Agenda item

Change of use the former VOSA testing station to form a Timber and Builders Merchants

LOCAL MEMBER: Councillor Dewi Jones

Link to relevant background documents

DECISION: To approve with conditions

Conditions:

1.         Five years.

2.         In accordance with plans and documents.

3.         To restrict use of the site to use class B1, B2, B8 within the proposed Use Classes Order 1987.

4.         Biodiversity enhancements.

5.        Protect Welsh Water's equipment and pipes and their protection zones.

Change of use of the former VOSA testing station to form a Timber and Builders Merchants

Attention was drawn to the late observations form.

a)     The Planning Trainee highlighted that this was a full application to change the use of a VOSA MOT testing station, which was a unique use, to a timber and builders’ merchants in relation to the applicant's existing site immediately to the rear. The site would operate separately, but by the same company. The site was located within the Cibyn industrial estate which was within the development boundary of Caernarfon and, as defined in the LDP, a 'site protected as a principal employment site' for employment use (B1, B2 and B8) in accordance with Policy PS13 (Providing opportunities for a flourishing economy) and Policy CYF 1 (Safeguarding, allocating and reserving land and units for employment use) of the LPD.

It was explained that Policy PCYFF3 states that proposals, including extensions and alterations to existing buildings and structures, will be permitted provided they conform to a number of criteria including that the proposal complements or enhances the character of the site, the building or the area in terms of siting, appearance, scale, height, massing and elevation treatment; that it respects the context of the site and its place within the local landscape; that it uses materials that are appropriate to their surroundings and incorporates soft landscaping; that it enhances a safe and integrated transport and communications network; that it limits surface water run-off and flood risk and prevents pollution; that it achieves an inclusive design that allows access for all and helps to create healthy and vibrant environments taking into account the health and well-being of future users.

It was reported that the current building was significant and prominent within the industrial estate and positioned itself as part of the wider site when viewed from a distance. It was confirmed that the applicant had stated that there was no intention to make external alterations to the building or yard, and therefore there would be no greater impact on the landscape than the existing situation. To this end, the application would meet the objectives of Policy PCYFF 3 within the LDP.

In the context of general and residential amenities, it was noted that the site's nearby residents had been informed about the application, but no response was received. While the site is located within an industrial estate approximately 100 metres from residential houses to the north and the proposal would likely lead to intensive use of the site, it was not considered that it would have a significant negative impact on the amenities of the residents of nearby houses; therefore, it complied with the objectives of Policy PCYFF 2 of the LDP.

Reference was made to Welsh Water's comments which confirmed an objection to the proposal on the grounds that there was an intention to plant a tree as part of the biodiversity improvements within the protection zone of pipes crossing the site. It was highlighted that an amended plan that moved the proposed tree away from the pipe protection zone had been submitted in response to the objection. Although a response had not been received from Welsh Water to the second consultation based on the amended plan, it was considered that the proposal was acceptable and that a planning condition could be imposed that protected Welsh Water's pipes and equipment and their protection zones.

It was considered that the proposal complied with the requirements of local and national policies and therefore the officers recommended to approve the application subject to imposing relevant conditions, as well as a confirmation from Welsh Water that they had retracted their objection.

b)               The Chair noted that the Local Member had no observations to offer on the application

c)               It was proposed and seconded to approve the application

RESOLVED:

To approve with conditions

Conditions:

1.         Five years.

2.         In accordance with plans and documents.

3.         To restrict use of the site to use class B1, B2, B8 within the proposed Use Classes Order 1987.

4.         Biodiversity enhancements

5.        Protect Welsh Water's equipment and pipes and their protection zones