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APOLOGIES To accept any apologies for absence. Minutes: Councillors W. Tudor Owen and John Wyn Williams. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a) Councillors
Anne Lloyd Jones and Michael Sol Owen declared a personal interest in item 5.4
on the agenda (planning application number C16/1021/08/LL), as they were
members of the Board of Cartrefi Cymunedol Gwynedd. Members were of the opinion
that it was a prejudicial interest, and they withdrew from the Chamber during
the discussion on the application. (b) The
following members declared that they were local members in relation to the
items noted: ·
Councillor Siân Wyn Hughes, (a
member of this Planning Committee), in relation to item 5.1 on the agenda
(planning application number C16/1089/42/LL); ·
Councillor Dyfrig Wynn Jones,
(a member of this Planning Committee) in relation to item 5.2 on the agenda,
(planning application number C16/0823/13/LL); ·
Councillor Eirwyn Williams (a
member of this Planning Committee) in relation to item 5.3 on the agenda
(planning application number C16/0941/35/LL); ·
Councillor Gareth Thomas, (not
a member of this Planning Committee), in relation to item 5.4 on the agenda,
(planning application number C16/1021/08/LL); ·
Councillor Charles Wyn Jones
(not a member of this Planning Committee) in relation to item 5.5 on the
agenda, (planning application number C16/1108/23/AM); ·
Councillor R. H. Wyn Williams
(not a member of this Planning Committee) in relation to item 5.6 on the agenda
(planning application number C16/1226/39/LL); ·
Councillor Dilwyn Lloyd (not a
member of this Planning Committee) in relation to item 5.7 on the agenda
(planning application number C16/1250/17/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. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 7 November 2016, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this committee,
that took place on 7 November 2016, as a true record. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. 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. C16/1089/42/LL - Land at Bryn Rhydd Farm, 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 Link to relevant background documents 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 Officer Manager elaborated on the application's
background, noting that the application had been deferred at the Committee
meeting held on 7 November 2016 in order to conduct a site inspection visit. Some members
had visited the site prior
to the meeting.
Attention was
drawn to the additional observations that had been received. It
was noted that the applicant's wish to site the business on land within
his ownership and within convenient reach to the farm, was not considered to be sufficient justification for the location. The Council had not been convinced that there was a genuine need to establish such a mixed business on the application site without special
local needs or exceptional circumstances to justify granting the application in the countryside. It was added that
it appeared that no consideration
had been given to try and find a suitable
building / brownfield site within the village boundary or on a different
site. It was noted that the proposal to erect a mixed business building of this type on greenfield
land did not comply with the business location principles of policies C1, CH37, D5, D7, D8, D13 or
D30 of the Gwynedd Unitary Development
Plan. It was deemed that
constructing a new building in such
an isolated and disjointed location would have a detrimental impact on the form
and character of the village and the landscape, that was designated as a Landscape Conservation Area. It
was noted that the benefits in terms
of economic growth, rural enterprise and employment did not outweigh the harm which was likely to be caused to the character of the landscape and the area's appearance, and the need to ensure that new
development was located in a sustainable location. The proposal was considered to be contrary to the policies of the GUDP and therefore there was no option but
to recommend that the application was refused. (b) Taking
advantage of the right to speak, the applicant noted the following main points:- ·
That the application and the agent's additional
comments indicated how important the application was for the ice cream business
and the existing farm enterprise; ·
That milk prices were unstable and this development
was in order to develop the ice cream business further and to keep the farm
viable; ·
That the proposal created quality jobs for local
people; ·
It was understood that there was concern regarding
the location however it was not possible to site the application on the farm; ·
That schools would benefit from the educational
resource; ·
That it would provide a quality resource for
tourists as well as local people; ·
That they were willing to work with the Planning
Service to ensure that the proposal was acceptable with relevant conditions. ·
That they had a clear
vision and were enthusiastic; · The success and ... view the full minutes text for item 5.1 |
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Application No. C16/0823/13/LL - Austin Taylor Communications Ltd, Bethesda PDF 658 KB Change of use of former factory to a building merchants depot including trade counter, storage and distribution operation. LOCAL MEMBER: Councillor Dyfrig W. Jones Link to relevant background documents Additional documents: Minutes: Change of use of a former factory to a facility for a building merchant
including a trading counter, storage and distribution enterprise. (a) The
Development Control Officer elaborated on the background of the application and
noted that it was not proposed to make any structural changes to the building
apart from some alterations to the windows and doors for convenience and
safety. It was noted that the application site was located within the Bethesda
development boundary and had not been designated for any specific use. It was
highlighted that the majority of the site was located within a C2 flood zone. It was noted that the development met with all the
criteria of policies C3 and
