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: Councillors Anne Lloyd Jones, Huw G. Wyn Jones 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. Additional documents: Minutes: (a)
The following members declared a personal interest
in the following items for the reasons noted: ·
Councillor Berwyn Parry Jones in item 5.3 (planning
application number C14/0386/24/LL) and 5.7 (application C18/0941/14/MG) on the
agenda as he was a member of the Board of Cartrefi Cymunedol Gwynedd. ·
Councillor Eirwyn Williams in relation to item 5.6
on the agenda, (planning application number C18/0871/35/LL) as the applicant
was a close relative of his. ·
Councillor Stephen Churchman in item 5.7 on the
agenda, (planning application C18/0941/14/MG), because during the time of
forming the plan, he was a member of the Board of Cartrefi
Cymunedol Gwynedd. He felt that he had been part of
these discussions, and therefore declared an interest. The
Members were of the opinion that they were prejudicial interests, and withdrew
from the Chamber during the discussion on the items noted. (b) The
following members declared that they were local members in relation to the
items noted: ·
Councillor Elin Walker Jones (not a member of this
Planning Committee) in relation to item 5.1 on the agenda (planning application
number C18/0874/11/LL). ·
Councillor Elfed Williams (not a member of this
Planning Committee), in item 5.2 on the agenda (planning application number
C18/0640/18/LL); ·
Councillor Aeron Maldwyn Jones (not a member of
this Planning Committee) in item 5.3 on the agenda (planning application number
C14/0386/24/LL). ·
Councillor Cemlyn Williams, (a member of this
Planning Committee), in relation to item 5.4 on the agenda (planning
application number C17/0958/14/LL). ·
Councillor Eirwyn Williams (a member of this
Planning Committee) in relation to item 5.6 on the agenda (planning application
number C18/0871/35/LL) The Members
withdrew to the other side of the Chamber during the discussion on the
applications in question and did not vote on these matters. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 26 November 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 5 November 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. RESOLVED |
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Application Number C18/0874/11/LL - 49, Trem Elidir, Bangor, Gwynedd PDF 96 KB Change of use of dwelling (use class C3) into a home in multiple occupation (use class C4) LOCAL MEMBER:
COUNCILLOR ELIN WALKER JONES Link
to relevant background documents Additional documents: Minutes: Change of use of a
house (C3 use class) to a house in multiple occupation (C4 use class). Attention was drawn
to the additional observations. The Members had visited the site. (a)
The Planning Manager elaborated on the background to
the application, reminding members that a decision had been
made at the Committee meeting on 26 November to defer the decision in
order to conduct a site visit. It was highlighted that
the information was as submitted at the previous meeting. The members were reminded that Policy TAI 9 of the Joint Local
Development Plan supports the principle of converting existing buildings into
houses in multiple occupation within the development boundaries subject to
meeting four associated criteria. It was considered that the proposed use was acceptable and
would not impair the area's character and would not cause unacceptable harm to
amenities. (b)
Exercising his right to speak, the Local Member
noted the following main points: ·
It was a family home - a former Council house and
was unsuitable as a house in multiple occupation ·
Objected based on overdevelopment ·
An intention to create five bedrooms - no lounge,
one small kitchen to prepare food, and two small bathrooms. Created a very
confined situation - why squeeze five people into one house? ·
A number of student houses / accommodation were
half empty around Bangor ·
Anticipated an increase in waste ·
Anticipated parking problems - there was no
specific parking. It would be required to park on the street ·
That approving a third house in multiple occupation
would go beyond the 10% threshold on the street ·
The city must be protected
from approving houses in multiple occupation so that they would not spread
everywhere. ·
The maps attached to the application were not
up-to-date (c) It was proposed and seconded to refuse the application on the grounds of
over-development and lack of parking spaces (ch) During the ensuing discussion, the following
observations were made by Members: ·
That there were historical warnings from former Councillors
that family homes were converted into houses of multiple occupation in Bangor ·
That statistics showed that student numbers were
falling ·
That houses in multiple occupation / properties to
let were spreading to community centres ·
The parking situation did not reflect the reality
of the situation during the site visit. A suggestion that the situation would
be very different at night or over the weekend. It must be considered that it
would be possible to get five additional cars here ·
That a ward with 'two half', as such, could set a
precedent for similar applications to accumulate in the same half ·
That student housing was quickly spreading across
the city. Accepted that thresholds were important, but it appeared that they
had a negative impact on local residents. ·
That site visits needed to be held at the busiest
times (d) In response to a question regarding the likely impact of refusing the application, contrary to the recommendation, and the risk of costs for the Council, the Senior Planning Manager highlighted ... view the full minutes text for item 5.1 |
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Application Number C18/0640/18/LL - The Bull Inn, High Street, Deiniolen, Caernarfon PDF 124 KB Change of use of former public house into holiday accommodation LOCAL MEMBER:
COUNCILLOR ELFED WILLIAMS Additional documents: Minutes: Change of use of vacant public house into
holiday accommodation Attention was drawn
to the additional observations that had been received. The Members had visited the site. It was noted
that the applicant had submitted an appeal due to a lack of decision. (a)
The Planning Manager elaborated on the background
to the application, reminding members that a decision had
been made at the Committee meeting on 26 November to defer the decision
in order to conduct a site visit. It was noted that
the application was to convert the derelict The Bull Inn public house located
on the High Street in Deiniolen into self-serviced
holiday accommodation with eight bedrooms. This involved a considerable change
to the internal layout of the building but there would not be a significant
change to the external appearance. It was explained that the public house had been closed since
2016 and had been for sale for over a year. Reference was made to policy TWR 2
which supported the development of permanent holiday accommodation by
converting existing buildings provided that proposals
were of high quality in terms of design, appearance and setting. It was considered that the application was of high quality and
was in accordance with policy requirements.
It was highlighted that the Transportation Unit had not noted
any objection to the proposal but an objection was received alleging that there
was a lack of local parking spaces. In considering the authorised use of the
building as a public house, it was not deemed that
this development would be likely to cause substantially worse difficulties than
the situation as a public house or flats. It was explained
that in cases like this, the former use of the site needed to be considered,
and the likely increase as a result of the new
proposal. Here, the previous situation was a public house of a substantial size
and a four bedroom home above, centrally located
within a village. The proposal increased the number of bedrooms but removed the
'public house' element and it was presumed that there
were sufficient opportunities for visitors to park on the streets and in local
car parks if they were visiting the site in a vehicle. It was suggested that
there would be less 'coming and going' with holiday accommodation and there
would be less disturbance. It was noted that
a business plan had been submitted with the application, and that observations
of the Council's Tourism Unit had been received which confirmed that there was
a demand for good quality self-catering units for groups in the county. It was added that, according to the latest figures, there is
1.75% of self-service holiday accommodation in the ward, which confirmed that
there was not an excess of this type of holiday accommodation in the area. (b)
Exercising his right to speak, the Local Member
noted the following main points: ·
That there were insufficient parking spaces in this
cumulative area ·
Many residents already complained about the lack of
parking spaces · 20 additional cars ... view the full minutes text for item 5.2 |
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Renewal of planning permission reference C08A/0568/24/LL and C09A/0532/24/LL for the erection of 24 dwellings including 12 affordable dwellings, alteration to present access and creation of estate roads (amended scheme to that originally submitted) LOCAL MEMBER:
COUNCILLOR AERON MALDWYN JONES Link to relevant background documents Additional documents: Minutes: Renewal of planning application number
C08A/0568/24/LL and C09A/0532/24/LL for the erection of 24 dwellings, to
include 12 affordable houses, alterations to the existing entrance and the
creation of estate roads (amended plan to what was originally
submitted). It was emphasised that the agent of the
objectors had been struck ill and therefore, it was
proposed to defer the application. It was also suggested
that a site visit would be of advantage. RESOLVED to defer and put the application on the agenda for the Committee on 14.1.19 and arrange a site visit. |
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Application Number C17/0958/14/LL - Cwm Cadnant Valley, Llanberis Road, Caernarfon PDF 149 KB Replace 32 touring caravans 68 tent pitches with 26 holiday chalets to be used for 12 months a year LOCAL MEMBER:
COUNCILLOR CEMLYN WILLIAMS Link
to relevant background documents Additional documents: Minutes: Replace 32 touring
caravan and 68 tent pitches with 26 holiday chalets to be used for 12 months a
year Attention
was drawn to the additional observations that had been received. (a)
The Senior Development Control Manager elaborated
on the background of the application, noting that the lower part of the site on
both sides of Cadnant River was located within a C2
flood zone. Although the requirements of the application complied with policies
TWR 3 and TWR 4 of the Local Development Plan, and that the development was acceptable
based on the policy requirements, the other elements of the application did not
mean that the overall development was appropriate on the whole, based on other
relevant policy requirements and planning orders. As the number of
holiday units were located in the lower part of the site, within and exactly
opposite the flood zone, the advice contained in TAN15, the requirements of
Policy PS6 of the LDP and the outcomes of recent appeals clearly state that
applications for developments identified as developments that are vulnerable
to harm (including holiday use units/accommodation/caravans) should not be
permitted if they are located within a C2 Flood Zone. In addition to
this restriction, there were concerns about the suitability of the escape route
from the lower part of the site, if the Cadnant River
overflowed. In this respect it was not considered that the proposal as
submitted was acceptable based on the requirements of Policy PS6 of the LDP and
the advice contained in TAN15. (b)
Exercising his right to speak, the Local Member
noted the following main points: ·
The site was screened well ·
If the application was approved, firm conditions
would need to be added not to permit the units to be used as permanent
residences. ·
That he refused the proposal in accordance with the
recommendation (c) It was proposed and seconded to refuse the application. RESOLVED to refuse
the application 1. The proposed development is contrary to the
requirements of Policy PS6 of the Gwynedd and Anglesey Joint Local Development
Plan (2017) along with Technical Advice Note 15 Development and Flood Risk, as
the proposal involves locating a development that is open to harm within a C2
Flood Zone. 2. The development is contrary to the requirements of
Policy PS1 of the Gwynedd and Anglesey Joint Local Development Plan (2017)
because a Welsh Language Statement was not submitted with the application and,
therefore, the Local Planning Authority was unable to assess the impact of the
development on the Welsh language. 3. The development is
contrary to the requirements of Policy AMG5 of the Gwynedd and Anglesey Joint
Local Development Plan (2017) because a Trees Assessment or an Ecological
Impact Assessment were not submitted and, therefore, the Local Planning
Authority was unable to assess the impact of the development on local
biodiversity. |
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Application Number C18/0853/22/LL - Chwarel Ty Mawr West, Talysarn, Caernarfon PDF 154 KB Application under section 73 to vary condition 10 on
planning permission C18/0489/22/LL, so as to operate an output of 300 tonnes
per day LOCAL MEMBER:
COUNCILLOR CRAIG AB IAGO Link
to relevant background documents Additional documents: Minutes: Application
under Section 73 to vary condition 10 on permission number C18/0489/22/LL to
operate an output of 300 tonnes per day Attention
was drawn to the additional observations that had been
received. (a) The Senior Manager for Minerals and Waste
expanded on the background of the application, noting that the application was
for varying condition 10 of permission number C18/0489/22/LL so that an output
of 300 metric tonnes could be operated per day without being subject to
restrictions on the annual output of 30,000 metric tonnes, 15 loads per day, It
was highlighted that no objections had been received by Natural Resources
Wales, the National Park, the Transportation Unit or Public Protection, and
that three letters of support had been received. It was added that the business offered jobs locally and that no
complaints had been received for many years about the management of the site.
It was noted that many quarries had closed in the area
and, therefore, in the context of transportation, no concerns had been
highlighted as the amount of coming and going had reduced over the years. (b) It was
proposed and seconded to approve the application. An observation was
made that the quarry was a 'clean quarry', that was run very effectively by two
brothers RESOLVED - To authorise the Senior Planning and
Public Protection Service Manager to approve the application subject to a range
of conditions as follows: ·
Length of the
working period, 19 November 2028, final restoration by 31 November 2030 ·
Permitted
activities and compliance with submitted Details / Plans C09A/0046/22/MW; ·
Working Hours
07.30 - 17.00 Monday to Friday and 08.30 - 13.00 Saturday ·
Only slate and
other mineral waste are permitted to be removed, and not material that is below
the original land level ·
No more than
20,000 metric tonnes of imported material is permitted to be stored at any
time, and in accordance with the existing mineral permission to be used in
restoration work ·
Use the delivery
track and the site office for the development's purposes only ·
Mark the boundary
of the mining site ·
Import and
restrictions as they stand at present ·
An output of 300
metric tonnes per day without being subject to a general restriction of 30,000
metric tonnes per annum ·
Method of working ·
Access as it is ·
Restoration,
scheme of tree planting and habitat creation ·
Noise management,
amend the wording to reflect modern standards and set alarms that override
white noise ·
Control of
fugitive dust, as already takes place ·
5-yearly review of
operations ·
Restriction on
permitted development rights ·
Mitigation
measures for bats (keep the hollow-ways open) ·
Archaeological mitigation ·
Vegetation not to
be removed from specific areas between April and August ·
Soils and storage
of restoration materials ·
Note to the
applicant with the response of NRW's consultation is attached ·
Note to applicant
in respect of PROW 15 (Llanllyfni) ·
Note to applicant
in respect of the Well-being of Future Generations (Wales) Act 2015 |
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Application Number C18/0871/35/LL - Eirianedd, Rhos Bach, Criccieth PDF 101 KB Change of use from annexe to holiday accommodation LOCAL MEMBER:
COUNCILLOR EIRWYN WILLIAMS Link
to relevant background documents Additional documents: Minutes: Change of use of annexe to holiday accommodation Attention was drawn to the additional observations that had been
received. It was explained that the applicant has
submitted a business plan, an amended floor plan and a letter to support the
application. The Joint Planning Policy Unit confirmed that the business plan in
its current form did not achieve the necessary requirements of the policy. (a)
The Senior Development Control
Officer elaborated on the background of the application and noted that the site
was located within a residential housing estate known as Rhos
Bach, within the development boundary of Cricieth. It
was explained that the site consisted of a two-storey
residential property with an external single-storey pitch-roofed building
within the curtilage that was used as a games room/annexe. It was highlighted that it was proposed to convert the existing
building, which would involve making exterior modifications, including closing
off the existing doorway and opening new windows and doors. Policy TWR 2
permitted the conversion of outbuildings to holiday accommodation provided that the development was of a high quality in terms
of design, setting and appearance, and if all the criteria could be met.
Attention was drawn to criterion (iv) specifically,
which noted 'that the development is not located in a mainly residential area,
and does not cause significant harm to the residential character of the area'.
Since the site was located within the curtilage of an existing residential
dwelling within a housing estate and within the boundaries of the village of Cricieth and its development boundary, it was considered
that the proposal did not comply with the above point
as it was not considered that the proposal was of high standard in terms of
location. In addition, it was considered that using
this building within the curtilage as a separate unit would mean that the scale
of the development was unacceptable and that both properties would have an
unacceptable impact on each other's amenities. b) Exercising his right to speak, the applicant
noted the following points: ·
The proposal was an addition to the family income
in order to permit time to care for the children ·
That Cricieth was a
desirable holiday destination ·
That the annexe responded to the demand for one
bedroom holiday accommodation in a good location within the village ·
It offered two parking spaces and good facilities ·
The house and the location of the annexe seemed
unfinished as it was ·
Neighbours wanted to see the annexe after it was
completed and tidied. (c) It was proposed and seconded to approve the
application. (ch)
An amendment to the proposal was
proposed and seconded and for a site visit to be arranged. RESOLVED to arrange a site visit. |
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Application Number C18/0941/14/MG - Former Site of Ysgol yr Hendre, Caernarfon PDF 132 KB Application for matters reserved for the erection of 45 dwellings (including 23 affordable dwellings), create a new access, improve existing access, provide public amenity spaces, parking accommodation and landscaping LOCAL MEMBERS: COUNCILLOR ROY OWEN and COUNCILLOR OLAF CAI LARSEN Additional documents: Minutes: Reserved matters
application to construct 45 dwellings (including 23 affordable houses) together
with the creation of a new access, upgrading the existing access, provision of
public amenity spaces, parking spaces and landscaping Attention was drawn to the additional observations that had been
received. a) The Senior Development Control Officer
elaborated on the background of the application, reporting that an outline
application had been approved in January 2017, along
with a condition requesting a plan to provide affordable houses as part of the
development. It was added that the
affordable housing would meet the Wales Development Quality Requirement
standard (DQR standards), varying from three person 2-bedroom houses to seven
person 4-bedroom houses, scattered throughout the development. It was noted that the application site was located within an
established residential area and within the Caernarfon development boundary as
included in the Gwynedd Unitary Development Plan (GUDP). The main
considerations of this application was the acceptability of reserved matters
under the previous outline application involving the external appearances of
the houses, landscaping, plan and scale. It was explained
that the principle of locating houses on this particular site had already been
accepted and established given outline application no. C16/0773/14/AM. It was
highlighted that the details submitted with this application showed that there
would be a variety of different materials used for the external appearances of
the houses, which reflected the appearances and finishes of nearby houses. It was not considered that the development would create
structures that were inconsistent with the local streetscape. In the context of
general and residential amenities, it was noted that
residential dwellings had been located to the north, south and west of the site
but there would be no unacceptable direct overlooking into these houses. The objections submitted by local residents were received, but it
was not considered that locating up to 45 houses would create an unacceptable
impact for residential or general amenities of nearby residents on the grounds
of creating disturbance, loss of privacy, loss of light and creating dominating
structures and, therefore, the proposal was acceptable on the grounds of the
requirements of Policy PCYFF 2 and PCYFF 3 of the Local Development Plan. As part of the
application, an Affordable Housing Statement was submitted
with as a way of meeting the requirements of condition number 3 of the outline
application relating to submitting details regarding the provision of
affordable housing as part of the development. It was
considered that the information in the report satisfied the needs of
condition 3 of the permission regarding the numbers, type, tenure and location
of the affordable housing permission. b) It was proposed and seconded to approve the
application. c) In response to a question regarding the observations of the Town Council, that 'they supported the development on the condition that the 23 affordable housing would not be changed halfway through the plan'. It was noted that the application had already received permission and that these matters were irrelevant to the discussion. Nevertheless, it was added that should ... view the full minutes text for item 5.7 |