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Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillor Catrin Wager and Councillor Aled Evans (Local Member). |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: (a) The following members declared a personal interest in the following items
for the reasons noted: ·
Councillor Gruffydd Williams,
in relation to item 5.3 on the agenda (planning application number C18/0249/41/MG) as his partner had a housing
estate opposite the site of the application. ·
Councillor Owain Williams, in
relation to item 5.3 on the agenda (planning application number
C18/0249/41/MG), as a relative of his owned land opposite the site of the
application. ·
Councillor Berwyn Parry Jones,
in relation to item 5.4 on the agenda (planning application number
C18/0780/20/LL) as one of the residents of Llanfair Hall was a friend of his. The Members were of the opinion that they were
prejudicial interests, and withdrew from the Chamber during the discussion on
the items noted. (b) The Senior Solicitor declared a personal interest
in item 5.1 on the agenda (planning application number C18/0796/11/R3) as his
parents in law lived opposite the site. The officer was of the opinion that it was a prejudicial
interest and he 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 Huw G. Wyn Jones (a
member of this Planning Committee), for item 5.2 on the agenda (planning
application number C17/1086/11/LL); ·
Councillor Gareth W. Griffith
(not a member of this Planning Committee), in relation to item 5.4 on the
agenda (planning application number C18/0780/20/LL); ·
Councillor Elfed Williams (not
a member of this Planning Committee), in item 5.5 on the agenda (planning
application number C18/0640/18/LL); ·
Councillor Dewi W. Roberts
(not a member of this Planning Committee), in relation to item 5.6 on the
agenda (planning application number C18/0718/39/LL); The Members withdrew to the other side of the Chamber during the discussion 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, 15 October 2018, be signed as a true record. Additional documents: Minutes: The Chair signed the
minutes of the previous meeting of this Committee, that held on 15 October
2018, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment 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 policy aspects. RESOLVED |
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Application No. C18/0796/11/R3 - Ysgol y Garnedd, Penrhosgarnedd, Bangor PDF 161 KB Demolish existing
primary school and erect a new primary school in its place including new access
roads, playing fields and ancillary works. LOCAL MEMBER: Councillor Elin Walker Jones Additional documents: Minutes: Demolish the existing primary school and construct a new primary school in
its place including new access roads, playing fields and ancillary works. (a) The Planning Manager elaborated on the background to this application,
stating that his application involved the construction of a new school for 420
pupils to replace the existing building of Ysgol y Garnedd, Penrhosgarnedd,
which had capacity for 210 pupils. Some members had visited the site prior to
the meeting. Attention was drawn to the additional observations that had been received. It was noted, in considering that the proposal derived from the shortage of
school places available in Bangor and the need that had been identified by the
Education Authority to provide more school places in the Penrhosgrnedd area, it
was believed that the scale of this development was appropriate for its
location and that developing a school on this site was acceptable in principle.
It was explained that the proposal to demolish and re-construct the
existing school did not reach the threshold for submitting a Welsh Language
impact assessment. Furthermore, it was explained that Policy PS1 of the Joint
Local Development Plan (JLDP) did not require a land use impact assessment for
this type of development, because the Plan incorporated several mitigating
measures for development through individual policies. Several objections were received during the consultation process by the
residents of Penrhos Avenue, which is intended to be used as an entrance for
construction traffic as the site is developed, in which concern about issues
such as noise, dust and pollution were mentioned. It was stated that these
matters could be overcome and managed in an acceptable manner by securing
appropriate work methods through planning conditions and by agreeing on a
Construction Methodology Management Statement before commencing the development. It was noted that the Transportation Unit had no objection to the proposal
but it did recommend ensuring that the vehicular access, footpaths and the
entire parking provision be completed before the new school opened. It was
noted that the plans would assist in promoting alternative modes of transport
and that it also corresponded to the objective of the Active Travel Act (Wales)
2013. It was further stated that several conditions were recommended, including
road improvements to include appropriate measures to reduce the speed of
traffic along Penrhos Road, and a condition to manage the movement of
construction traffic at specific times during the day. It was noted that information had been received that the path from the car park to Penrhos Avenue would be closed during the construction period as would the path along Penrhos Avenue, because of local safety concerns. Furthermore, the path leading around Ysgol Friars playing fields would be opened after the first three months, once the path had been secured and the alternative path would, thus, be connected to the other footpaths. It was noted, once the development has been completed, the pathways would be reopened. It was explained that Public Footpath 25 Bangor Community crossed the site and the planning application ... view the full minutes text for item 5.1 |
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Application under Section 73 to vary condition 2 on planning permission C15/1081/11/LL to extend the timescale to complete the development in accordance with the application plans (submission of further information to support a variation of condition 3, cut and fill operations). LOCAL MEMBER: Councillor Huw Gruffydd Wyn Jones Additional documents:
Minutes: Application under Section 73 to vary condition 2 on permission number
C15/1081/11/LL to extend the timescale to complete the development in
accordance with the application's plans (additional information was presented
to vary condition 3 to facilitate the cut and fill operations). (a) The Senior Minerals and Waste Planning Officer elaborated on the
background to the application, noting that the application had been deferred at
the meeting of the Committee held on 19 March 2018 in order to investigate
matters involving fully managing Japanese knotweed before further work could be
commenced on installing the stone sea defence materials. It was noted, following discussions, that a consensus was reached on a plan
that satisfied the Planning Service, the Public Protection Service and Natural
Resources Wales to treat and manage Japanese knotweed. It was explained that
the intention was to spray the plant over a period of at least two years with
two treatments every season. This work had to be carried out before any further
development took place on the site. Attention was drawn to the additional observations that had
been received. Consideration had been given to birds in the bay, the
sturdiness of the land and the effect the work would have on the land along
with traffic management measures. It was noted that several conditions were
recommended that dealt with all the considerations, such as biodiversity and
the amenities of nearby residents. It was explained that the applicant anticipated that the work of installing
the rip-rap material around the site would take approximately 3 to 4 months
with the removal of approximately 25 loads per day. It was noted that this
would lend stability to the site. The development was acceptable in terms of relevant local and national
policies for the reasons noted in the report. (b) The local member (a member of the Planning Committee) made the
following main points:- ·
Nothing had been done to treat
the Japanese knotweed on the site since the application was discussed at the
Committee on 19 March; ·
It was only very recently that
Natural Resources Wales had agreed to the proposal; ·
If the Japanese knotweed were
treated at this time of year it would be ineffective; ·
Getting rid of Japanese
knotweed from the site would take years, the plant was on the periphery of the
site where it is intended to install the rip-rap; ·
Referred to a letter from the
Public Protection Unit. Clear that the Unit had concerns about work going ahead
without having eradicated the Japanese knotweed; ·
If the application were
approved, requested that a condition for the rip-rap work not to proceed until
the Japanese knotweed had been eradicated or treated at least three times; ·
Asked on behalf of residents
to amend the approved working hours to exclude Saturdays and Sundays, to reduce
the effect the work would have on them. (c) In response to the observations of the local member, the Senior Planning Officer - Minerals and Waste noted that condition 21 stated that the applicant would have to ... view the full minutes text for item 5.2 |
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Application No. C18/0249/41/MG - Madryn Arms, Chwilog, Pwllheli PDF 83 KB Reserved matters
application for the erection of 15 dwellings to include 5 affordable dwellings
approved at outline stage under C14/0061/41/AM. LOCAL MEMBER: Councillor
Aled Ll. Evans Additional documents: Minutes: Reserved matters application to erect 15 residential dwellings to include
five affordable units approved as an outline application under reference
C14/0061/41/AM. (a) The Planning Manager expanded on the background to the
application noting that the proposal involved a reserved matters application to
include layout, scale, appearance and landscaping of the site. It was noted
that the proposal would provide one two-bedroom affordable bungalow, 11
terraced and semi-detached houses with three-bedrooms (four of these
affordable) and three detached, four-bedroom houses in accordance with the
outline planning permission. It was highlighted that the original plans submitted proposed
a plain design without any local features. The amended plans proposed a design
that was considered to be better than the original plans, and it was not
considered that the proposal could now be refused on the grounds of its design
only. The development was acceptable in terms of relevant local
and national policies for the reasons noted in the report. RESOLVED to approve the application. Condition: External finish. |
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Application No. C18/0780/20/LL - Fferm Plas Llanfair, Ffordd Caernarfon, Y Felinheli PDF 126 KB Siting of 4 seasonal holiday accomodation units in the form of shepherd huts together with a shower hut (amended application to that refused under reference number C18/0393/20/LL). LOCAL MEMBER: Councillor Gareth
Wyn Griffith Additional documents: Minutes: Siting of four seasonal holiday accommodation units in
the form of shepherds' huts together with a shower hut (amended application
from that refused under reference C18/0393/20/LL). (a) The Senior Development Control Officer elaborated on the
background to the application and noted that the application had been deferred
at the Committee meeting held on 15 October 2018 in order to undertake a site
visit. Some members had visited the site prior to the meeting. It was noted that the proposal was not acceptable in
principle based on its location, scale and detrimental impact on the amenities
of the local area. It was explained that the application site was located in
the corner of an open field on the coast near the banks of the Menai Strait. It
was noted that despite the surrounding area not being recognised or designated
a special landscape it was believed that the proposal would have a detrimental
impact on the character and feel of the local landscape/park land as it would
create an intrusive development in a rural landscape. It was recommended to refuse the application on the grounds
of the detrimental impact on visual amenities and the detrimental impact of the
proposed development on residential and general amenities of nearby residents. (b) Exercising her
right to speak, an objector noted the following main points:- ·
That she represented a group
of seven houses at Llanfair Hall; ·
The location of the units had
been moved a little from the location on the original application but that they
would continue to be a blot on the open landscape; ·
The proposal would have an
impact on wildlife and biodiversity; ·
Concern regarding the impact
on the tranquillity of the area; ·
Concern about its impact on
the Anglesey Area of Outstanding Natural Beauty; ·
Approving the application
would set a precedent for such developments on the banks of the Menai Strait. (c) The local member (not a member of this Planning Committee) noted
the following main points:- ·
That he had supported the
application at the previous meeting and that he remained supportive of the
application; ·
The residents of Llanfair Hall
had contacted him for the first time on the morning of the meeting; ·
The development would be
located approximately 130 metres away from the houses; ·
The units were seasonal and
would be removed; ·
The proposal complied with
tourism and economic policies; ·
The units would be screened by
the trees and would not have an impact on the residents; ·
The Transportation Unit did
not object to the proposal; ·
Understood that the house
closest to the development was a second home; ·
Asked the Committee to accept
that which the applicant had stated at the previous meeting and to support
local people. (ch) It was proposed and
seconded to refuse the application. During the ensuing
discussion, members noted the following main observations: · Although they sympathised with the applicant, the development was in the wrong location. The applicant should discuss with the officers whether there was a better location on their land that was less visible; ... view the full minutes text for item 5.4 |
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Application No. C18/0640/18/LL - The Bull Inn, High Street, Deiniolen PDF 115 KB Change of use of former public house into holiday accomodation. LOCAL MEMBER: Councillor Elfed W. Williams Additional documents: Minutes: Change of use of former public house into holiday accommodation. (a) The Planning Manager noted that officers had noticed the need for
the applicant to submit a business plan and that the applicant was not at fault
in any way. It was noted that a business plan had been received on 2 November.
A request was, therefore, made to defer the application in order that the
officers could consult on the business plan and consider it as part of the
assessment. RESOLVED to defer the application. |
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Application No. C18/0718/39/LL - Land by Tŷ Adda, Abersoch, Pwllheli PDF 105 KB Vary condition 2 on planning permission C17/1161/39/LL to revise depth of balcony from 1.5 meters to 2.5 meters. LOCAL MEMBER: Councillor Dewi
W. Roberts Additional documents: Minutes: Amend condition 2 on planning permission C17/1161/39/LL in order to amend
the balcony depth from 1.5 metres to 2.5 metres. (a)
The Planning Manager elaborated on the
background to the application, stating that the proposed balcony was situated
approximately 18 metres from the nearest residential dwelling and the house would
also be at an angle compared with the location of the surrounding houses that
would avoid direct overlooking into any house. Nevertheless, the potential of
overlooking into adjacent private gardens had to be considered but, in this
case, it was considered that the distance between the new house and the nearby
houses and their gardens prevented this from occurring at a level that would be
considered unacceptable. It was noted that the proposal was unlikely to harm
the amenities of nearby residents. The development was acceptable in terms of
relevant local and national policies for the reasons noted in the report. (b) Exercising his right to speak, the applicant’s agent noted the
following main points:- ·
It was a small, 1 metre
extension to the width of the balcony; ·
Much discussion had taken
place about the proposal with officers; ·
Agreed with the officers'
recommendation; ·
Consideration had to be given
to the objections received. (c) The local member (not a member of this Planning Committee) noted
the following main points:- ·
Nearby residents were
concerned about the impact of the proposal on their privacy; ·
A condition had been imposed
on the previous application that use of the balcony would be restricted to a
footway only; ·
He had received a number of
complaints about the impact of the development of holiday homes on the privacy
of residents; ·
The distance between the
balcony and the nearest residential dwelling was not much; ·
Should the application be
approved, a condition should be imposed so that the doors to the balcony would
be opaque glass, and that it would have a high level handrail with opaque glass
surrounding the entire balcony. (ch) It was proposed and seconded to approve the application. A member noted that the proposal would not lead to a great
deal of difference in the size of the balcony and that the principle of the
development had already been confirmed. RESOLVED to approve the application. Conditions: 1. Five years 2. In accordance with plans 3. The slates on the roof and the materials of the external walls
are required to be in accordance with that agreed in application C18/0613/39/AC
4. Completion of the landscaping plan in accordance with the plan
approved in application C18/0613/39/AC 5. Removal of permitted development rights for curtilage buildings 6. No surface water / land drainage to connect with the public sewer 7. Separate disposal of surface and foul water from the site |
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Application No. C18/0873/40/LL - Land opposite Tŷ Gwyn, Rhosfawr, Y Ffor, Pwllheli PDF 90 KB Erect stables and agricultural feed and machinery store. LOCAL MEMBER: Councillor Peter Read Additional documents: Minutes: Erect a stable and a feed and agricultural machinery store. (a) The Planning Manager elaborated on the background to the
application, and stated that the application had been submitted to the
Committee as it was an application by a close relative of a current member of
staff of the Planning Service. It was noted that the proposal involved
the erection of a stable building and small store adjacent to an existing
property. It was explained that the closest property, Pen Cefn, was over 50
metres away from the development site and this was considered to be a more than
reasonable distance to ensure that there would not be any substantial
detrimental impact on their amenities. The development was acceptable in terms of
relevant local and national policies for the reasons noted in the report. (b) It
was proposed and seconded to approve the application. A member enquired whether it would be possible to ask the applicant
to sign a 106 agreement restricting it to agricultural use only in order to
prevent future conversion into a holiday home. In response, the Planning Manager noted that this
would be unreasonable and rit was recommended to impose a condition restricting
the use to agricultural use only. The Senior Solicitor explained that if it
were possible to deal with the matter through a condition, a condition should
be imposed rather than a 106 agreement. In response to an
observation by a member regarding change of use, the Senior Solicitor noted
that the application was for a specific purpose but an application could be
made in future. RESOLVED to approve the application. Conditions: 1. Commence
within five years. 2. In
accordance with the plans. 3. Agricultural condition |