Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor Gareth Coj Parry and Councillors Rheinallt Puw and Dafydd Meurig (Local Members)

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

a)            The following member declared that he had an interest in relation to the item noted:

Councillor Cai Larsen (a member of this Planning Committee), in item 5.5 (C22/0256/13/LL) on the agenda as he was a Member of the ADRA Board

The Member was of the opinion that it was a prejudicial interest, and he withdrew from the meeting during the discussion on the application.

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

·           Councillor Elin Walker Jones (not a member of this Planning Committee), in relation to item 5.1 (C23/0179/11/DT) on the agenda

·           Councillor John Pughe (not a member of this Planning Committee), in item 5.6 (C23/0116/09/LL) on the agenda

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, 20 March 2023, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 20 March 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

Extension and alterations to property, plus the conversion of the roof space to a bedroom & bathroom and annex to the rear of the dwelling. 

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

DECISION: To refuse

Reason:

The proposed development would be tantamount to an over development of a residential domestic property and due to its scale, setting and height it would create an oppressive element that would dominate nearby private property and would harm the amenities of local residents contrary to the requirements of Policies PCYFF 2 and PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan.

Extension and alterations to a property, together with conversion of the roof space into a bedroom and bathroom and an annexe to the rear of the dwelling.

a)    The Planning Manager highlighted that this was an application to undertake alterations to an existing two-storey house. The work would include:

-       erecting a first-floor extension above the existing single-storey garage at the front of the property

-       erecting a single-storey front extension with a lean-to roof beside the existing garage

-       converting the roof space in the existing dwelling into additional living space, and

-       erecting a two-storey rear extension as an annexe to the main house.

It was explained that the site was within the curtilage of 33 Bryn Eithinog, which was a detached property within the development boundary of the Bangor Sub-regional Centre, as defined by the Anglesey and Gwynedd Joint Local Development Plan (LDP). The property would be increased from a four-bedroom house to a house with an annexe and a total of six bedrooms. It was reiterated that the proposal was a revised plan to the previously refused plan, when the Committee had considered that the proposal would equate to an over-development of the property and that due to the scale, layout and height of the extensions, it would create an oppressive element that would dominate nearby private properties (planning application C22/0608/11/LL).

The application had been submitted to the Committee at the Local Member’s request.

Reference was made to the main changes to the plans - a reduction in the width of the ground floor of the annexe; removal of dormer windows from the southern aspect and installing roof lights in their place; installing an additional rooflight in the rear (northern) slope of the annexe roof. It was considered that the proposal was acceptable in relation to visual amenities, private amenities and general amenities and it was recommended to approve the application subject to relevant conditions.

b)    Taking advantage of the right to speak, the Local Member made the following comments:

·         Although the extension was slightly smaller, the reasons for refusal remained the same

·         The neighbours' concerns remained the same

·         The scale and layout of the proposal was oppressive

·         The change was too insignificant - not enough to appease nearby residents

·         Concern that the annexe would be used as an Airbnb - this was not needed in a residential area

·         That the proposal was on the main access route to Ysgol Friars

·         Increase in traffic

c)    It was proposed and seconded to refuse the application as the scale and size of the proposal was excessive for the site

   ch)    During the ensuing discussion, the following observation by a Member was noted:

·        Concerns that the house was used as a house in multiple occupation although there was no formal evidence of this.

            RESOLVED TO REFUSE

The proposed development would be tantamount to an over development of a residential domestic property and due to its scale, setting and height it would create an oppressive element that would  ...  view the full minutes text for item 6.

Change of use of former night club to 9 self contained 1 bed flats

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

Link to relevant background documents

DECISION: To approve subject to conditions:

1.              Time - Five years

2.              In accordance with the plans 

3.              Restrict the use to C3 use class residential dwellings only

Note: Welsh Water

Change of use of a former nightclub to 9 self-contained one-bedroom flats

a)      The Planning Manager highlighted that this was a full application to convert the three top floors of a four-storey building, that was formerly a nightclub on Bangor High Street, into nine one-bedroom flats - the ground floor would be retained as a retail unit. It was explained that permission had been granted in 2017 to change the use of the former nightclub into a shop on the ground floor and three self-contained flats and student accommodation with 11 bedrooms (House in Multiple Occupation - HMO) on the higher floors - the work on this development had commenced and therefore the planning permission remained extant.

The building was located within the Sub-regional Centre's development boundary as defined in the LDP. The application was submitted as it involved five or more new dwellings. The principle of developing the site was considered against Policy PCYFF 1 and Policy TAI 1 of the LDP. It was noted that the application had been before the Committee meeting held on 20/03/23 when the discussion had been postponed in order to hold a consultation with a third party who had not been notified of the application.

It was considered that the proposal to create nine flats was acceptable in terms of its use, location, scale and potential impacts on the general amenities of the area and on the amenities of individuals. The development would contribute towards the LDP's housing targets in a way that responded positively to the requirements of the local housing market. In the context of affordability, having considered the size and location of the flats, it was not expected that prices would increase out of the reach of local residents and all of these flats would be 'affordable by design'- therefore it was not considered that a formal arrangement was required as justification to secure the affordability of a proportion of these units.

b)      It was proposed and seconded to approve the application.

c)       During the ensuing discussion, the following observation by a Member was noted:

·      There was no other use for the High Street nowadays

RESOLVED: To approve subject to conditions:

1. Time - Five years

2. In accordance with the plans 

3. Restrict the use to C3 use class residential dwellings only

Note: Welsh Water

Erection of building for Use Classes B1/B2,/B8 (with Trade Counter in any B8 units) and a building for use as a Builders' Merchant (storage, distribution, trade counter, offices and ancillary retail) with associated external storage, display area, access, parking, lighting, fencing, hard and soft landscaping.

LOCAL MEMBER: Councillor Dafydd Meurig

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Officer to approve the application subject to completing discussions regarding highways and archaeology matters as well as material planning conditions relating to:

1.    Time

2.    Compliance with the plans

3.    The development shall be implemented in accordance with the recommendations in the ecological report / landscaping plan

4.    Archaeology conditions

5.    Permitted use of units 1 - 6 (Building 1) for any purpose within Use Class B1, B2 or B8

6.    Ensure Welsh / Bilingual signs

7.    Opening Hours: 06:30 to 18:00 Monday to Friday, 06:30 to 17:00 Saturday and 08:00 to 16:00 Sunday / Bank Holidays

Notes

1.              Welsh Water

2.              Land Drainage Unit

3.              Network Rail

Erection of a building for Use Classes B1/B2/B8 (with a Trade Counter in any B8 unit) and a building to be used as a Builders’ Merchant (storage, distribution, trade counter, offices and ancillary retail), with an associated external storage area, showroom area, access, parking, lighting, fences, hard and soft landscaping.

a)    The Planning Manager highlighted that this was an application for full planning permission to erect two buildings on one of the vacant plots within Bryn Cegin Business Park, Llandygai. One of the buildings (Building 1) would be split into six units, with the intention of obtaining flexible consent to allow for uses within Use Classes B1 (Business), B2 (General Industrial) or B8 (Storage or Distribution Services) within the units. The second building (Building 2) would be for use by a builders' merchant business (Unique Use).

It was explained that Parc Bryn Cegin was protected as a Strategic Regional Business Site for businesses in Use Classes B1, B2 and B8 by policy CYF 1 in the LDP  - the proposal for Building 1 was consistent with this policy and the use of Building 2 as a builders' merchant was a unique use as it did not fall under any specific use class.   Policy CYF 3 encouraged protecting specified business sites for the use earmarked unless there were exceptional circumstances for alternative use. The policy set out four criteria to assess such proposals:

·         that there was overwhelming justification for the development

·         that the scale of the plan mainly corresponded with the workforce needs on the employment site

·         that the proposed development would not undermine the function of the employment site

·         that the development would not lead to an under-provision of B1employment use land.

Having considered the importance of the scheme in securing the development of a business on a strategically important site which had been empty for many years, it was considered that there was exceptional justification to grant the proposed development on the designated employment site in accordance with Policy CYF 3 of the LDP.

In terms of archaeological matters, it was noted that the Bryn Cegin site had been the subject of extensive archaeological excavation which had been identified as a location of historic importance, with evidence dating from the Iron Age, and of the relationship with the Roman Occupation. For practical reasons, not all parts of the site with archaeological potential had been excavated during the previous work and reference was made to a strip of land on the periphery of the site which had potential for important archaeological material. The Gwynedd Archaeological Planning Service (GAPS) had suggested that a planning condition was needed to ensure that appropriate investigation work was carried out before this land was affected by development.

In the context of infrastructure and sustainability matters it was noted that Bryn Cegin had been earmarked as a sustainable location for business and had been developed with the plots served by appropriate utilities for the expected businesses. Natural Resources Wales did not have any objection to  ...  view the full minutes text for item 8.

Householder application for the demolition of existing rear extension, conservatory, garage and outbuilding and erect a two-storey side and single rear extension in its place.

LOCAL MEMBER: Councillor Ioan Thomas

Link to relevant background documents

DECISION: To approve with conditions

1.              Commence within five years.

2.              In accordance with the plans

3.              Slate roof

4.              Materials to be in-keeping. 

5.              Surface Water Drainage condition

Householder application to demolish existing rear extension, conservatory and outbuilding to be replaced with a two-storey side extension and a single-storey extension to the rear of the property.

a)      The Development Control Team Leader highlighted that this was a householder application for the erection of a two-storey side extension and a single-storey rear extension. The work would involve demolishing the existing outbuilding in the rear garden and demolishing the existing single-storey rear extensions and replacing them with a two-storey side extension and a single-storey extension to the rear.

It was explained that the property had quite a substantial curtilage with a large garden to the rear of the property itself screened by well-established shrubs, trees and cloddiau - located within the town development boundary and within an established residential area on the outskirts of Caernarfon.

The application was submitted to the Committee as the applicant was employed by the Planning Department.

It was noted that the principle of building an extension on the site was acceptable, subject to a series of criteria. It was considered, in the context of location, design and visual impact that the submitted plan, its scale, materials and design, were appropriately in keeping with the existing property and therefore complied with the requirements of policy PCYFF 3.

b)    It was proposed and seconded to approve the application.

RESOLVED: To approve with conditions

1.         Commence within five years.

2.         In accordance with the plans

3.         Slate roof

4.         Materials to be in-keeping. 

5.         Surface Water Drainage condition

Erection of 18 dwellings, new road and landscaping.

LOCAL MEMBER: Councillor Rheinallt Puw

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to the applicant signing a Section 106 agreement to ensure an educational and open spaces financial contribution and the following conditions: -

1.    Five years.

2.    In accordance with the plans/details submitted with the application.

3.          Submit and agree on soft and hard landscaping plans that confirm tree species.

4.          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. 

5.          Compliance with the recommendations of the following documents: Preliminary Ecological Assessment; Reptile Survey; Arboriculture Impact Assessment; Trees Survey and Botanical Survey Report.

6.          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.

7.          Working hours limited to 8:00-18:00 Monday to Friday; 08:00-13:00 Saturday and not at all on Sunday and Bank Holidays.

8.          Submit and agree with an Environmental Construction Management Plan to include measures to reduce noise, dust and vibration to be agreed with the LPA.

9.          Relevant conditions from the Transportation Unit regarding improvements to the access and parking spaces.

10.        Submit and agree to samples of materials and colours for the residential dwellings.

11.        Submit and agree to a biodiversity improvement plan to include details on lighting and bat roosts.

12.        Submit and agree to a Biosafety Risk Assessment to eradicate Japanese Knotweed that is located in parts of the site.

13.        Submit and agree on solar panel details.

14.        Submit and agree on the details of Land Survey Part 2 to assess the stability of the site.

15.        Create access from the site to the footpath

Note - need to submit a sustainable drainage system application to be agreed with the Council.

Note - refer the applicant to Welsh Water observations and amended advice.

Note - refer the applicant to observations and advice from Natural Resources Wales

Erection of 18 dwellings, new road and landscaping

a)      The application was deferred at the Planning Committee on 20.03.23 to undertake a site visit. A site visit was held on the morning of 17-04-23 when some of the Members had an opportunity to view the site within the context of its environment and the local roads network.

In accordance with the request of one of the Members an aerial photo of the site was submitted to the Committee.

The members were reminded that this was an application to erect 18 affordable homes, a new estate road and landscaping on a dormant site within the Bethesda development boundary.

It was also noted that the Strategic Housing Unit had confirmed that the proposal met the need for affordable housing in the area and that it was a 'previously developed' site and was suitable for erecting 18 affordable homes there.

In terms of visual matters, it was explained that the site was located on a plateau that was dormant although it could be described as a brownfield site. It was noted that the proposal was acceptable in terms of the impact on visual amenities and that the proposal would create a positive contribution to the built character of this part of the streetscape.

In terms of general and residential amenities, objections had been received from some occupants of nearby dwellings in terms of amenities relating to overlooking, loss of privacy and noise disturbance. It was not considered that the proposal would lead to loss of privacy or create substantial or significant overlooking to the rear of Rhos y Coed houses that backed onto the application site. It was acknowledged that there would be some increase in noise and disruption deriving from this development, but that it would be no different to any noise disruption deriving from general residential areas, e.g. domestic activities and associated traffic. However, conditions could be included to limit work hours and the applicant had already confirmed that any contractor would work to the requirements of the Environmental Building Control Plan.

In response to local concerns, and the concerns of the Transportation Unit and Local Planning Authority, a Transportation Statement had been submitted in response to the concerns raised based on road safety which referred to specific matters.

·         The junction to the A5 was an existing junction that operated efficiently and safely according to an assessment of Crash Map data. Although the Local Member had drawn attention to the fact that an accident had occurred near the junction at the beginning of the year, the agent along with the applicant's transport advisors had researched newspaper articles and it did not appear that the accident had taken place on the junction between the A5 and Coetmor New Road and that it was a one-off incident where one car had lost control. In addition, the consultant had said that it could not be stated that the junction itself operated unsafely as only one accident had occurred there within the last five years  ...  view the full minutes text for item 10.

Re-submission: Chane of use of land to create storage/sales yard associated with the existing commercial premises, together with the erection of security fence, install hard standing area and alterations to the agricultural access to create vehicular access to the yard .  

LOCAL MEMBER: Councillor John Pughe

Link to relevant background documents

DECISION: To defer in order to conduct a site visit

Resubmission: Change the use of land to create storage/sales yard associated with the existing commercial premises, together with the erection of security fence, install hard standing area and alterations to the agricultural access to create vehicular access to the yard

Attention was drawn to the late observations form that referred to amended plans that had been submitted.

a)    The Development Control Team Leader highlighted that this was a full application (and not a householder application as stated on the front of the report) for the change of land use to create a storage/sales yard on land adjacent to Idris Villas, Tywyn that would be linked to the existing commercial premises located on the High Street. The proposal would include erecting a security fence, installing a hard standing area and alterations to the existing agricultural access to create a suitable vehicular access.

It was reported that the application site was agricultural land located outside but adjoining the Tywyn development boundary and was therefore considered as a site in the countryside. Policy PCYFF 1 of the LDP stated that outside development boundaries, proposals would be refused unless they were in accordance with specific policies in the Plan or national planning policies or that the proposal showed that its location in the countryside was essential.

It was proposed to establish an external retail yard to the rear of a former furniture store in order to further expand the business. Policy MAN 6 stated that proposals to develop small-scale shops or extensions to existing shops outside development boundaries would be approved if they complied with six relevant criteria. Nevertheless it was highlighted that the proposal did not comply with three of those criteria:

·           The proposal did not comply technically with criterion 1 as the proposal did not involve a business that already existed on the site.

·           The proposal to relocate the business and use a commercial building that was currently empty would be favoured; however, the need to extend the use to greenfield land in the countryside was a concern.

·           Extending industrial retail use to the countryside would have a detrimental impact visually and on the amenities of neighbouring adjacent residents, and this was discussed further in the report's amenities section.

In terms of flooding issues, it was highlighted that most of the application site was within a C1 flooding zone as indicated in Welsh Government's Flood Risk Maps. Criterion 4 of Strategic Policy PS 6 stated that new developments should be located away from areas where there was a flood risk, unless it could be shown clearly that no risk existed or that it was possible to control the risk. The acceptability of the proposal must be assessed under national policy considerations, Technical Advice Note (TAN) 15 Development and Flood Risk in this case.

A Flood Consequence Assessment (FCA) was submitted as information on the application and Natural Resources Wales (NRW) were consulted. It appeared that the Flood Consequences Assessment had considered the impact of the development on flooding risks and to consider  ...  view the full minutes text for item 11.