Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions
Contact: Lowri Haf Evans 01286 679 878
No. | Item |
---|---|
APOLOGIES To accept any apologies for absence. Additional documents: Minutes: None to note |
|
DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: a) The following members
declared that they were local members in relation to the items noted: ·
Councillor Paul
Rowlinson (not a member of this Planning Committee) in relation to item 5.1 on
the agenda (C20/0805/13/LL) ·
Councillor Dewi Roberts
(not a member of this Planning Committee), in relation to items 5.2 and 5.9 on
the agenda, (C21/0367/39/DT) and (C21/0277/39/DT) ·
Councillor Elfed
Williams (not a member of this Planning Committee), in relation to item 5.3 on
the agenda (C20/0485/18/AC) ·
Councillor Owain
Williams, (a member of this Planning Committee), in relation to items 5.5 and
5.6 on the agenda, (C21/0495) and (C21/0376/34/LL) ·
Councillor Angela
Russell, (not a member of this Planning Committee), in relation to item 5.7 on
the agenda, (C21/0337/38/DT) ·
Councillor
Judith Humphreys (not a member of this Planning Committee), in relation to item
5.8 on the agenda, (C19/1089/22/LL) ·
Councillor Menna Baines
(not a member of this Planning Committee) in relation to item 5.10 on the
agenda (C20/1056/25/LL) |
|
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 |
|
The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 12th July 2021, be signed as a true record. Additional documents: Minutes: The Chair accepted the minutes of the previous meeting
of this committee, held on 12 July 2021, as a true record. |
|
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. |
|
Application No C20/0805/13/LL Land near Gwernydd, Bethesda, LL57 3TY PDF 297 KB Creation of a
car park for 30 vehicles, create a new vehicular access, footpaths together
with the installation of 2 charging points for electric cars and a pay and
display machine LOCAL MEMBER: Councillor Paul Rowlinson Additional documents: Decision: To delegate powers to the Assistant Head of the
Environment Department to approve the application, subject to the following
conditions: 1.
5 years 2.
In compliance with plans 3.
Provide a CEMP 4.
Provide a Landscaping Plan 5.
Provide a Construction Traffic Plan 6.
Archaeological matters 7.
Conform to the Initial Environmental
Assessment requirements and suggestions 8.
No lighting except for what has been agreed 9.
Boundary treatment to be completed
prior to using the parking bays Notes ·
Ordinary Watercourse Consent ·
SUDS ·
Welsh Water Minutes: Creation of a car park for 30 vehicles, create
a new vehicular access, footpaths together with the installation of 2 charging
points for electric cars and a pay and display machine a)
The Planning Manager elaborated on
the background of the application, noting that the site was located opposite
the development boundary of the Bethesda local service centre. It was noted that there
was no specific policy within the LDP that referred particularly
to the provision of new car
parks, however, it was considered that policies PCYFF 2, PCYFF3, TRA 2 and
TRA 4 were relevant in this case.
It was explained that the proposal's purpose was to provide vehicular parking bays for
the communities of Gerlan and
Gwernydd. It was reported, due
to the built nature and narrow streets
in this residential
area, there was a serious lack of parking places (private and public)
off the public roads network. It was not considered
that this proposal was likely to promote or lead to an increase in
use of private vehicles but would
rather mitigate the existing
parking issues in the community. It was noted that the Transportation Unit had confirmed
that the proposal conformed to the parking standards and the proposed access would not have a detrimental impact on road safety. It was considered that the location, size and setting
of the extension was logical
and acceptable based on principle,
design, scale, materials, local building forms, highway matters and residential amenities. Therefore the proposal complied with the relevant local and national
policies and guidance. b) Taking advantage of the right to speak, the Local
Member made the following points: ·
He
supported the application ·
There was a real need for additional parking sites in
the area - the streets were narrow and
the lack of parking space was a matter of concern to many ·
Buses
had difficulties
·
He
thanked the Community Council (the applicant) for submitting the application ·
That many had highlighted concerns regarding visitors to the
Carneddau parking in the area - this happened
anyway ·
Creating a parking site would not add to flooding concerns ·
The
traditional stone wall would be demolished and re-used ·
Hedges would be
planted for wildlife ·
He
welcomed the installation
of electric vehicle charging points - this was a step in the right direction ·
There was a need to ensure that the site was well-managed ch) It was proposed and seconded to approve the application
c) During the ensuing discussion, the following
observations were made by members: ·
That
parking was evidently a problem in the area ·
Concern
that residents would have to pay for parking, however, this was probably a matter
for the Community Council to discuss and control · There was a suggestion that a feasibility assessment needed to be undertaken - would local residents be willing to pay or continue to park on the road? If not enough would pay for the parking ... view the full minutes text for item 6. |
