Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Lowri Haf Evans 01286 679878
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Simon Glyn,
Louise Hughes, Siân Wyn Hughes, Huw G. Wyn Jones and Dilwyn Lloyd. Due to the number
of apologies received the Monitoring Officer highlighted the fact that there
was no quorum for items 5.4, 5.5 and 5.9 and therefore it would not be possible
to have a discussion on these matters. In response to the
comment, it was suggested that a request should be made to the Assembly to
reconsider their quorum regulations and to re-introduce the alternate members
system. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a) Councillor Gruffydd Williams,
in relation to item 5.2 on the agenda, (planning application number C17/0656/42/LL) declared a
personal interest as he had made enquiries
to Knights about an allotment. Councillor Owain Williams, in relation
to item 5.2 on the agenda,
(planning application number C17/0656/42/LL) declared a
personal interest as his son had made enquiries
to Knights about an allotment. Councillors
Stephen Churchman, Anne Lloyd-Jones and Berwyn Parry Jones declared a personal
interest in items 5.4, 5.5 and 5.9 on the agenda (planning application numbers
C17/0656/42/LL, C16/0564/35/LL and C17/0844/09/LL) as they were members of the
Board of Cartrefi Cymunedol
Gwynedd. Councillor
Eirwyn Williams, in relation to item 5.9 on the
agenda (planning application number C16/0564/35/LL) declared a personal
interest as his daughter lives in Gerddi Arvonia 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 declared that they were local members in relation to the
items noted: ·
Councillor Dewi Wyn Roberts, (not a member of this Planning Committee), in item 5.3 on
the agenda, (planning application
number C17/0628/39/LL); ·
Councillor Aled Ll.
Evans (not a member of this
Planning Committee), in item 5.4 on
the agenda, (planning application
number C17/0565/41/LL); ·
Councillor Judith Humphreys, (not a member
of this Planning Committee), in items 5.6 and 5.7 on the agenda, (planning application numbers
C13/0217/22/MW and C17/0455/22/LL); ·
Councillor Eric M Jones (a member of this
Planning Committee), in item 5.8 on
the agenda (planning application
number C17/0826/17/LL); ·
Councillor Siôn Wyn Jones (not a member of this Planning Committee), in item 5.10 on
the agenda, (planning application
number C17/0893/18/AM). 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: None to note |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 6 November 2017, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee,
that took place on 6 November 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 policy aspects. |
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Application No. C17/0557/38/LL - Land by Ffordd y Traeth, Llanbedrog, Pwllheli PDF 186 KB Construction of affordable house. LOCAL MEMBER: Councillor Angela Russell Link
to relevant background documents Additional documents: Minutes: Construction of an
affordable house. At the officers'
request the determination was deferred as a letter had been received doubting
the affordability of the proposed house due to its location. It was highlighted that a better
understanding was required of the open market value of the house, what was for
sale locally and if there was justification for a rural exemption. RESOLVED to defer the application. |
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Application No. C17/0656/42/LL - Maes y Garn, Stryd Fawr, Nefyn PDF 212 KB Construct 5 single storey houses with one to be an
affordable house. LOCAL MEMBER: Councillor Gruffydd Williams Link
to relevant background documents Additional documents: Minutes: Construction of five one-storey houses with one being an affordable house. The Members had
visited the site. (a) The Planning Manager elaborated
on the application's background and explained that the application had been
before the Planning Committee on 25 September 2017, when it was resolved to
defer for the members to visit the site and to give the applicant an
opportunity to respond to the waiting list for allotments received from Nefyn
Town Council. It was explained that the land, that
was also in the applicant's ownership, had already received planning permission
to construct 10 two-storey dwellings. As
part of the permission it was intended to retain 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 highlighted that the applicant (in September 2016) had conducted a
survey of the allotments at Y Ddôl (temporary site) to assess how many of the
21 were in use. From the information
submitted, only 10 out of the 21 allotments with planning permission were being
used. However, Nefyn Town Council noted
to the contrary that there were 37 names on a waiting list for an
allotment. No copy of this waiting list
had been received. Reference was made to
the evidence available and how this had been assessed together with the demand
for allotments and the policy context. It was explained that the site was situated within the Nefyn development
boundary and therefore the principle of developing the site for housing had to
be considered under Policy TAI 2 LDP. It
was noted that the policy supported the provision of housing within the
development boundary of local service centres.
As part of the
application it was highlighted that the applicant was willing to sign a Section
106 agreement to tie one of the houses as an affordable unit. This would be equivalent to 20% of the
houses and was more than the requirement for Nefyn, and as a result of signing
a section 106 agreement for affordable housing tying one of the units for
affordable need, it was considered that the proposal would satisfy the
requirements of policy TAI 15. In addition,
four of the units would have an internal floor area of approximately 56 square
metres that was within the maximum size for one-storey, two bedroom affordable
houses as recommended in the Supplementary Planning Guidance: Affordable housing namely 80 square
metres. 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 points:- ·
That
Maes y Garn allotments needed to be protected because of the importance of the
site in Nefyn's history. ·
That
y Ddôl was merely a temporary site and there was a wish to return to Maes y
Garn once the planning application had been completed. · Land at Y Ddôl was unsuitable - poor, wet land and many of the gardeners had lost last ... 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 its
place. LOCAL MEMBER: Councillor Dewi Wyn Roberts Link
to relevant background documents Additional documents: Minutes: Demolition of
existing dwelling and construct a new house in its place. Members had
visited the site. (a)
The
Planning Manager elaborated on the background of the application, and noted
that it had been submitted to the Planning Committee on 16 October 2017, where it
was resolved to defer consideration for members to visit the site. It was explained that the proposal involved
demolishing an existing single-storey dwelling and replacing it with a new
two-storey house together with associated works. The proposed house had a modern design with a
zinc pitched roof and walls finished with a combination of white render and
timber and stone cladding. It was noted
that the site was located within a residential area and within the Abersoch
development boundary, however part of the garden/curtilage was outside the
boundary. It was added that site was
within the Area of Outstanding Natural Beauty (AONB) and the Llŷn
Registered Historic Landscape designations. It was noted that local and
national policies supported reusing land that had been previously used for
developments, rather than using greenfield. The proposal was considered to be acceptable based
on the matters noted in the report, and the proposed development would be
unlikely to affect the amenities of nearby residents, road safety and would not
have a significant harmful impact on views within the Area of Outstanding
Natural Beauty, (b)
Taking
advantage of the right to speak, the Local Member (not a member of this
Planning Committee) made the following points:- ·
That he had considered
neighbours' concerns ·
That the adaptations were an
improvement and would tidy up the site ·
That a change from a zinc
metal roof to a slate roof was better and in keeping with other houses in the
area. ·
That the property would be used
as a home and not a holiday home; ·
That he did not now have an
objection to the application (c)
It
was proposed and seconded to approve the application. (ch) During the ensuing discussion, the following points were highlighted by
individual Members: ·
That
the comments of the AONB Unit within the report were unclear - it was hard to
interpret if they were in favour or against the proposal ·
That the Community/Town
Council objected ·
That the adaptations were
acceptable RESOLVED to approve the application subject to the following conditions: 1. Commence
the work within five years. 2. In accordance with the
revised plan. 3. Slate
for the roof. 4. Withdrawal
of permitted rights on extensions to the house. 5. Submit details of the
privacy screen prior to occupancy of the house. 6. Retain
/ safeguard turning space. 7. Materials
(including the stone element as a feature in the design). 8. Welsh
Water conditions. |
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Application No C17/0565/41/LL - Land at Bro Sion Wyn, Chwilog PDF 155 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: An application to
erect an open market two-storey dwelling It was not
possible to discuss this application as there was no sufficient quorum. The application was referred to the next
Committee. |
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Application No. C16/0564/35/LL - Waen Helyg Vacant Land, Waun Helyg, Cricieth PDF 174 KB Application for the erection of 10 affordable units. LOCAL MEMBER: Councillor Eirwyn Williams Additional documents: Minutes: An application to
erect an open market two-storey dwelling It was not
possible to discuss this application as there was no sufficient quorum. The application was referred to the next
Committee. |
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Environment Act 1995 - Application for the determination of conditions to re-activate a dormant sand and gravel site under planning permission 2250 dated 10 December 1951 - field no. 297, Cae Efa Lwyd, Penygroes. LOCAL MEMBER: Councillor Judith
Humphreys Additional documents: Minutes: Environment Act 1995.
Application to determine conditions to re-commence the dormant sand and gravel
site under planning permission 2250 dated 10 December, 1951 - field number 297,
Cae Efa Lwyd, Penygroes (a) The Senior Planning,
Minerals and Waste Officer stressed that this was an application to Review
Mineral Sites under the Environmental Planning Act 1995 to approve a work plan
and a list of conditions for a dormant mineral site. It was added
that it was not possible for the Planning Committee to refuse the application
and they were required to agree to new conditions. It was highlighted that full, modern
conditions needed to be applied and the quarry development should be subject
to. It was explained that dormant
consents could not legally recommence without making an application to the
Mineral Planning Authority (MPA) and full modern conditions had been approved.
A list of new planning conditions was proposed by the applicant together with a
revised list of conditions with amendments by the MPA. It was noted that the
MPA had challenged the applicant's conditions and had proposed reasonable
conditions that included control of dust, noise restrictions as well as
limiting working hours. Members’ attention was drawn to the
need for them to also determine a relevant/separate planning application to
create a new access for vehicles to serve the sand and gravel pit under
reference C17/0455/22/LL. As well as
approving the work plan and the conditions, the Committee was also requested to
consider the work schedule with a choice of four years and excavating 100,000
tpa and creating a new access, or eight years and excavating 50,000 tpa using
the existing access. It was highlighted that a number of
objections had been received as well as a petition objecting on the grounds of
the impact on the amenities of nearby residents. (b)
Taking
advantage of the right to speak, an objector to the application noted the
following main points:- ·
NO
to re-opening the quarry. NO to the
Gravel Pit ·
Major
inconsistencies in the report and the assessments ·
Common
sense should prevail ·
It
was possible to excavate in another three adjacent fields - this raised the
suspicions of residents ·
That
nearby houses were within 30m to the quarry ·
It
was ridiculous to use words such as 'limited impact' ·
Accepted
that there were conditions to wash lorries, but what about clothes and the
world of nature ·
That
the safety of human health was a priority (c)
Taking
advantage of the right to speak, the applicant noted the following main points: ·
That
the quarry contributed to the local economy ·
The
work would employ 15 full time posts ·
That
the gravel was of good quality and was processed locally ·
There
were benefits to the alternative application that would restrict excavation to
four years rather than eight ·
That
discussions had taken place with the MPA and there was an agreement on some of
these ·
That
it was possible to comply effectively (ch) Taking advantage of the right to speak, the Local Member (not a member ... view the full minutes text for item 7. |
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Application No. C17/0455/22/LL - Cae Efa Lwyd, Clynnog Road, Penygroes PDF 309 KB Formation of a vehicular access to Cae Efa Lwyd sand and gravel pit from the Class 3 County Highway at Allt Goch and associated engineering works. LOCAL MEMBER: Councillor Judith
Humphreys Additional documents: Minutes: Create a vehicular access to a sand and gravel pit at Cae Efa Lwyd from the
third class county highway at Allt Goch with associated engineering works It was suggested that the application be deferred as application
C13/0217/22/MW and C17/0455/22/LL needed
to be dealt with together. RESOLVED to defer the
application |
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Application No. C17/0826/17/LL - Crud y Nant, Bethesda Bach, Caernarfon PDF 168 KB Extension to existing boat and caravan storage area. LOCAL MEMBER: Councillor Eric M. Jones Additional documents: Minutes: Extension to existing storage site for
boats/caravans (a)
The
Senior Development Control Manager elaborated on the application's background,
noting that it was a full application to extend the existing storage site for
boats/caravans on a section of an open field to increase the numbers of mobile
caravans from 10 to 50. The recommendation was to refuse the application on
the grounds of road safety, as the proposal was a significant increase in the
number of proposed units to be stored on the site and consequently the number
of vehicles towing a caravan that were likely to use the narrow road between
the site and the A499 at Bethesda Bach.
The site was located on a small open hill in the
countryside, in an area defined by the Capacity and Sensitivity Assessment as
'undulating agricultural landscape comprising small scale fields together with
a pattern of irregular and uneven fields with extensive views of the landscape
itself'. Approving this current
application would detrimentally affect the pattern and character of this
landscape. Increasing the number of touring caravans from 10
to 50 (in addition to the 40 boats that already had consent at Crud y Nant)
would be a significant increase and impact on road safety. In response to the statutory consultation,
the Transportation Unit had expressed their objection to this current
application on the grounds that the proposal would entail a significant
increase in the number of units proposed to be stored on the site. Bearing in mind that the road to the site was
sub-standard due to its narrow and winding nature and the lack of passing
places/lay-bys, it would create an inconvenience to users who use and serve the
site and would undermine the principles of good safety. It was considered that there were more suitable
sites available locally for storage (B8 Class use) with an example of a recent
application approved to store touring caravans and vehicles within Penygroes
Industrial Estate. It was considered that the proposal was
unacceptable in terms of the requirements of Policy TRA4 of the LDP and was not
acceptable based on principle, location, scale, materials, road safety, visual
amenities and residential amenities and was contrary to the requirements of
relevant local and national planning policies.
(b)
Taking
advantage of the right to speak, the applicant noted the following main points: ·
The
site was secure (with CCTV), convenient and well managed. ·
There
were only a few vehicle movements. ·
There
had been no accidents since the site was established 12 years ago. ·
The
damage to the wall was only an allegation. ·
The
business did not affect the neighbours in any way. ·
The
site would be evident from higher ground but would be well screened with trees.
·
That
Llandwrog Community Council had no objection to the application. ·
Initial
discussions had taken place to restrict speed from 40mph to 30mph on the
highway. (c)
The
Local Member expressed support to the application with the following main
points: ·
That
the site offered good security. · There were a good arrangements ... view the full minutes text for item 9. |
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Application No. C17/0844/09/LL - Land at Former Medical Centre, Pier Road, Tywyn PDF 185 KB Full application for the demolition of former health centre and erection of 12 dwellings (8 apartments, and 4 semi-detached dwellings) together with associated access, parking and infrastructure. LOCAL MEMBERS: Councillors Anne
Lloyd Jones and Mike Stevens. Additional documents: Minutes: Full application for the demolition of former
medical centre and the erection of 12 dwellings (eight flats and four
semi-detached houses) together with access, parking and associated
infrastructure It was not possible
to discuss this application as there was no sufficient quorum. The application was referred on to the next
Committee. |
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Application No. C17/0893/18/AM - Land opposite Stad Rhoslan, Bethel, Caernarfon PDF 175 KB Erection of 7 dwellings (including 2 affordable dwellings) together with new accesses. LOCAL MEMBER: Councillor Sion Wyn Jones Additional documents: Minutes: Erection of seven
houses (including two affordable houses), along with new accesses. Attention was
drawn to the additional observations that had been received. (a)
The
Senior Development Control Officer elaborated on the application, noting that
this was an outline application to erect five detached houses and two
affordable semi-detached with a scheme to create new access from the adjacent
Class III county highway. It was
explained that matters such as landscaping and design
were reserved for consideration at another time. It was highlighted that the application site
was situated within the development boundary of the village of Bethel as
contained in the Joint Local Development Plan and the area had also been
designated for housing in the Gwynedd Mapping Document (reference T58). Policy PCYFF1 states that proposals will
be approved within development boundaries in accordance with the other policies
and proposals in the Plan, national planning policies and other material
planning considerations. Policy TAI3
states that in Service Villages housing to meet the Plan's strategy will be
delivered through housing allocations along with windfall sites within the
development boundary. Policy TAI 8
states that all new residential development should contribute to improving the
balance of housing and meet the identified needs of the whole community. It was added that
the site was situated on the western outskirts of the village. It was anticipated that materials similar to
those on the nearby dwellings would be used.
The site plan submitted with this application was based on the initial
discussions between the applicant and the Transportation Unit. The
Transportation Unit had no objection to this arrangement subject to the
inclusion of appropriate conditions. In the context of infrastructure, it was highlighted that objections had
been received from the public regarding the suitability of the existing public
sewer system in the village to cope with more houses, especially when
improvements had not been carried out by Welsh Water to increase the system's
capacity to take more surface and foul water. The objectors elaborated by
stating that the application should be refused until an inspection and
improvements had been made to this system.
As part of the statutory consultation
process, it was reported that Welsh Water was consulted and a response was
received stating that if the Local Planning Authority intended to approve the
application that a condition preventing any surface water or/and run-off
drainage from connecting directly or indirectly with the public sewer should be
included. Whilst recognising the local residents' objections in regards to
existing problems with the public sewerage system to cope with more dwellings
in Bethel, Welsh Water's formal response to the planning application must be
considered, which stated that the proposal on the site was acceptable subject
to including appropriate conditions. (b)
Taking
advantage of the right to speak, an objector to the application noted the
following main points:- ·
That
there were sewerage problems in Bethel and the system was faulty. ·
That
waste and sewerage came up onto the streets · There had been a serious mess during the recent ... view the full minutes text for item 11. |
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Application No. C17/0725/38/AM - Glynllifon, Llanbedrog, Pwllheli PDF 211 KB Create 13 two storey holiday lets with associated car parking and amenity space. LOCAL MEMBER: Councillor Angela Russell Additional documents: Minutes: Create 13
two-storey holiday accommodation units with associated parking and amenity area
(a) The Senior Development
Control Officer elaborated on the application's background and noted that it
was an outline application with all matters reserved. It was noted
that all the units would be situated close to a steep slope on the eastern
boundary of a rural site located outside the village development boundary in a
wooded valley within an Area of Outstanding Natural Beauty, Llŷn
Registered Landscape of Historic Interest and between two Scheduled Ancient
Monuments. In LANDMAP it appeared that
the site's locality was identified as the visual area of Mynydd Tir y Cwmwd
that was noted to have a 'High' visual standard. The site in question was considered to be a
very sensitive landscape. In terms of locating new developments, Policy PCYFF 1 LDP states that land
within the development boundaries of towns and villages will be the main focus
for new developments with the policy aiming to clearly state the intention of
the Local Planning Authority not to support unnecessary developments in the
countryside. Policy TWR 2 LDP was also considered, it supports the development
of new permanent self-serviced holiday accommodation, or the conversion of
existing buildings into such accommodation, or extending existing holiday accommodation
establishments, provided they are of a high quality in terms of design and if
the criteria are met. Attention was drawn to the significant concerns of the AONB Unit to the
application, although it was an outline application. However, it was deemed that a development
of this size and scale would certainly have a visual impact in such a quiet
valley. It was considered that the development would appear
to be urban and out of place in a visible, quiet, unpolluted site and totally
disconnected from the nearest village.
Given the possible economic benefits, these would not outweigh the fact
that this development would be totally unsuitable in the countryside within a
sensitive site although there was no significant harm to nearby residents or
objection from the Transportation Unit. Having weighed up the proposal against the requirements of relevant local
and national policies, it was considered that the proposal was on a site in the
countryside and was not acceptable in principle and contrary to location
policies that deal with the setting of developments and creating new
self-serviced units. Attention
was drawn to the additional observations that had been received. (b)
Taking
advantage of the right to speak, the applicant’s Agent noted the following main
points: ·
That
the application had overcome four out of six of the criteria ·
That
additional information has been submitted ·
That
the technical report was acceptable to the Transportation and Biodiversity
Units ·
That
the proposal was close to the development boundary and was therefore
'acceptable' ·
That
the application complied with four out of five of policy TWR2 considerations ·
The
impact on the wider landscape was 'low' and not 'significant' ·
The
proposed plan was acceptable (c) It was proposed and seconded to refuse the
application. (ch) During ... view the full minutes text for item 12. |