Agenda, decisions and minutes

To accept any apologies for absence.

None to note

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

The following members declared that they were local members in relation to the items noted:

•           Councillor Elwyn Jones (a member of this Planning Committee), in item 5.1 (C21/1028/18/LL) on the agenda

•           Councillor Gareth A. Roberts (a member of this Planning Committee) in relation to item 5.4 on the agenda (C22/1020/11/LL).

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

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 16^th January 2023, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 16 January 2023, as a true record

To submit the report of the Head of Environment Department.

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

Change of use from a nursing home (Use Class C2 - residential institutions) into a serviced hostel for holiday use (Unique Use) with ancillary warden's living accommodation.

LOCAL MEMBER: Councillor Elwyn Jones

Link to relevant background documents

DECISION: To refuse the application based on the following reasons:

1. The proposal as submitted is considered to be contrary to the requirements of Policy PCYFF 1, PCYFF 2 and TWR 2 of the Anglesey and Gwynedd Joint Local Development Plan, 2017 together with the advice contained within the document Supplementary Planning Guidance: Tourist Accommodation and Facilities as insufficient information has been submitted confirming the number of beds provided as part of the proposal and, as a consequence of this shortcoming, a detailed consideration of the proposal’s impact on local residential amenities cannot be made.  Notwithstanding this, and based on the information submitted with the application, it is envisaged that due to the number of bedrooms and the capability of the attraction accommodating a substantial number of residents, the proposal could have an unacceptable adverse impact on the amenities of local residents on grounds of an increase in noise and general disturbance emanating from the proposed holiday accommodation/hostel.

2. The proposal as submitted is considered to be contrary to Policy PCYFF 1 and the guidance contained within Technical Advice Note 6: Planning for Sustainable Rural Communities due to insufficient information being submitted regarding the nature and extent of the manager/warden accommodation within the proposed holiday accommodation/hostel.

3. The proposal as submitted is considered to be contrary to the requirements of Policy TRA 2 and TRA 4 of the Anglesey and Gwynedd Joint Local Development Plan, 2017 together with the guidance contained within the document Technical Advice Note 18: Transport as insufficient on-site car parking provision has been proposed and this, in turn, could force vehicles to park along the verge of the adjoining classified road to the detriment of highway safety.  

Change of use from a care home (C2 Use Class - residential establishments) to a serviced accommodation hostel for holiday use (sui generis use) together with associated warden's living accommodation.

The Development Control Team Leader highlighted that this was a full application for a change of use of a former nursing home (C2 Use Class) to be used as a serviced holiday hostel (C1 Use Class - hotels) together with the provision of the warden's integrated living accommodation on a site on the eastern periphery of the settlement of Penisarwaun.  It was explained that the existing building comprised 30 bedrooms; stores; kitchens; sitting rooms; boiler room; bathrooms together with administrative/staff rooms.

It was reported that there were a number of local and national policies relating to the principle of providing serviced accommodation, with Policy TWR 2 of the LDP facilitating proposals for serviced holiday accommodation provided the proposal complied with several criteria.

One of criterion is that the proposed development is appropriate in scale considering the site, location and/or settlement in question and that it is in-keeping and fits comfortably into the environment.  In response to the noted criteria, that the proposal, amongst other associated uses, meant providing 30 bed/sleeping rooms within the existing building although no further information had been received from the applicants which referred to the number of beds to be provided within these rooms.   Although it was not intended to extend the existing structure (apart from the installation of a small-scale flat roof above the existing entrance), it was considered that the proposal, if it were approved, would mean that there would be potential provision for between 60 and 120 occupants/residents within the facility at the same time, and possibly, permanently throughout the year.

It was considered that the development was not located in an area which was mainly residential, nor would it cause significant harm to the residential character of the area, but due to the scale of the proposal (in terms of the number of people who could stay there at the same time) and the constant coming and going from the site that may derive from the use, it would have a significant adverse impact on the amenities of local residents. It was highlighted that this concern reflected the observations received from the objectors to the application.

The second criterion was that the development would not lead to an over-concentration of such accommodation in the area. In response, it was considered that approving the proposal would not lead to an excess of the types of uses within the area, despite the concerns of the objectors regarding this element of the proposal.

In the context of general and residential amenities, it was noted that Policy TWR 2 and the SPG: Tourist Facilities and Holiday Accommodation reiterated the objectives of this policy as any development for holiday accommodation should safeguard residential benefits and the proposed uses should be compatible with adjacent property uses (residential in this case in relation to noise, traffic disturbance, lack  ...  view the full minutes text for item 6.

Construction of a new single storey 150 place primary school, 20 place nursery and 30 place Cylch Meithrin and associated external works, inclusive of boundary treatments, new car parking arrangements and improved access provisions for the relocation of Our Lady's School on the old Ysgol Glanadda site.

LOCAL MEMBER: Councillor Gareth A Roberts

Link to relevant background documents

DECISION: To defer in order to consult with all relevant local members

Construction of a new single-storey 150 place primary school, 20 nursery and 30 Cylch Meithrin places and associated external works, including boundary treatments, new car parking arrangements and improved access provisions for the relocation of Our Lady's School to the former Ysgol Glanadda site.

a)    The Assistant Head noted that an extraordinary situation had arisen on the morning of the Committee when it appeared that the planning officers had not consulted with all the relevant local members. Although the majority of the proposal site lay within Dewi ward, attention was drawn to a small part of the site within the Central Bangor ward. It was suggested that the decision should be deferred so that consultation could take place with the Local Members for Central Bangor ward - Councillor Huw Wyn Jones and Councillor Medwyn Hughes.

b)    It was proposed and seconded to defer the application

RESOLVED: To defer in order to consult with all relevant local members