|
Extensions
and alterations LOCAL
MEMBER: Councillor Dewi W Roberts Additional documents: Decision: To refuse the application Reasons: Over-development and detrimental effect on adjacent property. Minutes: Extensions and
adaptations The application was submitted to the Committee
at the Local Member’s request a) The Development Control Manager elaborated on the background of the
application and noted that the work included: ·
Erecting a two-storey
side extension on the site of an existing single-storey garage - this would
extend to the east (side) for the same distance as the existing garage but it
would extend 1.4m in front of the existing house and 1.8m to the rear and of
the same height as the roof of the existing house. A garage, utility room and
bathroom would be located on the ground floor, and a bedroom and bathroom on
the first floor. There would be new gable ends to the front and rear of the
house, and a Juliette balcony on the first floor to the rear. ·
Erection of a
two-storey rear extension on the western end of the property, with a garden
room on the ground floor and a bedroom on the first floor. The extension would
extend 3.7m to the rear and it would create a new rear-facing gable end. ·
The two-storey
extensions would have slate pitch roofs and the new pitch roof on the front and
rear would be lower than the roof level of the main house. ·
It was also intended to
erect a new porch to the front, and a mono-pitch slate roof across the porch
with another existing single-storey extension. Attention was drawn to the objections received that suggested that the
design was not in keeping with the street and was an over-development that
would cast a shadow onto neighbours' premises. Reference was made to Policy
PCYFF 3 of the LDP that dealt with the location, design and visual impact and
stated that all proposals should exhibit a high-quality design that gave full consideration to the context of the built
environment. It was considered that the proposal met with the requirements of
policy PCYFF 3 of the LDP and the reasons were listed in the report. In the context of over-looking and shadowing neighbours' premises, the
urban nature of the site and the inter-visibility that already existed between
the houses and gardens in the locality were considered. It was not considered that the extensions
would lead to added significant harm to neighbours' privacy and there would be
no additional significant harm to neighbours' amenities, or those of the area
in general, deriving from the development.
It was considered that the proposal was acceptable under policy PCYFF 2
of the LDP. b) Taking advantage of the right to speak, the applicant noted the
following points: ·
Sandpiper was built in
1967 as holiday accommodation for his Grandfather. ·
The property was in a
dire state - no recent investment ·
There were two bedrooms
upstairs and one bedroom downstairs with a bathroom;
the house was heated by storage heaters but without insulation - this was
unsuitable for the environment. There was a need to completely upgrade
electricity and water systems as they were dangerous and unsuitable · It was ... view the full minutes text for item 7. |
|
Application No C20/0485/18/AC Victoria Terrace, High Street, Deiniolen, Gwynedd LL55 3LT PDF 357 KB Vary condition
2 of planning permission
C17/0438/18/LL for a residential
development in order to extend the period by three years to enable the submission of a reserved matters application LOCAL MEMBER: Councillor Elfed Williams Additional documents: Decision: To delegate powers to the Assistant
Head of the Environment Department to approve the application, subject to the
following conditions: 1. Commencement of the work 2. Submitting reserved matters. 3. Materials and finishes (including natural slate for
the roofs). 4. Access and parking 5. Landscaping. 6. Removal of permitted development rights for the
affordable houses. 7. Welsh Water conditions relating to safeguarding the
sewers. 8. Conditions of Natural Resources Wales regarding land
and surface water drainage. 9. Update the conditions regarding mitigation measures of
the ecological assessment. 10. Agree on details regarding Welsh names for the
development together with advertising signage informing and promoting the
development Note: Need to submit a sustainable
drainage system application to be agreed with the Council. Minutes: Varying condition 2 of
planning permission number C17/0438/18/LL for a residential development in
order to extend the period of three years to enable the submission of a
reserved matters application Attention was drawn to the late observations form that
noted that the application area had now had a statutory designation by UNESCO
as the Slate Landscape of North West Wales World Heritage Site. Despite the
designation it was not considered that the proposal, if approved, would
undermine the designation by considering the observations of CADW. a) The Senior Development Control Officer highlighted that this was a full
application to vary condition 2 of outline planning permission number C17/0483/18/LL
to extend the time permitted to submit a reserved matters application. As
previously, it was explained that the details related to scale, appearance,
landscaping and access to the site had been reserved for future consideration
through the submission of an application for reserved matters. It was noted
that the proposal continued to entail developing the site for 27 houses
