Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679 878 Email: lowrihafevans@gwynedd.gov.uk
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Endaf Cooke and
Jean Forsyth (Local Member). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a) Councillor Gwen Griffith
declared a personal interest in Item 1 on the agenda (planning application
number C13/1412/13/LL) as her son lived nearby in a site that could be flooded
and the development could impact his and his family’s amenities. The Member was
of the opinion that it was a prejudicial interest and withdrew from the Chamber
during the discussion on the application noted. (b) The following members declared
that they were local members in relation to the items noted: · Councillor John Wyn
Williams (not a member of this Planning Committee) in relation to item 4 on the
agenda (planning application number C14/1111/25/LL). · Councillor E. Selwyn Griffiths, (not a member
of this Planning Committee) in relation to item 4 on the agenda (planning
application number C15/0109/44/LL); ·
Councillor
Anwen Davies (not a member of this Planning
Committee) in relation to item 4 on the agenda (planning application number
C15/0162/33/LL); ·
Councillor
Eirwyn Williams (a member of this Planning Committee)
in relation to item 4 on the agenda (planning application number
C15/0226/35/LL). ·
Councillor
Alwyn Gruffydd, (a member of this Planning Committee)
in relation to item 4 on the agenda (planning application number
C15/0255/44/LL). ·
Councillor
Gwen Griffith (a member of this Planning Committee) in relation to item 4 on
the agenda (planning application number C15/0345/15/LL). The members withdrew to the other
side of the Chamber during the discussions on the applications in question and
did not vote on these matters. |
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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: |
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The
Chairman shall propose that the minutes of the last meeting of this committee,
held on, 18 May 2015, be signed as a true record. Additional documents: Minutes: The Chair signed the minutes of the previous
meeting of this committee held on 18 May 2015, as a true record. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory 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 aspects of the policies. RESOLVED |
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Application no. C13/0412/13/AM - Land Maes Coetmor, Bethesda PDF 1 MB Outline application for the erection of 69 dwellings including 20 affordable units. Local Member:
Councillor Ann Williams Additional documents: Minutes: An outline application to erect 69 dwellings,
including 20 affordable units (a) RESOLVED, following observations received from the Biodiversity Unit, to defer
the application in order to receive further information about bats, trees and
the loss of important habitat. (b) In response to an observation regarding a request to
distribute the language statement with the agenda, it was proposed that the
process of distribution could be discussed in the appropriate Scrutiny
Committee or the Language Committee. |
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Application no. C14/1111/25/LL - Coed Fodol, Y Felinheli PDF 628 KB Provision of permanent gypsy site which includes 8 hardstandings with permanent units, creation of vehicular access, track and bridge, erection of toilet block and bin store, together with drainage works, waste treatment works and landscaping. Local Member: Councillor John Wyn Williams Additional documents: Minutes: Provide a
permanent gypsy site to comprise 8 hardstanding pitches with permanent units,
create a vehicular access and track and a bridge, erect a toilet block and bin
storage together with drainage and sewage treatment work and landscaping (a)
The
Development Control Manager elaborated on the background of the application,
noting that it had been submitted to provide a permanent gypsy site that
comprises eight hardstanding pitches with permanent units, creating an access
and vehicular track and a bridge over the river, erect a toilet block and bin
storage together with drainage work and sewage treatment work and landscaping.
It was noted that the site was located on a plot of land between the B4547 and
the A487 near a roundabout between Felinheli and Bangor. It was noted that
parts of the site, together with parts of the entrance and the B4547 highway,
were situated within a C2 flooding zone. (b)
With
regard to the principle of the development, it was noted that policy CH16 of
the Gwynedd Unitary Development Plan dealt with proposals for new Gypsy sites,
and that the policy approved proposals for new gypsy sites in the Plan’s area
provided there was evidence of genuine need for the development. However, the site layout plan did not show
parking spaces for large vehicles, touring caravans or an open area for
amenities/drying clothes/play area for children and due to the high number of
pitches it was considered that there was insufficient room for large
vehicles/towing vehicles to turn around. It was added that the proposal did not
provide separate amenity facilities for each pitch, and that the facilities to
be shared between the 8 units was insufficient. There was insufficient
information submitted to assess the impact of noise from the nearby highway and
trunk road on the residents of the proposed site. (c) It was noted that the
Biodiversity Unit confirmed that the site was situated on wooded land with a
river running through the site. The land
was wet. There was a record of badgers
and a hedgehog on the highway near the site and there was a dipper in the river
and it was likely that there were also otters there. Rivers were an important habitat and wildlife
corridor and a development that was likely to have an impact on these should be
avoided. Additionally, Natural Resources
Wales was of the view that there was a lack of ecological information to
undertake a full assessment of the proposal and it also stated that the
toilet/storage buildings were too close to the river. They stated that a tree
report was required and also a rhododendron control plan and that dogs should
be prohibited from the site as otters were present there and it was not clear
if this requirement was realistic on such a site. (ch) On the grounds of the Biodiversity Unit’s observations, it was considered that the development was not suitable for such a sensitive site, as it would be likely to have a detrimental impact ... view the full minutes text for item 7. |
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Application no. C14/1248/11/AM - Former Site Jewsons, Penlon Works, High Street, Bangor PDF 595 KB Outline application with some matters reserved for the development of 77 apartments in 4 buildings, construction of a new vehicular access with the provision of internal roads and car parking areas and associated facilities. Local Member: Councillor Jean Forsyth Additional documents: Minutes: An outline
application with some reserved matters for constructing four buildings to
provide 77 living units, creating a new vehicular access with associated roads,
parking spaces and ancillary facilities. (a) The Planning Control Manager further clarified
that this was an application for outline consent for the proposal which
includes details of the vehicular access and the layout of the buildings within
the site, to include 7 buildings with 77 living units or self-contained flats. It was explained that the site was located
within the development boundaries of the city of Bangor, that had been
designated as a sub-regional centre in the Gwynedd Unitary Development Plan
(July 2009). The site was in a comparatively prominent location and parallel to
the lower end of the High Street within the area known as Hirael. The site was most recently
used as a business selling construction goods (Jewsons),
this use had now come to an end. All
the buildings had been demolished and the entire site lay dormant. (b)
The
principle of the development was the main consideration in this case and given
the details that had been submitted for approval as part of an outline
application along with the location of the site within a residential area and
within the Bangor city development boundary it was believed that the proposal
was acceptable in terms of this matter. (c) It was noted that the
individual units would vary in size, subject to being a one or two bedroom
unit; however, they all included their own kitchen, living room and bathroom.
The site occupied a comparatively prominent location in this part of the City
of Bangor. The site was surrounded by
residential dwellings which varied in size, design and finish. The Strategic Housing Unit stated that there
was general demand for affordable housing in Bangor, and therefore 23
affordable units should be included as part of this scheme. It appeared that the average price of two
bedroom flats in the Bangor area was £116,000, while one bedroom flats were
£90,000. It was noted the applicant had provided a detailed report in the form
of an assessment of the local housing market and the need, and in this case,
due to the size and value of the units, it was considered that the units were
already affordable in any case. Attention was drawn to the
additional observations that had been received. (ch) It
was proposed and seconded that the application should be deferred as
insufficient information had been submitted. A vote was taken on the motion. The
motion fell. Proposed and seconded – to approve the
application. (b) The following observations were noted in
favour of the recommendation ·
Commend
the fact that the developer had listened and responded to the Committee’s
observations ·
The number
of units had been substantially reduced, and sufficient space between the
blocks ·
The
surface area had been dormant for some time and attracted pollution. · There was insufficient local provision for units for single people, and therefore this ... view the full minutes text for item 8. |
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Application no. C15/0109/44/LL - Gelert House, Ffordd Penamser, Porthmadog PDF 489 KB Change of use to a materials recycling facility and the manufacture of solid recovered fuel. Local Member: Councillor E. Selwyn Griffiths Additional documents: Minutes: Change of use to a
materials recycling facility and the manufacture of solid recovered fuel (a) The Senior Officer – Minerals and Waste,
explained that this was a part retrospective application involving a material
change of use of an existing industrial unit into a materials recycling
facility for the manufacture of Solid Recovered Fuel (SRF) from locally
sourced, pre-sorted non-hazardous skip waste.
The development would be subject to a throughput of 72,000 tonnes per
annum and contained wholly within the building. It was proposed that SRF would
be manufactured for sale to power generation companies and other users of solid
fuels. (b) In relation to the principle of the
development, it was explained that Welsh Assembly Government had made it clear
through the adoption of the overarching waste strategy document for Wales,
Towards Zero Waste, that it was committed to a long term strategy for resource
efficiency and waste management between now and 2050, based on very high levels
of waste recycling and composting together with minimal levels of landfilling. (c) It was noted that the development of a
facility for the manufacture of solid recovered fuel was acceptable in
principle at this location and complied with national and regional planning
policies and guidelines, and also with Policies C3 and C22 and D2 of the UDP,
subject to an assessment of the relevant planning considerations. It was noted
that the building was a suitable building for this type of activity. Attention
was drawn to the additional observations that had been received. (ch) Taking advantage of the right to speak, the
applicant’s representative noted the following main points:- ·
It was a minor variation of its existing use ·
An appropriate location, with the building insulated to a high standard ·
No noise impact ·
Only daytime working hours, 6 days per week ·
Contributed towards Gwynedd's challenging waste management targets ·
Evidence to show that the application was valid ·
Employment for 11 people initially ·
The location complied with regional policies and guidance ·
The site already had planning permission for a warehouse and distribution
centre (d)
The following points were made by the local member (not a member of this
Planning Committee):- ·
The site had been empty for a long time ·
Concerns raised by local people included health and safety issues, dust and
air quality, noise impact from the work and traffic noise ·
If applications were made for further additions or expansion, that a
specific planning application must be submitted ·
Need to ensure regular monitoring in the context of the work undertaken on
the site, and to monitor fire safety ·
Will the water on the site be stored? Will there be water flowing out? Need
for clarity. ·
The working hours needed to correspond to hours of the delivery and
reception of materials (dd) Proposed and seconded – to approve
the application. (e)
The following observations were noted in favour of the recommendation ·
Although the concerns of Porthmadog Town Council
and the local community were recognised, conditions had been set to address
them · The building had ... view the full minutes text for item 9. |
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Application no. C15/0119/15/HY - Spar Shop, High Street, Llanberis PDF 558 KB Provision of new signage including illuminated signs. Local Member: Councillor Trevor Edwards Additional documents: Minutes: Provision of new
signage including illuminated signs (a)
The Senior
Planning Control Manager further explained the background of the application,
noting that this was an application to display advertisements which includes
various illuminated signs on the front elevation of the Spar Shop and one near
the car parking spaces on High Street, Llanberis.
This was a result of an additional user being established within the shop which
needed to be advertised by means of external signage. Following the concerns of
the Community Council and objectors and following a site inspection by the
Planning Officer, amended plans had been submitted which meant that:- ·
The
stand-alone sign would now only be part-illuminated rather than the whole sign
as originally proposed. ·
The fascia
signs above the main door would be reduced in size from 4.1m to 3.1m with the
letters only to be illuminated. ·
The signs
had been adapted to be bilingual. It was added that
the TAN 7 Control of Outdoor Advertisements document stated that outdoor
advertisements could only be controlled in the interests of public amenity and
safety (impact on the safe use and operation of any type of traffic or
transport). Given the content of the above assessment in its entirety it was
noted that the proposal, as amended, was acceptable and complied with the
relevant local and national planning policies.
(b)
Proposed
and seconded – to approve the application. (c)
Observations
noted from the discussion: ·
There was
a need to control commercial illuminations ·
Light
pollution – the building was prominent in the middle of the village and
therefore was there a need for illuminated signs? ·
Businesses
needed signs in order to advertise ·
Needed to
ensure that the signs were bilingual RESOLVED to approve the application Conditions: 1. In
accordance with the amended plans. 2. Restrictions
on the lighting levels of the signs. 3. Signs to be illuminated between 7:00 and 23:00 Monday to Sunday (which complies with the shop's opening hours). |
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Application no. C15/0162/33/LL - Gallt y Beren, Rhydyclafdy PDF 341 KB Partly retrospective application to erect a building for use as a commercial garage, change building previously consented and used as a commercial garage at Gallt y Beren to agricultural use, together with proposed alterations to the junction from Hendre Wen to the B4415. Local Member: Councillor Anwen J. Davies Additional documents:
Minutes: A part
retrospective application to construct a building to be used as a commercial
garage, change of use of a building approved and used previously as a commercial
garage at Gallt y Beren to
agricultural use, along with proposed improvements to the entrance to the B4415
from Hendre Wen. (a)
The Senior
Planning Service Manager elaborated on the background of the application. A report was submitted to the Planning Committee
on 27 April 2015 and the Committee’s intention was to approve the application,
contrary to the officers’ recommendation. The reasons that had been given by
the Committee for supporting the application had been that they considered that
the development conformed with policy D7 of the Gwynedd Unitary Development
Plan (Small scale Rural Workshops or Industrial/Business Units outside the
outside the development boundaries); that the development provided local
employment; geographical local need, and no similar business within reach of
the site. Attention was drawn to the fact that one letter
had been received since publishing the report, supporting the application on
the grounds that the visual impact was considered to be acceptable; that there
were no alternative suitable sites and that there would be no impact in
relation to traffic. (b)
Details of
the background of the application were given, noting that the retrospective
element of the application was to retain the building and use it as a
commercial garage with floor area of 264m2 near a dwelling known as Hendre Wen, together with improvements to the access to the
B4415 from Hendre Wen. Regarding the site’s planning history,
attention was drawn to the fact that an application to change the use of the agricultural
building in Hendre Wen into
a garage and MOT centre had been refused on 21 February 2013, and as a result,
an enforcement notice had been submitted to terminate the use and demolish the
building used as a commercial garage and remove all the materials associated
with that use from the site. It was reported
that an appeal had been lodged against the enforcement notice and the planning
refusal, and both appeals had been refused in May 2014. The enforcement notice
was amended, in accordance with the Planning Inspectorate’s decision, to extend
the compliance period to the notice to 12 months. It was noted that the period
would end on 4 May 2015, but that no effort had been made to comply with the
requirements of this notice. It was highlighted that the applicant had acted
contrary to the Inspector's recommendation and had therefore committed a
crime. It was emphasised that the
application’s recent planning history clearly established the current planning
policy stance on this application, and that the application was wholly contrary
to the principles of the policy. It was noted that the development was industrial, and therefore it must be considered whether the development had specific location needs under policy D5 of the GUDP. In this case, there were no specific location needs to site the business on this specific site in open ... view the full minutes text for item 11. |
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Application no. C15/0226/35/LL - Garage, Lôn Merllyn, Criccieth PDF 568 KB Demolition of existing garage and erection of two storey holiday unit. Local Member: Councillor Eirwyn Williams Additional documents: Minutes: To demolish
existing garage and erect a two-storey holiday unit (a)
The Senior
Development Control Officer elaborated on the application’s background and
noted that the proposal involved the demolition of the existing garage and
erection of a two-storey holiday unit in its place. The site was located near
the development boundary of Cricieth. To the north of the site was the Cambrian
Railway line, and a public car park lay to the south and the west. It was
highlighted that the architecture of the centre of Cricieth
was very traditional, but more modern houses surrounded the application site
and the Morannedd café had been listed as an example
of a Grade II modern building. The design of the building was very modern but
with careful use of materials and colours it was not considered that the
development would be an alien feature. (b)
An
objection had been received from the owner of the property on the other side of
the railway expressing his concern regarding the effect on the amenities of his
property. In accepting that there would be an adverse effect on the views from
the house towards the castle, the new building would not be exactly in front of
the existing house and the open views towards the south in the direction of the
sea would remain. It was therefore not considered that the development would
have a domineering impact on the residents of the Merllyn
Crossing Cottage. In addition, given the distance that would be between the
buildings, it was not considered that there would be a significant loss of
light deriving from the development, or an oppressive impact. It was noted that
the proposal was acceptable and that it complied with the GUDP for the reasons
noted in the report. It was noted that
there was an additional clause to safeguard the privacy of Merllyn
Crossing Cottage by installing a privacy screen on the rear balcony and opaque
glass in the first floor rear window. (c)
Taking
advantage of the right to speak, an objector noted the following main points:- ·
Concern
regarding safe access for users of the Coastal Path ·
Concern
about road safety as the proposed property would block the unobstructed views of
traffic descending the hill and pedestrians crossing the road ·
Concern
that it would impede the views from neighbouring houses ·
There was
a covenant regarding views between neighbours ·
A
two-storey building would spoil the view from their property (ch) The local member (who was a member of this
Planning Committee) said that he had no objection to the application on
planning grounds, and that he agreed with the recommendation and the
conditions. (d)
In
response to the observation regarding a private covenant, the Solicitor
explained that this was solely a discussion between the owners, and was of no
consideration to the Planning Committee.
