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Contact: Lowri Haf Evans
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were
received from Councillors Louise Hughes, Eric M Jones and Huw Wyn Jones. Best wishes for a
speedy recovery were sent to Councillor Eric M Jones who had recently undergone
surgery. Cara Owen
(Planning Manager) was congratulated on her appointment as a Project Manager in
the Housing and Property Service. She was thanked for her advice and support to
the Planning Committee over the years and best wishes were relayed to her in
her new post. |
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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 5.2 on the agenda,
(C20/1093/24/Ll) as he was a member of the Adra Board. Councillor Anne Lloyd Jones in item 5.6 on the agenda,
(C20/0877/09/LL) as she was a neighbour and a friend of the applicant. The
Members were of the view that it was a prejudicial interest, and they 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 Judith Humphreys (not a member of this
Planning Committee), in relation to item 5.1 on the agenda, (C21/0430/22/LL). ·
Councillor Owain Williams, (a member of this Planning
Committee), in relation to item 5.3 on the agenda, (C21/0376/34/LL). ·
Councillor Mike Stevens (not a member of this Planning
Committee), in relation to item 5.6 on the agenda, (C20/0877/09/LL). ·
Councillor Gareth T Jones (a member of this Planning
Committee) in relation to item 5.7 on the agenda, (C21/0332/42/DA). ·
Councillor Gruffydd Williams (not a member of this
Planning Committee), in relation to item 5.9 on the agenda, (C21/0368/42/DT). |
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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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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 21st June 2021, be signed as a true record. Additional documents: Minutes: The Chair
signed the minutes of the previous meeting of this committee, held on 21 June
2021, as a true record. |
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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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Application for the erection of one affordable dwelling with associated access, parking and landscaping LOCAL MEMBER: Councillor Judith Humphreys Additional documents: Decision: To defer the decision
in order to hold further discussions with the applicant to find out ·
What was
the current 'need'? ·
Had he
considered erecting another affordable dwelling on the site to get more value
from the plot? ·
Was he
willing to consider a local need 106 agreement – affordable home on the
property? Minutes: a) The Senior Development
Control Officer elaborated on the application's background noting that the site
was located within an agricultural field on the outskirts of the village of Penygroes along a narrow road that turned into a public
footpath. It was highlighted that the application was
a resubmission of that refused under reference C20/0853/22/LL and had been
submitted to the planning committee at the request of the Local Member. It was explained that Policy TAI 16 'Exception Sites' stated that
provided it be shown that there was a proven local need for affordable housing
which could not be delivered within a reasonable time-scale on a market site
within the development boundary, as an exception, proposals for 100% affordable
housing plans on sites immediately adjacent to development boundaries that
formed a logical extension to the settlement would be granted. It was reported that information had not been submitted with
the application noting that the application site touched the development
boundary - it appeared that there was a gap between the site and the development
boundary (which appeared to be a public footpath). In planning policy terms the
site was defined as a location in open countryside
and, therefore, was not relevant to be considered in terms of Policy TAI 16,
'Exception Sites' - this was supported in the Supplementary Planning Guidance
'Affordable Housing'. It was noted that the proposal was being proposed as an
affordable dwelling. Although Tai Teg had confirmed
that the applicant was eligible to purchase an affordable dwelling or
self-build an affordable dwelling, no further information regarding the
applicant's particular need for an affordable dwelling had
been submitted as part of the application. It was highlighted that the
internal floor area of the 2 bedroom, single-storey dwelling was approximately
110m square which was 50m greater than the maximum specified in the
Supplementary Planning Guidance for an affordable 2 bedroom, single-storey
dwelling. It was also noted that the height of the
main roof-space meant there was potential to provide an additional floor above
part of the dwelling in future. It was considered that
the application site (which contained the proposed house and its curtilage) was
very large, and that providing a curtilage of this size would be likely to
increase the value of the property ultimately, which would render the house
unaffordable in terms of price. On this basis, the proposal was
considered to be contrary to the requirements of policy TAI 15 of the
LDP and the SPG Affordable Housing in respect of the floor area shown. It was explained that policy PCYFF 2 provided development criteria, and stated that proposals must demonstrate compliance with all relevant policies of the LDP and national planning policies and guidance in the first place. It was reiterated that the policy listed a series of criteria that related to making the best use of land, incorporating amenity space, including provision for storing, recycling and managing waste, and including provision for effectively treating and eradicating invasive species. A site of this size would ... view the full minutes text for item 6. |
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Application No C20/1093/24/LL Land By Talardd, Dinas, Caernarfon, LL54 7YN PDF 400 KB Application for
the erection of 16 dwellings with associated access, parking and landscaping. LOCAL MEMBER:
Councillor Aeron M Jones Additional documents: Decision: DECISION: To defer in order to: ·
Assess a habitats management statement ·
Re-assess
the assessment after confirmation that all houses are affordable homes ·
Re-assess the linguistic statement and how
the change affects linguistic matters ·
Include the late observations in the
assessment Minutes: Attention was drawn to the
late observations form. a)
The Development Control Officer suggested that the application should be deferred for the following reasons: ·
Habitat Regulations Assessment from the Biodiversity Unit
for the development confirmed that additional information was required from
Welsh Water and Natural Resources Wales before it could be
confirmed that the development would not have a detrimental impact on
the Special Area of Conservation. ·
ADRA had confirmed the tenure of all units as a
mixture of social and intermediate rents and, therefore, an opportunity to
re-assess the assessment. b) It was proposed
and seconded to defer the application. c) During the
ensuing discussion, the following observation by a member was
noted: ·
The linguistic statement was insufficient - a
suggestion was made to reconsider RESOLVED: To defer in order to: ·
Assess a habitats management statement ·
Re-assess the assessment after confirmation that
all houses are affordable homes ·
Re-assess the linguistic statement and how the
change affects linguistic matters ·
Include the late observations in the assessment |
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Application for
the erection of a two storey dwelling with garage LOCAL MEMBER:
Councillor Owain Williams Additional documents: Decision: DECISION: To defer ·
Need to re-advertise the application with the correct
address – re-consult and re-position a site notification. Minutes: Application for
the erection of a two-storey house with garage Attention was drawn to the late observations form. a The
Planning Manager highlighted that an observation had been
received from the applicant's agent confirming that there was a need to
rectify the site address. The Head of Legal
Services added that he had received a request from the Local Member to defer
the application as the application address was
incorrect. He noted that statutory requirements were involved with advertising
the application, which included detailed and accurate information - if the
location address was unclear, this would highlight risks. The Local Member
added that the address had created confusion and that re-advertising would give
local residents an opportunity to submit observations although he accepted that
this would cause an inconvenience to the applicant. RESOLVED: To defer the application. • Need to
re-advertise the application with the correct address - re-consult and
re-position a site notification. |
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Application No C20/0102/33/LL Plas Yng Ngheidio, Ceidio, Pwllheli, Gwynedd, LL53 8YL PDF 170 KB Extend existing touring caravan site to adjacent land by creating new access from existing camp site, relocating one touring caravan site and adding 8 new touring caravans LOCAL MEMBER: Councillor Anwen Davies Additional documents: Decision: To defer at the applicant’s request. ·
to note a deferral until September 2021 Minutes: Attention was drawn to the late observations
form. a) The Planning
Officer highlighted that a request had come to hand from the applicant to
withdraw the application from the Committee agenda. It was
noted that there was no explanation for the need to withdraw the
application and that the additional information received had not changed the
planning opinion - there was no planning reason for deferring the application. b) It was proposed
and seconded to defer the application. RESOLVED: To
defer at the applicant’s request. • to
note a deferral until September 2021 |
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Application No C21/0483/33/LL Plas Yng Ngheidio, Ceidio, Pwllheli, Gwynedd, LL53 8YL PDF 226 KB Demolish existing farm shed and erect new replacement agricultural shed to store machinery and feed LOCAL MEMBER: Councillor Anwen Davies Additional documents: Decision: DECISION: To approve with conditions 1. Commence
within five years. 2. In
accordance with the plans 3. A grey
coloured finish to match the existing sheds
4. Agricultural
use condition Note: Sustainable Drainage (SUDS) Minutes: a) The Development Control Officer
highlighted that the application involved the demolition of existing stone
structures and the erection of a new agricultural shed in their place to store
machinery and feed within the farmyard among existing farm buildings. The shed would be constructed from a wall of rendered blocks at the
bottom and grey coloured steel sheeting on the walls and the roof. It was added
that the application had been submitted to the Committee
as the site was owned by a Council member. It was explained that the size and design of the shed was
suitable and although the property was within the Llŷn
Landscape of Outstanding Historical Interest designation, it was not considered
that a shed of this scale, among existing buildings, would create a visual
harmful impact on the wider historic landscape. In the context of biodiversity
matters, it was reported that the Biodiversity Unit
had originally requested a survey of protected species, however, following the
receipt of further information and photographs, it had been confirmed that
there was no need for a survey as the structures to be demolished were not
suitable for bats. Having
assessed the proposal against the relevant policies, it was considered that the proposal was acceptable in
relation to the need, design, finish, impact on the landscape, amenities of
residents, roads and biodiversity. b) It
was proposed and seconded to approve the application. c) During the ensuing discussion, the
following observation by a member was noted: ·
The shed was small and for the agricultural industry. RESOLVED:
To
approve with conditions 1. Commence within five years. 2. In accordance with the plans 3. A grey coloured finish to match the
existing sheds 4. Agricultural use condition Note:
Sustainable Drainage (SUDS) |
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Siting of 9 static holiday caravans in lieu of 12 touring caravans together with environmental improvements LOCAL MEMBERS: Councillor Anne Lloyd Jones and Councillor Mike Stevens Additional documents: Decision: To refuse the application 1.
The proposal is very vulnerable to harm and
is located within a C1 flood zone. The
proposal is not part of a regeneration strategy or strategy by the local
authority and neither does it contribute to key employment objectives that are supported by the local authority and other key
partners. The proposal is not located on
previously developed land either and the Flood Consequence Assessment submitted
with the application fails to show that risks and flood consequences can be managed to an acceptable level. Therefore, the
proposal does not meet the justification requirements included in paragraph 6.2
of Technical Advice Note Wales: Development and Flood Risk and, as a result, it
is also contrary to the requirements of Policy PS 6 of the Gwynedd and Anglesey
Joint Local Development Plan. 2.
The increase in the proposed
number of static holiday caravans is not small, or commensurate with the scale
of the proposed improvements for the site and it is above the recommended
increase of 10% in the original numbers on the site, therefore, it is contrary
to the principles of point 4 of policy TWR 3 of the Anglesey and Gwynedd Joint
Local Development Plan and Supplementary Planning Guidance: Tourist Facilities
and Accommodation. 3.
Insufficient consideration was given to landscaping matters as part of the
proposal. In light of this, it is not
considered that the proposal would add towards maintaining or enhancing the
landscape and that the proposal is contrary to the requirements of Policy PCYFF
4 of the Anglesey and Gwynedd Joint Local Development Plan. Minutes: The
Development Control Officer highlighted that the proposal involved extending an
existing caravan site in order to site nine static caravans in lieu of 12
touring caravans that had an extant planning permission on the existing caravan
site. It was highlighted that the application site was located outside the
development boundary of the existing caravan site and was located on level land
in the countryside off the A493 between Tywyn and Bryncrug. The
application was submitted to the Committee at the
Local Member’s request. It was reported
that the site was within a C1 flooding zone, which was associated with
Technical Advice Note 15: Development and Flood Risk (TAN 15). The proposal was considered as very vulnerable to harm and TAN 15 in
section 6.2 stated that locating such a development within a C1 zone should
only be justified if it could be demonstrated that the proposal met the
relevant criteria. Although discussions had been held
with the applicant's agent regarding these matters, it was highlighted that no
more information regarding the matter would be submitted. The Flood
Consequence Assessment concluded that the proposal did not comply with TAN 15.
Following Officers' assessment of considerations in paragraph 6.2 of TAN 15, it
was considered that the proposal did not meet the
relevant requirements and was therefore contrary to the requirements of TAN 15
and the flooding matters included in Policy PS 6. Another consideration that was given to the proposal was that it would increase the
number of static caravans on the site from the original 35 to 55 - an increase
of about 57%, which was way beyond the 10% referred to in Policy TWR 3 of the
LDP. As a result, it was considered that
the proposal was contrary to point 4 iii of Policy TWR 3
as it would not involve a small increase in the number of units on the site. In response to observations received
from Natural Resources Wales (NRW) expressing concern regarding the visual
impact of the proposal on the landscape, it appeared that the application had
noted an intention to undertake additional native landscaping but no details
had been received. As a result, the impact of the proposal could
not be assessed in full in terms of its setting in the wider landscape
and, as a result, it was not considered that it would add to the maintenance or
enhancement of the landscape and it would be contrary to the requirements of
Policy PCYFF 4 of the LDP. It was recommended to refuse the application. b) Taking
advantage of the right to speak, the applicant noted the following points: In
response to flooding concerns, he noted ·
That the application site was located
on the periphery of a tidal flood risk zone with the majority of the caravan
site, including the access, on dry land. ·
NRW had not considered that static
holiday caravans had a cavity of approximately +750mm underneath the units -
the caravan would not be affected. · There was access ... view the full minutes text for item 11. |
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Application No C21/0332/42/DA Terfyn Lôn Terfyn, Morfa Nefyn, Pwllheli, Gwynedd, LL53 6BA PDF 325 KB Non
material amendments to approval C19/0982/42/LL to enlarge proposed veranda and
pedestrian access LOCAL MEMBER: Councillor Gareth M Jones Additional documents: Decision: DECISION Approve with conditions Non-material Amendment: The amendment hereby
permitted shall be carried out in strict conformity with the details shown on
plan 03/DR19, submitted to the Local Planning Authority on 21 June 2021, and
contained in the application form and in any other documents accompanying the
application, notwithstanding any condition(s) to amend that plan included in
this planning decision. Notwithstanding the amendments hereby permitted, the
remainder of the development must be completed in
strict conformity with the details and conditions included in planning
permission number C19/0982/42/LL. Minutes: Attention was drawn to the late observations
form. Non-material
amendments to permission C19/0982/42/LL to retain enlarged veranda a) The Planning Manager highlighted that this was an application
for a non-material amendment to planning permission C19/0982/42/LL to retain
works on extending a veranda on the property. It was
explained that the frame of the veranda had already been built but the
slate roof had not yet been laid. It was added that
the columns extended out 1.6m from the front wall of the property - 50cm
further than the planning permission already granted. The application had been
submitted to seek to retain the changes following initial enforcement action
and at the request of the Local Member. It was explained that under Section 96
A of the Town and Country Planning Act 1990, applicants may
submit applications for Non-material Amendments to existing Planning
Permissions since 1 September 2014. Welsh Government had Supplementary Planning
Guidance: Approving Non-material Amendments to an Existing Planning Permission
on what was deemed a non-material development, where
clear assessment tests were listed. It was not considered that this minor
amendment would be obvious when looking at the site from any public spaces, and
whilst noting the neighbour's comments, it was not considered that the amendment
would lead to any additional harmful impacts on amenity. b)
Taking advantage of the right to speak, the applicant noted the following
points: ·
They had moved
to the area about two years ago and had purchased Terfyn
with the intention of renovating the property, which was unfortunately
deteriorating. ·
It was considered that the development in Terfyn
had been in accordance with the style of the property and they had maintained
the façade of the building at substantial additional cost. ·
The root of the
need to adapt the veranda had been a simple error between himself and the
builder, with the builder constructing it slightly too deep compared to the
submitted plans. ·
They had been advised by the planning officer to resubmit
non-material amendments to the original plans made in March 2021. ·
He accepted that objections had been
raised regarding the size of the veranda and also that
it would affect the privacy of nearby properties. ·
As the veranda had only
been partially constructed, it could be accepted that concerns would be
raised as it could appear, in its half-built state, that the veranda roof was
flat, and that it would be possible for someone to walk out onto the veranda
and have substantial views over nearby properties. ·
The finished veranda would have a slate
roof in keeping with the existing roof of the property and it would not be
possible to walk out onto the veranda - therefore, the allegation that the
veranda would have a detrimental impact on privacy was invalid. · They had not undertaken any amendments to the style, size and location or the windows of the property, therefore, there had been no substantial change to the privacy element that affected any neighbouring property - this had been reiterated by the ... view the full minutes text for item 12. |
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Application No C21/0111/45/LL Land By Cae Llan, Denio, Penrallt, Pwllheli, LL53 5UA PDF 300 KB Full application
for a new residential development of 14 dwellings to include associated service
road and footpath, parking, landscaping and foul drainage pumping station LOCAL MEMBER:
Councillor Dylan Bullard Additional documents: Decision: DECISION To delegate the right for the
Assistant Head of Department to approve the application, subject to completing
a Section 106 Agreement to secure a financial contribution towards play areas
and to ensure provision of four affordable dwellings. Also,
conditions involving the following should be implemented: 1. Timescales 2. In accordance with the approved plans. 3. Permitted development restriction on the affordable
dwellings. 4. Materials 5. Welsh Water / SUDS 6. Construction times 7. Finished floor levels 8. Privacy screens for balconies on plots 5 and 10 9. Highways access conditions 10. Landscaping 11. Protecting trees 12. Archaeological investigation 13. Welsh language
mitigation measures – to advertise the site, names of the estate and the houses For information: SUDS Minutes: Attention was drawn to the
late observations form. a)
The Development Control Team Leader highlighted that the application was a
full
application to construct 14 two-storey dwellings, with four of them as
affordable homes. The site was located to the north of Pwllheli
above the town centre in an area known as Denio.
