Agenda, decisions and minutes

To elect a Chairman for 2021/2022

To re elect Councillor Eric M Jones as Chairman for 2021 - 22

RESOLVED: to re-elect Councillor Eric M Jones as Chair for 2021/2022

To elect a Vice Chair for 2021/2022

To re elect Councillor Gareth A Roberts as Vice chair for 2021 -22

To re-elect Councillor Gareth A Roberts as Vice-chair for 2021/2022

To accept any apologies for absence.

No apologies were received

I dderbyn unrhyw ddatganiad o fuddiant personol ac i nodi materion protocol. 

a)    Councillor Simon Glyn in item 7.2 on the agenda (planning application number C20/1076/14/LL) as his son-in-law worked at Coed Helen.

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 Gareth Williams (not a member of this Planning Committee), in item 7.1 on the agenda, (C20/0666/32/LL)

·         Councillor Gruffydd Williams (a member of this Planning Committee), in relation to item 7.3 on the agenda, (C21/0167/42/DT)

·         Councillor Dylan Bullard (not a member of this Planning Committee), in item 7.4 on the agenda, (C21/0215/45/LL)

c)    Councillor Anne Lloyd Jones stated that she had received a phone call regarding one of the applications.

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

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 22^nd of March and 12^th of April 2021, be signed as a true record.

The Chair signed the minutes of the previous meetings of this committee, held on 22 March and 12 April 2021, as a true record.

To submit the report of the Head of Environment Department.

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.

Erection of a free-range egg production unit including silos and associated works

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

To approve subject to the following conditions:

1.    Commence within five years.

2.    In accordance with the plans

3.    The roof and external walls to be of a dark green colour to match the existing shed.

4.    The colour of the feed bins to match the existing.

5.    Agricultural use of the building only.

6.    Submission of a landscaping plan

7.    A Noise Impact Assessment to be submitted prior to the commencement of the development

8.    Submission of an Assessment of the Impact of Pollution from Particulate Matter prior to the commencement of the development

9.    Submission of a Biodiversity Enhancement Plan prior to the commencement of the development

10.  A revised Manure Management Plan to be submitted prior to the commencement of the development

Application to erect a structure for the production of free-range eggs including foundations and associated works

          Attention was drawn to the late observations form.

a)    The Development Control Team Leader expanded on the background to the application, and noted that it was an application to construct an agricultural unit to house chickens to produce free-range eggs, along with the construction of silos and associated works at Fferm Crugeran, Sarn Mellteyrn. The proposed shed would be located parallel to an existing chicken shed on the site; it would of the same design and size and would house up to 32,000 laying hens. The four feed silos would be approximately 6.8m high and of a grey-blue colour, situated adjacent to the shed.

It was reported that the site was located in the countryside and within a Special Landscape Area, the Registered Historic Landscape of Llŷn and Bardsey. In terms of visual amenities, the setting of the existing chicken shed is comparatively flat within an rolling landscape, which ensures that there are only occasional views of the existing shed from the nearby landscape. It does not appear obtrusive or out of place within the Special Landscape Area. The proposed shed would be situated parallel to the existing shed; therefore the proposed shed would be screened to an extent from the most prominent views.

It was explained that there were some residential dwellings in the vicinity of the site. No objections were received to the proposal from local residents, which was positive and underlined the way the farm was managed. The Council's Public Protection Unit was consulted regarding the noise issues. The Unit did not consider that the Noise Management Plan received was sufficient. It was recommended, due to the rural location of the unit, that a Noise Assessment should be undertaken and agreed prior to the commencement of the unit's construction to ensure that the unit did not have a noise impact on nearby residents and did not unacceptably increase the area's background noise level.  

It was proposed to use the farm's existing access and the access track to the existing shed to serve the proposal. In terms of transport patterns, it was expected that a HGV lorry would come to the farm 2/3 times a month transporting chicken feed, as is the arrangement with the existing chicken shed. Eggs were to be collected every three days and vehicles transporting new chickens were expected to arrive once every 13 months.  Apart from this, there would be the daily comings and goings by farm workers. The Transportation Unit had noted that they had no objections to the application and that they only anticipated a small addition in traffic levels.