(dd)
Proposed
and seconded – to approve the application. (e) Observations noted from the discussion: · The existing property was an eye-sore on the side of the road. Cricieth was ... view the full minutes text for item 12. |
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Application no. C15/0255/44/LL - Former Furniture Wales, Heol Dulyn, Tremadog PDF 630 KB Change of use from business use class A1 (shops) to business use class D2 (assembly and leisure) to enable the provision of martial arts classes. Local Member: Councillor Alwyn Gruffydd Additional documents: Minutes: Change of use of
A1 Business Use (shops) to D2 business use (assembly and leisure) to enable the
provision of martial arts classes. (a)
The Senior
Development Control Officer elaborated on the background of the application for
the change of use of a building from an A1 (shop) to a D2 use (assembly and
leisure) for its use as a studio to provide martial arts classes. It was noted that the unit had been vacant
for some time, and that there was no intention to make any external changes. Reference was made
to the relevant policies, and it was noted that policy C3 approved applications
that gave priority to reusing previously developed buildings rather than using
greenfield sites. It was also noted that objections from local residents had received
full consideration and that the responses to the consultation period were
listed in the report. Attention was
drawn to the additional observations received, and that the applicant had
provided information on the size of the classes that would be held. (b)
Taking
advantage of the right to speak, the applicant noted the following points:- ·
The
company ran classes throughout Gwynedd. ·
The
company taught respect, gave confidence, and information on health and welfare
for children ·
They
rented a room in the local school, but the intention was to establish their own
site ·
The
business supported other local businesses in the area (c)
The Local
Member (who was not a member of this Planning Committee), noted the following
points:- ·
The previous
business had closed due to the development of the bypass, which had posed a
challenge for the village to remain viable ·
Objections
regarding parking. It appeared that a drop-off and pick-up point would be
needed as opposed to permanent parking spaces ·
He
supported this application and the enterprise would be an exciting addition to
the energy of the village. (ch) Proposed and seconded – to approve the
application. RESOLVED to approve the application in
accordance with the recommendation Conditions 1.
Commence the development within five years 2. Complete the development in accordance with
the Design and Access Statement and the plans submitted |
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Application no. C15/0276/16/LL - Zip World, Chwarel Penrhyn, Bethesda, Bangor PDF 514 KB Full application for the erection of a new three storey building to serve as the operations centre for Zip World to include a reception area and associated facilities including a cafe and bar as well as the removal of existing temporary buildings, creation of a new zip wire course, car park, pedestrian boardwalk to connect with the existing visitors car park and installation of a new sewage treatment plant. Local Member: Councillor Gwen Griffith Additional documents: Minutes: (a)
The Senior
Planning Control Officer elaborated on the background of the application,
noting that it was a full application for the erection of a new three-storey
building for the Zip World company, to include a reception area and associated
facilities including a cafe and bar as well as the removal of existing
temporary buildings, creation of a new zip wire course, car park, pedestrian
boardwalk to connect with the existing visitors car park and installation of a
sewage treatment plant. The
application site was located on a platform of slate/stone waste at a lower
level than the site which was currently used. It was noted that
the site was located within the boundary of Penrhyn
Quarry on the outskirts of Bethesda, and would use the same entrance to the
Quarry as was currently used. The Zip
World business which had been established within the Quarry had developed as an
extremely successful and popular attraction, contributing to the local economy
and also providing a link to the area’s economic heritage. As a result there
was demand for the provision of a building that would improve the attraction’s
image in future. Policy D8 of the
Gwynedd Unitary Development Plan related to the expansion of existing
enterprises, existing businesses or other enterprises if they conformed to
specific criteria regarding the appropriateness of the existing use in relation
to the surrounding area and adjacent uses and how relevant they were to the
existing work. It was also noted that a Language and Community Statement must
be submitted with this proposal due to the size of floor space exceeding 1000m2.
