Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillor Stephen Churchman. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
Councillors Anne Lloyd Jones and Berwyn Parry Jones
declared a personal interest in item 5.4 on the agenda (planning application
number C17/0565/41/LL) because they were members of the Board of Cartrefi Cymunedol Gwynedd. The Members were of the opinion that it was a
prejudicial interest, and they withdrew from the Chamber during the discussion
on the application noted. (b)
The following members stated that they were local
members in relation to the items noted: ·
Councillor Elfed Wyn Williams (not a member of this
Planning Committee), in item 5.1 on the agenda (planning application number
C16/0367/18/LL); ·
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/AM). ·
Councillor Gareth W. Griffith (not a member of this
Planning Committee), in relation to item 5.3 on the agenda (planning
application number C16/0507/20/LL); ·
Councillor Aled Ll. Evans (not a member of this
Planning Committee), in relation to item 5.4 on the agenda, (planning
application number C17/0565/41/LL); ·
Councillor Simon Glyn (member of this Planning
Committee), in relation to items 5.5 and 5.8 on the agenda, (planning
application numbers C17/0669/46/LL and C17/0859/46/LL); ·
Councillor Kevin Morris Jones, (not a member of
this Planning Committee), in relation to item 5.7 on the agenda (planning
application number C17/0807/15/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. Additional documents: |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 16.10.17 be signed as a true record. Additional documents: Minutes: The Chair signed the minutes of the previous meeting of this committee, held on 16 October 2017, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Additional documents: Minutes: The Committee considered the following applications for development. Details of the
applications were expanded upon and questions were answered in relation to the
plans and aspects of the policies. RESOLVED |
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Application No C16/0367/18/LL - Land by Capel Maes y Dref, Clwt y Bont, Deiniolen PDF 180 KB Full application for the erection of 12 dwellings and construction of an access and estate road LOCAL MEMBER: Councillor Elfed Wyn Williams Additional documents: Minutes: Full application to construct 12 houses and create
an entrance and estate road. (a) The
Planning Manager elaborated on the background of the application, noting that
the application had been deferred at the meeting of the Committee held on 13
March 2017 in order for the applicant to submit further information regarding
the drainage plan and to receive further details about why it was not possible
to include a play area within the application site. It was reported that the
information regarding the drainage plans has been received but no further information
had been received, justifying why a play area could not be included as part of
the planning application. When
the application had been submitted before the Committee in March, it had been
explained that the site was within the development boundary and had been
designated for housing under the Gwynedd Unitary Development Plan (GUDP).
However, in July 2017, the GUDP had been superseded by the Gwynedd and Anglesey
Joint Local Development Plan (JLDP), and the site was no longer located within
the development boundary, although it did abut it. It
was noted that despite the fact that 4 of the 12 houses were affordable, it was
not considered that the application now conformed to the existing planning
policies as the site as a whole was located outside of the development boundary
as included in the JLDP, that the proposal did not show that its location in
the countryside was essential and the proposal was not for 100% affordable
housing, therefore, the application in its present form would not be acceptable
in principle. Having
considered the above and all the relevant matters including the local and
national policies and guidance, as well as all the observations/objections
received, it was not believed that this proposal, in its current form, was acceptable
in principle and that it was contrary to the requirements of the relevant
policies as noted in the report. (b) The
local member (not a member of this Planning Committee) objected to the
application, noting that there were flooding risks, there was no need for
housing in the area and that the site was outside the development boundary. (c) It
was proposed and seconded to refuse the application. A member
asked whether the officers would be supportive of the application if all the
houses were affordable. In response, the Planning Manager noted that details
would need to be assessed should such an application be submitted. A member noted that she would be voting to refuse
the application due to the flooding risk. RESOLVED to refuse the application. Reason: The proposal was unacceptable on the basis of principle and was contrary to the requirements of Policy PCYFF1 (development boundaries), TAI3 (houses in service villages) and TAI16 (exception sites) of the Gwynedd and Anglesey Joint Local Development Plan and to Technical Advice Note 6 on Planning for Sustainable Rural Communities along with Planning Policy Wales, Chapter 9 Housing as it involved erecting new houses in the countryside and outside the development ... view the full minutes text for item 5.1 |
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Application No C17/0440/18/AM - Land by Gorswen, Brynrefail PDF 183 KB Outlined 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,
for constructing 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, noting that the application had been deferred at
the Committee meeting held on 16 October 2017 in order to hold a site visit. Some
members had visited the site prior to the meeting. It
was reported that some issues had arisen following the previous meeting.
Firstly, in light of the observations of Natural Resources Wales (NRW), the
applicant had submitted a pollution risk assessment from appropriate experts
who came to the conclusion that the site was suitable for the development but
were recommending more detailed inspections before providing the
infrastructure. It was noted that NRW and the Public Protection Unit had been
consulted on the content of the report, but no response has been received thus
far. Attention was drawn to the fact that these bodies had already stated their
satisfaction for the development to go ahead, subject to appropriate
conditions, therefore no new objections were anticipated, but there would
possibly be some comments on the methods of operation. Secondly,
a response had been received from the Joint Planning Policy Unit to the
Community and Language Statement, noting that whilst considering the importance
of ensuring appropriate provision of affordable housing within the County, the
development would be likely to offer an opportunity to keep the population
local in their community and, in doing so, it could have a positive impact on
the Welsh Language. It
was noted that the matter had been raised at the previous meeting regarding
open space provision on the site, it was confirmed that the JLDP included a
threshold of 10 units, where it was required for developers to make a specific
provision. Attention was drawn to the fact that the site was approximately 50
yards from the village's main playing field and therefore it was considered
that there was sufficient open spaces for the residents of these houses. Attention
was drawn to the fact that confirmation had been received, prior to the
previous meeting of the Committee, that Llanddeiniolen Community Council were
supportive of the plan. 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),
objected, noting the following main points: ·
That nearby residents objected to the proposal; ·
Acknowledged that there was a decrease from 12 to 8
houses from the previous application, but of the opinion that it was still an
overdevelopment of the site; ·
Approving the development on a site outside the
development boundary would be contrary to the JLDP; ·
Questioned the need and whether the houses would be
affordable; · Concerns regarding road safety - there would be an increase in traffic as a result of the development, with recent accidents ... view the full minutes text for item 5.2 |
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Application No C16/0507/20/LL - Menai Marina Offices, Hen Gei Llechi, Y Felinheli PDF 191 KB Erection of a two storey extension to the existing office to provide toilets, showers and more office space together with the erection of 3 retail units (A1) and extend the existing car park LOCAL MEMBER: Councillor Gareth W Griffith Link
to relevant background documents Additional documents: Minutes: Construction of two-storey extension to existing office to provide
toilets, showers and more office space together with the construction of three
retail units (A1) and extending the current car park. (a) The
Planning Manager elaborated on the background of the application and noted that
the design and access statement explained that the building would facilitate
natural supervision in a central location between the port to the south west
and the port system to the east. It was also intended to operate the port gates
from the building. The building would also provide new facilities including
toilets and showers in a central location for marina users. Attention
was drawn to the fact that ownership had been changed since submitting the
application. A letter had been received from the new owner stating his
intention to continue with the application. It
was noted that the application site was entirely within the Felinheli
development boundary. It was added that the application site also made use of
previously developed land and that this was encouraged through Planning Policy
Wales and the JLDP. A
number of observations had been received objecting on the grounds that the
building was a dominant development, which was too big and would have a
negative impact on the character of the marina which included listed buildings.
On the other hand, observations had been received in favour of the development
which acknowledged that the proposal would offer a visual improvement to the
area by getting rid of the mobile cabins and the area would be much more
attractive. It
was noted that in assessing the location, height and bulk of nearby buildings
that included three-storey houses, a block of flats and a substantial hotel in
the context of the natural level of the landscape, it was not considered that
the development would be a dominant structure or that it was too big for the
site. It was also considered that the design and the materials were acceptable
to the location. It was also not considered that the development would be
harmful to the setting of the nearby listed buildings. It was considered that
it was reasonable and necessary to impose a condition and to ensure that the
retail units were not constructed without the offices to ensure a satisfactory
appearance to the development and to protect the area's visual amenities. It was considered that the impacts associated with
offices, amenity facilities and small retail units could be acceptable close to
residential houses, especially given the current land use. To protect the residential amenities of the
nearby houses, it was considered reasonable to restrict the shops' opening
hours to between 8am and 8pm every day and also to prevent deliveries outside
of these hours. The application was accompanied by a flood consequence assessment and Natural Resources Wales had confirmed that potential consequences could be managed sufficiently on this site provided that conditions were imposed in relation to the finished floor level of the retail units, incorporating flood damage prevention measures in the existing ... view the full minutes text for item 5.3 |
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Application No C17/0565/41/LL - Land at Bro Sion Wyn, Chwilog PDF 153 KB Application for the erection of an open market two storey dwelling. LOCAL MEMBER: Councillor Aled Lloyd Evans Link to relevant background documents Additional documents: Minutes: The discussion on this application was chaired by the Vice-chair. An application to erect an open market two-storey
dwelling. (a) The
Planning Manager elaborated on the background of the application, noting that
the proposal involved constructing a new house on land within the development
boundary and within a residential area in the village of Chwilog. Attention was drawn to the additional observations that had been
received. It was noted that the proposed house
would be located on a site which was parallel to the public road and was
relatively close to existing housing. It was acknowledged that windows were on
the gable ends of the proposed building where they would look towards the
existing housing, but there was a distance of approximately 17 metres between
the gable ends and the nearest houses, with a county road also running past one
side. It was felt that the impact of overlooking on these houses would not be
substantial or cause disruption to an unacceptable degree. The original observations of the Transportation
Unit had been received noting a concern regarding the parking and turning
arrangements within the curtilage. It was noted following receiving a further
plan by the agent showing an amendment to the parking layout and access for the
proposal in addition to a reduction from four to three in the number of
bedrooms, that the Transportation Unit confirmed that the amended details were
acceptable. It was realised that an objection has been raised in terms of road
safety and the impact on existing parking arrangements. However, the
Transportation Unit did not object to the proposal, and therefore it was not
considered that the amended proposal was contrary to policy TRA 2 and TRA 4 of
the JLDP. 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: ·
Astonishment that Cartrefi Cymunedol Gwynedd (CCG) used
architects that were not local; ·
Disappointment if the site was sold on the open
market - the money would go towards constructing other affordable housing
within the County at the expense of Bro Sion Wyn residents. ·
Parking issues existed on the estate and the
development would not help the situation; ·
The development would impact the amenities of the
estate's residents; ·
The proposal led to the loss of a green space; ·
Requested that the Committee to go against the
officers' recommendation because it was a matter of opinion and not policy in
terms of what impacted people's amenities. (c) A proposal to undertake a site visit was made and seconded. A
member noted that confirmation was needed as to CCG's arrangements to sell the
site, considering the parking issues that existed on the estate. In response, the Senior Solicitor noted that consideration could be given to the parking situation but that the applicant's intention to sell the site was not relevant to the planning application and that it was a matter to be ... view the full minutes text for item 5.4 |
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Application No C17/0669/46/LL - Fferm Pwll Goed, Tudweiliog, Pwllheli PDF 154 KB Creation of touring caravan site for 9 units LOCAL MEMBER: Councillor Simon Glyn Additional documents: Minutes: Creation of a touring caravan site for nine units. (a) The
Development Control Officer elaborated on the background of the application,
noting that the proposal comprised using the site of five caravans under a
Camping and Caravanning Club exemption certificate as an independent site to
locate nine touring caravans. It was noted that the site was within the Special
Landscape Area and the Llŷn and Bardsey Island Landscape of Outstanding
Historical Interest. Attention
was drawn to the fact that the Community Council supported the proposal and
that the Area of Outstanding Natural Beauty Unit (AONB) had confirmed that the
proposal would not impact the AONB. It
was confirmed that there would be no need to undertake adaptations to the
access in order to serve the proposal. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b)
The application was supported by the
local member (a member of this Planning Committee); he noted that the applicant
was maintaining the current site to a standard, the site was completely hidden
and was not prominent in the landscape. RESOLVED
to approve the application. Conditions: 1. Commencement within five years. 2. In accordance with submitted plans. 3. The number of units on the site at any one
time to be restricted to nine. 4. Restrict the season to between 1 March and
31 October. 5. Holiday use only. 6. A register to be maintained. 7. No storing of touring caravans on the site. 8. Carry out the landscaping plan. |
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Application No C17/0678/30/LL - Ty Canol Pencaerau, Rhiw, Pwllheli PDF 256 KB Creation of glamping site for 6 units and construction of shed LOCAL MEMBER: Councillor W Gareth Roberts Additional documents: Minutes: Establish a glamping site for six units and erect a shed. (a) The
Planning Manager elaborated on the background of the application, noting that
it was to establish a glamping site for six units. The application also
included a proposal to erect a shed that would be used to keep furniture and
various machines and store some of the pods during the winter months. It
was noted that it was considered that the design, layout and appearance of the
proposal were acceptable and they would not cause substantial harm to the
visual quality of the landscape. It
was believed that the proposal was acceptable based on the matters noted in the
report and that it would not have a substantial impact on the Special Landscape
Area, amenities of the neighbourhood or road safety. RESOLVED to approve the application. Conditions: 1.
Commencement within five years. 2.
In accordance with submitted plans. 3. The number of units on the
site at any one time to be restricted to 6. 4. Restrict the season to
between 1 March and 31 October. 5. Holiday use only. 6. A register to be maintained. 7. The
pods to be stored in or near the shed as shown on the plans during the periods
when the site would be closed. 8. External walls and roof of
the shed to be dark green in colour BS 12 C 39. 9. Carry out the landscaping plan. |
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Application No C17/0807/15/LL Land near Ty Du Road, Llanberis , Caernarfon PDF 242 KB Variation of condition 1 of planning permission C14/0240/15/MG to allow an alternative design for the houses already permitted LOCAL MEMBER: Councillor Kevin Morris Jones Additional documents: Minutes: Amend condition 1 of planning permission
C14/0240/15/MG to approve an alternative design for the approved housing (a)
The Development Control Officer elaborated on the
background of the application, emphasising that the design of the 11 houses had
already been approved in addition to minor amendments to the formation within
the site in question. It was noted that the principle of the development had
already been accepted and planning permission had been approved and secured by
commencing the work within the necessary period. It was noted that the proposal was to change the
design of the houses to a more modern design by dividing the houses' roofs,
creating two slopes on different levels and to remove the integrated garages
that were part of the original design, and to have carports for vehicles. It
was explained that it was intended to keep the housing within the same
previously agreed plots with all houses being two-storeys. The new houses would
have significant elements of glass in the front and rear elevations with the
use of stone, render and timber cladding on the external walls. There had been some minor changes to the site's
internal layout, including the access arrangement from the Fron Goch road where
only one vehicular access would serve one of the new houses, rather than two
accesses which was previously agreed. It was believed that the proposed new design was
more modern and less substantial, creating a more open atmosphere for the
estate. Attention was drawn to
the additional observations that had been received. 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: ·
If the Fron Goch residents would be
prevented from parking where they currently park, they would have no place to
park; ·
Hopefully, the developer had not felled
any protected trees, and the objector asked who was keeping an eye on the
trees; ·
The Council had noted in a letter that
they would work with residents in terms of a parking solution. When would this
happen? (c) Taking advantage of the opportunity to speak, the applicant noted
the following points:- ·
That this was an application to change the design
only; ·
The original design of the housing was standard,
