Proposed erection of replacement buildings (partially retrospective) for
use as a commercial workshop, store and garages, and for retrospective consent for
the formation of new entrance and access road and also for the demolition of a garage and large shed
at Llain Meddygon, Caeathro, Gwynedd, LL55 2TH (resubmission).
LOCAL MEMBER: Councillor Peter Garlick
Link
to relevant background documents
Decision:
To defer.
·
Request for a more
detailed assessment of the visual impact and an answer to the question, Why was
a work site needed in Penygroes and Bontnewydd?
Minutes:
Erection of replacement buildings
(partially retrospective) for use as a commercial workshop, store and garage,
and for retrospective consent for the formation of new entrance and access road
and also for the demolition of a garage and shed
Attention was
drawn to the late observations form.
a)
The Planning
Manager highlighted that this was a partly retrospective application for the
construction of an industrial workshop (class use B2) on the location of a
previous agricultural building. It was reported that the new workshop would
measure 20 metres long, 12 metres wide and 5.2 metres to the ridge and would be
of a steel framework construction (already in place) covered with steel sheets
and the nearest residential homes were located approximately 200 metres from
the site.
The
workshop would be used for the applicant's business. It was reiterated that it
was intended to erect a domestic garage on the site of a former garage and
retain the new access to the adjacent unclassified county road.
The principle of the proposal had been assessed
according to Policy CYF 6 of the Plan where it was noted that proposals for
building for new employment/business could be approved provided they complied
with the policy's criteria. It was noted that
the Policy encouraged small-scale developments that made appropriate use of
existing buildings that were in-keeping with the rural areas. Nevertheless, the
current Policy did not define the scale, therefore the case needed to be
considered in relation to the purpose and objectives of the Policy and it was
difficult to see how a B2 use class industrial building of this size would
comply with this Policy.
It was explained that the applicant ran his business
from the Peblig Industrial Estate in Caernarfon but
that the site was too small for the business' activities and therefore the
applicant intended extend his business to another property in Penygroes. This arrangement would allow company staff to
work from the units at Penygroes Industrial Estate
and the applicant to work from home for personal reasons. It was also noted that the applicant would
not need to work within existing industrial units due to the nature of his work
within the business and it therefore appeared that the intention was to
establish the business in Llain Meddygon
due to personal needs. It was therefore considered that it had not been
demonstrated that the countryside location of the business was crucial for the
business and that it could be managed from another location and that no
planning justification had been provided for approving the workshop on a site
outside the development boundary.
It was not considered that the size, scale and nature
of the proposal complied with the objectives of policies PCYFF1, PCYFF2, PCYFF3
and CYF6 of the Gwynedd and Anglesey Joint Local Development Plan and therefore
the recommendation was to refuse the application.
b)
Taking advantage of the right to speak, the applicant noted the
following observations:
·
He was the
owner of Axis Precision which employed and trained local people - employed
eight staff members and seven of these were Welsh-speakers.
·
The business
was currently based on Peblig estate but was about to
move to the Penygroes estate as the roof was leaking
and the plant was rusting - it was not a good place to work, it was cold and
damp.
·
His wife suffered from MS and the illness was having a major impact on
his children who had been caring for her since they were young children while
he was working. Although unhappy with the situation, his wife understood that
he had to dedicate his time to the business at that time.
·
They had
purchased Llain Meddygon as
they saw an opportunity for him to run the business from home and care for his
wife - this was important to him as it was not fair to burden the children with
the responsibility as they now needed to concentrate on their own lives.
·
Work had been
done to the house in Llain Meddygon
to make it suitable for a disabled person - the hope was to move in during the
spring months.
·
The original
outdoor buildings were not in a good condition and therefore he had decided to
buy a new shed. He had received poor advice on planning applications and
regretted this.
·
Should the
application be refused, it was more than likely that jobs would be lost and the
business could potentially close down.
c)
Taking advantage of the right to speak, the Local Member made the
following points:
·
He supported the application and accepted that it was an unusual
application
·
The intention was to facilitate the applicant’s living and working
patterns and provide the opportunity for him and his son to work from home and
care for his wife
·
Confirmed that
the business was moving from Peblig to Penygroes - it would not be operating on two sites
·
The framework
of the development was already in place and was similar to the original shed
and although it was possibly longer, the ridge was 1m lower. Accepted that the applicant
had begun the work but this was because he had been misled
·
The shed would
be painted green which was similar to adjacent buildings and would blend in
with the environment - it was not detrimental - of a better standard than the
original building
·
The LDP
favoured supporting businesses such as this one
·
The Bontnewydd Community Council had discussed the application
in detail - no objection other than what the building would entail - it was now
understood there would be a shed and a garage - the building was not solely for
the business
·
It was proposed
to plant trees and carry out landscaping and create a new safer access
·
Larger units
could be seen in rural areas
·
This was an opportunity to support local Welsh people
d)
It was proposed and seconded to defer the application.
e)
During the ensuing discussion, the following observations were made by
members:
·
That the
proposal appeared to be an improvement on the previous building
·
Needed a better
assessment of the impact given that the building was smaller than the previous
one
·
That an explanation had been received for the access
·
The proposal was to offer work and opportunities locally
·
Why the need to
maintain sites in Penygroes and Bontnewydd?
In response to an observation on the
access and the curtilage, the Planning Manager noted that the Officers did not
have any concerns regarding parking and the size of the curtilage as it was
intended that only two people would be working in the building. Compliance with
policy CYF6 was the matter of greatest concern to officers.
RESOLVED to defer.
Request for a more detailed assessment of the
visual impact and an answer to the question, why were work sites needed in
Penygroes and Bontnewydd?
Supporting documents: