Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Cllr Elin Hywel and Cllr Gareth Coj Parry.

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

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

·         Cllr Rhys Tudur (not a member of this Planning Committee), in item 5.1 (C21/1038/41/LL) on the agenda

·         Councillor Gareth Roberts and Councillor Huw Wyn Jones (members of this Planning Committee) in item 5.2 (C22/1020/11/LL) on the agenda

·         Councillor Stephen Churchman (not a member of this Planning Committee) in item 5.3 (C22/1102/36/AC) on the agenda

Cllr Gruffydd Williams stated that he had received a letter objecting to the application of C21/1038/41/LL Tŷ'n Lôn, Afonwen, Pwllheli, Gwynedd. He had forwarded the letter to the Planning Manager.

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, 6^th February 2023, be signed as a true record.

The Chair accepted the minutes of the previous meeting of this committee, held on 6 February 2023, 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.

Establish a touring caravan site (19 unit) with toilet block and associated works 

LOCAL MEMBER: Councillor Rhys Tudur

Link to relevant background documents

DECISION:

To refuse the application, contrary to the recommendation

Reason: The proposal would establish a new touring caravan site in a location where there is an excess of existing touring and static caravan sites, causing harm to the visual quality of the landscape and causing noise disturbance that would have an unacceptable detrimental impact on the amenities of neighbouring residents, contrary to the objectives of policies TWR 5 and PCYFF2 of the Gwynedd and Anglesey Joint Local Development Plan.

Establishing a touring caravan site (19 units) with a toilet block and associated works

Some members had visited the site and the area surrounding Afonwen on the morning of 27 February 2023

a)       The Planning Manager explained that this was an application to change the use of agricultural land, to establish a touring caravan site for 19 units, extend an existing building to create a toilet block and associated works on land at Ty'n Lôn, Afonwen. The application was deferred at the Planning Committee on 16 January 2023 for the Members to undertake a site visit. Since the application was submitted to the meeting of 16 January 2023, one letter of objection has been received.

The Manager noted that since the proposal entailed creating a site for touring caravans, the application had been considered under Policy TWR 5 of the Anglesey and Gwynedd Joint Local Development Plan (LDP) that sets out a series of criteria for approving such developments.  It was explained that criterion 1 of the policy stated that any new touring caravan developments should be of a high quality in terms of design, layout and appearance, and well screened by existing landscape features and / or positioned 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 explained that the proposed development would be located on a level field with mature trees along the boundaries and would therefore be concealed from public places. It was reiterated that it was proposed to reinforce the screening of the site by planting a new hedge of native trees as the new western boundary to separate the caravan field from the wider field.  This site was not within the Area of Outstanding Natural Beauty (AONB) nor within a Special Landscape Area and it was not believed that it would cause significant harm to the quality of the landscape. It was highlighted that the proposal had been designed to meet licensing requirements in terms of space and facilities – it was accepted that the development was up to standard.

At the committee meeting in January 2023, concerns had been expressed about the 'cumulative impact' because of the site's proximity to other static caravan sites such as Hafan y Môr and Ocean Heights, and the Afon Wen touring site opposite and Sŵn y Môr to the rear. Although there were several static and touring sites in the vicinity, the area in question was not considered to be an example of a location that was under extreme pressure from such tourism developments. Contrary to Policy TWR 3 that related to static caravan sites, the cumulative impact was not a consideration in the criteria of policy TWR 5, as touring use constituted a temporary use which had less of an impact than static structures. However, the criteria themselves responded to the cumulative impact in the sense that sites in obtrusive places that were not close to  ...  view the full minutes text for item 6.

Construction of a new single storey 150 place primary school, 20 place nursery and 30 place Cylch Meithrin and associated external works, inclusive of boundary treatments, new car parking arrangements and improved access provisions for the relocation of Our Lady's School on the old Ysgol Glanadda site

LOCAL MEMBERS: Councillor Gareth Roberts, Councillor Huw Wyn Jones and Councillor Medwyn Hughes

Link to relevant background documents

DECISION: To approve the application subject to conditions relating to the following:

1.      Time (five years)

2.      In accordance with the plans

3.      Contaminated Land Condition

4.      Must adhere to the Ecological Survey recommendations

5.      A photographic survey must be completed

6.      Ensure Welsh / Bilingual name and signs

7.      A Travel to School Plan must be agreed with the Transportation Unit and implemented in accordance with the requirements of that plan.

Notes

1.   Welsh Water

2.   Natural Resources Wales

3.   Land Drainage Unit

Construction of a new single-storey primary school with 150 places, 20 nursery places and 30 Cylch Meithrin places and associated external works, including boundary treatments, new car parking arrangements and improved access provisions for the relocation of Our Lady's School on the former Ysgol Glanadda site.

a)      The Development Control Team Leader highlighted that this application involved building a new school for 200 pupils, which would include a nursery and a cylch meithrin. The development would enable the relocation of Our Lady's School from its current site near the railway bridge on Caernarfon Road, Bangor, which currently operated within a restricted building and premises, which made daily teaching and learning challenging. It was added that the existing building was nearing the end of its serving life and there were continuous maintenance problems there.