(including five affordable dwellings for general local need), the creation of a
new access and provision of an amenity space. It was added that the original
application (C09A/0396/18/AM) was subject to a legal agreement under Section
106 in order to provide an element of affordable housing and the legal
agreement that was originally signed by the applicant remained valid. It
was reported that the principle of developing the site for residential
development had already been accepted be that in 2014 and 2017, however, there
was a need to consider if planning circumstances or the situation had changed
since the previous applications were approved. In light of local policies, the
Local Planning Authority determined the outline application based on the
policies of the Gwynedd Unitary Development Plan and the application for a
three-year extension was determined partly based on the Gwynedd Unitary
Development Plan and partly on the Anglesey and Gwynedd Local Development Plan
- Composite Version. By now, the LDP was the adopted local planning policy
document and reference was made in the report to the relevant policies. It
was noted that the indicative supply level for Deiniolen
over the Plan's period was 45 units and the indicative supply was expected to
be met through the T65 housing designated site and through windfall sites - as
a result it was possible to support the proposal under Policy TAI3. Five
affordable houses would be included in the proposal that equated to 18% of the development. To this end, the
proposal continued to meet the affordable housing threshold identified within
Policy TAI15. The
proposal provided a broad variety of housing to address the need for such
housing in Deiniolen in line with the Gwynedd Housing
Needs Assessment, and the assessment for Deiniolen
village which indicated the need for two and three-bedroom affordable housing
and two, three and four bedroom open market housing. Having considered all the relevant matters including the objections, it was not considered that the proposal of extending the time given under ... view the full minutes text for item 8. |
|
Application No C21/0546/00/LL Richmond House High Street, Barmouth, Gwynedd, LL42 1DW PDF 313 KB Conversion
of lower ground and ground floor
of building into a farm shop including
a wooden advertising box on the forecourt. LOCAL MEMEBR: Councillor
Gethin Glyn Williams Additional documents: Decision: To approve with
conditions 1.
Commence within five
years. 2.
In accordance with
plans. 3.
Welsh and / or bilingual signs. Minutes: Conversion of lower ground and ground floor of the building into a farm
shop including a wooden advertising box on the forecourt. Attention was drawn to the
late observations form. a) The Planning Manager highlighted that the application involved
converting part of the lower floor and ground floor of the building from
residential use to a farm shop. The lower floor would comprise two storage
areas for the shop, a food preparation room and toilet and the farm shop would be
located on the ground floor. The remainder of the building would continue with
its residential use. The existing window on the north-eastern elevation would
be replaced with wooden double doors and a new shop front. As part of the development, it was also
intended to install a wooden advertisement box in the property's forecourt. It
was noted that the site was situated within the development boundary and within
the town centre designation. The application was submitted to the Committee
as the applicant was a Gwynedd Councillor / Local Member In accordance with Policy PS 15 and MAN 1 town centres are protected for
uses that are associated with town centres such as retail, commercial, leisure
uses provided that the scale and type of development was appropriate to the
size, character and function of the centre and provided the proposal complied
with the criteria listed in the Policy.
It was considered that the principle of the proposal was acceptable in
terms of Policy PS 15 and MAN 1 of the LDP in terms of promoting the vitality
and viability of town centres and the adaptations complied with the
requirements of the relevant policies. b) It was proposed and seconded to approve the application. RESOLVED: To approve with conditions 1. Commencement within five years. 2. In accordance with plans. 3. Welsh and / or bilingual signs. |
|
Application No C21/0495/34/LL Penlon, Clynnog Fawr, Caernarfon, Gwynedd, LL54 5PE PDF 258 KB Construction of a new house LOCAL MEMBER: Councillor Owain Williams Link
to relevant background documents Additional documents: Decision: To defer in order to hold further
discussions with the agent to discuss the way forward, e.g. is there an
intention to amend the plans? Minutes: Construction of a new house a) The Development Control Team Leader highlighted that there was a request
from the agent for the Committee to defer the application in order for them to
have an opportunity to respond to matters included in the report. b) It was proposed and seconded to defer the application RESOLVED:
To defer in order to hold further
discussions with the agent to discuss the way forward, e.g.
is there an intention to amend the plans? |
|
Application No C21/0376/34/LL Land near Plas Beuno, Clynnog Fawr, Clynnog LL54 5BT PDF 347 KB Application for the erection of a
two-storey dwelling with garage LOCAL MEMBER: Councillor
Owain Williams Additional documents: Decision: To refuse 1.
