Agenda item

Demolition of existing stables and erection of new stables along with the erection of an indoor riding school building, manège and associated infrastructure (including relocating the access and parking arrangements)

 

LOCAL MEMBER: Councillor Gareth Griffith

 

Link to relevant background documents

DECISION

 

To delegate powers to the Assistant Head of the Environment Department to approve the application, subject to the following conditions:-

 

Conditions

1.            5 years

2.            In accordance with the plans

3.            Landscaping matters

4.            Submission of a lighting plan for the buildings and the exterior areas, including their type and the time when they will be on

5.            Comply with the mitigation measures recommendations of the Ecological Report

6.            Present archaeological mitigation measures

7.            Present the details of the bilingual signs within the site

8.            Parking spaces to be completed before the development is used for any purpose

 

A note drawing the applicant’s attention to the requirements of the Sustainable Drainage System (SuUDS)

 

The Planning Manager elaborated on the application's background and noted that this was a full application to demolish the existing stables and to erect new stables in their place along with erecting of an indoor riding school building, riding manège and associated infrastructure on a site near the banks of the Menai Straits at Llanfair Is Gaer which lies to the north of Caernarfon and south of Felinheli near Plas Menai.

 

   It was noted that the report was extensive and the application was defined as a 'major' development.  It was added that the applicant's agent had taken the relevant measures to submit the application.   It was reported that the principle of the development was based on Policy PCYFF 1 and CYF6 of the Local Development Plan and these had been discussed in detail within the report.

 

It was explained that the site was located within a site that is sensitive in terms of the landscape, with statutory designations located near the site itself. It was noted that this sensitivity had been acknowledged in the Visual and Landscape Impact Assessment document submitted by the applicant to support this application, with the document recommending mitigation measures to reduce the impact of the development on the landscape. The assessment discussed the setting, size and scale, design and appearance of the proposal with every effort made by the applicant to mitigate the visual impact. Therefore, the proposal was considered to be acceptable on the grounds of its impact within the landscape and on nearby statutory landscape and historic designations and it was a full assessment. 

 

In the context of general and residential amenities, it was highlighted that apart from the applicant's property, nearby residential dwellings were located approximately 150m east of the site, including Plas Menai. Therefore, it was considered that there would be no detrimental impact on the property's amenities or to visitors to Plas Menai.   As part of the statutory consultation the Transportation Department had been consulted and confirmation was received that they had no objection to the proposal subject to the inclusion of relevant conditions and planning notes.

 

Attention was drawn to sustainability and linguistic matters and the applicant had submitted information regarding signage and local employment together with the economic benefits.   It was added that biodiversity and archaeological matters were also acceptable.

 

As a result, it was considered that the proposal was in accordance with local and national policies, and there were no other material planning considerations that outweighed policy considerations. The proposal was considered to be acceptable subject to the inclusion of conditions.

 

a)    Taking advantage of the right to speak, the applicant noted the following points:-

·           The children had shown great interest in show-jumping and competed at a national level with the Welsh Teams, together with others from Gwynedd who compete at a high level.

·           There was nowhere purposeful to practice or compete and therefore they had to travel at least two hours to reach such a centre

·           It was proposed that the building would be sunk into the ground, which would reduce the impact on the landscape and the environment

·           The location was close to the A55 and there was a convenient access

·           During this pandemic, mental health was a big problem and therefore sport was important for all ages

·           The proposal would have a positive impact on the community

 

b)    Taking advantage of the right to speak, the Local Member made the following points:-

·                   He was supportive of the application.

·                   He had visited the site and had an opportunity to discuss the proposal with the applicant and the agent 

·                   It was proposed to add to and improve the resources that are already on the site together with improving resources for the community

·                   There was no similar site in north Wales - you would have to travel to Cheshire

·                   The Community Council had been concerned about the noise element - Plas Menai, located near the cemetery, was open throughout the year, seven days a week - the applicant lived near the site and was therefore unlikely to want any surrounding noise  

·                   She already employed three persons - and intended to employ six if the application was approved

·                   The proposal was situated on the outskirts of the village

 

c)    It was proposed and seconded to approve the application.

 

ch)   During the ensuing discussion members made the following main observations:

·                   It was a detailed, large plan responding to the need and was to be welcomed

·                   It was a suitable and convenient site to the A55

·                   It was a quality improvement plan to demolish and build a new riding school and stables

·                   The site was extensively screened and blended naturally into the environment 

·                   Horses gave pleasure to many and there was an increase in demand

·                   With the increase in pony-trekking / horse-riding, training was essential    

·                   Horse-riding therapy was important for the disabled - no such facility existed locally

·                   Welcomed the fact that a local person was willing to undertake this enterprise

·                   It was disappointing that Glynllifon had ended the equine studies course

·                   There was a lack of quality facilities for any type of elite sports in north Wales

 

RESOLVED: To delegate powers to the Assistant Head of the Environment Department to approve the application, subject to the following conditions:-

Conditions

 

1.         Five years.

2.         In accordance with the plans.

3.         Landscaping matters.

4.         Submission of a lighting plan for the buildings and the exterior areas, including their type and the time when they will be on.

5.         Comply with the mitigation measures of the Initial Ecological Report.

6.         Present archaeological mitigation measures.

7.         Present the details of the bilingual signs within the site.

8.         Parking spaces to be completed before the development is used for any purpose.

 

A note drawing the applicant’s attention to the Sustainable Drainage System (SuDS).