Venue: Hybrid - Siambr Dafydd Orwig, Swyddfeydd y Cyngor, Caernarfon LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679 878 Email: lowrihafevans@gwynedd.llyw.cymru
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were received
from Councillor Gareth Morris Jones |
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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 that they were local members in relation to the items noted: ·
Councillor Huw Rowlands
in item 5.1 (C22/0038/22/LL) on the agenda, as he knew the applicant ·
Councillor Gruffydd
Williams in item 5.1 (C22/0038/22/LL) on the agenda, as he knew the applicant
and the objector and 5.8 (C20/0102/33/LL) as his father owned a nearby caravan
park ·
Councillor Cai Larsen
in item 5.3 (C22/0223/15/LL) on the agenda, as his daughter lived near the site Members were of the view that it was a
prejudicial interest, and they withdrew from the meeting during the discussion
on the application b)
The following members
declared that they were local members in relation to the items noted: ·
Councillor Peter Thomas
(not a member of this Planning Committee), in item 5.1 (C22/0038/22/LL) on the agenda ·
Councillor Kim Jones
(not a member of this Planning Committee), in item 5.3 (C22/0223/15/LL) on the
agenda ·
Councillor Gareth
Williams (not a member of this Planning Committee), in item 5.5
(C21/0573/33/LL) on the agenda ·
Councillor Cai Larsen
(a member of this Planning Committee), in item 5.9 (C21/1111/14/LL) on the
agenda |
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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: Minutes: None to
note |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 13th June 2022, be signed as a true record. Additional documents: Minutes: The Chair accepted the minutes of the previous meeting
of this committee, held on 13 June 2022, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Additional documents: Minutes: The Committee considered the
following applications for development. Details of the applications were
expanded upon and questions were answered in relation to the plans and policy
aspects. |
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Extend track under application reference nymber C21/1155/22/YA for a distance of 15 metres to the north of the existing entrance together with the construction of a bridge to cross a watercourse. Lon Tyddyn Agnes, Llanllyfni LOCAL MEMBER: Councillor Peter Thomas Link
to relevant background documents Additional documents: Decision: DECISION: To
approve the application subject to the following conditions: - 1.
Five years. 2. In
accordance with the details submitted with the application. 3. Submit a
tree planting plan to be approved in writing by the Local Planning Authority. 4. Complete
the development in accordance with the recommendations of the ecological
report. Note regarding the
need to obtain the permission of the Transportation Unit to carry out work
within the highway. Note regarding the advice received from the
Council's Water and Environment Unit Minutes: Extend track under application reference
C21/1155/22/YA for a distance of 15 metres to the north of the existing
entrance along with the construction of a bridge to cross the watercourse - Lôn Tyddyn Agnes, Llanllyfni The application was deferred at the Planning
Committee on 13 June 2022 in order to inform one of the objectors who wished to
speak at the Committee and hold a site inspection. Some of the Members had visited the site on
04/07/22 to familiarise themselves with the layout and context of the proposal
within the local environment. a) The Development Control Office highlighted that is was a full
application to extend the agricultural track approved under application
reference C21/1155/22/YA for a distance of 15 metres to the north of the
existing entrance along with the construction of a bridge to cross the
watercourse off the Lôn Tyddyn
Agnes unclassified county road in the community of Llanllyfni.
The proposed track was located on land that is part of the Fferm
Taldrwst agricultural holding. The site lies in open
countryside and this section of improved grassland was used for livestock
grazing. To support the application, the applicant submitted a
Preliminary Ecological Survey as well as a Planning Statement, which referred
to a number of the application's elements. It was explained that this latest application had been
submitted to extend the agricultural track for a distance of 15m to the north
of the previously permitted access on the grounds that the new access was
located within 25m of the class III county road (Lôn Ddŵr). The reasoning behind this latest application
was that it would create an access that is nearer to the junction to enable
lorries to enter and exit the site with ease and to avoid damaging the
unclassified county road. It would also respond to discussions with the
Transportation Unit regarding the deterioration of the unclassified county road
(Lôn Tyddyn Agnes) and the
Unit's wish to take the pressure of heavy lorries away from the road itself. In the context of the history of this part of the
agricultural holding, it may be considered that the principle of connecting the
quarry pit to the local roads network for agricultural purposes was acceptable
and that the principle of such a proposal had already been accepted when the
previous notices were approved. It was not considered that the proposal was contrary
to local or national policies and there was no material planning matter that
outweighed the policy considerations. As
a result, it was considered that the proposal was acceptable subject to the
inclusion of appropriate conditions. b) Taking advantage of the right to speak, an objector to
the application made the following observations: ·
That a
number of letters had been submitted objecting to the application. ·
That the
application was contrary to environment and public safety matters ·
The
Biodiversity Report in the 2017 application clearly expressed that rare species
needed to be protected - no concerns this time? · That the road was narrow ... view the full minutes text for item 6. |
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Application No C22/0200/14/DT Clegyr, 11 Cae Gwyn, Caernarfon, Gwynedd, LL55 1LL PDF 307 KB Proposed
single and 2 storey extensions, internal alterations and remodelling of
existing property LOCAL
MEMBER: Councillor Ioan Thomas Additional documents: Decision: DECISION: To approve with conditions 1. Commence
within five years. 2. In
accordance with the plans 3. Slate
roof. 4. Materials to be
in-keeping. Note: To protect protected species -
bats. Minutes: Single-storey and two-storey extension, internal
alterations and remodelling of existing property. Attention was drawn to
the late observations form. a)
The
Development Control Officer highlighted that this was a full application to
build a two-storey side extension and rear extension, along with minor
alterations to the exterior elevations of the existing dwelling. It was
explained that the property was located on a corner plot between Ffordd Menai and Cae Gwyn within a residential area within the boundaries of
Caernarfon Town and was referred to the Planning Committee since the applicant
had declared a family relationship to an Elected Member b)
It was
proposed and seconded to approve the application c)
During the
ensuing discussion, the following observation by a member was noted: ·
That the
application would not be brought before the Committee were it not for the
connection to the Elected Member RESOLVED To approve with conditions 1. Commence
within five years. 2. In
accordance with the plans 3. Slate
roof. 4. Materials
to be in-keeping. Note: To safeguard protected species - bats. |
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Application for
the erection of a dormer bungalow, widen existing access and provide parking
spaces (re-submission of application refused under ref. C21/1140/15/LL). LOCAL
MEMBER: Councillor Kim Jones Additional documents: Decision: DECISION: To approve with conditions 1. Five
years. 2. In
accordance with submitted plans. 3. Removal
of permitted rights 4. Slate
and materials. 5.
Complete the parking before the building is occupied. 6. Land
drainage conditions. 7. A Welsh name for the house Minutes: Application for the erection of a dormer bungalow, widen existing access
and provide parking spaces (re-submission of application refused under ref.
C21/1140/15/LL). Attention was drawn to the
late observations form. a)
The Development Control Officer highlighted that this was a full
application for the erection of a new two-storey house in the rear garden of a
property known as Y Berllan, which was situated in
the centre of the village of Llanberis. It was noted that the application was a
resubmission of a similar application that was refused in January 2022, and
that this latest application had been called in by the Local Member, which
noted that the amended proposal, by now, was acceptable based on the flood risk
and design. The Officer noted, although
the application would be acceptable based on capacity, and that it would be
located within the development boundary, it was considered that there was a
need to comply with other relevant policies within the LDP - requirements of
Policy PCYFF 1 (development boundaries), as well as the requirements of Policy
PCYFF 2 (development criteria). It was considered that erecting a new
house measuring 5.9m high, 5m away from the existing dwelling, would create an
oppressive structure at the expense of the amenities of the residents of Y Berllan, creating a claustrophobic environment. In addition,
locating a new dwelling near the existing dwelling would undermine the
amenities of the occupants of Y Berllan on the
grounds of noise nuisance deriving from activities associated with modern and
current life, as well as the movement of vehicles in and out of the site, which
share the same access. In addition, its setting adjacent to Y Berllan, as well as the size of the house would create an
incompatible and awkward structure in terms of its character at the expense of
visual amenities; therefore, although it was an amended application, it
continued to be unacceptable. Having
considered all the comments received from local residents, statutory consultees
and the response of the applicant to the proposal's previous flood risks
concerns, the Local Planning Authority noted that the latest proposal would
have a detrimental impact on the residential and general amenities of nearby
occupants and on the visual amenities of the streetscape. The officers’
recommendation was to refuse the application. b)
Taking advantage of the right to speak, the applicant noted the
following observations: ·
This was an application to build a small two-bedroom bungalow for her
son and her to live in - it was not to be sold or let
as an Airbnb. ·
She had been born in the village, and her sons and grandchildren also
lived in the village - her son and his wife relied on her to take the
grandchildren to school every morning before going to work ·
The
proposal was to build in the garden of Y Berllan (her
parents' home). Y Berllan was being sold with the
buyer aware, if successful, that there was planning permission on the rear
garden. · That there ... view the full minutes text for item 8. |
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Application No C22/0242/34/LL Land near Penlon, Clynnog Fawr, LL54 5PE PDF 344 KB Construct a
new dwelling along with new parking area LOCAL
MEMBER: Councillor Dafydd Davies Additional documents: Decision: DECISION: To defer in order to conduct a site visit Minutes: Construction of new house and parking spaces Attention was drawn to the
late observations form. a) The Development Control
Officer highlighted that this was a full application to erect a two-storey
house on a plot of land near Pen Lôn, in front of
dwellings known as Y Ficerdy and Clynnog
House, with Tŷ Isaf
and Court Cottages residential dwellings to the rear of the site, within the Clynnog Fawr residential area and
development boundary. Here there was also a rear access to Beuno
Sant Church, which is also being used by the five existing nearby dwellings. It
was noted that the site was located immediately adjacent to Listed Buildings,
located within the Area of Outstanding Natural Beauty (AONB) and within a
Conservation Area. The application was
submitted to the Planning Committee at the request of the local member. A previous application was submitted to the Planning
Committee in September 2021, where it was resolved to defer the application in
order to discuss the way forward, and submit amended plans. The application was
withdrawn and the existing application was submitted, with the only changes to
include two dormer windows in the roof on the western elevation. Having considered all the relevant matters, including
local and national policies and guidance and the observations received, it was
highlighted that it cannot be recommended to approve the application due to the
failure to satisfy the requirements of the LDP's TAI policies, relating to the
suitability of the development to comply with the character of the settlement
in terms of its size and scale and that there was a need to protect the open
plot from over-development in order to safeguard the appearance and character
of the local conservation area. b) Taking advantage of the right to speak,
an objector to the application made the following observations: ·
That there were many problems with the plan ·
That the application was an over-development in a conservation area. ·
That the applicant continued to submit plans ·
Listed buildings of outstanding beauty need to be protected ·
That the
access road was a single road - the Transportation Unit needed to verify this ·
That there were 5 properties, Welsh Water access and a Church ‘on site’ ·
That no reference has been made to the culvert ·
There would only be a void of 1m between the proposal and the existing
property ·
Over-looking and neighbours' dwellings ·
That the applicant did not live locally c)
Taking advantage of the right to
speak, the applicant noted the following observations: · The applicant had been born and bred at 25 Llwyn y De, Clynnog Fawr, and when he was seven years old, the family moved to Aberdesach. In 1999, he bought the Penlôn property in Clynnog Fawr, namely a small, traditional cottage with a separate property a stone's throw from the property. After five years, and due to personal circumstances, Penlôn was sold in 2004 but a decision was made to retain the garden with the intention and hope of being re-housed in ... view the full minutes text for item 9. |
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Application No C22/0182/30/DT Pelydryn, Aberdaron, Pwllheli, Gwynedd, LL53 8BE PDF 303 KB Single
storey extension LOCAL
MEMBER: Councillor Gareth Williams Additional documents: Decision: Minutes: Single-storey extension a)
The Development Manager highlighted that this was an application to
erect a single-storey in front of a single-storey house. It was reported that
the development would include extending an existing garage, which formed an
integrated part of the house, 1.5m in front of it. This new element would have
a pitch roof measuring 3.8m high (1.2m lower than the ridge of the roof
itself), with a garage door in front. It was noted that the
property was one property in a row of detached houses nearby the B4413 class 2
road in a residential area within the boundary of the Coastal - Rural Village
of Aberdaron as defined by the Anglesey and Gwynedd
Local Development Plan; The property was also within the designated Area of
Outstanding Natural Beauty and the Llŷn and
Bardsey Island Landscape of Outstanding Historical Interest. The application was
submitted before the Committee at the request of the former local member,
Councillor W. Gareth Roberts, who objected on the grounds of the visual impact
of the development on the streetscape and due to concerns regarding the amenity
impact on neighbours. Reference was made to
Policy PCYFF 3 of the LDP that states that it was expected for every proposal
to show a high-quality design, which gave full consideration
to the context of the surrounding built environment. In this case, when
considering the scale, design and materials of the extension, it was considered
that the change to the appearance of the site would be very small compared with
the existing house, and that no harm to the built quality of the property would
derive from the development. It was noted that conditions could be imposed, to
ensure that the materials used are in keeping with the rest of the house. In addition, it was
reported, despite the considerable increase in the bulk of the building, as
well as an extension to the "building line" slightly to the front,
there was no definitive building pattern to developments in the area, and
because the change was small, the proposal would respect the built context of
the site and be in-keeping with the surrounding area. As a result, it was
considered that the plan submitted, due to its scale, materials and design, was
appropriately in-keeping with the existing property and therefore complied with
the requirements of policy PCYFF 3. Although the site lies
within the AONB, and considering its urban location, the proposal in question
would not affect the character of the AONB's landscape. Similarly, it was not considered that the
Landscape of Outstanding Historical Interest would be harmed - the proposal was
acceptable under the requirements of Policies AMG 1 and AT 1 of the LDP. b) Taking
advantage of the right to speak, the Local Member made the following points: ·
That he
fully agreed with the comments of the former Councillor · This was not a 'need' to extend, but rather an owner choosing to extend in order to store a boat and tractor in a ... view the full minutes text for item 10. |
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Application No C21/0573/33/LL Nant, Boduan, Pwllheli, Gwynedd, LL53 8YE PDF 238 KB Siting
of 5 seasonal wooden camping pods, erection of shower / toilet unit,
installation of a domestic sewage treatment plant and landscaping works. LOCAL
MEMBER: Councillor Anwen J Davies Additional documents: Decision: DECISION: To approve the application subject to the
following conditions: 1.
Commence within five
years. 2.
In accordance with
submitted plans. 3.
The access to the north
that directly connects to the A497 shall not be used for business purposes
under any circumstances. 4.
The number of units on
the site at any one time to be restricted to 5. 5.
Restrict the season to
between 1 March and 31 October. 6.
Holiday use only. 7.
Maintain a register of
users 8.
No units to be stored on
the site outside the season 9.
All internal and
external signs to be in Welsh only or bilingual with a priority given to the
Welsh language. 10.
The recommendations of
the Ecological Assessment Report must be observed 11.
A Pollution Prevention
Plan must be submitted to include details for monitoring the quality of the
water discharged into ditches. Note - Fire Service, Natural Resources Wales, Land
Drainage Unit Minutes: Siting of 5 seasonal wooden camping pods, erection of shower / toilet
unit, installation of a domestic sewage treatment plant and landscaping works. a) The Planning Manager
highlighted that this was an application to locate 5 timber pods for seasonal
camping on a plot of wooded land near Boduan. The
work would include erecting a building for showers / toilets, installation of
sewage treatment work and landscaping. It was highlighted that the application
had been submitted to committee on 22 November 2021 and 21 March 2022, when a
decision on the application was deferred at the request of the applicants in
order to allow them to provide more information to support their proposal. It
was reported that the following information had now been added to the
application. • Amended site plans including plans for an alternative access • Initial Ecological Assessment • Tree quality survey • Tree Preservation Plan It was expressed that
Policy TWR 5 stated that sites for temporary alternative camping accommodation
and the policy should set a series of criteria in order to approve such
developments. It was reported that
criterion 1 in policy TWR 5 states that any proposed development should be of a
high quality in terms of design, layout and appearance, and should also be well
screened by existing landscape features and / or where the touring units can be
readily assimilated into the landscape in a way that does not significantly
harm the visual quality of the landscape.
It was considered that the
proposal was located in a site that was hidden from most public vistas and was
a site that was already planted with around 1000 trees, with the intention of
managing the trees by coppicing. It was reiterated that the site was not
located within the AONB, but it stood within the Special Landscape Area. Due to
the formation of the land and the wooded nature of the site, it was not
considered that the development would cause significant harm to the quality of
the designated landscapes. It was considered that the
proposal would meet the needs to develop a new seasonal camping site as noted
in Policy TWR 5 of the LDP and by imposing appropriate conditions to ensure
that the highway access to the north (to the A497) will not be used at all for
the purposes of the business, and mitigation steps to protect from pollution
and to safeguard biodiversity, the development would meet with the requirements
of the relevant policies of the LDP. a)
Taking advantage of the right to speak, the applicant noted the
following observations: ·
This was an
application to obtain a small camping site located in a beautiful forest in the
rear of the house. ·
All
biodiversity reports had now confirmed that the trees that need to be removed
were diseased trees. There was no intention to clear trees for the project,
they only needed to be felled because they were dangerous · Had considered an alternative camping pod, instead of a timber structure. ... view the full minutes text for item 11. |
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Application No C21/0734/46/LL Tyddyn Isaf, Tudweiliog, Pwllheli, Gwynedd, LL53 8PB PDF 315 KB A full planning application for change of use
of agricultural land to form a caravan site for 32 pitches, construction of a
new amenity building and all associated hardstanding, re-surfacing and access LOCAL MEMBER: Councillor Gareth Morris Jones Additional documents:
Decision: DECISION: To approve with conditions 1. Five years. 2.
In accordance with submitted plans. 3.
Number of units. 4.
Register to be kept and
holiday use only. 5.
Restrict the season to
between 1 March and 31 October. 6.
No units to be stored on
the site outside the season 7.
All internal and
external signs to be in Welsh only or bilingual with a priority given to the
Welsh language. 8.
The recommendations of
the Ecological Assessment Report must be observed 9.
Landscaping 10.
Amenity block materials and finishes Minutes: Full application for change of use of agricultural
land to create a caravan site for 32 pitches, construction of new building to
accommodate showers/toilets, all associated hard standings, resurfacing and
access. a)
The Assistant Head of Environment Department submitted his report after
referring the Committee's decision on 13/06/22 to a cooling-off period. The risks to the Council of
approving the application, along with the options available to the Committee,
were highlighted. The officers noted clearly that the features of the
application had been thoroughly assessed by the Council's officers, who firmly
recommended that the application be refused as the proposal did not comply with
the requirements of the Anglesey and Gwynedd Joint Local Development Plan's
adopted policies, local and national guidance and national planning policies or
the AONB Management Plan. It was noted, although it was likely that some
additional landscaping could contribute to shadowing the site to a degree over
time, it was not considered that the proposal was acceptable as approving new
development within designations had been protected as the AONB, completely
contrary to local and national planning principles and the AONB management
plan. Even by attempting to justify the development in terms of economic
matters, the policies and guidance clearly note the need to protect a landscape
of national value such as this one from further developments that would affect
the visual amenities of the area. b) The Local Member, Councillor Gareth Tudor Jones, had
apologised that he was unable to attend. The Chair read his comments: ·
He had used the cooling-off period to re-visit, re-consider and re-read
all documentation associated with the application. ·
Having carefully considered the arguments in favour and against, his
mind was at ease that the application should be approved and that he supported
the views of the local community. ·
The nearest neighbours were fully supportive of the application and
local community was also unanimously in favour of a caravan site. As were Tudweiliog Community Council. ·
That 317 people had signed a petition, including the owners of the Post
and Lion in Tudweiliog, who saw the benefit to the
local economy. (The size of the petition was not mentioned in the report). ·
No voice
was objecting and this was a very unusual thing these days with planning
applications. ·
In terms of
a key environmental and landscape protection matter, 'Natural Resources Wales'
and 'AONB' officer were willing to support the application, provided that the
caravans were hidden with soil ‘cloddiau’
and hedges along the boundaries. ·
That the Tyddyn Isaf
family, as responsible owners, had shown their unwavering and clear commitment
to improve the environment by paying for an international landscaping expert to
ensure that the site will be effectively landscaped. It was a challenging
landscape, but it would be possible to grow trees and hedges in a short time
and ensure that the development will not have a harmful impact on the visual
amenities of the AONB. · He urged the Committee to approve the application. At a difficult time with increases ... view the full minutes text for item 12. |
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Application No C20/0102/33/LL Plas Yng Ngheidio, Ceidio, Pwllheli, Gwynedd, LL53 8YL PDF 167 KB Extend
existing touring caravan site to adjacent land by creating new access from
existing camp site, relocating one touring caravan site and adding 8 new
touring caravans LOCAL
MEMBER: Councillor Anwen Davies Additional documents: Decision: 1. This development would not be located in an
unobtrusive location that is well concealed by the existing landscape features,
it would be harmful to the quality of the landscape and it would not integrate
appropriately to the location in open countryside. In addition, the proposal
would not contribute to the maintenance, improvement or recovery of the
recognised character of the Special Landscape Area. Therefore, it is considered
that the proposal is contrary to the requirements of Policies TWR 5, PCYFF 4
and AMG 2 of the Anglesey and Gwynedd Joint Local Development Plan. Minutes: Extend the existing touring caravan site to land nearby by creating a
new access from the existing camping site, move the location of one touring
caravan and add eight new touring caravans. Attention was drawn to the
late observations form. a) The Development Control Officer highlighted that the
application related to extending the existing camping site to adjacent
agricultural land located in open countryside and within a Special Landscape
Area. It was proposed to create
additional pitches for eight touring caravans as well as a new internal link
road with a pitch to relocate one touring caravan from the existing site. It was explained that the application was an amended
application for 8 additional pod on the same site as
was refused on 22/07/2019 (application number C19/0090/33/LL). The application
was submitted to a Committee as the site was in the ownership of a Council Member. It was expressed that Policy TWR 5 stated that any new
touring caravan development must be of a high quality in terms of design,
setting and appearance and that it is well hidden by the existing features of
the landscape and / or in a place where touring units can be easily assimilated
to the landscape in a way that does not cause significant harm to its visual
quality. It was highlighted that the
application land was on a higher level than the existing touring caravan site
and although it was intended to excavate down around 1m in the field in order
to locate the caravans on the land, the highest part of the caravans would
continue to be visible in the landscape. It was unlikely that the groundworks
and planting would be sufficient to hide the caravans for some years, if at
all. A development of this nature and scale would therefore be likely to stand
out obtrusively in the landscape, causing significant harm to the visual
quality of the landscape. In acknowledging the points
made by the applicant that was submitted in the additional information, they
did not change the fact that the site was visible in the landscape and the
extension in question would be on a higher level than the existing touring
caravan site on the farm. It was not
considered that the extension to the site would be well hidden by the existing
features of the landscape and it was not considered that the proposal would
integrate well with its surroundings. As a result, it was considered that the
proposal would not do anything to maintain, enhance or restore the acknowledged
character of the Special Landscape Area and that the proposal was contrary to
the requirements of Policy TWR 5, PCYFF 4 and AMG 2 of the LDP. b) Taking
advantage of the right to speak, the applicant’s agent noted the following
comments: ·
That the
farm was a sixth-generation family farm ·
That diversification had to be considered ·
The family had established a small and tidy park ·
The intention was to extend the provision and not create a new park · That ... view the full minutes text for item 13. |
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Erection of a dry goods store
(for garden furniture) with adjacent retail area to display furniture,
formation of improved storage yard and extension to customer car park LOCAL
MEMBER: Councillor Cai Larsen Additional documents: Decision: Minutes: DApplication to erect a
building to store garden furniture together with erecting an adjacent building
to exhibit and sell furniture, open storage area and extension to existing
customer car park Attention was drawn to the
late observations form. a)
The
Planning Manager highlighted that this was a full application to extend Fron
Goch garden centre by constructing a building to store garden furniture as well
as nearby space to display and sell furniture, open storage area. The building
would measure 46.2 metres long (at the longest point), 22.7m wide and 7.8m to
the highest part of the roof a total of 977 square metres. It is also intended to extend the existing
customer car parking area, as well as create a 1452m2 storage area, located
between the proposed building and the new south-western boundary of the site. As retail
use already existed on the site, it was suggested that the principle of the
proposal should be considered against Policy MAN6 (Retail in the countryside).
In accordance with policy MAN6, proposals for small-scale shops and extensions
to existing shops outside the development boundary will be permitted, as long
as the proposal complies with the criteria included in the policy. The first criterion
requires the proposal to be a subservient element of the existing business on
the site. The explanation to Policy MAN
6 states that the most suitable location for shops is within the boundaries of
the settlements of towns and villages. However, small scale shops run jointly
with a business that already exists on the site is likely to provide a useful
service and employment for rural communities. Having
weighed up the proposal in the context of the relevant policies, it was not
considered that the proposal was acceptable to approve since the location,
density and increase in size was unreasonable, and the proposal would have a
substantial negative impact on the character of the area, which is contrary to
many policies. In addition, it is unclear if the impact on biodiversity and the
natural environment is acceptable and it was not considered that there was
justification for the loss of agricultural land deriving from the proposal. After
giving full consideration to all material planning matters, it was not
considered that the proposal met planning policy objectives. b)
Taking
advantage of the right to speak, the applicant noted the following
observations: ·
That there
was no responsibility to fell trees - trees suffering from ash dieback would be
the only ones to be felled, with the intention to plant and grow more. ·
The
proposal would respond to Health and Safety matters: Heavy goods - fewer
supplies, but larger loads and therefore a need to make more storage space for
them and create additional car parks for customers. ·
That there
was no room in the centre for storage, and it was not possible to locate a
storage area closer to the main building - it should not be considered as a
separate business · The business was established in 1981 - had ... view the full minutes text for item 14. |