It was explained that the Joint Planning Policy Unit had confirmed that it was
not anticipated that the development would have a significant impact on
immigration to the area, and that it therefore complied with the requirements
of policy A2 above. Attention was
drawn to the additional observations received about late information which had
come to hand requesting that consideration should be given to relocating the
building and the car park on another site within the red line, due to problems
that had become evident in relation to the development in the location shown as
part of the current application. (b)
Taking
advantage of the right to speak, the applicant’s agent noted the following
points:- ·
That the
location needed to be moved slightly, within the red lines, as the foundations
were not suitable ·
The
attraction drew visitors to North Wales ·
The
current facilities were insufficient for visitors and staff and the provision
needed improvement ·
The
building would be used as the Company’s Headquarters which now operated
throughout the United Kingdom ·
20 additional
people would be employed (c)
The Local
Member (who was a member of this Planning Committee), noted the following
points: ·
The
employment generated by the company was important to Gwynedd ·
The small
zip wire for children would provide a family attraction ·
Better
resources required for staff ·
A company
investing locally · The company’s decision to locate its headquarters in Gwynedd was ... view the full minutes text for item 14. |
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Engineering works to create a slipway (amended location to the previously approved application ref. no. C15/0022/15/LL) Local Member: Councillor Trevor Edwards Additional documents: Minutes: Engineering works to create
a slipway (amended location to the previously approved application ref. no.
C15/0022/15/LL) (a)
The Senior
Development Control Manager elaborated on the background of the application, for
engineering works to create a slipway for the users of Llyn
Padarn to facilitate direct access to the lake. The
site was located in the area of ‘Y Glyn’, on the outskirts of the village of Llanberis, an area of mixed use. It was noted that the
proposal involved unsubstantial regrading of the land on the lakeside in order
to create a suitable approach towards and into the lake. It was intended to set the slipway, measuring 3m in width and
approximately 11m in length, on the land and then onto the lake bed. The
slipway would be made of pre-cast concrete similar to a 'plinth', set on the
land and secured by anchoring it to a concrete beam buried in the earth, and by
a series of pegs. The proposal would
improve the existing leisure provision on the lake in comparison with the
existing provision. (b)
In the
context of the other considerations, it was noted, that due to the site’s
location within the SSSI, and in order to conform to current requirements, the
proposed development had been formally screened to ascertain whether an
Environmental Impact Assessment (EIA) needed to be submitted. The screening
confirmed that an EIA was not required in this case. (c)
In
relation to the consultation period, it was noted that there were a number of
objections to the application due to concerns that the slipway was for power
boats. It was clarified that this was not the intention. For clarity, only rowing boats and sailing
boats were permitted on Llyn Padarn.
Power boats were prohibited unless a power boat was supervising or safeguarding
an event or an activity where power boat supervision was required. Attention was
drawn to the additional observations that had been received. (ch) Proposed and seconded – to approve the application. (d)
Matters
arising from the discussion: ·
Had the
department consulted with Seiont Angling Club and Llanddeiniolen Parish Council? ·
Regarding
health and safety, the slipway was welcomed, due to the sharp slates on the
lake bed. ·
The
slipway would be beneficial to local people and visitors (dd) In
response to a question regarding the consultation, it was noted that the
department had consulted in accordance with the statutory requirements and
everything on the site was now acceptable and had received the support of the
statutory consultees. RESOLVED
to approve the application Conditions
1.
Time 2.
Comply with plans |