Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Glynda O'Brien 01341 424301
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APOLOGIES To accept any apologies for absence. Additional documents: |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
(i)
Councillor Simon Glyn declared a personal interest in relation to Item 5 on the
agenda as he was the person who had requested for the footpath to be
registered. The
member was of the opinion that it was a prejudicial interest, and withdrew from
the Chamber during the discussion on the item. (ii)
The following members declared a personal interest in relation to Item 6.11
(Application Number C16/0134/16/LL) on the agenda as they were Members of the
Board of Cartrefi Cymunedol
Gwynedd: ·
Councillor
Anne Lloyd Jones ·
Councillor
Michael Sol Owen ·
Councillor
John Wyn Williams The Members were of
the opinion that it was a prejudicial interest, and they withdrew from the
Chamber during the discussions on the application noted. (b)
The
following members declared that they were local members in relation to the
items noted: ·
Councillor
Lesley Day (who was not a member of this Planning Committee) in relation to
items 6.1, 6.2 and 6.8 on the agenda (planning application numbers
C13/0156/11/LL, C16/0440/11/CR and C16/0518/11/LL). ·
Councillor
Eirwyn Williams (a member of this Planning Committee), in item 6.4 on the
agenda (planning application number C16/0292/35/LL). ·
Councillor
Charles Wyn Jones (not a member of this Planning Committee) in relation to item
6.7 on the agenda, (planning application number C16/0493/23/AM); ·
Councillor
Dafydd Meurig (not a member of this Planning Committee), in relation to item
6.11 on the agenda (planning application C16/0134/16/LL); ·
Councillor
Anwen J. Davies (not a member of this Planning Committee) in relation to item
6.12 on the agenda (planning application number C15/1356/40/LL) The members withdrew
to the other side of the Chamber during the discussions on the applications in
question and did not vote on these matters. (c)
The
Head of Legal Services declared a personal interest in Items 6.9, 6.10 and 6.12
(Planning application numbers C15/0828/11/LL, C15/0844/11/CR and
C15/1356/40/LL) as he was related to the applicants' agent. The
officer was of the opinion that it was a prejudicial interest, and he withdrew
from the Chamber during the discussion on the items noted. |
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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: . |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 4 July 2016, be signed as a true record. (copy enclosed) Additional documents: Minutes: The
Chair signed the minutes of the previous meeting of this Committee, held on 4
July 2016, as a true record |
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Additional documents: Minutes: Submitted - a report from the Head of Regulatory Department regarding an
application to register a footpath between Haulfryn and Pen y Caerau, Garn
Fadryn. The Senior Rights of Way Officer (Arfon) elaborated on the application and
noted that an application had been received to register the above-mentioned
footpath based on the fact that the public had used it for over twenty years.
When paths were used for a continuous period of twenty years it was deemed that
the road in question was earmarked as a highway unless there was sufficient
evidence that there was no intention to earmark during that period. The entitlement to use the path had been
challenged for the first time in September 2014 when a lock had been placed on
the gate. The application was supported with evidence of use and an objection
was received from the owner of Pen y Caerau during the consultation process.
