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  • Agenda, decisions and minutes

    Planning Committee - Monday, 1st November, 2021 11.00 am

    • Attendance details
    • Agenda frontsheet PDF 305 KB
    • Agenda reports pack PDF 58 MB
    • Printed decisions PDF 152 KB
    • Printed minutes PDF 328 KB

    Venue: Cyfarfod Rhithiol / Virtual Meeting. View directions

    Contact: Lowri Haf Evans  01286 679 878

    Media

     
    Items
    No. Item

    1.

    APOLOGIES

    To accept any apologies for absence.

    Additional documents:

    • Webcast for 1.

    Minutes:

    Apologies were received from Councillor Simon Glyn and Councillor Mike Stevens (Local Member for application 5.2)

     

    2.

    DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

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

    Additional documents:

    • Webcast for 2.

    Minutes:

    a)    Councillor 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)

     

    3.

    URGENT ITEMS

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

    Additional documents:

    • Webcast for 3.

    Minutes:

    None to note.

     

    4.

    MINUTES pdf icon PDF 278 KB

    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:

    • Webcast for 4.

    Minutes:

    The Chair signed the minutes of the previous meeting of this committee, held on 4 October 2021, as a true record.

     

    5.

    PLANNING APPLICATIONS

    To submit the report of the Head of Environment Department.

    Additional documents:

    • Webcast for 5.

    Minutes:

    The Committee considered the following applications for development. Details of the applications were expanded upon and questions were answered in relation to the plans and policy aspects.

     

    6.

    Application No C19/1215/40/EIA Hafan Y Mor Holiday Park, Pwllheli, LL53 6HX pdf icon 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:

    • Plans , item 6. pdf icon PDF 24 MB
    • Webcast for 6.

    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.

    7.

    Application No C20/0981/09/LL Land Adjacent To Glan Y Mor Marine Parade, Tywyn , LL36 0DJ pdf icon 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

    Link to relevant background documents

    Additional documents:

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

    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

     

    8.

    Application No C21/0163/40/LL Land near Pont Bodfel, Lon Boduan, Efailnewydd, Pwllheli, LL53 6DW pdf icon PDF 276 KB

    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

     

    Link to relevant background documents

    Additional documents:

    • Plans , item 8. pdf icon PDF 6 MB
    • Webcast for 8.

    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.

    9.

    Application No C21/0617/16/LL Land near Cae Gors, Tregarth, Bangor, LL57 4NE pdf icon PDF 294 KB

    Erect 12 affordable dwellings, new access and associated works.

     

    LOCAL MEMBER: Councillor Dafydd Owen

     

    Link to relevant background documents

     

     

    Additional documents:

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

    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.

    10.

    Application No C21/0648/11/LL Plas Penrhos, Ffordd Penrhos,, Bangor, LL57 2BX pdf icon 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:

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

    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.

    11.

    Application No C19/1194/18/LL Capel Ebeneser Stryd Fawr, Deiniolen, Caernarfon, Gwynedd, LL55 3HU pdf icon PDF 274 KB

    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:

    • Plans , item 11. pdf icon PDF 5 MB
    • Webcast for 11.

    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.

     

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