Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
No. | Item |
---|---|
APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Dyfrig Jones and Mair Rowlands (Local Member). |
|
DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: The following members declared that they were local members in relation to the items noted: • Councillor
Gweno Glyn (not a member of this
Planning Committee) in relation to item 5.1 on the agenda, (planning application number C15/0793/32/LL); • Councillor
Sion Jones (not a member of this
Planning Committee) in relation to item 5.2 on the agenda, (planning application number C15/0915/18/LL); • Councillor
Eurig Wyn (a member of this
Planning Committee) in relation to item 5.3 on the agenda, (planning application number C15/0994/26/LL); • Councillor
June Marshall (a member of this
Planning Committee) in relation to item 5.5 on the agenda, (planning application
C15/1217/11/LL); • Councillor
Elin Walker Jones (not a member of this Planning Committee)
in relation to item 5.7 on the agenda, (planning application number C15/1281/11/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. |
|
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 |
|
The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 14 December 2015 and 11 January 2016, be signed as a true
record. Additional documents: Minutes: The
Chairman signed the minutes of the previous meetings of this committee, held on
11 January 2016 and 14 December 2015, as a true record. |
|
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: |
|
Application No: C15/0793/32/LL - Nanhoron Estate, Botwnnog PDF 548 KB Construction
of solar farm and associated work LOCAL MEMBER:
Councillor Gweno Glyn Link
to relevant background documents Additional documents: Minutes: Erection of
solar farm and associated works (a) The
Development Control Manager expanded on the background of the application, and
noted that this was an application for the installation of photovoltaic (PV)
solar panels on agricultural land for a period of 30 years in order to create a
solar farm, along with supplementary works including the installation of
ancillary equipment to connect to the electricity network, building compound,
security fence, landscaping improvements and adaptations to the access. It was
explained that the application site was in open countryside amongst a rolling
landscape, and measured approximately 12 hectares (22.6 acres) and included agricultural
land located on a gentle slope approximately 700 metres south east of the
village of Botwnnog. It was noted that towards the
eastern boundary of the site there were mature trees with hedgerows surrounding
the majority of the fields. Attention was drawn to the additional
observations submitted. It was noted that Natural Resources Wales had
withdrawn its objection by now. It was highlighted that the main details of the
application had been included in the report and the relevant policies had been
listed. In terms of principle, it was noted that the
proposal was acceptable and complied with the requirements of policy C1 of the
Unitary Development Plan. It was also added that there was a series of criteria
that should be considered when discussing sustainable renewable energy schemes
which involved an impact on the visual quality of the landscape as well as
social and environmental factors. In response to an objection from the owner of a
nearby building, who objected on the grounds of an impact on the views from the
site and the impact of glint and glare, it was noted that there was an
intention to plant a hedgerow to grow to a height of 3m on the field's eastern
boundary. This would be a method of screening the proposal and reducing its
visual impact from the nearby property. In the context of glint and glare, it
was noted that a Glint Assessment received as part of the application
recognised that there was 'potential for glinting' but, with the existing
natural screening around the site and the proposal to plant a new hedgerow, it
is not considered that the proposal would cause significant harm in terms of
amenities. In terms of transport and access matters it was highlighted that the Transportation Unit was satisfied with the proposal in relation to road safety, and recommended conditions involving completing the entrance in line with the plans. In terms of Conservation and Archaeological matters, it was noted that the fields' physical patterns would largely be retained and in light of the site's location, the landscaping and landforms, it was not considered that the proposal would significantly impact the Landscape of Outstanding Historic Interest. It was explained that, although additional observations had been received from the Gwynedd Archaeological Planning Service, further work was being undertaken to deliver the information. In terms of Biodiversity matters, it was noted that ... view the full minutes text for item 6. |
|
Application No:C15/0915/18/LL - Cil Fynydd, Penrhos, Bethel PDF 513 KB Application
for the conversion and extension of attached garage to annexe and erection of
new garage LOCAL MEMBER: Councillor Sion Wyn Jones Link
to relevant background documents Additional documents: Minutes: Application
to extend and convert an attached garage into an annexe and construct a new
garage The members
had visited the site. (a) The
Development Control Manager elaborated on the background of the application,
and noted that the application had been deferred at the Planning Committee held
on 30.11.2015 to hold a site visit. The applicant had been requested to
consider changing the size and design following the discussion at the Committee
on 30.11.2015, but no response had been received. It was highlighted that the
existing dwelling was a detached house within a substantial curtilage on the
outskirts of the village of Bethel. The property was located outside the
village's development boundary and was defined as a site which was within open
countryside in terms of the Unitary Development Plan's policies. It was explained
that the existing property was a four bedroom house with two of the bedrooms on
the ground floor, and the attached existing garage was single-storey and
attached to the side of the dwelling. The proposal involved converting and
extending the attached garage in order to create an 'annexe' and to erect a
detached garage with a storeroom above. It was added that the Local Member had
called in this application for a decision from the Planning Committee. The proposal was for the conversion and
extension of an attached garage to form a self-contained annexe on the side of
the existing property. A residential annexe could be defined as accommodation
which is supplementary to the main house which is of appropriate scale and
located within its curtilage. It should be specifically used for this purpose
i.e. not as a separate house. The internal floor area of the existing property
(from the measurements on the plans which include an additional utility and
dormer windows) measured approximately 157 square metres, while the proposed
annexe would measure approximately 127 square metres. In order to place the
size of the annexe in context, it was highlighted that the size of the annexe
would be larger than the approved size of a two-storey two-bedroom affordable
house (90 metres squared). It was noted that to all intents and purposes the
annexe was a new house that could exist totally separately from the existing
property on the site. The annexe would equate to a new house in open
countryside without justification, and the proposal was therefore contrary to
Policy CH9 of the UDP and national guidance.
In addition, it was considered that the two-storey garage and the
proposed extension to the house would be likely to create an alien feature and
would have an unacceptable impact on the existing property and the visual
amenities of the area. It was considered that the proposal was also contrary to
the requirements of policies B24 and B22. (b) The
local member (who was not a member of this Planning Committee) made the
following observations: • The application was a reasonable one
and that he supported it • Appreciated the family's wish to provide an annexe for extended ... view the full minutes text for item 7. |
|
Application No: C15/0994/26/LL - Tyn Cae Newydd, Waunfawr PDF 659 KB Retrospective
application for the change of use of agricultural building to a mixed use of
agricultural and as a horse riding establishment (including exercise area),
construction of extension to include loose boxes and storage area for
vegetables preparation, together with provision of car parking and external hardstanding for horses LOCAL MEMBER: Councillor Eurig Wyn Link
to relevant background documents Additional documents: Minutes: Retrospective
application for the change of use of agricultural building to a mixed use of
agricultural and as a horse riding establishment (including exercise area),
construction of extension to include loose boxes and storage area for
vegetables preparation, together with provision of car parking and external
hard standing for horses (a) The
Senior Development Control Manager elaborated on the background of the
application, and noted that the application was a retrospective application to
change the use of an agricultural building to mixed agricultural use and a
horse riding establishment, which included indoor exercise area, an area for
vegetable preparation, an agricultural machines/equipment storage area and an
area to store horse feed. It was noted that the application also included a single-storey
extension to include nine loose boxes and a tack room, together with the
provision of a car park and a hard standing for horses. It was noted that the site was located outside
the development boundary of Waunfawr, and the
building itself was located approximately 72m from the nearest residential
dwelling. It was not considered that the mixed use made of the building would
cause significant harm to the amenities of the local neighbourhood and that it
was acceptable in terms of Policy B23. The building was described as one of
standard agricultural construction in terms of its design and size; that the
extension to the existing building was in-keeping with the current agricultural
building with dark green sheet cladding on the walls and on the roof. Although there was concern amongst local
residents in terms of how adequate the unclassified existing highway which
served the site was to cope with the increase in traffic, it was considered
that the proposal itself would not exacerbate the situation to such a degree
that the application could be refused on the grounds of road safety. The local residents' objections had been given
full consideration and this had been highlighted in the report. As a result, it
was considered that the application complied with local planning policies and
national planning guidelines. It was not considered that the proposal would
cause significant harm to the area's visual amenities, the general amenities of
nearby residential properties, or would have a detrimental impact on road
safety on the nearby highway, and was therefore acceptable to be approved with
relevant conditions. (b) Taking
advantage of the right to speak, an objector to the application noted the
following main points:- • The
road to the site was a single-lane road and was narrow - it was difficult even
for a vehicle to pass pedestrians • Concern
regarding an increase in traffic as a result of the enterprise's success • Willing
to consider restrictions by setting relevant conditions to those restrictions
in order to prevent any new owner in future from disagreeing with the
restrictions • Suggested
a site visit for officers to see how narrow the road was (c) Taking
advantage of the right to speak, the applicant noted the following main points: • The intention ... view the full minutes text for item 8. |
|
Application No: C15/1115/25/LL - Goetre Uchaf, Off Ffordd Penrhos, Bangor PDF 677 KB Part re-plan to 174 residential dwellings at
existing approved development (Ref:C12/1347/25/LL) by way of increasing the
overall number of dwellings from 245 to 266, comprising detached, semi-detached
and apartments to include affordable units (35%) with associated parking and
garden areas. LOCAL MEMBER: Councillor John Wyn Williams Link
to relevant background documents Additional documents: Minutes: (a) The
Senior Planning Service Manager noted that late information had been submitted
to officers by the application's objector. It was highlighted that Members of
the Committee had received the document (Welsh Language Assessment) during the
previous week, but that the document had been given to officers on the morning
of the Committee. It was noted that there had not been appropriate time for the
applicant and the officers to assess the information and therefore, in order to
ensure that the observations were given full consideration, it was suggested to
defer the decision and to submit a new report to include observations of the
assessment. (b) It was proposed and seconded to defer
the application. (c) During the discussion, the following
observations were made: • The
recommendation to defer the decision based on language matters was welcomed • The
fact that a linguistic assessment had been submitted was welcomed • A
suggestion for the officers to also consider the 'Wales - a Play Friendly
Country' document which was a statutory requirement since 2014 • Request
for evidence of the 'assessed need' on policies CH1 and CH6 - It had been noted
in the report 'that policies CH1 and CH6 do not require housing developers to
prove a need for housing on allocated sites as the need had been acknowledged
and assessed during the process of preparing the UDP' Resolved: To
defer the decision |
|
Application No: C15/1217/11/LL - Sherwood, 4, Ffordd Caergybi, Bangor PDF 781 KB Change of use of existing office building into four bedroomed student accommodation including installation of three additional Windows LOCAL MEMBER: Councillor June E Marshall Link
to relevant background documents Additional documents: Minutes: Change of
use of existing office building into a four bedroom student accommodation
including installation of three additional windows (a) The
Senior Development Control Officer elaborated on the background of the application,
and noted that this was a full application to change the use of existing vacant
offices to student accommodation. It was noted that the building in question
was a concrete / rendered brick building with concrete sheet roofing and was
located within the curtilage of a significantly sized property which was
already used as student accommodation. It was highlighted that the proposal did
not involve any external alterations to the building apart from installing
three additional windows, one in the front elevation and two in the southern
side elevation. It was noted that the site was located off Holyhead Road in a
mixed-use area of Bangor City which had not been allocated to any specific
purpose in the Unitary Development Plan. It was highlighted that this
application had been submitted to Committee as three of more observations
contrary to the officer's recommendation had been received. Having considered policies C1, C4 and CH3, it
was noted that the development was in-keeping with the main relevant policies
of the Unitary Development Plan and that this proposal was acceptable in
principle from a planning perspective. In the context of general and residential
amenities, it was not considered that there would be a likely significant
difference between the amenity impacts of the authorised use as an office and
the proposed use as student accommodation, especially given the presence of
existing student accommodation on the same site. It was highlighted that the
plans included using an existing vehicular access together with allocating four
parking spaces for the development. It was noted that the Transportation Unit
had confirmed that this arrangement was acceptable. It was highlighted that the objections to the
application received were on the grounds of the existing building's suitability
to be used as a dwelling, but in terms of planning considerations it was
expressed that the building's size, site arrangement and location was suitable
and there would be no significant change in the appearance or use of the site.
It was a matter for the applicant to assess the structural suitability of the
building for the proposed use in terms of proposed changes and the building's
ability to comply with the building control system. (b) The Local Member (who was a member of
this Planning Committee) noted: • That
there were concerns regarding the building's suitability - it was very similar
to an industrial building rather than a residential building • It
was not attractive and was not ideal for people and therefore consultation with
the building control system and Officers from the Multi-occupancy Housing Team
was required (c) It was proposed and seconded to approve
the application. (ch) During the
discussion, the following observations were noted: • That appropriate landscaping conditions needed to be imposed to seek a residential appearance together with a suggestion relating to pebble dash ... view the full minutes text for item 10. |
|
Application No: C15/1239/30/LL - The Cottage, Rhiw PDF 147 KB Removal of
occupancy condition LOCAL MEMBER: Councillor W Gareth Roberts Link
to relevant background documents Additional documents: Minutes: Removal of
occupancy condition (a) The
Development Control Manager elaborated on the background of the application,
and noted that it was an application to revoke a planning condition which
limits the use of a building, known as 'The Cottage', Rhiwenfa,
Rhiw, only as a residential unit in association with the adjacent Rhiwenfa property.
The condition was imposed on historical permission number 2/10/113A
dated 20 December 1978 which involved changing the use of the building from a
shop to a house. It was a small single-storey building, which included a
kitchen, a bathroom, a living room and two bedrooms and there was a small car
park in front of it. The proposal did not involve any changes to the property.
The adjacent property and an unclassified road were situated in a central
location in the rural village of Rhiw, and were within the Area of Outstanding
Natural Beauty designation. Reference was made to the Welsh Government
Circular 016/2014: 'Use of planning conditions to manage developments', as it
set the general criteria for the validity of planning conditions. Using
planning conditions, when used appropriately, could enable proposals which
would otherwise possibly be refused approval. The Circular together with
Planning Policy Wales noted that conditions should only be set if they met the
requirements of the six below criteria, namely that they were: • necessary; • relevant
to planning; • relevant
to the development which was to be permitted; • practical
to enforce; • detailed; • reasonable
in all other aspects. Conditions should not be retained if there was
no genuine reason to do so. It would therefore be required to assess whether
the condition to limit the use of a building, 'The Cottage', Rhiw, only as a
residential unit in association with the adjacent Rhiwenfa
property continued to adhere to the requirements of the six above criteria. According to the information on the
application, 'The Cottage' had been left to the applicant in a will. It
appeared that the former owner, who used to occasionally use the building to
accommodate his visitors/family/friends in line with the condition, had
separated both properties in his will. The Land Registry document submitted
with the application indicated that both properties were now in separate
occupancy and had been legally separated. Due to the changes in occupancy
circumstances, it was not physically possible for the applicant to comply with
the condition and therefore wished that it was revoked. The Circular stated that conditions should not
be imposed on land which was outside the applicant's control, although this had
not been true when the condition was originally imposed; the change in
situation made it impossible for the applicant to comply. Based on the change
in circumstances, which was outside planning control, it would be difficult to
argue in an appeal situation that the condition was necessary now given that
the Local Planning Authority would be unable to enforce it due to the
difference in occupancy. The condition which limited the use of the 'The Cottage' building only ... view the full minutes text for item 11. |
|
Application No: C15/1281/11/LL - Coach House, Belmont Road, Bangor PDF 788 KB Application
for the demolition of existing house and erection of new house (Revised
Proposal) (Resubmission of application C15/1027/11/LL) LOCAL MEMBER: Councillor Elin Walker Jones Link
to relevant background documents Additional documents: Minutes: Full
application to demolish the existing house and erect a new house in its place
(Amended Plan) (Re-submission of application C15/1027/11/LL) (a) The
Senior Development Control Officer elaborated on the background of the
application, and noted that this was a re-submission of a full application that
had been refused last year to demolish an existing dormer bungalow and garage
and erect a new two-storey house in its place. The size and volume of the new
house would be substantially greater than the existing building with the roof
level raised from 5.5m to 7.2m. The building's main orientation would also be
changed by turning the main axis by approximately 45˚. The main changes
between this plan and the refused plan were that the building's orientation had
been turned. It was highlighted that the primary policy
consideration in this case was Policy CH13 which related to considering
proposals to demolish and reconstruct dwellings in rural villages and in the
countryside. Consideration was given to the criteria of that policy and in
principle, it was noted that the proposal was in-keeping with the policy. The plans indicated that it was proposed to
have three windows on the first floor of the northern elevation which would
have the potential of overlooking the garden of the nearby Ashbrook
house. However, it was noted that two of these windows would have opaque glass
and the bedroom window would be in house's western end. As a result, it was not
considered that it would cause unacceptable direct overlooking of private areas
around the neighbours' house. In addition, there would be no window on the
first floor of the eastern elevation facing towards Ashbrook. Similarly, it was not considered that the two
roof windows in the northern slope would create overlooking problems as no
intention had been stated to use the roof space as a residential room. It was
believed that it would be reasonable to impose a condition preventing any work
to extend the roof e.g. by installing a dormer window which would be necessary
to enable use of the roof space as a residential room. In doing so, control
could be ensured over any overlooking risk in future. Concerns had been raised by an objector
regarding the impact of the proposed drainage system on a nearby property but a
consultation had taken place with Natural Resources Wales, Welsh Water and the
Public Protection Service and no objections had been raised to the proposals by
any of these organisations, and therefore, the application was consistent with
policy CH18 of the UDP. Having given full consideration to all material planning matters, it was noted that the principle of erecting a house of similar size and design to what was proposed in this location was acceptable. It was also noted that the changes that had been undertaken to the design and the location of the proposed house had overcome most of the objections, and that the amended proposal was acceptable under the policies of the Gwynedd Unitary ... view the full minutes text for item 12. |