The proposed house is contrary to criterion
13 of policy PS5, criterion 1 of policy PCYFF 2 and criterion 1 and 10 of
policy PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan 2017
because of the size and scale and design of the new dwelling specifically its height,
bulk, land and ground levels which means that the proposal is not in keeping
with the area's building pattern. 2.
The proposed house is contrary to criterion
13 of policy PS5, criterion 7 of policy PCYFF2 and criterion 10 of policy PCYFF
3 of the Anglesey and Gwynedd Joint Local Development Plan 2017 due to the size
and scale and design of the new dwelling specifically its height, bulk, land
and ground levels and the location of the windows on the northern elevation
which means that the proposal causes a significantly detrimental impact on the
amenities and privacy of the residents of the property situated in adjacent to
the site. Minutes: Application for the erection of a two-storey house with garage a)
The Development
Control Officer highlighted
that the application site was within the development boundary of the village of Clynnog Fawr on an empty plot of land located parallel
to a standard vehicular access leading to existing residential dwellings to the rear and side of this
proposed development. It was explained that
a previous application for this proposal
was refused under
C20/1049/34/LL due to its size, scale and
design and its impact on
nearby properties. It was acknowledged
that this proposal was approximately 0.5m lower than the plan refused under the previous application, and the application's agent had provided additional plans that included
the streetscape and a plan
of the existing levels. The application
was submitted to the Committee
at the Local Member’s request The application
had been deferred in the Committee on 12.07.2021 in order to correct the site address and
re-consult to ensure that consultees and neighbours were aware of the application site. In considering the general, visual and residential
amenities, it was noted that the site was located in a fairly
prominent location, adjacent to the main road in and out
of the village and was surrounded by buildings of various sizes, design and elevations.
Officers had not been convinced in this case
that this was the right building size and design
for the site. It was considered that there was a need to consider its location
and land levels better to enable the development to contribute to the area's character and enable
it to integrate more and in an acceptable
way with the pattern and character
of the local area. It was
not considered that the design conveyed this and, as such,
the development could not
be supported in the form it was submitted. It was considered that the proposal was contrary to the requirements of policies PCYFF 2,
3 and 4 and PS5 of the LDP.
It was noted that
the proposal avoided the inclusion of windows (on the northern elevation) in number
and form that would affect
the residents of neighbouring
properties. Nevertheless,
the plan indicated that some of the windows would be opaque, however, it was considered that this would
have a worse impact than what was approved in the past and would give
the feeling of overlooking
(due to their number and height)
from the perspective of the
properties next door. Also, it was reported that the site was considerably higher than the neighbouring property, and the proposal to erect a full two-storey property on this level of land would create an incompatible feature in the area as well as cause a markedly oppressive effect on the neighbouring property. It was added that the land level would also increase overlooking into the back garden of the neighbouring property - although the garden was currently ... view the full minutes text for item 11. |
|
Application No C21/0337/38/DT Derwen Deg, Llanbedrog, Pwllheli, Gwynedd, LL53 7UA PDF 240 KB To demolish a single-storey garage. Erect a double garage with
annexe above, for the personal use of the Applicant and family and
friends occasionally. LOCAL MEMBER: Councillor Angela Russell Additional documents: Decision: To refuse Reasons: Over-development and harmful visual impact Minutes: Demolition of a single-storey garage. Erect a double garage with annexe
above, for the personal use of the applicant and family
and friends occasionally. Attention was drawn to the late observations
form. a) The Planning Manager highlighted that the application
was to demolish an existing outbuilding and erect a two-storey building in its
place with a double garage on the lower floor and a residential annexe
ancillary to the main house. The site
was located within the garden of Derwen Deg, a detached property within the Llanbedrog
development boundary The application had been submitted to the Committee at
the Local Member’s request. It was reported that a number of
objections had been received including one from the Community Council stating
concern that the proposal was an over development, that the site was unsuitable
and first floor windows would overlook a private property and would create a
detrimental impact on nearby neighbours It was noted that on the whole the
principle was acceptable, although the proposal was substantially larger than
what already existed on the site. However, it was considered that the proposal
was in keeping with the urban area that had a scattered nature and respected
the context of the site. It was added
that the design was acceptable and was not detrimental to the area's character
and did not have a significant impact on neighbours - a condition could be
imposed to ensure that the windows that overlook had permanent opaque glass and
the proposed materials could be controlled via an appropriate planning
condition. The proposal would be used as a garage and
residential annexe and the use could be controlled by imposing a condition to
ensure that it was only used as ancillary use to the main house and not for any
other use. Additional planing permission would be required for any material
change of use of the annexe. It was considered that the proposal was acceptable in terms of visual
amenities, the
effect on the AONB and general amenities.
b) Taking advantage of the right
to speak, the Local Member made the following points: ·
A number of concerns
had been highlighted by local residents ·
The property
was located at the base of Mynydd Tir y Cwmwd ·
The sewerage system at the location was unsuitable ·
The annexe was far from
the house - there was potential for the unit to be self-contained in the future ·
It set a dangerous
precedent of creating a second house in
the garden ·
An extension would be best if they
required an additional bedroom ·
Issues regarding crossing the road were a cause
of concern - the road was unsuitable for the houses ·
That the Community Council objected to the application ·
The proposal
was an over development c) It was proposed to refuse
the application, contrary
to the recommendation for
the following reasons: ·
The proposal
was an over development of the site d) During the ensuing discussion, the following observations were made by ... view the full minutes text for item 12. |
|
Application No C19/1089/22/LL Treddafydd Stryd Fawr, Penygroes, Gwynedd, LL54 6PW PDF 296 KB Full application to
construct 12 dwelling houses with an access, parking and associated
infrastructure. LOCAL MEMBER:
Councillor Judith Humphreys Link
to relevant background documents Additional documents: Decision: To delegate the right for the Assistant Head of Department to approve
the application, subject to reaching an agreement on the level of the financial
contribution towards education and to complete a 106 Agreement to secure a
financial contribution towards play areas and education and a condition to provide
two affordable homes and the following 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 to be agreed with the LPA. 5. Highways Conditions. 6. Soft and hard landscaping. 7. Biodiversity conditions 8. Agree on details regarding Welsh names for
the development together with advertising signage informing of and promoting
the development within and outside the site. 9. Removal of general development rights. 10. Submit a Construction Method Statement
including parking provision for the builders' vehicles, working hours,
deliveries, etc. 11. Submit outdoor lighting details to be agreed
with the LPA before they are installed. 12. Safeguard the open space for the future 13. Provision of bin sites 14. Contaminated land matters 15. Drainage / Welsh Water conditions 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 and Natural
Resources Wales. Note: Various Highways notes Minutes: Full application
to construct 12 dwelling houses with an access, parking and associated
infrastructure a)
The Planning Manager
highlighted that the application was a full application to; ·
Provide
12 two-storey houses in the form of detached houses, semi-detached houses and
terraced houses, including 8 three-bedroom houses and 4 two-bedroom
houses. ·
Creation
of infrastructure to include estate roads and associated footpaths,
fences/railings and stone walls. ·
Provision
of parking spaces for each house, bin storage area and creation of individual
gardens to the side and rear of the houses. ·
Provision
of amenity spaces within the site along with an area to collect water. ·
The
application was amended since its original submission following observations by
the Transportation Unit and the Municipal Unit regarding access matters and the
location of the bin collection location. It
was explained that the application site was currently empty but in the past it
was a busy commercial site as a goods sales warehouse and previously it was a
site with a mechanic garage and filling station. It was noted that the site,
located within the Penygroes development boundary, was fairly flat and
surrounded by residential housing. Members were
reminded that a full application was approved recently in Penygroes to provide
24 residential units, with each of them being affordable houses. It was
explained that this site had been included and designated specifically for a
residential development and was not a windfall site as in this case. It is not
believed that the consent and the associated numbers changed the situation in
terms of the numbers of houses identified for Penygroes and it did not affect
the threshold identified for the village. Policy TAI 15 of the LDP states that
Councils will attempt to ensure an appropriate level of affordable houses in
the Plan's area. In Penygroes, two or more housing units were the threshold,
whilst noting that 20% of the units should be affordable. As the proposed
development proposed 12 units, this corresponded with the threshold noted in
Policy TAI 15 to make a contribution to affordable housing. In the context of
educational matters and in accordance with the requirements of the SPG,
consideration should be given to the situation in the school that served the
catchment area where the development was located. In response to the statutory
consultation the Education Department's Information officer stated that Ysgol
Gynradd Bro Lleu was over its capacity. As per usual and in accordance with the
requirements of the relevant formula in the SPG, there was justification here
to ask for a contribution of £50,480 to meet the lack of capacity in the
primary school. It was added, in accordance with ISA 5 of the LDP, that proposals for 10 or more dwellings, in areas where existing open space cannot meet the needs of the proposed housing development, would be expected to provide suitable provision of open spaces in accordance with the Field in Trust (FIT) benchmark standards. Although the proposal included open spaces, they did not meet the need for spaces ... view the full minutes text for item 13. |
|
Application No C21/0277/39/DT Ty Coed, Lôn Gwydryn, Abersoch, Pwllheli,Gwynedd, LL53 7EA PDF 325 KB First-floor
extension above the existing garage together with a first-floor extension to
create a veranda LOCAL
MEMBER: Councillor Dewi W Roberts Additional documents: Decision: To refuse Reasons: Over-development, harmful visual
impact and harmful impact on the privacy of neighbouring houses Minutes: First-floor extension above the existing garage together with a first-floor extension to create a veranda a) The Development Control Officer highlighted that the application was for
an extension and changes to an existing residential property. The changes
would include: ·
First
floor extension above the existing garage - the final extension would be 7.6m high, 0.7m lower than the roof of the house itself. There would
be a slate hip roof with a 'Juliette' balcony on the front of the first floor. ·
Erecting a balcony along the first floor of the existing premises (that would act as a ground floor verandah) - there will be a privacy screen on both ends
of the balcony ·
Erection of a rear one-storey extension with a slate hip-roof The application was submitted to the committee at the
Local Member’s request. It
was reported that Policy PCYFF 2 of the LDP encourages
the refusal of proposals that will have
a significantly harmful impact on the amenities
of local property occupiers. Concern was expressed by a neighbour that creating a balcony on the front of the property would enable overlooking that would be detrimental
to their privacy and as a result of those observations the plans had been amended to include privacy screen on the sides of the front balcony. Although it was possible to see a little of the neighbours' front gardens from the balcony as re-designed, the front
of the houses on Lôn
Gwydryn were already open to the street and were visible
from public spaces. It was not considered that the balcony would add significantly
to the harm to the privacy
of the property that faced the street. Having assessed the application against the relevant policy requirements, it was considered that the proposal was acceptable in terms
of visual amenities, the effect on the AONB and general amenities.
b) Taking advantage of the right to speak, the
applicant noted the following points: ·
That the Officer's report, that supported the proposed development,
addressed all the concerns that had been noted in the responses. ·
That pre-planning application discussions had been held with
the planning officers and the observations had been fully incorporated
in the final design. ·
There were some objections from local residents that included matters
that were not based on planning matters and were therefore irrelevant ·
That concerns raised in relation
to noise and possible disruption from the proposed balcony were assumptions
that more people would reside in
the house - this was not correct as the number of rooms would not change. The response to concerns regarding the increase in traffic was the same ·
That the objections to a great extent noted that the development was
oppressive and nearby property would lose privacy · Careful consideration was given to the design of the additions using the current footprint to improve the premises. Although it was accepted that the proposal gave the impression ... view the full minutes text for item 14. |
|
Change of use of
building from Use Class B1 (offices) to Use Class D1 (non-residential
establishments) together with changes to the external elevations of the
building, creating an access road, bus parking and footpaths LOCAL MEMBER: Councillor Menna Baines Additional documents: Decision: Recommend that the appeal is refused on the following basis: 1.
The
proposal is contrary to the requirements of Policy ISA3 of the Gwynedd and
Anglesey Joint Local Development Plan (2017) which states that the sequential
test should be adopted when determining the location of proposals for further
and higher education with priority given firstly to existing further or higher
education sites or, secondly, on sites which have a close association with an
existing campus. On this basis, it is considered that the proposal does not
comply with criteria 1 and 2 of Policy ISA3 of the LDP or with national
policies based on the requirements of 'Future Wales: The National Plan 2040
(2021)' and 'Building Better Places: The Planning System Delivering Resilient
and Brighter Futures' (July 2020). 2.
