Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillor Angela Russell (Local Member). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a) The following members declared a personal interest for the reasons noted: ·
Councillor Dilwyn Lloyd in
item 5.3 on the agenda, (planning application number C17/0366/17/LL) as he had
a close connection with the applicant; ·
Councillor Gruffydd Williams,
in relation to item 5.7 on the agenda (planning application number C17/0656/42/LL) as he had made enquiries with
Knights about an allotment. Members were of the opinion
that they were prejudicial interests and they withdrew from the Chamber during
the discussion on the applications noted. (b) The
following members stated that they were local members in relation to the items
noted: ·
Councillor Dewi Wyn Roberts
(not a member of this Planning Committee), in relation to items 5.1 and 5.2 on
the agenda, (planning application numbers C17/0159/39/LL and C17/0437/22/LL); ·
Councillor Elwyn Edwards, (a
member of this Planning Committee), in relation to item 5.4 on the agenda
(planning application number
C17/0459/04/LL). The Members withdrew to the other side of the Chamber during the discussion 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. Minutes: It was noted that the Committee in its
meeting on 24 July 2017 had resolved to support the Senior Planning
Service Manager's decision
to request that the Welsh Government re-open the hearing for the appeal of planning application number C13/1143/11/AM
- Land at Pen y Ffridd, Bangor, in
order to give consideration to the Joint Local Development Plan (JLDP) that would be considered
for adoption by the full Council at its meeting on
28 July 2017. It was reported that confirmation had been received from the Welsh Government that the hearing had re-opened and the formal hearing would commence
on 15 November 2017. In response to a question from a member, the Senior Planning Service Manager confirmed that the hearing would consider matters dealing with the JLDP adopted by the Full Council at its meeting on 28 July. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 4 September 2017, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee, that took place on 4 September 2017, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. 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. C17/0159/39/LL - The Shanty, Pen Bennar, Abersoch, Pwllheli PDF 190 KB Demolition of existing dwelling and construction of
replacement 3 storey dwelling. LOCAL MEMBER: Councillor Dewi Wyn Roberts Link to relevant background documents Additional documents: Minutes: Demolition of house to be replaced with a
three-storey house (a) The Planning
Manager expanded on the background of the application, noting that the application was deferred at the Committee meeting that took
place on 3 July 2017, in order
to conduct a site visit. Some members had visited the site prior to the
meeting and it was explained that the site had also been viewed from the
direction of Lôn Pont Morgan. It was noted
the site was on the
Abersoch headland, outside
the village development boundary and within
the Llŷn Area of Outstanding
Natural Beauty (AONB). Objections had
been received in relation to the house design and the impact on the AONB. The
concerns of the objectors were acknowledged, however, it was felt that this in
itself did not mean that the proposal would have a detrimental
impact on the area's character. It was understood that the design made extensive use of terraces and substantial windows, however, it was noted from the images submitted with the application that other houses
near the site also shared such
architectural features. It was felt that
the images, submitted as part of the application, indicated that the building
would not create an intrusive development in the landscape and although the
appearance of the house was different, it was not considered that it would have
a significant harmful impact on the AONB's landscape and coastline. It was
considered that the proposal was suitable for its location and context and that
it would not have a detrimental effect on the AONB. Also, due to the location
against the built background of Abersoch, it was not
considered that the proposal would significantly harm the views in and out of
the AONB. Attention was
drawn to the additional observations received from the Llŷn
AONB Joint Advisory Committee. It was confirmed that the parking provision was
acceptable and that the Transportation Unit had no objection to the proposal.
It was noted that a Public Footpath was located near the site and that it
needed to be protected during, and at the completion of the development and
this could be achieved by means of a condition on the planning permission. The development
was acceptable in terms of relevant local and national
policies for the reasons noted in
the report. (b) The
local member (not a member of this Planning Committee) noted the following main
points:- ·
Concern regarding the impact on the public path; ·
That the development was huge and was similar to a
hotel; ·
It would be visible from the sea and the
development would impair on the view from the Coastal Path; ·
Concern in terms of the impact of large
developments on the Welsh language; ·
Concern in terms of the principle of demolishing
and erecting a house; ·
That the development was contrary to policy TAI 5
Local Market Housing in the JLDP; ·
That the application was submitted prior to the
adoption of the JLDP. |
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Siting of 21m high telecommunications mast including a radio station, 3 antennas, 2 equipment cabinets, ancillary equipment together with a 1.8m high security fence. LOCAL MEMBER: Councillor Judith M Humphreys Link to relevant background documents Additional documents: Minutes: Erect a 21m high telecommunications mast, including
a radio station, 3 antennae, 2 equipment cabinets, associated equipment,
together with a 1.8m high security fence. (a) The
Planning Manager elaborated on the background of the application, noting that this
application was deferred at
the Committee meeting on 4 September 2017. It was noted that the site was located on the outskirts of Penygroes at
the rear of the telephone exchange site which
contained one permanent single-storey building. Attention was drawn to the additional observations
that had been received. It
was noted that the general requirements of Policy PS3 of the JLDP permitted
infrastructure proposals that sought to extend or improve connections via
existing communication technologies and those being developed. It was explained
that Planning Policy Wales stated clearly in relation
to the implications of such
development proposals on health, that
the Welsh Government was of the opinion
that local planning authorities should not further consider any health
impacts or the concerns about them when
processing an application for planning permission or approval beforehand if the development satisfied the requirements of the
International Commission on
Non-Ionizing Protection
(ICNIRP) Public Exposure Guidelines. Information had been received from
the applicant indicating compliance with these standards. It was noted
that with this type of development
it was inevitable that the proposed main structure would be partly visible from public
places as it needed to be in a fairly open
location to ensure that it operated to its full capacity.
It
was considered that the development was unlikely to have any obvious long term
impact on the visual amenities of the local area. It was reported that a late
objection had been received regarding the impact of the development on the
ancient monument of Caer Engan,
CADW had been consulted and confirmation was received that they had no
objection to the proposal. The development
was acceptable in terms of relevant local and national
policies for the reasons noted in
the report. (b) The following main points were made by a member who was acting as
a local member (not a member of this Planning Committee):- ·
That the local
community was concerned about the negative impact of the development and were anxious
for it to be re-located; ·
In accordance with the Well-being of Future Generations (Wales) Act
2015, there was a duty to take stock and
ensure short and long term needs; ·
Reference was made
to international studies and appeals which
showed the impact of electronic magnetic radiation on health.
Recognised that health matters were not a consideration in determining the application; ·
Concern regarding
the visual impact and the impact on the business of Pant Du that was an attraction
for local people and visitors
alike; ·
Concern that
a new prominent industrial mast would have an impact
on the application for World Heritage
Site Status for the Slate Industry (UNESCO); · That Grŵp Cynefin had a scheme to develop housing near the site and they ... view the full minutes text for item 5.2 |
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Application no. C17/0366/17/LL - Land, Y Fron, Caernarfon PDF 156 KB Provision of 1 cattle grid. LOCAL MEMBER: Councillor Dilwyn Lloyd Additional documents: Minutes: Installation of 1 cattle grid (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that the applicants explained that the intention was to
close a gap between existing obstacles surrounding the common land of Uwchgwyrfai to restrict sheep and cattle from wandering off
the common to nearby villages, roads and land. It was noted that the main planning policy relating
to changes to the transport network was Policy TRA 1 of the LDP. It was
explained that this policy approved improvements to the infrastructure of
existing roads if a series of criteria could be met, including that the
selected site had the least possible impact on the built and natural environment,
