Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor John Pughe 

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

1. The following members declared that they were a local member in relation to the item noted: 

• Councillor Rhys Tudur in items 5 and 6.8 (C25/0204/41/LL) on the agenda 

• Councillor Elin Hywel in items 6.1 (C23/0673/45/AM) and 6.2 (C23/0671/45/AM) on the agenda 

• Councillor Geraint Parry in item 6.5 (C24/0804/03/DT) on the agenda 

• Councillor Gareth Williams in item 6.7 (C25/0361/30/LL) on the agenda 

 

 

To note any items that are a matter of urgency in the view of the Chairman for consideration.

As a matter of order, it was reported that since the Chair was joining the meeting virtually, the Monitoring Officer would be announcing the results of the voting on the applications

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 16^th June 2025, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee held on 16 June 2025 as a true record. 

Proposal to create a Public Footpath in the Community of Llanystumdwy under Section 26 of the Highways Act 1980, over a parcel of land that is part of a private property called Fferm Afonwen, Glanllynnau and Tŷ'n Morfa to facilitate the Wales Coast Path Project and the interests of the area's residents.

 

 

DECISION: To approve the application:

 

a)    To prepare and submit a Section 26 Creation Order to ensure public access over a substantial parcel of land (2.63km) in private ownership.

b)    Should no objection to the order be received, or should an objection be received which is withdrawn at a later date, that the Order is approved.

c)    Should an objection be received which is not withdrawn, that the Council submits the creation order for the attention of PEDW for a decision.

 

A proposal was submitted by the Wales Coastal Path Project Officer to create a new public footpath in the Community of Llanystumdwy, over a parcel of land that was part of a private property called Fferm Afonwen, Glanllynnau and Tŷ'n Morfa which would facilitate the Wales Coastal Path Project and the interests of the area's residents. ⁠ 

 

It was noted that, should the Committee approve the order, a statutory arrangement should be followed which would begin with publishing a notice that an order had been made and conducting an extensive consultation. It was explained, if objections would not be received, the order would continue, but if objections were received, the Council would present all the evidence to Planning and Environment Decisions Wales (PEDW) for a decision. It was emphasised that the decision would not be made by the Council - an independent auditor would be appointed by PEDW. 

 

It was explained that the proposal highlighted the intention to create a new part of the Wales Coastal Path which would provide access on foot between the Afonwen area and the current footpaths network in the vicinity of Tŷ'n Morfa.  

 

Despite the effort made to secure a voluntary agreement, it was highlighted that the landowners did not believe that the footpath was needed, therefore possible options had to be considered and create the path by following the enforcement procedure. The proposed footpath would run approximately 2.63km on the inland side of the railway. It was considered that the proposal was an improvement to the Coastal Path, a significant improvement to the current footpath (which was currently located on a very busy road) and addressed the requirements of the Welsh Government and Natural Resources Wales – the option was reasonable and had the local support of the Local Member and the Community Council. Should the proposal be approved, the door would be open for the landowners to discuss possible options. 

 

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

·            He welcomed the plan in principle 

·            There was a lack of public footpath along the coast between Afonwen and Afon Dwyfor 

·            It would be good to see a footpath along the coast 

·            The current detour was significant – following the coast would be more ideal 

·            It would be good to get the views of landowners if they preferred a better alternative footpath 

·            This was a significant step – the proposal should be praised 

·            Had consideration been given to laying the footpath on the inside of the railway or was this related to land erosion near the sea? 

 

c.                It was proposed and seconded to approve the application 

 

ch)        During the ensuing discussion, the following observations were made by Members: 

·        They hoped that the landowners were ready to discuss alternative options 

·        Great to see the footpath being developed and see people using it 

·        The road which the footpath was currently a part of was extremely busy 

·        They supported the  ...  view the full minutes text for item 5.

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. 

Erection of residential dwelling houses including access 

 

LOCAL MEMBER: Councillor Elin Hywel

 

Link to relevant background documents

 

DECISION: To delegate powers to the Head of the Environment Department to approve the application, subject to receiving the observations of the Gwynedd Archaeological Planning Service and to conditions:

 

1.     The time in terms of the commencement of the development

2.     The time in terms of submitting the reserved matters application

3.     Submission of a reserved matters application for the layout, scale, appearance and landscaping 

4.     In accordance with the plans

5.     Slates on the roof

6.     Materials 

7.     C3 use for all housing 

8.     Welsh name for the housing estate and houses

9.     Welsh and / or bilingual signs

10.  Submission and agreement of an Environmental Buildings Management Plan / Construction Method Statement.

11.  Construction work hours 

12.  Noise levels and reduction of noise and vibration during the construction period

13.  In accordance with the Transport Assessment.

14.  Entrance to be completed in accordance with the plans.

15.  Highways conditions in terms of completing the road work and pavements of the estate together with the street lighting.

16.  Parking

17.  Prevention of surface water from discharging onto the highway

18.  In accordance with the Ecological Survey Report.

19.  External lighting plan 

20.  Submission and agreement of a Management Plan for woodland 

21.  Condition to complete landscaping work as agreed in the landscaping details. 

22.  In accordance with the Arboriculture Report

23.  Dŵr Cymru/Welsh Water condition to undertake a hydraulic modelling assessment prior to the commencement of the development

24.  No surface water / land drainage to connect with the public sewer.

25.  Ensure  acceptable noise levels of the proposed houses

26.  Submit and agree upon a noise insulation plan

27.  Submission and agreement of a suitable acoustic fence details for the gardens 

28.  Development to be undertaken in accordance with the noise assessment. 

29.  Archaeological conditions 

30.  Condition to submit and agree on details to provide 30% of affordable homes.

31.  Removal of permitted development rights for the affordable homes in terms of extensions, outbuildings etc.

32.  Agree and provide details of how open space is intended to be provided as part of the development.

 

Notes:

Major Development Note

SuDS note

Refer to Dŵr Cymru comments

Street Works Note

Fire Service observations note

 

 

Application for the construction of residential dwelling houses including access 

 

Attention was drawn to the late observations form 

 

a.                The Planning Manager highlighted that this was an outline application for a residential development of 24 houses in Pwllheli on a plot of land to the east of the Aldi supermarket site. ⁠Members were reminded that the Planning Committee's decision at the end of March 2025 had been to refuse the application contrary to officers' recommendation due to the lack of affordable housing, lack of information about the housing mix / balance and the harmful impact on the Welsh language. In accordance with the instruction of the Assistant Head of Environment Department, as there was a significant risk to the Council in respect of the intention to refuse the application contrary to the recommendation, the application was referred to a cooling off period. 

 

It was reported that the application had now been amended to include 30% of affordable housing and was therefore being re-submitted to the Council for further consideration based on the changes.⁠ 

 

It was noted, although detailed plans and landscaping were not part of the application, that there was a need to consider the principle of the proposal, as well as the access details – should the application be approved, the applicant would be required to submit another application to agree on the reserved matters. 

 

In the context of the principle of the development, it was expressed that developing houses on the site was acceptable as the land was within the development boundary of Pwllheli and had been earmarked for residential development within the LDP. It was considered that the proposed development density was acceptable given the levels of the site, but there was a need to protect biodiversity and provide a sustainable drainage system and an open play area. 

 

It was explained, from the perspective of Pwllheli housing figures, that the proposal was acceptable due to the designation of the site for houses where there was an expectation of 150 new houses, although accepting that 150 would not be possible due to the physical constraints of the site and the presence of the Aldi supermarket. Attention was drawn to Policy TAI 15 which required an affordable housing contribution on residential developments of two or more units. A contribution of 30% was required for Pwllheli and this provision was now being offered – 30% for this development was equivalent to 7.2 units and was in accordance with the Supplementary Planning Guidance – Affordable Housing, this would mean providing 7 affordable units and a commuted sum for the remaining 0.2, or providing 8 affordable units. 

 

It was elaborated that the applicant had noted that they hoped a registered social landlord (RSL) and/or a housing developer/builder would be involved in the development by the time a reserved matters application was submitted and that this could offer a way forward in providing affordable housing through the possible support of a development grant from the Welsh Government; with the proposal now  ...  view the full minutes text for item 7.

Erection of residential dwelling houses including access 

 

LOCAL MEMBER: Councillor Elin Hywel

 

Link to relevant background documents

 

DECISION: To approve the application subject to the following conditions:

 

1.     The time in terms of the commencement of the development

2.     The time in terms of submitting the reserved matters application

3.     Submission of a reserved matters application for the layout, scale, appearance and landscaping 

4.     In accordance with the plans

5.     Slates on the roof

6.     Materials 

7.     C3 use for all housing 

8.     Welsh name for the housing estate and houses

9.     Welsh and / or bilingual signs

10.  Submission and agreement of a Construction Environmental Management Plan

11.  Construction work hours 

12.  Internal noise levels

13.  External noise levels

14.  In accordance with the Noise Impact Report 

15.  Details of air source heat pumps including noise levels and any necessary mitigation measures Highways conditions regarding the completion of the estate road and pavements together with street lighting 

16.  Complete road improvements agreed on application C22/0969/45/LL 

17.  Highways conditions in terms of completing the road work and pavements of the estate together with the street lighting

18.  Parking

19.  Prevention of surface water from discharging onto the highway

20.  In accordance with the Ecological Survey Report

21.  External lighting plan 

22.  Submission and agreement of details for the meadow / wet meadow

23.  Submission and agreement of a management plan for woodland that forms part of the Candidate Wildlife Site

24.  Condition to complete landscaping work as agreed in the landscaping details. 

25.  In accordance with the Arboriculture Report

26.  Welsh Water condition to undertake a hydraulic modelling assessment prior to the commencement of the development

27.  No surface water / land drainage to connect with the public sewer.

28.  Archaeological conditions

29.  Condition to submit and agree on details to provide 4 affordable homes.

30.  Removal of permitted rights on the affordable homes in terms of extensions, outbuildings etc.

31.  Agree and provide details of how open space is intended to be provided as part of the development.

 

Notes:

Major Development Note

SuDS note

Refer to Welsh Water and the Fire Service comments

Ordinary Watercourse Consent

 

Application for the construction of residential dwelling houses including access 

 

Attention was drawn to the late observations form. 

 

a)     The Planning Manager highlighted that this was an outline application to erect 12 residential dwellings in Pwllheli on a plot of land between Glan y Don garage and Aldi supermarket. ⁠  

Like the previous application, (6.1 Application Number C23/0673/45/AM) the decision of the Planning Committee at the end of March 2025 had been to refuse the application contrary to officers' recommendation due to a lack of affordable housing, lack of information about the housing mix/balance and the harmful impact on the Welsh language. In accordance with the instruction of the Assistant Head of Environment Department, as there was a significant risk to the Council in respect of the intention to refuse the application contrary to the recommendation, the application was referred to a cooling off period. ⁠By now, the application had been amended to include 30% of affordable housing within the development and therefore the application was being re-submitted to the Committee for further consideration based on these changes. 

 

It was highlighted, although detailed plans and landscaping did not form part of the application, that there was a need to consider the principle of the proposal, as well as the access details. It was noted, should the application be approved, the applicant would need to submit another application to agree on the reserved matters. 

 

In the context of the principle of the development, it was expressed that developing houses on the site was acceptable as the land was within the development boundary of Pwllheli and had been earmarked for residential development within the LDP. It was considered that the proposed development density was acceptable given the levels of the site, but there was a need to protect biodiversity and provide a sustainable drainage system and an open play area. 

 

As noted above, from the perspective of Pwllheli housing figures, the proposal was acceptable due to the designation of the site for houses where there was an expectation of 150 new houses, although accepting that 150 would not be possible due to the physical constraints of the site and the presence of the Aldi supermarket. Attention was drawn to Policy TAI 15 which required an affordable housing contribution on residential developments of two or more units. A contribution of 30% was required for Pwllheli and the provision was now being proposed – 30% for this development was equivalent to 3.6 units and in accordance with the Supplementary Planning Guidance – Affordable Housing, this would mean providing 4 affordable units. 

 

The applicant stated that it was hoped that a RSL and / or a housing developer/builder would be involved in the development by the time a reserved matters application was submitted and that this could offer a way forward in providing affordable housing through the possible support of a development grant from the Welsh Government. Those types of grants would give viability matters in the development of the site a better chance  ...  view the full minutes text for item 8.

Proposed development for the change the use of an existing property to form 13no. self-contained residential flats (C3 use) along the lower ground floor, ground floor, first, second and third floor. The proposal also seek to retain an element of commercial floor area on the ground floor to be put forward for (A1) retail purposes.

 

LOCAL MEMBERS: Councillors Dylan Fernley and Nigel Pickavance

 

Link to relevant background documents

DECISION: To approve the application subject to the following conditions:

 

1.     Time five years

2.     In accordance with the plans

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

4.     Restrict the construction hours

5.     Sound insulation measures must be imposed and agreed.

6.     The objectives of the Green Infrastructure Statement must be implemented

7.     Affordable housing condition

 

Notes:

Welsh Water Note

 

Proposed development for the change of use of an existing property to form 13 self-contained residential flats (C3 use) along the lower ground floor, ground floor, first floor, second and third floors. The proposal also sought to retain an element of commercial floor area on the ground floor for retail purposes (A1). 

 

The Senior Planning Officer highlighted that this was a full application to change the use of the existing building into 13 residential flats with the plan to retain an element of floor area for retail use on the ground floor. The flats would be located over the 5 floors with access to the flats through stairs at the rear of the building and access to the retail area from the high street. The development would include a refuse storage and bicycle storage on the ground floor. The self-contained flats would be a C3 use and the retail area would be an A1 use and the front of the shop would remain the same. The work would not involve any external work. 

 

The building was located in the middle of Bangor High Street, within the development boundary of the Sub-regional Centre as defined in the LDP. It was located within a Conservation Area and within the Defined Town Centre and Main Shopping Area. 

 

Reference was made to the indicative supply level of housing for Bangor over the period of the LDP, noting that the provision was already being met through the sites in the land bank. In such circumstances, consideration would be given to the units that had been completed thus far within the Main Centres tier. It was considered that by adding 13 residential units to the housing stock, the development which was subject to this application would help to contribute towards the housing targets of the LDP in a way that responded positively to the requirements of the local housing market.⁠ It was elaborated that the size and type of dwellings proposed was an appropriate mix of housing provision and complied with Policy TAI 8. 

 

The application was being submitted to the Committee as it was a development for five or more dwellings. 

 

It was considered that the proposed use was acceptable and met the policy requirements. The officers recommended to approve the application with conditions. 

 

Taking advantage of the right to speak, the Agent made the following observations: 

·        The application involved the conversion of an empty building on Bangor High Street to form 13 flats and a retail area 

·        The building, which was a former bank, had been empty since April 2023 and had not been used since then

·         The proposal offered a suitable use of the building which would meet the housing requirements locally and the viability of the High Street 

·        Marketing research from estate agents had highlighted that there was a specific demand for rental flats with 1, 2 and 3 bedrooms.

·         Although student accommodation houses were available in Bangor, there was a lack of dwellings for professional individuals, couples and small  ...  view the full minutes text for item 9.

Construction of 8 dwellings (use class C3)

 

LOCAL MEMBER: Councillor Geraint Parry

 

Link to relevant background documents

DECISION: To delegate powers to the Head of the Environment Department to approve the application, subject to a 106 agreement for an affordable home and conditions relating to the following:

 

1.     The time in terms of the commencement of the development

2.     In accordance with the plans

3.     Slates on the roof

4.     Materials 

5.     C3 use for all housing

6.     Welsh name for the housing estate and houses.

7.     Welsh and / or bilingual signs

8.     Construction work hours

9.     Capel Gwylfa date stone to be installed in accordance with the approved plan prior to occupation of the houses

10.  In accordance with the Land Contamination Inspection Report

11.  NRW condition relating to unsuspected pollution.

12.  Submit and agree on foul water drainage details.

13.  Transport Department (Welsh Government) conditions relating to the access and road safety.

14.  Landscaping work in accordance with the details submitted in the first planting season following occupation / completion of the development and replanting if any tree / hedge fails within 5 years.

15.  Bird and bat boxes to be installed in accordance with the Green Infrastructure Statement before the houses are first occupied.

 

Notes:

SuDS note

Refer to observations from Dŵr Cymru and the Transport Department (Welsh Government) - present

 

Construction of 8 dwellings (use class C3)

 

a)           The Professional Trainee – Planning highlighted that this was a full application for the construction of 8 dwellings with the aim of providing 1 affordable dwelling as part of the development, as well as 18 parking spaces within the site (2 for each property and an additional 2 for visitors). It was noted that the site was located within the development boundary of Blaenau Ffestiniog, and within a World Heritage Site and the Landscape of Outstanding Historic Interest. It was explained that the site was currently empty, with the buildings of the former garage demolished. To the north of the site lies a playing field, to the east there was a football field, to the west was the A470 trunk road and to the south the site bordered with a dwelling house.

 

The application was submitted to Committee as it was an application for 5 or more dwellings.

 

It was reported that the development was supported against the indicative supply level for Blaenau Ffestiniog. It was considered that the proposal was acceptable in terms of density and met the requirements of criterion (3) of Policy PCYFF 2 of the LDP. It was elaborated that it would be appropriate to impose a condition for the houses to be restricted to use class C3 only, namely dwelling-houses to be used as a sole or main residence.

 

It was considered that the mix and type of housing intended was acceptable and met local demand – the proposal was acceptable in terms of Policy TAI 8 and the SPG – Housing Mix. ⁠In accordance with Policy TAI 15, a 10% contribution of affordable homes was expected – 8 houses, therefore a 0.8 contribution of affordable units was expected. ⁠It was explained, when the requirement for affordable housing fell under 1 unit on the site, then the provision of an affordable unit would continue to be a priority where possible.  It was elaborated that the developer had confirmed that plot 1 in the plan would be offered as a site for an affordable dwelling. Consequently, providing this unit on the site would meet the requirements in terms of the number of affordable units.

 

In the context of the impact on the Welsh language, it was considered that the proposed development would have a neutral impact on the Welsh language. It was highlighted that Welsh names had been recommended for the estate in the Language and Community Statement and it was considered appropriate to impose a condition to ensure a Welsh name for the development in accordance with criterion 5 of Policy PS 1. 

 

Although there were a number of linear developments near the site, examples of housing estates of this type could be found in the area and an estate of the design in question was not considered to be out of character for the area. The proposal in question would offer a variety in the type and size of houses and it was considered that the  ...  view the full minutes text for item 10.

Proposed siting of a twin lodge as an annex with decking

 

LOCAL MEMBER: Councillor Elfed Wyn ap Elwyn

 

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to the following conditions:

 

1.     5 years

2.     In accordance with plans

3.     Agreement required on any external lights

4.     Green infrastructure statement.

 

Proposed siting of a twin lodge as an annex with decking.

 

Attention was drawn to the late observations form.

 

a)           The Planning Manager highlighted that this was an application to site a chalet in the form of a twin lodge to be used as an associated annex to the main property, as well as installing a decking and a ramp which would measure approximately 0.5m high at its highest point and surround the proposed chalet. It was elaborated, because of its construction as a twin lodge and its location within the property's curtilage and its use (which would be supplementary to the use of the main property), the chalet would not require planning permission, therefore it was highlighted that only an assessment for installing the decking and ramp was required.

 

It was reported that the site of the proposed development was located outside any development boundary, and within a Landscape of Outstanding Historic Interest area and within 500m of a scheduled Monument.

 

It was explained that the proposed decking and ramp were to provide accessible access to the chalet, and it was considered that the location of the decking was acceptable where existing vegetation would mitigate any impact to the south west. It was not considered that the decking would have a significant detrimental impact on the amenities of nearby residents, as it would be located on the side of the chalet facing the curtilage of the property which was the subject of the application. It was elaborated that the closest dwelling was approximately 15m from the proposed decking, and reference was made to an objection that had received based on installing additional lighting on the site. It was acknowledged that lighting could lead to a nuisance for nearby residents, and to this end it was considered appropriate to impose a condition to agree on any external lighting on the decking.

 

It was acknowledged that objections had also been received from nearby residents, and the observations included a reference to the chalet and the impact on the current sewage handling system on the site, but as there was no need for planning permission for the chalet, these matters were beyond what could be controlled through the application in question.

 

It was concluded that a condition could be imposed to carry out biodiversity improvements.

 

         The officers recommended approving the application.

 

b)           Taking advantage of the right to speak, the Applicant made the following observations:

·        The only reason for submitting the application was because of his father's disability and the site that he currently lived in was unsuitable – he lived in one room, was unable to have a shower and often fell. 

·        The situation was heartbreaking and therefore they were presenting an application to make his parents' lives easier, and his life easier to be able to be near his family to support them

·        The chalet's layout would mean access to a bathroom and more space to move – he was currently only able to get out of bed into  ...  view the full minutes text for item 11.

Increase in the number of caravans to a total of 15 touring units, construction of a toilet/ shower block, landscaping, and associated works. 

LOCAL MEMBER: Councillor John Brynmor Hughes

 

Link to relevant background documents

DECISION: To refuse in accordance with the recommendation

 

Reasons:

 

·       It is not considered that the proposed units easily assimilate to the landscape and therefore it is not considered as an unobtrusive location that is well-concealed by the existing features of the landscape, so  the development would be detrimental to the visual quality of the landscape. The proposal would not add to the maintenance, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty. There is also concern about creating a new caravan site a considerable distance from the main roads network along a busy rural road where there is a high density of holiday sites and the impact of the associated development work on the features and character of the landscape. Therefore, it is considered that the proposal is contrary to the relevant requirements of Policies TWR 5 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan and Supplementary Planning Guidance (SPG): Tourist Facilities and Accommodation.

 

·       Insufficient evidence has been presented as part of the planning application to demonstrate that full consideration has been given to the loss of the best and most versatile agricultural land. It is therefore considered to be contrary to the requirements of criteria 6 of Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 and the advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales.

 

DECISION: To refuse in accordance with the recommendation

 

Reasons:

 

·        It is not considered that the proposed units easily assimilate to the landscape and therefore it is not considered as an unobtrusive location that is well-concealed by the existing features of the landscape, so  the development would be detrimental to the visual quality of the landscape. The proposal would not add to the maintenance, enhancement or restoration of the recognised character of the Llŷn Area of Outstanding Natural Beauty. There is also concern about creating a new caravan site a considerable distance from the main roads network along a busy rural road where there is a high density of holiday sites and the impact of the associated development work on the features and character of the landscape. Therefore, it is considered that the proposal is contrary to the relevant requirements of Policies TWR 5 and AMG 1 of the Anglesey and Gwynedd Joint Local Development Plan and Supplementary Planning Guidance (SPG): Tourist Facilities and Accommodation.

 

·        Insufficient evidence has been presented as part of the planning application to demonstrate that full consideration has been given to the loss of the best and most versatile agricultural land. It is therefore considered to be contrary to the requirements of criteria 6 of Policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026 and the advice provided in paragraphs 3.58 and 3.59 of Planning Policy Wales.

