Construct a new building to produce and sell ice cream, educational room and create new access, parking and landscaping.
LOCAL MEMBER: Councillor Sian Wyn Hughes
Minutes:
Construction of a
new building to produce and sell ice cream, an education room, and create a new
entrance, parking and landscaping.
(a) The
Planning Manager elaborated on the background of the application, and noted
that it had been submitted to the Planning Committee on 7 November 2016 and
then on 28 November 2016 after a site visit had been conducted. It was reported that the Committee had
approved the application contrary to the officers' recommendation, as it was
considered that no other suitable location was available and as it was possible
that considerable weight could be placed on the economic
benefits of the venture. It was noted
that the Senior Planning Service Manager had referred the application to a
cooling-off period to provide an opportunity to hold discussions with the
applicant.
It
was highlighted that the policy considerations had changed and that the Gwynedd
and Anglesey Joint Local Development Plan (JLDP) had been adopted since July
2017. As a result of the period of time that had passed and the changes made to
the plans, it was considered that the application should be submitted to the
Committee again in order to have an opportunity to assess the application under
the new policies, rather than submit it to the Committee as a cooling-off
report as originally suggested.
It was noted that
the Local Planning Authority was not completely convinced that this was the
most suitable location for the development. Based on the information received
from the applicant, it was appreciated that there was justification for
considering this location, the Local Planning Authority was satisfied with the
proposal following the discussions and beneficial collaboration to obtain a
quality design and layout that would be better in-keeping with the rural area,
and that the proposal was in accordance with the policy requirements of policy
CYF 6 of the JLDP.
It was explained
that current policies were less restrictive than the previous policies of the
Gwynedd Unitary Development Plan and were more flexible in terms of locating
new buildings in the countryside. Having considered the proposal under the new
policy considerations, the proposal in its amended form was considered to be an
improvement and meets the principles of constructing new units for business /
industrial use in the countryside.
(b) The
local member (not a member of this Planning Committee) supported the
application and noted the following main points:-
·
That the development was an exciting opportunity
for the milking farm family, as well as for the Pen Llŷn
area;
·
That the attraction would allow people to see how
the business worked;
·
That there was local support for the proposal;
·
That the development would create employment
opportunities;
·
That there was justification for locating the
development on this site as it was land in the ownership of the applicant,
rather than the Estate's land, and that the connection to the electricity
supply on the site would enable the business to use more productive machines;
·
Expressed gratitude for the opportunity to discuss
the proposal with the planning officers in order to reach a consensus. The
discussions had led to an improved design that was more fit
for purpose.
(c) It was proposed and seconded to approve the
application.
A member noted that the discussions had continued for two years since
the application had been considered originally by the Committee, but that the
amendments made to the plans following discussions about the proposal made the
development much better.
RESOLVED to approve the application.
Conditions:
1. Five years
2. In accordance with the plans
3. Agree on the finish / colour of the roof
4. Agree on the finish of the walls
5. Submit a plan for agreeing to install solar
panels / underground heat source and air pump
6. Submit a landscaping plan with native trees/ landscaping timescale
7. Cloddiau must be planted around all the boundaries before the building can be
occupied and they must be retained as so in future
8. Agree on the surface of
the car park
9. The shop / cafe must be used
for a purpose that is subservient to the ice cream producing business only and
not as a separate business unit and the area of the shop / café is confined to
that shown in the floor plan
10. Details
of any air extraction / ventilation system must be submitted before installing
them in the development.
11. A
lighting plan must be submitted
12. Materials
must not be stored outside the building
13. Deliveries
and haulage hours to be restricted
14. Highways
Conditions
15. Welsh Water conditions
Supporting documents: