Agenda, decisions and draft minutes

To accept any apologies for absence.

Apologies were received from Councillors Elin Hywel, Huw Rowlands, Anne Lloyd Jones, Gareth Coj Parry, and John Pughe.

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

a)           The following member declared that he was a local member in relation to the item noted:

·        Councillor Elwyn Jones (not a member of this Planning Committee), in item 5.3 - application number C24/0346/45/LL on the agenda

b)               The following officer declared an interest in relation to the item noted:

·        Iwan Evans (Monitoring Officer), in item 5.1 application number C24/0074/11/LL and 5.2 application number C24/0075/11/CR on the agenda, as the architect of the plans was a close relative.

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

As a matter of order, it was reported that since the Chair was joining the meeting virtually, the Legal Officer would announce the results of the voting on the applications.

The Chairman shall propose that the minutes of the previous meeting of this committee, held on the 18^th of November 2024, be signed as a true record.

The Chair signed the minutes of the previous meeting of this committee, held on 21 October 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

Change of use and conversion of building into 9 residential units

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

Link to relevant background documents

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

1.         5 years

2.         In accordance with the plans.

3.         Natural Resources Wales condition in relation to flooding – close the lower ground floor access.

4.         Details of any vents and flues to be agreed beforehand. 

5.         Welsh Water conditions relating to safeguarding the sewers.

6.         Agree the details of Welsh names for the development together with signs advertising and promoting the development.

7.         Restrict the use to dwellings within C3 use class.

a)     The Planning Manager highlighted that this was a full application to change the use of a former school to nine self-contained residential units, which would include two affordable units.⁠⁠ It was noted that there was no intention to undertake any external alterations - the building was a striking four-storey building within an independent curtilage which was also a grade II listed building. It was explained that the site was located within the development boundary, in Bangor city centre and within a conservation area.

In terms of the principle of the development, it was noted that policy TAI 9 permitted the sub-division of existing properties to self-contained flats. ⁠It was considered that the proposal complied with the policy's criteria as the building did not require an external change. As a result, there was no concern in terms of the impact on the layout of the listed building or the conservation area, and it was considered unlikely to have a detrimental effect on amenities considering its location in the city centre. It was noted that the site was within its own curtilage, with plenty of parking spaces; the site was accessible and close to public transport.

Considering the housing figures in Bangor, it was reported that the expected provision was being addressed through the site in the land bank, but the need for more housing continued in the key centres tier. It was considered that the proposal was acceptable in terms of need, and it was noted that there was an intention to set a condition to ensure a main residence C3 use only and to prevent the use of second homes or short-term holiday accommodation. Providing two affordable units would meet with policy TAI 15, and this could be ensured by setting an appropriate planning condition.

A Welsh Language Statement was received with the Language Unit highlighting that the statement did not come to a firm conclusion of the linguistic risk / impact of the development. However, no evidence was received which showed that the development would likely be harmful to the language, and considering that the proposal included two affordable units, it was not considered entirely contrary to PS1. It was reiterated that a condition could be set to ensure a Welsh name for the development to fully address policy PS1.

In the context of biodiversity, it was noted that a green infrastructure statement offering measures to improve biodiversity had been submitted with the application and should the permission include conditions which ensured compliance with the ecological information, then this would reduce concerns.

In the context of flooding and drainage matters, attention was drawn to the discussions with Natural Resources Wales (NRW), because of the lack of information about the danger of flooding on the site. It was explained that the site was located within Zone A, which was associated with the current TAN, which meant that residential use in this location was not contrary to policy. However, it was highlighted that the Flood Map for Planning, which included  ...  view the full minutes text for item 6.

Internal alterations to convert the building into 9 living units

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

Link to relevant background documents

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

1.         5 years

2.         In accordance with the plans.

3.         Photographic record

4.         Details of any vents and flues to be agreed beforehand. 

5.         Details of any secondary glazing to be agreed beforehand. 

6.         Any window replaced to match the existing window.

a)      The Planning Manager highlighted that this was an application for a listed building permission to convert a building into nine self-contained residential units. It was explained that a principle of changing the use of the building was irrelevant to the application and the decision of application C24/0074/11/LL (to change and convert the Bangor Independent School, Ffordd Gwynedd, Bangor building into nine living units). The Committee was requested to only consider the physical changes to the building in accordance with Technical Advice Note 24: The Historical Environment and the need to assess specific matters for this type of application.

