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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: |
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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 Parry
Jones in items 5.4 (C21/0617/16/Ll) and 5.5 (C21/0648/11/LL) on the agenda, as
he was a member of Adra’s Board. The Member was of the opinion that
it was a prejudicial interest, and he withdrew from the meeting during the
discussion on the applications. b)
The following members
declared that they were local members in relation to the items noted: ·
Councillor Peter Read,
(not a member of this Planning Committee), in item 5.1 on the agenda,
(C19/1215/40/EIA) ·
Councillor Anne Lloyd
Jones (a member of this Planning Committee), in relation to item 5.2 on the
agenda, (C20/0981/09/LL) ·
Councillor Dafydd Owen
(not a member of this Planning Committee), in item 5.4 on the agenda
(C21/0617/16/LL) ·
Councillor Gareth A.
Roberts (a member of this Planning Committee) in relation to item 5.5 on the
agenda (C21/0648/11/LL) ·
Councillor Elfed
Williams (not a member of this Planning Committee), in item 5.6 on the agenda
(19/2294/18/LL) |
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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, 4th October 2021, be signed as a true record. Additional documents: Minutes: |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Additional documents: Minutes: |
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Application No C19/1215/40/EIA Hafan Y Mor Holiday Park, Pwllheli, LL53 6HX PDF 684 KB Proposed masterplan comprising the demolition of 56 apartments, creation of new bases for the siting
of static caravans, new team accommodation,
new beach café including terrace and play
area, new coastal defences, minor realignment of All Wales Coast Path as well as associated landscaping, drainage, access and infrastructure
works (amended plans) LOCAL MEMBER:
Councillor Peter Read Link
to relevant background documents Additional documents: Decision: To delegate powers to the Assistant Head of the
Environment Department to approve the application, with conditions: 1.
Timescales 2. In
accordance with the plans, the documents and the approved Environmental
Statement. 3. Materials. 4. Drainage. 5. Construction
times. 6. Landscaping
and completing the mitigation proposals. 7. Tree
protection. 8. Archaeological
investigation in parcels G and J. 9. Welsh
language mitigation measures – advertising of site, names of the development,
on-site signage. 10. Continue
to monitor reptiles. 11. Diversion
of coast path to be carried out in accordance with the route shown for the
duration of the coastal defence works and reinstated following completion of
works. 12. Installation
of fat/grease traps on the foul drainage at the cafe. 13. Submission
of a CEMP 14. Submission
of long-term management plans for protected sites (habitats) 15. Holiday
use only on the site, maintain a register, accommodation not to be used as
permanent residential accommodation. 16. Phasing
conditions. 17. Number
of units (75 touring caravans, 1,323 static caravans) For information:
SuDS, standard NRW advice given to the
developer. Minutes: Proposed master-plan
comprising the demolition of 56 apartments, creation of new bases for the
siting of static caravans, new team accommodation, new beach café including
terrace and play area, new coastal defences, minor realignment of All Wales
Coast Path as well as associated landscaping, drainage, access and
infrastructure works (amended plans). Attention was drawn to
the late observations form. Some of the members had visited the site
(20/10/21). a) The Planning Manager elaborated on the application's background. The
application had been deferred at the Planning Committee held on 4 October 2021
to undertake a site visit. It was explained that the application sought full
planning permission to demolish 56 apartments, create new bases for the siting
of static caravans, new team accommodation, new beach café including terrace
and play area, new coastal defences, minor realignment of All Wales Coast Path
as well as associated landscaping, drainage, access and infrastructure works at
the Hafan y Môr Holiday
Park. b) The development had been divided into parcels: ·
Parcel B - Siting of 27
static caravans. ·
Parcel E - Siting of
three static caravans and construction of 2, two-storey buildings to provide
staff accommodation. ·
Parcel F - Demolition
of 4 apartment blocks (56 apartments / 272 guest spaces) and siting of 26
static caravans. ·
Parcel G - Siting of 80
static caravans. ·
Parcel H -
Redevelopment of the former sewage treatment plant and erection of a single-storey
café with a terrace to the front and car park. ·
Parcel I - Siting of 18
static caravans. ·
Parcel J - Coastal
defence works that included work on 320m of the coastline. The proposal
entailed landward realignment of the coastline to create sand and gravel
beaches in between four fish tail shaped rock-armour breakwaters. Approximately 120m of the works would replace
the existing linear rock coastal defences. The Wales Coast Path was also to be
re-aligned. The plans were discussed and attention drawn to the
additional observations received in response to the second consultation with
relevant agencies. It was considered that the principle of the main aspects of
the development, which included work on sea defences, siting additional static
caravans, providing additional accommodation to staff an constructing a café,
was acceptable given all planning matters, including local and national
planning policies and guidance. c) Taking advantage of the right to speak, the Local
Member made the following points: ·
He supported the
application. ·
That Hafan y Môr offered local
employment - 96% of workers were local (that a percentage of workers (around
4%) were from outside the County and were part of the entertainment). That
Managers were on competitive salaries and the seasonal workers were paid wages
that were higher than the minimum wage. ·
The company's intention
was to develop and modernise the site. ·
That the coastal
defence work was to be welcomed. ·
Local contractors would
be engaged to carry out the work - some had already been in contact concerned
that they would have to let workers go should the application be refused. · That 14,000 fewer ... view the full minutes text for item 6. |
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Application No C20/0981/09/LL Land Adjacent To Glan Y Mor Marine Parade, Tywyn , LL36 0DJ PDF 290 KB Application to omit 3nr affordable and 2nr open market
dwellings and erect 4nr affordable and 5nr open market
housings to provide net increase of 4nr dwellings in relation to approved consent C06M/0069/09/LL. LOCAL MEMBERS: Councillor Anne Lloyd Jones and
Councillor Mike Stevens Additional documents: Decision: To approve subject
to 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.
Ensure a
plan/arrangement to provide the affordable units. 8.
Removal
of permitted development rights for classes A-E. 9.
Submit
details to be agreed for the disposal of sewage and surface water from the
site. 10.
Condition
to secure Welsh signs and names for the houses. Welsh Water Notes, Highways, SUDS Minutes: Application to omit 3
affordable and 2 open -dwellings and erect 4 affordable and 5 open-market
houses to provide net increase of 4 dwellings in relation to approved consent
C06M/0069/09/LL. a)
The Planning Manager highlighted that the application involved erecting 4
affordable and 5 open-market houses instead of 3 affordable and 2 open-market
houses that had been previously approved under consent C06M/0069/09/LL. The
proposal would include a terrace of four houses, a terrace of three houses and
two semi-detached houses; the affordable units would be in the three 2 bedroom terrace houses and one 3 bedroom terrace house;
the open-market ones would be in the three 3 bedroom terrace houses and the two
3 bedroom semi-detached houses. It was
reiterated that all the houses were two-storey with slate roofs and external
brick walls. The application was
submitted to the Committee as it involved five or more houses. It was reported that
the site was located within the development boundary and formed part of a broader
site which had been designated for housing development in the LDP and was also
within the Dyffryn Dysynni
Landscape of Outstanding Historic Interest.
The site was surrounded by residential dwellings. Access would be gained
to the site from Warwick Place Road which was an unclassed road. It was explained that it was not entirely clear whether a housing
association would take on the affordable units proposed as part of the
application. It was noted that
discussions were being held with Grŵp Cynefin and that the site had been discussed with the
Council’s Strategic Housing Unit and a decision to proceed by the Cynefin Board was awaited - however, nothing formal had
been agreed thus far. As
the site was located within Tywyn development
boundary and was also designated for residential development in the LDP it was
considered that the proposal was acceptable to be permitted subject to
including appropriate conditions that would include agreeing on a provision
plan for the affordable housing. b)
Taking advantage of the right to speak, the Local
Member made the following points: ·
She was happy with the recommendation ·
There was a genuine demand and need for housing
in Tywyn c) It was proposed and seconded to approve the application. ch) During the ensuing
discussion, the following observations were made by Members: ·
That suitable sites for
building affordable housing were scarce in Tywyn. ·
The application was to
be welcomed. RESOLVED: To approve the application 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. Ensure a
plan/arrangement to provide the affordable units. 8. Removal of permitted
development rights for classes A-E. 9. Submit
details to be agreed for the disposal of sewage and surface water from the
site. 10. Condition to secure
Welsh signs and names for the houses. Welsh Water Notes, Highways, SUDS |
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Construction of a
new bridge, realign the A497 and approaches with improvements to an existing
junction, tree felling and new landscaping LOCAL
MEMBER: Councillor Anwen Davies Additional documents: Decision: To delegate powers to the Senior
Planning Manager to approve the application subject to conditions 1. Time 2. In accordance with the plans 3. Biodiversity 4. Highways 5. Agree materials 6. Archaeology 7. Construction Environmental Management Plan to be
submitted 8. Landscaping / Trees 9. Flooding matters Minutes: Attention was drawn to
the late observations form. a) The Planning Manager highlighted that the application was a full
application to construct a new vehicular bridge and to re-align the A497 highway
as the original bridge had suffered structural damage in January 2019. It was
explained that the A497 was one of the main routes between the towns of
Pwllheli and Nefyn and the existing bridge was a
grade II listed structure which spanned the Rhyd Hir river. It was noted that the site was located within
