Venue: Hybrid - Siambr Dafydd Orwig, Swyddfeydd y Cyngor, Caernarfon LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679 878 Email: lowrihafevans@gwynedd.llyw.cymru
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were received from
Councillors Elin Hywel and John Pughe Roberts. |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: a)
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 (C23/0959/15/AC) and 5.2
(C23/0463/18/LL) on the agenda. ·
Councillor Peter Thomas
(not a member of this Planning Committee), in item 5.7 (C21/08912/LL) on the
agenda. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: Minutes: None to
note |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee held on the 15th of January 2024, be signed as a true
record. Additional documents: Minutes: The Chair accepted the minutes of the previous meeting
of this committee, held on 15 January as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Additional documents: Minutes: 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. |
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Application No C23/0959/15/AC Land at Stâd Glyn Rhonwy, Llanberis, Gwynedd, LL55 4EL PDF 237 KB Application to
amend condition 1 of planning permission reference C21/0934/15/AC for
installation of underground 132KV grid connection cables between the Glyn
Rhonwy Storage Facility and Pentir Substation so as to extend the development
commencement period for an additional 2 years. Local Members: Councillors Kim Jones, Elfed Williams, Menna Baines, Elwyn
Jones,
Sasha Williams, Iwan Huws and Berwyn Parry Jones Additional documents: Decision: DECISION:
To delegate powers to the Senior Planning Manager to approve the
application subject to the following conditions: 1.
5 years 2.
Complete the development in accordance with the
conditions attached to permission C16/0886/15/LL and any details agreed through
the condition release requests. Minutes: Application to amend condition 1 of planning
permission reference C21/0934/15/AC for the installation of underground 132kV
grid connection cables between the Glyn Rhonwy Pumped
Storage Facility and Pentir Substation to extend the
development commencement period for an additional 2 years. Attention was drawn to the late observations
form which included an update to the relevant planning history. The Development Control Team Leader highlighted
that an application to amend the condition relating to the commencement period
of the development was granted in January 2022 under reference C21/0934/15/AC
so as to provide an additional two years, i.e. until
10/1/2024. It was explained that the principle of the
development of installing an underground cable to connect the Glyn Rhonwy pumped storage generating station with the Pentir substation had already been established by the Local
Planning Authority by means of planning permission C16/0886/15/LL and the application
before them involved extending the development's operating period by an
additional 2 years by amending condition 1 of application C21/0934/15/AC. It was confirmed that there were no changes
to the plan and that the process of releasing conditions associated with the
original planning permission continued. However, the importance of considering
whether local and national planning policy circumstances or the policy position
had changed since the application was originally granted was highlighted. Only if there was evidence of a significant
change in position could the proposal be considered differently in the context
of local relevant policies relating to the acceptability of the principle of
this latest application - Policy ISA 1 'Infrastructure Provision' and policy PS
7 'Renewable Technology'. Policy ISA 1 of the Local Development Plan (LDP)
states It was reported that the proposed cable path
runs through the 'North-Western Fringes of Snowdonia' Special Landscape Area,
the 'Dinorwig' Landscape of Outstanding Historic
Interest and borders the 'North-West Wales Slate Landscape' World Heritage
Site; the intention was to lay an underground cable in line with the guidance
in policy PS 7. It was reiterated that the principle of creating
a pumped storage generating station at Glyn Rhonwy
quarry had already been accepted and approved by the Secretary of State for
Business, Energy and Industrial Strategy granting a Development Consent Order
in 2017. Permission for a non-material amendment to the Development Consent
Order was granted by Welsh Ministers to extend the operational period. The work
of creating a grid connection could usually be considered as an Associated
Development but here in Wales it could not be approved as part of the process;
therefore, a separate formal application for permission must be submitted in
line with the Planning Act. The
principle was deemed acceptable and that this element
was a necessary follow-up step to the planning permission already granted by
ensuring a link between the electricity generating site and the distribution
site. In the context of visual, general and residential amenities it was accepted that this type of work, particularly given that it would be undertaken on the verges of busy public roads, would be likely to affect local ... view the full minutes text for item 6. |
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Application No C23/0463/18/LL Plas Coch, Penisarwaun, Caernarfon, Gwynedd, LL55 3PW PDF 167 KB Retrospective application to convert an outbuilding to holiday let Local Member: Councillor Elwyn Jones Additional documents: Decision: DECISION: To defer in order to host further discussions with the applicant - need to
discuss the mitigation measures to reduce the development's impact on
residential amenities in terms of disturbance and privacy
Minutes: Retrospective application to convert an outbuilding to
a holiday let. Some of Members had visited the site on the morning of
05-02-2024. a)
The Planning Manager
highlighted that this was a full retrospective application to convert an
outbuilding to a holiday let. As the proposal had already been completed without planning permission,
a retrospective application had been 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. A decision on the application was
deferred at the Planning Committee on 15-01-24 for Members to visit the site. 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. In considering the criteria, it was noted that the building already existed and was not a new building
- it was located within the curtilage of the existing property and made good
use of a used building that was ancillary to the residential property. It was considered that the scale was
appropriate as it did not create a holiday let that was excessively large, and
as the unit was already being used as an outbuilding it did not lead to the
loss of permanent housing stock. It was reiterated that the unit was located in a rural area near individual scattered
houses, and as a result would not cause significant damage to the residential
character of the area as it was a sprawling residential housing location. It was highlighted that any application to convert an
existing building should include a full structural survey by a qualified person
indicating that the building would be structurally suitable for conversion
without undertaking substantial reconstruction, alterations
and extensions. It was noted that no
structural report had been included with the application as the property had
already been converted - there was no value to a structural report as the
alterations had already been completed on site. There was a reference to paragraph 3.2.1 TAN 23:
Economic Development, which noted that the re-use and adaptation of existing
rural buildings had an important role to play in meeting the needs of rural
areas for commercial and industrial development, and tourism, sport and recreation. It was emphasised that the building in
question needed to be suitable for use. When considering over-concentration and responding to the criterion - "that the development would not lead to an over-concentration of such accommodation in the area", it was highlighted that it should be ensured that a Business Plan was submitted as part of the application to include the necessary information in terms of the vision for the proposal and to ensure there was a market for this type of use (paragraph 6.3.67 of the LDP). It was noted that a Business Plan had been ... view the full minutes text for item 7. |
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Application No C23/0574/26/AC Hen Gapel, Caeathro, Gwynedd, LL55 2ST PDF 161 KB Application to vary condition 1 on planning
permission C18/0993/26/LL (which extended permission
C09A/0412/26/LL for the erection of 12 dwellings and
associated works) in order to extend the time granted to commence work for
another five years. Local Member: Councillor Menna Trenholme Additional documents: Decision: DECISION: To delegate the power to the Head of Planning to
approve the application 1. 5
years 2. In
accordance with the plans 3. Slate
on the roof 4. Highway
conditions - entrance, estate road, turning space, kerbs, footway, height of
wall/hedge/fence 5. Details
of fencing and flooding diversion 6. Plan
of system to control surface water 7. Environmental
Management Plan - to include lighting scheme and biodiversity improvements 8. Construction
Environmental Management Plan 9. The
applicant should adopt and comply with plan number TR-01-VR in the Tree
Restrictions Preliminary Report (03.06.13) submitted with application number
CO9A/0412/26/LL, and to also appoint a tree specialist and ensure that the
obstructions are removed 10. All the
work on the trees must be carried out in accordance with British Standard 5837:
2012 11. Landscaping
12. Removal
of permitted delegated rights for the affordable units 13. To
agree on external finish 14. The
southern gable-end window of dwelling 5 on plan number BP/CB/12 submitted as
part of application number C09A/0412/26/LL must be of opaque glass and
permanently closed 15. Welsh
names must be used for the development hereby permitted to include the name of
the houses and the streets 16. The
houses hereby permitted must only be used for residential use within the C3 Use
Class as defined by the Town and Country Planning (Use Classes) Order 1987 (as
amended) and not for any other use, including any other use within C Use
Classes 17.
