Agenda item

Erection of building to provide office and canteen space (Class B1) including refuse storage, access, servicing, landscaping and other associated works. 

 

LOCAL MEMBER: Councillor Kim Jones

 

Link to relevant background documents

DECISION:

 

To delegate powers to the Senior Planning Officer to approve the application subject to completing discussions regarding highways and archaeology matters as well as material planning conditions relating to:

1.               Time

2.               Compliance with the plans

3.               The development shall be implemented in accordance with the ecological/tree reports

4.               The operational methods must be followed as highlighted in the CEMP / pollution prevention plan.

5.               You must act in accordance with the recommendations of the Flood Risk Assessment

6.               Permitted use of building for any purposes within Use Class B1 only

7.               Welsh Water conditions

8.               Ensure Welsh / Bilingual signs

9.               NRW Conditions

10.            If, during the development, it is found that there is contamination that was not previously noted present on the site, then no further development (unless this is agreed in writing with the Local Planning Authority) will be undertaken until a remedial strategy detailing how this unspecified contamination will be addressed is presented to and approved in writing by the Local Planning Authority. 

 

Notes:

1.  Welsh Water

2.  Land Drainage Unit

3.  NRW

Erect a building to provide an office space and canteen (Class B1) including refuse storage area, service access, landscaping and associated works.

 

Attention was drawn to the late observations form by Natural Resources Wales (NRW) that responded to the Construction Environmental Management Plan and Pollution Prevention Plan submitted.

 

·         The Development Control Team Leader highlighted that it was an application to erect a new building to provide office space and a canteen (B1 Use Class) to serve a Siemens business site in Llanberis together with associated developments; the development would include erecting a three-storey building on sloping green land north of the company's existing buildings. It was reiterated that the need for a new facility had arisen as a result of renovation work in one of the other buildings on the site regarding the need for more manufacturing space. The renovation would mean a loss of serviced space such as offices and a canteen that have now been put in temporary buildings. It was noted that the proposal would not lead to an increase in the density of the use of the site but is rather an effort to provide appropriate ancillary facilities to serve the existing business.

 

It was reported, in accordance with the requirements of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 (as amended), that the development was defined as a "major development" due to the floor area proposed to be provided. In line with the appropriate procedure, a Pre-application Consultation Report was received as a part of the application. The report indicates that the developer has informed the public and statutory consultees of the proposal prior to submitting a formal planning application. 

 

In the context of the principle of the development, it was noted that the application site was located outside the development boundary of the Local Service Centre of Llanberis as defined in the LDP, however it was part of a major site that is already in use by industry. Reference was made to Policy PCYFF 1 of the LDP which encouraged refusal of developments outside the development boundaries, unless they are in accordance with local or other national planning policies, or that the offer showed that a location in the countryside was essential. In this case, when considering that the proposal was to extend an existing business already on the site, it was totally expected that the facility was provided on the site and therefore there was appropriate justification for allowing such a development at this location.

 

In the context of Infrastructure and Sustainability matters, it was highlighted that Welsh Water had confirmed that there would be adequate capacity in the local sewerage system to meet the requirements of the developments by the end of March 2025 and that a connection to the water supply could be ensured. It was also noted that sustainable draining systems (SuDS) are required to control surface water for every new development of more than 100m² in floor area and an application will need to be submitted to the SuDS Approval Body for approval before the construction work commences. ⁠Considering biodiversity matters, it was noted that a Trees Survey and an Arboriculture Impact Assessment, as well as an Ecological Impact Assessment had been submitted with the application and the content of the assessments were acceptable by the Biodiversity Unit. It was considered that the mitigation measures and enhancements proposed gave an opportunity to develop the site in a way that was sensitive to biodiversity needs and by imposing appropriate conditions, the development would be acceptable under policies AMG 5 and PS 19 of the LDP.           

 

It was highlighted that the Transportation Unit had no objection to the application as there would be no change in the density of use of the site that would call for change in the parking arrangements. A Welsh Language Statement was submitted to support the application, in accordance with the requirements of the Supplementary Planning Guidance - Creating Distinctive and Sustainable Communities (SPG), as well as policy PS1 of the LDP, due to the size of the development's floor area. The statement noted, because there would be no expectation for the proposal to lead to additional people in the area and there was no expectation that the proposal would lead to outward migration from the area, there was no expectation for any changes to population mobility as a result of the development; Therefore a neutral impact would be expected on population mobility. The Language Unit had no further observations on the proposal.

 

It was considered that the use, design and proposed materials were acceptable and that they would not disrupt the amenities, character or appearance of the site, nor the surrounding area.

 

·         Taking advantage of the right to speak, the applicant made the following observations:

·      The company produced technology to help with diagnosing medical conditions at its site in Llanberis.

·      That over 400 people worked for the company

·      The application was one to provide space for a new facility as a result of renovation work in one of the other buildings as part of the company's extension to provide 100 higher skills jobs

·      The new building would be sustainable and of flexible use - carefully designed so that it would be possible to change the layout

·      It would include a workers' hub, a practical work location as well as a new reception

·      The company had worked closely with the officers before submitting the application

·      The design was in keeping with its surrounding environment - no visual impact

·      Should the application be approved, the work would start in April 2024 with the intention of opening early in 2025

 

·         It was proposed and seconded to approve the application.

 

RESOLVED: To approve the application subject to complete discussions regarding highways and archaeology matters as well as relevant planning conditions relating to:

1.         Time

2.         Compliance with the plans

3.         The development shall be implemented in accordance with the ecological/tree reports

4.         The operational methods must be followed as highlighted in the CEMP / pollution prevention plan.

5.         You must act in accordance with the recommendations of the Flood Risk Assessment

6.         Permitted use of building for any purposes within Use Class B1 only

7.         Welsh Water conditions

8.         Ensure Welsh / Bilingual signs

9.         NRW Conditions

 10.         If, during the development, it is found that there is contamination that was not previously noted present on the site, then no further development (unless this is agreed in writing with the Local Planning Authority) will be undertaken until the remedial strategy details how this unspecified contamination will be presented to the Local Planning Authority and approved in writing by the Local Planning Authority. 

 

Notes:

1.         Welsh Water

2.         Land Drainage Unit

3.         NRW