Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Glynda O'Brien 01341 424301
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were
received from Councillor Huw G. Wyn Jones and Councillors Annwen Daniels and
Peter Read (Local Members). |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
Councillors Stephen Churchman, Anne Lloyd Jones and
Berwyn Parry Jones declared a personal interest in item 5.3 (Application Number
C17/0844/09/LL) and 5.16 (Application Number C17/0565/41/LL) on the agenda,
because they were members of the Board of Cartrefi Cymunedol Gwynedd. Councillor Louise Hughes declared a personal
interest in item 5.11 on the agenda (planning application number
C16/0507/20/LL), because she had prejudged her decision prior to a previous
meeting when the application had been discussed. The 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 Elfed P. Roberts, (not a member of this
Planning Committee), in item 5.2 (planning application number C17/0982/03/LL) ·
Councillor Kevin Morris Jones (not a member of this
Planning Committee), in item 5.6 (planning application number C17/0807/15/LL) ·
Councillor Eric M. Jones (a member of this Planning
Committee), in item 5.8 (planning application number C17/0826/17/LL) ·
Councillor Sion Wyn Jones (not a member of this
Planning Committee), in items 5.9 and 5.10 (planning application numbers
C17/0893/18/AM and C17/0953/18/LL) ·
Councillor Gareth W. Griffith (not a member of this
Planning Committee), in item 5.11 (planning application number C16/0507/20/LL) ·
Councillor Judith Humphreys, (not a member of this
Planning Committee), in items 5.12 and 5.13 on the agenda, (planning
application numbers C13/0217/22/MW and C17/0455/22/LL) ·
Councillor Dewi Roberts (not a member of this
Planning Committee), in item 5.14 (planning application number C17/1024/39/LL) ·
Councillor Aled Ll. Evans (not a member of this
Planning Committee), in item 5.16 (planning application number C17/0565/41/LL) The
Members withdrew to the other side of the Chamber during the discussions on the
applications in question and they 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: 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, 27 November 2017, be signed as a true record. Additional documents: Minutes: The
Chair signed the minutes of the previous meeting of this committee held on 27
November 2017, as an accurate record subject to a correction in the English
version relating to the decision on Planning Application Number 2 -
C17/0656/42/LL - Maes y Garn, High Street, Nefyn, namely: Amend
"nine" to "one" - so that the resolution reads as follows: “RESOLVED To delegate powers to the Senior Planning
Manager to approve the application subject to signing a 106 agreement to bind one of the units for affordable housing
and to agree on an appropriate method to ensure a financial contribution to
improve the facilities of the open space/ play area in the community and also
to conditions” |
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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 policy aspects. |
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Retrospective application for the change of use of land for the creation of a touring caravan site and extension of existing building to create toilet facilities and erection of building for the disposal of waste. LOCAL MEMBER: Councillor Annwen Daniels Additional documents: Minutes: A
retrospective application to change the land use to create a touring caravan
site and to extend the existing building to create toilets and to erect a
building to dispose of waste. (a) The Senior Development Control Officer noted that approximately five
members of the Planning Committee had visited the site on 8 December 2017 and
despite the wintery weather, the site's relationship with the local environment
had been addressed. It was noted that work had already commenced on the site
with the majority of the formal plots in place, and the vegetation planted. Since the application had been submitted to the
Committee the last time, amended plans had been submitted which offered parking
spaces within the site, along with information on the suitability of the use
from the Baltic Road junction and Glanypwll Road to
the site. Reference
was made to the relevant planning policies together with the response to the
public consultations within the report submitted before the Committee. It was
noted that the principle of the development was acceptable and reference was
made to policy which permitted proposals to develop touring caravan sites,
camping sites or alternative temporary camping accommodation, subject to
compliance with a number of criteria as outlined in the report. It was reported that the Caravans Officer (Health
and Safety Unit) had confirmed that the proposal now appeared to comply with
licensing requirements. Despite this, officers were still of the opinion that
the proposal did not comply with the requirements of criterion number 1 and 2
of the policy. The site's plan and layout was still restricted, and there was
no general open amenity space within the site for the use of the site's
residents. It was considered that the layout of the site used an excessive
number of hard standings and that they were not of a high quality in terms of
design, layout or appearance on the grounds of the lack of open space on the
site and between the plots. In
terms of visual and residential amenities, it was noted that the proposal
complied with the requirements of policies PCYFF 2, 3 and 4 of the Local
Development Plan. However, it was unacceptable in terms of the layout and
density of touring units and the gap between the plots. In addition, it was
considered that the restricted plan was contrary to the need for amenity space
for existing users and future users, and the proposal was contrary to the
requirements of the criteria of relevant policies. Since
the application had been submitted originally, an amended plan had been
received showing how towing vehicles negotiate the junction between Baltic Road
and Glanypwll Road which was acceptable by the
Transportation Unit. It was considered that it would be possible for the
applicant to also communicate with his customers who would be visiting the site
on how to arrive at and leave the site safely along Glanypwll
Road, which led straight from the site to Baltic Road/A470. After considering all material planning matters, it ... view the full minutes text for item 5.1 |
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Application No. C17/0982/03/LL - Llechwedd Slate Mines, Talywaenydd, Blaenau Ffestiniog PDF 172 KB Provision of 6 safari style glamping units
with associated development including engineering operations. LOCAL MEMBER: Councillor Annwen Daniels Link to relevant background documents Additional documents: Minutes: Provide
six glamping units of a safari type along with additional developments
including engineering work. (a) The Development Control Officer elaborated on the background of the
application, noting that the site was on high and mountainous land within the
extensive Llechwedd site, which included the quarry's
historical slate works, and more recently the recreational developments of Zip
World and the Antur 'Stiniog
mountain biking paths. Attention was drawn to the fact that
the existing site was open and mountainous land on a relatively steep slope
with a disused quarry hole nearby. The proposal involved cutting into the land
in places and using the soil to fill nearby and create level terraces in order
to install the tents. The visitors would use existing car parks within the main
Llechwedd area and would be transported to the tents
by small vehicles. It was noted that this type of camping
was considered as permanent alternative camping accommodation and consequently
had to comply with the requirements of the relevant policies. Reference was made
to other planning considerations within the report, including the extant
planning permission to work the quarry located very close to the site. Should
this happen, the proposal would not be acceptable therefore the importance of
imposing a condition to ensure that the glamping use would cease should the
quarry works become too close was noted.
However, by imposing appropriate conditions, it was considered that the
proposal was acceptable and it was recommended to approve the application in
accordance with relevant planning conditions. (b) The Local Member expressed support to the application with the following
main points: ·
That the units were
unique to the area ·
That the tourists coming
to the area would need all types of camping provisions ·
that Llechwedd was an
excellent centre in the area that collaborated with Antur
'Stiniog, Zip World, Bounce Below - which offered
all-weather and educational facilities, and were good examples of how to create
employment in the countryside ·
had invested substantial
money in the centre and employed 60 with 200 employed over the summer season ·
that the enterprise that
would be the subject of the application would create three additional jobs that
was very important to the area ·
that there was no local
objection to the development (c)
It was proposed and seconded to approve the
application. (ch) In response to an observation made regarding
the development’s impact on the bluebells on the plot in question, the
Development Control Officer noted that no objection had been received from the
Biodiversity Unit. Resolved:
To approve subject to the following conditions: 1. Time 2. Compliance with plans 3. Colour of the canvas to be agreed 4. Landscaping 5. Biodiversity 6. Restrict the number of units on the site to
six at any given time 7. Restrict the holiday season/use 8. Holiday use only 9. Keep a register 10. No use of the tents if work associated with Twll Bôn Llechwedd
is commenced 11. Submit and agree on a dust management plan ... view the full minutes text for item 5.2 |
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Application No. C17/0844/09/LL - Land at Former Medical Centre, Pier Road, Tywyn, Gwynedd PDF 267 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: Councillor
Anne Lloyd Jones Councillor
Mike Stevens Additional documents: Minutes: The Vice-chair chaired the above application
as the Chair had declared a personal interest and had left the Chamber. 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. (a)
The Planning Manager elaborated on the background
of the application, noting that the houses would be set out in one block of
eight flats in the form of a three-storey/two-storey building, and four pairs
of two-storey semi-detached houses. It was noted that the site was located within the development boundary of
the town of Tywyn and attention was drawn to the fact
that the application details could be seen in the report and the additional
observations form. In addition, attention was drawn to the responses of the
public consultations and the petition submitted objecting the proposal which
had been addressed as part of the assessment. It was noted that the principle of
developing the site met the requirements of the relevant policy and the 12
dwellings made a positive contribution towards the windfall provision in Tywyn and also made good use of previously developed land.
It was noted that the units would be affordable to be rented socially. Although concerns had been raised by
the public that the site would lead to an over-development, it was considered
that the development would be in keeping with the character of the existing
area and that it would not cause excessive harm to the visual features of the
area or broader townscape. It was noted that the development had
been planned to ensure a good privacy distance between the proposed dwellings
and existing buildings, in addition, the distance of the buildings from the
existing houses near the site ensured that they would not affect the natural
flow of light to those dwellings. In terms of concerns regarding overlooking
into nearby gardens, it was noted that overlooking into gardens in an urban
setting was inevitable. It was not considered that the objection regarding
disturbance and disruption to the amenities of nearby residents from families
and children who could reside at the development was reasonable and it was
believed that the development would contribute to a community of a varied
nature. In
the context of transportation and access, it was considered that the proposal
was acceptable in terms of road safety and complied with the requirements of
relevant policies. In
response to the consultation with Welsh Water, observations were received
noting that surface water from the development should not be connected to the
public sewer, and to this end, a condition was proposed to be included on any
planning permission noting that an agreement should be reached on the surface
and foul water disposal method prior to the commencement of any development. Having considered all material planning matters, all observations received and the responses to the public consultations, it was considered that the proposal made good use of a brownfield site and the planning officers' recommendation was ... view the full minutes text for item 5.3 |
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Application No. C16/0436/11/LL - Land at Deiniol Road, Bangor. PDF 346 KB Erection of a A3 unit (cafe) with drive-thru construction of parking spaces and two new vehicular access and felling of trees. LOCAL MEMBER: Councillor Steve Collings Additional documents: Minutes: Erection of an A3 unit (café) with a
drive-thru, creation of parking areas and two new vehicular access and tree
felling. (a) The Planning Manager elaborated on the background of the application and
noted that the Planning Committee had visited the above site and that this had
been useful to see the context of the application, which was a triangular plot
of land on Deiniol Road, Bangor, off the junction
serving Asda, Sackville Road and the rest of Deiniol
Road. Attention was drawn to the fact that the site was in a prominent area
which served as one of the main access points into and out of the city. It was
noted that there were a number of trees on the site that were protected under a
Tree Preservation Order. Reference was made
to the responses to the two periods of public consultation as part of the
report. Attention was drawn to paragraphs 5.2 to 5.13 of the report which referred
to the principle of the development and despite the fact that the application
had satisfied some of the requirements of the relevant policy, that it had been
unable to show compliance with the requirements of other policies. In the context of highway impacts, the Planning Committee's attention
was drawn to paragraphs 5.21 to 5.29 of the report and that there were clear
concerns in these matters and it could be seen on the site visit the increase
in traffic as cars waited outside the site for a relatively short period. It was noted further that the application did
not show a provision for servicing / delivery vehicles and that lorries would
have to reverse into or out of the site as the drive-thru element was unsuitable for larger vehicles.
Therefore, on the whole, it was noted that all highway matters showed that the
site, due to its restricted nature, was unsuitable for this proposed scale of
use without the possibility that it would have a detrimental impact on road
safety. In terms of protected trees, it was noted that there were a number of
trees on the site and that they were protected under a Tree Preservation Order.
It was noted that the proposal included the felling of all existing trees on
the site and one tree on nearby land.
These matters had been dealt with in paragraphs 5.32 to 5.40 of the
report and it was emphasised that the authority continued to be of the opinion
that it was unacceptable to lose all the trees on this site. Attention was drawn to the concerns of the Biodiversity Unit and based
on the information submitted, it was considered that the application failed to
satisfy the relevant policy. After carrying out
a full assessment of all material considerations and planning policies,
including the objections and observations submitted to support the plan, the
recommendation of the planning officers was to refuse the application as it was
unacceptable, in accordance with the reasons noted in the report submitted. (b) Taking advantage of ... view the full minutes text for item 5.4 |
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Application No. C17/0281/11/LL - Land opposite 4 Bryn Heulog Terrace, Bangor PDF 162 KB Erection of new dwelling. LOCAL MEMBER: Councillor Gareth A. Roberts Additional documents: Minutes: Erection of new dwelling. (a)
The
Development Control Manager elaborated on the background of the application and
noted that the Planning Committee had visited the site on 8 December 2017. This
was an application for the erection of one dwelling on a plot of empty land
within a residential area of the city of Bangor. It was noted that the
development boundary ran along the southern boundary of the site and outline
planning permission had been granted to erect a house on the site on appeal in
2013, which had now expired. It was explained
that the site was triangular and that it was located off the Bryn Heulog
Terrace private road adjacent to a terrace of houses. It was noted that the
site backed onto a terrace of houses along Caernarfon Road and it stood behind
the long and narrow gardens of those houses on a plot of land on higher ground
between the gardens and the public bridleway. It was explained that the site
ran in an opposite direction to the gardens, which meant that it abutted seven
gardens. The vehicular access off the bridleway would have a parking space for
at least two vehicles on the site. Considering
that planning permission had been granted for a residential development on the
plot in the past, it was emphasised that the principle of developing a house
here was acceptable; however, the application that was the subject of an appeal
related to specific plans for a two-storey house facing Bryn Heulog Terrace
without any windows facing the rear of the houses located on Caernarfon Road. It
was explained that the new plans were substantially different to those that
were the subject of the appeal. It
was not believed that the design as submitted was acceptable in terms of the
impact on visual, general and residential amenities, and the two first-floor
windows would lead to substantial unacceptable overlooking over the gardens and
windows of the rear of the houses on Caernarfon Road, and would create an
overbearing high wall impact on the top of a slope behind the houses. Concern was also expressed about the impact
on the street-scene. It
was explained that officers had discussed and had suggested to the applicant
before he had submitted the application, that the development of an
appropriately designed dormer bungalow, could be acceptable on the site. The
recommendation of the planning officers was to refuse the application for the
reasons noted in the report. (b)
Taking
advantage of the right to speak, the applicant noted the following main points: ·
that he was the Local Member for the area ·
that he had lived in this area all his life and wished to build
a home for himself and his family and this was a once in a lifetime opportunity
to have a home to live in the area · that he had spoken with the neighbours about the application and had ensured that the site would be levelled and that retaining walls would be built along ... view the full minutes text for item 5.5 |
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Application No C17/0807/15/LL Land near Ty Du Road, Llanberis , Caernarfon PDF 248 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 Link to relevant background documents 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 Manager elaborated on the
background of the application and noted that the Planning Committee had visited
the site on 8 December 2017. The Planning Committee was reminded that the
development had already commenced and that planning permission for 11 houses
had been secured and that amending the details of the plan was the only thing
being considered as part of this application. As a result of observations made
at the previous Committee, a comparison of floor surface area with new designs
and previous houses had been prepared and reference was made to the results in
paragraph 5.7 of the report. As could be
seen, the size of the designs were fairly similar, although slightly smaller on
average compared to the houses previously approved. On the whole, it was
believed that the design was more modern and possibly the design was more
architectural than the original. By
cutting the levels of the roof and using car shelters rather than garages, they
would be less bulky than previous designs and would create a more open feel for
the estate. Materials such as slates,
timber and render would appropriately suit the site and other buildings around
the area. After
considering all material planning matters, it was considered that the changes
proposed as part of the application were acceptable and the planning officers'
recommendation was to approve the amended plans. (b)
The Local Member (not a member of this Planning
Committee) noted that, at the meeting of 6 November 2017, he had made many
observations about the applicant and that he wished to withdraw those
observations and apologise. He noted that parking was the problem in Llanberis
and as the applicant was also aware of the parking problems and was also
striving to obtain parking spaces for Fron Goch residents, the Member was
supportive of the application. (c) It was proposed and seconded to approve the application. (ch) In response to an enquiry by
a Member regarding the designs, the Development Control Officer noted that the
designs for all the houses were the same but there was an element of difference
in the shelters. (d)
A Member noted that he completely disagreed and
reference was made to the responses from the public consultations which noted
that the new design was not in keeping with the character of the existing
buildings of Llanberis and consequently, he noted that he would not support the
application. Resolved: To
approve changing condition 1 of planning permission C14/0240/15/MG to refer to
the amended plans. Note:
That all other conditions on planning permissions C14/0240/15/MG and
C11/1103/15/AM will continue to be relevant |
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Application No. C17/0908/16/LL - Zip World, Chwarel y Penrhyn, Bethesda, Bangor. PDF 179 KB Create a 4 zip wire course to replace the
little zipper lines located below the main zip line, siting of associated
equipment and infrastructure, platforms similar to the existing ones and extend
existing acoustic mounds (part retrospective application). LOCAL MEMBER: Councillor Dafydd Owen Link to relevant background documents Additional documents: Minutes: Create
a four zipper line course in lieu of the little zipper lines located below the
main zip line, siting of associated equipment and infrastructure, platforms
similar to the existing ones and extending the existing acoustic bunds (part
retrospective application). (a) The Senior Development Control Manager
elaborated on the background of the application, drawing attention to the
additional observations received which included the letters of objection. He
explained that the owners of Ogwen Bank Holiday Park had withdrawn their
objection following a discussion with the applicant on the site. Reference
was made to the observations of the Public Protection Unit which proposed conditions
that should be included should the application be approved. He noted,
considering the application site, that restricting the use of the wires from
08:00 until 20:00 as recommended was reasonable, considering the location of
the site. It was noted that the attraction of the Zip World
enterprise had been established since 2013, therefore, the principle of the
enterprise and the activities relating to the enterprise, had already been
accepted. Objections on the application were received on the grounds
of loss of privacy and the continuation in the negative impact of noise
deriving from the existing attraction along with the noise impact that could
derive from the attraction in the future on the grounds of the amenities of
local residents. However, in response to these concerns the applicant had
confirmed in writing that the four zipper lines that were the subject of this
application would be operated in accordance with the conditions included in the
previous application which relates to opening hours along with restricting
sound levels generated by the attraction. It was
emphasised that this latest proposal was an application to relocate the four
small wires (below the existing wires), rather than adding to the existing
numbers. Considering the location of the four new lines in relation to nearby
dwellings to the east (James Street and Braichmelyn) it was not believed that
the level, nature, and the type of noise that was currently generated by the
lines would intensify should this latest application be approved. It was noted that having considered all
observations and responses received, all the policies and material planning
matters, it was not believed that the development would have a significant
negative effect on the area's visual and residential amenities, land users,
nearby properties, road safety, biodiversity, heritage assets, or the setting
of the National Park, and considering this assessment it was not believed that
this latest proposal was contrary to these relevant policies. (b) Taking
advantage of the right to speak, an objector noted the following main points: ·
The acoustic screening of the new landing platform
was not as good as the acoustic screening of the existing landing platform; ·
No acoustic bunds as part of the application; · That the Public Protection Unit recommended a mechanical noise level restriction to LAFMAX 10 seconds of 43dB as measured from the James Street dwellings and if the new mechanism of the small zip wire was as ... view the full minutes text for item 5.7 |
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Application No. C17/0826/17/LL - Crud y Nant, Bethesda Bach, Caernarfon PDF 170 KB Extension to existing boat and caravan storage area. LOCAL MEMBER: Councillor Eric M. Jones Link
to relevant background documents Additional documents: Minutes: Extension to
existing storage site for boats/caravans (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that the application had been deferred at the Committee
meeting held on 27 November 2017 in order to undertake a site visit. Some members had
visited the site on 8 December 2017. Attention was drawn to the additional observations that had been
received. It was
noted that this was a full application to extend the existing boat/caravan
storage area on a section of open field in order to increase the number of
touring caravans from 10 to 50. It was
highlighted that this application would involve increasing the number of
storage units to 90 units (40 boats and 50 touring caravans). It was considered that the proposal was
unacceptable based on the principle, location, scale, use, road safety,
residential amenities and visual amenities and that it was contrary to the
requirements of relevant local and national planning policies. It was recommended to refuse the application on the
following grounds: ·
road safety as the
access road serving the site as well as its junction with the A499 in Bethesda
Bach was substandard; ·
that the proposal would
create an incongruous and prominent feature in the landscape; ·
that the proposal would
have a detrimental impact on the residential and general amenities of local
residents; ·
that the scale of the proposal was unacceptable
within its rural setting. (b) The Local
Member (a member of this Planning Committee), supported the application and he
made the following main points:- ·
That there was demand for caravan storage areas and
that the development would reduce the number being stored in front of houses; ·
That the applicant was a Welsh-speaker and lived
locally; ·
That he was an example of how to run such a storage
site and that the residents had nothing but praise for him; ·
That no accident had occurred on the road or on the
junction of the A499; ·
That the applicant had invested substantially in
the site in terms of lighting, CCTV and trees to screen the site; ·
The site was well-screened; ·
That the residents near the site did not object to
the proposal; ·
That Llandwrog Community Council supported the
application; ·
That the proposal would not be intrusive and the
site was accessible with a lack of such sites; ·
That the applicant was operating legally whilst
other nearby sites were operating illegally; ·
Requested that the Committee approved the
application with conditions if necessary. (c) It was proposed to approve the application
contrary to the officers' recommendation as the proposal would not be
intrusive, there was no record of accidents on the road and that it was a
matter of opinion whether or not it would be visible from the concealed site.
The proposal was seconded. The Senior Planning Service Manager noted that the Transportation Unit objected to the proposal and that evidence was needed if the Committee wished to act contrary to the highways expert. He added that although the visual impact was a ... view the full minutes text for item 5.8 |
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Application No. C17/0893/18/AM - Land opposite Stad Rhoslan, Bethel, Caernarfon PDF 178 KB Erection of 7 dwellings (including
2 affordable dwellings) together with new accesses. LOCAL MEMBER: Councillor Sion Wyn Jones Link
to relevant background documents Additional documents: Minutes: Erection of seven
houses (including two affordable houses), along with new accesses. (a) The
Senior Development Control Officer elaborated on the background of the application
and noted that the application had been deferred at the Committee meeting held
on 27 November 2017 in order to allow officers to consult with Welsh Water
following recent flooding in Bethel. It
was noted that a response had been received from Welsh Water which continued to
confirm (for the third time) that there would be sufficient capacity for the
site without causing any harm to the assets and equipment of Welsh Water. This
was based on analysing the hydraulic capacity of the local public sewage system
and the expected flow that could be produced by the proposed development. It was
explained that this was an outline application to erect five detached dwellings
and two semi-detached affordable housing units and the creation of new accesses
from the nearby class III county road adjacent to the site within the
development boundary of the village of Bethel. Attention was drawn to the additional observations
that had been received. It was recommended for the Committee to delegate
powers to the Senior Planning Manager to approve the application subject to the
completion of the 106 Agreement or comply with a suitable condition to ensure
that two of the seven houses that were the subject of the application were
affordable and to relevant conditions. (b) The local
member (not a member of this Planning Committee) noted the following main
points: ·
That he had met Welsh Water the previous week and
they were not aware of the sewage problems. ·
That he was concerned that no assessment or survey
of the situation had been carried out as part of drawing up the LDP; ·
That there was a need for houses in the area and
that the application was an excellent opportunity in terms of the size of the
houses; ·
Requested an independent investigation into sewage
problems before building on the site, if possible; ·
That he was looking forward to working with the
applicant for the benefit of the community. (c) In response to the
observations of the local member, the Senior Planning Service Manager noted
that confirmation had been received by Welsh Water for the third time that
there was sufficient capacity in the system. In terms of an independent
investigation, it was not possible for the Council to carry out such an
investigation; however, Welsh Water could be requested to carry out an
independent investigation and the Council would continue to converse with the
local member and residents. (ch) It was
proposed and seconded to approve the application. In response to an enquiry by a member regarding a
condition to ensure that no surface water ran into the sewage system, the
Senior Development Control Officer noted, in accordance with Welsh Water's
observations, that it was recommended to impose a condition that surface water
was not disposed of directly into the system. A member noted that he supported the application and that ... view the full minutes text for item 5.9 |
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Application No. C17/0953/18/LL - Hafan y Wennol, Nant y Garth, Y Felinheli. PDF 333 KB Creation of a 'glamping' site consisting of the erection of 6 Bell Tents, Dining Shelter and Site Facilities Building. LOCAL MEMBER: Councillor Sion Wyn Jones Additional documents: Minutes: Creation
of a 'glamping' site consisting of the erection of 6 Bell Tents, Dining Shelter
and Site Facilities Building. (a) The
Development Control Manager elaborated on the background of the application and
noted that the application was for the creation of a new 'glamping' site on
agricultural land near Nant y Garth. Attention
was drawn to the fact that Llanddeiniolen Community
Council had objected as the access was in a dangerous place and the condition
of the access road was poor. He confirmed that the Transportation Unit did not
object to the proposal and that they noted that the low number of users would
be unlikely to have a detrimental impact on the local roads network and that
visibility from the access reached the required standards. It
was noted that alternative temporary camping accommodation of this type was
considered under policy TWR 5 of the LDP. It was explained that the policy
approved proposals to develop touring caravan, camping or alternative temporary
camping accommodation provided that all criteria were complied with, and he
referred to the assessment against the criteria noted in the report. It
was considered that the proposal was acceptable and that it would not have a
detrimental impact on the landscape, amenities of local residents and road
safety. (b) Taking advantage of the right to speak, the
applicant noted the following main points: ·
That the proposal was a diversification
scheme with a shift to smaller-scale farming of livestock and the provision of
specialist camping accommodation for tourists; ·
That the tents would be removed in the
winter; ·
The proposal would create work for him
and others and would attract more visitors to the County. (c) The local member (not a member of this Planning Committee) noted
the following main points:- ·
That he did not object to the proposal and that he
welcomed the development; ·
That the Community Council had raised concerns in
terms of road safety but that such a development would not have an impact.
There would be a need to reconsider the situation should a further application
be received to increase numbers; ·
The applicant should be asked to discuss with the
tenant to ensure that he had enough time to move his stock. Resolved: To approve in accordance with the
following 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. A
register to be maintained. 6. The tents and timber platforms
either to be totally removed from the site or stored out of sight in the
amenity building during the periods when the site is closed. 7. Landscaping
conditions 8. Deliver
the biodiversity recommendations. |
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Application No C16/0507/20/LL - Menai Marina Offices, Hen Gei Llechi, y Felinheli PDF 294 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 existing car park. (a) The
Planning Manager elaborated on the background of the application, noting that
the application had been deferred at the Committee held on 6 November 2017 in
order to carry out a site visit. Some members had visited the site on 8
December 2017. She referred to the additional observations received from the
applicant in response to the Committee's concerns, which included: ·
The existing facilities (showers, toilets, office)
were in a poor location too far away from the main hub of activities near the
dock gates and too far from the outer Menai basin. The proposal would significantly improve the
service of the business. ·
Currently, boats were removed from the water with a
hired crane and were stored over winter on the car park. The company felt that
this was not an ideal situation and detracted from the area's visual amenities
and reduced the parking for customers. The development would ensure a better
car park and boats would only be stored and removed from the water in the
operational section of the dock near the existing boatyard workshop. ·
The main aim of the development was to improve the
marina's facilities and also to improve and reduce the impact of any marina
activities on the area's residential amenities. It
was noted that the proposal was acceptable in principle and that the appearance
of the development was acceptable in its entirety as a single development. It
was considered that the impacts associated with the proposal were acceptable
near residential houses, in particular considering the existing use of the
land. It
was noted that the applicant did not have any objection to imposing a condition
which prevented the car park from being used for the storage of boats. It was
considered that imposing such a condition could offer improvements to the area
as there was currently no control over the car park and the condition should
reduce the need for boat-owners to park on the side of the road by keeping the
car park for cars only. 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 the local member (not a member of this Planning Committee): ·
Impact on parking and transport, problems in this
area already and a crane would have difficulties to come and go; ·
That there was a need to consider the 87 houses
that would be impacted by the development; ·
That there were ancillary facilities on the site
already but that the previous owner had leased them. Accepted that new
ancillary facilities would be more convenient but that they would add to the
parking and transportation problems; ·
The application was an over-development of the site. (c) Proposed
and seconded to approve the application. A member noted that he was concerned in terms ... view the full minutes text for item 5.11 |
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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 Link
to relevant background documents 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 Officer - Minerals and Waste
reminded members that this application had been deferred at the meeting of the
Committee on 27 November 2017 in order to hold discussions locally and receive
additional information from the applicant.
It
was noted that a public meeting had been held where the local member was
present but nobody from the local community had been present. He stated that it
had been explained at the meeting how officers had drawn up the conditions
recommended, emphasising that these conditions were more descriptive and
restrictive than those submitted by the applicant. It
was reported that the applicant had submitted more information and a summary
had been included on the additional observations form. He drew attention to the
fact that the applicant stated that the Vibrock company were experienced and
that they provided specialist advice on noise and air quality in Britain and
abroad. The information received referred to open-cast coal works and the
'Newcastle' study. He noted that the Institute of Air Quality Management
acknowledged that the majority of mineral developments involved fewer
dust-producing activities than an open-cast coal works. It
was emphasised that it was not possible for the Planning Committee to refuse
the application and that this was a matter of deciding on new conditions in
accordance with the Environment Act 1995 as the planning permission was valid until
2042. He noted that the work plan submitted either applied for a four-year
period by using a new access or an eight-year period should the existing access
be used. He explained that the plan favoured by the Council was the one with
the new access and also the provision of a continuous acoustic bund on the
eastern and southern side of the site. He elaborated on the Council's
conditions which included restricting the level of excavation, noise
monitoring, air quality and dust and restrict the hours of operation and other
technical matters. It was explained that the conditions proposed by the Council had been
agreed between the Planning Authority and the Public Protection Unit. He added
that if the application was refused, then the applicant's conditions would
become operational. (b) The local member (not a Member of this
Planning Committee), objected to the application, noting the following main
points:- ·
That there was fierce objection to the proposal of
re-opening the site; ·
The quarry would be frightfully close to
residential houses; that nearby houses were within 30 metres of the quarry. In
accordance with existing requirements, a quarry would not be approved without
being 100 metres away from houses; ·
That the applicant could make a further application
to extend the period; ·
That public health standards were different to
those that existed back in 1951; ·
That the conditions proposed did not sufficiently
mitigate the impact; · That the assessments were historical and general; inconsistent ... view the full minutes text for item 5.12 |
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Application No. C17/0455/22/LL - Cae Efa Lwyd, Clynnog Road, Penygroes PDF 314 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 Link
to relevant background documents Additional documents: Minutes: Creation of
vehicular access to the Cae Efa Lwyd sand and gravel pit from the Class 3
County road at Allt Goch with ancillary engineering work. (a)
The Senior Minerals and Waste Planning Officer
elaborated on the background of the application, noting that the existing
access on the site opened out to the Ffordd Clynnog unclassified road. He
explained that the Transportation Unit did not support using this access. It was
explained that this application proposed a new vehicular access that would lead
directly to the quarry. The work on the
quarry would be for a period of four years and 100,000 tonnes a year with plans
to restore the access as agricultural land when the work ended. It was
confirmed that the Transportation Unit supported the proposal and that it was
likely that the order on the road would need to be amended by means of the
Highways Act. This was to be discussed and agreed between the applicant and the
Transportation Unit. It was
noted that the new access would now be further away from the residents of
Ffordd Clynnog and would ensure an access that would not come out onto an
unacceptable narrow road. 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: ·
NO to the New Access; ·
That the proposed access was on a dangerous bend
and that a site visit should be carried out; ·
That the Committee was entitled to refuse the
application and the residents' way of life would be safe should the application
be refused. (c) Taking advantage of the right to speak, the applicant’s
representative noted the following main points:- ·
That the existing access could continue to be used
but that the applicant had taken local concerns into consideration and had
submitted this application for a new access; ·
That the applicant was doing their best to re-open
the quarry under the best possible conditions. (ch) The local member (not a member of this
Planning Committee), objected, noting the following main points: ·
There would be up to 20 lorry movements a day from
the access and it would disperse dust; ·
That the proposal on the site was oppressive and
undermined local amenities; ·
That local residents were working to beautify the
area to promote people's pride in their community and that such a development
undermined the work and defaced the area; ·
The need to consider the heading 'Management of
Growth and Development' in the LDP; ·
The need to act in accordance with Ffordd Gwynedd; ·
According to the United Nations, people were
entitled to a peaceful home without disruption and there may well be a
requirement on public authorities to take steps to reduce noise and pollution; ·
The heavy traffic would be dangerous and a source
of substantial pollution and would cause a nuisance; · The Committee was asked to refuse the application in order to give the residents time to ... view the full minutes text for item 5.13 |
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Application No. C17/1024/39/LL - The Shanty, Pen Bennar, Abersoch, Pwllheli. PDF 188 KB Demolition of existing dwelling and construction of replacement three storey dwelling. LOCAL MEMBER: Councillor Dewi Wyn Roberts Additional documents: Minutes: Demolition
of house to be replaced with a three-storey house (a)
The Planning Manager elaborated on the background
of the application, noting that the application was a re-submission of an
application refused by the Committee on 25 September 2017. She noted that the
applicant stated that the proposal had been amended by reducing the size of the
proposed house in response to concerns raised by the Committee and the refusal
reasons of the previous application. It
was noted that the site was located on Abersoch headland, within the village's
development boundary and within the Llŷn Area of Outstanding Natural
Beauty (AONB). Attention
was drawn to the additional observations that had been received. It
was explained that local and national policies supported re-using previously
used land for developments, rather than using green land. The proposal was in accordance with policy
TAI 13 of the LDP which related specifically to the demolition and erection of
a new house within a village boundary. It
was noted that it was considered that the design of the house, particularly the
sea-facing elevation, would be in-keeping with the site as it followed the
shape, setting and profile of the site and the use of materials created a light
design. It was noted that the AONB Unit did not object to the proposal on these
grounds. It
was reported that a number of objections received noted that they felt that the
proposal did not suit the area and it was felt that these objections had been
submitted as the design was different to other properties in the area. This in
itself did not mean that the proposal had a harmful impact on the area's
character. It
was considered that the proposal was suitable to the 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. It
was noted that it was considered that the design and density on the site was
acceptable and that the proposal was in line with relevant policies. A
recommendation was made for the Committee to approve the application with the
conditions noted in the report as well as an additional condition regarding
working hours and a Construction Management Plan in order to protect the
amenities of local residents. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points: ·
That the applicant, rather than
submitting an appeal on the previously refused application, had amended the
proposal in order to reach a compromise in terms of the concerns raised; · That the size of the house had been reduced by 25% with a reduction of 1.5m in the width of the house, 3.5m in the depth of the house and 1m in the height of the house. This would ensure that the house did not disrupt the views from the Coastal Path behind the ... view the full minutes text for item 5.14 |
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Application No. C17/0845/40/LL - Field O.S. 7666 and 7157, Llwyn Hudol, Pwllheli PDF 153 KB Partially retrospective application to retain agricultural track and erection of new agricultural building. LOCAL MEMBER: Councillor Peter Read Link to relevant background documents Additional documents: Minutes: Part-retrospective
application for the retention of an agricultural track and erection of a new
agricultural building. (a) The Planning Manager
elaborated on the background of the application and noted that on the grounds
of the plans submitted as part of the application that it was considered that
the principle of erecting an agricultural shed of this size and on this site
was acceptable. It was noted that the
track and proposed building were located within an area and landscape of
dispersed buildings. It was not considered that the proposed building, and
existing track, would be prominent within the landscape where there was already
an array of buildings and tracks/roads. Considering the size and small scale of
the development, the development would not appear too oppressive in its
context. 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. A member noted that the local member was unable to be present at
the meeting but that he was concerned that a further application to build
houses on the site would be received. He added that he questioned the location
of the agricultural shed in the far end of the field, thus creating a scar on
the landscape by creating a track. The Chair noted that the committee had
to deal with the application as submitted. Resolved:
To approve in accordance with the following conditions: 1.
To develop in accordance with the plans. 2.
A condition to confirm a dark green colour for the
agricultural shed or a similar colour to be agreed in writing with the Local
Planning Authority. 3.
Condition to use the building for agricultural use
only. |
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Application No C17/0565/41/LL - Land at Bro Sion Wyn, Chwilog PDF 234 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 Vice-chair chaired the above application as the Chair had declared a
personal interest and had left the Chamber. An
application to erect an open market two-storey dwelling. (a) The
Planning Manager elaborated on the background of the application, noting that
it had not been possible to discuss this application at the Committee meeting
on 27 November 2017 due to the lack of quorum.
She reminded members that the application had been deferred at the
Committee meeting held on 6 November 2017 in order to carry out a site visit.
Some members had visited the site on 27 November 2017. It
was noted that the proposal involved the erection of a new house on land within
the development boundary and within a residential area in the village of Chwilog. It was
considered that the proposal complied in principle with the policy requirements
and it was not considered that the proposal caused harm to the amenities of the
local neighbourhood. 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: ·
That he had made enquiries with CCG a few years ago
in relation to providing parking spaces for the residents of Bro Sion Wyn, but
that they had said no. Parking issues
existed on the estate and the development would not help the situation; ·
That the report noted that the proposal satisfied
the requirements of Policy TRA2 and TRA4 of the LDP which related to parking
and transportation. Drew attention to
the fact that reference was only made here to the application site and not to
the parking problems in the nearby area; ·
The house would be a mask and would affect the
amenities of nearby residents. The house
would only be located 17 metres away from the adjacent houses; ·
Referred to policy ISA4 of the LDP, noting that it
would be a shame to lose an open space; ·
That paragraph 5.10 of the report disregarded
objections in relation to amenities but that he asked the Committee to consider
them and refuse the application. (c) It was proposed and seconded to refuse the application. The
proposer noted that the application should be refused as the proposal would
result in the loss of green space/allotments, over-looking, no need for another
house as so many were available in Chwilog and that
it would be an over-development of the site. In response to the
above observations, the officers noted: ·
That it would be very difficult to
defend a refusal on appeal on the grounds that there was no need for housing in
the area; ·
That concerns regarding the impact on
residential amenities was a reason that could be used to refuse the
application; however, the recommendation submitted was sound; ·
The green space was not protected in
any way or protected for use as allotments; · In terms of over-looking, the distance from window to window guidance was approximately 22 ... view the full minutes text for item 5.16 |