Affordable Housing Scheme agreement condition 18.
Biodiversity Condition Minutes: Application to vary condition 1 on planning
permission C18/0993/26/LL (which extended planning permission C09A/0412/26/LL
to erect 12 dwellings and associated works) to extend the time granted to
commence the work for another five years. Attention was drawn to the late observations form
which contained observations regarding the Affordable Housing arrangement,
residential use, Biodiversity matters and further comments from the Language
Unit responding to the revised language statement. a)
The Development Control
Team Leader highlighted that it was an application to vary condition 1 on
planning permission C18/0993/26/LL to extend the period of the planning
permission on the site for another 5 years.
The site was located on a plot of land within the development boundary
of Caeathro Local Village as defined in the LDP and
it was reiterated that there were no changes to the original plan. It was explained that the development of the site had
been prevented in the past due to the concerns of Welsh Water regarding the
capacity of the sewerage system to cope with the foul water that would derive
from the site. The concerns had now been
resolved. It was highlighted that the
proposal consisted of five types of houses ranging from two-bedroom
semi-detached houses to detached four-bedroom houses, satisfying the recognised
need for housing within the local area; four of the 12 dwellings would be
affordable (a 106 Agreement was already in place to control their occupation). The importance of considering whether local and national planning policy
circumstances or the policy position had changed since the original application
was granted was noted. The proposal
could only be considered differently if there was evidence of a substantial
change in circumstances in the context of relevant policies. Application C09A/0412/26/LL (the original application) was assessed
against the policies in the Unitary Development Plan, i.e., the Development
Plan in effect at that time and later application C18/0993/26/LL extending the
original consent was assessed against the policies within the LDP. As the LDP remained in force, there was no
change in the local planning policy position since the time the previous
application had been assessed. It was explained that the application site as a whole
was located within the Caeathro development
boundary as contained in the LDP and the proposal complied with the
requirements of Policy PCYFF 1 which aimed to locate new developments within
the development boundaries. It was
expressed that Policies TAI 4 and TAI 15 were the relevant policies in terms of
housing development within the boundaries of a Local Village such as Caeathro. These secure open market housing with a
percentage of affordable housing, provided that the size, scale, type and
design of the development were in keeping with the settlement's character. In the context of visual amenities, it was noted that the site was identified as being in a fairly prominent spot in the centre of the village and adjacent to a busy road. Most of the houses would be visible from nearby public places but they would not be noticeable from ... view the full minutes text for item 8. |
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Application No C23/0844/16/AM Parth 7 Parc Bryn Cegin, Llandygai, Gwynedd PDF 149 KB Development of 4
(varying in size) commercial units inclusive of new vehicular and pedestrian
access with car parking Local Member:
Councillor Dafydd Meurig Link
to relevant background documents Additional documents: Decision: DECISION:
To delegate powers to the Assistant Head of Environment Department to approve
the application subject to completing discussions regarding archaeology as well
as relevant planning conditions relating to: 1. The commencement of the development and
submitting reserved matters 2. All materials to be agreed 3. Submission
of a Biodiversity Enhancement Plan prior to the commencement of the development 4. Landscaping scheme 5. Welsh Water Condition 6. Highways Conditions 7. Permitted
use of buildings for any purposes within Use Class B1, B2 or B8 only 8. Ensure Welsh / Bilingual signs 9. Opening
Hours: 08:00 to 18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all
on Sunday / Bank Holidays 10. A Welsh
name for the development and ensure that there is Welsh language signage within the site. Notes 1. Welsh Water 2. Land Drainage Unit Minutes: Development of 4 commercial units (of varying sizes)
inclusive of new vehicular and pedestrian access with car parking. It was highlighted that the late observations form
noted that a Welsh Language Statement had now been submitted together with
additional plans displaying the site layout and indicative elevations for a new
building on Plot 3 of the site - the plans were consistent with the scale, design and overall industrial nature of the location. a)
The Planning Manager
highlighted that this was an application for outline planning permission to develop
four commercial buildings of various sizes on one of the empty plots within
Bryn Cegin Business Park, Llandygai.
