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Agenda, decisions and minutes

Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions

Contact: Lowri Haf Evans Email: lowrihafevans@gwynedd.llyw.cymru  01286 679 878

Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Minutes:

None to note.

 

2.

DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

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

Minutes:

 

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

 

Councillor Elfed Williams (not a member of this Planning Committee), in item 5.1 on the agenda (planning application number C19/0003/18/MG)

 

Councillor Eirwyn Williams (a member of this Planning Committee) in relation to item 5.2 on the agenda, (planning application number C20/0040/35/LL)

 

Councillor Judith Humphreys (not a member of this Planning Committee) in relation to item 5.5 on the agenda (planning application number C20/0942/22/LL)

 

 

3.

URGENT ITEMS

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

Minutes:

None to note

 

4.

MINUTES pdf icon PDF 274 KB

The Chairman shall propose that the minutes of the previous meeting of this committee, held on 1st of March, be signed as a true record.

Minutes:

The Chair signed the minutes of the previous meeting of this committee, held on 1 March 2021, as a true record.

5.

PLANNING APPLICATIONS

To submit the report of the Head of Environment Department.

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 C19/0003/18/MG - Rhiw Goch, Clwt Y Bont, Deiniolen, Caernarfon, LL55 3DE pdf icon PDF 265 KB

Reserved matters in relation to application C13/0611/18/AM for a residential development of 17 houses (including two affordable homes) and new access - amended plans and additional information

 

LOCAL MEMBER: Councillor Elfed Williams

 

Link to relevant background documents

Additional documents:

Decision:

To delegate powers to the Assistant Head of the Environment Department to approve the application, subject to the following conditions:

 

          Conditions:

 

          1.            In accordance with the revised plans.

   2.           Comply with the requirements of the Ordinary Watercourse Land Drainage Consent.

 

A note for the applicant relating to Public Protection Service advice on contaminated land.

 

 

Minutes:

 

a)    The Senior Development Control Officer expanded upon the background of the application. It was explained that the principle of the proposal had already been discussed and approved under the outline application, and this application in question was only for assessing elements relating to scale, appearance, landscaping and access as reserved matters. In addition to the reserved matters, there was also a need to comply with conditions relating to submitting details as follows:-

 

(i)            a Desk Study to assess the risk of potential pollution on the site;

(ii)           further information/explanation on flood alleviation measures;

(iii)          a Management Statement to be agreed with the Local Planning Authority for the watercourse that ran through the site; 

(iv)          providing and implementing a surface water management system; 

(v)           access path to the watercourse, improvements to the inlet arrangements and removal of culvert.

 

It was reported that the site was located to the south-west of Deiniolen on a section of derelict land which was, historically, used for the climbing equipment manufacturing industry. Amended plans had been submitted with the application and it was noted that the relevant policies along with the responses to the consultation period had been included in the report.

 

In the context of visual amenities, the principle of erecting 17 houses on the site had already been accepted. Given the layout of the site within the landscape along with its proximity to the built areas, it was not believed that the development would have a significant impact on the layout, character or views in or out of this historic landscape.  It was reiterated that the site was deteriorating in terms of visual amenities and was an eyesore in the landscape. Approving this application was likely to be a step towards improving the visual amenities in this part of the village. Also, given the layout and design of the proposed houses on the site in relation to the setting and form of nearby dwellings, it was considered there would be no significant or substantial impact on the residential or general amenities of these dwellings

 

It was reported that it was proposed to create a new access to replace the existing access for the housing development from the nearby class III county road. Despite receiving an objection to the application on grounds of road safety, the principle of creating a new access had already been accepted. Detailed plans had been submitted along with a Flood Consequence Assessment, an Addendum to the Flood Consequence Assessment, Statement of the Details of Water Discharge from the Site, Method Statement for Works on improvements to the watercourse that ran through the site and a Management Plan for the watercourse to meet the requirements of the outline application. It was reiterated that the Council's Water and Environment Unit had given permission to the applicant to undertake improvement works to the watercourse which included installing a gravel trap and building an inlet chamber with a weed screen.  The work should ensure that floods would not derive from  ...  view the full minutes text for item 6.

7.

Application No C20/0040/35/LL - Sibrwd Y Gwynt, Morannedd, Criccieth, LL52 0PP pdf icon PDF 249 KB

Erection of a new residential dwelling

 

LOCAL MEMBER: Councillor Eirwyn Williams

 

Link to relevant background documents

Additional documents:

Decision:

To defer in order to hold further discussions with the applicant regarding alternative materials for the roof and external walls

Minutes:

Attention was drawn to the late observations form.

a)    The Planning Manager highlighted that the application related to constructing a new house and creating a vehicular access off the estate road. It was explained that the site was located within Cricieth village's development boundary; on a narrow plot within an estate of various houses on a slope that elevated towards the back of the site, and was situated between two properties with another property directly in front and opposite a narrow estate road.  It was reiterated that the application had been subject to several planning applications and an appeal - six planning applications had been refused on the site in the past and permission granted on the site via an appeal on grounds of the plans submitted as part of application C08D/0870/35/LL, and it was confirmed that this permission was still extant on the site.

 

The application had been submitted to the Committee at the Local Member’s request.

 

It was reported that the report dealt with the matters raised in the previous appeals; and assessed the proposal against the latest Local Development Plan policies. It was noted that appeal decisions (refusal and approval) for the site had clearly stated that there was potential for a two-storey property on the site to cause overlooking and an unacceptable impact on the nearby residents on either side and to the front.  The appeal decisions depended on the window locations and floor levels to ensure that there was no adverse impact on nearby housing.

 

It was explained that the house in question was now 4m wider and 1m longer than the property that had been approved. It was noted that the property had been designed with an angle on the front in order that all the elevation did not look out in the same direction (to seek to avoid overlooking). Therefore, the dwelling under consideration now was slightly lower in terms of its roof ridge and also wider and comprised of more openings on the first floor as opposed to the original permission. It was considered that the reduction in height did not compensate for the detrimental impact of increasing its width and adding openings on the first floor. It was considered that the proposal would have a significantly more detrimental impact on the property of Pen y Bryn situated directly in front of the site, than what had been mentioned as acceptable during the 2011 appeal. It was also considered that the size of the property (specifically its width and bulk) meant that the property was not in keeping with the estate's building pattern and design.

 

It was noted that transportation, access and drainage matters were acceptable.

 

Based on the above assessment, it was considered that the proposal was unacceptable as the Local Planning Authority (LPA) considered that the house in question, due to its size (specifically its height and width), the location of windows/doors and balconies on the front elevation and the finished floor levels would have a significant detrimental impact on  ...  view the full minutes text for item 7.

8.

Application No C20/0986/45/LL - Black Lion, Abererch Road, Pwllheli, LL53 5LE pdf icon PDF 252 KB

Demolition of public house and erection of six houses and associated works

 

LOCAL MEMBER: Councillor Dylan Bullard

 

Link to relevant background documents

Additional documents:

Decision:

DECISION:  To delegate powers to the Senior Planning Manager to refuse the application.

 

Reasons

 

1.    Considering the scale, design and number of proposed dwellings, it is not considered that the development would be in keeping or of an acceptable appearance within the local area. In addition, considering the narrow nature of the site, the number of units included in the plan and the lack of amenity space associated with the individual houses, it is believed that it would be an over-development of the site and harmful to residential amenities. Therefore, it is considered that the proposal is contrary to the relevant requirements of policies PCYFF 2 and PCYFF 3 of the Gwynedd and Anglesey Joint Local Development Plan.

 

2.    On the grounds of a lack of appropriate housing mix, a lack of justification outlining how the proposal would meet the needs to the local community or any provision of affordable housing as a part of the application, the Local Planning Authority does not consider that the proposal is acceptable. Consequently, it is believed that the proposal is unable to meet the requirements of policies TAI 1, TAI 8 and TAI 15 within the Gwynedd and Anglesey Joint Local Development Plan, along with the relevant advice given within the Affordable Housing and Housing Mix SPG.

 

3.    Although the document noted as a Community and Linguistic Statement was submitted as part of the application, it does not include sufficient information and as a result, it is not believed that sufficient information is available to assess whether the proposal is in accordance with criterion 1c of Policy PS1, which requests a Welsh language statement that would show how the proposed developments protects, promotes and strengthens the Welsh language. On the basis, the Local Planning Authority has not been convinced that the proposal would not affect the Welsh language in the plan area

 

4.    It is not believed that sufficient information has been submitted which justifies the loss of facility on the grounds of the relevant requirements of policy ISA 2 as well as the advice given in Supplementary Planning Guidance: Change of use of community facilities and services, employment sites and retail units; which states that evidence would be needed that an attempt has been made to suitably market the property.

 

5.    The site lies within an area that is at risk of surface water flooding and as no Flood Consequence Assessment was submitted that would have considered the safe development of the site and show that the proposed development would not divert surface water towards other properties, it is not believed that the proposal is acceptable based on flood risk and that it is, consequently, contrary to criterion 8 of policy PS 5, criterion 4 of policy PS 6 as well as the instruction given in paragraph 11.1 of Technical Advice Note 15.

 

6.    No preliminary survey for protected species within the site and buildings was submitted and no biodiversity improvements are included as part of the proposal. Consequently, it is not  ...  view the full decision text for item 8.

Minutes:

a)    The Planning Manager highlighted that this was a full application to demolish a two-storey public house and replace it with a row of six 2 or 3 bedroom houses. The houses would be three-storey and include the following:

 

·         Ground floor: hallway, toilet, utility room, garage/workshop, bedroom/office

·         First floor: living room, kitchen, bathroom

·         Second floor: two bedrooms (one en-suite)

 

It was reported that the site was located within the development boundary of Pwllheli town, within a predominantly residential area with a few commercial uses nearby; in a prominent position near one of the main transport routes leading into and out of the town. The property and its use as a public house was currently empty.

 

It was highlighted that the proposal was unacceptable for several reasons relating to 

·         Loss of the public house

·         Lack of justification for the houses

·         Lack of justification for the housing mix

·         Lack of provision of affordable housing

 

Concerns were noted about the design, scale and density of the development along with the lack of amenity space - the application was considered an over-development of the site and it would have a detrimental impact on the area.

 

It was highlighted that the assessment drew attention to a lack of information on several matters, such as biodiversity, flooding and drainage and language matters, and therefore it was not possible to assess the proposal in full. It was recommended to refuse the application for these reasons. It was reiterated, due to the fundamental objections, that the officers had not gone back to the agent to ask for the necessary information that did not form part of the application. It was noted that no request had been received for pre-application advice.

 

b)    It was proposed and seconded to refuse the application.

 

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

·         A historic public house that had changed hands many times

·         The impact of COVID-19 was likely to cause increasing pressure on development - there was therefore a need to secure the affordable element

·         There was a need to encourage applicants to seek pre-application advice - a booklet was suggested outlining the information that was required when submitting an application

·         The website needed to be better at highlighting language statements

           

RESOLVED:

 

            To delegate powers to the Senior Planning Manager to refuse the application.

 

            Reasons

 

1.    Given the scale, design and number of proposed dwellings, it is not considered that the development would be in keeping or of an acceptable appearance within the local area. In addition, given the narrow nature of the site, the number of units included in the plan and the lack of amenity space associated with the individual houses, it is believed that it would be an over-development of the site and harmful to residential amenities. Therefore, it is considered that the proposal is contrary to the relevant requirements of policies PCYFF 2 and PCYFF 3 of the Gwynedd and Anglesey Joint Local Development Plan.

 

2.    On the grounds of a lack  ...  view the full minutes text for item 8.

9.

Application No C20/1020/39/LL - Rhandir Caravan Park Lôn Plas Crwth, Mynytho, Pwllheli, LL53 7SF pdf icon PDF 243 KB

Re-locate seven caravans within the curtilage of an existing caravan site.

 

LOCAL MEMBER: Councillor Dewi W Roberts

 

Link to relevant background documents

Additional documents:

Decision:

DECISION:

 

To approve

 

Conditions

 

1.         Time

2.         Comply with plans

3.         Landscaping

4.         Restrict the units to holiday use

5.         Restrict plot use / restoration plan

6.         Restrict the numbers

Minutes:

a)    The Senior Development Control Officer expanded on the background of the application noting that the proposal involved changes within an existing static caravan site, by relocating seven caravans from their current locations which were dispersed across the site to a single location. The proposed improvements would include,

·         the construction of a 1m high earth bank with hedgerows along its top, alongside the units in their new location.

·         undertaking landscaping and planting within the plots that would become vacant within the site once the units were relocated.

 

It was explained that the current planning permission on the site was for 62 static caravans, and as the proposal involved the relocation of 7 existing caravans, the actual number of caravans would remain the same.

 

The site was located in the countryside within the designations of the Western Llŷn Special Landscape Area and the Llŷn and Bardsey Landscape of Outstanding Historic Interest.  Access to the site was gained along a private road off the closest public road. It was noted there were established hedgerows along the site's perimeters and within, in addition to a scattered vegetation of trees.

 

The application had been submitted to Committee as the size of the proposed development was greater than that which could be dealt with under the delegated procedure.

 

The amendments were considered as proposed improvements. Reference was made to the site's planning history and the responses received during the consultation period. Following the completion of a full assessment of the relevant planning matters, it was considered that the proposal complied with relevant policies. 

 

b)    It was noted that the Local Member had noted that he was 'in full agreement with the recommendations and observations of the Planning Officer'.

 

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

 

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

·         That it must be ensured that there was adequate space between caravans

·         Applications to fill in gaps should be refused

·         Needed to ensure that the applicant complied with the setting distances

·         Needed to confirm that there was a licence for the site

·         Holiday units were growing in size - suggestion to reduce / review the number of caravans on sites if the units were increasing in size.

 

In response to the observations about ensuring adequate space between caravans, it was noted that licence requirements stipulated this as well as Fire Service requirements. The Monitoring Officer reiterated that the licence was based on planning permission and the caravans were to be sited in accordance with the licence's stringent conditions. It was noted that the application in question, to relocate seven caravans was an appropriate application which fell within policy requirements - should the caravan site wish to expand further, a new application would be required.

 

RESOLVED:

 

To approve

 

Conditions

 

1.         Time

2.         Comply with plans

3.         Landscaping

4.         Restrict the units to holiday use

5.         Restrict plot use / restoration plan

6.         Restrict the numbers

 

10.

Application No C20/0942/22/LL - Land Near Maes Dulyn County Road, Penygroes, LL54 6HE pdf icon PDF 333 KB

Erection of 24 dwellings, creation of a new access and internal access road, consolidation of Public Right of Way route, drainage and associated works

 

LOCAL MEMBER: Councillor Judith Humphreys

 

Link to relevant background documents

Additional documents:

Decision:

DECISION:

 

To delegate the right for the Assistant Head of the Environment Department to approve the application subject to the receipt of a favourable response from Welsh Water and for the applicant to complete an agreement under Section 106, in order to ensure a financial contribution for the educational provision and open space contribution.

 

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.         Highways Conditions.

6.         Soft and hard landscaping.

7.         Biodiversity and Tree Conditions

8.         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.

9.         Details of Path

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

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

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

13.       Submit a Construction Method Statement including parking provision for the builders' vehicles.

14.       Submit outdoor lighting details to be agreed with the LPA before they are installed.

15.       Archaeological mitigation measures condition.

16.       Safeguarding the open space for the future

 

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.

 

Note: Welsh names for the homes and the estate/roads within the estate itself

 

Minutes:

Attention was drawn to the late observations form.

 

a)            The Planning Manager elaborated on the background of the application and noted that it was a full application to provide 24 residential units and all of them would be affordable homes. The application had been submitted by Grŵp Cynefin (Registered Social Landlord) and was a joint scheme between Grŵp Cynefin and Gwynedd Council. It was explained that the site, already owned by Grŵp Cynefin, was located within the development boundary of Penygroes, and had been designated for housing as included in in the Gwynedd and Anglesey Joint Local Development Plan (LDP). The application was split into several different elements, which included:-

·         The provision of affordable units that included 10 two-bedroom houses, 3 three-bedroom houses, 2 three-bedroom houses, 1 four-bedroom house and 8 one-bedroom flats that would be available in the form of a mixed affordability tenure, which was to be agreed. Provision of infrastructure to include an estate road and associated footpaths, fences/railings and stone walls.

·         Provision of parking spaces for each house, create a new access from the adjacent class II county road (B4418) as well as providing a footpath through the site in compliance with the public footpath that crosses the site.

·         Provision of an amenity plot within the site, along with areas to accumulate water and a wildlife corridor.

 

It was reported that the applicant had succeeded to obtain grants funded by Welsh Government to build all residential units as affordable units.

 

Reference was made to affordable housing matters and housing mix. It was noted that the applicant had submitted an Affordable Housing Note. It was explained that the tenants would be selected via a local housing allocation policy. It was estimated that there were 70 applications on the social housing waiting list in the area and the lack of supply meant that some would have to wait a long time to find a home. It was considered that the proposal was a big step in the right direction to re-home people in their local area by developing a quality scheme that would meet recognised needs by providing an appropriate mix of units.

 

It was noted that visual, general and residential amenities and transportation matters were acceptable.  In terms of flooding and drainage matters, it was noted that Welsh Water had confirmed it was satisfied that the assets would be suitably protected.

 

In referring to language matters, it was reported that a language statement had been submitted with the application along with a further amendment. It was reiterated that further observations had been submitted (22/3/21) by the Language Unit confirming that it did not object to the application as the educational matters and the need for housing had been confirmed.

 

It was reported that the Education Department’s Information Officer had noted that Ysgol Gynradd Bro Lleu had exceeded its capacity and therefore there was justification to ask for a contribution to address the shortfall in capacity by contributing a specific sum of  ...  view the full minutes text for item 10.