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 Simon Glyn and Councillor Sion Jones (Local Member) |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: (a)
Councillor
Catrin Wager declared a personal interest in item 5.1 on the agenda (planning
application number C17/0903/16/LL), as she was a friend of the applicant. The
Member was of the opinion that it was a prejudicial interest, and she withdrew from
the Chamber during the discussion on the applications noted. (b) The
following members stated that they were local members in relation to the items
noted: ·
Councillor Dafydd Owen (not a member of this
Planning Committee), in relation to item 5.1 on the agenda (planning
application number C17/0903/16/LL) ·
Councillor John Brynmor Hughes (not a member of
this Planning Committee), in relation to item 5.4 on the agenda (planning
application C17/0967/39/LL). ·
Councillor Huw G. W. Jones (a member of this Planning
Committee), in relation to item 5.5 on the agenda (planning application number
C17/1086/11/LL). ·
Councillor Anne Lloyd Jones (a member of this
Planning Committee), in relation to item 5.8 on the agenda (planning
application number C17/1246/09/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 Chair for consideration. Additional documents: Minutes: None to note |
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The Chair shall propose that the minutes of the previous meeting of this committee, held on, 26.2.2018, be signed as a true record. Additional documents: Minutes: The Chair signed
the minutes of the previous meeting of this Committee, that took place on 26
February 2018, 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 policy aspects. |
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Application No C17/0903/16/LL - Carreg y Fedwen, Sling, Tregarth, Bangor, Gwynedd, PDF 417 KB Creation of sacred healing acoustic research and enterprise centre including the erection of four new buildings, the formation of parking areas and erection of 2.3m high boundary wall (revised application to one previously withdrawn - C16/1158/16/LL) LOCAL MEMBER: Councillor Dafydd Owen Additional documents: Minutes: Creation of sacred healing acoustic research
and enterprise centre including the erection of four new buildings, the
formation of parking areas and erection of 2.3m high boundary wall (revised
application to one previously withdrawn - C16/1158/16/LL) a)
The
Development Control Officer highlighted that the Members had not managed to
visit the site due to the weather, and the applicant had submitted additional
information on the morning of the Committee which the officers had not had an
opportunity to consider. Consequently, it was suggested that the application
should be deferred. b)
It
was proposed and seconded to defer the application. RESOLVED to defer - need to rearrange a site visit - need to consider late information received in
order to include it in the report |
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Application No C17/0330/14/LL - Former site Marine Hotel, North Road, Caernarfon, PDF 174 KB Erection of 5 dwellings (including 2 affordable dwellings) together with creating a new access into the trunk road. LOCAL MEMBER:
Councillor Ioan Thomas Additional documents: Minutes: Construction
of five houses (including two affordable houses) together with creating an
entrance to the trunk road. Attention
was drawn to the additional observations that had been received. a)
The
Development Control Manager elaborated on the background of the application,
noting that it was a full application to create five residential units on the
site of a former hotel to the north of the Caernarfon town centre, and opposite
the A487 trunk road. Following discussions with the developer, and in response
to neighbours' concerns, it was added that amended plans had been submitted
which included amendments to the external elevations and height of the houses,
and relocating number 5 to the rear of the site. It
was confirmed that the designs were still accurate and the re-consultation
period on the amended plans was coming to an end on 23 March. It was reported
that no objections had been received from the statutory consultants, but that
local residents were objecting on the grounds of visual impact, highway safety,
parking matters, impact on the amenities of neighbours from overlooking and
creating a shadow. In
terms of policy matters, it was explained that the site was a windfall site
within the Development Plan boundary. The principle of the development was
supported, along with the provision that two affordable units within a
development of five units was acceptable. It was added that amendments to the
design had allayed the initial concerns and that the design of the houses was
taking place appropriately without causing unacceptable harm to the amenities
of neighbours. It was noted that access and parking arrangements were
acceptable by the Transportation Unit and Welsh Government, and that the
application satisfied the relevant policy requirements and guidelines. It
was highlighted that late observations had been received from the Local Member
where it was noted that the amendments satisfied the objections and that he was
in agreement with the recommendation, and that a 106 agreement should be
imposed on the affordable units. b)
Taking
advantage of the right to speak, an objector noted the following points: ·
There
was a Preservation Order on a tree in the garden of Ynys Tudur
(her home) ·
Quote:
'if a proposal has been made for work to develop a site that needs planning
permission, every tree that has the potential to be affected should be assessed
by an expert in accordance with the national standard.' ·
An
expert assessment had not been completed and therefore she had measured it
herself ·
The
tree had a 5.5 radius canopy ·
The
tree roots would be damaged during the construction period unless this had
already happened as tractors had been on the site during the past months c) In response, the Senior Manager highlighted that there was a condition in the report to attempt to safeguard trees that have preservation orders on them, but that an assessment of what the impact of the development would be on the trees that had an order was not included. Although the tree under an order was ... view the full minutes text for item 7. |
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Application No C17/0372/30/LL - Mur Melyn, Rhoshirwaun, Pwllheli, PDF 163 KB Formalise the number of touring units on the site for the entire season (March-October) to be 20 touring caravan and 20 units LOCAL MEMBER:
Councillor W Gareth Roberts Additional documents: Minutes: Formalise the
number of touring units on the site for the full season (March-October) for 20
touring caravans and 20 tents a)
The
Development Control Officer elaborated on the background of the application and
noted that it was a full application to formalise the number of touring units
on the site for the entire season by locating a maximum of 20 touring caravans
and 20 tents on the land between 1 March and 31 October. It was highlighted
that the existing permission for the site was given as a certificate of lawful
use and it permitted the siting of a total of 14 touring caravans and 30 tents
during July, August and bank holidays, and 14 touring caravans and 20 tents
during the other months of the season. It was noted that the application would
reconcile the number of touring units that could use the site for the entire
season and there would be a reduction of four in the total units for the months
of July, August and bank holidays, and there would be an increase of six for
the rest of the season. It was added that
as part of the application, it was intended to improve the toilet and washing
facilities by adding two toilets in the existing toilet block and also
constructing a toilet for the disabled. It was also intended to create a
children's play area and to reinforce the landscaping by planting native
species. There were no
objections to the application, but some original concerns were highlighted from
the Caravans Officer. The plans were amended to allay these concerns and
attention was drawn to the observations in the late observations form. In terms of the
principle of the development, it was highlighted that Policy TWR 5 of the Local
Development Plan permitted proposals for extensions to existing sites provided
they complied with all the criteria noted in the report. It was explained that
this included that the proposed development was of high quality, was sited in
an unobtrusive location which was well hidden by existing features in a way
which would not significantly harm to the visual quality of the landscape. It
was added that the application involved making amendments to an existing
caravan and camping site. Although there were differences in terms of the
number and type of units for periods of the season, the proposal would
reconcile the situation and would make it easier to manage. It was considered
that the proposal was acceptable in terms of visual amenities, transportation,
access and biodiversity matters, and complied with relevant planning matters,
and local and national policies and guidance. b)
It was proposed and seconded to approve the
application. c)
During the ensuing discussion, the following points
were highlighted by individual Members: ·
There
was a need to consider carrying out the landscaping work firstly - impose a
condition to ensure this ·
That
the size of the site was acceptable - happy with the additional observations · Needed to ensure that the applicant complied with the ... view the full minutes text for item 8. |
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Application No C17/0967/39/LL - Land at Tyn y Cae, Llangian, Pwllheli, Gwynedd, PDF 268 KB Creation of site for 12 safari tents LOCAL MEMBER:
Councillor John Brynmor Hughes Additional documents: Minutes: Creation of site
for 12 safari tents Attention was
drawn to the late observations form and the additional objection. (a)
The Development Control Team Leader
elaborated on the background of the application, noting that this was an
application to set up a site to place 12 safari tents, 12 wet-room pods next to
each safari tents, and to create footpaths, barbecue areas and a children's
play area. It was noted that this was a site in open
countryside which abutted a class three county road from Llanengan
to Llangïan and which was within the Llŷn Area of Outstanding Natural Beauty designation,
and within the Landscape of Outstanding Historical Interest. It was highlighted that Policy TWR 5
of the Local Development Plan permitted proposals for touring or camping sites,
or alternative temporary camping accommodation sites provided they would comply
with all the criteria noted in the report. It was explained that this would
mean that the proposed development was of high quality in terms of design,
layout and appearance, and was sited in an unobtrusive location which was well
screened by existing landscape features and/or where touring units could be
readily assimilated into the landscape in a way which would not significantly
harm the visual quality of the landscape. It was noted that the tents would
mainly be sited around the boundaries of the field and the wet-room pods would
be installed next to each tent. The applicant confirmed that the safari tents
and their foundations, along with the wet-room pods, would be removed from the
site outside the operating season.
Consequently, the proposal was considered under policy TWR 5, which
involved touring caravan and camping sites, and alternative temporary camping
accommodation. Attention was drawn to the fact that
the visual and landscape impact assessment had also referred to LANDMAP
assessments in the area (especially the visual and sensory reports) which had
come to the conclusion that the landscape's value was moderate. Although the landscape's value was moderate,
it was expressed that the assessment also noted that it was a small, enclosed,
rural valley with some buildings detracting from the attraction, specifically
the build-up form on the outskirts of Abersoch. The
further recommendations in the LANDMAP assessment stated that caravan
developments within the valley should be restricted in the long-term. In addition, as part of the visual and
landscape impact assessment submitted as part of the application, photographs
were submitted showing the site from various places where it would be visual
from the landscape and across the AONB. It was argued that the site would
continue to be visual from these places even when the proposed landscape
matures. The Planning Department were not convinced
that the site complied with the principles of policy TWR 5. It was considered
that the proposal would be an obtrusive feature within the landscape and would
cause substantial harm to the visible quality of the landscape which had an
AONB designation. b) Taking advantage of the right to speak, the applicant’s agent noted the ... view the full minutes text for item 9. |
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Application No C17/1086/11/LL - Former Dickies Boatyard, Beach Road, Bangor, Gwynedd, PDF 576 KB Application under Section 73 to vary condition 2 on planning permission C15/1081/11/LL to extend the timescale to complete the development in accordance with the application plans. LOCAL MEMBER:
Councillor Huw Gruffydd Wyn Jones Additional documents: Minutes: Application under Section 73 to vary condition 2 on
permission number C15/1081/11/LL to extend the timescale to complete the
development in accordance with the application's plans. Attention was
drawn to the late observations forms a)
The
Senior Planning Manager – Minerals and Waste expanded on the background of the
application, noting that approval had already been given on the application in December
2016. It was highlighted that this application was subject to planning
conditions and one of these were to work within a period of nine months. It was
noted that this was an application to change the condition to ensure sufficient
time to complete the development in accordance with the application's plan. It
was explained that the work of raising the land levels had taken place and the
purpose of this was to raise the land above the C2 flood level so that
engineering work could be considered to provide the land for further
development. Any future application on the site would be a new application. It
was noted that the work of raising the land level had taken place between April
and July 2018 within a period of 8 - 10 weeks. The next step would be to place
stones around the site which would create a defence so that the slate waste
would not wash away. It was reported in the original application that some of
the foreshore needed to be excavated in order to place the stones as a firm
foundation. It
was highlighted that some of the late objections and observations were
concerned about leachate that would pollute fisheries. It was added that this
had been considered in the original application. In addition, attention was
drawn to observations from Public Protection which noted that it must be
ensured that the work of placing the stones around the site would not create a
detrimental impact on the amenities of nearby residents. It was reported that
7,000 large stones needed to be moved to the site in a period of 14 weeks.
Noise impacts would be more likely than the dust impacts. It
was noted that the applicant had submitted water sample results to the
Authority and that the results currently noted that it would be likely for
leachate to pollute the marine environment. It was added that the Biodiversity
Unit and Natural Resources Wales had received concerns about the birds that
were hibernating on the site during high tide. It was noted that the applicant
had conducted two surveys (either in 2016 and one was ongoing) showing that
there was an increase in the number of birds that were gathering, but this
would reduce as the season would come to an end. It
was noted that Japanese knotweed had come to the site, and it was expressed
that the applicant had to deal with this plant before beginning on any
development work. It was added that it would be the responsibility of Natural
Resources Wales to monitor this. b) Taking advantage of the right to speak, ... view the full minutes text for item 10. |
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Application No C17/1143/18/LL - Parc Nant y Garth, Seion, Llanddeiniolen, Gwynedd PDF 192 KB Change of use of forestry shed and compound into a storage and maintenance unit for portable site offices and toilet units together with creating a new access LOCAL MEMBER:
Councillor Sion W Jones Additional documents: Minutes: Change of use of forestry shed and compound into a
storage and maintenance unit for portable site offices and toilet units
together with creating a new access The
Members had visited the site. Attention was
drawn to the late observations forms a) The Development Control
Team Leader elaborated on the background of the application, noting that this
was a part-retrospective full application to use the site and existing
structures to keep and repair mobile site offices along with toilet units in
the form of portaloos and portcabins. The application would result in
closing the existing access. The existing building would be used for an office,
storage area and open space to undertake maintenance work to the mobile
structures. The open area to the north would be used for staff parking requirements
(x4), a turning space for heavy vehicles and for keeping the structures
outdoors. A part of the site is already
being used for outdoor storage purposes. It was expressed that the previous
application (C15/1362/18/LL) to change the use of a barn/forestry mill building
to be used as a storage area and enclosure for industrial use with an internal
office and associated land to be used as a storage area for portacabins refused
in February 2016. It was refused on the grounds that the scale of use was too
large and incompatible with existing present uses, without proving the special
local needs as well as the potential of increasing traffic that could cause
harm to the amenities of the occupiers of Rhos y Wylfa. An appeal had been
lodged against this decision and the appeal had been dismissed on the grounds
that the proposal would harm the character and appearance of the countryside,
failure to justify that the proposal is sustainable, along with its detrimental
impact on the amenities of the occupiers of Rhos y Wylfa based on disturbance
and noise. Since
then, the Local Development Plan had been adopted, and policies had changed. It
was noted that the requirements and the considerations were different and that
the applicant had responded to the concerns of Rhos y Wylfa by moving the
entrance and planting the existing track which would consequently mitigate the
impact. It was added that the principle of reusing and adapting rural buildings
for business and industry use was based in Policy CYF6 which stated that
proposals would be approved to convert rural buildings for business use
provided that a number of criteria listed in the report could be complied with. It
was accepted that the site would have an impact but, having weighed up the
impacts, it was considered that the application was now acceptable. Heavy
vehicles would not pass Rhos y Wylfa and by imposing relevant conditions, it
would be possible to manage how movements would be operated in order to
minimise the impact on the residents. It was noted that the Transportation Unit
had accepted the proposal. b) It was proposed and seconded to approve the
application. c) During the ensuing discussion the following points ... view the full minutes text for item 11. |
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Application No C17/1196/03/LL - Land at Cwm Bowydd, Blaenau Ffestiniog, Gwynedd PDF 195 KB Provision of 8 wooden cabins and provision of 'boardwalk'
and package treatment plant and associated tree planting. LOCAL MEMBER:
Councillor R Glyn Daniels Additional documents: Minutes: Provision of eight
wooden cabins and provision of boardwalk and installation of sewage treatment
plant and associated tree planting Attention was
drawn to the late observations forms a) The Development Control Team Leader
elaborated on the background of the application, and noted that this was a full
application with an intention to provide eight timber cabins for holiday use,
and to create a wooden boardwalk and associated tree planting. It was added that there was also an intention to
provide a parking space on the outskirts. It was noted that the site was
located within a valley on the outskirts of an unclassified road that runs past
the woodland with a farm further on. It
was added that there was also an intention to site the cabins on wooden poles,
in order that the units are not built on the woodland floor, and it will be
possible to reach them on foot by using the wooden boardwalk, which is also
raised on wooden poles. It was proposed to connect the cabins with water pipes,
electricity and a sewer system. In terms of
principle, it was noted that the application intended to set up an alternative
camping site to site eight self-contained timber cabins for holiday use. Due to the nature of the buildings and the
form of the units, as well as their size, it was explained that this type of
development was considered to be permanent alternative camping accommodation
and was considered under the relevant requirements of policy TWR 3 of the Local
Development Plan. It was reported that
policy TWR 3 rejected proposals to develop permanent caravan sites, holiday
chalet sites or permanent alternative camping accommodation in the Llŷn
AONB and in Special Landscape Areas. In this case, the proposed development was
not within the AONB, and was not close to any Special Landscape Area
designation. It was considered
that the units that would be sited in the trees would be of a natural design
and therefore would not be intrusive to the landscape. It was explained that
minimum clearing work would need to be done but that the site would still be of
a natural landscape. Reference was made to biodiversity matters and the late
observations received. In terms of principle, it could be considered that the
impact of the proposal was acceptable, but that the mitigation measures had not
been agreed. Although there would not be any loss of woodland, it was
highlighted that the applicant was willing to mitigate the impact and had
identified a parcel of land where they could mitigate the impact of the
development. It was noted that the Biodiversity Unit had responded by noting
that they had not appropriately assessed the suggested site and they did not
know the value of the ecological land. Consequently, an amendment to the
recommendation was highlighted, to delegate the powers to approve the
application subject to reaching an agreement on the mitigation measures. (b)
It was proposed and seconded to
approve the application. |
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Application No C17/1246/09/LL - Maes Carafanau Pant y Neuadd, Ffordd Aberdyfi, Tywyn PDF 165 KB Extension to existing caravan site, relocate amenity area, site 8 additional static caravans, relocate 4 caravans to extension and remove planning condition which restricts use of site to amenity area. LOCAL MEMBERS:
Councillor Anne Lloyd Jones and Councillor Mike Stevens Additional documents: Minutes: The Vice-chair
chaired this item. Extension to
existing caravan site, relocation to amenity area. Site eight additional static
caravans, relocate four caravans to the extension and remove planning condition
which restricts use of site to amenity area. Attention was
drawn to the late observations form which noted a request from the applicant to
defer the application to reconsider the development in the context of the new
policies and to prepare amended plans. a) It was proposed and seconded to defer the
application. RESOLVED to defer the
application. |