As this was an outline application, members were reminded that details
of access to the site and the internal arrangement had been submitted - the
reserved matters would have to be agreed before the planning permission could
be implemented. Appearance, Landscaping and Scale. It was reiterated that it
was proposed to obtain flexible permission for uses within Use Classes B1
(Business), B2 (General Industrial) or B8 (Storage or Distribution) - the
application being one of three current applications for on-site developments. ·
C23/0844/16/AM Outline
application to develop 4 commercial units (of varying sizes) including a new
access for vehicles and pedestrians with a car park (this application). ·
C23/0849/16/LL - Full
application to construct new industrial units (on the southern part of this
application site) - item 5.5 ·
C23/0850/16/LL - Full
application to construct new industrial units (on the north
eastern part of this application site) - item 5.6 It was explained that the site was situated on the
Bryn Cegin Strategic Regional Business Site
approximately 1km south of the development boundary of the Bangor Sub-regional
Centre, as defined in the LDP and within the Dyffryn Ogwen
Landscape of Outstanding Historic Interest. Reference was made to Policy PCYFF
1 of the LDP that encourages the refusal of developments outside the
development boundaries, unless they are in accordance
with other specific local or national policies. In this case, when
considering its designation as a Business Site in the LDP, there was proper
justification to approve this development.
In the context of Economic Development, Parc Bryn Cegin is protected as a Regional Strategic Business Site for businesses in Use Classes B1, B2 & B8 by policy CYF 1 of the LDP and therefore the proposal is consistent with that policy. During the consultation process the Economy and Community Department confirmed that there was a shortage of such units in the area and the development would meet with recognised demand. It was reiterated that Strategic Policy PS 13 in the LDP aimed to facilitate economic growth by supporting many aspects of the local economy including supporting economic prosperity by facilitating growth at an appropriate rate. It was highlighted that this was a scheme to enable employers to set up a business locally on a strategically significant site. The proposal for suitable uses was considered to be at an appropriate scale for the location within such an industrial site ... view the full minutes text for item 9. |
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Application No C23/0849/16/LL Parth 7 Parc Bryn Cegin, Llandygai, Gwynedd PDF 138 KB Construction of new
industrial units Local Member: Councillor
Dafydd Meurig Link
to relevant background documents Additional documents: Decision: DECISION:
To delegate powers to the Assistant Head of Environment Department to
approve the application subject to completing discussions regarding archaeology
as well as relevant planning conditions relating to: 1. Commencement time 2. Development must be in accordance
with the plans 3. All
materials to be agreed 4. Submission
of a Biodiversity Enhancement Plan prior to the commencement of the development 5. Landscaping scheme 6. Welsh Water Condition 7. Highways Conditions 8. Permitted
use of buildings for any purposes within Use Class B1, B2 or B8 only 9. Ensure
Welsh / Bilingual signs 10. Opening
Hours: 08:00 to 18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all
on Sunday / Bank Holidays Notes 1. Welsh Water 2. Land Drainage Unit Minutes: Construction of new industrial units. Attention was drawn to the
late observations form that highlighted that a Welsh Language Statement had now
been submitted – this went beyond the statutory requirement. a) The Planning
Manager highlighted that it was a full application for a new building to
include four business units on one of the vacant plots within Bryn Cegin Business Park, Llandygai
with a view to developing the site for uses within use class B2 (General
Industrial) in accordance with the permission for the estate
as a whole. Access to the site
would be provided via the existing vehicular entrance which provided access
from the inner road that served the wider Parc Bryn Cegin
site and it was proposed to provide hard-standings for
parking and turning in front of each unit.
It was explained
that the application site was located outside the development boundary of the
Sub-regional Centre of Bangor as defined in the LDP, however, it was part of a
site protected as a Strategic Regional Business Site. It was reiterated that
Policy PCYFF 1 of the LDP encouraged the refusal of developments outside
development boundaries unless they were in accordance with other local or
national planning policies. In this case, when considering its designation as a
Business Site in the LDP, there was appropriate justification to approve such
developments at this location. It was noted that
in the context of access the development would use a road network designed for
the industrial estate and therefore the existing infrastructure was designed to
cope with similar transport levels to what had been envisaged. The site could
be managed by means of conditions. The proposal was
not considered to be contrary to any material planning policy within the LDP
and the proposed development was appropriate for the site, it complied with the
relevant policies and was likely to be of strategic importance to the county as
a starting point for business developments on the site. Having taken all
material planning considerations into account it was not considered that the
proposal would be likely to cause unacceptable adverse effects to nearby
residents or the community in general. b)
It was proposed and seconded to approve the
application stating that it was good to see a development in Parc Bryn Cegin after twenty dormant years. RESOLVED To delegate powers to the Assistant Head of
Environment Department to approve the application subject to completing
discussions regarding archaeology as well as relevant planning conditions
relating to: 1. Commencement
time 2. Development
must be in accordance with the plans 3. All
materials to be agreed 4. Submission
of a Biodiversity Enhancement Plan prior to the commencement of the development 5. Landscaping
scheme 6. Welsh
Water Condition 7. Highways
Conditions 8. Permitted
use of buildings for any purposes within Use Class B1, B2 or B8 only 9. Ensure
Welsh / Bilingual signs 10. Opening
Hours: 08:00 to 18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all
on Sunday / Bank Holidays Notes: ... view the full minutes text for item 10. |
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Application No C23/0850/16/LL Parth 7 Parc Bryn Cegin, Llandygai, Gwynedd PDF 145 KB Construction of new
industrial units Local Member:
Councillor Dafydd Meurig Link
to relevant background documents Additional documents: Decision: 1. Commencement time 2. Development must be in accordance with
the plans 3. All materials to be
agreed 4. Submission of a
Biodiversity Enhancement Plan prior to the commencement of the development 5. Landscaping scheme 6. Welsh Water Condition 7. Highways Conditions 8. Permitted use of
buildings for any purposes within Use Class B1, B2 or B8 only 9. Ensure Welsh / Bilingual
signs 10. Opening Hours: 08:00 to
18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all on Sunday and
Bank Holidays Notes 1.
Welsh Water 2.
Land Drainage Unit Minutes: Construction of new industrial units. Attention was drawn to the late observations form that
highlighted that a Welsh Language Statement had now been submitted – this went
beyond the statutory requirement. a)
The Planning Manager highlighted that it was a full application for a new building to include four
business units on one of the vacant plots within Bryn Cegin
Business Park, Llandygai with a view to developing
the site for uses within use class B2 (General Industrial) which was in
accordance with the permission for the estate as a whole. Access to the site
would be provided via the existing vehicular entrance which provided access
from the inner road that served the wider Parc Bryn Cegin
site and it was proposed to provide hard-standings for
parking and turning in front of each unit.
It was explained
that the application site was located outside the development boundary of the
Sub-regional Centre of Bangor as defined in the LDP, however, it was part of a
site protected as a Strategic Regional Business Site. It was reiterated
that Policy PCYFF 1 of the LDP encouraged the refusal of developments outside
development boundaries unless they were in accordance with other local or
national planning policies. In this case, when
considering its designation as a Business Site in the LDP, there was
appropriate justification to approve such developments at this location. It was noted that
in the context of access the development would use a road network designed for
the industrial estate and therefore the existing infrastructure was designed to
cope with similar transport levels to what had been envisaged. The site could
be managed by means of conditions. The proposal was
not considered to be contrary to any material planning policy within the LDP
and the proposed development was appropriate for the site, it complied with the
relevant policies and was likely to be of strategic importance to the county as
a starting point for business developments on the site. Having taken all material planning
considerations into account it was not considered that the proposal would be
likely to cause unacceptable adverse effects to nearby residents or the
community in general. b)
It was proposed and seconded to approve the
application. RESOLVED To delegate powers to the Assistant Head of Environment
Department to approve the application subject to completing discussions
regarding archaeology as well as relevant planning conditions relating to: 1. Commencement time 2. Development must be in
accordance with the plans 3. All materials to be
agreed 4. Submission
of a Biodiversity Enhancement Plan prior to the commencement of the development 5. Landscaping scheme 6. Welsh Water Condition 7. Highways Conditions 8. Permitted
use of buildings for any purposes within Use Class B1, B2 or B8 only 9. Ensure Welsh / Bilingual
signs 10. Opening
Hours: 08:00 to 18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all
on Sunday and Bank Holidays Notes: 1. Welsh Water 2. Land Drainage Unit |
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Application No C23/0891/22/LL Talysarn Celts FC, Talysarn, LL54 6BY PDF 186 KB Creation of new
football pitch and erection of new storage shed. Local Member:
Councillor Peter Thomas Link
to relevant background documents Additional documents: Decision: DECISION: To delegate powers to the
Assistant Head of Environment Department to approve the application subject to
completing discussions regarding archaeology as well as relevant planning
conditions relating to: 1. 5 years 2. In accordance with plans and documents 3. No containers or other equipment to be kept outdoors 4. No
lighting on the site without agreement 5. Landscaping 6. Landscape maintenance 7. Welsh / bilingual signs 8. Provision of disabled parking spaces 9. Additional car parking spaces to be completed before
the new pitch is used 10. Contaminated land survey work condition 11. In accordance with the noise
management plan 12. Archaeological survey work
condition Minutes: Creation of new football pitch and erection of new storage shed. a)
The Planning Manager
highlighted that this was a full application for the creation of a new football
pitch and the erection of an additional storage shed adjacent to the existing
football pitch. The football pitch would be slightly smaller in size than a
full-sized pitch, and it was not proposed to install any floodlights. A
revised site plan was submitted, highlighting existing parking along with a
land drainage system. The
site was located outside the Talysarn development
boundary, but on the outskirts of the village inside a Special Landscape Area,
Landscape of Special Historic Interest and Wildlife Site and the site was
served by an existing entrance and access road to a nearby class 3 and
unclassified county road. It was explained that policy ISA 2 Community Facilities applied to this
application and aimed to protect existing community facilities and encourage
the development of new facilities where appropriate. Although the application
does not propose new facilities (in terms of land use), it would significantly
improve and enhance the existing facilities and was likely to benefit the
school and the wider community. It was reiterated that the site was easily
accessible by foot, bicycle and public transport, and
it was considered that the scale and type of proposal was appropriate in terms
of size, character and function of the settlement. The proposal was therefore
considered acceptable in principle and was in compliance with
policy ISA 2. In the context of visual, general and
residential matters, it was noted that the site was located adjacent to an
existing football pitch with associated activities already on the site.
However, it was considered that the current use of the application site was
occasional and informal and did not include full football matches. Although the
site backed onto a residential area, it was not considered that the proposal
would have a different impact to what already existed. The site was associated
with several amenity paths which were regularly used by the public and it was
considered that the use of the site as a whole would
be more intense as a result of the site's development. Comments had been received from Public Protection recommending that the
applicant submit a Noise Management Plan that covered matters such as hours and
days of use, community liaison, complaints procedures and the required
response/timescales, and prevention of unauthorised use. In addition, it was
suggested that a condition be imposed to manage the development hours, and also a condition to manage the noise level emanating
from the site were included when it was operational to ensure that the proposal
met with the policy requirements of PCYFF 2.
Comments received in objection to the proposal were acknowledged,
however, it was not considered that the proposal, with appropriate conditions,
would cause significant adverse disruption to the residential amenities of
nearby dwellings, and would not alter public use of the nearby footpaths. In the context of Biodiversity matters, it was noted ... view the full minutes text for item 12. |