Agenda item

To approve the suggested changes to the Supplementary Planning Guidance (SPG) following a period of public consultation as included in the Consultation Report (Appendix 1), incorporated in the amended version of the Guidance (see Appendix 2).

To adopt the SPG: Managing the Use of Dwellings as Holiday Accommodation (Second Homes and Short-term Holiday Lets), to be used as a material planning consideration when making planning decisions in the Gwynedd Local Planning Authority Area. ⁠

To delegate powers to the Head of Environment Department to make any non-material modifications that may be required to the SPG before it is published in its final form.

The report was submitted by Cllr. Craig ab Iago.

DECISION

To approve the suggested changes to the Supplementary Planning Guidance (SPG) following a period of public consultation as included in the Consultation Report (Appendix 1), incorporated in the amended version of the Guidance (see Appendix 2). 

To adopt the SPG: ⁠Managing the Use of Dwellings as Holiday Accommodation (Second Homes and Short-term Holiday Lets), to be used as a material planning consideration when making planning decisions in the Gwynedd Local Planning Authority Area. 

To delegate powers to the Head of Environment Department to make any non-material modifications that may be required to the SPG before it is published in its final form. 

DISCUSSION

The report was submitted noting that it required approval of the recommendations from the public consultation carried out and the adoption of the Supplementary Planning Guidance (SPG). It was explained that the item had been discussed back in February, and the officers had been asked to further explain what had been identified in the consultation and what the department was adopting.

The Assistant Head of the Environment Department noted that a public consultation had now taken place, and consideration had been given to the comments submitted. It was clarified that the SPG needed to be adopted in order for it to be used in determining planning applications.

It was clarified that since the Article 4 direction had come into force in September last year, a planning application was required when converting a main dwelling space into a second home or short-term holiday accommodation. It was reiterated that the Article 4 direction had come into force after the Council had adopted the Local Development Plan. As a result of this, it was noted that the SPG was an interim guide to fill the policy gap until a Local Development Plan had been created and adopted in order to address the issues.

It was expressed that a public consultation had taken place over a six-week period, and that 28 valid comments had been received from 24 respondents. It was noted that many of the comments focused on the Article 4 direction rather than the guidance specifically. It was explained that the type of comments included the suitability of some houses as a primary dwelling and consequently flexibility in terms of second homes. It was noted that giving flexibility so soon could lead to the undermining of Article 4. It was explained that each comment had been carefully considered but that none of the comments had resulted in fundamental changes to the guidance, only minor changes. It was explained that the responses to the consultation as well as the draft guidance had been further considered by the Policy Working Group which had indicated support for the response to the responses and for the draft supplementary plan.

Observations arising from the discussion:

·         The challenge of finding a balance between supporting the tourism economy and protecting local people's access to housing was highlighted and it was asked how it would be possible to strike the right balance. It was noted that such comments had permeated through the public consultations and that this needed to be given close consideration when creating a new Local Development Plan along with the more detailed policies that would be required. The need to intertwine the two objectives was explained.