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
Decision:
DECISION: To
approve
Standard conditions including
Five years, in accordance with the
plans, materials, landscaping, completion of access, B2 use only and to be
implemented by Llain Meddygon
residents only, should the B2 use cease the building must be used for a purpose
associated with Llain Meddygon
only
Minutes:
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.
Attention was
drawn to the late observations form.
a) The Planning Manager highlighted that the Committee,
at its meeting on 13 December 2021 had resolved to defer consideration on the
item so that the applicant had an opportunity to submit further information in relation
to:
(a) the need for a workshop
in Penygroes and Bontnewydd,
(b) the proposal to close
the existing entrance to the house permanently, and
(c) the justification for
the size and scale of the building.
Following the deferral of
the application, a further statement was received from the applicant clarifying
the aforementioned points in February 2022.
It was reported that a retrospective application for the retention of an
industrial workshop (use class B2) on the location of a previous agricultural
building was under consideration. The new workshop would measure 20 metres
long, 12 metres wide and 5.2 metres to the ridge and would be built from a
steel frame covered in steel sheets and would be used for the applicant's
business. It was noted that the workshop frame had already been erected.
Attention was drawn to Technical Advice Note (TAN) 6:
Planning for Sustainable Rural Communities (July 2010) with paragraph 3.1.2
stating that planning authorities should support the diversification of the rural
economy as a way to provide local employment opportunities, increase local
economic prosperity and minimise the need to travel for employment. The
Development Plan should facilitate the diversification of the rural economy by
meeting the needs of traditional rural industries and new ventures, while
minimising the effects on the local community and the environment. It was noted
that paragraph 3.1.4 of the TAN notes that many businesses in rural areas are
small, with self-employment common and the business often operated from home,
thus providing a sustainable business model. Planning applications for working
from home sites should be supported provided that local amenity is not
jeopardised to an unacceptable degree.
It was highlighted that
Policy CYF 6 listed the criteria that needed to be complied with, and
encouraged small-scale developments that make appropriate use of existing
buildings and are in-keeping with the rural areas.
In the context of Llain Meddygon, it appeared that the reasons for the proposal to
erect the industrial unit in the applicant's home derived from personal
circumstances and that it was not, in planning terms, essential to locate them
in the countryside. It appeared that the business was run from the Peblig Industrial Estate, Caernarfon, but due to the poor
condition of the building, it was now relocated to a Unit in Penygroes.
It was noted that the applicant's wife was disabled
and required care throughout the day and the development would allow him to
work and maintain his business as well as being to hand to look after and care
for his wife. He alone would work from the proposed workshop in Bontnewydd.
The additional information
was acknowledged, but it was not considered that it changed the opinion that
the applicant's justification for the proposal turns around his personal needs
rather than an actual planning need to establish a new industrial unit in open
countryside. It was considered that the application was contrary to policy
PCYFF1, PCYFF2 and CYF6 within the LDP.
b)
Taking advantage of the right to speak, the local member made the
following points:
·
Confirmed
that there was no unit in Peblig now - the business
was now registered in Penygroes.
· That the work of establishing
a prototype was being done in Bontnewydd and was
produced in Penygroes.
·
That
working in Bontnewydd would facilitate the
applicant's personal life.
·
The
applicant employed 9 workers.
· Was 20m too big? Suitable
for work machinery
·
The
Community Council had no objection.
·
The people
of Gwynedd had to be placed at the centre of everything we do.
c) It was proposed and seconded to approve the
application, contrary to the recommendation to include conditions, that only
the residents of Llain Meddygon
would be able to operate from the site, and noting the time limit for
industrial work on the site.
d)
During the ensuing discussion, the following observations were made by
members:
·
That
high-quality jobs needed to be protected.
·
That the situation was acceptable.
·
That the current frame was very similar to the previous one.
RESOLVED To Approve
Standard conditions including
Five years, in accordance with the plans,
materials, landscaping, completion of access, B2 use only and to be implemented
by Llain Meddygon residents
only, should the B2 use cease the building must be used for a purpose
associated with Llain Meddygon
only.
Supporting documents: