Agenda item

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

 

 

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?

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?