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No. | Item |
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were
received from Councillors Dilwyn Lloyd and Owain Williams |
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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 P Jones in item 4.1 on the agenda, (planning application number
C19/1072/11/LL), as he was a member of the Adra Board Councillor Simon Glyn in item 4.3 on the agenda,
(planning application number C20/0898/42/DT) The
members were of the view that it was a prejudicial interest, and they withdrew
from the meeting during the discussion on the applications. b)
The Solicitor, Rhun ap Gareth, in item 4.1 on
the agenda (planning application number C19/1072/11/LL) as his parents in law
lived near the site. The
officer was of the view that it was a prejudicial interest and he left the
meeting during the discussion on the application. c)
The following members declared that they were
local members in relation to the items noted: Councillor
Gareth A Roberts (a member of this Planning Committee), in item 4.1 on the
agenda (planning application number C19/1072/11/LL) Councillor
John Brynmor Hughes (not a member of this Planning Committee), in item 4.2 on
the agenda (planning application number C20/0070/39/DT) Councillor
Gareth T Jones (a member of this Planning Committee), in item 4.3 on the agenda
(planning application number C20/0898/42/DT) The members stated that they had received an e-mail
from an objector encouraging them to refuse application C19/1072/11/LL - a
residential development of 30 units on land adjacent to Pen y Ffridd, Pen y
Ffridd Road, Penrhosgarnedd, Bangor |
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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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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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Residential
Development of 30 Units (to include 12 affordable units) together with
infrastructure, parking spaces, access, footpaths and amenity area. LOCAL MEMBER:
Councillor Gareth A Roberts Additional documents: Decision: To refuse the application Reasons:
Minutes: A residential development of 30 units
(to include 12 affordable units) together with infrastructure, parking areas,
access, paths and an open space Attention was drawn to the late observations form. It was highlighted
that appendix 1 (Committee report 20/10/20) of the cooling-off report had been
included in the late observations form together with a written submission of
the applicant's observations and the objector’s observations as well as the
comments of the Joint Planning Policy Unit. A presentation of the plans subject to the application was given and the amended
plan was highlighted that included children's play equipment on the open space. a) The
Assistant Head of Planning and Environment explained that the application
discussed at the committee on 20 October 2020 had been
refused, contrary to the officers' recommendation. The application had
been refused for 6 reasons and consequently the
application had been referred to a cooling-off period. Information
was re-submitted to the Committee highlighting the
policies, risks and options available to them. Reference was
made to an amended linguistic statement that complied with the
requirements of PS1 and the relevant Supplementary Planning Guidance together
with a plan showing the children's play area and equipment within the
application site. In addition, a second consultation was
conducted with all the relevant consultees for them to have an opportunity to
confirm their views and observations on the application for 30 houses (2 or 3
bedroom semi-detached houses) with 12 of the houses being 100% affordable and
18 of the houses being open market housing and 5 being offered for intermediate
rent or a 'rent to buy' scheme. This would enable eligible families to
rent a house with the option to buy in the future and within the Bangor
development boundary. Reference
was made to Part 3 of the report that confirmed the relevant policies together
with the responses to the 6 reasons for refusal. It was added that the report included
detailed evidence of the need for housing with the Housing Service and the
Joint Planning Policy confirming the need for affordable housing in the area
together with the general need for 2 or 3 bedroom
housing. The proposal therefore complied with policies TAI 1, 8 and 15. In
the context of flooding matters, NRW, the Council's Water Unit and Welsh Water were re-consulted and confirmation was received that they
had no objection to the application. The Public Protection Service was re-consulted regarding land contamination and it was
reported they did not have any objection to the application and they were
satisfied for the remedial strategy to be implemented by imposing a standard
planning condition. It was added that the Transportation Unit had no objection in
terms of road safety, traffic flow and the capacity and suitability of Ffordd Pen y Ffridd and the Ysbyty Gwynedd roundabout.
It was considered that the contents of the report responded to and overcame the 6 reasons for refusal. No objections had been received from the statutory consultees or the other relevant consultees and ... view the full minutes text for item 5. |
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Extension
including raising height of roof LOCAL MEMBER: Councillor John B Hughes Additional documents: Decision: To refuse the application Reasons: 1.
