Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillors Cai Larsen and Gareth Roberts.

Miriam Williams (Solicitor) was welcomed to the meeting.

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 Gruffydd Williams (a member of this Planning Committee) in relation to item 5.2 (C23/0543/43/LL) on the agenda because he was the son of the applicant.

The Member believed 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 item noted:-

·         Councillor Jina Gwyrfai (not a member of this Planning Committee), in item 5.2 (C23/0543/43/LL) on the agenda

·           Councillor Gareth Morris Tudor Jones (a member of this Planning Committee), in item 5.3 (C23/0201/08/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, 11 September 2023, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 11 September 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

Reserved matters following the granting of outline planning permission C18/0365/11/AM for 9 dwellings with integrated garages including details of layout, scale, appearance, access and landscaping 

Local Member: Councillor Gareth Roberts

Link to relevant background documents

DECISION: To approve with conditions

1.    Construction work hours

2.    Gradient of the access to parking spaces to be agreed in advance in accordance with condition 4 of the outline planning permission

Reserved matters following the granting of outline planning permission C18/0365/11/AM for nine new dwellings with integrated garages including details of the layout, scale, appearance, access and landscaping.

Attention was drawn to the late observations form.

a)    The Senior Development Control Officer highlighted that this was a reserved matters application for the construction of nine three-storey dwellings with integrated garages in a residential area of the Bangor Sub-regional Centre as defined by the Anglesey and Gwynedd Joint Local Development Plan. Permission to develop the site was originally granted in 2018 (permission C18/0365/11/AM) and the reserved matters included landscaping, appearance, access, design and size.

He explained that the principle of developing nine dwellings on the site of the size and nature proposed herein had already been accepted through the outline permission, therefore, no further consideration was given to the principle. He noted that there was a 106 agreement in place to ensure that seven units would be for the open market and two would be affordable units, with the units still complying with the requirements of the Supplementary Planning Guidance on Affordable Housing in terms of size.

He added that the detailed plans submitted were entirely consistent with the indicative plans that had been submitted with the outline application; the site was located within a mixed urban area where nearby houses were of a similar design, layout and size to what was proposed.

It was considered that the proposal followed the developed pattern of the closest existing dwellings within Maes Berea estate and that their appearance was appropriate when considering their built context. The details presented would offer a logical continuation to the existing housing estate, and in that respect the proposals for landscaping, appearance, access, design and size for the development were acceptable and would not impair the character and appearance of the area.

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

            RESOLVED: To approve with conditions

            1.         Construction work hours

            2.         The gradient of the access to parking spaces to be agreed in advance in accordance with condition 4 of the outline planning permission

Full application to upgrade an existing caravan park by installing five new units, retain the temporary access road and create a playing field.

Local Member: Councillor Jina Gwyrfai

Link to relevant background documents

DECISION: To approve the application contrary to the recommendation

Conditions:

·         Five years

·         In accordance with the plans

·         Holiday use only

·         Confirmation of the number of units on the site in its entirety

·         Submission of details regarding the play area or any associated work

·         That the bund is constructed prior to the relocation work

·         Archaeological matters

A full application to upgrade an existing Caravan Park by siting five new cabins, retention of the temporary access road and creation of a play area.

Attention was drawn to the late observations form.

Some of the Members had visited the site on 02-10-23

a)    The Development Control Team Leader explained that this was a full application to upgrade and extend an existing caravan site. She explained that the application included a proposal to relocate five holiday cabins within a site marked as field 470 (Golf Course) and retain an access road that was originally approved for a temporary period to serve the additional units, and the creation of a playing field. There had been a golf course here in the past, but this use had now clearly ceased. Permission had been granted in 2015 to relocate 5 static units or cabins to a location on a section of where the golf course would be (Field 470), whilst another five were to be relocated to another section of the site, namely field 471.

For clarity, this proposal would involve locating all the cabins together on field 470 instead of the permission granted to locate five on field 470 and another five on field 471. It was assumed that the proposed holiday cabins would measure the same as had already been approved. It was also proposed to construct a new earthen bund along the northern and western boundary of field 470.

It was noted that the site was located in a secluded and comparatively mountainous area in open countryside within the Llŷn Area of Outstanding Natural Beauty (AONB) and the Llŷn and Enlli Landscape of Outstanding Historic Interest. The residential building, namely Gwynus, located on part of the site was a grade II listed building. Access is gained to the site off the nearest public road along an unclassified road that veers to the north before reaching the site itself, and then along a private access road; the unclassified road was also a designated public footpath. It was noted that the site was operating and was a long-established caravan park.

The application had been submitted to the Committee as a close relative of the applicant was an elected member of the Council.

In the context of the principle of the development, it was reported that the main relevant policy was TWR 3 which discussed the site's relationship and its location within the AONB. It was noted that the third part of the policy accepted that minor extensions to the surface area of established sites and / or the relocation of units from prominent locations to less prominent locations may be permitted, subject to compliance with a series of criteria which include that the proposal offers significant and permanent improvements to the site's design, layout and appearance and its setting in the surrounding landscape.

This new area was not considered to be a small extension to the surface area of the existing caravan site and no sufficient reason was seen  ...  view the full minutes text for item 7.

Full application for the demolition of existing structures and construction of a new dwelling and associated works

Local Member: Councillor Gareth Tudor Morris Jones

Link to relevant background documents

DECISION:

To delegate powers to the Senior Planning Manager to approve the application 

Conditions

1.         Time

2.         In accordance with the plans

3.         Agree on materials, including roof slates

4.         Restrict permitted development rights and windows

5.         Manage the type of window/glass installed

6.         Landscaping

7.         Biodiversity Enhancements

8.         Building control plan

9.         Restrict the building's use to residential use and not as a second home or holiday accommodation

Full application for the demolition of existing structures and construction of a new dwelling and associated works

Attention was drawn to the late observations form.

Some of the Members had visited the site on 02-10-23

a)                   The Development Control Team Leader highlighted that the application had already been discussed at a meeting of the committee which was held on 11 September 2023 where it had been resolved to defer the decision in order to conduct a site visit so that Members had an opportunity to see the site in the context of its location and its effect on local residents' amenities.

It was reported that this was a full application for the demolition of existing structures and the construction of a new two-storey, detached dwelling with associated works. The site was located within the development boundary and within the Western Llŷn Special Landscape Area and the Llŷn and Enlli Landscape of Outstanding Historic Interest. It was reported that the application had been revised twice since its original submission in response to observations received and following discussions with officers. A further revised plan was received on 14.09.2023 which moved the house approximately 2m further to the south-east, in accordance with the Local Member's request.

The application was submitted to the Planning Committee for a decision at the local member’s request due to concern about the size of the proposed house and its proximity to other dwellings.

It was explained that the site in question had already been developed and, therefore, was considered a brownfield site and was located within the development boundary of the village of Edern. The proposal therefore satisfied the general requirements of policies PS 5, PCYFF 1 and PS17 of the Anglesey and Gwynedd Joint Local Development Plan (LDP). Currently, the site consisted of industrial-like sheds that were quite simple in design, and which stood unnoticed within the plot.

It was acknowledged that the proposed house would be larger in size than the existing buildings, but in response to highlighted concerns, the building had been amended from what had been originally submitted with the new house located within the part of the site that was within the development boundary. Although this meant it was closer to the northern boundary of the site than it would have been had it been pushed further into the site, it was not considered that its location within the site was unreasonable. It was reported that the roof ridge height of the highest shed at present was 3.3m and the ridge height of the proposed roof would be 5.8m, which was slightly lower than the ridge height of the adjacent property to the west. Consequently, it was not considered that it would stand out as a completely incongruous feature in this part of the village nor that it would be entirely contrary to the general development pattern seen there. It was not considered that the proposed new dwelling would impact to a completely unacceptable level on the character and appearance  ...  view the full minutes text for item 8.