the landscape and property. Due to the relatively small size of this
development, together with its location in an area agricultural in nature,
neither the grid itself nor the surrounding fences, gate and walls would be
considered as incompatible features in the landscape. Reference was made to the objections received. It
was noted that it was not believed that the noise levels resulting from the
grid would be likely to be significantly different to what was generated by
normal traffic in terms of its amenity impact. It was therefore considered that
the proposal met with the requirements of Policy TRA 1 relating to protecting
local property in addition to PCYFF 2 in terms of protecting the health, safety
and amenities of local residents. Attention
was drawn to the fact that the Transportation Unit had no objections to the
proposal in terms of highway safety, although they emphasised that it was
necessary to receive additional permission via an order under Section 82 of the
Highways Act 1980. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) Taking advantage of the right to speak, an objector
noted the following main points:- ·
That he represented the residents who were concerned
about the impact of the development; ·
They were not against the principle but objected to
the location and the design; ·
Concerns regarding the safety of walkers. (c) Taking advantage of the right
to speak, the applicant’s representative noted the following main points:- ·
He was the Chair of the Uwchgwyrfai
Grazing Association, and the association was recognised by the Welsh Government
and the members had signed to confirm that they would comply with the
requirements; ·
There was an increase in the use made of the Common
Land by walkers who caused livestock to be moved down and created difficulties
with livestock management; ·
A grid would prevent stock from roaming towards the
villages of Carmel and Groeslon. (ch) It was proposed and seconded to approve the
application. An
amendment was proposed to undertake a site inspection visit. A member noted that a solution was required
and it was necessary to consider what was best. The amendment was seconded. A vote was taken on the amendment and
it fell. A vote was taken on the original proposal ... view the full minutes text for item 5.3 |
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Application no. C17/0459/04/LL - Parc Carafanau Llawr y Betws, Glan yr Afon, Corwen PDF 267 KB Full application to revise the layout of the caravan park to accommodate a total of 92 static caravans, comprising 30 static caravans (8 relocated within the site) in lieu of 35 touring caravans, a reduction in the density of the permitted static layout, together with environmental improvements. LOCAL MEMBER: Councillor Elwyn
Edwards Additional documents: Minutes: A full application to modify the layout of a
caravan site in order to site a total of 92 static caravans, including 30
static caravans (8 relocated within the site) which will replace 35 touring
caravans, a reduction in the density of static caravans, and environmental
improvements. (a) The Planning
Manager elaborated on the background of the application, noting there was existing permission for 70 static caravans, and 35 touring caravans. The static and touring caravans
were sited on two different
fields within the site; this application
would not involve extending the site's boundaries. It was noted that the site was located in a natural
narrow valley, and trees and mature hedgerows grew along the boundaries. It
was noted that an increase of 10% to the existing static units was considered
acceptable. In addition, it was also
considered that replacing 35 touring units with 15 additional static units was
an improvement to this specific site; as it would lead to a decrease in general
traffic flow along the narrow back roads leading to the site. Attention was
drawn to the fact that the proposal would not create an additional visual
impact, and the standard of provision on offer would be a great improvement. It was noted that the proposal would improve the
layout of the site by making it more orderly and attractive compared with its
current form, which was more restricted and dense. It was also considered that
the proposed landscaping and planting work would substantially improve the
existing situation. The development
was acceptable in terms of relevant local and national
policies for the reasons noted in
the report. (b) The
local member (a member of this Planning Committee) supported the application
and noted that the proposal would entail improving amenities and reducing the site's
density. (c) It was proposed and seconded to approve the application. In
response to a question from a member, the Planning Manager confirmed that the
condition "Lighting plans for the site must be submitted for approval, and
this must then be implemented within a specific time-scale" was in
accordance with the condition recommended by Natural Resources Wales. RESOLVED to approve the application. Conditions: 1.
Five years in which to commence the development; 2.
In accordance with the approved plans; 3.
Holiday
use only 4.
Restrict the number of static caravans on the site to 92 only, no touring
caravans; 5.
Lighting plans for the site must
be submitted for approval, and this
must then be implemented within a specific time-scale; 6.
Landscaping and planting plan to be implemented within the first planting season following completion of the development or before the static caravans that are the subject
of this permission are occupied (whichever
comes first); 7.
Details to be submitted for the play area
within a month of work commencing, and completed prior to occupying the static caravans that are
the subject of this permission; 8. The development to be carried out in strict ... view the full minutes text for item 5.4 |
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Application No. C17/0557/38/LL - Land by Ffordd y Traeth, Llanbedrog, Pwllheli PDF 273 KB Construction of affordable house. LOCAL MEMBER: Councillor Angela Russell Additional documents: Minutes: Construction of an
affordable house. (a) The
Senior Development Control Officer expanded on the application's background and
noted that the JLDP's proposals maps for the village of Llanbedrog
indicated that the site lies outside the village development boundary and it
was considered that this was tantamount to erecting a new house in the
countryside. Despite the applicant's arguments, officers were not convinced,
based on the information submitted, that the site formed a reasonable extension
to the village development boundary. It
was noted that details and evidence had been submitted to show that the
applicant needed an affordable house and confirming they were willing to accept
an obligation through a Section 106 legal agreement to restrict the occupancy
and value of the house should it be sold in future to ensure that it remained
an affordable house. Attention was drawn to the additional observations
received and it was noted that the applicant had submitted amended plans
reducing the floor area of the house to 100m2. It
was noted that it was likely that erecting a house on the site would not create
a development that would have a significant harmful impact on the wider
landscape. It was explained that currently the site was part of a larger
agricultural field which extended to the nearby coastline and which offered
privacy and tranquillity to the occupants of the two nearby existing dwellings.
It
appeared that the proposed plot and the proposed house had been squeezed as
close as possible to the development boundary to try and meet the policy
requirements and this created a narrow site and an unacceptable development and
it was considered that it would not create a reasonable extension to the settlement.
It was therefore felt that approving the application would cause an element of
disturbance for the neighbour due to the activities related to the residential
use of a new property and coming and going from the plot, therefore the
proposal was contrary to policy PCYFF 2 and PCYFF 3 of the JLDP. It
was noted that the plan indicated that it was intended to create a vehicular
access to the north along the site's boundary in order to connect to a private
access road within a nearby estate of 12 affordable homes. It is not considered
that using the estate road as an access to serve one additional house would
affect road safety. It
was recommended that application should be refused on the grounds of: ·
That the proposal was contrary to PCYFF 1 of the JLDP
relating to sites forming a reasonable extension to the village development
boundary; ·
Approving the application would cause unacceptable
disturbance and would have a detrimental impact on the amenities of nearby
residents. (b) Taking advantage of the right to speak, an
objector noted the following main points:- ·
She agreed with the officers' observations and they
had submitted a report to the Planning Service that came to the same
conclusions as the officers; · That there was no evidence in terms of the ... view the full minutes text for item 5.5 |
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Application No. C17/0603/43/LL - Capel Bethania, Pistyll, Pwllheli PDF 169 KB Change of use and extension to chapel to create a holiday unit including change of use of agricultural land around chapel to form amenity area and install treatment plant (revised application). LOCAL MEMBER: Councillor Aled
Wyn Jones Additional documents: Minutes: Change of use and extend
the chapel to create a holiday unit to include the change of use of
agricultural land surrounding the chapel to create an amenity area and
installation of sewage treatment tank (amended application). (a) The Senior Development
Control Officer elaborated on the background of the application, noting that the application site was located within the AONB and also within the Llŷn and Bardsey Landscape of Outstanding Historical Interest. Attention
was drawn to the objections received
during the public consultation period in the context of road safety and
construction work hours. It was noted that policy TWR 2 stated that
proposals to transform the existing buildings into self-service holiday units
will be approved if they are of high quality in terms of design, setting and
appearance. It was considered that the scale of the proposal was suitable for
the site and the location with only one holiday unit being created. It was noted also that the location was
convenient with access directly from the second class county highway. It was noted that the design of the extension was
fairly contemporary, however, it was considered that the extension would be
acceptable for the site and that the materials were acceptable. Following the receipt of an objection from the
Transportation Unit as there was no room for a vehicle to wait off the road
whilst a gate to the site was opened and the layout of the access, an amended
plan was received and the gate was set further into the access track in order
that it was possible for a vehicle to wait for the gate to open off the county
highway. As a result of receiving these details it was noted that further
observations had been received from the Transportation Unit stating that the
proposal to re-locate the gate further into the site was acceptable and
overcame the majority of highway concerns. It is not considered that the
proposal would affect road safety. It was noted that the proposal was acceptable based
on principle, location, use, density, design, materials, visual amenities,
residential amenities and road safety and complies with relevant local and
national planning policies and guidance. (b) Taking advantage of the right to speak, the applicant noted the
following main points:- ·
That he
was eager to retain the appearance of the building as a
chapel and to replace the vestry that was not structurally sound with a modern extension with a contrast between the old and new. ·
There would
be no connection to the public sewer; ·
That he
had purchased additional land in order
to enable moving the access to improve visibility; ·
There was parking
provision on the site. (c) It was proposed
and seconded to approve the application. During the ensuing
discussion, the following main observations were noted by members: ·
That the application was a perfect opportunity to
safeguard the building; · Concern in terms of road safety with cars parking on the road at the side of the ... view the full minutes text for item 5.6 |
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Application No. C17/0656/42/LL - Maes y Garn, Stryd Fawr, Nefyn PDF 199 KB Construct 5 single storey houses with one to be an affordable house. LOCAL MEMBER: Councillor Gruffydd Williams Additional documents: Minutes: Construction of five one-storey houses with one to
be affordable. (a)
The Planning Manager elaborated on the background
of the application and noted that neighbouring land to the west, which was also owned by the applicant, had already received planning permission to construct 10 two-storey houses. It was explained that as part of the permission it was intended to retain the site of the existing application site as 16 allotments with a condition on planning
permission C12/1372/42/LL to ensure
that this land was used as allotments. It
was noted that the site was located within the development boundary of Nefyn and had been earmarked as a protected open/play area in
the JLDP and the site had previously been used as allotments. Attention was drawn to the additional
observations that had been received. It was noted
that the proposal was considered in terms
of Policy ISA 4 of the JLDP that
dealt with safeguarding existing open areas. It was reported that a Summary of Evidence on Open
Areas had been submitted as part of the application. The agent had also, as part of the application, summarised the information gathered as part of the Planning, Design and Access Statement. This information was prepared by the agent and gave a summary
of the process and the efforts of the applicant to seek evidence of the demand for allotments
in Nefyn. It
was noted that the applicant had conducted a survey of the allotments at Y
Ddôl in order to assess how many
of the 21 were in use in September
2016. From the
information submitted only 10 out of the 21 allotments with planning permission were being used. As the applicant
had understood by letter from Nefyn Town Council that there were
drainage difficulties at y
Ddôl allotments site he tried to seek
access to Y Ddôl site to assess the drainage needs and to see
if it was possible to solve these. It was noted that the applicant had stated that he continued
to be ready to assess land drainage to see if he
could assist to improve the allotments on Y Ddôl site if the opportunity arose. It could be seen that
the situation with allotments in Nefyn had changed since the application for 10 houses had been approved with planning
permission given for 21 allotments at Y Ddôl site. From the information submitted it appeared that these
allotments had not been filled and although
it was possible that there were reasons
for this there was potential here for 21 allotments. It was understood that this land
was leased by Gwynedd Council
to Nefyn Town Council for
15 years from October 2014. It was noted that Technical Advice Note 16 stated that there may be fewer safeguards for privately owned allotment sites compared to those run by local authorities. It was considered that a fair effort had been made by ... view the full minutes text for item 5.7 |