The
application was considered an overdevelopment of the site Minutes: An extension including
raising the roof height Attention was drawn to the late observations form. Two short videos were
presented outlining the variation in ground
levels together with the size of the houses and the estate design. a) The
Planning Manager elaborated on the application's background noting that this was
a re-submission of an application following the decision of the Committee on 16
November 2020 to defer in order to prepare a video and
additional photographs of the estate and the site. It was
added that the application was for alterations to the existing house by
raising the height of the roof in order to use the roof-space for rooms and
build an extension to the rear to create a first-floor balcony. Members were reminded that currently the ridge of the house was
approximately 5 metres and the proposed proposal noted a ridge height of 6.5
metres. It was reported
that the site was within an estate
of houses within the AONB and the Llŷn and Bardsey
Island Landscape of Outstanding
Historic Interest. It was considered that
the proposal would not have a harmful impact on the area or on the AONB, and
the proposal's design, scale and size were acceptable as there was plenty of
land surrounding the property. It was considered that the proposal was not an
over development and there were no implications in terms of road safety or the
amenities of nearby residents. On the whole, the
design retained the appearance of the house and therefore did not create a
detrimental impact. b)
Taking
advantage of the right to speak, the Local Member made the following points: ·
That he opposed the
application and represented the estate residents ·
That the size of the
house was sufficient as it was ·
The proposed extension was substantial - when considering the size permitted for an affordable
dwelling ·
It would never be a house
for local people ·
There was a danger
of setting a precedent to others on the estate
and therefore consistency and the original character would be lost. b) It
was proposed and seconded to approve the application. c)
During the ensuing discussion members made the
following observations: ·
Houses were being adapted and would be out of reach of
local people ·
The proposal was an over development ·
It set a dangerous precedent that
would change the character of the site ·
The tendency was to add an extension or upgrade every
house ·
The extension would transform the property from a
bungalow to a house. ·
It should be retained as an estate of bungalows and no
houses should be introduced onto the estate ·
A policy was required to safeguard this - the nature
of housing estates now was to have extensions
·
Neither the Town Council nor the AONB had any
objections ch) The members voted on the proposal to approve
the application The proposal fell The members voted on the proposal to refuse on the grounds that the proposal was an over development of the ... view the full minutes text for item 6. |
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Application No C20/0898/42/DT Ty Pen Lôn Las, Morfa Nefyn, Pwllheli, Gwynedd, LL53 6BG PDF 318 KB Extensions
and alterations to the existing dwelling LOCAL
MEMBER: Councillor Gareth T Jones Link
to relevant background documents Additional documents: Decision: To postpone
Minutes: Extensions and
alterations to the existing dwelling. a) The Development Control Team Leader elaborated on
the background of the application, and noted that there were several elements
to the application for extensions and adaptations to the existing two-storey
house ·
Erection of
a first-floor extension to
the front of the dwelling ·
Changing
the ground floor extension at the front / side of the property to have a hip
roof rather than a gable roof ·
Demolishing
the chimney ·
Erection
of a first-floor extension at the rear of the property ·
Replacing
two existing pitched roof single-storey extensions at the rear with a flat roof
extension - the new extension would extend 1.2m further to the rear than the
existing extension ·
Creating
a balcony on top of the flat roof extension with surrounding glazed balustrade
and a screen measuring 1.8m in height It was explained that the property was a
detached house in a residential area within the development boundary of Morfa Nefyn, backing onto open
rural green fields with the back of the houses to be seen from the main road
between Morfa Nefyn and Edern. The proposed
adaptations were discussed by referring to the plans
that compared the existing aspects with the desired. It was explained that the
plans detailed the comparisons as the agent was trying to respond to the
comments received from the Town Council and from the public consultation that
the development was an over development of the site. It was
highlighted that the size of the proposal did not significantly increase
the site. Attention was drawn to the general and residential amenities noting
that there was a recommendation to impose a condition to ensure a screen to
prevent visibility from the balcony. It was reported that there was a mix of housing and designs in
the residential area and reference was made to policy PCYFF3 that assesses
design, materials and visual impact of any development and policy PCYFF2 that
assesses the significant detrimental impact on the health, safety or amenities
of local property occupiers. It was considered that the planning application met with the
requirements of local and national planning policy. b)
Taking advantage of the right to speak, the
applicant’s agent noted the following background information and the
justification for the design. ·
It was an application to; 1. Regenerate
and create a permanent home in accordance with the ‘lifetime home standards’. 2.Thermal improvements and repair of water leak problems, 3.
Maximising natural light
4. Reshaping the plain façade without any character and offer a
high quality surface that reflects local characteristics. ·
Present a better combination of materials rather than
an unimaginative finish as it was currently. ·
A full analysis had been undertaken
to establish what characteristics offered a positive contribution to the identity
of the village as well as to the area’s native character. This information had been used to form the proposals in question. · Although the property could be clearly seen from Lôn Las, it was not considered that the proposals contributed ... view the full minutes text for item 7. |