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: Councillor W. Tudor Owen |
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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 reasons noted: ·
Councillor Seimon Glyn in item 5.7 on the agenda
(planning application number C16/1105/39/LL) because his son and his son-in-law
were employed by the Haulfryn company, the owners of The Warren. The member was of the opinion that it was a
prejudicial interest, and he withdrew from the Chamber during the discussion on
the application noted. (b) The
following members stated that they were local members in relation to the
following items noted: ·
Councillor Ioan Thomas (not a member of this
Planning Committee) in relation to item 5.3 on the agenda (planning application
number C16/0712/14/LL) ·
Councillor Aled Lloyd Evans (not a member of this
Planning Committee) in relation to item 5.5 and 5.8 on the agenda (planning
application numbers C16/1089/42/LL and C16/1105/39/LL) ·
Councillor Siân Wyn Hughes (a member of this
Planning Committee), in item 5.6 on the agenda (planning application number
C16/1089/42/LL) ·
Councillor R. H. Wyn Williams (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: Minutes: None to note |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 17 October 2016, be signed as a true record. Additional documents: Minutes: The Chair signed
the minutes of the previous meeting of this committee, held on 17 October 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. |
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Application No. C16/0563/26/LL Former Sunday School and Moriah Chapel, Groeslon, Waunfawr PDF 679 KB Conversion of previously used vacant Sunday school
into holiday accommodation, car parking provision together with changing the
use of a parcel of land as a garden for use by the occupants of the holiday
accommodation. LOCAL MEMBER: Councillor
Edgar W Owen Link
to relevant background documents Additional documents: Minutes: Adapt a former schoolhouse into holiday
accommodation, provide parking spaces as well as change the use of a plot of
land into a garden for the occupants of the holiday accommodation (a)
The Senior Development Control Officer reported on the
background of the application and noted that this was a full application to
adapt the former schoolhouse into 3-bedroom holiday accommodation and to use
the adjacent parcel of land as a garden for the occupants of the accommodation
and the creation of 2 parking spaces.
Internally, the facilities would include 2 bedrooms,
a kitchen, a hallway and a bathroom on the ground floor with a bedroom, a
toilet, a living room as well as a bat roost on the first floor. It was noted that the former schoolhouse was
located within the rural village of Groeslon,
Waunfawr on an in-fill site between residential properties known as Llys Morley to the east and Rose Mount to the west. In
principle, it was highlighted that converting the schoolhouse into a holiday
unit was acceptable based on its scale due to its location between existing
buildings. Despite its location within a residential area, it would not cause
harm to the residential character of the area based on its scale and proposed
use. The development complied with the relevant policies
and the GUDP for the reasons noted in the report. Following the public consultation, it was
highlighted that the two main concerns received regarding the plans were
overlooking, loss of privacy and noise disturbance. Reference was made to the
full response to these concerns in 5.7 of the report and specific attention was
drawn to the fact that the applicant had submitted amended plans to reduce the
size of the window on the gable end of the schoolhouse that would consequently
overcome concerns regarding overlooking into the gardens of Rose Mount and
others. Having considered all material planning matters
including the objections, it was not considered that the proposal was contrary
to the relevant local and national planning policies and advice. It was proposed and
seconded to approve the application. During the ensuing
discussion, the following main observations were noted: ·
That the application was
suitable for the conversion of a former schoolhouse. ·
Good re-use of an empty
building. ·
Sufficient conditions to safeguard the local
community needed to be ensured. RESOLVED
to approve the application in accordance with the recommendation Conditions:- 1.
Five years. 2. In
accordance with the amended plans. 3. Protected
species' mitigation measures. 4.
Conditions of disposal of surface water from the site. 5.
Removal of permitted development rights. 6.
Highways conditions / notes. 7.
Archaeological matters condition. 8.
Holiday units conditions and keeping a register. 9.
Location of the roof-lights to be agreed. 10.
External materials to be agreed |
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Application No. C16/0638/39/LL Cilfan, Lôn Gwydryn, Abersoch PDF 565 KB Revised design to extension approved by consent number
C14/0215/39/LL LOCAL MEMBER: Councillor
R H Wyn Williams Additional documents: Minutes: A revised design
for an extension approved by planning permission number C14/0215/39/LL (a)
Attention was drawn to the additional observations
that had been received noting that the applicant wished for the Planning
Committee to defer the decision in order to provide an opportunity to resolve
the inconsistencies between the plans submitted. (b)
It was
proposed and seconded to defer the decision. RESOLVED
to defer the application. |
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Application No. C16/0712/14/LL Menai View, North Road, Caernarfon PDF 741 KB Change of use from a house in
muiltiple occupation (14 bedrooms) to 6 residential units LOCAL MEMBER: Councillor
Ioan C Thomas Additional documents: Minutes: Change of use of a property in multiple occupation
(14 bedrooms) into 6 residential units (a)
The Senior Development Control Officer elaborated
on the background of the application and noted that this was a full application
for the change of use of a 14-bedroom property in multiple occupation into 6
self-contained one-bedroom units over four floors. There was no intention to
undertake any substantial structural work externally or internally, except for
closing some of the existing openings and erecting new partition walls around
the stairs. It was noted that the location of the building was
adjacent to the lay-by of the A487 trunk road and within the boundary of the
Urban centre in an area with a mixed character of materials including a hotel,
residential dwellings, a supermarket, a public house and a book publishers and
printers. The application was submitted to Committee as it
involved the provision of more than five residential units. It was highlighted that the principle of converting
houses into flats, bedsits or houses in multiple occupation was based in Policy
CH14 of the GUDP. It was noted that the
policy stated that the conversion of houses or other residential buildings into
flats, bedsits or houses in multiple occupation would be approved provided that
the development did not create an overprovision of this type of accommodation
in a specific street or area where the cumulative effect would have a negative
impact on the social and environmental character of the street or area. It was noted that the existing property was being
used as a residential unit in multiple occupation which included 14 bedrooms
(which meant that at least 14 occupants could be residing in the property at
the same time). Although the property was of a relatively large scale, it had a
high residential use density compared with residential uses in the catchment
area of the application site. It was highlighted that the current proposal
would lead to a reduction in this density as it would create six one-bedroom
units which would consequently safeguard the residential amenities of nearby
residents. (b)
The
following main points were made by the local member (not a member of this
Planning Committee):- ·
That there were
historical social problems relating to the building. ·
That the proposal made
much better use of the building. ·
There would be a better
provision. ·
Nearby neighbours and residents welcomed the
improvement. ·
Supported the
application. (c)
It was proposed and seconded to approve the
application. (ch) In response to a
question regarding the affordable housing situation, the Development Control Manager highlighted that the size
of the units were already affordable and thus the size itself restricted the
cost. (d) During the subsequent discussion the
following observations were noted: ·
That the application was going in the right
direction. RESOLVED to approve the application Conditions: 1.
Five years. 2.
In accordance with the plans. |
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Application No. C16/0879/30/LL Tir Glyn, Uwch Mynydd PDF 552 KB Increase
the number of touring units from 30 to 39 without compliance with condition 2
on permission reference number 2/10/134A together with an extension to the
toilet block LOCAL MEMBER: Councillor
W Gareth Roberts Additional documents: Minutes: Increase the number of touring units
from 30 to 39 without compliance with condition 2 on permission reference
number 2/10/134A together with an extension to the toilet block. (a)
The Development Control Manager elaborated on the
background of the application and noted that this was a full retrospective application
to increase the number of touring units from 30 to 39 without compliance with
condition 2 on planning permission number 2/10/134 'A'. The application also
included extending and upgrading the toilet block, erecting a screen around the
rubbish skip and constructing an extension on the gable end wall of the
existing toilet block to provide a disabled shower and toilet unit and a
dishwashing room. It was reported that
the applicant had already planted trees along the outskirts of the site with
the intention to close any obvious existing gaps along the eastern boundary and
plant indigenous trees within the site. It
was highlighted that the site was located outside the boundary of any village
as designated within the Gwynedd Unitary Development Plan (GUDP) and within an
Area of Outstanding Natural Beauty (AONB) and Heritage Coast. It was noted that
a public footpath ran through the centre of the site, but that the existing or
proposed units did not disrupt it. Attention was drawn to the additional observations
received along with the fact that the extant planning permission for 30 touring
units on the site was a material planning consideration when discussing the
current application. It was not considered that the proposal disrupted
the visual amenities of the area, road safety or the amenities of nearby
residents and it complied with all of the policies noted in the report. (b)
It was proposed and seconded to approve the
application with an additional condition to protect the public footpath. (c)
During the ensuing discussion, the following
observations were noted: ·
Concerns that such sites were being extended -
needed to consider a restriction on the number in order to avoid excessive
provision. ·
A request was made to draw the applicant's attention
to the observations of Natural Resources Wales regarding the maintenance of the
septic tank and soak-away system. RESOLVED to approve the application. 1. Restrict
the layout of the touring units to that indicated on the plan. 2. Limit
the total number of touring units on the site to 39. 3. Occupancy
period 1 March–31 October. 4. Siting
of actual touring units on tour only. 5. Keep
a register of visits. 6. Complete
the landscaping plan in accordance with the details submitted which is to be
maintained and retained accordingly afterwards. 7. Submit
details of the rubbish skip screen to the Council within one month of the date
of the permission. 8. No
touring units to be stored on the site at any given time. 9. Protect
the public footpath Note septic tank in accordance with the observations of Natural Resources Wales |
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Application No. C16/1072/41/LL Llwyn Bugeilydd, Ffordd Caernarfon, Criccieth PDF 526 KB Application for the increase of touring units
from 30 i 40 within the existing site, environmental improvements, provision of
longer access track, extension of toilet block and provision of games room. LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: Application for the increase of touring units from 30 to 40 within the
boundaries of the site, environmental improvements, extension of access track,
extension of the existing toilet block and provision of games room (a)
It was highlighted that the application's
recommendation had changed as formal observations in response to the
application had now been received from the Joint Planning Policy Unit and had
been included on the additional observations form. (b)
The Senior Development Control Officer elaborated
on the background of the application and noted that it was a full application
to increase the number of touring units on the site from 30 to 40 within the
existing boundaries of an established touring caravan site. In addition, the
proposal involved maintaining environmental and landscaping improvements,
extending an existing access track, extending an existing toilet/shower block
by providing a toilet and shower for the disabled specifically as well as the
provision of a games room and dishwashing room. It was reported that the site
was located on the outskirts of Cricieth, with a
direct access and driveway leading to the site off the busy B4411 road. The proposal meant that one additional caravan would be sited with the
existing 12 plots in the centre of the site, and nine new plots would be sited
along the southern part of the existing site. It was reported that the development
complied with the relevant policies of the GUDP for the reasons noted in the
report. It was also noted that the plans had changed from the original plans
submitted, with more improvements proposed following discussions with officers. From assessing the proposal against the requirements of policy D20, it
was considered that the additional plots, in terms of their location and
setting, were likely to integrate and blend in with the site and its landscape.
It was highlighted that they were all to be included within existing boundaries
and therefore, there was no need to extend onto new lands. It was expressed
that the site was neither prominent nor intrusive in the landscape, and it was
not considered that there would be a harmful impact in terms of the nearby
area's visual amenities. The proposed landscaping and changes would be
environmental improvements which would improve the appearance and facilities of
the site in its entirety. It was not considered that there was another touring
site close to this site therefore there would not be an obvious harmful
cumulative effect. It was noted that the increase in numbers, the landscaping
and the proposed new facilities complied with the requirements of policy D20. It was considered that the proposal to extend the number of touring
caravans within the established site, along with the maintenance of ancillary
developments, was acceptable and complied with the relevant policies. (c)
It was proposed and seconded to approve the
application. RESOLVED to approve the application 1.
Time 2.
Compliance with
plans 3.
Materials 4. Restrict the numbers to 40 touring units and their location to be restricted to the ... view the full minutes text for item 5.5 |
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Application No. C16/1089/42/LL Land part of Fferm Bryn Rhydd, Edern PDF 507 KB Construct new
building to produce ice cream, ice cream and local produce shop/cafe,
educational resource, alterations to access, associated external works and new
agricultural access LOCAL MEMBER: Councillor
Sian Wyn Hughes Additional documents: Minutes: Construction of new building to produce ice cream, ice cream and local
produce shop/cafe, educational resource, alterations to access, associated
external works and new agricultural access (a)
The Development Control Manager elaborated on the
background of the application and noted that this was a full application to
erect a new building to produce ice cream and would comprise a shop/café and
educational resource. As part of this application alterations would be required
to the access and the removal of a boundary hedge bank and associated external
work as well as creating a new agricultural access to the field. The
single-storey building would measure approximately 325m² with a grey coloured
box profile finish similar to an agricultural shed. The proposed use would be a
mixture of retail, food and light industry.
It was noted that the property was located on the
outskirts of the village of Edern, adjacent to the
class 2 county road and within the 30 mph zone. The site in question was
located outside the development boundary of the village of Edern
and within a Landscape Conservation area, namely a distance of two fields away
- therefore it was considered to be a countryside site. It was highlighted that
this was a re-submission of an application refused by delegated powers in 2015
(number C15/0409/42/LL) for exactly the same purpose. The only amendment in terms of the plans was
that more landscaping was shown on the boundaries. It was reported that the applicant was a Dairy
Farmer on Bryn Rhydd Farm, a Cefnamwlch
Estate farm which was located near the application site, and that he had
extended his enterprise to establish an ice cream production business called 'Glasu' by using his farm produce. The proposal was to erect
a bespoke building to produce ice cream within easy reach of the farm on land
in the applicant's ownership and not on estate land. There were currently open and unimpeded views over
the fields in the direction of the AONB coastline and it was deemed that the
proposal would stand out as an unusual visual feature at this location. The
proposed location would be inconsistent and would create a separate
relationship. In addition, it was highlighted that the site was located alone
and approximately 850m away from the existing farm buildings, and over 200m
away from the closest building on the same side of the road as the application site.
In this case, it was noted that the location of the existing dwellings opposite
this road was insufficient to alleviate the visual appearance of the proposal
in this case and it was considered that the road that led through the village
created a definitive physical boundary between the houses and the application
site. Three objections to the application had been received expressing concern
regarding the proposal based on concerns regarding road safety and
parking. It was considered that business
activity from the site was likely to cause disturbance to nearby residents. It was noted that the applicant had ... view the full minutes text for item 5.6 |
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Application No. C16/1105/39/LL The Warren, Abersoch PDF 546 KB Extension to leisure
building in order to extend existing spa to include treatment rooms, pools
eatery and changing rooms LOCAL MEMBER: Councillor
R H Wyn Williams Additional documents: Minutes: Extension
to leisure building in order to extend existing spa to include treatment rooms,
pools, eatery and changing rooms (a)
The Development Control Manager elaborated on the
background of the application and noted that this was a full application to
construct an extension to a leisure building in order to extend existing spa
facilities to provide treatment rooms, pools, eatery and changing rooms. The
extension would be located on the south-western gable end of the existing
building with a flat roof section in the centre linking into the existing
building and a slate hipped roof section on the gable end. It was highlighted that the proposal was to
re-invest and improve the quality and range of facilities within the
destination to enable more use to be made of the facility outside the holiday
period. In the context of visual
amenities, it was acknowledged that the size and scale of the floor area (approximately
771m²) was substantial; however, it was considered that the size equated to the
existing leisure facilities of the site and that it would not be an
overdevelopment. As there would only be local views from the
building, due to its setting in the landscape, it was not considered that the
proposal would have an impact on the landscape or views. Although the proposal
was located within an Area of Outstanding Natural Beauty, it was not considered
that the development would cause significant harm to the landscape and the
coast or would be contrary to the requirements of policy B8 of the GUDP.
Despite the size of existing buildings, the nature of their location was within
a bowl-shaped landform and together with existing landscaping it meant that the
buildings did not stand out in the landscape and it was not considered that the
extension would be prominent either. It was considered that the extension to the leisure
facilities was acceptable in terms of policies, and was therefore acceptable to
be approved with conditions. (b)
Taking advantage of the right to speak, the Agent
representing the applicant made the following observations: ·
That the development was a further step in
upgrading and investing in the site ·
That the plan offered improvements to the park and
the environment ·
The intention was to encourage short holiday breaks
outside the main holiday season ·
There had been good consultation and collaboration
with the planning officers ·
That the plan did not impact the landscape ·
The upgrading works would secure 17 new jobs - 5
full-time and 12 part-time ·
If approved, the work would commence as soon as
possible - intention to open in the Summer 2017 ·
No objections had been received (c)
The following main points were raised by the local
member (not a member of this Planning Committee): ·
That he was supportive of the application due to
the location's provision ·
He welcomed the observations of the AONB Unit ·
He was grateful to the officers for collaborating
with the developer ·
An excellent resource for the area - raising
quality · Initial discussions regarding local connection with ... view the full minutes text for item 5.7 |
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Application No. C16/1154/41/LL Penarth Fawr, Chwilog PDF 594 KB Amended design
to that refused under C16/0705/41/LL to convert the outbuilding to an affordable 4 bedroom dwelling LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: An amended design to the one refused
under C16/0705/41/LL to convert an outbuilding into a four-bedroom affordable
house. a)
Attention was drawn to the additional observations
form where a request had been made by the applicant's agent to weigh up their application
and to ask for more time to consider their plans as the previous planning
application had been refused. b)
It was proposed and seconded to defer the
application. RESOLVED to defer the application |