Agenda, decisions and minutes

To accept any apologies for absence.

None to note

To receive any declaration of personal interest and to note protocol matters.

a)    Councillor Berwyn Parry Jones in items 5.3 (C21/0767/14/LL) on the agenda, as he was a member of the Adra Board.

b)    Councillor Owain Williams in item 5.8 (C21/0988/39/LL) on the agenda, as he was the owner of a caravan site.

The members were of the view that it was a prejudicial interest, and they withdrew from the meeting during the discussion on the applications.

c)    The following members declared that they were local members in relation to the items noted:

·         Councillor E. Selwyn Griffiths (not a member of this Planning Committee) in relation to item 5.1 (C20/0649/44/LL) on the agenda.

·         Councillor Berwyn P Jones  (a member of this Planning Committee), in item 5.2 (C21/0934/15/AC) on the agenda. 

·         Councillor Cemlyn Williams (not a member of this Planning Committee), in relation to item 5.3 (C21/0767/14/LL) on the agenda

·         Councillor Gareth Williams (not a member of this Planning Committee), in item 5.6 (C21/1010/32/LL) on the agenda

·         Councillor Gareth T M Jones (a member of this Planning Committee) in relation to item 5.7 (C21/0859/42/DT) on the agenda

·         Councillor John Brynmor Hughes (not a member of this Planning Committee), in relation to item 5.8 (C21/0988/39/LL) on the agenda. 

To note any items that are a matter of urgency in the view of the Chairman for consideration.

None to note

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 13 December 2021, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 13 December 2021, 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.

RESOLVED

Application for the erection of an ~5MWe gas fired standby power station and associated infrastructure.

LOCAL MEMBER: Councillor Selwyn Griffiths

Link to relevant background documents

DECISION: TO REFUSE

Reasons

1.    Sufficient evidence has not been submitted regarding the need for the development or its use of fossil fuel that would undermine Gwynedd Council's climate emergency statement.  To this end, it is considered that the proposal is contrary to the general aims of the Anglesey and Gwynedd Joint Local Development Plan 2017, together with policies PS7 and ADN3 specifically that promote the provision of renewable or low carbon energy, policies PS5, PS6 and PCYFF 5 in terms of alleviating the impact of climate change and carbon management, and Planning Policy Wales, Edition 11, 2021, paragraphs 5.7.2, 5.7.6 and 5.7.11.

2.    No specific justification has been submitted as part of the application for the proposal on this site and therefore it cannot be confirmed that the loss of employment land is acceptable and the proposal is therefore contrary to the requirements of policies PS5, PS13, CYF 1, CYF 3 and CYF 5 of the Anglesey and Gwynedd Joint Local Development Plan 2017 that controls developments on land designated for employment use.

3.    The proposal falls within the classification of a development that is highly vulnerable to damage, and insufficient evidence has been submitted to ensure that the proposal complies with the Council's strategy, therefore the proposal is unacceptable in terms of flooding and does not comply with the requirements of policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan 2017 together with criterion (i) of paragraph 6.2 of Technical Advice Note 15 Development and Flood Risk.

Application to site a ~5MWe gas fired standby power station with associated infrastructure  

Attention was drawn to the late observations form.

a)    The Development Control Team Leader elaborated  on the application's background and noted that it was a full application to site a 5MWe fast response flexible electricity generating facility and associated works to include CCTV cameras, amenity cabins, gas kiosk, tanks, fencing and various structures on land at the side of the Gelert site, Penamser Business Park on the outskirts of Porthmadog. It was added that the site was within a C1 flood zone and was an Employment Protection site as defined in the Local Development Plan (LDP)  

If approved, the proposal would enable fast generation of electricity should it be required when the local network cannot generate this. It was explained that the facility would run (albeit occasionally) on gas, and therefore would be dependent on fossil fuel. It was recognised that similar applications had been approved by the Local Planning Authority in other locations on the grounds that they would form part of the support network that could be used when the renewable supply was insufficient within the local network. By now, similar proposals had been refused on appeal due to their dependency on fossil fuel in circumstances where councils had declared a climate emergency and also where there was a lack of evidence about the need to generate energy by burning fossil fuel.  It was noted that Gwynedd Council had recognised and declared a climate emergency in March 2019, promoting the reduction in carbon use as part of their strategy.

