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To accept any apologies for absence.
DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS
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:
Cai Larsen (a member of this Planning Committee), in item 5.4 (C21/0564/23/LL)
on the agenda as he was a Member of the Adra
following members declared that they were local members in relation to the
Elwyn Jones (a member of this Planning Committee), in item 5.1 (C23/0463/18/LL)
on the agenda
Elwyn Jones (a member of this Planning Committee), in item 5.2 (C23/0864/04/LL)
on the agenda
Craig ab Iago (not a member of this Planning Committee), in item 5.3
(C22/0585/22/LL) on the agenda
Beca Brown (not a member of this Planning Committee), in item 5.4
(C21/0564/23/LL) on the agenda.
To note any items that are a matter of urgency in the view of the Chairman for consideration.
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 11th December 2023, be signed as a true record.
The Chair accepted the minutes of the previous meeting
of this committee, held on 11 December 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.
Retrospective application to convert an outbuilding to holiday let.
Councillor Elwyn Jones
DECISION: Conduct a
Retrospective application to convert an outbuilding to
a holiday let.
Attention was drawn to the late observations form
which included a response to concerns about the development in the context of
the quality and safety of the construction work, how the building can be used
without planning permission and whether appropriate insurance was in place.
The Planning Manager
highlighted that this was a retrospective application to convert an outbuilding
to a holiday let. Because the above proposal had already been completed without
planning permission, a retrospective application was submitted. It was
explained that the unit had been an outbuilding which was being used as an
ancillary use to the Plas Coch property. The
outbuilding had now been renovated and converted into one modern holiday unit.
It was highlighted that the
principle of the proposal was assessed against policy TWR 2 'Holiday
Accommodation' in the Local Development Plan (LDP) that permitted proposals
that involved the provision of self-serviced holiday accommodation provided the
proposal complied with a series of criteria, i.e.:
In the case of new
build accommodation, that the development is located within a development
boundary, or makes use of a suitable previously developed site;
That the scale of the
proposed development is appropriate given the site, the location and/or the
dwelling in question;
That the proposal will
not result in a loss of permanent housing stock;
That the development is
not sited within a primarily residential area or does not significantly harm
the residential character of an area;
That the development
does not lead to an over-concentration of such accommodation within the area.
When considering the criteria, it was noted that the
building already existed and was not a new building - it made good use of a
building that had been used as ancillary to the residential property. The building was located within the curtilage
of the existing property and therefore made use of a suitable previously
developed site. It was believed that the scale was reasonable as it did not
create a holiday let that was excessively large, and because the unit was
already being used as an outbuilding it did not lead to the loss of permanent
housing stock. It was added that the unit was located in
a rural area close to individual dwellings that were scattered around, and as
such it did not cause significant harm to the area's residential character as
there were scattered residential dwellings around the location.
It was noted that any application to convert existing
buildings should include a full structural survey report by a qualified person
noting that the building would be structurally sound for conversion without
requiring substantial reconstruction, adaptations or
extensions. It was noted that no structural report had been included to
accompany the application as the property had already been converted - there
was no value to a structural report as the changes had already been completed
on the site.
There was a reference to paragraph 3.2.1 TAN 23: Economic Development, ... view the full minutes text for item 6.
Construction of new agricultural dwelling (Re-submission)
Councillor Elwyn Edwards
To approve the application contrary to the recommendation, subject to the
In accordance with the plans.
Materials / finishes
Rural enterprise use condition
Restricted to C3 use only.
Details of the boundary fence
A Welsh name for the development
Protect the public footpath
Construction of new agricultural dwelling (Resubmission)
Attention was drawn
to the late observations form which contained observations from the
Biodiversity Unit and Natural Resources Wales
The Development Control Team Leader highlighted that
this was a full application for erecting a new agricultural dwelling and
detached garage on a plot of land in Parc y Derw Goed, Llandderfel.
The site lay within
an elevated position, far outside any recognised development boundary and was
therefore a site in open countryside. The site was served by a byway track, and
public footpath number 42 Llandderfel ran to the
north of the site. The site was within a Special Landscape Area designation, and had been recognised as a Phosphate Special
Area of Conservation (SAC). The fields to the south of the site had been
recognised as Local Wildlife Sites.
It was explained
that the application was a resubmission of application no. C23/0409/04/LL for exactly the same proposal. The application was refused on 17
July 2023 under delegated rights as the Local Planning Authority was not
convinced that the proposal met the locational needs for an agricultural
dwelling because of its distance from the farm.
A Design and Access
Statement, letters of support from NFU Cymru and the Agri Advisor Service,
together with a Business Plan from Farming Connect (confidential) were
submitted as part of the application.
The application was
submitted to the Committee at the local member’s request.
It was reiterated, as a result of the need to preserve and protect the
countryside, that very special justification was required to approve the
construction of new houses there, and therefore, new dwellings in the
countryside were only approved in exceptional circumstances. Those exceptional
circumstances under which new dwellings in the countryside may be approved were
included in Technical Advice Note 6 (TAN6): Planning for Sustainable Rural
Communities - July 2010, prepared by the Welsh Assembly Government.
A Business Plan was
submitted as part of the application, prepared by Farming Connect, which
confirmed that the applicant had been farming in partnership with his father
since 2012. The Business Plan provided the background of the enterprise
together with details about the size of the holding, stock numbers, labour
requirements and financial details about the enterprise's viability. The
proposal would therefore be a second dwelling on an established farm, with the
applicant running the farm with his father. Reference was made to the following
criteria, noting when considering the need that:
a) there was a
clearly established existing functional need;
b) the need
related to a full-time worker, and did not relate to a part-time requirement;
enterprise concerned had been established for at least three years, profitable
for at least one of them, and both the enterprise and the business need for the
job, was currently financially sound, and had a clear prospect of remaining so;
d) the functional need could not be fulfilled by another dwelling or by converting an existing suitable building that was already on the land holding comprising the ... view the full minutes text for item 7.
Erection of one
affordable dwelling with associated access, parking and landscaping (revised scheme).
Councillor Craig ap Iago
To defer the application in order to receive written evidence of the applicant's
situation with Tai Teg.
Consider reducing the footprint of
Consider options to separate the
land / reduce the size of the land plot
Application for erecting an affordable dwelling with
access, parking and associated landscaping (amended
Attention was drawn
to the late observations form which contained observations from the Policy
The Development Control
Team Leader highlighted that this was a full application for erecting an
affordable dwelling with access and a parking space, together with associated
landscaping. It was noted that the site was located within an agricultural
field on the outskirts of the village of Penygroes
along a narrow road that turned into a public footpath at the far end that ran
between the field that was the subject of the application and the last house in
the village (Glaslyn). It was explained that the application was a resubmission
of that refused under reference C21/0430/22/LL, and previously C20/0853/22/LL.
It was noted that the proposal submitted included an e-mail from the agent,
dated 15.07.2022, attaching a Tai Teg letter dated 28 November 2019, stating as
follows: "Your application has been approved. You can now proceed to
search for a property on the Tai Teg website and to make an application should
you find a suitable property. Please note:- it is
important that you read the following in order to understand what needs to be
completed should you apply for the property." It did not appear that the
applicant had been assessed in detail for constructing his own affordable house
and although the Council requested further evidence of the applicant's need for
an affordable self-build house with the application, it did not receive a
response in the lifetime of the application, and these discussions went back to
The application was submitted to the Planning Committee at the Local
In the context of the principle of the development, it was explained
that the site was located outside the Penygroes
development boundary as noted in 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. Policy TAI
16 'Exception Sites' stated that provided it could be shown that there was a
proven local need for affordable housing which could not be delivered within a
reasonable time-scale on a market site within the
development boundary, as an exception, proposals for 100% affordable housing
plans on sites immediately adjacent to development boundaries that formed a
logical extension to the settlement would be granted.
It did not appear from the information submitted with the application
that the application site touched the development boundary, with a gap between
the site and the development boundary (which appeared to be a public footpath).
In planning policy terms the site was defined as a
location in open countryside and, therefore, was not relevant to be considered
in terms of Policy TAI 16, 'Exception Sites', which was supported in the
Supplementary Planning Guidance 'Affordable Housing'.
In this respect, paragraph 6.4.36 of the LDP ... view the full minutes text for item 8.
Application for the erection of 3
affordable residential units (two dwellings and a bungalow).
LOCAL MEMBER: Councillor Beca Brown
To delegate powers to the Head of Environment Department to approve the
application, subject to a 106 agreement to transfer
the units to a housing association, along with the following conditions:
In accordance with the plans.
Removal of permitted development rights
Welsh Water Condition
(completion of entrance, parking, estate road and bin collection area)
Details of the boundary fence
A Welsh name for the development / estate
road and the individual dwellings.
Restricted to C3
A condition for
protecting the cesspool area.
Application for the erection of three affordable
residential units (two houses and a bungalow)
Attention was drawn to the late observations form
which contained observations from the Strategic Housing Unit.
a) The Planning
that this was a full application for the erection of three social
affordable houses, a pair of two-storey houses and one bungalow. It was
intended to construct a new entrance to create an access road within the site
as well as provide eight parking spaces and a bin collection area. It was
explained that the application was originally submitted for four two-storey houses but the plan was amended to three following public
objections and the officers' concerns regarding the plan. The application was
submitted to committee because of the local interest and objection to the
In terms of the
principle of the development, it was noted that the proposed houses were
located between the site of the Glyntwrog public house and a single-storey semi-detached house known as Bryn Siriol. It was added that the site was on a slight slope and
had not been designated for a specific use; the site was outside the
development boundary of Llanrug, but immediately
abutted the development boundary of Llanrug as
defined in the LDP. It was explained that Llanrug had
been identified as a Local Service Centre in the LDP but since the site was
located outside the development boundary, policy TAI 16 ('Exception Sites')
applied to the proposal. Policy TAI 16 enabled housing developments on sites
that were outside, but abutted the development
boundary but it had to be ensured that the proposal complied effectively with
supply level of housing for Llanrug over the Plan
period, as noted in Appendix 5 of the LDP, was 61 units (including a 10%
'slippage allowance', which meant that the method of calculating the figure had
taken into account potential unforeseen circumstances which could influence the
provision of housing, e.g. land ownership matters,
infrastructure restrictions, etc.). During the period 2011 to 2023, a total of
51 units had been completed in Llanrug (37 on
windfall sites and 14 on housing designations T44 and T45). The windfall land
bank, i.e. sites with extant planning permission on
sites not designated for housing, in April 2023, was five units. One unit on designation
T44 (Cae'r Ysgol) remained in the land bank (started
in April 2023). This therefore was a shortfall of four units.
Based on this
information, and since this development would not mean that Llanrug
exceeded its indicative supply level, there was no need for a justification
based on the number of houses in Llanrug.
Nevertheless, as the site was located outside the development boundary and
could be considered as a rural exception site, policy PCYFF 1 and TAI 16 also
asked for justification.
Policy TAI 15 and SPG Affordable Housing, required that new houses were of a size, scale and design that were in keeping with an affordable house. In accordance with the ... view the full minutes text for item 9.