Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor Louise Hughes

The Chair extended sympathy on behalf of the committee to the family of the late Councillor Eirwyn Williams who recently passed away. He had been a loyal member of the committee for many years and had given a worthy service to the residents of Cricieth as a County Councillor.

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

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

Councillor Gruffydd Williams (a member of this Planning Committee), in item 5.2 (C21/1185/25/LL) on the agenda because his son owned a field near the site of the application

Councillor Elwyn Jones (a member of this Planning Committee), in item 5.2 (C21/1185/25/LL) on the agenda because he was employed by Pentir Community Council

The Members were of the view that it was a prejudicial interest, and they 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 Dafydd Meurig (not a member of this Planning Committee), in relation to item 5.2 (C21/1185/25/LL) on the agenda

·           Councillor Angela Russell (not a member of this Planning Committee), in item 5.3 (C22/0426/38/LL) on the agenda

·           Councillor Anwen Davies (not a member of this Planning Committee), in item 5.3 (C22/0426/38/LL) on the agenda

c)            It was highlighted that the Members had received an e-mail that shared details on planning application C22/0426/38/LL Penrhos Polish Village, Lôn Llanbedrog, Pwllheli LL53 7HN.

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 the 2^nd of October 2023, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 2 October 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.

Full application for the erection of seven dwellings along with associated works to include improvement to the existing access, associated internal access road and landscaping.

LOCAL MEMBER: Councillor Beca Roberts

Link to relevant background documents

DECISION: To defer in order to conduct a site visit

Full application for the erection of seven houses together with associated works to include improving the existing access, associated internal access road and landscaping.

Attention was drawn to the late / additional observations form that highlighted a) information from the Strategic Housing Unit regarding the need for affordable housing in Tregarth, and b) the Biodiversity Unit's incorrect observations had been included in the report. Their correct observations had noted:

·         That reasonable avoidance measures for reptiles had been included as a planning condition.

·         That no tree, shrub or vegetation should be cleared during the bird nesting season.

·         That there will be a need to ensure biodiversity improvements. 

a)    The Senior Development Control Officer highlighted that this was a full application to erect seven dwellings with associated works to improve the existing access, to create landscaped areas and an internal access road on land that was currently used by an electrical contractor business. It was intended to keep the existing office building on the site, which was associated with the business, but it would involve developing the surrounding land and demolishing an existing workshop to facilitate the construction of the new dwellings and access road. It was intended for two of the new dwellings to be intermediate affordable homes.

All the houses would be two-storeys with an 8.6m high pitch roof and finished in a mixture of materials including:

·         Natural slate roofing with composite uPVC fascias and soffits, and a ridge in red concrete or clay ridge tiles

·         Walls - facing brickwork in various shades and textures with decorative features and the remaining areas to be roughcast painted render

·         Rainwater goods: Powder coated steel system

·         Windows and doors: UPVC composite window systems, white and grey coloured front doors.

The site was located on a brownfield site within the Tregarth Local Village development boundary as defined by the Local Development Plan (LDP), but the site had not been allocated for any specific use. It was located within a designated Special Landscape Area and the Dyffryn Ogwen Landscape of Outstanding Historic Interest, and within the buffer zones of two Scheduled Monuments such as CN202 Parc Gelli Huts and CN417 Penrhyn Quarry Railways, which also formed part of the UNESCO World Heritage Site.

In terms of the development's principle, it was noted that Tregarth had been recognised as a Local Village under policy TAI 4 that allowed housing developments to meet the Plan's strategy by using suitable windfall sites within the development boundary. It was reiterated that appropriate evidence had been received noting that the plan would help meet the recognised housing needs in the local community. It was considered therefore that the proposal was consistent with the objectives of policies TAI 4, PCYFF 8 and PS 17 and that the principle of the development was consistent with the Local Development Plan's (LDP) housing policies.

Reference was made to criterion (3) of policy PCYFF 2 that noted that the best use of land should be made, including achieving densities of a minimum of 30  ...  view the full minutes text for item 6.

Erection of 2 affordable dwellings, creation of new vehicular access, parking, landscaping, and associated works.

LOCAL MEMBER: Councillor Dafydd Meurig

Link to relevant background documents

DECISION: To approve subject to a 106 agreement and conditions relating to the following:

1.    Commencement within five years

2.    Development to comply with the approved plans

3.    Use Welsh roof slates

4.    A condition to ensure acceptable visibility

5.    Removal of Permitted Development Rights to ensure affordability

6.    Welsh Water Condition

7.    The recommendations of the Preliminary Ecological Assessment must be observed

8.    The recommendations of the Flooding Risk Assessment must be observed

Note –         Welsh Water

                    Sustainable Drainage System

                    Transportation Unit's Observations

Erection of two affordable houses, creation of new access, parking, landscaping and associated works.

a)    The Senior Development Control Officer highlighted that this was a full application to construct two intermediate affordable houses near the village of Caerhun to the south-east of Bangor. Both single-storey houses would provide two bedrooms, a kitchen, a living room, a bathroom and a hall along with parking spaces for two vehicles. One access from a nearby third-class county road would serve both houses.

There were no environmental or heritage statutory designations for this plot of land that was presently used for grazing land. However, Natural Resources Wales had noted that the vast area surrounding the site of the application was subject to land surface flooding.

