Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Seimon Glyn, Dyfrig Jones, John Wyn
Williams, Angela Russell and Ann Williams (Local Members) |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a) The
following members declared a personal interest for the following reasons: ·
Councillor Tudor Owen in Item
5.1 on the agenda (Planning Application Number C15/0807/20/CR), as he was a
member of the Caernarfon Harbour Trust ·
Councillor Gwen Griffith, in
item 5.6 on the agenda (planning application number C16/0603/09/LL) as she was
a Board member of Cartrefi Cymunedol Gwynedd ·
Councillor Michael Sol Owen,
in item 5.6 on the agenda, (planning application (C15/0603/09/LL), as he was a
member of the Board of Cartrefi Cymunedol Gwynedd ·
Councillor Anne Lloyd Jones,
in item 5.6 on the agenda, (planning application (C15/0603/09/LL), as she was a
member of the Board of Cartrefi Cymunedol Gwynedd. Members were of the opinion
that they were prejudicial interests and they left the Chamber during the
discussion on the applications noted above. (b) The Development Control
Manager declared personal interest in item 5.3 on the agenda (planning
application number C16/0329/18/LL) as her cousin who lived opposite the site
had opposed the application. The officer was of the
opinion that it was a prejudicial interest and she left the Chamber during the
discussion on the application. (c) The
following members declared that they were local members in relation to the
items noted: ·
Councillor John Wynn Jones
(not a member of this Planning Committee), in relation to item 5.1 on the
agenda, (planning application number C15/0808/20/LL and C15/0807/20/CR); ·
Councillor Elfed W Williams
(not a member of this Planning Committee), in relation to item 5.3 on the agenda
(planning appplication number C16/0724/20/AM); ·
Councillor Gareth Griffith,
(not a member of this Planning Committee) in relation to item 5.7 on the agenda
(planning application number C16/0724/20/AM). 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. |
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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: |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 25 July 2016, be signed as a true record. Additional documents: Minutes: The Chair signed the minutes of the previous meeting of this committee,
held on 25 July 2016, as a true record. |
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PLANNING APPLICATIONS To submit
the report of Head of Regulatory Department. Additional documents: Minutes: The Committee considered the following applications
for development. Details of the applications were expanded upon and questions were
answered in relation to the plans and aspects of the policies. RESOLVED |
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Application No C15/0808/20/LL Menai Marina, Hen Gei Llechi, Y Felinheli PDF 538 KB Retrospective
application to retain pontoon within the dock Local Member:
Councillor Gareth Griffith Additional documents: Minutes: Retrospective
application to retain a pontoon within the quay. (a) The Development Control Manager reported on the background of the
application and noted that the application had been postponed many times for a
number of reasons listed in the report. Members were reminded that
this was a full retrospective application to retain a pontoon within the quay.
It was explained that the pontoon was linked to the harbour wall in three
locations by an iron bracket which allowed the pontoon to rise with the tide.
It was noted that the site was part of the existing marina in Felinheli. Attention was drawn to the
late observations received. It was highlighted that the
objections received drew attention to the condition of the harbour wall and the
ability of that wall to be able to support a pontoon where parts of the wall
had collapsed in the past. It was noted that this raised concern as to whether
the wall was structurally sound enough to be able to support the pontoon and
the tide. It was noted that an engineering report had been submitted with the application
stating that installing the pontoon was unlikely to have any detrimental effect
from a structural engineering standpoint. Following the Committee's
decision to request more information, and the consequent receipt of the update
to the structural assessment, a Surveyor within the Council was consulted to
confirm whether the report received was fit for purpose. Reference was made to
the surveyor's observations in paragraph 5.4 of the report. Despite this assessment, from
the response to the re-consultation, it was noted that concerns remained about
the situation and the content of the latest report. However, no specialist
advice had been received which stated the contrary and was no reason,
therefore, not to accept the finding and advice noted in the most recent report
by Richard Broun Associates. It was reported that the new
pontoon was in keeping with the area in terms of design and appearance and in
that it was a working marina. There were no implications to the appearance or
character of the listed structure or on the area’s amenities or nearby
residents, and it was outlined that the submitted engineering report contained
an update stating that the wall was strong enough to support the pontoon. It
was considered that the proposal was acceptable and in accordance with relevant
policies. (b) Taking advantage of the right to speak, an objector
noted the following main points:- ·
That the 87 objectors had
no objections to the pontoon, only an objection to attaching a pontoon on an
old Victorian wall - much relevant information was received from local
residents about the effect of the wall and tide ·
That the wall was subject
to wind and adverse weather and high tide ·
That part of the wall had
collapsed in 2000 · That the pontoon had been installed in 2001 and within a few years the wall had begun to show some signs of stress. These concerns were raised with the Council ... view the full minutes text for item 5.1 |
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Application No C15/0807/20/CR Menai Marina, Hen Gei Llechi, Y Felinheli PDF 540 KB Retrospective
application to retain pontoon within the dock Local Member:
Councillor Gareth Griffith Additional documents: Minutes: Retrospective application to retain
a pontoon within the quay. (a) A request was made to defer the
application in accordance with the report on the above-mentioned application. RESOLVED
to defer the application. |
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Application No C16/0329/18/LL Land opposite Post Office, Clwt y Bont, Caernarfon PDF 723 KB Erection
of three detached two storey dwellings
and associated developments Local Member: Councillor Elfed Williams Additional documents: Minutes: Construction of three two-storey
detached dwellings and associated developments. The Members
had visited the site. (a)
The Senior Development
Control Officer expanded on the application’s background and noted that the application had been deferred at the Planning Committee dated 4 July 2016 in order
to undertake a site visit and so
that the officers could verify the figures submitted to the Committee. Members were
reminded that this was an application
to erect three two-storey detached houses on a brownfield
site within the development boundary of Clwt y
Bont. It was highlighted that these four
bedroomed houses would be for the open market with
a separate entrance for each property
and each would lead to an
unclassified road servicing a number of dwellings. It
was noted that the main consideration was Policy CH4 of
the GUDP which approved proposals for the construction of new dwellings on unallocated
sites located within village development boundaries, provided they conform
to all the relevant policies
of the GUDP and the three
criteria which form part of the Policy. Attention was drawn to the fact that criterion 1 related to having a proportion of all units on the site
as affordable units, unless providing
affordable housing on the site was inappropriate. The Supporting Planning Statement (supported by the Viability Calculations) explained that it was not viable to offer an affordable element
as part of the scheme. It was highlighted that the applicants had shown that the market value remained
at £200,000 for each dwelling and in
accordance with the Gwynedd
and Anglesey Councils' Affordable Housing Viability Study 2013, this figure of £200,000 was deemed reasonable and appropriate for Clwt y Bont. Concerns had also
been received in terms of the impact on residential
amenities but it was explained that this was not considered unacceptable, subject to relevant planning conditions. It
was noted that several objectors had claimed that the land was unstable and contaminated by waste such
as old cars. It was reported that policy
B30 suggested refusing applications on contaminated land in the absence of information showing appropriate treatment of the site. However, no firm evidence
had been submitted to support the allegations of unstable land or
any contamination hazards and none
of the official agencies which had been consulted had raised these issues. Should the application be approved, it was recommended that an additional
condition be imposed to ensure that a desk-top
study was undertaken to assess the risk of contamination on the site and that,
if any further
action was required, this should take place
prior to the development of the site. (b) The following main
points were made by the local member (not a member of this Planning
Committee):- Taking advantage of the
opportunity to speak, the Local Member noted:- ·
That the site's
setting impacted on the amenities of nearby residents · That the land had been raised and was ... view the full minutes text for item 5.3 |
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Application No C16/0460/15/LL Llanberis Caravan Park, Llanberis PDF 376 KB Variation of conditions 16, 17, 18 and 26 of planning permission C13/1136/15/LL to facilitate an extension to the season (1 March to 10 January in the successive year) and year round use/occupation of 2 wardens' accommodation by persons employed in the on-site management of the touring caravan park and their dependants Local Member: Councillor
Trevor Edwards Additional documents: Minutes: Amend
conditions 16, 17, 18 and
26 of planning consent
C13/1136/15/LL in order to enable the season to be extended (1 March to 10 January
the following year) and use / occupancy
of 2 warden accommodations year
round by persons employed to manage the touring caravan site and
their dependants (a) Following discussions with the applicant, in order
to overcome the concerns outlined in the current report, it was recommended that the decision be deferred. (b)
It was proposed and seconded to defer the
application. RESOLVED to defer the application. |
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Application No C16/0590/42/AM Land by Penrhos, Morfa Nefyn PDF 242 KB Construction of dwelling and creation of parking space Local Member: Councillor Sian Wyn Hughes Additional documents: Minutes: Construction of a dwelling and
creation of parking spaces (a) It was noted that, in
order to be able to assess the revised details and responses
to the re-consultation as part of the Committee report, a recommendation was made to defer the decision. (b)
It was proposed and seconded to defer the
application. RESOLVED to defer the
application. |
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Application No C16/0603/09/LL Land at Penmorfa, Tywyn PDF 573 KB Full application to erect 5 two storey affordable dwellings, provision of amenity area,
together with improvements to the existing estate road. Local Members: Councillor Ann Lloyd Jones and Councillor Mike Stevens Additional documents: Minutes: A full
application to erect five affordable two-storey houses along with the creation of an amenity site and
improvements to the existing
estate road The Vice-chair chaired this item. Attention was drawn to the additional observations
that had been received (a) The Development Control Manager
expanded on the background to the application, stating that it
was a full application to erect five affordable
two-storey dwellings with two bedrooms
laid out as a terrace of three units and then
a pair of semi-detached houses.
It was a level site within the development boundaries of the town of Tywyn in the Gwynedd Unitary Development Plan and had already been prepared for
development. It was explained that other residential
housing estates abutted the site with an estate
road already provided. The intention to carry out road
improvements to the existing
estate road and create 12 parking
bays and a turning place was reiterated. In terms of visual amenities, it was noted that
the proposal would result in a relatively
traditional housing development in terms of form and
setting with front and rear gardens
which were in keeping with
the current layout at the
Penmorfa estate. It was noted that the applicant was Cartrefi Cymunedol Gwynedd and that providing
houses was part of its statutory duty. It was highlighted that a number of letters had been sent by individuals noting concerns about issues relating
to safety and traffic but it
was considered that the proposal would result in permanent
improvements to the existing
estate road. Concerns had also been received in
terms of the impact on residential amenities but it
was explained that this was not considered unacceptable in this instance. It was reiterated that flooding, biodiversity and educational provision issues were acceptable
and following full consideration of all relevant planning matters it was agreed that the proposal was acceptable subject to conditions. (b)
Taking advantage of the
right to speak, the applicant’s agent noted the following main points:- ·
It was acknowledged that there would
likely be disturbance during the development phase and, as
such, a period of traffic management was proposed ·
Road improvements
would mean long term improvements for all ·
Green space
retained ·
With strong
evidence to support the need for affordable
houses in Tywyn, it was noted that
the proposal responded to need. (c)
It was proposed and seconded to approve the
application. RESOLVED to approve the application Conditions: 1. Time 2. Comply with
plans; 3. External wall materials to be agreed; 4. Slate on the roofs of the dwellings and samples to be presented prior
to the commencement of development;
5. Landscaping details to be submitted
for approval; 6. Landscaping plan implementation period;
7. Welsh Water
conditions - not to build within 3m of the public sewer; 8. Improvements to the estate road
to be implemented before commencing any work on constructing
the houses; improvements to
be permanently maintained; 9. The car parking area to ... view the full minutes text for item 5.6 |
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Application No C16/0724/20/AM Land adj to Health Centre, Beach Road, Y Felinheli PDF 577 KB Outline application with some matters reserved for the erection of 11 dwellings, construction of a new access and estate road, and provision of public open space Local Member: Councillor Gareth Griffith Link to relevant background documents Additional documents: Minutes: Outline application, with some reserved matters,
for constructing 11 new dwellings together
with the creation of a new vehicular access
and estate road and the provision
of public open land. (a) The Senior Development Control Officer expanded upon the background to the application stating that this was an
outline planning application to construct 11 houses, create a vehicular entrance and estate road
as well as to provide public open space with
some matters reserved to be included in a detailed application
on reserved matters (should the outline planning application be allowed). The only matter that
formed part of this outline application
was the proposed access and the reserved matters relating to landscaping, elevations, layout and scale. It was noted that the main consideration were policies C1 - Locating a New Development and policy CH7 - affordable houses on a rural exception
site directly on the outskirts of villages and local
centres. It was explained that this site abutted
the development boundary that ran parallel to Beach Road and in this
respect, the site could be a rural exception site. Nevertheless, the policy allowed developments for affordable houses only, where
the need has been proved, but
it was highlighted that the intention here was to propose three affordable houses only, which
was contrary to policy CH7. In terms of transportation and access, the Transportation Unit
had recommended that the applicant submit a Traffic Impact Assessment, because the proposal would add significantly to the level of traffic along Beach Road. Also, the Unit
had raised concerns regarding the location of the proposed access due to the surgery access nearby and
the concern that the use of one entrance
could affect visibility when using the other. Consequently, it is believed that the information and evidence submitted by the applicant is insufficient in order to confirm that the proposal is acceptable on grounds
of road safety. The proposal was, therefore, contrary to the requirements of Policies A1 and CH33 of the GUDP. Attention was drawn to CADW's concern about the lack of appropriate assessment of the effect of the development on a scheduled ancient monument. It was considered that the proposal was not acceptable based on the principle of providing open market housing beyond the development boundary and that
lack of information prevented a full assessment of the development. (b)
The main following points were raised by the local
member (not a member of this Planning Committee): ·
That he objected the application ·
That a similar
application had been submitted in April
2015 - some changes had been made to the proposed application, but despite being
different, the policies had
not changed ·
The site is outside the development boundary. ·
Additional Information, necessary but not submitted ·
To draw attention to the reasons for refusal in the
report (c) It was proposed and seconded to refuse the application in accordance ... view the full minutes text for item 5.7 |
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Application No C16/0770/38/AM Glynllifon, Llanbedrog PDF 779 KB Create
16 two storey holiday let with
associated car parking and amenity space Local Member: Councillor Angela Russell Link to relevant background documents Additional documents: Minutes: Create 16 two-storey holiday accommodation with associated parking and amenity space (a) The Development Control Manager
elaborated on the background of the application as it was an
outline planning application with all matters reserved. The plans indicate that the proposed units would be two-storey and approximately 6.8m high and be split between
four terraces. The site was located on the outskirts of Llanbedrog, a considerable
distance outside the village development boundary. It was set in a wooded valley within
an Area of Outstanding Natural Beauty, Llŷn Registered Landscape of Historic Interest and between
two Scheduled Ancient Monuments namely Pen y Gaer and Nant y
Castell. It
was also noted that mature trees
on the western side of the site are subject to a Tree Preservation Order and the slopes
to the east have been recognised as a Local Wildlife
Site. In LANDMAP it appeared that
the site's locality was identified as the visual area of Mynydd Tir y Cwmwd
that was noted to have a 'High' visual
standard. Therefore, the site was considered to be a highly sensitive landscape. It was noted that the response of the Gwynedd Archaeological Planning Service
had not been received at
the time of writing this report, but
attention was drawn to the late
observations received. This was clearly
an outline application, therefore, full details of the design of the units had not been included. It was considered that a development of this size and
scale, however, would certainly have an unacceptable
visual impact and would result
in a development of an urban nature
in a quiet valley. In response to transportation and access matters, it was highlighted that the development proposed to retain the existing entrance to serve the holiday units along with
the existing property. The Community Council had stated concern regarding the situation with the existing access and had noted that several
accidents had occurred in the past due to lack of visibility. Based on the lack
of visibility, the proposal
did not meet with the requirements of policy CH33, as a safe vehicular
access cannot be provided to serve the development. As it was an
outline planning application that was submitted, it was acknowledged that some details could
be resolved. It was considered, however, that the issue of the lack of visibility from the entrance would be impossible to overcome and that
requiring other amendments would add to the fact that the proposal would create an
unacceptable urban look for this
rural site. Having considered the proposal against the requirements of relevant local and national policies it was considered that the proposal, on a site in open countryside, was not acceptable in principle and was contrary to local policies concerning the siting of developments and the creation of new self-serviced units. It was reiterated that the development would be ... view the full minutes text for item 5.8 |
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Application No C16/0725/13/AM Former Grey Garage Site, Lon Newydd Coetmor, Bethesda PDF 326 KB Outline application for the erection of 18 residential units (including 4 affordable units) together with the formation of new vehicular access, internal estate road and pedestrian footpath (revised plan to that approved on appeal: Ref C13/0766/13/LL – Appeal APP/Q6810/A14/2215839 Local Member:
Councillor Ann Williams Link to relevant background papers Additional documents: Minutes: Outline application for the erection of 18 dwellings (including 4 affordable units) along with
a new vehicular access, inner estate
road and footpath (amended plan from that which
was permitted on appeal ref C13/0766/13/LL - Appeal
APP/Q6810/A/14/2215839). (a)
It was reported that late letters had been received
attempting to justify the development The Senior Planning
Control Officer expanded upon the background to the application reminding members that this
was a site where an application for a residential development to construct 24 residential units (including 16 affordable units) had previously been refused and
subsequently approved as a result of a Planning Inspector’s decision at Appeal. A more recent proposal was submitted with a variation to the plan so that the total number of units was brought down from 24 to 18 and 11 of the houses allowed being affordable
houses. It was highlighted that the existing application was an outline application
for 18 dwellings, but that the number
of affordable houses had fallen from 11 to four. It was explained that the site was partly located within the development boundary of Bethesda which was designated as a Local Centre in the Gwynedd Unitary Development Plan. It was reiterated that, historically, the site had been used
as a garage / lorry depot. It
was noted that this use had now
ended and the site cleared of any buildings which
had stood there in the past. This site was considered to be previously developed land and was therefore
defined as a Brownfield site. The substantial need for affordable houses in the
area was reiterated and that it was difficult to accept that this had not been
addressed in the amended application Attention
was drawn to the additional observations
that had been received (b)
Taking advantage of the
right to speak, the applicant’s agent noted the following main points:- ·
that it was a residential development for 18 open
market houses and four affordable houses ·
the application
had been approved following a valid appeal ·
accepted that the site was
outside the development boundary. ·
justification that
this land had been previously developed (brownfield) and as such
approval had been addressed for the whole site ·
that Gwynedd Council
lacked a five-year supply of land ·
in accordance with planning guidance
- the affordable houses had
been integrated with open market
houses ·
sufficient justification
for the proposed application (c)
Proposed to approve
the application contrary to
recommendation. The propossal
fell. (ch) It was proposed and seconded
to refuse the application in accordance with
the recommendation. (d)
A request
was made of the Senior Manager
to respond to the agent's observations. The Senior Manager stated that further evidence would be required before the application could be fully considered - why justify open market houses outside the local development boundary? It was highlighted that there were fundamental issues for rejecting the application i) the principle of the application ... view the full minutes text for item 5.9 |