and consideration had not been given to the location. The design had been
amended by using materials that were in keeping with the local area; ·
The housing density had decreased, removing a
bedroom from above the garage; ·
Access to one of the houses had been changed to be
within the site rather than from Fron Goch, reducing the number of houses with
access from Fron Goch; ·
There were a number of objections that were
irrelevant matters to this application; ·
They hoped to create additional parking spaces
within the site application for local residents after completing the
development. (ch) The
local member (not a member of this Planning Committee), objected, noting the
following main points: · The ... view the full minutes text for item 5.7 |
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Application No C17/0859/46/LL - Ty'n Llan Caravan Park, Tudweiliog, Pwllheli PDF 156 KB Extend existing static caravan site, increase numbers from 31 to 40 along with creation of playing / recreation area and landscaping LOCAL MEMBER: Councillor Simon Glyn Additional documents: Minutes: Extend an existing static caravan site, increase the numbers from 31 to
40 and create a play / recreation area and landscaping. (a) The
Planning Manager elaborated on the background of the application, noting that
Policy TWR 3 of the JLDP did not permit an increase in the number of static
caravans at existing sites within the Special Landscape Area. In addition, it
was not considered that extending the site would improve its setting in the
surrounding landscape and it would not maintain, improve or restore the
character of the Special Landscape Area. Observations
on the application had been received from the Transportation Unit and they had
voiced concerns about the entrance, especially in terms of visibility when
leaving the site. The observations stated that visibility to the south included
a visibility splay of a reasonable length; however, it was noted that vehicles
parked here regularly and impeded the view of the road. The situation to the
northern side was no better, with a high boundary wall severely restricting
visibility. Considering the restrictions on visibility on both sides of the
access, it was believed that the increase in the number of units from 31 to 40 units,
an increase of approximately 30%, was significant and unacceptable unless
improvements were made to the access. (b) The Local Member (a member of this committee) noted that the site
was tidy and was being maintained to a standard. He asked the Committee to
consider deferring the application in order for the applicant to withdraw the
application and hold discussions with the Caravans Officer and the Planning
Officers in order to submit an application that would address health and safety
issues on the site. (c) In response to a question from a member, the Senior Solicitor
noted that it was not inappropriate to defer the application in order to seek a
better understanding. He added that it would be better to defer rather than to
refuse the application. RESOLVED to defer the application. |
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Application No C17/0862/25/LL - Land adjacent to Capel Bethmaaca, Glasinfryn, Bangor PDF 162 KB Erection of a pair of semi-detached affordable houses together with associated works LOCAL MEMBER:
Councillor Menna Baines Additional documents: Minutes: Construction of two semi-detached dwellings and associated works. (a) The
Development Control Officer elaborated on the background of the application,
noting that the two houses were intended to be affordable for the needs of the
local community. It was noted that the site was located within the Glasinfryn
cluster, as defined in the JLDP, between two buildings which had been
highlighted in red on the inset map which formed part of the JLDP. Attention
was drawn to the fact that planning permission had already been approved to
develop an affordable house on this site in 2015 under reference
C15/0143/25/LL. It
was noted that the Strategic Housing Unit had confirmed that the plan would
meet the need in the area. It
was acknowledged that there would be some overshadowing to the rear garden of
the property next door, but this was not considered unusual in a residential
area and it was not believed that it would cause significant harm. It was not
considered that the new building was likely to cause overlooking of the neighbour's
property as there would be no windows in the northern elevation of the new
building. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) It was proposed and seconded to approve the application. In
response to a member’s question regarding the inclusion of a condition to
ensure that there would be Welsh names for the houses, the Senior Planning
Service Manager noted that, legally, a condition could not be imposed to this
end, but a note could be added to suggest giving the houses Welsh names. RESOLVED to delegate the power to the Senior Planning
Manager to approve the application subject to relevant legal obligations
related to ensuring that the two houses are affordable for general local need
and material planning conditions involving: 1. The commencement time of the development; 2. Development in strict accordance with the
plans 3. Slate roof 4. Welsh Water Condition 5. Biodiversity Condition 6. Highways Condition 7. Withdrawal of permitted development rights. Notes: Welsh Water. A Welsh name for the houses |