Agenda item

Application No C23/0844/16/AM Parth 7 Parc Bryn Cegin, Llandygai, Gwynedd

Meeting of Planning Committee, Monday, 5th February, 2024 1.00 pm (Item 9.)

Development of 4 (varying in size) commercial units inclusive of new vehicular and pedestrian access with car parking

Local Member: Councillor Dafydd Meurig

Decision:

DECISION: To delegate powers to the Assistant Head of Environment Department to approve the application subject to completing discussions regarding archaeology as well as relevant planning conditions relating to:

1. The commencement of the development and submitting reserved matters

2. All materials to be agreed

3. Submission of a Biodiversity Enhancement Plan prior to the commencement of the development

4. Landscaping scheme

5. Welsh Water Condition

6. Highways Conditions

7. Permitted use of buildings for any purposes within Use Class B1, B2 or B8 only

8. Ensure Welsh / Bilingual signs

9. Opening Hours: 08:00 to 18:00 Monday to Friday, 09:00 to 17:00 Saturday and not at all on Sunday / Bank Holidays

10. A Welsh name for the development and ensure that there is Welsh language signage within the site.

Notes

1. Welsh Water

2. Land Drainage Unit

Minutes:

Development of 4 commercial units (of varying sizes) inclusive of new vehicular and pedestrian access with car parking.

It was highlighted that the late observations form noted that a Welsh Language Statement had now been submitted together with additional plans displaying the site layout and indicative elevations for a new building on Plot 3 of the site - the plans were consistent with the scale, design and overall industrial nature of the location.

a) The Planning Manager highlighted that this was an application for outline planning permission to develop four commercial buildings of various sizes on one of the empty plots within Bryn Cegin Business Park, Llandygai. ⁠

As this was an outline application, members were reminded that details of access to the site and the internal arrangement had been submitted - the reserved matters would have to be agreed before the planning permission could be implemented. Appearance, Landscaping and Scale. It was reiterated that it was proposed to obtain flexible permission for uses within Use Classes B1 (Business), B2 (General Industrial) or B8 (Storage or Distribution) - the application being one of three current applications for on-site developments.

· C23/0844/16/AM Outline application to develop 4 commercial units (of varying sizes) including a new access for vehicles and pedestrians with a car park (this application).

· C23/0849/16/LL - Full application to construct new industrial units (on the southern part of this application site) - item 5.5

· C23/0850/16/LL - Full application to construct new industrial units (on the north eastern part of this application site) - item 5.6

It was explained that the site was situated on the Bryn Cegin Strategic Regional Business Site approximately 1km south of the development boundary of the Bangor Sub-regional Centre, as defined in the LDP and within the Dyffryn Ogwen Landscape of Outstanding Historic Interest. Reference was made to Policy PCYFF 1 of the LDP that encourages the refusal of developments outside the development boundaries, unless they are in accordance with other specific local or national policies. ⁠ ⁠In this case, when considering its designation as a Business Site in the LDP, there was proper justification to approve this development.

In the context of Economic Development, Parc Bryn Cegin is protected as a Regional Strategic Business Site for businesses in Use Classes B1, B2 & B8 by policy CYF 1 of the LDP and therefore the proposal is consistent with that policy. During the consultation process the Economy and Community Department confirmed that there was a shortage of such units in the area and the development would meet with recognised demand. It was reiterated that Strategic Policy PS 13 in the LDP aimed to facilitate economic growth by supporting many aspects of the local economy including supporting economic prosperity by facilitating growth at an appropriate rate. It was highlighted that this was a scheme to enable employers to set up a business locally on a strategically significant site. The proposal for suitable uses was considered to be at an appropriate scale for the location within such an industrial site and therefore met with the requirements of the policy PS 13 in the LDP. ⁠ ⁠ ⁠ ⁠

In the context of access, it was noted that the development would use a road network designed for the industrial estate with the existing infrastructure designed to cope with transport levels similar to what was envisaged, and the site may be controlled via conditions. It was reiterated that the Bryn Cegin site had been the subject of extensive archaeological excavations and had been known as a historically significant location offering an insight into life of the last years of prehistory in Wales (Iron Age), and the relationship with the Roman Occupation. That said, for practical reasons, not all areas of the site with archaeological potential were excavated during the previous work. Confirmation was received from the applicant that there would be no development in that part of the site, but no further response had been received from the Archaeological Trust. Once confirmation was received from GCAG that they were satisfied with the scheme, it was considered that the scheme could move forward in accordance with the requirements of the policy AT 4 in the LDP. ⁠ ⁠ ⁠ ⁠

b) It was proposed and seconded to approve the application, contrary to the recommendation.

RESOLVED To delegate powers to the Assistant Head of Environment Department to approve the application subject to completing discussions regarding archaeology as well as relevant planning conditions relating to: