Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Simon Glyn and Catrin Wager. |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Minutes: (a)
No declarations of personal interest were received
from any members present. (b) The
following members declared that they were local members in relation to the
items noted: ·
Councillor Aled Evans (not a member of this
Planning Committee) in relation to item 5.1 on the agenda (planning application
number C18/0385/41/LL); ·
Councillor Sian Wyn Hughes (not a member of this
Planning Committee), in relation to item 5.2 on the agenda (planning
application number C16/1089/42/LL); ·
Councillor Dilwyn Lloyd (a member of this Planning
Committee), in item 5.3 on the agenda, (planning application number
C18/0125/17/MW); ·
Councillor Kevin Morris Jones (not a member of this
Planning Committee), in item 5.4 on the agenda (planning application number
C18/0237/15/R3); ·
Councillor Eirwyn Williams (a member of this
Planning Committee) in relation to item 5.7 on the agenda, (planning
application number C18/0559/35/MG). 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. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 23 July 2018, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this committee held on 23 July 2018, 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. RESOLVED |
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Use of land for a
quad bike safari activity in addition to existing segway, paintball (skirmish
games) and bushcraft activities LOCAL MEMBER: Councillor Aled Ll Evans Link
to relevant background documents Additional documents: Minutes: Use of land for a
quad bike safari activity in addition to existing segway, paintball (skirmish
games) and bushcraft activities (a)
The Planning Manager elaborated on the background
of the application, noting that the application had been deferred at the
Committee meeting held on 23 July 2018 in order to hold a site visit and
receive additional information. Some members had visited the site prior to the
meeting. In terms of
general and residential amenities, it was noted that concerns voiced about the
proposal mainly related to noise matters. Attention was drawn to the fact that
the report included additional information to what was noted in the previous
report submitted to the Committee, in the context of noise matters. It was
noted that there was a considerable assessment of the noise matters and
attention was drawn to the additional observations received from the Public
Protection Unit, confirming that they did not object to the proposal in respect
of noise, subject to noise level conditions. It was noted that
although the quad-bike safari was a new activity, it was not believed that it
would intensify the site's use as it could not be held at the same time as the
segway use that had already been granted approval. It was highlighted
that consideration had been given to the additional information that had been
requested at the previous meeting, in the report under the heading 'Other
Matters' (paragraphs 5.18 - 5.21). It was noted that the Committee had
specifically asked for an explanation in terms of the site's current opening
times and whether or not they coincided with relevant conditions under a
previous permission. It was explained that the previous permission (granted on
appeal) involved opening 5 days a week between 9.00am - 5.00pm, namely Monday,
Thursday, Friday, Saturday and Sunday.
It was noted that the application before the committee was requesting
opening hours of 9.00am - 5.00pm every day of the week, namely an increase of 2
days. It was noted that conditions on
the extant permissions restricted the site's opening hours, it was possible
that the site was open for 7 days a week already in reality. It was explained that there was no robust
evidence of this, however, from the site's advertisements, it appears that 7
days a week is currently possible at the site. In line with the
Committee's wishes at the previous meeting, it was confirmed that only one
complaint had been received regarding the site's current opening hours, and
that this was recent. The matter was
being investigated by the Enforcement service.
It was explained that this matter should not affect the consideration of
the application submitted before the committee. 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 8 letters of objection had been received as part of the public consultation including a letter from the Community Council ... view the full minutes text for item 5.1 |
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Application No. C16/1089/42/LL - Land part of Fferm Bryn Rhydd, Edern, Pwllheli PDF 140 KB Construct a new building to produce and sell ice cream, educational room and create new access, parking and landscaping. LOCAL MEMBER: Councillor Sian Wyn Hughes Additional documents: Minutes: Construction of a
new building to produce and sell ice cream, an education room, and create a new
entrance, parking and landscaping. (a) The
Planning Manager elaborated on the background of the application, and noted
that it had been submitted to the Planning Committee on 7 November 2016 and
then on 28 November 2016 after a site visit had been conducted. It was reported that the Committee had
approved the application contrary to the officers' recommendation, as it was
considered that no other suitable location was available and as it was possible
that considerable weight could be placed on the economic
benefits of the venture. It was noted
that the Senior Planning Service Manager had referred the application to a
cooling-off period to provide an opportunity to hold discussions with the
applicant. It
was highlighted that the policy considerations had changed and that the Gwynedd
and Anglesey Joint Local Development Plan (JLDP) had been adopted since July
2017. As a result of the period of time that had passed and the changes made to
the plans, it was considered that the application should be submitted to the
Committee again in order to have an opportunity to assess the application under
the new policies, rather than submit it to the Committee as a cooling-off
report as originally suggested. It was noted that
the Local Planning Authority was not completely convinced that this was the
most suitable location for the development. Based on the information received
from the applicant, it was appreciated that there was justification for
considering this location, the Local Planning Authority was satisfied with the
proposal following the discussions and beneficial collaboration to obtain a
quality design and layout that would be better in-keeping with the rural area,
and that the proposal was in accordance with the policy requirements of policy
CYF 6 of the JLDP. It was explained
that current policies were less restrictive than the previous policies of the
Gwynedd Unitary Development Plan and were more flexible in terms of locating
new buildings in the countryside. Having considered the proposal under the new
policy considerations, the proposal in its amended form was considered to be an
improvement and meets the principles of constructing new units for business /
industrial use in the countryside. (b) The
local member (not a member of this Planning Committee) supported the
application and noted the following main points:- ·
That the development was an exciting opportunity
for the milking farm family, as well as for the Pen Llŷn
area; ·
That the attraction would allow people to see how
the business worked; ·
That there was local support for the proposal; ·
That the development would create employment
opportunities; ·
That there was justification for locating the
development on this site as it was land in the ownership of the applicant,
rather than the Estate's land, and that the connection to the electricity
supply on the site would enable the business to use more productive machines; · Expressed gratitude for the opportunity to discuss the proposal with ... view the full minutes text for item 5.2 |
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Removal and processing of existing mineral working deposits for the
production of slate aggregates. LOCAL MEMBER: Councillor Dilwyn Lloyd Additional documents: Minutes: Disposal and
processing of existing mineral working deposits for the purposes of producing
slate aggregates. (a) The Senior
Planning Manager – Minerals and Waste expanded on the background of the
application, noting that the application was for the extension of activities on
the site. It was explained that the site
had been operational since 2007. It was noted that relatively substantial slate
tips surrounded the site and that it was intended to extract slate from the
tips as a secondary aggregate. It was noted that this type of activity met
Welsh Government's sustainability objectives to make the best of a secondary aggregate
rather than blast and excavate from scratch. It
was noted that the application site was within a landscape of historic interest
and was designated as a Special Landscape Area in the JLDP. It
was explained that the work would be executed in 4 phases in order to ensure
that the external appearance of the site did not change, with the mineral
extraction and restoration happening step-by-step. It was noted that it was intended to use the
slate tips to screen the development from two nearby houses. It was noted that
a 3m high bund would be erected, with the processing work, namely the crushing
and screening, being conducted behind the bund.
Attention
was drawn to the additional observations that had been received. It
was noted that no objection was received from local residents and the Liaison
Group of the quarry did not object to the proposal. 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), said that there was no local
objection to the proposal. (c) It was
proposed and seconded to approve the application. A member noted that a 3m high bund
might be too low and it should be higher near the crusher. In response, the Senior Planning Officer -
Minerals and Waste, noted that the slate tips on the site would screen the
work, but should the height of the bund need to be increased, the matter would
be discussed with the applicant. RESOLVED to
approve the application. Conditions: 1. Commence
the development within five years, 2. Compliance
with the application plans, 3. Restrict
the development rights permitted within Phase 4 of the work, 4. Permission
for a period of 25 years 5. A
copy of the permission available in the site office, 6. The
site to be subsequently restored in accordance with the phase plans for the
work that has been shown on the application plans in line with the methodology
submitted with the application for stripping and treating soil, 7. Review
the site's operations, phasing and restoration in five-year periods, 8. Noise
levels in the nearest sensitive property,
9. Noise
management in accordance with the Noise Management Plan submitted to support
the application and amendments in accordance with the comments of NRW, 10. Before informing the MPA of any operations that are ... view the full minutes text for item 5.3 |
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Application No. C18/0237/15/R3 - Afon Goch, Llanberis, Caernarfon PDF 106 KB Erection of a new footbridge to cross Afon Goch between Glanrafon Estate
and the old library together with a footpath. LOCAL MEMBER: Councillor Kevin Morris Jones Additional documents: Minutes: Erection of a new
foot bridge across Afon Goch
between Glanrafon Estate and the former library
together with a footpath. (a) The
Senior Development Control Manager elaborated on the background of the
application, noting that the proposed bridge was a part of the Safe Routes to
School Strategy with the aim of encouraging more children/parents to walk or
cycle to school by providing safer routes. It was noted that the existing walking
route to school along Capel Coch Road was unsuitable
for pedestrians as it was narrow and there was a lack of provision for
pedestrians in the form of a footpath/pavement.
It
was noted that following the assessment of the application and considering all
material matters including local and national planning policies and guidance,
as well as all objections and observations received on the application, the
proposal was acceptable and satisfied the requirements of relevant policies as
noted in the report. (b) The
local member (not a member of this Planning Committee) supported the
application and noted the following main points:- ·
That there was a real need for the bridge as there
were concerns regarding road safety on the existing pedestrian route to school;
·
The bridge would enable the children to keep
healthy and raise their fitness levels. Their parents would be more prepared to
allow them to walk to school along the safe path; ·
Expressed gratitude to the Council's officers for attracting
funding for the proposal; ·
That a number of residents supported the proposal,
but although some objected, he believed that the residents of Glanrafon bungalows would be glad to see children using the
bridge happily and safely. RESOLVED to approve
the application. Conditions: 1. Five years. 2. In accordance with the plans. 3. Need to submit an Environmental Management
Plan before commencing the
development. |
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Application No. C18/0409/11/LL - Pendref Chapel, High Street, Bangor PDF 109 KB Change of use of former chapel into 5 residential units on ground floor
and office use on first floor. LOCAL MEMBER: Councillor Steve Collings Additional documents: Minutes: Change of use of
the former chapel into five living units on the ground floor and office use on
the first floor. (a) The Planning Manager
elaborated on the background of the application, and noted that the application
site was located on the High Street in the City of Bangor, outside the main
shopping area. It was explained that the adaptation work would involve erecting
new partitions, as the building had been last used as a chapel and the pews and
elders' pew were still in situ. It was noted that each unit would have an open
living room and kitchen, a bathroom and one bedroom. It was noted that there
was evidence of a substantial demand for one-bedroom units within the City and
considering the nature and location of the proposal, it was considered that a
provision of five one-bedroom units in this location would be acceptable, as it
would be unlikely to appeal to families and those in need of larger units.
Confirmation was received by the Housing Strategic Policy Unit that there was a
need for one-bedroom houses in the Bangor area. It was highlighted that
one of the five units were being offered as an affordable unit thus meeting the
requirement in policy TAI 5 of the JLDP for a 20% contribution of affordable
housing. It was added that it was
considered that all of the units were affordable anyway due to their size and
location. The development was
acceptable in terms of relevant local and national policies for the reasons
noted in the report. (b) It was proposed and seconded to approve the
application. In response to a question from a member regarding the
ceiling of the former chapel, the Planning Manager noted that the ceiling would
be retained as part of the open-plan office. A
member expressed his concern that a number of extant planning permissions not
being developed in the City was increasing and usually market-related reasons
were stated as the reason for this. A member noted that she welcomed the development that would
make excellent use of the former chapel. RESOLVED to approve the application. Conditions: 1. Five
years 2. In
accordance with the plans 3. Highways 4. Welsh
Water Condition 5. Photographic
record condition 6. Colour
of the windows and doors to be confirmed beforehand 7. Details
on preserving and reusing the pews and the pulpit must be submitted and agreed
in writing beforehand by the Local Planning Authority 8. Ensure a
bin/recycling storage area and agree on the details before commencing any work 9. Ensure
that one unit is affordable in the long-term 10. Biodiversity conditions |
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Application No. C18/0545/18/MG - Maes y Ffynnon, Bethel, Caernarfon PDF 113 KB Erection of 7 dwellings including 2 affordable dwellings together with
new accesses (application for approval of reserved matters following outline
approval reference number C17/0893/18/AM). LOCAL MEMBER: Councillor Sion Wyn Jones Additional documents: Minutes: Erection of seven
houses including two affordable houses along with new accesses (reserved
matters planning application following outline permission no. C17/0893/18/AM). (a) The
Senior Development Control Officer elaborated on the background of the
application, noting that the application related to reserved matters including
details of the accesses, appearance, landscaping, layout and scale of the
development/housing. It
was noted that the houses were of a traditional two-storey design with their
elevations reflecting the materials of similar houses. Given the layout of the
houses within the site in relation to the nearby area, their simple design and
the exterior materials, it was not believed that they would create substantial
out-of-keeping structures in this part of the streetscape. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. RESOLVED to
approve the application. Condition: In accordance with the plans/details submitted with the application |
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Application No. C18/0559/35/MG - Land adjacent to George IV Hotel, High Street, Cricieth PDF 100 KB Construction of 34 sheltered housing units for the elderly, warden
accommodation, 2 staff units, communal facilities and parking for residents,
staff and George IV hotel together with landscaping (reserved matters
application under approval C16/0292/35/LL). LOCAL MEMBER: Councillor Eirwyn Williams Additional documents: Minutes: Erection of 34
sheltered housing units for the elderly, warden accommodation, two staff units,
communal facilities, parking provision for residents, staff and George VI Hotel
together with landscaping (reserved matters application under permission
C16/0292/35/LL). (a) The Planning Manager elaborated on the
background of the application, noting that considerations relating to
principle, access, plan and size had been received and approved as part of the
outline application, and that the application being submitted only dealt with
appearance and landscaping. It
was highlighted that the exterior finishes of the building were very
commonplace in the area and it was believed that the proposal was a suitable
reflection of these common finishes. It was noted that the site was located near listed
buildings, within the Cricieth Conservation Area and
was visible from the Cricieth Castle site. It was not
believed that the proposal would have a detrimental impact on the setting of
the listed buildings nearby, the conservation area or the historic designations
further away, such as the castle. 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, the applicant’s agent
noted the following main points:- ·
That the building's design had been amended with
considerable changes to the external appearance of the building. As a result of
the Committee's observations when the outline application was discussed, the
use of stone was increased; ·
That a considerable discussion had been held on the
landscaping plan during the appeal where it had been noted as acceptable; ·
A garden would be created in front of the hotel and
by the side of the building, thus keeping clear visibility from the High Street
towards the castle. The landscaping had been discussed with CADW and the
Council's Conservation Officer and based on the consensus, the landscaping plan
would be pursued, rather than tree planting as suggested by the Trees Officer. (c) The
local member (a member of this Planning Committee), noted that he had no
objection to the application, requesting the Committee to address the
observations of the Trees Officer. (ch) It was proposed and seconded to approve the
application. In
response to the local member's observation, the Planning Manager noted that the
Trees Officer had stated that the planting plan was insufficient and that
additional indigenous trees needed to be planted, including ash trees. She
elaborated that there was a need to balance the comments of the Trees Officer
against the views of CADW and protecting the clear views towards the castle and
across the hotel's gardens. It was explained that formal gardens had been located
on the site originally, not a coppice, and so a coppice in the centre of Cricieth would look out of place, particularly considering
that it would not protect the views. It was noted that there was agreement with
the agent that a formal garden was appropriate. A member noted that she understood the views of the Trees Officer, however, in order to ... view the full minutes text for item 5.7 |
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Part demolition of existing building, elevational alterations. new
access point and roof features and associated landscaping and engineering
works. LOCAL MEMBER: Councillor Peter Read Additional documents: Minutes: Demolition of part of the existing building, modifications to the
elevations, new access point and roof features together with associated
landscaping and engineering work. (a) The
Senior Development Control Officer elaborated on the background of the
application, noting that the development would be located in the middle of the
site near the existing outdoor play area and to the south of the boating
lake. Attention was drawn to the additional observations that had
been received. It was noted that Policy TWR 1 of the JLDP supported applications to
develop new visitor attractions or facilities, or to improve and extend the
standard of existing facilities as long as they were within the development
boundary. It was explained that where there were no suitable opportunities
available inside the development boundary, there were exemptions where an
attraction or a visitor facility could be supported. Among these exemptions was
to develop an activity restricted to a specific location due to its appropriate
use of a historical or natural resource or its proximity to the attraction
which it related. It was considered that the proposal, due to its scale, nature
and character in the context of the existing site, was acceptable for the
location in question at the centre of the Hafan y Môr site. It was considered that the proposal would not have a detrimental impact
on the area and that the proposal's design was acceptable. (b) Taking advantage of the right to speak, the applicant noted the
following main points:- ·
That the application was part of a series of three
planning applications that would involve an additional investment of
£12.5million on the Hafan y Môr
site; ·
The building had not been updated for a
considerable time and the modifications would improve customer experience and
respond to their expectations; ·
That the proposal was in accordance with policy TWR
1 of the JLDP; ·
The investment in the site would assist the local
economy, businesses contracted directly and would protect the employment of 400
staff employed on the Hafan y Môr
site; ·
The proposal would improve the site's facilities
further and ensure the continuous growth of the business; ·
The building's name would be changed. (c) It was proposed and
seconded to approve the application. A
member noted that consideration needed to be given to the observations of the
Trees Officer in terms of planting indigenous trees as part of the landscaping
work. A member noted that he welcomed the fact that
the building's name would be changed. RESOLVED to approve the application. Conditions: 1. Commence
within five years. 2. In
accordance with the plans and the ecological report. 3. Completion of the landscaping work, including indigenous trees. |
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Application No. C18/0620/40/LL - Outdoor Activity Area, Hafan y Môr Holiday Park, Pwllheli PDF 91 KB Enhancement of outdoor activities area to provide new facilities with
associated landscaping and infrastructure (above and below ground). LOCAL MEMBER: Councillor Peter Read Additional documents: Minutes: Improvements to
the outdoor activities area to create new facilities with landscaping and new
infrastructure (overground and underground) (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that the various elements included in the application,
due to the scale, nature and character in the context of the current site, was
acceptable for the location in question in the middle of the Hafan y Môr site. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. RESOLVED to approve the application. Conditions: 1. Commence
within five years. 2. In
accordance with the plans and the ecology report. 3. Submit
detailed plans of any structures before placing them on the site. 4. Complete the landscaping work including indigenous trees. |