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

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

 

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.