the Llŷn and Bardsey Island Landscape of
Outstanding Historic Interest and the Gefail y Bont wildlife site abutted the northern end of the existing
bridge. It was reiterated that the area to the south of the bridge, where the
new bridge would be located, was within a Western Llŷn
Special Landscape Area designation. It was explained that the proposed scheme measured approximately 600m
long, including the tie-ins on both sides of the existing road. The proposed
bridge would be a concrete arch clad with local masonry. No objection had been
received to the application and it was reported that the flooding element had
received significant consideration. It was noted that the area was within C2 flood zone on
current flood maps and in Technical Advice Note 15: Development and Flood Risk
(2004). Therefore, a Flood Consequence Assessment had been submitted with the
application. Natural Resources Wales had expressed concern that the assessment
did not indicate how the risks and their outcomes would be managed. As a
result, an amended assessment had been submitted to clearly demonstrate the
flood risk management measures. It was found there would be some change to
flooding depths due to the nature of the land, but it was noted that this would
be a negligible change even during extreme periods. It was suggested that the
greatest change between the two bridges would be evident when flood water was
expected to rise up the slopes on either side of the bridge. It was reiterated
that it was intended to purchase this land as part of the arrangements for
constructing the new bridge. Having considered the amended Flood Consequence
Assessment along with the other relevant information that was submitted, it had
been sufficiently demonstrated that the development would not cause any
increase in the risk to life or any significant risk to property. NRW had no
objection to the amended plan and therefore, it was considered that the
application complied with TAN 15 and policy ISA 1 of the Joint LDP. Having considered all material planning matters
including local and national policies and guidance and all observations
received, it was considered that the proposal was acceptable and in line with
relevant policies. b) It was proposed and seconded to approve the application. c)
During the ensuing discussion, the following observations were made by
members: ·
The development was to be welcomed. ·
The area of the bridge was dangerous. · It was hoped that the new bridge would be completed in time ... view the full minutes text for item 8. |
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Application No C21/0617/16/LL Land near Cae Gors, Tregarth, Bangor, LL57 4NE PDF 294 KB Erect 12
affordable dwellings, new access and associated works. LOCAL MEMBER: Councillor Dafydd Owen Link
to relevant background documents Additional documents: Decision: To delegate powers to
the Senior Planning Manager to approve the application subject to the applicant
completing a Legal Agreement under Section 106 to ensure a financial
contribution for the provision of open spaces and the following conditions: 1.
Five years. 2.
In accordance with the
plans and documents submitted with the application. 3.
Natural slate. 4.
Highway conditions. 5.
Tree planting scheme. 6.
Biodiversity mitigation
measures conditions to include compliance with the requirements of the
Preliminary Ecological assessment; provision of Pollution Prevention Plan;
ensuring that the site is permeable for hedgehogs and submitting a biodiversity
improvement plan 7.
Limit working hours
between 08:00-18:00 Monday to Friday, 08:00-13:00 Saturdays and not at all on
Sundays or Bank Holidays. 8.
Agree on details regarding a Welsh name for the development together
with advertising signage informing of and promoting the development within and
outside the site. 9.
Removal of development
rights from the affordable housing. 10.
Ensure a
plan/arrangements to provide the affordable housing. 11.
Submit an Environmental Management Plan to include noise, vibration and
dust. 12.
Ensure compliance with
British Number BS 5837:2012. 13.
Condition to submit a
foul water drainage plan from the development. 14.