It was reported that the proposal satisfied all the criteria of Policy ISA 2, which was a policy supportive of providing new community facilities, together with those of Policy ISA 4 which designated Open Spaces to be safeguarded from development (the playing field on the site was protected under this designation).

In the context of visual amenities, the design submitted was considered to offer a development on a scale and appearance that would be suitable for its urban site. The fact that features from the existing school's character, such as red Ruabon bricks, will be incorporated in the design emphasised the continuity from the current situation.

In the context of general and residential amenities, it was accepted that by increasing the size of the school and encouraging use of external spaces, there may be an increase in noise for the residents of nearby dwellings. Having said this, the school would only be open for limited hours and the children would be inside the building for most of that time. Overall, considering that there was no change of use to the site, it was not believed that the development would cause significant harm to the amenities of the local area or its residents in the long term, although inevitably there would be some noise and disturbance during the construction phase.

In discussing highways matters it was noted that a Transport Assessment had been submitted with the application – this stated that although the site had previously operated as a school with a historical access arrangement, additional improvements were proposed. Observations had been received from the Transportation Unit stating concern regarding the potential impacts of the development on traffic flow and parking in the area, and regarding the footpaths that would be available for children to attend the school. However, it was considered that those matters could be managed if the school committed to a Travel to School Plan.

Having considered all relevant planning matters, it was not believed that the proposal was likely to cause long-term unacceptable harmful impacts to nearby residents or the community in general, and that any short-term impacts can be managed by imposing appropriate conditions on the development.

b)    Taking advantage of  ...  view the full minutes text for item 7.

Variation of condition 1 (timeframe to start work) on planning permission C17/0772/36/LL to extend the period for starting the work for a further 5 years

LOCAL MEMBER: Councillor Stephen Churchman

Link to relevant background documents

DECISION: To approve with conditions

1.         Five years

2.         Ensure that the development is completed in accordance with the plans and documents submitted in application C17/0772/36/LL together with the amended plan for diverting the public footpath which was approved in application C18/0168/36/LL and the Ecological Evaluation Report and the Flood Consequence Assessment Report submitted with the current application.

3.         Finish to be agreed (including the colour of the fence)

4.         Agree on a scheme to dispose of foul and surface water 

5.         Agree on a construction environmental management plan 

6.         Agree on a construction traffic management plan and receive the approval of the Welsh Government's Trunk Roads Unit on access matters (and any relevant additional conditions).  

7.         Complete the landscaping within the first planting season following proposal completion. 

8.         Ensure the diversion /safeguarding of the public footpath.

9.         Archaeological conditions.

10.       Working hours.

Welsh Water Note and the Water and Environment Unit at YGC

Vary condition 1 (work commencement period) on planning permission C17/0772/36/LL to extend the period for commencing the work for a further 5 years

a)       The Development Control Team Leader highlighted that this was an application to vary condition 1 of planning permission reference C17/0772/36/LL for a new sub-station and associated infrastructure in order to extend the development commencement period for an additional 5 years. It was stated that the substation compound was required to provide space for the single electrical transformer that would 'reduce' the 400kv voltage of the Pentir-Trawsfynydd circuit to a voltage of 132kv. When application C17/0772/36/LL had been submitted, the work was associated with the proposed Wylfa Newydd.  When the plans for Wylfa Newydd fell through, the work associated with the electricity substation was not undertaken.  By now, the same work was needed to connect to offshore wind farms, so that they could connect to the wider electricity network. 

The application was submitted to the Committee as it involved a site measuring over 0.5 hectares.

It was explained that the purpose of the application was to extend the development commencement period for a further five years, and that there was no proposed change to the plan. It was added that the principle of this proposal had already been accepted and established by the Local Planning Authority by means of planning permission C17/0772/36/LL. The Committee was therefore asked to consider whether the circumstances or the planning policy situation had changed since the application was originally approved.

It was noted that Policy ISA 1 was relevant to the provision of new infrastructure and stated that proposals for water, electricity, gas services etc. to improve the provision, were permitted subject to detailed planning considerations. It was added that Strategic Policy PS5 in the current LDP supported development proposals where it could be shown that they were consistent with sustainable development principles. In respect of this development, the obvious need for the proposed sub-station was demonstrated and although it was located outside any specific development boundaries; the sub-station had been through the design appraisal process, and the preferred option was located near the existing 400Kv Pentir - Trawsfynydd overhead line.

In the context of biodiversity, flooding and drainage matters, it was noted that no objections had been received from Natural Resources Wales, the Biodiversity Unit of the Water and Environment Unit of YGC.

It was not considered that the proposal to extend the period of time given under permission number C17/0772/36/LL for commencing the development was contrary to the relevant local and national policies or guidance, and the proposal was considered to still be acceptable subject to the inclusion of relevant conditions as had been imposed on the previous permissions. 

b)      Taking advantage of the right to speak, the Local Member made the following comments:

·         The plan was simple and clear

·         The need for the compound remained

·         No objections had been received

·         He had consulted with local residents during the original application

·         The only 'impact' would be by the main road  ...  view the full minutes text for item 8.