Having considered all the relevant matters, including local and national policies and guidance, together with the observations received following the consultation process, it was deemed that the proposal was acceptable subject to the inclusion of conditions.

b)    Taking advantage of the right to speak, the applicant noted the following points:  ...  view the full minutes text for item 8.

Application for the extension of the holiday occupancy season of all of the static caravans on the site to allow their all year-round occupation for holiday purposes

Local Members; Councillor Roy Owen and Councillor Cai Larsen

Link to relevant background documents

To approve

Conditions

1.    5 years

2.    Holiday use and a register to be kept.

Application for the extension of the holiday occupancy season of all of the static caravans on the site to allow their all year-round occupation for holiday purposes

a)    The Senior Planning Officer 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 was noted that the existing permissions for the site permitted occupation of static units between 1 March in one year and 10 January the following year. The caravan site currently closed for seven weeks of the year.

It was explained that Supplementary Planning Guidance: Tourist Facilities and Accommodation (March 2021) also referred to using holiday occupancy conditions that allowed the use of holiday units throughout the year but with relevant conditions, which ensured that such units were not used for permanent residential use. Policy TWR 4 did not restrict the period that static caravans / chalets could be occupied. Therefore, static caravans / chalets could be occupied for holiday purposes throughout the year and there were many case laws that were clear and supportive on this matter. By now, there were several sites in Gwynedd that operated in this way, with a condition to ensure that they were only used for holiday purposes.  It was emphasised that it was possible to include a condition stating that the static caravans on the site could only be used for holiday purposes and that a register should be kept of the names of all occupiers of the caravans, the duration of their stay and the address of their main residence.

It was reported that some similar applications had been refused by the Planning Committee in the past on the grounds that a 12 month use would lead to people using the units as residences all year round and on the grounds of the impact on the Welsh Language. Notably, an application was refused to extend the occupancy period of Ocean Heights in Chwilog for this reason (C12/1323/41/LL). A planning appeal was conducted on the decision, which included a claim for costs against the Council.

In order to ensure consistency, it was noted that the proposal to extend the occupancy period of the units to 12 months met the requirements of policies as noted in the report, and that a planning condition should be imposed to ensure that the units would be for holiday use only. There was no evidence to suggest that the proposal would have a significantly greater impact on the Welsh language than the current situation.

b)       It was proposed and seconded to approve the application

c)        Attention was drawn to a note in the report stating that the Local Member was supportive of the application in principle

RESOLVED:

To approve – conditions

1.         5 years

2.         Holiday use and a register to be kept.

Demolition of existing external store, alterations to existing main house and part single storey, part 2 storey extension to side and rear to create enlarged living accommodation.

Local Member; Councillor Gruffydd Williams

Link to relevant background documents

To defer in order to consider the observations of the AONB Joint Committee as part of the officer's assessment

Demolition of existing external store, alterations to the existing main house and part single-storey, part two-storey extension to side and rear to create more living space

            Attention was drawn to the late observations form.

a)    The Senior Officer stated that this was an application to alter and expand the existing property, and that it was a re-submission of a plan previously refused by the Committee (application number C20/0022/42/DT). It was noted that the proposal submitted was an attempt to respond to the previous refusal reasons and that the plan had been amended further in response to observations received during the consultation process. 

The application was submitted to the Committee at the local member’s request.

The property was located on the slopes of Mynydd Nefyn in open countryside, approximately 340m to the east of the development boundary and 50m outside the Llŷn Area of Outstanding Natural Beauty. 

It was explained that the development would include: 

·         Demolishing an existing outbuilding and relocating a stone wall in order to create a parking and turning area

·         Demolishing a rear two-storey extension and a glass side extension

·         Erecting a two-storey extension in the form of a crescent with three dormer windows in the front elevation and footlights in the rear elevation together with the erection of a single-storey extension with a mono-pitch slate roof along its front. 

·         Erecting a balcony on the gable-end of the existing house

Slides were shown to exhibit the setting of the existing house, and the refused proposal side by side with the amended plans. It was noted that the scale and size of the proposal had been reduced and although it remained large, the dormer windows reflected traditional design and the porch reduced the prominence of the glass. It was emphasised that the applicant had attempted to respond to the committee's previous concerns.

Having considered the observations and objections received, it was suggested that the proposal was an improvement on the previously refused plan in terms of its impact on the landscape, and that it met with local and national planning policy requirements.

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

·         The applicants wished to turn Tan y Mynydd into a permanent family residence, and had dreamed of owning a property in the beautiful village of Nefyn.

·         The applicant spent her first holiday at Nefyn, in the old hotel in Pistyll, and her family had resided at the Aberafon Holiday Park in Nefyn since then. The applicants had family in Morfa Nefyn, were life members of Nefyn's sailing club and golf club, and were regular customers at the former Sportsman Hotel. They were now shareholders of Tafarn yr Heliwr, Nefyn.

·         The proposal was not an application for another holiday home, or for a rented property. This was to be their permanent home - their dream. They looked forward to spending many more years in the community with their children and grandchildren.

·         In drawing up the application, they  ...  view the full minutes text for item 10.

Conversion of 3 storey dwelling into two apartments

Local Member; Councillor Dylan Bullard

Link to relevant background documents

To delegate powers to the Assistant Head of Department to approve the application subject to receiving an acceptable flood consequence assessment and NRW approval of the flood consequence assessment

Conditions:

1.    Time

2.    Compliance with plans

3.    Boundary treatment completed prior to occupying the units

4.    Agree on an affordable housing scheme (standard)

Note:

Welsh Water

Party Wall Act Requirements

Conversion of a three-storey residential house into two flats

            Attention was drawn to the late observations form.

a)    The Planning Manager noted that this was a full application for the conversion of an existing residential property into two self-contained living units. It was explained that the existing building was located within the development boundary of Pwllheli, and that it was a three-storey building located at the end of a terrace of similar houses. 

Specifically, the internal layout offered:

·         Unit One

- Ground floor – shared hall/access, bedroom, living room, kitchen, bathroom

·         Unit Two

- First floor - living room/kitchen, bathroom, utility room

- Second floor – two bedrooms

It was noted that the assessment was extensive and that it demonstrated evidence and justification for the need, as well as meeting the requirements of policy TAI 9 that allowed the sub-division of existing properties into smaller units, without the need for substantial external extensions or adaptations. It was highlighted that the development was part of the Council's Housing Action Plan, and would be used to contribute towards the effort to meet the need for housing for local residents of the Pwllheli area. It was added that there was a clear confirmation of the acknowledged need for units of this type and size in the area. The units were to be let to residents in accordance with the Council's letting policy.

In terms of general and residential amenities, it was explained that the site was located in a busy location close to Pwllheli town centre, and surrounded by residential dwellings. The current front elevation of the building looked out over a busy public road to the front; it was intended to construct a 1.8m fence along the site's boundaries to ensure that residential amenities were protected. There were no external changes proposed for the building itself that would create any direct overlooking that was either new, or worse than the current situation.

It was reported that concern had been expressed about bins that would be kept at the front of the house, and how these would affect the pavement and existing movements. Referring to the proposed plans, it was noted that a specific area had been designated for bin storage in the yard that formed part of the site. It was not considered that the proposal would cause significant harm to the amenities of the local neighbourhood that was worse than the current situation.

In terms of transport and access matters, it was reported that the house did not currently have a parking space and that it was not intended to include spaces for the two new flats either. It was reported that there were unrestricted parking spaces along the majority of the road as well as there being public car parks relatively close by, and very convenient public transport connections. Given this, the Transportation Unit had no objection to the proposal.

The Language Unit confirmed that the units were to be let at an affordable social rent as part of  ...  view the full minutes text for item 11.