It was reported that the alterations mainly related to new openings within some existing walls and to construct new internal walls. It was reiterated that there was an intention to insulate the walls internally and two external doors would be closed from the inside to protect the building from floods. There would be no external changes. The internal stairs in the building would be retained, with a second less decorated set of stairs being closed up. It was noted that two amenity groups had declared concerns about the stairs and asked for more details and confirmation about the work. Confirmation was received by the Agent that the stairs would remain as they were and be protected.

With all the new units, including a new kitchen and bathroom, the need to install a ventilation system within the building through the new services and out of the current chimneys was highlighted, which was to be welcomed as there would be no damage to the building. It was reiterated that there was an intention to install secondary glazing through the building, which was again to be welcomed as it meant retaining and restoring the original windows - the details to be agreed through conditions.

It was explained that the proposal was a sensitive one, with the little internal work respecting the layout and protection of the main characteristics. The majority of this work could be taken in the future (if required) - this would ensure that there would be no permanent harm to the building.

As a result, it was considered that the proposal complied with the requirements of national and local policies. It was reiterated that the report had been prepared by Cyngor Gwynedd's Senior Conservation Officer who had delegated rights to decide on applications for listed building permissions. This meant, should the application be approved by the Committee, there would be no need to refer the application to CADW.

b)      It was proposed and seconded to approve the application.

c)      During the ensuing discussion, the following observations were made by Members:

·        Although the car park was the flood risk area, the back door on the lower ground level of the property which opened out to the car park must be permanently closed from the inside as a flood prevention matter - was this reasonable?

·        There was a need to ensure a condition to protect the stained-glass windows.

RESOLVED to approve the  ...  view the full minutes text for item 7.

Retrospective application to convert an outbuilding to holiday let. 

LOCAL MEMBER: Councillor Elwyn Jones  

Link to relevant background documents

DECISION: To refuse

Reason: The application is contrary to Policy PCYFF 3: because the development would have a detrimental effect on residential amenities and the gable windows would over-look and cause an intrusive effect.

a)     The Planning Manager highlighted that this was a retrospective application to convert an outbuilding into a self-contained holiday accommodation - the original building was an outbuilding that was being used as an ancillary use to the Plas Coch property. ⁠ The decision on the application was adjourned at the January 2024 Committee to give the applicant the opportunity to respond to the observations regarding overlooking on nearby housing and to give him an opportunity to submit information about mitigation measures and a management plan for the holiday unit, which would alleviate neighbours’ concerns. Reference was made to the information submitted in the late observations form, as well as a photo showing that curtains had been put up very recently on the large window. A copy of rules for the holiday unit was received which asked guests not to use the hot tub after 9pm and to keep the noise to a minimum after 10pm. They do not permit parties including stag or hen parties, nor do they permit visitors who had not registered to stay in the accommodation. 

In the context of the principle of the development, it was noted that Policy TWR 2 was the relevant policy. In terms of the LDP, although the site was in open countryside, the Policy permitted a new self-contained holiday accommodation in the countryside on previously developed sites. It was explained, although the site was within a residential home curtilage, it complied with the definition of the LDP and Planning Policy Wales of previously developed land. It was reported that such applications should be supported by a structural report, but that work had already been completed, it was considered that it was not worth asking for a further report. It was highlighted that the observations received raised concerns about the quality of the work and the Building Control Unit was aware of the situation and could be implemented if required. Another key element of Policy TWR 2 was to assess the over-provision of self-contained holiday accommodation - in this case, there was no evidence of over-provision in this part of the County and the proposal did not mean a loss of permanent housing stock.

In terms of visual amenities, observations were received noting concerns that the Holiday Unit did not suit the landscape and that the original materials had been removed and replaced by more modern materials. In response, although the original materials had not been retained, it was considered that the materials used were acceptable and they did not have an impact on the character of the area significantly enough to cause a negative impact on the landscape.

Reference was made to concerns received which noted that the change in the building created a negative visual impact, although the plans did not show substantial change in shape or size of the original building with the height of the building sitting comfortably next to the Plas Coch house. It was accepted that there had been substantial change to the gable of the building  ...  view the full minutes text for item 8.