Samples of materials and
colours for the houses and the hard and soft landscaping. 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: advise the applicant to
consider local slate Minutes: Erect 12 affordable dwellings, new access and
associated works. Attention was drawn to
the late observations form. a) The Senior Development Control Officer highlighted that the application
was for the erection of 12 two-storey affordable homes on a site that was
mostly located within the development boundary of the Local Village of Tregarth. The proposal included the following elements: - ·
Provision of 12
affordable homes in the form of: (i) 4 x two-bedroom
houses, 4 persons (social rent); (ii) 4 x three-bedroom houses, 5 persons
(social rent); 1 x two-bedroom house, 4 persons (intermediate rent) and 3 x
three-bedroom houses, 5 persons (intermediate rent). ·
Closing the existing
access from the class III county road (Tal Cae) and
creating a new access further to the east. ·
Creating a footpath at
the front of the site that would link with the existing footpath to the west. ·
Widening the adjacent
road to 5.5m to meet the Council's adopted requirements. ·
Deviating the
watercourse that ran through the site to the western peripheries of the site. ·
Creating ecological
corridors. ·
Parking spaces within
the curtilage of the proposed houses. ·
Erecting fencing of
varying design, height and material. ·
Erecting domestic sheds
within rear gardens as well as bin storage sites. It was reported that the principle of constructing
houses on this particular site was based in Policies PCYFF 1, TAI 4, TAI 15 and
PS 5 of the LDP. It was highlighted that Policy TAI 4 supported new housing in
local villages to meet the LDP's strategy through housing designations and
suitable unallocated sites within the development boundary based on the
indicative provision within the Policy itself. Consequently, the proposal would
mean that Tregarth would move beyond its indicative
growth level, however this site could be approved against general provision
(based on the completion rate so far) within the Villages, Clusters and Open
Countryside category. It was noted that Policy TAI 15 sought a suitable
provision of affordable housing and with the proposed development proposing an
increase of 12 affordable units, this meant that the proposal corresponded with
the percentage requirements of affordable units within this Policy. It was
noted that Policy PS5 supported development where it could be demonstrated that
it was consistent with sustainable development principles including suitable
sites within development boundaries and that the element of sustainable
development and accessibility on this site would be one of the main
considerations when selecting sites for housing within the LDP by the Planning
Inspector. Given that all the houses would be affordable (rather than the 20%
that needed to be provided), it was considered that the application was
acceptable in principle. In terms of affordable housing and housing mix, and Affordable Homes Statement had been submitted by Adra along with a Housing Mix Statement in accordance with the requirements of Policy TAI8 and TAI15 of the LDP together with the SPG: Housing Mix and Affordable Housing. It appeared that there was robust evidence regarding the need for affordable homes and that the ... view the full minutes text for item 9. |
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Application No C21/0648/11/LL Plas Penrhos, Ffordd Penrhos,, Bangor, LL57 2BX PDF 292 KB Demolition of existing office building and
erection of 39 over 55's senior living residential apartments together with
associated Works LOCAL MEMBER: Councillor Gareth A Roberts Link
to relevant background documents Additional documents: Decision: To delegate powers to the Senior Planning Manager to
approve the application, subject to the following conditions: 1.
Five years. 2.
In accordance with the plans/details submitted with
the application. 3.
Compliance with the
parking scheme. 4.
Compliance with the
landscaping plan along with future maintenance work. 5.
Secure a
plan/arrangement to provide the affordable units e.g. mix, tenure, occupancy
criteria, timetable and arrangements to ensure that units are affordable now
and in perpetuity. 6.
Compliance with the recommendations of the Bat Survey
Report and the Preliminary Ecological Assessment. 7.
Agree on details
regarding Welsh names for the development before the residential units are
occupied for any purpose along with advertising signage informing and promoting
the development. 8.
Working hours limited to 08:00-18:00 Monday to Friday;
08:00-13:00 Saturdays and not at all on Sundays or Bank Holidays. 9.
Condition to comply with
the Lighting Plan submitted with the application. 10.
Submission of a
Construction Method Statement to include measures to reduce noise, dust and
vibration to be agreed with the LPA. 11.
