Creation of a new static caravan site for 11 caravans, construction of a reception / lounge building, creation of a new vehicular access and access road, parking area and play area.
LOCAL MEMBER: Councillor E. Selwyn Griffiths
Minutes:
Creation of a new static
caravan site for 11 caravans, and erection of new reception / lounge, creation
of a new vehicular access and access road, parking space and playing field.
(a) The Planning Manager elaborated on the
background of the application, noting that the site was within a Special
Landscape Area and outside (although parallel to) the development boundary of
the village of Morfa Bychan.
It
was noted that one of the main policies to consider when assessing the
principle of the development was Policy TWR 3 of the LDP. The relevant part of
the policy in terms of this specific application due to its location within a
Special Landscape Area was part 1 which states that "proposals to develop
new static caravan sites (i.e. a single or double caravan), new holiday chalet
sites or permanent alternative camping accommodation will be refused
in...Special Landscape Areas". Therefore, the proposal was contrary to the
requirements of Policy TWR 3.
Objections had been received from local
residents referring to the likely harmful impact of the proposal on their
residential amenities. It was highlighted that residential housing surround the
site on three sides, some within a distance of approximately 12m to some of the
proposed units. It was believed that the proposal was likely to lead to further
disruption and thus would be unacceptable in terms of Policy PCYFF 2 of the
LDP.
Attention
was drawn to the fact that the application had been submitted originally
showing an intention to connect the foul drainage of the site to the main
public sewer. An objection was received
to this proposal from Welsh Water because it would overload the public system.
Consequently, the application was amended to include private treatment work on
the site and, as a result, Welsh Water's objection was withdrawn. Natural
Resources Wales now objected to the proposal in its amended form by noting that
"Building a private sewage treatment works in an area with a public sewage
system (main sewage running through the site) is not considered acceptable from
an environmental perspective."
The proposal to create a new static
caravan park was unacceptable as it was unable to satisfy the requirements of
the relevant policies as noted in the report.
(b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points:
·
That the Special Landscape Area designation had
been acknowledged and respected;
·
That the land in its current form did not add to
the area as it was desolate and unused;
·
The development would have a minimal impact on the
landscape;
·
That Welsh Water was unable to refuse using the
public sewage system so the situation could be resolved;
·
In terms of Policy PCYFF 2 of the LDP, the likely
impact was insufficient to refuse on the grounds of this policy;
·
Hope that the Committee was aware of the letters of
support submitted by local people.
(c) The Local Member (not a Member of this
Planning Committee) objected to the application and made the following main
points:-
·
That Porthmadog Town
Council objected to the proposal;
·
That it would be an over-development of the site
and the reception/lounge building was too large;
·
That the land was not of biodiversity value as the
land had been shattered for years;
·
That there was a robust policy that applications
for new static caravan sites would be refused within Special Landscape Areas;
·
That the report from Gillespies
noted that there was no capacity for new static caravan sites or extensions to
them in the Porthmadog Area;
·
The need in the area for a new site was questioned.
(ch) It was proposed and seconded to refuse the
application.
During
the ensuing discussion, the following main observations were noted by members:
·
That the land had been cleared. It is noted in the
report that a petition had been received regarding the loss of green land, had
letters of support to the application been received?
·
That a site visit should be undertaken;
·
That this area did not need a further increase in
traffic levels and as the site was within a Special Landscape Area, the
proposal was not acceptable;
·
The development would have a visual impact on the
landscape and would affect the residential amenities of nearby residents.
(d) In response to the above, the officers noted:
·
Information was noted in terms of the
letters received in support of the application on the additional observations
paper;
·
That the development was unacceptable
in principle and that the report of Gillespies noted
that there was no environmental capacity in the landscape for static caravan
sites. As the application was contrary
to principle, it was considered that holding a site visit would serve no
purpose.
RESOLVED To
refuse for the following reasons:
1.
The proposal involved the creation of a static
caravan site within a Special Landscape Area.
Policies TWR 3, AMG 2 and AMG 3 of the Gwynedd and Anglesey Joint Local
Development Plan (July 2017) do not permit the development of new static
caravan sites within Special Landscape Areas.
The proposal is, therefore, contrary to Policies TWR 3, AMG 2 and AMG 3
of the Gwynedd and Anglesey Joint Local Development Plan (July 2017).
2.
Policy ISA 1 approves proposals when adequate
infrastructure capacity exists. In this case, it is not believed that providing
private sewage treatment work within an area with a public sewage system is
acceptable and therefore it is not believed that the proposal satisfies the
relevant requirements of policy ISA 1.
3.
The relevant requirements of Policy PCYFF 2 states
that proposals will be refused if they would have a significant detrimental
impact on the amenities of occupiers of local residences due to increased
activity, disturbance or other forms of nuisance. The Local Planning Authority
is of the opinion that the proposal is likely to lead to further disturbance
and would be unacceptable in terms of policy PCYFF 2.
Supporting documents: