Change of use of
building into mixed use with shops on ground floor and create 6 self-catering
holiday units on the upper floors.
LOCAL MEMBER: Councillor Ioan Thomas
Decision:
DECISION:
To approve – conditions
1. The development to which
this permission relates shall be commenced no later than FIVE years from the
date of this permission.
2. The development hereby
permitted shall be carried out in strict conformity with the details shown on
plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2,
D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1,
D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority,
and contained in the application form and in any other documents accompanying
such application unless condition(s) to amend them is/are included on this
planning decision notice.
3. The holiday units will
be used for holiday purposes only and they will not be occupied as the sole or
main residence of an individual. The owners/operators of the units will keep a
register, an up-to-date record of all the names of owners/occupiers of the units
on the site and the addresses of their main residences and they will ensure
that the information is available at all reasonable times to the Local Planning
Authority.
4. No development
(including structural adaptations or demolition work) should be undertaken
without the submission of the archaeological record programme and prior
approval in writing by the Local Planning Authority. The development and all the archaeological
work should be undertaken in complete accordance with the permitted details.
5. A detailed report on the
archaeology work will need to be submitted, in accordance with condition (a),
to be agreed in writing by the Local Planning Authority within six months of
completing the archaeology work.
6. No surface water due to
an increase in the roof area of the building and / or impermeable surfaces
within its curtilage shall be allowed to connect directly or indirectly to the
public sewerage system.
7. Any windows replaced on
the original building shall be painted timber framed windows with single
glazing and of a style and type to match the existing windows. The original glazing should be re-used, if
possible.
8. Details of the secondary glazing shall be submitted, if it is proposed
to be installed, to the Local Planning Authority for written approval prior to
installation.
9. Rooflights shall be of a
conservation type and installed level with the roof
10. Prior to the
commencement of any work in relation to this proposal, details for installing
swift nest boxes on the proposed building must be submitted and approved in
writing by the Local Planning Authority and provided on the site in accordance
with the details agreed upon.
11. Any signage advertising
and promoting the development within and outside the site shall be in Welsh or
bilingual with priority given to the Welsh language.
Note: Developer to discuss the possibility of offering a local parking
permit for building users with the Transportation Service
Minutes:
Change of use of the building to mixed use with shops
on the ground floor and create 6 self-contained holiday units on the upper
floors
a) The Planning Manager highlighted that this was a full application for
the change of use of the former social club building into mixed use with an
office on the ground floor and create 6 self-contained holiday units on the
upper floors. It was proposed to divide the ground floor space into one shop
with a storage room, kitchen and toilet for staff and the other section would
be an office with a kitchen and toilet.
It was proposed to create two new accesses to the two new units.
The
principle of the proposal was assessed against policy TWR 2 'Holiday
Accommodation' in the Local Development Plan that permits proposals that involve
the provision of self-serviced holiday accommodation provided the proposal
complies with a series of the criteria -
i In the case
of accommodation which is a new build, that the development is located within a
development boundary, or makes use of a suitable previously developed site;
ii. That the proposed
development is of appropriate scale considering the site, location and/or
settlement in question;
iii. That the proposal will
not result in a loss of permanent housing stock;
iv. That the development is
not sited within a primarily residential area or does not
significantly harm the residential character of an area;
v. That the development
does not lead to an over-concentration of such accommodation within the
area."
In considering an over-concentration of such accommodation, it was noted
that favourable consideration would not be given to applications for
self-serviced holiday accommodation when the existing combination of holiday
accommodation and second homes within the Community/Town/City Council area was
higher than 15%. Information regarding Council Tax was used as a source of
information and the most recent information noted that a combination of holiday
accommodation and second homes in Caernarfon Town Council was 1.31% and was
therefore well under the threshold noted in the guidance. Consequently, the proposal was considered
acceptable in principle.
In the context of restoring a building that is a striking building
within the streetscape and the town's walls, it was considered that the work
would be a significant improvement and would meet with the requirements of
policy PS 20 and others. Although it was a Grade II listed building, no
original features remained within the building and there was very little
historical fabric to lose by converting the building, apart from the windows
that had already received appropriate attention.
It was highlighted that there was no parking provision with the proposal
and the Transportation Unit had no objection to the proposal due to its
location within the town where parking restrictions already existed on the
streets, with car parks around the site together with public transport.
b) Taking advantage of the right to speak, the applicant’s agent noted the
following comments:
·
That the site was prominent
within the old town of Caernarfon.
·
It was a listed
building built circa 1820 originally as a market hall, however, by now it was
in danger of further and serious deterioration.
·
It had been empty for well over a decade and was now in a very serious
condition - a number of various applications had been submitted for this
building over the years
·
In the past, the
condition of the building had caused inconvenience and local concerns
·
The proposal was
practical and did not take away from the existing local housing stock - 6
high-quality holiday flats together with 2 new retail units on the ground floor
for local businesses in a key tourism area near the Castle.
·
There were economic
benefits to the local community - it was proposed to employ local builders and
tradesmen during the construction period
·
The completed
development would employ local workers to run the business, manage bookings and
maintenance of the building
·
The renovation of this
prominent building would contribute to the area's regeneration
c) Taking advantage of the right to speak, the Local Member made the
following points:
·
At its peak, the club
and the building thrived
·
By now, it was an
eyesore and had deteriorated significantly with some hazardous aspects to the
building such as the roof
·
It would be better to
see a social housing development
·
There was an obvious
increase in holiday accommodation in the area - this was a concern
·
The observations of the
Victorian Society were welcomed
·
Retail units were to be
welcomed
·
The application would
restore the building to an acceptable standard
·
He was happy with the
recommendation
ch) It was proposed
and seconded to approve the application
d) During the ensuing discussion, the following observations were made by
members:
·
The building was iconic
and important within the town
·
It needed to be
improved and renovated before its condition worsened
dd) In response to a question regarding parking concerns
and a suggestion to consider giving users of the holiday units parking permits,
it was noted that the developer could discuss this matter with the
Transportation Unit. However, the location was in the centre of the town with
public car parks within walking distance to the building.
RESOLVED:
1.
The development to which this permission relates
shall be commenced no later than FIVE years from the date of this
permission.
2.
The development hereby permitted shall be carried
out in strict conformity with the details shown on plan(s) number D794.06P2,
D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2,
D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1
submitted to the Local Planning Authority, and contained in the form of
application and in any other documents accompanying such application unless
condition(s) to amend them is/are included on this planning decision notice.
3.
The holiday units will be used for holiday purposes
only and they will not be occupied as the sole or main residence of an individual.
The owners/operators of the units will keep a register, an up-to-date record of
all the names of owners/occupiers of the units on the site and the addresses of
their main residences and they will ensure that the information is available at
all reasonable times to the Local Planning Authority.
4.
No development (including structural adaptations or
demolition work) should be undertaken without the submission of the
archaeological record programme and prior approval in writing by the Local
Planning Authority. The development and all the archaeological work should be
undertaken in complete accordance with the permitted details.
5.
A detailed report on the archaeology work will need
to be submitted, in accordance with condition (a), to be agreed in writing by the
Local Planning Authority within six months of completing the archaeology
work.
6.
No
surface water due to an increase in the roof area of the building and / or
impermeable surfaces within its curtilage shall be allowed to connect directly
or indirectly to the public sewerage system.
7.
Any windows replaced on the original building shall
be painted timber framed windows with single glazing and of a style and type to
match the existing windows. The original
glazing should be re-used, if possible.
8.
Details of the secondary glazing shall be
submitted, if it is proposed to be installed, to the Local Planning Authority
for written approval prior to installation.
9.
Rooflights shall be of a conservation type and
installed level with the roof
10. Prior to the commencement of any work in
relation to this proposal, details for installing swift nest boxes on the
proposed building must be submitted and approved in writing by the Local
Planning Authority, and provided on the site in accordance with the agreed
details.
11. Any signage
advertising and promoting the development within and outside the site shall be
in Welsh or bilingual with priority given to the Welsh language.
Note:
Developer to discuss the possibility of offering a local parking permit for
building users with the Transportation Service
Supporting documents: