Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH
Contact: Bethan Adams 01286 679020
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To accept any apologies for absence.
DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS
To receive any declaration of personal interest and to note protocol matters.
(a) Councillor Eirwyn Williams declared a personal interest in item 5.1 on the agenda, (planning application number C18/0520/44/LL) as he owned a guesthouse.
The member was of the opinion that it was not a prejudicial interest, and he did not withdraw from the meeting during the discussion on the item and he voted.
(b) The following members declared that they were local members in relation to the items noted:
· Councillor Nia Jeffreys (not a member of this Planning Committee), in item 5.1 on the agenda (planning application number C18/0520/44/LL);
· Councillor Dafydd Meurig (not a member of this Planning Committee), in relation to item 5.2 on the agenda, (planning application number C19/0556/21/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.
To note any items that are a matter of urgency in the view of the Chairman for consideration.
The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 2 September 2019, be signed as a true record.
The Chair signed the minutes of the previous meeting of this Committee, that took place on 2 September 2019, as a true record.
To submit the report of the Head of Environment Department.
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.
Application for the demolition of existing building and erection of hotel with ancillary restaurant and bar together with associated works including alterations to existing vehicular access, creation of parking spaces, landscaping and provision of bin store (revised scheme).
LOCAL MEMBER: Councillor Nia Jeffreys
Application for the demolition of existing building and erection of hotel with ancillary restaurant and bar together with alterations to the access, creation of parking spaces and landscaping and provision of bin store (revised scheme).
(a) The Planning Manager elaborated on the background of the application and noted that the hotel would have 80 bedrooms over three/four storeys, with a restaurant and bar on the ground floor with associated facilities, together with 56 parking spaces and bicycle storage. She noted that the site was in a prominent location on the outskirts of Porthmadog, and the building that was previously a tax office, was visible when travelling over the Cob towards Porthmadog. Some members had visited the site prior to the meeting.
Attention was drawn to the additional observations that had been received.
She noted that the principle of the development was acceptable as developing on brownfield land and serviced-accommodation provision were supported by national and local policies.
She highlighted that there were a variety of buildings in the vicinity of the site and some buildings had historical features. It was not considered that any specific form existed within the nearby area. She explained that the existing building was fairly substantial in size with three storeys and a hip slate roof, however, it had no architectural features of interest. She noted that the proposal indicated a building situated further back from the public highway with the car park to the front. She elaborated that the development as a whole would create a prominent visual change, however, this was not considered to be unacceptable. It was important to note that there were landscape and conservation designations close to the site, however, the context of the site on the outskirts of a busy town had to be considered. The proposal was not considered to be a significant change to the existing situation and it was likely that the most impact would only be local. She noted that it was considered that the impact of the development was not unacceptable considering the area's nature, the existing building and the nature of the development.
She explained that the site was located close to the residential terraced housing of Tros y Bont (Britannia Terrace and Britannia Place). She noted that there was no doubt that there would be a change to what existed on the site, however, having considered the location, form and size of the existing building with what was proposed, it was deemed that the change would not be unacceptable.
She noted that the matters that concerned local residents most were the local impact of the development due to the proposal's size and what was seen as a lack of parking provision within the site. She highlighted that a Transportation Statement has been submitted with the application as well as detailed plans indicating transportation routes in and out of the site. Due to the concerns highlighted, a thorough assessment of the proposal was conducted by the Transportation Unit and they confirmed they had no ... view the full minutes text for item 5.1
Change of use of agricultural building into a boat engine mechanic workshop (Use Class B1).
LOCAL MEMBER: Councillor Dafydd Meurig
Change of use of agricultural building into a boat engine mechanic workshop (Use Class B1)
(a) The Planning Manager elaborated on the background of the application and noted that it was a retrospective application. She explained that the site was near the buildings of the former Tal y Bont Uchaf farm, these comprise a substantial house, annexe and outbuildings and a (Grade II) listed building. She noted that the building was in a rural area approximately 1.2km east of the development boundary of the Local Village of Llandygai, as defined by the Anglesey and Gwynedd Joint Local Development Plan (JLDP).
She noted that Strategic Policy PS 13 of the JLDP aimed to facilitate economic growth by supporting many aspects of the local economy including supporting the economic prosperity of rural communities by facilitating growth on an appropriate scale by re-using existing buildings in rural areas. She explained that the proposal met with criteria in Policy CYF6 of the JLDP which encourages the approval of proposals to re-use and convert rural buildings for business use.
She drew attention to the two main elements of the development that may have an impact on the amenities of neighbours namely noise and transportation. She noted that a noise report was submitted with the application and concluded that the workshop did not cause significant harm to neighbours' amenities in terms of noise. She explained that the applicant was in the process of buying Fferm Tal y Bont Uchaf and the associated buildings and if this went through, it would be a matter for the owner to control the noise in order that it would not have an impact on his own property. It was recommended, if planning permission was approved, that a condition should be imposed to tie the planning permission to the owner/resident of Fferm Tal y Bont Uchaf only.
She highlighted that the Transportation Unit had no objection to the proposal, however, there was some objection by the local community who claimed that the increase in traffic was already harmful to road safety and local amenities. She noted that when considering the previous use of the site for agricultural purposes, there was nothing to prevent substantial agricultural vehicles/machinery from coming and going to the site for that purpose.
She noted that Natural Resources Wales had withdrawn their objection to the application. The development was acceptable in terms of relevant local and national policies for the reasons noted in the report.
(b) Exercising the right to speak, the applicant’s agent noted the following main points:-
· That the business was a specialist one that employed nine full-time members of staff;
· The lease of the business's previous site had ended, discussions were conducted with Council officers and others regarding a suitable alternative site but none were available;
· The business had to re-locate at short notice. Therefore, ... view the full minutes text for item 5.2
Full application for change of use of building from use class D2 (indoor karting centre) to use class B2 (general industrial use).
LOCAL MEMBER: Councillor Jason Parry
Full application for change of use of building from use class D2 (indoor karting centre) to use class B2 (general industrial use)
(a) The Planning Manager elaborated on the application's background and noted that this was to bring the building back into business use within use class B2, that was more in keeping with its location at Cibyn Industrial Estate, than the current use.
She explained that the Cibyn Industrial Estate had been designated as a Sub-regional Strategic Site for land uses within use classes B1, B2 and B8. The proposal was acceptable in principle.
It was highlighted that there were no concerns regarding amenities or transportation. Attention was drawn to the additional observations received and it was noted that a Language Statement had been submitted and the Language Unit considered that the impact would be positive and offered local employment opportunities.
The development was acceptable in terms of relevant local and national policies for the reasons noted in the report.
(b) Exercising the right to speak, the applicant’s agent noted the following main points:-
· That the use as a karting centre had ended. The proposal would change the business use back to business use B2 in compliance with the Cibyn Industrial Estate designation as a protected site for employment use;
· The applicant was Welcome Furniture, who employed 190 staff on another site at Cibyn, and the majority were local people. Expanding the business would create up to an additional 20 jobs;
· No objection had been received and the Town Council supported the application.
(c) It was proposed and seconded to approve the application.
A member noted that the development would be beneficial to the area with an established company bringing the site back into use.
In response to an enquiry from a member if the previous company had received public funding and the sum, the Senior Solicitor noted that he would pass the enquiry on to the Economy and Community Department to answer the member directly. It was stressed that this was not relevant to the determination on this application.
RESOLVED to approve the application.
2. Compliance with the plans
3. Welsh Water Note
Note: this permission does not grant permission for any signs or ventilation /extraction units.