Considering the principle of the development, it was noted that the site was located outside any defined development boundary included within the LDP. Policy PCYFF 1 ('Development Boundaries') stated that proposals outside development boundaries 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. The proposal was located directly adjacent to the Caerhun cluster as defined in the LDP and through this, Policies TAI 6: Housing in clusters; TAI 15: Affordable Housing together with the Supplementary Planning Guidance (SPG): Affordable Housing, were relevant. Policy TAI 6 stated that proposals for new housing units in such locations must conform to seven criteria.

It was explained that a Planning Statement had been presented with the application that noted the high demand for two-bedroom houses in the area of Caerhun / Glasinfryn (the figures of the Local Housing Market Assessment, Tai Teg and Strategic Housing Unit supported this statement). It was reinforced that the plan was suitable and met the recognised needs.

In the context of visual amenities, it was noted that the new houses would not appear alien in this place despite their location on open agricultural land, because the location would be directly adjacent to other residential houses. Therefore, they would not have a significant detrimental impact on the area's general landscape quality.

In the context of transportation and access, it was noted that existing trees could disrupt the visibility from the entrance. As a result, a condition was sought to ensure that it would not be permitted that any highway boundary wall, hedge or fence would be higher than 1 metre above the carriageway level of the adjacent county road from either end of the site's boundary to the highway, and any vegetation should be cleared to maintain visibility. By imposing such a condition, it was considered that the plan was acceptable under the requirements of Policy TRA 2 and TRA 4 in relation to parking standards and road safety.

In the context of flood matters, it was noted that the amended Flood Consequences Assessment (FCA) received described that the risk of flooding to the development site had been managed by getting rid of the management structure within  ...  view the full minutes text for item 7.

Full application for the demolition of 107 residential dwellings, three blocks used as four visitor accommodation units, nursing home, Scouts dormitories, hall and workshop, library/hall building, offices and garages and the erection of 107 residential units (100% affordable dwellings)as replacement dwellings together with alterations to internal access road and associated works and landscaping.

LOCAL MEMBERS: Councillor Angela Russell and Councillor Anwen Davies

Link to relevant background documents

DECISION: To approve subject to planning conditions and a 106 agreement for an educational contribution

1.         Five years

2.         In accordance with the plans and documents submitted as part of the application

3.         Slates on the roof/agree roof finish and PV panels

4.         Agree on external finish

5.         Agree details

6.         Agree affordable housing matters

7.         A condition for phased demolition and development

8.         Land Contamination conditions

9.         Submit details of a plan either to protect the structural condition or to divert the main water supply that crosses the site

10.       Submit a plan for disposing of foul water

11.       Dust, noise and vibration control plan as a result of the demolition work

12.       Working hours 08.00 - 18.00 Monday to Friday, 08.00 - 13.00 on Saturday and not at all on Sunday or Bank Holidays

13.       Submit and agree an ecological, habitat and grassland/wildflower meadow management plan

14.       A tree specialist must be present on site throughout the work

15.       Any work that would disturb bird nests during the nesting season between 1 March and 31 August is not permitted unless otherwise agreed in advance.

16.       Archaeological conditions

17.       Removal of permitted development rights

18.       Landscaping

19.       Welsh language advertisements

Full application for the demolition of 107 living units, three buildings used as four visitor accommodation units, nursing home, Scouts' dormitories, hall and workshop, library/hall building, offices and garages and the erection of 107 residential units (100% affordable dwellings) as replacement dwellings together with alterations to the internal access road and associated works and landscaping.

Some members had visited the site on 5 September 2023

a)    The Development Control Team Leader highlighted that the site of this full, unique application included Penrhos Polish Village which was located between Pwllheli town and Llanbedrog with access to the site along a direct private track from the A499.  The site is located entirely in open countryside and outside any development boundary.

The demolition work would happen in three phases with the first step involving demolishing the buildings that were located on the right by the site access. The Church, canteen and dining room along with the memorial garden, allotments and the bus station would remain. It was proposed to make changes to the internal estate road including the provision of some new sections.

The new buildings would also be built in three phases, with the first phase ensuring accommodation for current residents; erecting 44 units in the first phase including 12 bungalows, 2 houses and 30 flats; erecting 49 units in the second phase and 14 in the third phase. All units were proposed as affordable units in the form of lifelong homes.

In the context of the former care home, it was reported that the care home had acted as an important element of the site and the observations received had highlighted that the community were disappointed that the home closed soon after the site was transferred to the applicant's possession. It was reiterated that a commitment to transfer a specific area of the site to Cyngor Gwynedd with a draft agreement had been agreed between Clwyd Alun and the Council with the intention to sign it soon. It was noted that the Cyngor Gwynedd Cabinet had agreed to apply for £14.6 million from the Welsh Government to fund the construction and development of a new care home on the site. To this end, due to viability implications for continuing and improving the existing home and based on the applicant's commitment to transfer land to compensate for the loss of existing facilities and the Council's commitment to providing a care and nursing home along with the care provision and community provision, it was considered that the proposal complied with the objectives of policy ISA 2 in terms of safeguarding community facilities.

In terms of phases 2 and 3, this provision was intended to ensure that there were staffing resources, and some houses would be prioritised for people who worked on the site or within the wider local health and care sector. When individuals' needs changed, those with high/complex care needs could have the option of moving to the on-site care and nursing home. The care and nursing home would also provide for  ...  view the full minutes text for item 8.