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  • Agenda, decisions and minutes

    Planning Committee - Monday, 21st June, 2021 11.00 am

    • Attendance details
    • Agenda frontsheet PDF 303 KB
    • Agenda reports pack PDF 32 MB
    • Printed decisions PDF 64 KB
    • Printed minutes PDF 376 KB

    Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions

    Contact: Lowri Haf Evans  01286 679 878

    Media

     
    Items
    No. Item

    1.

    APOLOGIES

    To accept any apologies for absence.

    Additional documents:

    • Webcast for 1.

    Minutes:

    Apologies were received from Councillor Huw W. Jones 

     

    2.

    DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

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

    Additional documents:

    • Webcast for 2.

    Minutes:

    a)    Councillor Edgar Owen in item 5.1 on the agenda as re-locating the current surgery (which is located next door to his home) is (likely) to affect the site of his home

     

    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)    Councillor Berwyn P Jones in item 5.5 on the agenda, (planning application number C20/0870/45/LL), as he was a member of the Adra Board

     

    The Member was not of the opinion that it was a prejudicial interest - there was no comment in the report or official confirmation that Adra would be the Housing Association that would own the Affordable Units. He remained in 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 Edgar Owen (a member of this Planning Committee) in relation to item 5.1 on the agenda (C21/0175/26/LL)

    ·         Councillor Stephen Churchman (a member of this Planning Committee), in item 5.2 on the agenda (C20/0533/35/LL)

    ·         Councillor Annwen Daniels (not a member of this Planning Committee), in relation to item 5.3 on the agenda, (C21/0257/03/LL)

    ·         Councillor Gruffydd Williams (not a member of this Planning Committee), in relation to item 5.4 on the agenda, (C21/0167/42/DT)

     

     

    3.

    URGENT ITEMS

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

    Additional documents:

    • Webcast for 3.

    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, 24th May 2021, be signed as a true record.

    Additional documents:

    • Webcast for 4.

    Minutes:

    The Chair signed the minutes of the previous meeting of this committee, held on 25 May 2021 as a true record

     

    5.

    PLANNING APPLICATIONS

    To submit the report of the Head of Environment Department.

    Additional documents:

    • Webcast for 5.

    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 C21/0175/26/LL Fferm Cross Ffordd Y Waunfawr, Waunfawr, Caernarfon, Gwynedd pdf icon PDF 284 KB

    Erection of a primary care centre, access, parking and drainage

     

    LOCAL MEMBER: Councillor Edgar Owen

     

    Link to relevant background documents

    Additional documents:

    • Plans , item 6. pdf icon PDF 4 MB
    • Webcast for 6.

    Decision:

    DECISION:

     

    To delegate powers to 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.

    3.    Slates.

    4.    Samples of external materials.

    5.    Undertake the landscaping work within a specified period.

    6.    Highways Conditions.

    7.    Submit a Construction Environmental Management Plan (to include a pollution prevention plan to be able to undertake a detailed assessment of the impact of the development on afon Gwyrfai).

    8.    Submit a Biodiversity Enhancements and Habitats Management Plan.

    9.    Submit a Bio-security Risk assessment.

    10.  Comply with mitigation measures noted in the Preliminary Ecological Assessment.

    11.  Submit details of site boundary treatments (to indicate location and type of fences etc.)

    12.  Agree with details of a Welsh name for the centre and associated signage/notices.

    13.  Working hours limited to 08:00 - 18:00 during the week, 08:00 - 13:00 on a Saturday and no working at all on Sundays and Bank/National Holidays.

    14.  Submit a plan to install a barrier across the proposed access.

    15.  Submit an external lighting plan.

    16.  A condition to safeguard trees that are on the site boundaries.

    17.  Grasscrete condition on the parking area near the houses 

     

    Note: Submit a sustainable water drainage system (SuDS) plan to the Council's Water and Environment Unit.

     

    Minutes:

    Erection of a primary healthcare centre, access, parking and drainage

     

              Attention was drawn to the late observations form.

     

    a)    The Senior Development Control Officer elaborated on the application's background and noted that it was a full application to construct a primary healthcare centre, access, parking, landscaping and a drainage plan in Waunfawr. It was explained that the site was located outside, but directly near the Waunfawr development boundary as noted in the LDP, but it had not been designated for any specific land use.  It was reported that the current surgery in Waunfawr would move to the new, purposefully built site.

     

    It was highlighted that there were several elements to the application:

    ·         Erection of a single-storey and two-storey building in "L" shape form with a floor area size of 990m square to include community services areas, shared areas such as meeting rooms, changing rooms and offices along with a doctors' practice. The proposal would increase the number of existing employees from 29 to 35.

    ·         Provision of parking spaces for 38 visitors, 15 spaces for staff and 6 spaces for disabled visitors.

    ·         Landscaping on the peripheries and within the site.

    ·         Sustainable drainage plan.

    ·         Creation of a new footpath to run parallel to the northern boundary of the site with the class I county highway (A4085) and creation of footpaths within the site itself.

    ·         Creation of a new access to the site from the adjacent class I county highway.

    ·         Provision of a bin store along with bicycle provision.

     

    Reference was made to one of the policies that were relevant to the application, namely Policy ISA2 of the LDP, which supported the maintenance and enhancement of community facilities, although criteria had to be met:

    -       i) they are located within or adjoining development boundaries where the proposal will provide an essential facility to support the local community. In this case, it was considered that the application site abutted the village's development boundary, with information received as part of the application, stating that there was a real need for a new health facility in Waunfawr that would respond in full to the health needs of the local population and the population of the catchment area.

    -       ii) in the case of new buildings, the local community cannot be satisfied by making dual use of existing facilities or converting existing buildings. In this case, four sites within the village were considered; however, for reasons relating to restricted size, access/parking shortcomings and proximity to other buildings, it was decided that this application site was the most suitable for a new health centre.

    -       iii) where the proposal is for a facility being relocated, it can be demonstrated that the existing site is no longer suitable for that use. In this case, there are insufficient facilities within the current surgery to respond to the various and increasing demands of the patients in the local community. The current site was not big enough to extend the current facility to respond effectively to the health needs of the  ...  view the full minutes text for item 6.

    7.

    Application No C20/0533/35/LL Eisteddfa Caravan And Camping Site, Pentrefelin, Gwynedd, LL52 0PT pdf icon PDF 245 KB

    Change of use of land for the siting of 42 touring caravans together with the formation of associated access roads, landscaping and the erection of a toilet block

     

    LOCAL MEMBER: Councillor Stephen Churchman

     

    Link to relevant background documents

     

    Additional documents:

    • Plans 2 , item 7. pdf icon PDF 7 MB
    • Webcast for 7.

    Decision:

    DECISION:

     

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

     

    1.    Time

    2.    In accordance with the plans.

    3.    Holiday use only and keep a register.

    4.    Holiday season - 1 March to 31 October

    5.    Limit the number of touring units to 92, no tents and retain the same number of static caravans. 

    6.    No storing of touring caravans on the site.

    7.    Complete the landscaping work.

    8.    Welsh Water

    9.    Agree on the colour of the facilities building. 

     

    The timber on the facilities building to be left to weather naturally

    Minutes:

    Change of use of land for the siting of 42 touring caravans together with the formation of associated access road, landscaping and the erection of a toilet block

    a)         The Development Control Team Leader elaborated on the background of the application, noting that this was an application to change the use of land to site 42 touring caravans and create an associated access road and erect a toilet block. It was explained that the site already formed part of the current campsite, which had planning consent for 13 static caravans, 50 touring caravans and 70 tents. It was reiterated that the proposal sought to site 42 additional touring caravans to replace the consent for 70 tents and that the site had a certificate of lawful use for tents on another field.

     

    It was highlighted that policy TWR 5 of the LDP permitted proposals to develop new touring caravan sites and temporary alternative camping accommodation provided they conform to all the criteria noted. One of those criteria was that the proposed development was of high quality in terms of design, layout and appearance and located in an unobtrusive location which was well screened by existing landscape features and/or where touring units could be readily assimilated into the landscape in a way which would not significantly harm the visual quality of the landscape; that the proposal avoids an excess of hardstanding areas; that it is physically connected to the ground.

     

    It was noted that although there was no need to submit a formal Statement/Report, consideration needed to be given to the Welsh language in accordance with the guidance in Appendix 5 of the 'Maintaining and Creating Distinctive and Sustainable Communities' SPG. In relation to this, it was noted that the applicant's Welsh Language Statement noted the following points:

    ·         Two of the full-time staff members (the applicant's children) are Welsh speakers.

    ·         The signs are already bilingual.

    ·         Bilingual information about attractions, facilities and local services are already provided within the site.

    ·         Local employment opportunities are provided and local contractors would be used.

     

    It was considered that the design, layout and appearance of the proposal was acceptable and that it would not cause substantial harm to the visual quality of the landscape. It was noted that it was also proposed to build a relatively small building with a timber finish in order to provide toilets and showers, and that it would not stand out in the landscape. It was reiterated that the site had direct access to the county road and that this was acceptable and suitable. The Transportation Unit did not have any concerns about the proposal and so with the use of appropriate planning conditions, it was considered that the proposal was acceptable from the perspective of Policy TWR 5 of the LDP.

     

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

    ·      That the report was clear

    ·      That the site had been a family business for years

    ·      It was a neat site, concealed within the landscape in  ...  view the full minutes text for item 7.

    8.

    Application No C21/0257/03/LL Existing Car Park along class 3 Road to Tanygrisiau pdf icon PDF 254 KB

    Change of use or existing car park into bus depot

     

    LOCAL MEMBER: Councillor Annwen Daniels

     

    Link to relevant background documents

    Additional documents:

    • Plans 3 , item 8. pdf icon PDF 2 MB
    • Webcast for 8.

    Decision:

    To defer in order to conduct further discussions regarding an alternative site.

     

    Minutes:

    Change the use of the existing car park into a bus depot

     

    a)      The Development Control Manager elaborated on the background of the application, noting that it was an application to create a new depot to charge electric buses by laying a bitumen surface on the site. It was highlighted that it was a brownfield site on the periphery, but within, the development boundary of Blaenau Ffestiniog Urban Service Centre, which stood near the class 3 county road leading from the A470 towards the village of Tanygrisiau.  The site is currently used as an informal car park where community recycling facilities are located, along with a communication equipment pole.   It was reiterated that the eastern part of the site extended into the site of the former playing field earmarked for housing in the Joint Local Development Plan (T23 site), and that the majority of the site was within a C2 Flood Zone. F

                            The development would include:  

     

    ·         Facilities to charge 6 public transport vehicles

    ·         Six staff car parking spaces

    ·         Erecting a building for staff - this would be a building measuring 12m x 4m in floor area and 3.6m high with timber cladding and a flat roof. 

    ·         Extending the level surface on the site by excavating into the slope on the eastern side of the site and erect a 1.5m high retaining wall.

    ·         Erecting a 2m high fence around the site and install CCTV and security lights

    ·         Land drainage work

     

    It was reported that the principle of the development, visual amenity matters and biodiversity matters were acceptable. Natural Resources Wales confirmed that a Flood Consequence Assessment needed to be prepared for the development and a FCA was submitted during the process of considering the application. This assessment concluded that the development would not increase the risk of flooding to the site itself or to nearby land. Subject to the comments of Natural Resources Wales, it was not anticipated that the development was likely to increase the flood risk on the site. It was considered that the proposal was acceptable under policy PS6 of the LDP and TAN 15.

     

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

    ·           No objection to the enterprise, but the location of the proposal raised concern

    ·           The site was an 'unofficial' car park often used for the school, chapel, studio and visitors.

    ·           That there had been a lack of pre-application consultation regarding the location - one meeting had been held where other suitable sites had been proposed for the venture (one Council-owned site in a location that would involve less adaptation work)

    ·           That nothing was being offered 'to replace' the informal community car park

    ·           That the concept of electric buses was to be welcomed

     

    c)             It was proposed and seconded to defer the decision so that an alternative suitable location could be considered and / or to acknowledge the parking problems

     

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

    ·         That the local member had  ...  view the full minutes text for item 8.

    9.

    Application No C21/0167/42/DT Tan Y Mynydd, Mynydd Nefyn, Nefyn, Pwllheli, LL53 6LN pdf icon PDF 365 KB

    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

    Additional documents:

    • Plans 4 , item 9. pdf icon PDF 4 MB
    • Webcast for 9.

    Decision:

    DECISION:

    To refuse, contrary to the recommendation:

     

    Reasons for refusal:

     

    The extension was considered to be

    ·         an over-development that would have a detrimental impact on the area's visual amenities 

    ·         would have a detrimental impact on views into and out of the AONB, contrary to Policy PCYFF 3 and MG 1 of the LDP.

     

    Minutes:

    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). This application was discussed at the Planning Committee on 24/05/2021 when it was decided to defer the discussion in order to allow further consideration of the observations submitted by the Llŷn AONB Joint Advisory Committee.

     

    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 rooflights in the rear elevation together with the erection of a one storey extension with a monopitch 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 house and how it would take its place in the landscape. It was reiterated that the applicant was seeking to respond to the committee's concerns.

     

    Having considered the comments received from the AONB joint advisory committee, the concerns highlighted around the sensitivity of the landscape in the area were appreciated. Nevertheless, the planning officers did not consider that extensions as designed would have a significant additional harmful impact on the quality of the designated landscape and that the proposal would not affect the setting of the AONB, or the views from it, in a harmful way. It was considered that the proposal was an improvement of the previously refused plan in terms of its impact on the landscape and that it met local and national planning policy requirements.