Increase the number of caravans to a total of 15 touring units, construction of toilet/shower block, landscaping and associated works.

 

Attention was drawn to the late observations form.

 

a)       The Planning Trainee highlighted that this was a full application for extending an existing caravan site into an adjacent agricultural field, as well as the construction of a new toilet and shower block, landscaping and associated works. It was noted that the site was located outside the development boundary and was therefore considered a site in open countryside.

 

Attention was drawn to the fact that the property was within the Llŷn Area of Outstanding Natural Beauty and within the Llŷn and Enlli Landscape of Outstanding Historic Interest, with the site served by a single lane, unclassified rural road. It was elaborated that the land in question had been graded as class 2 land, namely good quality agricultural land. Reference was made to paragraph 3.58 of Planning Policy Wales (PPW) which noted that "agricultural land of grade 3a, as well as grades 1 and 2, in the Agricultural Land Classification (ALC)16 is deemed as the best and most versatile and should be conserved as a finite resource for the future."

 

Having researched the planning history of the site, it seemed that no Planning permission existed for caravans on the site and although there was a 'Caravan and Motorhome Club' certified sign displayed there, following enquiries with the exempt Club, confirmation was received that there was no longer a certificate for the site. Consequently, this was not an application to extend an existing site, but an  ...  view the full minutes text for item 12.

Full application for the demolition of the existing dwelling (C3) and garage and replacement with a 3-bed dwelling property (C3) 

 

LOCAL MEMBER: Councillor Gareth Williams

 

Link to relevant background documents

DECISION: To defer a decision and conduct an inspection site visit

 

Full application to demolish the existing house (C3) and garage and erect a new three-bedroom house (C3) in its place.

 

Attention was drawn to the late observations form.

 

a)          The Senior Planning Officer highlighted that this was a full application to demolish an existing two-storey house and erect a new three-bedroom two-storey house in its place.⁠ In addition, the applicant planned to carry out external alterations, including the removal of the existing single-storey garage and the creation of parking spaces. The new house, of the same footprint, would offer a living room, a dining room/kitchen, a shower room and a hall on the ground floor and three bedrooms and a bathroom on the first floor.

 

It was noted that the applicant had confirmed that the property would be a social house, with Cyngor Gwynedd's Housing Options Team leading on the process of allocating the property jointly with Cynefin for users on the waiting list. It was added that the plan was to let the property as an intermediate property, and the priority would be to look at this tenure first, and if so, advertise it through Tai Teg.

 

It was explained that the site was located outside any current development boundary and was therefore in open countryside within the Llŷn and Enlli Area of Outstanding Natural Beauty and the Llŷn and Enlli Landscape of Outstanding Historic Interest designations. There were two detached dwellings adjacent to the site and an unclassified public road ran along the eastern boundary of the site. It was noted that the existing building was in a fragile condition and a security fence protected the site.

 

The application had been submitted to the Planning Committee for a decision after receiving observations from the Local Member who confirmed that he objected the proposal.

 

It was considered that the proposal complied with the planning policies and guidelines and therefore the officers recommended to approve the application with the conditions listed in the report, as well as additional conditions relating to agreement on finish, doors, windows and details of boundary treatments.⁠

 

b)           Taking advantage of the right to speak, the Agent made the following observations

·        The intention was to demolish the existing property and erect a new three-bedroom house which would fulfil the local housing needs

·        Ael y Bryn had been owned by Cynefin since it was left to them in a will

·        They acknowledged that the property had been empty for a long time, but it was challenging to get a plan for it which was viable and sustainable

·        The property was unsuitable for a family in its current form

·        It did not meet the Welsh Government's housing quality standards and repair works in its current structural form would also not satisfy the standards either, e.g., the structural report highlighted that the existing stairs created a risk to any occupier and re-doing them would mean losing a bedroom

·        The best option would be to demolish and create a new property which would comply with the Welsh  ...  view the full minutes text for item 13.

Proposed erection of 5 affordable dwellings, including works to form an internal access road, hard and soft landscaping and associated drainage provisions on land adjoining Maes Llwyd, Llanystumdwy. 

 

LOCAL MEMBER: Councillor Rhys Tudur

 

Link to relevant background documents

DECISION: To approve the application subject to the following conditions:

 

1.     Five years.

2.     In accordance with the plans.

3.     Slate

4.     Removal of permitted development rights.

5.     Affordable Matters

6.     C3 use only

7.     Agree on a Development and  Environment Management Plan

8.     Welsh name for the housing estate and houses.

9.     Biodiversity matters

10.  Public Protection Matters

11.  Highways Matters:

-        A Construction Traffic Management Plan (CTMP), Traffic Management Plan (TMP) and an inspection of previous condition of the kerbs and the surface of Maes Llwyd must be submitted to the Planning Authority and agreed prior to the commencement of any work on the site.  

-        The car parking accommodation shall be completed in full accordance with the details as submitted before the dwelling(s) is/are occupied.

-        The road and footways shall be surfaced to base-course and illuminated prior to the occupation of any dwellings which they serve. The estate road(s) shall be kerbed and the carriageway and footways finally surfaced and lighted before the last dwelling on the estate is occupied or within 2 years of the commencement of the work on the site or such any other period as may be agreed in writing with the Local Planning Authority, whichever is the sooner.

-        The applicant must take every precaution to prevent surface water from the curtilage of the site from discharging onto the highway.

 

Notes:

SuDS note

Welsh Water Note

The applicant is instructed to write to the Street Works Manager to receive permission under Section 171/184 of the Highways Act, 1980 to undertake any work within the road/pavement/green verge which is required to construct the access.

 

A proposal to construct 5 affordable dwellings, including work to form an internal access road, hard and soft landscaping and associated drainage provisions on land near Maes Llwyd, Llanystumdwy.

 

Attention was drawn to the late observations form.

 

a)           The Professional Trainee – Planning highlighted that Policy TAI 16 ('Exception Sites') enabled housing developments on sites that were outside, but abutted the development boundary, however it must be ensured that the proposal complied effectively with the Policy requirement. It was reported that the proposal was for 100% intermediate affordable housing in the form of shared ownership. A housing needs survey had been submitted with the application which stated that there was a need for this type of housing in the Llanystumdwy area on the grounds that those who needed the affordable housing were being priced out of the market. In addition, the Housing Strategic Unit had confirmed that the proposal addressed the need for intermediate affordable housing locally and that the definition of local in this case meant people who needed affordable housing and had a 5-year connection to the Local Village of Llanystumdwy or its rural hinterland. As a result, it was considered that the local need had been proven for affordable housing, and any permission would be subject to a planning condition to secure the affordable provision.

 

In the context of the location of the application, it was considered that the site was suitable for such a residential development as it offered an extension to an existing housing estate and would comply with the current use of the land next to it, and due to the small nature of the development of five houses. It was noted that the planning statement explained that the units would be developed by Tŷ Gwynedd and then sold based on an equity model which would enable the buyer to purchase the property for an affordable price. The Strategic Housing Unit had been consulted and stated that there was 68 people on the common housing register for social housing in the area, and there were 19 applicants on the Tai Teg register for intermediate housing, with the highest demand being for two-bedroom houses and the second most popular for three-bedroom houses. The Strategic Unit noted that the proposed plan addressed the need in the area and noted that the plan contributed directly to the aim of Cyngor Gwynedd's Housing Action Plan to provide more housing to meet the existing high demand in the County.

 

The site was located within 25m of two grade II listed buildings and the Llanystumdwy Conservation Area. It was reported that these buildings were currently surrounded by stone dwellings, and due to the elements of stone that would be present in the appearance of the proposed houses and its link with the Maes Llwyd estate, it was considered unlikely that the proposed development would have a significant detrimental impact on the listed buildings or on the Llanystumdwy Conservation Area. It was therefore considered that the development complied with policy AT1  ...  view the full minutes text for item 14.