extend the occupancy period on the static caravan holiday site so that there was a 12 month holiday season. It was reported that there was planning permission for 40 static caravans on the land and the existing permission restricted the occupancy of the caravans to between 1 March and 31 October in any year. 

 

It was highlighted that a Design and Access Assessment had been submitted to explain the application's background and in response to the call by the existing caravan owners to remain on the site over Christmas, New Year and February half term.  It was added that extending the holiday season was also a means to upgrade the site.

 

Reference was made to policy TWR 4 that supported proposals to extend the holiday season of existing static caravan and chalet sites provided it could be demonstrated that the accommodation was being used exclusively for holiday purposes and did not become the occupant’s main or sole place of residence.  It should also be ensured that the accommodation was suitable for occupation during the winter, that the extended season would not increase the consequences of an extreme flooding event and would not have a detrimental impact on the local environment.

 

It was considered that the application, with appropriate conditions to ensure that the static caravans were used for holiday purposes only and to maintain a register, was acceptable on policy grounds.  

 

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

·         That all the static caravans were in private ownership and some of the 'plots' had been in the occupancy of the same family since the 1970s.  

·         It was proposed to extend the season for the 40 static caravans to be open throughout the year for holiday purposes only. The application was in response to customers' requests to use the caravan for shorter periods throughout the year.

·         Extending the season would improve the standard of tourist accommodation facilities

·         In response to the concern regarding the pressure on the Local Health Service, the contract with the occupiers confirmed 2 conditions that would get to grips with the problem 

                                                  i.    The caravans were for holiday use only. Our owners cannot live permanently on the site.  As part of the annual contract, the owner had to provide proof of their main address, as a result of this the owners had been registered with their appropriate local health service.

                                                 ii.    The caravan site had already adopted an owners only park model; it meant that all the static caravans were in private ownership and as part of the agreement only the owners and their close families could use the caravan.  This meant that less use was made of the caravans than if they  ...  view the full minutes text for item 8.

9.

Application No C20/0835/39/AC Glyn Caravan Park, Lôn Garmon, Abersoch, Pwllheli, Gwynedd, LL53 7UL pdf icon PDF 254 KB

Application to remove condition 3 from planning permission 34/64/371'C' for a caravan site to approve the use of caravans throughout the year.

 

LOCAL MEMBER: Councillor Dewi Roberts

 

Link to relevant background documents

Additional documents:

Decision:

To approve

 

Conditions

1.         Holiday use only and a register must be kept of all users.

2.         All internal and external signs to be in Welsh only or bilingual with a priority given to the Welsh language.

 

Minutes:

Application to remove condition 3 from planning permission 34/64/371'C' for a caravan site to approve the use of caravans throughout the year

 

a)    The Planning Manager elaborated on the application's background and noted that it was an application to remove a condition preventing the use of caravans on a static caravan site between 1 November and 1 March of the following year. Such a permission would enable extending the occupation period for the site to have a 12 month holiday season. The proposal would increase the occupancy period for four months in the year, however, it was not intended to add to the existing number of static caravans, namely 25.  It was added that there would be no alterations or additions to the existing facilities on the site.

 

It was noted that policy TWR 4 supported proposals to extend the holiday season of existing static caravan and chalet sites provided it could be demonstrated that the accommodation was being used exclusively for holiday purposes and did not become the occupant’s main or sole place of residence. It should also be ensured that the accommodation was suitable for occupation during the winter, that the extended season would not increase the consequences of an extreme flooding event and would not have a detrimental impact on the local environment.

 

Having considered all the relevant matters, it was deemed that removing the condition in question was acceptable provided it was replaced with an appropriate condition to ensure the use of static caravans for holiday use only and that a full register of all unit users was maintained. Also, it was believed that imposing a condition to ensure bilingual signage within and outside the site was a way of highlighting the Welsh language within the development.

 

b)    Taking advantage of the right to speak, the Local Member made the following points:

·         He supported the application, however, he required confirmation of compliance and the conditions

·         Did the Council have the capacity to ensure enforcement? 

·         Accepted the need for fairness and consistency in caravan sites

·         Tourism was a major business in Pen Llŷn

·         Welcomed the suggestion for caravanners to give evidence that they had registered with a doctor at their main home

·         Need to ensure that the area's language and culture were protected

 

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

 

ch) During the ensuing discussion, the following observations were made by Members:

·           It would be difficult to justify refusal - TWR4 supported such applications

·           Local Members had a responsibility to keep an eye on the situation - it was suggested that the electoral list could be used to see if some were breaching the rules by using the caravan as their main or sole home.

 

RESOLVED: To approve the application

 

Conditions

 

1.         Holiday use only and a register must be maintained of all users.

2.         All internal and external signs to be in Welsh only or bilingual with a priority given to the Welsh language.