Restrict the use to prospective occupants aged 55+. Note: Need to submit a sustainable drainage system application to be
agreed with the Council Minutes: Demolition of existing office building and
erection of 39 living residential apartments for adults aged 55+ together with
associated works Attention was drawn to
the late observations form. a) The Senior Development Control Officer highlighted
that this was a full application for the demolition of the existing building
(unoccupied offices previously used by the Countryside Council for Wales) and
the construction of a replacement building that would provide 39 residential
flats for people aged 55+. The proposal included the following elements: ·
Provision of 39 flats that
included 18 one-bedroom flats and 21 two-bedroom flats and each flat would be
offered as an affordable unit. ·
Provision of 31 parking
spaces with six of these for disabled parking and six spaces for electric
vehicle charging points. ·
Using the current access
from Penrhos Road through Llys
Adda as per the current arrangement. The parking
spaces were located to the south and to the west within the application site. ·
Erecting a building that
varied from three storeys in the north (facing Penrhos
Road) to four storeys in the south taking the gradient of the land within the
site itself into account. The new building would be set in an "I"
shaped form with the external elevations broken up by using numerous and
various openings (some with Juliet balconies), various materials (e.g. clean
brickwork, coloured render, grey panelled windows and doors that reflected
vertical timber work and a blue slate roofing system) along with recessed
walls. ·
Landscaping to include soft
landscaping with a number of existing trees retained and additional planting
work to mitigate for the loss of some trees, cloddiau/privets, shrubs and hard
landscaping to include footpaths and an architectural feature in the form of a
sphere water fountain near the main entrance. ·
Communal amenity spaces
around the building as the building itself was located more or less in the
centre of the site. ·
Installation of solar
panels on the roof. It was reported that the site was located within the
development boundary of Bangor as contained in the Gwynedd and Anglesey Joint
Local Development Plan, 2017 (LDP) but it had not been designated for any
specific use. It was highlighted that the site was included within Tree
Preservation Order ref. 3/TPO/A85, which also included the Llys
Adda Estate to the south of the application site. It was highlighted that a large number of documents
had been submitted to support the application. It was explained that the principle of constructing houses on this site was based in Policies PCYFF1, TAI1, TAI15, PS5 and PS17 of the LDP. Bangor was identified as an Urban Service Centre in Policy TAI1 and this policy supported housing developments to meet the LDP's Strategy (Policy PS17), which were located on housing designations and suitable windfall sites within the development boundary, and were based on the indicative provision contained within the LDP itself. This meant that Bangor, by completing the existing land bank, reached its indicative growth level of 969 units and, in such circumstances, consideration would be given ... view the full minutes text for item 10. |
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Conversion of chapel into 7 residential
units including an affordable unit together with a new access and parking
spaces. LOCAL MEMBER: Councillor Elfed Williams Link
to relevant background documents Additional documents: Decision: To defer the decision to hold further discussions with
the applicant to seek more information and evidence of the following: 1.
Confirmation that the
cemetery will be protected and how. 2.
Receive more land
drainage details and assurance that the culvert will not cause problems on the
site or locally. 3.
Confirmation of the need
for flats in Deiniolen and how many names are on the waiting list? 4.
How it is intended to
ensure that the development will be occupied by local people? That the local member is part of
the discussions Minutes: Conversion of chapel to 7 residential units to
include an affordable unit together with a new access and parking spaces Attention was drawn to
the late observations form. a)
The Senior Development
Control Officer highlighted that this was a full application to convert the
redundant chapel and school-room into 7 residential flats on a site located
opposite the High Street in Deiniolen. It was noted that its use as a chapel/vestry
had ended in January 2013, and although it was not located within the Deiniolen Service Village development boundary, it had not
been designated for any particular use. The application was split into several
elements, which included: ·
Providing 4 two-bedroom
flats within the former chapel on two floors and provide 1 two-bedroom flat and
2 one-bedroom flats within the former vestry with the one-bedroom flat as an
affordable unit for rent. ·
Provide 9 parking spaces at
the front of the vestry. ·
A bin/recycling storage
would be provided opposite the parking spaces. ·
A new vehicular access
would be created (replacing the existing access) off the nearby class III
county highway (High Street). ·
A tree planting scheme
would be undertaken. It was highlighted that a number of documents had been submitted to
support the application. It was reported that the principle of providing
residential units on this particular site was based on Policies PCYFF 1, TAI 3,
TAI 15, PS 17 and ISA 2. It was explained
that Policy TAI 3 stated that in Service Villages, housing to meet the Plan's
strategy would be secured through housing designations along with suitable
windfall sites within the development boundary. However, as Deiniolen
had seen its expected growth level on windfall sites via units completed in the
period from 2011 to 2021 and completed the current land bank, there would be a
need for the applicant to demonstrate that the proposal would address the needs
of the local community. To this end, the applicant had submitted relevant
information and, as a result, the local need could be justified for the types
of residential units proposed in this current application. It was explained that part 2 of criteria i - iii of Policy ISA 2 stated that there was a presumption
to resist the loss or change of use of an existing community facility unless: i. a suitable replacement
facility could be provided by the developer either on or off site, and within
easy and convenient access by means other than the car, or ii. it
could be demonstrated that the facility was inappropriate or surplus to
requirements, or iii. in
relation to a commercially operated facility: there was evidence that the
current use had ceased to be financially viable, and that it could not reasonably
be expected to become financially viable; that any other suitable community use
could not be established and there was evidence of genuine attempts to market
the facility, which had been unsuccessful. In response, it was reported that the applicant had stated that the building had been on the ... view the full minutes text for item 11. |