C4 of the GUDP as it was re-using a previously used site within
the existing development boundary by retaining
and re-using existing buildings for a use suitable
for the location. Attention
was drawn to the additional observations that had been received. It was
reported that confirmation had been received from the Welsh Government's
Highways Section stating that they were willing for the Council to determine
the application together with confirmation from Natural Resources Wales (NRA)
stating that they had no objection in terms of flooding issues. It was noted
that the Joint Planning Policy Unit had assessed the Community and Language
Statement submitted as part of the application and they were of the view that
the nature and scale of the development were not likely to have a detrimental
impact on the Welsh language. Consequently, the recommendation had changed to
what was noted in the report and that it was now recommended to approve the
application with conditions. (b) The application was supported by the local member (a member of
this Planning Committee) and he noted that he welcomed the development and was
pleased that the building would come back into use. Members noted their support for the application and the use would be in
keeping with the location. RESOLVED to approve
the application. Conditions: 1. Time 2. In accordance with
the plans 3. A desktop investigation must be submitted and agreed to assess the pollution risk. If the desk-top investigation indicated that further action was needed, any precautionary and/or remedial measures would have to be agreed prior to commencing work on the development. |
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Application No. C16/0941/35/LL - Ynys Hir, Morannedd, Cricieth PDF 465 KB Amended design to that approved under C15/0711/35/LL for a new dwelling. LOCAL MEMBER: Councillor Eirwyn Williams Additional documents: Minutes: Amendment to permission C15/0711/35/LL to
erect a new dwelling. (a) The Development
Control Manager elaborated on the application's background and noted that the site had already received planning permission to erect a dwelling under reference numbers C14/0702/35/LL and C15/0711/35/LL and the building work had commenced, however, there was currently a delay. It
was noted that the plans before them
followed the location, footprint, size and floor plan of the permissions. It was explained that the design before them
was different to the previous
permissions with a mansard roof rather than a traditional pitch roof. It was noted
that various types of roofs could be seen within
the Morannedd estate and it was considered
that the design and the external appearance of the proposal was in keeping with
the character of the existing
houses within the estate. It
was considered that the proposal would not cause significant harm in terms
of loss of privacy, light or shadowing.
It was noted that the concerns of the objectors had been given full consideration.
The development
complied with the GUDP for the reasons stated in the report. (b) The local member (a member of this Planning Committee) supported
the application. In
response to a comment by the local member, the Development Control Manager
noted that the applicant had been advised to delay the work, however if the
applicant continued with the building work then he did so at his own risk. Members noted their support to the application that was an improvement
in terms of visibility as the levels (floor and
ridge) of the house were approximately 2 metres lower than the existing permissions. RESOLVED to approve the application. Conditions: 1. In accordance with the submitted plans; 2. Slates on the roof 3. Withdrawal of permitted rights including windows 4. Welsh Water conditions; |
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Application No. C16/1021/08/LL - Meusydd Llydain, Bryniau Hendre, Penrhyndeudraeth PDF 782 KB Amended application to C16/0314/08/LL for the erection of 9 houses to include 3 open market houses and 6 affordable dwellings together with drainage works, ground works and formation of accesses. LOCAL MEMBER: Councillor Gareth Thomas Additional documents: Minutes: The discussion on this application was chaired by the Vice-chair. Revised
application of C16/0314/08/LL to erect nine houses to include three houses on
the open market and six affordable houses together with drainage, landscaping
work and creating accesses. (a) The Development Control Manager
elaborated on the background of the application and noted that
the six affordable houses were on
land outside but bordering the development boundary, whilst the three open market houses
were mainly within the boundary. It was noted that a number of objections received
referred to concerns regarding the adjacent road and the impact of the
development on road safety and movements along the road. It was recognised that
the road was narrow in places, however, considering that part of the site had
been used in the past as a commercial printing works it was considered that
there would be no additional unacceptable impact stemming from this proposal. It was reported that following the receipt of
observations from the Transportation Unit the application had been amended to
provide a new system of entrances to the open market housing to include the
provision of a new footway along the front of the site and the internal
arrangement of the estate. Consequently, the Transportation Unit was satisfied
with what was proposed. Confirmation had been received from the Strategic
Housing Unit that the submitted information was consistent with the information
to hand regarding the local need for affordable units. It was considered that
this mixture of housing was appropriate to satisfy the general demand for
affordable housing. It was noted that it would have to be ensured that
the units that satisfied different tenures (i.e. open market housing and
affordable housing) were developed jointly and there was no possibility that
only open market housing would be developed. In this case, Cartrefi
Cymunedol Gwynedd (CCG) were partners in the scheme
and as usual in cases where the Housing Association did not own the land or was
an applicant (when the application was considered), a standard 106 Agreement
would be drafted to ensure that the houses were transferred to the Association
who would then ensure that the units would be available to satisfy local need. Attention was drawn to the confirmation that had
been received from the Joint Planning Policy Unit regarding the conclusions of
the language assessment submitted, this stated: “On the whole, it is deemed that neither the
nature or scale of the proposed development is likely to have any detrimental
impact on the Welsh language. This
application entails that 6 of the 9 proposed houses will be affordable, this
should satisfy local needs for housing and assist the existing community
population". The
development complied with the GUDP for the reasons stated in the report. (b)
Taking
advantage of the right to speak, the applicant’s agent noted the following main
points:- ·
That it was a mixed
housing development with three open market houses and six affordable houses for
CCG; · That the open market houses were situated within ... view the full minutes text for item 5.4 |
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Application No. C16/1108/23/AM - Tŷ'r Ysgol, Llanrug PDF 685 KB Outline application for the erection of 2 dwellings and construction of a new vehicular access. LOCAL MEMBER: Councillor Charles Wyn Jones Additional documents: Minutes: Outline application to erect two dwellings and create a new vehicular
access. (a) The
Development Control Officer elaborated on the application's background and
noted that the site was within the development boundary of the village and as
this was an outline application, the only issues requiring consideration were
the development of the site in principle, access, and the location of the
houses on the site. It was reported that objections had been received in which
concerns were raised about the creation of an additional access close to the
school, loss of space on the road for parking and collecting children, and also
the impact of this development on another plan that has been approved and which
included a roundabout and new traffic control measures. Attention was drawn to
the fact that the Transportation Unit had no objections to the proposal,
however, they requested conditions to ensure that cars could enter and exit the
site in front gear, and also provide a parking and turning space before the
houses were occupied and it was considered that this would create an acceptable
situation. It was added that objections had been received referring to the
loss of privacy. From the information submitted, it was considered that the
site could provide two houses without causing any overlooking or loss of
privacy, using suitable boundary treatments and careful and appropriate design
for the site. The development complied with the GUDP for the reasons noted in the
report. (b)
Taking
advantage of the right to speak, the applicant noted the following main
points:- ·
The site was within the development boundary and
there was a local need for these types of houses; ·
There was no evidence that it would impair
amenities; ·
She requested the Committee's support. (c) The
local member (not a member of this Planning Committee) noted the following main
points:- ·
That the school's
headteacher now accepted that the impact on the school
would be minor; ·
Ideally the same
situation should be retained at Glan Ffynnon estate, however, this was not possible; ·
The conditions
addressed the objections and offered a way
forward. RESOLVED to
approve the application. Conditions: 1. The commencement of the development and the
submission of reserved matters. 2. Materials and finishes. 3. Access and parking. 4. Landscaping - retaining the existing ash
tree where possible, clearing the site of invasive trees and planting native
trees. 5. Submission of a land drainage scheme prior
to the commencement of any work on the site 6. Welsh Water – surface water. 7. Development to comply with the approved
plans. 8. Removal of permitted development rights. 9. Need to retain the natural stone boundary
wall. 10. Complete the site clearance work outside the
bird nesting season. 11. Provide bird nesting boxes. |
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Application No. C16/1226/39/LL - Castellmarch, Abersoch PDF 572 KB Establish touring caravan site for 15 caravans. LOCAL MEMBER: Councillor R. H. Wyn Williams Additional documents: Minutes: Establishment of a touring caravan site for 15 caravans. (a) The Development
Control Officer expanded on the background of the application and noted that the site was located in the countryside and within a Landscape
Conservation Area and the Llŷn and Bardsey Landscape of Outstanding Historic Interest. It was noted that
the site had been used for several
years for the siting of five touring caravans with caravan clubs
where there was no need for
formal planning permission. It
was noted that due to the scale and location of the application together with the existing natural features it was not considered that the site was obtrusive in the landscape, nor was it considered that
it was likely to have a significant harmful impact on the visual amenities
of the Landscape Conservation
Area. Attention
was drawn to the additional observations
that had been received. It was noted that the Joint Planning Policy Unit had assessed the Community and Language
Statement and they noted that
the nature and scale of the proposed development were not likely to have a detrimental impact on the Welsh language. Consequently, the recommendation
had changed to what was noted in the report
and the recommendation now was to approve the application with conditions. The development complied with the
GUDP for the reasons noted in the report. (b) The local member (not a member of this
Planning Committee), supported the application and he made the following main
points:- ·
That the site
was currently a caravan site; ·
That it
was not an over-development; ·
That the Welsh language
should be part of the policies; ·
That the proposal
gave a continuation to the family who were
part of the local community; ·
The applicant
was willing to accept the additional suggestions in terms of landscaping.
(c) It was proposed and seconded to approve the
application. A member noted that the AONB Unit had not been
asked for observations on the application, although he acknowledges that the
site was outside the Llŷn Area of Outstanding
Natural Beauty (AONB), policy B8 of the GUDP protected views into and out of
the AONB. RESOLVED to approve the application. Conditions: 1. Commencement within five years. 2. In accordance with submitted plans. 3. The number of units on the site at any one
time to be restricted to 15. 4. Conditions on the timeframe for letting
caravans/holiday period/moving the caravans when not in use. 5. No storing on the land. 6. Records list. 7. Landscaping. 8. Safeguarding public footpath 43 and 43A Llanengan. 9. No surface water and / or land drainage to
connect with the public sewer. Notes: 1. A copy of Welsh Water observations. 2. A copy of the observations of the Flooding Risk and Coastal Erosion Management Unit. |
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Application No. C16/1250/17/LL - Fferm Tanyffordd, Cilgwyn, Carmel, Caernarfon PDF 600 KB Erection of general purpose agricultural building. LOCAL MEMBER: Councillor Dilwyn Lloyd Additional documents: Minutes: Erection
of a multi-purpose agricultural building (a) The
Development Control Manager expanded on the application's background and noted
that this was an application to erect a multi-purpose agricultural building for
storing equipment, machinery, hay/feed and provide a
shelter for livestock on land near Fferm Tanyffordd which was located on the outskirts of the
village of Carmel. Attention
was drawn to the additional observations that had been received supporting the
application that confirmed the officers' concerns. It
was noted that policy D9 of the GUDP supported proposals to erect buildings and
structures for agricultural purposes if they were reasonably necessary for
agricultural purposes and if they comply with all of the criteria within the
policy. It
was highlighted that an extension to the stables was approved under reference
C11/0511/17/LL to create an agricultural shed. Having conducted a site
examination, it appeared that the shed which had been erected on the site was
larger and different in form to the approved application, and that a
substantial shed had been erected rather than the extension which was approved.
Neither did it appear that this shed was used for a genuine agricultural
purpose as was suggested at the time. It was considered that there was no genuine justification to erect
a new agricultural shed as the existing shed (which in its present form was
unauthorised in relation to its size/design and use) could be used in addition
to the other sheds which had already been built on the site. It was noted that the location of the proposed shed was prominent within the local landscape due to its form
and size and its elevated
position, and it was therefore considered that this would harm
the area's visual amenities, including the Dyffryn
Nantlle Landscape of Historical
Interest, which was contrary to the relevant requirements of policies B12, B22
and B23. (b) The
local member (not a member of this Planning Committee), supported the application, and he made the following main points: ·
That the applicant
rented land in addition to the application site; ·
The need
for a bespoke shed for the applicant's
son in order
that he could
prepare sheep for showing in
agricultural shows; ·
That agriculture
was the only option in terms of livelihood
in areas of Gwynedd; ·
That the applicant should
be supported. The local
member noted that he felt that
he had not received a fair hearing. In
response, the Chair noted that she
appreciated his presentation. (c) In response to the observations of the local member, the Senior Planning Service
Manager noted:- ·
That the cases where the Council did not support
applications for an agricultural shed were rare. ·
No evidence had been received that the applicant
had additional land or that the shed was required to prepare sheep for showing;
·
It was considered that the existing buildings
addressed the need and therefore there was no justification for another shed; ·
The Council was not aware of the rented land. (ch) It was ... view the full minutes text for item 5.7 |