Agenda, decisions and minutes

To accept any apologies for absence.

Apologies were received from Councillor Louise Hughes and Councillor Gareth Coj Parry

 

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

a)         The following member declared that he had an interest in relation to the item noted:

 

b)         Councillor Gareth Morris Jones (a member of this Planning Committee), in relation to item 5.2 (C22/0302/22/LL) and item 5.3 (C22/0953/17/LL) due to a connection with Glynllifon College staff.

 

The member was of the opinion that it was a prejudicial interest, and he withdrew from the meeting during the discussion on the application and he did not vote on the application.

 

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

·         Councillor Ioan Thomas (not a member of this Planning Committee), in relation to item 5.4 (C23/0959/15/AC) on the agenda

·         Councillor Huw Wyn Jones (a member of this Planning Committee), in relation to item 5.5 (C23/0917/14/DT) on the agenda

·         Councillor Beca Brown (not a member of this Planning Committee), in relation to item 5.6 (C21/0861/23/LL) on the agenda

·         Councillor Berwyn Parry Jones (not a member of this Planning Committee), in relation to item 5.6 (C21/0861/23/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 the 5^th of February 2023, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 5 February 2024, 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 extension to Cae Efa Lwyd sand and gravel pit 

 

LOCAL MEMBER: Councillor Craig ab Iago

 

Link to relevant background documents

DECISION: To delegate powers to the Head of Environment Department to approve the application, subject to conditions relating to the following:

1.         5 years

2.         Duration of works – 10 years at a rate of 125,000 tons per annum

3.         In accordance with plans

4.         Restriction of GPDO rights for buildings, structures, private roads, floodlighting, fencing etc.

5.         A copy of the determination and approved plans to be shown at the site office.

6.         Restriction of 125,000 tonnes per annum on material removed from site, at a maximum rate of twenty-five (25) HGV loads per day

7.         Surface of site access to county highway to be kept clean and no mud/debris to be deposited on highway.

8.         No materials (refuse or waste materials) shall be imported to the site.

9.         Mark the boundary of site and mineral extraction zones.

10.       Working hours. No operations on Saturdays, Sundays or Bank Holidays or Public Holidays other than emergency, servicing and maintenance work.

11.       All loaded vehicles to be sheeted or treated to avoid emission of dust.

12.       Record of traffic.

13.       No processing on site.

14.       Noise limits and noise limits in relation to temporary operations.

15.       Noise mitigation measures.

16.       Acoustic fencing retained and bunding retained.

17.       Vegetation, topsoil, subsoils to be stored in acoustic screening bund.

18.       Noise monitoring.

19.       Air quality limits and air quality monitoring.

20.       Dust suppression measures and updated dust monitoring and control scheme.

21.       Boundary of mineral extraction area to be temporarily fenced.

22.       Groundwater monitoring.

23.       Submission of detailed written scheme of investigation for archaeological work.

24.       Submission of detailed analytical report of the archaeological work in accordance with the written scheme of investigation.

25.       Restoration plan.

26.       Storage/management of soils.

27.       No soils to be removed from site, and the soil to be used in site restoration.

28.       Soil storage mounds to be kept free from weeds.

29.       Submission of restoration and 5-year aftercare plan.

30.       Restoration in accordance with the 5-year aftercare and monitoring plan.

31.       Ripping of ground to avoid compaction.

32.       Correct sequence and spread of soils in restoration.

33.       Conduct chemical analysis of soils during restoration.

34.       No livestock to be kept until land is of an acceptable condition.

35.       Annual review of operations and aftercare.

36.       Revised scheme of restoration to be submitted to the LPA in the event of premature cessation of mineral extraction for a period of 12 months.

37.       Mitigation measures for badgers, breeding birds, reptiles.

38.       Restriction on removal of vegetation during bird nesting season.

39.       Reasonable avoidance measures to protect reptiles during demolition of walls and field boundaries.

40.       Pollution prevention measures.

41.       Collection and disposal of water to restrict what is released to water environment.

42.       Compliance with surface water management plan.

43.       A condition to identify the site by its Welsh name.

 

Application for an extension to sand and gravel pit at Cae Efa Lwyd

 

The Senior Planning Manager – Minerals, highlighted that this was an application to extend the extraction area of the Cae Efa Lwyd operational sand and gravel pit. It was expected for the work to release 793,000 tonnes of sand and gravel in addition to the 298,000 tonnes that had already been released. The application was not applying for a processing permission on the site - the arrangement of transporting the minerals to Graianog Quarry would continue.

 

It was highlighted that an Environmental Statement had been submitted with the application as the scale of the application was the subject of an Environmental Impact Assessment in accordance with the requirements.

 

⁠In the context of the principle of the development, it was noted that the proposed extension site had been identified as a preferred area for supplying the need for sand and gravel within policy MWYN 2 of the Local Development Plan (LDP), namely a policy that facilitates the additional provision of minerals, sand and gravel to meet the identified need noted in the North Wales Regional Technical Statement. The Statement had been approved by Cyngor Gwynedd. The proposal would provide additional minerals and reduce the shortfall (at least 2.6 million tonnes of sand and gravel) in the land bank in accordance with the requirements of policies MWYN 2, MWYN 3 and Strategic Policy PS 22.

 

When discussing visual amenities and landscape, it was reported that the site did not fall within any landscape designations and that it was located within an area of enclosed agricultural land to the west of Penygroes. A Landscape and Visual Impact Assessment had been submitted which verified the impact of the development on landscape assets around the site. It was considered that the primary effects would include gradual reduction in land level when excavating the mineral, mobile activity in the quarry, the screening bund along the boundary of the site and the ground level below original land level following the restoration work  - these impacts would be more detrimental / prominent during the operational period an in areas directly adjacent to the site.

 

Concerns had been raised by the Welsh Government's Soil Policy and Agricultural Land Use Planning Unit about the practicality of restoring the site to provide the best standard of agricultural land throughout the site due to the topography and hydrogeology. In response, it was explained that paragraph 3.59 Planning Policy Wales stated that development should be undertaken on the best agricultural land if there was an overriding need for the development - the need for this development to meet the demand for minerals had been supported by local and national policies. It was reiterated that the Soil Policy and Agricultural Land Use Planning Unit had proposed further conditions to ensure agricultural restoration and after-care after the use ends and that any visual impacts of the proposal would be temporary. 

 

In the context of general and residential amenities, it was noted  ...  view the full minutes text for item 6.

Demolition of existing sheds and erection of two livestock sheds together with associated facilities and milking parlour, creation of landscaping bund and associated works

 

LOCAL MEMBER: Councillor Llio Elenid Owen

 

Link to relevant background documents

DECISION: To delegate the right to the Assistant Head of Environment Department to approve the application, subject to the following conditions: -

 

1.         Five years.

2.         In accordance with the documents and plans submitted as part of the application.

3.         Submit details of external elevations.

4.         Compliance with Part 5 (Interpretation and Advice) of the Ecology Impact Assessment document as well as the Shadow Habitats Regulations Assessment and observations of the Biodiversity Unit.

5.         Complete the landscaping scheme within a specific period.

6.         Compliance with the contents of the Arboriculture Assessments.

7.         The standard conditions of Gwynedd Archaeological Planning Service regarding submission of details of an archaeological recording programme initially, and following this, the submission of a detailed report of the archaeological work within 6 months of completing the archaeological work at the site. 

 

Demolition of existing sheds and erection of two livestock sheds together with ancillary facilities and milking parlour, creation of landscaping bund and associated works.

 

Attention was drawn to the late observations form that highlighted a revised location plan indicating that the boundary of the application site had been extended to include land for Biodiversity mitigation measures.

 

a)     The Development Control Officer highlighted that this was a full application to demolish existing sub-standard agricultural sheds and replace them with two livestock (sheep) sheds together with associated facilities, milking parlour, landscaping bund and associated works on one hard-standing area of the agricultural holding of Glynllifon College. ⁠ ⁠ He added that there were many elements to the proposal:

·         Demolish the existing sub-standard structure which included two agricultural sheds.

·         Erect a building for a sheep milking parlour and area to keep 300 sheep.

·         Erect a building for lambing.

·         ⁠Erect a new feed silo.

·         Create a new parking space for lorries.

·         Create a new service and turning area.

·         Provide a fold to treat sheep.

·         Provision of car parking spaces.

·         Create a 1m high clawdd/bund and plant an indigenous hedgerow.

·         Fell some trees and propose Biodiversity improvements.

 

In the context of the principle of the development, it was explained that Policy PCYFF 1 of the LDP stated that proposals (outside development boundaries) would be refused unless they were in accordance with specific policies in the LDP or national planning policies, or that the proposal demonstrated that its location in the countryside was essential. It was noted that this application related to improving existing sheep farming facilities in Glynllifon College and, therefore, it was considered that its location in the countryside was essential.

 

It was reported that the project would seek to develop a model to promote knowledge within the agricultural sector to show the advantages of promoting a sustainable sheep milk market in Wales. The proposal would offer potential additional income for agricultural enterprises and Glynllifon College would play an important part in developing the dairy sector by developing a better understanding of the commercial opportunities. The current application had been submitted to extend and meet the needs of the Agricultural College for an education purpose and its important contribution to the local economy.

 

In the context of the visual amenities, it was noted that the new sheds would replace sub-standard buildings and, although larger in size, the external elevations of the new sheds would be of traditional materials that were in-keeping with this type of agricultural buildings in the countryside. It was reiterated that the site was located within undulating landscape, with no environmental designation. Considering the variety of vegetation, undertaking a landscaping plan as well as the material and elevations of the structure, it was not considered that the proposal would have a significant substantial impact within the local landscape. In terms of general and residential amenities, with the current proposal replacing existing agricultural structures on the site, it was not considered that the application would undermine the general or residential amenities of local  ...  view the full minutes text for item 7.

Demolition of existing dairy farm building and cow shed, removal of two existing slurry tanks, erection of a new livestock shed and milking parlour, construction of a silage clamp and dry manure store, internal access road together with associated works. 

 

LOCAL MEMBER: Councillor Llio Elenid Owen

 

Link to relevant background documents

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

1.         Five years.

2.         In accordance with the documents and plans submitted as part of the application.

3.         Submit details of external elevations.

4.         Submission of asbestos details prior to demolition.

5.         Compliance with Part 5 (Interpretation and Advice) of the Ecology Impact Assessment document as well as the Shadow Habitats Regulations Assessment and observations of the Biodiversity Unit.

6.         Complete the landscaping scheme within a specific period.

7.         Compliance with the contents of the Arboriculture Assessments.

8.         The standard conditions of Gwynedd Archaeological Planning Service regarding submission of details of an archaeological recording programme initially, and following this, the submission of a detailed report of the archaeological work within 6 months of completing the archaeological work at the site.

 

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

1.         Five years.

Demolition of existing dairy farm building and cow shed, removal of two existing slurry tanks, erection of a new livestock shed and milking parlour, construction of a silage clamp and dry manure store, internal access road together with associated works.

 

Attention was drawn to the late observations form that highlighted a revised location plan indicating that the boundary of the application site had been extended to include land for Biodiversity mitigation measures.

 

a)      ⁠The Development Control Officer highlighted that there were several elements to the application: ⁠ ⁠

·         Demolition of the existing substandard construction which comprised the milking parlour, livestock shed, and two slurry towers.

·         Erection of a building for a rotating cow milking parlour.

·         Erection of a livestock building to house 224 dairy cows.

·         Erection of an indoor dry manure storage area alongside the existing storage area.

·         Erection of a new feed silo.

·         Location of a new water tank to capture water from the milking parlour and the water waste from the silage heaps.

·         Creation of a hard surface yard.

·         Creation of two foul water pits.

·         Creation of an internal road network.

·         Creation of a 1m high bank/bund planted with a native hedge.

·         Together with biodiversity improvements.

 

In the context of the principle of the development, it was reported that the principle of erecting agricultural structures in the countryside was acceptable subject to compliance with other planning matters.

 

It was reiterated that this innovative project would promote effectiveness, sustainability and excellent standards in terms of animal welfare, and showing good practice in terms of sustainable water and waste management (which included farm slurry) within the dairy industry in Wales. The current application had been submitted to extend and meet the needs of the Agricultural College for an education purpose and its important contribution to the local economy. It was considered that its location in the countryside was essential and that the proposal complied with the aims and objectives of national policies, Technical Advice Note 6 and the requirements of Policy ISA 3 of the LDP.

 

In the context of visual amenities, it was noted that the exterior elevations of the new sheds would be of traditional materials for this type of construction and, considering the location of the construction within and adjacent to existing farm buildings, along with an undertaking to carry out a landscaping plan along the western boundary of the site, it was not believed that the proposal would have a significant material impact within the local landscape and it was believed that the proposal was acceptable based on the requirements of Policies from the LDP. Given that the proposal would replace existing agricultural structures, and the fact that farm workers lived near the dairy farm, it was not considered that the application would undermine the general or residential amenities of local tenants.

 

In the context of biodiversity matters, it was explained that the site had been surrounded by the Glynllifon Special Area of Conservation  ...  view the full minutes text for item 8.

Full renovation of the existing house, proposed new garage, proposed photovoltaic array, landscaping and flood mitigation measures in addtion to demolition of exsisting outbuilding.  

 

LOCAL MEMBER: Councillor Ioan Thomas

 

Link to relevant background documents

DECISION: To approve with conditions

 

1.         Five years to commence the work.

2.         In accordance with plans.

3.         Slates to match.

4.         Opaque glass to be installed along the side of the balcony that borders with number 6 Marine Terrace

5.         In accordance with the ecology report 

6.         Welsh Water condition

 

Information Note: Welsh Water/Natural Resources Wales and Biodiversity

 

Full renovation of existing house, proposed new garage, proposed photovoltaic system, landscaping and flood alleviation measures as well as demolition of existing outbuilding.

 

Attention was drawn to the late observations form which noted: a) that the proposal did not reach the thresholds to submit a Welsh Language Statement or a Welsh Language Impact Assessment; b) that it was intended to impose a planning condition to ensure that the proposed garage was only used as ancillary to the main property.

 

a)     The Planning Manager highlighted that this was an application for alterations and modifications to a property by extending the eaves of a section of the existing roof, extending the existing balcony at the rear of the property, adding slate diamond pattern finish on the side of the property and providing two open porches; demolition of existing outbuilding and erecting a double garage, installation of four lines of solar panels, landscaping work and installing floodgates along the boundary of the property with the Menai Straits. ⁠ It was added that the site was located outside the development boundary of the town and within the boundary of flood zone C2/Zone 2 and 3 of the flood maps.

 

It was noted that the application had been submitted to the Planning Committee due to a family connection with one of the planning officers.

 

It was considered that the modifications and alterations to the property were minimal, and suitable in terms of size, design and layout. It was added that the proposal to extend the existing balcony at the rear of the  property would lead to it being closer to the property next door. Although other houses in the terrace with balconies offered an element of overlooking into the rear gardens of the houses, the appropriateness of imposing a condition was considered to ensure that a privacy screen was installed on the side of the balcony that faced the property next door to alleviate the direct impact of the balcony extension.

 

It was noted that the proposal involved converting an existing garage that was ancillary to the property into a kitchen and dining room, but it was not proposed to increase the number of bedrooms. It was added that it was intended to demolish the existing outbuilding and erect a double garage in its place near the access to the property - the garage of usual design for a garage and the proposal was acceptable.

 

In terms of the landscaping work, the footpaths and vehicular road and the flood prevention measures, it was considered that these elements were acceptable. NRW nor the Transportation Unit had no objection to the proposal, and the Biodiversity Unit was satisfied with the ecological report provided, along with the biodiversity improvements proposed in the form of bird and bat boxes. Confirmation was also received that the proposal would not have an impact on the nearby Special Area of Conservation.

 

It was considered that the proposal was acceptable, subject to the inclusion of a condition to ensure ancillary use for the proposed  ...  view the full minutes text for item 9.

Mixed woodland with mature trees 

 

LOCAL MEMBERS: Councillor R Medwyn Hughes and Councillor Huw Wyn Jones

 

No link to application

DECISION: To confirm the order with changes.

 

Mixed woodland with mature trees

 

Attention was drawn to the late observations form.

 

a)     Unlike the usual applications, the Planning Manager highlighted that it was not for a planning application. It was explained that Members needed to consider whether or not a Tree Preservation Order should be confirmed on land in College Park, Ffordd Deiniol, Bangor. The application was submitted to the Committee after receiving objections to the proposal. Attention was drawn to the fact that the wording in the English version of the order had been revised - that tree T1 was 'Yew’ and tree T2 was ‘Lime’.

 

A Temporary Tree Preservation Order had been placed on two individual trees, five groups of trees and one woodland in the location.  An assessment of the trees was completed using the TEMPO system (Tree Evaluation Method for Preservation Orders) and the trees scored 23 points - the system noted that any trees that scored 16 points or more merited being protected. Although the site was within a conservation area, and therefore the trees already had an element of protection, it had been decided to issue a temporary tree preservation order in this case as it was considered that the trees and the woodland were of high amenity value and were very visible within the townscape, and also formed an important feature within the town centre. It was reiterated that the area also merited specific protection as there was a direct threat to the trees due to proposed development work within the park area, along with work that had already been carried out on trees within the site without the prior necessary consent.

 

Since the time of writing the report, it was highlighted that a planning application (which included improvement work to College Park - new footpaths, street furniture, lighting and associated landscaping that was partly located within the area of the Temporary Tree Preservation Order) had been approved. In considering that planning application, the impact on trees had been fully assessed, and the proposed work was acceptable; however, the planning permission did not change the situation in terms of the tree order and it was considered that the need for protection for the remaining trees, by confirming the order, was necessary. It was explained that the decision on the planning application showed that imposing an order on a tree or trees did not prevent the ability to carry out any work on those trees. Rather, imposing an order was an effective way of ensuring that no unnecessary or destructive work was carried out directly to, or close to, trees that made an important contribution to our local environment.

 

Four options were presented to the Committee to consider

 

1. Confirm the order as it stands, without amendments

2. Confirm with amendments

3. Not confirm

4. Conduct a public inquiry.

 

b)     It was proposed and seconded to confirm the order without changes.

 

Taking advantage of the right to speak, the Local Member made the following observations:

·         It was a shame that the University  ...  view the full minutes text for item 10.

Application for the remodeling and extension of the existing hotel and spa to together with the siting of 39 holiday lodges, formation of outdoor activity zone, reception, biomass plant unit together with temporary construction traffic road, car parking and landscaping. 

 

LOCAL MEMBER: Councillor Beca Brown

 

Link to relevant background documents

DECISION: To refuse the application based on excess and the effect of this on the rural area, the number of cabins and the scale of the extensions to the hotel.

 

Application for the remodelling and extension of the existing hotel and spa together with the siting of 39 holiday lodges, formation of outdoor activity zone, reception, biomass plant unit together with temporary construction traffic road, car parking and landscaping.

 

Attention was drawn to the late observations form that highlighted that the plan now did not include erecting a building for staff accommodation.

 

Some Members had visited the site on 26/02/24 to familiarise themselves with the site and its surrounding landscape.

 

a)         The Planning Manager highlighted that it was a full application for the redevelopment of the Llwyn y Brain site, namely the disused Seiont Manor Hotel. The proposal would include,

·         extensions and remodelling of existing hotel to include a bar and restaurant with accompanying terrace; provision of 61 additional bedrooms, on top of the existing 33 bedrooms, and provision of spa facilities.

·         provision of 39 holiday lodges on land to the north-west of the hotel; the plan had been reduced since the original presentation to remove some units due to the visual impact on the wider landscape. Plans to erect a building for staff accommodation had also been removed as there was no justification for such a development in the countryside.

·         2 laybys/passing places along the driveway that currently served the hotel. Provision of 43 additional parking spaces parallel to the hotel. Landscaping work, creation of amenity spaces, mitigation and biodiversity enhancement work.

 

It was reported that several technical reports had been submitted with the application with a number of documents and observations reflecting the applicant's willingness to collaborate with the Local Planning Authority to ensure that harmful impacts would not derive from the development and that it would be possible to control them.

 

Considering the principle of the development, it was explained that the legal use of the site in planning terms was a hotel and Policies PS 14 and TWR 2 were supportive of proposals which involved extending visitor attractions and improving and protecting the provision for existing serviced and self-catering accommodation. It was also noted that holiday units were a development that could be supported in the countryside under Policy TWR 3 and, therefore, it could be concluded that the principle was acceptable.

 

In the context of extending the current hotel, it was noted that the hotel structure was a mix of single-storey and two-storey structure and, although accepting that the alterations were modern and major, it was considered that it was a quality development.

 

In support of the application, a Landscape and Visual Assessment had been submitted which noted that the hotel was located within an undulating landscape running down
towards the river in the vicinity of the site, which had also been surrounded by banks, shrubs and trees/woodlands. Whilst it was inevitable that the development would have an element of impact on the local landscape, such an impact would not be considered substantial and significant considering the design, nature and scale of extensions and alterations to the existing hotel; that part of the hotel was  ...  view the full minutes text for item 11.

Outline application with some matters reserved to demolish an existing residential dwelling and commercial garage with associated buildings and redevelopment of brownfield land to create a new hotel, community public house & shared community parking for the village hall (re-submission of withdrawn application C23/0089/39/AM). 

 

LOCAL MEMBER: Councillor Angela Russell

 

Link to relevant background documents

The application was withdrawn (21-02-24)

 

Outline application with some matters reserved to demolish an existing residential dwelling and commercial garage with associated buildings and to re-develop the brownfield land to create a new hotel, community pub and parking site to share with the village hall (re-submission of application C23/0089/39/AM which had been withdrawn).

 

Application withdrawn