In order to alleviate the effects of climate change, proposals will only be permitted where it can be demonstrated that they have fully taken account of and responded to the criteria that includes the energy hierarchy, which includes reducing energy demand, energy efficiency and using low or zero carbon energy technologies wherever practical and to take full advantage of the contribution of renewable energy or low carbon technology to satisfy the requirements of the proposal for electricity and heating.  It was highlighted that statements had been submitted by the agent, however, there was no evidence submitted of the specific need for this provision, or that it would be possible to provide the supply via other low carbon or renewable means. The proposal before them did not offer employment use, beyond the period of installation, and although it was recognised that the proposed site was small and awkward, with vacant units within the business park, there was no specific justification for the proposal and it could not be confirmed that the loss of employment land was acceptable in terms of policies PS 13, CYF 1 or CYF 3 of the LDP. 

It was added that the site was located within a C1 flooding zone and the proposal was to provide a gas power station to generate electricity, that according to the definitions included in Technical Advice Note 15: Development and Flooding Risk was a highly vulnerable development.  ...  view the full minutes text for item 6.

Application to amend condition 1 of planning permission reference C16/0886/15/LL for installation of underground 132KV grid connection cables between the Glyn Rhonwy Storage Facility and Pentir Substation so as to extend the development commencement period for an additional 2 years.

LOCAL MEMBERS: Councillors Kevin Morris Jones, Elfed Williams, Menna Baines, Elwyn Jones, Sion Wyn Jones and Berwyn Parry Jones

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions.

1.    5 years

2.    The amendment(s) hereby permitted shall be carried out in strict conformity with the details submitted to the Local Planning Authority on 22/10/2021, and contained in the application form and in any other documents accompanying the application, unless condition(s) to amend them are included in this planning decision notice. Notwithstanding the amendments hereby permitted, the remainder of the development must be completed in strict conformity with the details and conditions included in planning permission number C16/0886/15/LL.

Application to amend condition 1 of planning permission reference C16/0886/15/LL for the installation of underground 132KV grid connection cables between the Glyn Rhonwy pump storage Facility and Pentir Substation so as to extend the development commencement period for an additional 2 years.

Attention was drawn to the late observations form.

a)    The Development Control Team Leader highlighted that the length of the connection measured approximately 9km and was completely underground - running within the Glyn Rhonwy site towards the sub-station at Pentir. . It was explained that the cables themselves would be installed within a protected duct, at a depth of 1.7m within the ditch.

Members were reminded that this was an application to vary condition 1 of planning permission C16/0886/15/LL in order to extend the development commencement period for an additional 2 years, without any change to the original plan. Consequently, the principle of this proposal had already been accepted and established by the Local Planning Authority by means of planning permission C16/0886/15/LL. However, it was highlighted that there was a need to consider whether circumstances or the planning policy situation had changed since the application was originally approved. The importance of assessing and confirming whether or not the situation continued to be the same in terms of compliance with the Planning Policies was reiterated.

In light of local policies, the Local Planning Authority determined the original application based on the policies of the Gwynedd Unitary Development Plan which had by now been replaced by the Joint Local Development Plan, therefore it was necessary to consider any material amendments in the policies since determining the previous application. It was explained that the relevant policies involving the acceptability of the principle of this latest application were Policies ISA 1 'Infrastructure Provision' and PS 7 'Renewable Technology'.

It was noted that part of the proposal leads through the 'North Western Fringes of Snowdonia' Special Landscape Area, and was entirely within the 'Dinorwig' Landscape of Outstanding Historic Interest and directly adjacent to the 'Slate Landscape' World Heritage Site. Therefore, it was considered that the proposal to install an underground connection cable complied with guidance in policy PS 7 and continued to comply with relevant policies

b)    Taking advantage of the opportunity to speak, the Local Member for the Cwm y Glo ward, Councillor Berwyn P Jones, noted that he had no objection to the application.

c)    A proposal was made to approve the application and it was seconded.

RESOLVED to delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions

1.       5 years

2.       The amendment(s) hereby permitted shall be carried out in strict conformity with the details shown on plans submitted to the Local Planning Authority on 22/10/2021, and contained in the application form and in any other documents accompanying the application, unless condition(s) to amend them are included in this planning decision notice. Notwithstanding the amendments hereby permitted, the remainder of the development must be completed in strict conformity with the  ...  view the full minutes text for item 7.

Erection of 17 affordable dwellings, access, car parking, landscaping and associated works

LOCAL MEMBER: Councillor Cemlyn Williams

Link to relevant background documents

DECISION: To defer the application in order to receive a further transportation assessment together with more photographs / video of the site and its relation to the nearby secondary school 

Construction of 17 affordable housing, access, parking spaces, landscaping and associated works

Attention was drawn to the late observations form.

a)    The Planning Manager highlighted that this was a full application for the construction of 17 affordable dwellings, including 6 x two-storey houses for four persons, 6 x two-storey houses for five persons, 2 x two-storey houses for seven persons, and 3 x bungalows for three persons, together with the construction of an entrance and access road, landscaping and swales in the south eastern corner of the site to contain surface water.  The site was located amongst houses in the town of Caernarfon, opposite Syr Hugh Owen secondary school with the site approximately 0.55ha - 17 units resulted ina density of 30.9 houses per hectare, which complies with Policy PCYFF 2 in the Plan.

It was explained that the principle of erecting housing on this site was based on Policy PCYFF1, TAI 1, TAI 15 and PS 5 of the LDP which notes that proposals will be approved within development boundaries in accordance with the other policies and proposals in the Plan, national planning policies and other material planning considerations.

According to Policy ISA 5, new housing proposals for 10 or more dwellings, in areas where existing open spaces cannot meet the needs of the proposed housing development, should provide suitable provision of open spaces in accordance with the Fields in Trust (FIT) benchmark standards. The current information received from the Joint Planning Policy Unit shows that there is a lack of play areas with equipment for children locally and as part of the proposal and to this end, therefore, a financial contribution will need to be made in order to meet this lack of provision. Confirmation was received from the applicant, stating that they would be willing to make a contribution of £3346.16 and this can be secured via a legal 106 agreement. The proposal was not considered to be contrary to Policy ISA 5 of the LDP, as well as SPG: Open Spaces in New Housing Developments.

It was noted that the Council's Transportation Unit had submitted observations stating that the proposal would not disrupt road safety although the observations received objecting to the application on the grounds of road safety were acknowledged. With conditions and a financial contribution to ensure improvements to the road via a 106 agreement, the proposal was considered in accordance with the transportation policies.

It was reported that the Council had received correspondence from local residents stating that the lowest part of the site floods during periods of heavy rain and with concern that the development would exacerbate the situation, rather than resolve the flooding problems on the site. Nevertheless, information was received with the application to show that an effective, sustainable drainage system can be designed for the site, that would improve the current situation.

b)    Taking advantage of the right to speak, the applicant noted the following observations:

·         That the greenfield site had been empty since its use as allotments had  ...  view the full minutes text for item 8.

Demolition of existing public house and the erection of six houses 

LOCAL MEMBER: Councillor Dylan Bullard

Link to relevant background documents

DECISION: To refuse

Reasons:

1.    In considering the scale, design and number of proposed dwellings, it is not considered that the development would be suitable for the site and that its appearance would be unacceptable in the local area.  In addition, given the narrow nature of the site, the number of units included in the plan and the lack of amenity space associated with the individual houses, it is believed that it would be an over-development of the site and harmful to residential amenities. Therefore, it is considered that the proposal is contrary to the relevant requirements of policies PCYFF 2 and PCYFF 3 of the Anglesey and Gwynedd Joint Local Development Plan.

2.    On the grounds of the lack of suitable housing mix along with an insufficient provision of affordable housing it is believed that the proposal is unable to meet the requirements of policies TAI 8 and TAI 15 of the Anglesey and Gwynedd Joint Local Development Plan, along with the relevant advice given within the 'Affordable Housing' and 'Housing Mix' Supplementary Planning Guidance.

3.    It is not believed that the applicant has submitted enough information to assess whether the proposal meets the requirements of criterion 1c of Policy PS1 of the Anglesey and Gwynedd Joint Local Development Plan that requires a Welsh Language statement to demonstrate how the proposed developments would protect, promote and strengthen the Welsh language.  On this basis, the Local Planning Authority has not been convinced that the proposal would not have a negative effect on the Welsh language in the plan area.

4.    It is not believed that sufficient information has been submitted to justify the loss of the public house facility on the grounds of the relevant requirements of policy ISA 2 C of the Anglesey and Gwynedd Joint Local Development Plan together with Supplementary Planning Guidance: "Change of use of community facilities, employment sites and retail units"; that note the need to confirm, via evidence, that there have been efforts made to market the site.

5.    The site lies within an area that is at risk of surface water flooding and there is insufficient information in the submitted Flood Consequence Assessment to demonstrate that the flood risk can be controlled acceptably over the development's lifetime and consequently, the application is contrary to criterion 8 of policy PS 5 and criterion 4 of policy PS 6 of the Anglesey and Gwynedd Joint Local Development Plan, as well as the guidance given in paragraph 11.1 of Technical Advice Note 15.

Demolition of existing public house and erection of six dwellings

Attention was drawn to the late observations form.

a)    The Planning Manager highlighted that this was a full application to demolish an existing two-storey public house and build 6 two or three bedroom houses in a terrace.

It was explained that the site was located within the development boundary of the town of Pwllheli as noted in the Anglesey and Gwynedd Joint Local Development Plan and that the principle of the development was being considered against Policy PCYFF 1 ('Development Boundaries'), Policy PS 5 (Sustainable Development), Policy TAI 1 (Houses in the sub-regional centre and urban service centres), and Policy TAI 15 ('Affordable Housing Threshold and Distribution'). In the context of policy PCYFF 1, it was considered that the proposal was acceptable in principle due to the site's location within an existing development boundary and similarly, that policy PS 5 encouraged developments on previously developed sites.

Nevertheless, as the settlement had seen its expected level of growth, through units being completed in the period between 2011 and 2021, developing units in the existing land bank and developing the sites designated for housing, justification was needed for the application, outlining how the proposal would address the needs of the local community. Every applicant submitting a planning application for 5 or more housing units, must submit a Housing Statement to support their planning application in accordance with the methodology outlined in Appendix 2 of the SPG Housing Mix:  It was not considered that the information submitted as a part of this application was sufficient to show clearly that the development in question met a specific need within the local community.

It was explained that Policy TAI 15 of the LDP stated that Councils will seek to ensure an appropriate level of affordable housing in the plan area, and it was noted that for Pwllheli, the threshold for the need for such a provision was two or more housing units. As the proposed development proposed an increase of 6 units, it corresponded with the threshold of policy TAI 15 for making an affordable housing contribution. As Pwllheli was located in the 'Larger Coastal Settlements' Housing Price Area in the LDP, it was noted that providing 30% of affordable housing would be viable - this equated to 1.8 units in this development.  It was highlighted that one unit was proposed in the application as an affordable unit and so a commuted sum to the value of 0.8 of a house would be expected to meet the policy requirement.  It was reiterated that if the applicant was of the opinion that it was not viable to provide the expected affordable element here, it would be their responsibility to clearly highlight on an assessment proforma, the viability of the circumstances that justify the lower affordable housing provision. Nevertheless, it was reported that the applicant had not submitted information in terms of considerations that related to the viability of the development and whether providing the expected affordable  ...  view the full minutes text for item 9.

Erection of extension to existing cattle shed and alterations to create a manure store and covered feeding yard.

LOCAL MEMBER: Councillor W Gareth Roberts

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application, subject to receiving a favourable result from the Test of Likely Significant Effect on the nearby designated sites.

Conditions

1.    5 years

2.    Development to comply with the approved plans

3.    No site clearance work during the bird nesting season without prior agreement.

Notes:             Natural Resources Wales

                        Land Drainage Unit

                        Need to protect the public footpath

Erection of extension to existing cattle shed and alterations to create a manure store and covered feeding yard.

a)    The Planning Manager highlighted that the application proposed to erect an extension to an existing cattle shed in order to create a manure store and covered feeding yard. It was explained that the extension would measure 36.3m in length, 10.9m in width and 4.7m in height to the ridge of the roof and would be formulated from grey coloured cladding panels on a low concrete wall and a roof of grey coloured profile material.

The application was submitted to the Planning Committee as the applicant was an Elected Member of the Council.

It was explained that it was not considered that the proposal was contrary to any relevant planning policy within the LDP and that the development proposed was appropriate for the site and that it was unlikely to cause unacceptable detrimental impacts on local amenities, biodiversity or heritage assets.

b)    A proposal was made to approve the application and it was seconded.

RESOLVED: To delegate powers to the Senior Planning Manager to approve the application, subject to receiving a favourable result from the Test of Likely Significant effect on the nearby designated sites.

Conditions

1.         5 years

2.         Development to comply with the approved plans

3.         No site clearance work during the bird nesting season without prior agreement.

Notes :            Natural Resources Wales

                        Land Drainage Unit

                        Need to protect the public footpath

Conversion of outbuilding to provide an affordable dwelling, together with alterations to existing vehicular access, installation of a package treatment plant and associated works

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION: To approve subject to receiving a further report on the affordability of the house

Conversion of outbuilding to provide an affordable dwelling, together with alterations to existing vehicular access, installation of a package treatment plant and associated works.

a)            The Development Control Team Leader highlighted that this was an application to covert an existing outbuilding (formerly a dwelling house) into an affordable house with two bedrooms, a living room and a kitchen diner and creating a garden near the building. It was explained that it was proposed to retain the main structure of the building but to demolish the walls of the associated outbuildings and erect single-storey extensions on the side and rear of the main structure. It was reported that the site was in a rural area (far from any development boundary defined by the LDP), within a Special Landscape Area and the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest, and partly within the Caerau Regional Wildlife Site.

The application was submitted to the Committee at the local member’s request.

The officer elaborated that the site was outside any development boundary as identified under policy PCYFF 1 of the LDP where it is noted, outside development boundaries, that the proposals will be refused unless they are in accordance with the specific policy in the Plan. In this case, although the proposal was to convert an existing outbuilding, there was doubt whether this structure could be considered as a "building" rather than the ruin of a former dwelling.

It was highlighted that a structural report had been submitted as part of the application, alleging that the existing walls were structurally sound and suitable to be retained without the need for significant rebuilding, and it is also noted that it would not be necessary to rebuild more than 10% of the area of the original walls. In assessing the report, it was reported that considerable doubt remained regarding the suitability of the building's structure for conversion or whether the work associated with the development would equate to erecting a new house in the countryside, contrary to the requirements of policy PCYFF 1 of the LDP.

On the grounds of the assessment, even should it be accepted that the traditional building in the countryside was suitable for conversion into a dwelling house, it was not considered that the proposal complied with one of the specific criteria for such developments as listed in policy TAI 7 of the LDP. Although it was acknowledged that the applicant needed an affordable house and that the general design of the building was of good quality, due to the rural location, the derelict nature of the existing site and the number of changes intended to be done to the structure, there was no choice but to recommend refusing the application.

b)            Taking advantage of the right to speak, the applicant noted the following observations:

·         That she wished to continue to live in Llangwnnadl but that house prices in the local area and vicinity were far beyond her reach.

·         That there was no affordable house in her home area  ...  view the full minutes text for item 11.

Demolish existing garage and construction of a new garage

LOCAL MEMBER: Councillor Gareth Tudor Morris Jones

Link to relevant background documents

DECISION: To refuse

Reasons – over development

Demolish existing garage and construction of a new garage

a)            The Senior Development Control Officer highlighted that this was a full application to demolish an existing garage and construction of a new garage.

It was explained that the site was located within the existing development boundary of Morfa Nefyn and within a residential area that was mixed in terms of type and form.  It was reiterated that the site and the surrounding area was located within the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest.

The application was submitted to the Committee at the local member's request on the basis of over-development of the site.

It was acknowledged that concerns had been highlighted by a neighbour, the local member and the Community Council regarding the proposal and, specifically, concern about the future use of the building. It was explained that it was not possible to anticipate what could happen in the future, but that consideration must be given to the proposal as submitted, which was an application to demolish an existing garage and erect a new garage.  It was noted that the roof space of the new building was to be used as an office, but there was no suggestion that there would be any alternative use to that noted. Nevertheless, it was believed that it would be reasonable to include a condition that the building would not be used for any reason other than for ancillary use to the house including as a holiday let.

b)            Taking advantage of the right to speak, the applicant’s agent noted the following comments, and introduced a video explaining the logic behind the planning application to refurbish the outbuilding in their garden

·         That they had lived in the house since 2016 and previously they owned Bodfan nearby

·         The family had been in the area since the 1960s - his grandparents and parents owned property in the area and therefore they were greatly committed to the area - they did not intend to sell any property, which was the hot topic these days.

·         The building was in a poor condition and there was a need to replace it with something that was safe, more modern and fit for purpose.

·         The intention was for it to be used for storing boats and tractors.

·         The roof was sagging, which suggested that the beams were giving way. It was considered that the beams were original [since the time when the building was constructed over 100 years ago]. The guttering had now fallen and there were cracks in all of the walls.

·         Grateful if the Committee could consider the application in a favourable light.

c)            Taking advantage of the opportunity to speak, the Local Member noted:-

·         That the roof-space was being converted into an office.

·         Local Residents and the Town Council objected on the grounds of over-development - the proposal was substantially larger than the existing.

·         That 6 houses abutted the site

·         The house had also been extended recently

·         Plenty of parking space without needing a  ...  view the full minutes text for item 12.

Extend Holiday season from 8 months to 10.5 months for holiday purposes

LOCAL MEMBER: Councillor John Brynmor Hughes

Link to relevant background documents

DECISION: To approve with conditions

1.    Restrict the use of the site to the period between 1 March in one year to 15 January the following year.

2.    Holiday use only and a register must be maintained of all users.

3.    All internal and external signs to be in Welsh only or bilingual with a priority given to the Welsh language.

Note - Licensing Officer

To extend the holiday season from 8 to 10.5 months for holiday purposes

a)                  The Senior Development Control Officer highlighted that this was an application to extend the period the units can be used on the existing static caravan site from 8 months (between 1 March until 31 October) to 10.5 months (between 1 March until 15 January of the following year). The proposal would increase the occupancy period by 3.5 months in the year, however, there was no intention to add to the existing number of static caravans, namely 32.  There would be no alterations or additions to the existing facilities on the site. As part of the application, a Design and Access Statement was submitted and the documents explain the background of the application and note that there has been a significant increase in the demand for holidays over Christmas and New Year. It was also noted that the site was a permanent and long-established site with high-quality units that were suitable for winter use.

This application was brought before the Committee in accordance with the delegation scheme as the surface area of the site was greater than 0.5ha.

It was considered that the proposal would not exacerbate the current situation regarding the impact of the static caravans on the environment, as they were already located on the site throughout the year and it was not intended to increase their number. Since no changes would be made to the visual amenities of the AONB, the proposal was considered acceptable on the grounds of the requirements of Policy AMG 1 of the LDP. It was also considered that amending the occupancy period under the Local Planning Authority's policies was acceptable, by imposing appropriate conditions to set the new holiday period and to ensure the use of static caravans for holiday use only and that a comprehensive register was kept of all unit users.

b)            Taking advantage of the right to speak, the Local Member noted:

·         That the application was being submitted because the caravan owners had made a request to the applicant to be able to go to their caravans outside the season

·         The application was fair

·         The caravans were good quality and suitable for all weathers

·         The site was in a good condition, was well-organised and clean

·         That policies supported the influx of visitors over the winter - creating work locally

·         He was supportive of the application.

c)            It was proposed and seconded to approve the application

d)            During the ensuing discussion, the following observations were made by members:

·         A register needed to be kept

·         The owner had the right to be open for 12 months

RESOLVED: To approve with conditions

1.    Restrict the use of the site to the period between 1 March in one year to 15 January the following year

2.    Holiday use only and a register must be maintained of all users.

3.    All internal and external signs to be in Welsh only or bilingual with a priority given to the Welsh language.

Note  ...  view the full minutes text for item 13.