     

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

    ·         Members were reminded of the statutory duty to protect the AONB

    ·         That traditional cottages were located along the mountain from Nefyn to Pistyll

    ·         A property near the proposal had been extended many times between 2008 and 2011

    ·         Overdevelopments were not needed on the Mountain-side

    ·         Impacted views

    ·         That people came to stay in the area to appreciate their surroundings

    ·         That policies allowed too much discretion for the officer to give their views, rather than the views of the joint advisory committee and individuals

    ·         The development was a step too far

    ·         That house prices were out of the reach of local people

    ·         That such plans would gentrify the area

    ·         Pleaded with the committee  ...  view the full minutes text for item 9.

    10.

    Application No C20/0870/45/LL Land At Ysgubor Wen, Pwllheli, LL53 5UB pdf icon PDF 272 KB

    Erection of five dwellings with associated access, parking and landscaping.

     

    LOCAL MEMBER: Councillor Dylan Bullard

     

    Link to relevant background documents

    Additional documents:

    • Plans 5 , item 10. pdf icon PDF 5 MB
    • Webcast for 10.

    Decision:

    DECISION:

     

    To delegate powers to the Assistant Head of the Environment Department to approve the application subject to determine an appropriate discount to limit the value of the two affordable houses and the completion of a Section 106 Agreement to ensure that both houses are affordable for local need and to relevant conditions relating to:

     

    1.         Time

    2.         Compliance with plans

    3.         Agree on details of external materials including slate and finishes

    4.         Landscaping / Trees

    5.         Drainage matters

    6.         Biodiversity Matters

    7.         Archaeological Matters

    8.         Removal of PD Affordable Housing rights

    9.         Highways Matters

    10.       Agree on a Welsh name/signs

    11.       Agree on a Building Management Plan

    12.       Protection measures and improve the hedge

    13.       Agreement on boundary treatment details

     

    Notes: SUDS and Welsh Water

    Minutes:

    Erection of five dwellings together with access, parking and landscaping

     

                Attention was drawn to the late observations form.

     

    a)    The Planning Manager highlighted that this was a full application to construct five dwellings as well as modifying an access, creating an estate road and parking spaces together with landscaping.  The site was located on the outskirts of the town of Pwllheli in an area known as Denio, with residential dwellings to the south and one located opposite the site. 

     

    The dwellings would be two-storey with three detached and two semi-detached dwellings.   Externally, they would be finished with pitched natural slate roofs with external wall finishes in a combination of render, natural stone and timber.

     

    It was reported that the principle of a residential development on this site had already been accepted and approved via the approval of the previous application for 3 houses (one being affordable).  Although there was an evident increase between the current application and the previous in terms of the number of houses, it was felt that the existing proposal offered a better quality development making the best of a site that had not been previously achieved in terms of density and housing mix for development. In addition, it was noted that the current proposal proposed two affordable houses. It was considered that the existing proposal was an improvement as it provided one additional affordable house and offered improved density in line with the current requirements.

     

    In the context of transportation matters, it was highlighted that concerns had been highlighted by local residents regarding the impact of the proposal on the local roads network, the increasing impact considering other developments in the nearby area, as well as the existing movements made from the residential houses in the area and the Coleg Meirion Dwyfor site nearby. The Transportation Unit was consulted on the application and they had no objection to the proposal in terms of a harmful impact on the local roads network.

     

    It was accepted that the site stood alone and away from the town centre and that there was no existing connection, such as a footway, between the site and the town. However, it was considered that the lack of a footway was a feature of the area and along a number of streets between the site and the town as well as the areas of Penrallt and Denio in general.  It was reported that traffic calming measures kept traffic speeds low and appropriate. Although the concerns received were noted, it was not considered that the proposal would cause substantial unacceptable harm to the safe and efficient operation of the highway and that it was, as a result, acceptable in terms of the relevant requirements of policy TRA 4, whilst the number of parking spaces proposed were acceptable in terms of the requirements of policy TRA 2.

     

    It was reported that biodiversity, archaeological and infrastructure matters were acceptable and reference was made to the response to the language statement in the late observations form which  ...  view the full minutes text for item 10.

    11.

    Application No C20/0348/35/LL Land Adjacent To Coed Mawr Woodland, Criccieth, LL52 0ND pdf icon PDF 349 KB

    Use of land for permanent alternative holiday glamping / camping facility.

     

    LOCAL MEMBER: Councillor Aled Ll Evans

     

    Link to relevant background documents

    Additional documents:

    • Plans 6 , item 11. pdf icon PDF 7 MB
    • Webcast for 11.

    Decision:

    The application had been formally withdrawn 15/06/21

     

    Minutes:

    The application had been formally withdrawn 15/06/21

     

     

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