After examining all evidence, it was considered reasonable to allege, based on
balance of probability, that a pedestrian public right of way existed along the
above-mentioned path and thus the Council was required to draw up a Definitive
Map Modification Order. The Head of Legal Services referred to the evidence sent to Committee
Members separately and that it was a decision that was based on considering the
evidence before members in order to reach a conclusion. It was proposed and seconded to draw up a Modification Order on the
grounds that there was robust evidence that the path had been used for a
continuous period of 20 years. Resolved: To approve the Council to draw up a
Modification Order under Section 53 (3)(c)(i) of the Wildlife and Countryside
Act 1981 to register the footpath claimed on the Public Rights of Way
Definitive Map. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. (copy enclosed) 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 aspects of the policies |
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Application No. C13/0156/11/LL - 7 Glandwr Terrace, Bangor PDF 514 KB Demolition
of existing rear extension together with the erection of a part two storey and
part single storey extension to the rear of the property, together with the
provision of French doors and erect a new 1.8m fence by the right of way. LOCAL MEMBER: Councillor
Lesley Day Link to relevant background documents Additional documents: Minutes: Demolition
of an existing rear extension and the erection of a part two-storey and part
single-storey extension to the rear of the property, along with the provision
of French doors and erection of new 1.8m fence near the right of way The Senior Planning
Service Manager reported that a considerable number of additional observations
had been submitted regarding the above-mentioned application and consequently
it would be better to defer the decision so that all additional information
could be considered in detail. Resolved: To defer
the application in order to give detailed consideration to the additional
information received. |
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Application No. C16/0440/11/CR - 7 Glandwr Terrace, Bangor PDF 621 KB Demolition
of existing rear extension together with the erection of a part two storey and
part single storey extension to the rear of the property. LOCAL MEMBER:
Councillor Lesley Day Additional documents: Minutes: Demolition
of an existing rear extension and the erection of a part two-storey and part
single-storey extension to the rear of the property Again,
the Senior Planning Service Manager reported that it would be better to defer
the decision so that all additional information received could be considered in
detail. Resolved: To defer the application in order to give detailed consideration to the additional
information received. |
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Application No. C14/1222/30/LL - Bryn Gwynt, Anelog, Aberdaron PDF 444 KB Use of
exempted Camping and Caravanning Club as an independent site for 10 seasonal
touring / caravans and 5 tents. LOCAL MEMBER:
Councillor W. Gareth Roberts Link
to relevant background documents Additional documents: Minutes: Use
of exempted Camping and Caravanning Club site as an independent site for
locating 8 seasonal touring caravans and 4 tents and creation of play area (a) The Senior Development
Control Officer elaborated on the background of the application and noted that
this was a re-submission of a retrospective application that had been deferred
at the Planning Committee in September 2015.
Following discussions with the applicant, an amended plan had been
received in which the numbers had been reduced to 8 touring caravans and 4 tents. Reference was made to the relevant policies
outlined within the report and specific attention was drawn to Policy D19 which
related to protecting the landscape, layout, location, traffic issues,
restricting the use of the units and the accumulative impact on the local
area. In terms of the public
consultations, it was noted that the AONB Officer did not consider that the
proposal would disrupt the AONB provided that an additional landscaping plan
was implemented and provided that the units would be restricted to the highest
part of the field, ensuring that the units were moved off the site and stored
in the appropriate location. (b) In response to an
observation made by a Member regarding his concern about the time it had taken
to deal with this application since its registration in 2014, it was explained
that the officers had collaborated with the applicant and his agent to provide
support and it was accepted that it had taken more time than usual. (c) It was proposed and
seconded to approve the application. Resolved: To approve the application
subject to the following conditions: 1. In accordance with the amended plans. 2. Landscaping plan. 3. Restrict the number of touring caravans to eight and tents to four to
be sited on the pitches shown only. 4. Site use periods / touring site only. 5. Touring caravans on tour only. 6. No storing on the site. 7. Records list. 8. No caravans or tents on
the playing field. |
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Application No. C16/0292/35/LL - Land adjacent to George IV Hotel, High Street, Criccieth PDF 568 KB Application
to vary condition 3 of planning permission C13/0028/35/AM in order to extend
the time given to submit the reserved matters. LOCAL MEMBER:
Councillor Eirwyn Williams Additional documents: Minutes: Application
to change condition 3 of planning permission C13/0028/35/AM in order to extend
the time granted to submit reserved matters (a) The Senior Development
Control Officer elaborated on the background of the application, noting that
the application had been deferred at a previous planning committee in order to
receive information on linguistic matters and it was confirmed that the
Community and Linguistic Statement had been submitted on 1 July 2016 and that
it included information based on the 2011 Census. The proposal involved
erecting 34 residential units for the elderly, one warden accommodation and two
staff accommodation units, and communal facilities along with 18 parking spaces
for the residential units and 15 parking spaces for the use of the George IV
Hotel. Reference was made to the
relevant policies noted in the report along with the relevant planning history
to approve 37 residential units on appeal in 2010 and approve 34 units in 2013. It was noted that there had been no change
in the Planning position since 2013 based on local planning policy or relevant
national advice. It was noted that the
Joint Planning Policy Unit believed that the development would be likely to
assist to retain Welsh-speaking 50+ aged households in the area, and on the
basis that current households were more than likely to move to the new units,
this could release houses to other local households. The officers'
recommendation was to approve and a late statement had been received from the
applicant's agent stating that he was willing to change the period for
submitting reserved matters from 3 years to 2 years. (b) The Local Member (a member
of this Planning Committee but who did not participate in the decision),
addressed the committee and said that he objected to the application. (c) It was proposed and
seconded to approve the application. (ch) The following observations were noted in favour of the
recommendation to approve: ·
That
this was an outline application and that a full application would be submitted
in due course. ·
Whilst
sympathising with the Local Member, there was no valid planning reason to
refuse the application. ·
Ensure
that arrangements were made to dispose of Japanese Knotweed as soon as
possible. (d) The following points were noted in favour of
refusing the application. ·
The
application had been opposed at the Planning Committee meeting dated 13 June
2016 because more information was needed on linguistic matters. ·
It
was expressed that the situation had changed considerably since 2010 as a
number of similar developments had been approved since 2010, along with nursing
homes such as The Pines, Bryn Awelon had extended,
and Hafod y Gest in Porthmadog
had been demolished to build a new development for this type of service users,
and the developments approved in Pwllheli recently. ·
As
a result of the above, it was questioned whether or not more of this type of
facility was needed in the area. · A letter received from a Doctor in a local practice was read out who was ... view the full minutes text for item 10. |
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Re-submission
and amended application refused under C16/0091/41/LL for the erection of an
affordable house on rural exception site. LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: Re-submission
and amendment of an application refused under C16/0091/41/LL to erect an
affordable house on a rural exception site (a) The Senior Development
Control Officer elaborated on the background of the application and noted that
it was an application for a two-storey dwelling that had been previously
refused as the house that was the subject of the application had not been
submitted as an affordable house and as its size was larger than what was
allowed as an affordable house. The site is located within the rural village of
Pencaenewydd on a plot of land that forms a part of a
property's garden. The application is submitted to Committee because of the
number of objections received. Reference
was made to the relevant policies and the responses to the public consultations
within the report. It was noted that Pencaenewydd had been noted as a rural village in the
Unitary Development Plan and that the proposed development was located within
the curtilage of the garden of the existing end-of-terrace property and that it
was considered suitable in terms of its location and relationship with other
houses and the general development pattern of the village. Usually, with this type of application, a
specific individual or family must prove the need but in this case it was noted
that the Strategic Housing Unit had responded to the application and had
acknowledged that there was a huge need for this type of development in the
area and therefore that it proved the need for an affordable house. There would be a need to manage the
development through a 106 Agreement which meant occupation by individuals with
a genuine need for an affordable house; either by purchasing or renting the
property. For accuracy in the report,
there would be a need to restrict the property to affordable local need in
accordance with policy CH5 and not as general need which meant that the house
would be restricted to local people from the area. It was noted further that the size of the
house was in line with the supplementary planning guidance and attention was
drawn to the fact that the objections had been considered in full and thus it
was considered that the proposal was acceptable and that it was recommended for
approval. (b) It was proposed and
seconded to approve the application. (c) In response to an
observation regarding how it could be ensured that the 106 Agreement condition
would not be removed, it was explained that the Strategic Housing Unit had
sufficient evidence from information that there was a need for this type of
development in the area and that an individual would not be in a position to
remove the 106 condition without having to go through many steps to do so. Resolved: To delegate the right to the Senior Planning Manager to approve the
application subject to signing a Section 106 Agreement to ensure that the house
is an affordable house for local need and to relevant conditions relating to: |
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Application No. C16/0407/41/LL - Swn y Don, Afonwen, Chwilog PDF 462 KB Application
for change of use to create new touring caravan site and relocation of existing
2 static units and erection of toilet block. LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: Application
to create a new 17 unit touring caravan site, relocate 2 existing static units
and erect a toilet block. The Senior Development
Control Officer elaborated on the background of the application and noted that
the site was on open land on the outskirts of Afonwen
with access gained to the site along an existing narrow road off the A497
highway. Reference was made to the relevant policies within the report.
Attention was drawn to the fact that policy D19 stated that proposals to
develop touring caravan, camping or new touring units can be approved provided
that all the policy's criteria can be complied with. It was noted that the Transportation Unit
noted that the first 50m of the road from the A497 roundabout was suitable, but
then it became narrower and the opportunities for vehicles to pass caravans
being towed other were scarce.
Therefore, it was considered that the proposal was unsuitable and that
it did not comply with the requirements of policy CH33. Concern was also noted
that there would be collisions between pedestrians and vehicles due to the
narrowness of the road. The element of relocating the two caravans was not
completely clear in terms of the existing use of the units and should another
application be received in future there would be a need to explain and justify
the proposal so that it could be assessed appropriately. After considering all planning matters and
relevant policies, it was believed that the proposal was unacceptable in
accordance with what was noted in the report.
(a) It was proposed and
seconded to refuse the application in accordance with the officers’
recommendation. (b) In response to a Member's
enquiry, it was explained that it was not possible to create bespoke passing
places on the road leading to the site. Resolved: To refuse because the proposed development, if approved, would lead to
additional traffic using the substandard single-track road leading to the site
to the detriment of road safety and the safety of pedestrians on the public
footpath. The proposal is therefore
contrary to the requirements of policies CH33 and D19 of the Gwynedd Unitary
Development Plan (2009) and the Supplementary Planning Guidance: Holiday
Accommodation, Gwynedd Council (July 2011). |
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Application No. C16/0493/23/AM - Land by Bryn Celyn, Lon Groes, Llanrug PDF 657 KB Outline
application for the erection of a dwelling. LOCAL MEMBER: Councillor
Charles Wyn Jones Additional documents: Minutes: Outline application for the
erection of a dwelling (a) The Senior Development Control Officer
elaborated on the background of the application and noted that this was an
outline application for the erection of a dwelling house measuring 11m by 6m on
a plot of land that formed a part of the curtilage of Bryn Celyn,
Llanrug, located off an unclassified road. The
curtilage of Bryn Celyn would be adapted in order to
provide two parking spaces. In terms of the public consultations, a number of
objections had been received on the following grounds: ·
A
culvert runs through the site. ·
Causes
a flood risk to nearby houses and field. ·
No
turning space shown within the curtilage ·
Need
to provide new parking spaces for the existing house and proposed house Attention
was drawn to the relevant planning policies and it was noted that the proposed
development complied with the requirements of those policies. In terms of
infrastructure issues and objections relating to flooding, it would be possible
to impose a condition to ensure that the development could not be commenced
until a water drainage plan for the site would be submitted which would protect
the water course and comply with the requirements of Welsh Water. After
addressing all considerations and objections, it was considered that the
proposal was acceptable subject to relevant conditions. (b) Taking advantage of the
opportunity to speak, an objector noted that whilst he did not object to the
development he was concerned about the flood risk as the culvert had been
blocked for many years and that this needed to be resolved before approving the
application. (c) The local member (who was
not a member of this committee), reiterated the concerns of the objector and
local residents and that a condition regarding the culvert should be ensured
first, before any development was commenced.
It was noted further that a field to the rear of the property was wet
and that a spring emerged there. Whilst relatively satisfied with the recommendation,
it was noted that there was a need to ensure parking spaces within the site,
along with parking spaces for Bryn Celyn, as the road
was narrow and did not have pavements. (d) It was proposed and
seconded to approve the application. (dd) During the ensuing discussion, the following points
were noted by individual members: ·
That
the forms had not been completed correctly but that things should not be
delayed until these were received correctly.
·
Obviously,
the main concern was the culvert and assurance was received that it would be
addressed and thus there was no reason to refuse the application. ·
That
parking spaces should be ensured considering that the road was busy and that it
led to Ysgol Brynrefail. ·
When
the full application was received, the applicant should show his intentions
regarding the culvert. ·
Ensure
that the culvert was of the largest size. (e) In response to the above-mentioned observations, it was explained that this was an outline application and that ... view the full minutes text for item 13. |
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Application No. C16/0518/11/LL - 56 Upper Garth Road, Bangor PDF 684 KB Change of
use of dwelling to house to multiple occupancy (HMO) for up to 5 people. LOCAL MEMBER: Councillor
Lesley Day Link
to relevant background documents Additional documents: Minutes: 1.
Application number
C16/0518/11/LL - 56 Upper Garth Road, Bangor Change of use of dwelling
to a house in multiple occupation (HMO) for up to 5 people (a) The Senior Development
Control Officer expanded on the application’s background and noted that the
property was located on Upper Garth Road in a mainly residential area. It was noted that the current legal use of
the property was as a private residential dwelling and it consisted of 5
bedrooms on the first floor. The
definition of a HMO was explained to the Committee and attention was drawn to
the relevant Planning policies within the report. In
terms of the public consultations, objections to the proposal were received for
the valid planning reasons noted below: ·
Lack
of information regarding parking ·
Concern
that parking problems already existed on this street. ·
An
over-provision of houses in multiple occupation in Garth ward. ·
The
development would be damaging to the amenities of neighbours. In
addition, observations had been received which were not existing planning
considerations and attention was drawn to the late observations received on the
additional observations form submitted to the Committee. It
was considered that the development was acceptable in terms of policy CH14 of
the Gwynedd Unitary Development Plan and it was not considered that approving
one additional HMO unit in the area would have a significant impact on the
general or residential amenities of the local area. In terms of transport and access issues,
although no new private parking provision was a part of the development, there
would be no increase in the density of the use of the site; no significant
change was expected in terms of the demand for parking and traffic
problems. After considering all
relevant matters, it was believed that the application was acceptable and
complied with relevant planning policies and the officers' recommendation was
for it to be approved with conditions. (b) Taking advantage of the
right to speak, an objector noted the following main points: ·
That
he was Chairman of the Residents of Maes Hyfryd and represented the views of 22 houses located
adjacent to the proposed development. ·
That
many of the residents were elderly; ·
That
the area had its quota of HMO properties, namely number 52, 54 and 55 as well
as the Garth and Rathbone Halls of Residence that were located approximately
200 yards up the road. ·
That
it was an area of family homes. ·
That
there was an excessive number of student accommodation in the area with new
ones in St. Mary's, Dean Street and the High Street, and in particular
considering that student numbers were reducing.
·
That
parking problems existed in the area and that the proposed development would
increase the problem with the University's staff and students parking in the
area during the day ·
That
Gwynedd Council had addressed the problem of illegal parking in the area a few
years ago by painting yellow lines along one side of the road and along a
section of the other side. · That there was ... view the full minutes text for item 14. |
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Application No. C15/0828/11/LL - Old Post Office, 60 Deiniol Road, Bangor PDF 834 KB Change of use of existing building to create a cafe and restaurant and create 29 self contained student living units, together with the partial demolition of rear buildings and erection of new building to create 116 self contained student living units with associated Works LOCAL MEMBER: Councillor David Gwynfor Edwards Additional documents: Minutes: Change
of use of existing building to create a café and restaurant and create 29
self-contained student living units, together with the partial demolition of
rear buildings and erection of new building to create 116 self-contained
student living units with ancillary facilities Six members of the
Planning Committee had visited the site. (a) The Senior Development
Control Officer elaborated on the background of the application, noting that
the application had been deferred at the Planning Committee meeting held in
July 2016 in order to undertake a site visit and correct figures in the
report. The proposal intended to change
the use and to adapt an exiting building to create a café and restaurant and
create 29 self-contained student living units within the existing building,
together with the partial demolition of rear buildings and erection of new
building to create 116 self-contained student living units with ancillary
facilities. A
listed building application had been submitted but this application would need
to be dealt with separately, namely the next item on the agenda. Attention
was drawn to the late observations that had been received from the applicant's
agent and also observations had been received from the Local Member expressing
his support to the proposed development. It
was noted that this was a listed building and that it was located within the
Bangor Conservation Area. It was added that the building was empty following
its use as a nightclub and dentist surgery. A substantially sized building was
located around the building but it was noted that a number of listed buildings,
including the library, were located behind the site. Reference was made to the
relevant policies and the responses to the public consultations within the
report. In
terms of principle in the context of student accommodation in Bangor, it was
explained that no specific policy related to this type of application but it
was emphasised that the Unitary Development Plan did not prevent this type of
accommodation. It was noted that the site was within the development boundary and the principle of the development was acceptable and this viewpoint had been confirmed by Inspectors in an appeal decision in Lôn Bopty. It was acknowledged that the site was in an accessible area, close to shops, public transport and University buildings. Therefore, in terms of its location, planning officers were of the view ... view the full minutes text for item 15. |
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Application No. C15/0844/11/CR - Old Post Office, 60 Deiniol Road, Bangor PDF 787 KB Change of use of existing building to create a cafe and restaurant and create 29 self contained student living units, together with the partial demolition of rear buildings and erection of new building to create 116 self contained student living units with associated Works. LOCAL MEMBER: Councillor David Gwynfor Edwards Additional documents: Minutes: Change
of use of existing building to create a café and restaurant and create 29
self-contained student living units, together with the partial demolition of rear
buildings and erection of new building to create 116 self-contained student
living units with ancillary facilities It
was proposed and seconded to refuse the application in accordance with the
reasons given in the above-mentioned application. Resolved: To refuse
the application as elements of the new building and the extension would have an
impact on the scale, size, materials and setting of the existing listed
building and the harmful impact on the conservation area, contrary to policies
B2, B3 and B4 of the Gwynedd Unitary Development Plan. |
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Application No. C16/0134/16/LL - Plas y Coed, Bangor PDF 771 KB Amended application – Variation of condition 1. of permission C11/1077/16/LL to allow a further 5 years to implement the permission together with variation of condition 2. (in accordance with the approved plans) to amend the approved layout and site 39 dwellings in lieu of 17. LOCAL MEMBER: Councillor Dafydd Meurig Link to relevant background documents Additional documents: Minutes: With the Committee's
permission, and in the absence of the Vice-chair, Councillor Gwen Griffith
chaired the committee for this item as the Chair had declared a personal
interest and had left the Chamber. Amended
application - Modification of condition 1 of permission C11/1077/16/LL in order
to approve a further 5 years to implement the permission, along with the
modification of condition 2 (in
accordance with the approved plans), in order to adapt the layout approved to
locate 39 houses instead of 17. The Members of the
Planning Committee had visited the site. (a) The Senior Development Control Officer elaborated on the background of the application and noted that this was an application to modify a condition in order to allow a further 5 years to implement the permission, and to modify condition 2. It was noted that the previously approved permission related to the conversion of the Plas y Coed listed building to include 12 living units, as well as erecting 17 separate living units on the nearby field. The proposal involved creating a new vehicular access. The main purpose of the application was to amend the plan in order to construct 39 houses instead of 17 and involved erecting 23 three-bedroom houses, 8 two-bedroom houses and 8 one-bedroom houses. Attention was drawn to the fact that the proposal included plans to convert the Plas into 12 living units. It was noted that the houses were relatively similar to the previous permission and that the additional houses would be provided by erecting semi-detached houses and two blocks of one-bedroom flats instead of the more detached units that formed part of the previous application. Reference was made to the relevant policies together with public consultations. It was noted that the site was located within the development boundaries of the city of Bangor and the principle to develop had already been accepted within the previous permission and no changes had subsequently been made to the policies. The main consideration of the application was the impact deriving from having 22 additional houses on the site. It was noted that by increasing the number that the proposal made better use of the site with the density of the development more in line with the figure of 30 units per hectare. Due to the increase in the development, it was noted that it was possible to re-assess the affordable housing - the extant permission had secured four affordable units within the Plas and a financial contribution that equated to three affordable units. It was noted that the design had changed since the previous permission by offering a mix of various houses which meant that 10 affordable units were proposed on the site of the field and reasons were stipulated in the report as to why it was not viable to provide affordable units in the Plas. Attention was drawn to the fact that the application remained acceptable in terms of recreational areas, educational provision, transport and access matters and there was sufficient parking ... view the full minutes text for item 17. |
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Application No. C15/1356/40/LL - 1-3 Wenallt, Arddgrach, Llannor PDF 493 KB Revised application for demolition of existing dwelling and construction of a replacement dwelling along with associated Works. LOCAL MEMBER: Councillor Anwen J Davies Additional documents: Minutes: Revised
application for demolition of existing dwelling and construction of a
replacement dwelling and associated works (a) The Senior Planning Service
Manager elaborated on the background of the application and noted that it had
been deferred at the Planning Committee in February 2016 in order to receive
the necessary information regarding bats and a technical report to justify why
it was not possible to locate the house closer to the location of the existing
dwelling. The application involved the demolition of an existing dwelling and
the construction of a replacement dwelling in a different location within the
property of 1-3 Arddgrach, Llannor,
and associated works, including a three-bedroom dormer bungalow with its front
elevation facing south-east. The house
would be finished with slate roofing and painted smooth render. It was intended to create a new entrance on
the site of the existing house, expanding a track from the side of the house's
carriageway and turning towards the entrance gate of the adjacent field. An application to demolish the building and
to erect a new building of the same design as this application, but further
back within the plot, had been refused last year. Reference was made to the
relevant policies within the report along with the responses to the public
consultations. In terms of the principle of the development, it was noted that
the proposal did not comply with all criteria within policy CH13 of the Gwynedd
Unitary Development Plan. Although bat issues had been resolved by submitting
additional information, it was considered that planning officers were of the
opinion that the location and setting of the proposed dwelling was unsuitable
and contrary to the principle of the housing and design policies of the Gwynedd
Unitary Development Plan. Although there
was potential to develop the site, it was not considered that the re-submission
before the committee was acceptable and based on the plans submitted it was
recommended that the application be refused.
(b) The Local Member (not a
member of this Planning committee) noted the following main points in favour of
the application: ·
Whilst
accepting that the location had changed, it was emphasised that it was not
possible to build on the same foundations due to the condition of the land in
terms of flooding from an embankment behind the houses. ·
The
above had been endorsed in an independent report by Mr Phil Jones, an expert in
drainage and flood management, and this noted, following inspection, that the
retaining wall leaked water and deposited water down the road. There was evidence of uncontrollable seepage
in a number of locations and it would be unwise to consider re-locating the
dwelling on the site of the existing house due to its proximity to the
retaining wall and the wet nature of the land. The house had to be located away from the
retaining wall and the associated drainage problems. · That houses of a mixed size had been built in the village of Llannor and that they blended in within the ... view the full minutes text for item 18. |