The
proposal is contrary to the requirements of Policy PS13 and CYF1 of the
Anglesey and Gwynedd Joint Local Development Plan (2017) which states that land
and units on existing employment sites (Parc Menai is
listed in the Policy) are safeguarded for employment/business enterprises. 3.
The proposal
is contrary to the requirements of Policy PCYF 5 of the Gwynedd and Anglesey
Joint Local Development Plan 2017 and Supplementary Planning Guidance: Change
of Use of Community Facilities and Services, Employment Sites and Retail Units
(2021), which states that proposals to release land on existing employment
sites that are protected for Use Class B1, B2 or B8 in accordance with Policy
PCYF1 for alternative use will only be approved in exceptional circumstances.
Based on the information submitted with the application (and the separate
reason for refusal, based on Policy ISA 3), the Local Planning Authority does
not consider that exceptional circumstances have been proven. Furthermore, and
without robust marketing activity and robust evidence regarding why buildings
cannot be adapted to overcome the matters identified, there is no
evidence that the site is unlikely to be used in the short or long term for the
original use or safeguarding use, and that there is no viable business or
industrial use for the site. In addition, there is no over-provision of
employment sites within the vicinity; educational use would have a detrimental
impact on employment use in nearby sites and the Local Planning Authority is
not convinced that other suitable alternative sites exist for the proposed
purpose. 4.
The
proposal is contrary to the requirements of Policy PCYFF2 of the LDP, which
states that proposals will be refused if: (i) they
have a significant detrimental impact on health, safety or amenities of the
owners of local property, land uses or other property or the features of the
local area due to an increase in activities, noise disturbance, litter or other
forms of pollution or disturbance and (ii) land that has been designated for
other developments. It is anticipated
that the nature of the use of the further and higher education facility would
increase the noise/disturbance and movements of pedestrians/students within and
around the site, e.g. during lunch hours or free lectures. Minutes: Change
of use of building from Use Class B1 (offices) to Use Class D1 (non-residential
establishments) together with changes to the external elevations of the
building, creating an access road, bus parking and footpaths a)
The
Senior Development Control Officer highlighted that there was a request for the
Committee to present their views on the report that formed an appeal statement
to the planning inspectorate to recommend to refuse the planning appeal A full application was received to change the Tŷ Menai/Technium
building located on the Parc Menai Employment site, which was currently empty,
from its existing Use Class B1 (offices) to Use Class D1 (education non-residential
establishment) together with creating an access road, bus parking, foot paths
and changes to the building's external elevations. It was
reported that the development was at a scale that meant that it would have been
submitted to the planning committee on 6 September, 2021 however, the applicant
had submitted an appeal to the planning inspectorate on the grounds of a lack
of decision. It was explained that when an appeal was submitted on the grounds
of a lack of decision, the local planning authority had an additional period to
determine an application during the first four weeks after the appeal was
received. The appeal was submitted on 4 August 2021 and, therefore, the four
week period came to an end on 1 September 2021. Having considered the timetable
and the fact that no meeting of the Planning Committee would be held in August,
it was not possible for the application to be determined within the four week
period. Under such circumstances, the system did not allow the Council to
determine the application. It was added that as part of the appeal process, the planning
inspectorate gave the local planning authority the opportunity to submit an
appeal statement, where the authority could express opinions and recommend a
decision. As officers had no delegated rights to determine the application, the
application was submitted to the committee in order to receive their opinion.
The opinion would be submitted to the planning inspectorate as part of the
appeal statement. Reference
was made to the main concerns of the Planning Authority together with the
Economy and Community Department, Gwynedd Council and these included: 1.
Bangor City Centre Regeneration Scheme Bangor city
was facing several challenges - and the condition and performance of the city
centre undermined its function as a regional centre. It was noted that major
shops such as Debenhams had closed and Aldi would be relocating to Caernarfon
Road, which had a detrimental impact on the viability of the city centre. Part
of the scheme to regenerate the city was to increase activities and use in the
city centre. Coleg Menai was an important employer and service provider in the city. The existing site was within reach of the city centre with access and convenient links. There were concerns that relocating the campus to the outskirts of the city would be likely to undermine the business ... view the full minutes text for item 15. |