Although the site was located within the defined development boundary of Pwllheli, the existing development density is lower than
the rest of the town. It was explained that Pwllheli
was identified as an Urban Service Centre under policy TAI 1 of the LDP, which
encouraged a higher proportion of new developments within urban centres by
means of housing designations and windfall sites. When adopting the LDP, the
site was allocated for 14 units, therefore, the
application met the requirements of policy TAI 1. It was
reported that the applicant had submitted the open market value of the
dwellings to show that a suitable discount could be applied to ensure they
remained affordable in perpetuity. Having assessed the
figures in consultation with the Housing Department, it
was agreed to give a 40% discount when preparing a section 106 agreement. In
the context of open spaces, it was noted that Policy
ISA 5 of the LDP required new housing proposals for 10 or more new houses in
areas where existing open spaces could not satisfy the needs of the proposed
housing development to provide a suitable provision of open spaces. In exceptional circumstances, where it was not possible to provide
an outdoor play area as an integral part of a new housing development, the
developer would be required to provide suitable provision off the site; a site
that is accessible and close to the development in terms of walking or cycling
distance or, where this was not practically possible, to make a financial
contribution towards new facilities including equipment, improving existing
facilities on sites with access or improve access to existing open spaces. It
was highlighted that the application did not include
the provision of an open / play area on the site but that the plan provided the
number of anticipated dwellings in accordance with the site allocation. Having assessed the plan, it was
not unreasonable that there was no provision on the site and after using the
formula within the SPG Open Spaces in New Housing Developments, the Joint
Planning Policy Unit had calculated a financial contribution of £5855.71
towards provision off the site. A discussion was held with
the applicant and it was agreed that the contribution would be ensured via a
section 106 agreement. In the context of a linguistic impact, although there was no need to submit a formal statement, consideration should still be given to the Welsh language in accordance with the guidance in Appendix 5 of the 'Maintaining and Creating Distinctive and Sustainable Communities' SPG. It was highlighted that the applicant had considered the Welsh language and that the application complied with the requirements of section 'CH', Appendix 5 ... view the full minutes text for item 13. |
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Single storey
side extension LOCAL MEMBER:
Councillor Gruffydd Williams Additional documents: Decision: DECISION To refuse the application
contrary to the recommendation ·
Design and materials of the extension were
out of character ·
Impact on the AONB and the Dark Sky Status Minutes: The Planning Manager highlighted that the application
was a full
application to construct a single-storey extension that would measure 4.5
metres x 3.6 metres, which would include a garden room
in a single-storey cottage located on the slopes of Mynydd
Nefyn. It was noted that the nearest residential
homes were over 40 metres to the north and north-east
of the proposed extension and that the application was being submitted to the
Committee at the request of the Local Member. It was explained that Policy PCYFF3 stated that proposals would be
approved, including extensions and changes to existing buildings and
structures, if they complied with a number of criteria that included, that the
proposal ·
added to or enhanced the
character of the site, the building or the area in terms of setting,
appearance, scale, height, mass and elevation treatment; ·
respected the context of
the site and its place in the local landscape; ·
used materials that were appropriate
to its surroundings and incorporated soft and hard landscaping; ·
improved a safe and
integrated transport and communication network; ·
limited water run-off and
flood risk and prevented pollution; ·
achieved an inclusive
design; ·
enabled access for all; ·
helped to create healthy and
lively environments considering the health and well-being of future users. It was highlighted that the
extension would include a garden room with significant glazed windows of
acceptable and suitable size and scale for the location. Although the site was
high on the slopes of Mynydd Nefyn
with views over the coast, it was not considered that
the proposal would have a substantial detrimental impact on the amenities or
character of the nearby AONB due to the nature of the local landscape and
vegetation within the local area. In response to an objection received claiming that the proposal
would have an impact on the cottage and the AONB, although there was an
intention to construct an extension of modern material and design, it was noted
that the location of the extension on the gable end of the cottage, and its
size, would not significantly impair the appearance and character of the
property or the AONB. b) Taking advantage of the
right to speak, the applicant noted the following points: ·
It was an application for a
small garden room on the Western front side of the cottage. ·
The purpose of the
extension was to provide an additional living space and to get more light into
the property. ·
As it was a small Welsh cottage, it was quite dark
with very small north-facing windows. ·
By opening up the gable end
and installing glazed windows, it was hoped to get
more light into the property and allow them to make the best of the beautiful
views across the Bay of Nefyn and Porthdinllaen. ·
The extension on the gable
end would be mainly constructed in glass, but using Welsh
slate tiles on the roof to assimilate with the existing tiles, thus retaining
the character of the original structure. · The proposal was in accordance with the character ... view the full minutes text for item 14. |