Venue: Siambr y Cyngor, Council Offices, Cae Penarlâg, Dolgellau, LL40 2YB. View directions
Contact: Glynda O'Brien 01341 424301
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APOLOGIES To accept any apologies for absence. Minutes: Apologies for absence were received from Councillors Stephen Churchman, Simon Glyn, Siân Wyn Hughes and Ann Lloyd Jones. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: The
following member declared that he was a local member in relation to the items noted: ·
Councillor Elwyn Jones, (not a member of this Planning Committee) in relation to item 5.2 on the agenda, (planning application number C17/0440/18/LL). |
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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: There were no urgent matters. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 25 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 25 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. |
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Application No. C17/0730/14/LL - 43 Llys Gwyn, Caernarfon PDF 253 KB Two storey extension on the northern gable end of the dwelling together with inserting a dormer window at the front (amended scheme to that withdrawn under application number C17/0436/14/LL). LOCAL MEMBER: Councillor Ioan Ceredig Thomas Link to relevant background documents Additional documents: Minutes: Two-storey extension at the property's northern
gable end together with installing a dormer window at the front (amended plan
to the one withdrawn under application No. C17/0436/14/LL) (a) The Senior Development
Control Manager elaborated on the application's background and noted that the property was within a fairly substantial curtilage that also included
s structure similar to a tower with parking
and turning areas opposite the tower itself. The rear of the Cae Gwyn dwellings were behind the site and these included a number of extensions, balconies and various conservatories with the rear of the Llys Gwyn dwellings located below the site which also included
extensions in the form of conservatories in addition to garden furniture and structures i.e. sheds and decking. Reference
was made to the relevant policies within the report. A notice
was posted on the site and nearby residents were notified. Correspondence was received from the occupants of those dwellings which were located adjacent
to the application site objecting on the grounds of the loss of light; creating a mask; overlooking and loss of privacy; concern regarding the process of excavating the foundation; noise disturbance. It was noted
that the application was acceptable in principle
and that its scale and location was suitable for the site along with
its setting within a residential area. In terms of general
and residential amenities, having considered all the relevant matters and the objections as noted above, it was considered that the development was acceptable subject to the inclusion of the conditions listed in the report. (b) Taking
advantage of the right to speak, the applicant noted the following main points: ·
That the proposal
would create a suitable home for
a family of four that may grow
in the future ·
Bedrooms would
be created on one floor for
practicality and safety ·
The previous
application was withdrawn
and this included a one-storey extension and adaptations to the roof ·
Following the receipt
of three objections to the
plan, this was then discussed and advice was given by the planning officers, and the plan was amended
to a two-storey extension in the hope that
there would be no objections. ·
A letter
was sent to the neighbours with
an explanation regarding the intention of the new plan and two objections were received based on the loss of light, rather than the three received for the original plan. ·
It was trusted
that there would be no loss
of light to the residents
of Cae Gwyn taking into account the distance of the houses from the original house, the sun's path in
the sky, and that they were on
a higher level than the house · In terms of the objections from Llys Gwyn concerning privacy and overlooking, it was explained that it was possible to see into house 28 and the kitchen of 30 from every window in the front of the property and therefore there was more overlooking ... view the full minutes text for item 5.1 |
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Application No. C17/0440/18/AM - Land near Gorswen, Brynrefail PDF 174 KB Outline application with some matters reserved to erect eight affordable dwellings (one pair and two terraces of three) along with adapting the existing access, parking areas, estate road and gardens for the individual houses LOCAL MEMBER: Councillor Elwyn Jones Additional documents: Minutes: Outline application, with some reserved matters,
to construct eight affordable houses (one set of semi-detached houses and two
terraces of three) along with modifications to an existing access, parking
spaces, road to the estate and gardens for the individual houses (a)
The
Planning Manager elaborated on the background of the application, and noted that
the site abutted the development boundary of the Local Village of Brynrefail
and entailed the construction of eight houses in a crescent form. Attention was drawn to the fact that this was
an outline application and the details on the plans were indicative only. In the 1980s the site was used as a truck
yard, however, this use ended in 1985 and because of its previous use, this
site was considered to be brownfield. Reference
was made to the relevant planning policies within the report together with the
further observations received from Llanddeiniolen Community Council as noted in
the additional observations form that stated support to the application with no
objection. In
terms of the principle of the development, the Council's Strategic Housing Unit
noted that providing eight affordable houses addressed the area's needs. It was
noted that the Planning and Affordable Homes Statement confirmed that the
indicative internal layout and design of the houses met the requirements and
therefore the houses could be transferred to a housing association. A copy of a letter from the Grŵp Cynefin
was received, indicating their willingness in principle to develop housing on
the site. Attention
was drawn to paragraphs 5.7 - 5.11 in the report that noted that amenity and
transportation matters were acceptable.
In terms of biodiversity, it was considered that the development was
acceptable if appropriate conditions were imposed. It was noted that the site was not within a
C1 Flood Zone and no objection had been received by Welsh Water, Natural
Resources Wales or the Council's Drainage Unit. Following
full consideration of all planning matters and the objections received in
response to public consultation it was recommended to delegate power to the
Senior Planning Manager to approve the application subject to relevant legal
obligations concerning ensuring that the eight houses were affordable for
general local need and material planning conditions. However, a request was made to amend
condition eight listed in the report to read "that the developer
undertakes the development in accordance with the assessment submitted by the
agent in order to ensure that the work is undertaken appropriately in terms of
pollution". (b)
Taking
advantage of the right to speak, the applicant’s Agent noted the following main
points: 1.
Japanese
Knotweed - that the applicants were aware of the problem and consequently they
had employed a qualified contractor to treat this invasive plant and the
treatment had commenced last August and was restricted to sections of the
site. The applicants were willing to
discuss how to dispose of the rest in accordance with condition six in the
report. 2. Sufficient need for affordable housing - Welsh Government target for affordable housing was ... view the full minutes text for item 5.2 |
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Application No. C17/0628/39/LL - Ynys For Bach, Abersoch, Pwllheli PDF 179 KB Demolish existing house and construct a new house in it's place. LOCAL MEMBER: Councillor Dewi Wyn Roberts Additional documents: Minutes: Demolition of existing dwelling and construct a
new house in its place. (a) The Senior Development Control Officer elaborated
on the background of the application and noted that the proposed house
comprised a garden store, entrance, three bedrooms and a bathroom on the ground
floor, with living space and a kitchen/diner with a front and side terrace on
the first floor. There was a parking space in a 'pull in' form to the front of
the property. Following discussing the
proposal with the applicant an amended plan was received showing the roof
covered with natural slate together with a swept path analysis. The site was located within a residential
area and was within the Abersoch development boundary, however, part of the
garden/curtilage lies outside the boundary. The site was also located within an
Area of Outstanding Natural Beauty (AONB). Reference
was made to the relevant policies and the responses to the public consultations
within the report. A
notice was posted on site and nearby residents were notified and correspondence
was received objecting to the proposal which had been noted in the report. Attention
was drawn to the main relevant planning considerations namely: 1.
That
the principle of the development complied with the criteria for demolishing and
re-building a house. 2.
Visual
amenities - the design of the proposed house was modern with substantial windows
and a terrace on the first floor and a pitched roof covered with natural slate
that reduced concerns regarding the modern design of the house. However, although the site was situated
within the AONB, it was also a site where a house currently stood near existing
residential housing. Attention was drawn to the amended design, although
modern, it was of a scale and of materials that would be in keeping with the
site. It was intended to excavate the site to create a two-storey house of
approximately the same height as the existing single-storey house. Although it did not follow the pattern of
houses in the vicinity, it was believed that the amended design was in keeping
and enhanced the local area compared to the existing building. The AONB Unit had submitted concerns
regarding the design of the new house, however, it was deemed that amending the
design of the new house was likely to reduce these concerns. It was therefore considered that the
proposal as amended was suitable for its location and its context, and would
not have a detrimental impact on the AONB. 3. General and residential amenities - Three letters of objection were received on the grounds of design, impact on the AONB, impact of the proposal on the site boundary, impact on the neighbour's foul water drain and road safety. Although the house was larger than the existing it had been designed so that the windows and openings look over the county road and agricultural land. In terms of traffic and noise generated by the proposal, it was considered that the proposed house would not significantly add to the current situation or ... view the full minutes text for item 5.3 |
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Application No. C17/0680/45/LL - 4 Trem y Marian, North Quay, Pwllheli PDF 153 KB Change of use from residential dwelling (C3) to dental surgery (D1). LOCAL MEMBER: Councillor Dylan Bullard Additional documents: Minutes: Change of use from residential dwelling (C3) to a dental surgery (D1) (a) The Planning Manager elaborated on the background of the application and noted that it was an application to adapt a two-storey residential house into a dental
surgery to comprise a toilet, treatment room and waiting room/reception on the ground floor;
bathroom and treatment room / office on
the first floor. It was noted that the house was semi-detached within a row of another four semi-detached
houses. The site had not been afforded any
particular land designation and the site was located within the town's development boundary as defined in the LDP. Attention was drawn to the relevant
policies and the responses
to the consultation process
noted in the report. Correspondence objecting to the development for the reasons noted in
the report had been received together with objections that were not material
planning objections. Reference was made to the main relevant planning considerations namely: 1.
Principle of the development - that the relevant policy supported the adaptation of residential units for business
use provided that the proposal satisfied the policy's
criteria. It was felt that the location, scale and nature of the proposal complied with the criteria. 2.
Visual amenities - the proposal would be unlikely to have a substantial harmful impact on the area's
visual amenities as only minor internal changes were proposed.
3.
General and residential amenities - six letters had been received objecting to the application based on concerns regarding
the possible impact on their property
and there was a clause on the site's deeds
that restricted the use of the units to houses only, however,
this was deemed to be a private matter. Regarding concerns about the disturbance that would be caused to nearby residents from the use, it was noted that the site's planning history indicated that the units had originally been approved as living / working units and the site was situated between the railway and the county highway, within approximately 100 metres to a commercial garage and restaurant. Therefore, it
was considered that approving the application would not have a substantial impact on nearby residents.
4.
Transport
and access matters - it was
considered that the site / proposal was accessible to the public because of its location. Having considered the proposal against the relevant planning policies, it was considered that the proposal was acceptable and it was recommended
that it should be approved subject to relevant planning conditions. (b) It was proposed, seconded and voted unanimously to approve the application. Resolved: To approve the application in accordance with the following conditions: 1. Five years 2. In accordance with plans 3. Opening hours between
9am and 6pm Monday to Saturday
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Application to demolish existing office building and erection a new office/workshop building. LOCAL MEMBER: Councillor Annwen Daniels Additional documents: Minutes: Application to demolish the existing office building and erect a new office/workshop
building. (a) The Planning Manager elaborated on the background of the application and noted that the proposal was an outline application
to demolish the existing former office building
and to erect a new building to comprise an office and workshop,
on the existing business site. The new building would be 10.7m high to the top of the roof and
the walls would have a profile metal sheeting roof in a blue
slate colour. It was intended to
use the new building to extend and improve the civil engineering business facilities located within an established
industrial estate within the development boundary of the Blaenau Ffestiniog Urban
Service Centre. From the report it was seen that the application
was submitted to the Committee
as its scale meant that the officers could not deal with it through
the delegated procedure. It was also seen that all material
planning considerations were acceptable and the recommendation was to approve with relevant planning
conditions. (b) It was proposed, seconded and voted unanimously to approve the application. (c)
In response to a comment
made by a Member regarding cladding the wall with slate, the Planning Manager explained that this would be extreme
in this case
considering that the building was within an industrial estate. Resolved: To approve
with the following conditions: 1.
Five years. 2.
Development to comply with the approved plans. 3.
Materials 4.
Only Grey/blue
colours Notes 1.
Welsh Water 2. Network
Rail |
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Application No. C17/0772/36/LL - Land adjacent to Bryn Efail Uchaf, Garndolbenmaen PDF 183 KB Application for a new substation, associated infrastructure, landscaping and new access road. LOCAL MEMBER: Councillor Stephen W. Churchman Link
to relevant background documents Additional documents: Minutes: Application for a new sub-station, associated infrastructure and new access road.
(a) The Planning Manager elaborated on the background of the application and noted that the site was located to the south-east of
Bryncir on relatively flat ground that
consisted of pastoral fields with an
area of marshy grassland. It was noted that the 400kv Pentir -
Trawsfynydd overhead electricity
line ran along the western edge of the site, and the site was accessed from the north via an
existing farm access. A Public Footpath went through the site and would need to be diverted to facilitate the sub-station. It would entail altering the existing access from the main trunk road (A487) to facilitate construction traffic to enter and leave the site. Reference was made to the relevant policies along with the public consultations and attention was drawn to the late comments received from the Gwynedd Archaeological Planning Service that stated that a statutory
planning condition should be imposed regarding the submission of a
plan and report on archaeological work. In addition, during the meeting an e-mail
was distributed to Members
by the Local Member stating that he
had no objection to the application in principle and accepting its strategic importance,
however, he would welcome mitigating
measures for working hours in
order to reduce any impact on
the neighbours. It was also
noted that the Community
Council had no objection. The
application site was identified as a favourable location for the new sub-station out of a short-list of local options. It was considered that the need had been proven and the proposal and choice of site was acceptable. The
planning officers considered that the proposal was acceptable in terms of general
and residential visual amenities. In terms of transportation
matters, the application could be approved subject to a planning condition requiring prior approval for the alterations of the access to the trunk road and the submission of a Construction Traffic
Management Plan before the development could commence. The proposal was considered acceptable subject to a relevant condition. Following all the planning considerations, it was considered
that the proposal was not contrary to relevant policies and the proposal would not have any detrimental impact in the long-term and therefore it was recommended for approval in
accordance with the conditions listed in the report as well as the following additional conditions: ·
Condition to ensure the diversion /safeguarding of public footpath ·
Archaeological condition ·
Working hours condition (b) It was proposed and seconded to approve the application. (c)
A member noted that
he would not be supporting this application, bearing in mind the pylons,
wind turbines, water treatment works that already
existed and disfigured the area, and this application added to these industries. Resolved: To approve with the following conditions: 1. Five years 2. Ensure that the development is completed in accordance with the ... view the full minutes text for item 5.6 |