Engineering works to create a slipway.
Local Member: Councillor John Brynmor Hughes
Minutes:
Engineering works to create a
new slipway.
(a)
The
Development Control Manager elaborated on the background of the application
involved with the construction of a slipway that could launch two boats. It was
noted that many discussions had been held and specifically with Natural
Resources Wales officers on the application in order to find an acceptable
solution to the matter. Officers had also visited the site to be able to
provide a strong opinion on the development.
Reference was made to all relevant policies together with
the public consultations within the report.
In terms of the principle of the development, attention
was drawn to the fact that policy CH47 supported proposals that improved and
extended the variety of maritime facilities in the existing marinas. However,
although the policy was supportive of proposals to improve provision, this was
subject to complying with the remaining criteria of the policy which noted
“provided the scale and design of the development is of the highest standard
and is suitable for the site in question”.
It was appreciated that the location was quite sensitive
in terms of biodiversity and it was ensured that the proposal had been fully
assessed against the relevant planning policies and that it had been assessed
in the context of ‘Habitats Regulations Assessment’ and ‘Appropriate Assessment’.
As part of the application a non-statutory environmental assessment had been
submitted that included a number of surveys and assessments concerning the
side-effects of the proposal on all designated sites. It was considered that
the proposal complied with the relevant policies and Natural Resources Wales
supported this opinion.
In terms of visual amenities, following the completion of
full assessments regarding the visual impact of the proposed development on the
landscape and seascape it was confirmed that the proposal would have a minor
harmful impact. Members’ attention was drawn to points 5.8 - 5.26 of the report
which referred to the designations and the observations of Natural Resources
Wales and the AONB Unit.
Reference was also made to the impact of the development
on the AONB, noting that Natural Resources Wales had concluded that the
proposed slipway at times would conflict with statutory conservation and the
purpose and enjoyment of the ANOB designation.
However, bearing in mind the influence of the tide on the proposal and
the fact that the slipway would only be visible to varying degrees at times of
low tide the full impact of the slipway from the coastal path would not have a
substantial detrimental impact and therefore Natural Resources Wales would not
oppose planning permission to be granted for the proposal.
Therefore, it was considered that the proposal was
acceptable in terms of biodiversity and that relevant conditions would need to
be included should the application be approved.
Taking all the observations and information submitted into account it
was considered that the proposal would not cause significant harm to the
landscape or the seascape.
(b) Taking advantage of the right to speak,
the applicant’s Agent noted the following main points:
·
The
slipway would be partially covered by the island’s landscape and partially by
the impact of the sea according to the state of the tide and at times most of
the structure would be underwater.
·
The
provision would be for two rib boats only and kept above the higher tide at the
top of the slipway as required and they would be covered through the impact of
the landscape.
·
Paragraph
5.26 of the planning officers’ report was reiterated.
·
During
high tide, the length of the slipway was reduced to approximately 13m.
·
The
views of the island were often covered with fog, mist and poor weather
conditions.
·
The
slipway did not form part of a marina or harbour as it was and the applicant
had no intention of including it as part of such a provision in future.
·
In
terms of need, the applicant required access to and from the island at a range
of times and constraints and that the structure of Trinity House’s landing
stage did not provide this.
·
The
applicant had collaborated with statutory consultants and additional evidence
had been provided by means of a landscape and visual assessment in accordance
with national regulations.
·
Paragraph
5.25 of the report concluded that the proposal in its entirety was in essence a
static structure and that it would not have a wider impact on the historic
landscape.
·
The
applicant had tried to produce a sensitive design and a positive provision for
the character of the island and the proposal was not contrary to relevant
planning policies.
(c) The Local Member (who was not a Member of
this Planning Committee) noted that no one had contacted him as the Local
Member but that Councillor R. H. Wyn Williams had been contacted and as a
result that he had discussed the plan in detail with Councillor Wyn Williams
and that both were supportive of the application. Their observations were
outlined as follows:
·
That
the slipway had deteriorated since the huge storm in 2004 and that it was
difficult to land on the island.
·
Trinity
House that supervised the lighthouse had a landing right and they were the
owners of the existing landing stage and it was understood that there was
collaboration between Trinity House and the island’s owner to undertake the
improvements.
·
The
Biodiversity Unit had a comprehensive report responding to any concerns and
that the proposal did not affect visual amenities.
·
In
terms of health and safety, there was a real need for a new slipway.
·
The
slipway needed to be painted in a suitable colour.
·
That
the applicant complied with the application’s requirements and conditions.
(ch) It was proposed and seconded to approve the application in
accordance with the recommendation.
During the ensuing discussion the following points were
made by individual Members:
·
How
much emphasis would be placed on the opinion of Natural Resources Wales?
·
Would
it be possible to include a condition to use a grey colour for the provision of
two rib boats?
·
Whilst
aware that the landing stage was in the ownership of Trinity House, would it be
possible to include a condition that a bilingual sign “No Trespassing / No
access to the public” was installed on the landing stage to prevent other boats
from landing on the island.
(dd)In response to the above observations,
the Senior Planning Service Manager explained:
·
That
thorough collaboration and discussions had taken place with Natural Resources
Wales and that the planning officers valued their opinion and expertise.
·
It
would be impossible to include a condition regarding the colour of the rib boats.
·
A
note would be sent to the applicant encouraging him to put appropriate
bilingual measures in place in terms of island use.
RESOLVED: To
approve in accordance with the following conditions:-
1. Commence
within five years
2. In
accordance with plans.
3. Submit and agree on a Construction Environmental Management
Plan prior to the commencement of the work.
4. Complete the work in accordance with the mitigation measures
in section 2.2 of the Habitats Regulations Assessment.
5. Agree
on the grey paint colour to cover the slipway.
Supporting documents: