Provision of permanent gypsy site which includes 8 hardstandings with permanent units, creation of vehicular access, track and bridge, erection of toilet block and bin store, together with drainage works, waste treatment works and landscaping.
Local Member: Councillor John Wyn Williams
Minutes:
Provide a
permanent gypsy site to comprise 8 hardstanding pitches with permanent units,
create a vehicular access and track and a bridge, erect a toilet block and bin
storage together with drainage and sewage treatment work and landscaping
(a)
The
Development Control Manager elaborated on the background of the application,
noting that it had been submitted to provide a permanent gypsy site that
comprises eight hardstanding pitches with permanent units, creating an access
and vehicular track and a bridge over the river, erect a toilet block and bin
storage together with drainage work and sewage treatment work and landscaping.
It was noted that the site was located on a plot of land between the B4547 and
the A487 near a roundabout between Felinheli and Bangor. It was noted that
parts of the site, together with parts of the entrance and the B4547 highway,
were situated within a C2 flooding zone.
(b)
With
regard to the principle of the development, it was noted that policy CH16 of
the Gwynedd Unitary Development Plan dealt with proposals for new Gypsy sites,
and that the policy approved proposals for new gypsy sites in the Plan’s area
provided there was evidence of genuine need for the development. However, the site layout plan did not show
parking spaces for large vehicles, touring caravans or an open area for
amenities/drying clothes/play area for children and due to the high number of
pitches it was considered that there was insufficient room for large
vehicles/towing vehicles to turn around. It was added that the proposal did not
provide separate amenity facilities for each pitch, and that the facilities to
be shared between the 8 units was insufficient. There was insufficient
information submitted to assess the impact of noise from the nearby highway and
trunk road on the residents of the proposed site.
(c) It was noted that the
Biodiversity Unit confirmed that the site was situated on wooded land with a
river running through the site. The land
was wet. There was a record of badgers
and a hedgehog on the highway near the site and there was a dipper in the river
and it was likely that there were also otters there. Rivers were an important habitat and wildlife
corridor and a development that was likely to have an impact on these should be
avoided. Additionally, Natural Resources
Wales was of the view that there was a lack of ecological information to
undertake a full assessment of the proposal and it also stated that the
toilet/storage buildings were too close to the river. They stated that a tree
report was required and also a rhododendron control plan and that dogs should
be prohibited from the site as otters were present there and it was not clear
if this requirement was realistic on such a site.
(ch) On the grounds of the
Biodiversity Unit’s observations, it was considered that the development was
not suitable for such a sensitive site, as it would be likely to have a
detrimental impact on a wildlife corridor of high importance. Attention was drawn to the fact that a
Flooding Consequence Assessment had been submitted as part of the application
and following an assessment of the Flooding Consequence Assessment, Natural
Resources Wales objected to the application as the platform level was
insufficient for dealing with a flooding incident. It was added that the
Emergency Planning Officer had also confirmed that he objected to the proposal
as the access to the site from the highway and over the bridge over the river
was within a C2 zone, and due to the potential of causing an additional burden
on the emergency services in a flooding emergency.
It was acknowledged that the
need for permanent pitches for gypsies had been proven, but it was essential
that proposals for sites also conformed with other policies within the Unitary
Development Plan. In this case, it was considered that the proposal was an
over-development and that there was insufficient information to assess the
impact of noise from the nearby highway and trunk road on the residents of the
proposed site.
(d) Taking
advantage of the right to speak, the applicant noted the following main
points:-
·
He was
making the application on behalf of his family as the site provided for them in
Llandygai was full, and that there was no other suitable location available for
Gypsies and Travellers in Gwynedd.
·
He owned
the land and was not requesting any further support from the Council.
(dd)
The
following points were made by the local member (not a member of this Planning
Committee):-
·
There was
evidence and a local need for more locations for Gypsies and Travellers, but
the question arose as to why Bangor had to meet the County’s needs.
·
He knew
the family and respected their wishes.
·
It was
essential to consider the fact that the area was likely to flood, and that
there was concern about traffic, noise and activity levels.
·
He
expressed his view that the site was unsuitable for development.
(e)
It was
proposed and seconded to refuse the application in accordance with the recommendation.
(f)
The
following observations were noted in favour of the recommendation:
·
There was
a statutory requirement to provide a site, and as this site was available and
on the outskirts of the city, that it was an appropriate location.
(ff)
The
following observations were noted contrary to the recommendation
·
There is a
statutory requirement to provide a Gipsy and Traveller site, but this site was
not suitable
·
Acknowledgement
of the evident need, but that consideration had to be given to health and
safety issues
·
A request
for the Council to search for land in order to meet the duty
·
Evident
that there was demand for this service – a need to hold
discussions
·
Would it
be possible to grant temporary permission until a suitable site could be found?
In response to the
above observations, the Development Control Manager noted that there were discussions
taking place regarding improving and extending the existing Gypsy site at
Llandygai, however no formal planning application had been submitted thus far
and therefore it was not a material consideration. With regard to the
Authority’s duty, it was noted that there was a requirement to respond to this
in the Local Development Plan. With regard to temporary permission, it was
noted that the harm to biodiversity would be the same during a temporary period
as it would be permanently.
RESOLVED
to refuse the application.
1. It is considered that the proposal was
contrary to the requirements of policy B23 and B33 of the Unitary Development
Plan that relate to safeguarding amenities and dealing with developments which
create pollution or nuisance. Consequently, it is considered that the proposal
is an over-development of the site based on the number of units and the lack of
amenity facilities and amenity open area and insufficient space to park and
turn for associated/employment vehicles. There is also insufficient information
to assess the impact of noise from the highway and trunk road nearby on the
residents of the proposed site.
2. Insufficient information has been submitted
in order to ensure that the proposal does not cause damage to the integrity or
continuation of the landscape that is very important for the flora and fauna,
it is therefore considered that the development is not suitable for such a
sensitive site, and it would be likely to have a detrimental impact on the
wildlife corridor that has a high biodiversity value. It is therefore
considered that the proposal is contrary to policy B21 of the Gwynedd Unitary
Development Plan which safeguards wildlife corridors.
3. Caravans and residential developments are defined as a development that is particularly vulnerable. A section of the site, including access is located within a C2 flooding zone, and a development such as this should not be situated within a C2 zone. Therefore, the proposal is contrary to policy B29 of the Gwynedd Unitary Development Plan and Technical Advice Note 15: Development and Flood Risk and the Welsh Assembly Government Circular 30/2007 Planning for Gypsy and Traveller Caravan Sites, which confirms that a residential development (and specifically caravans) should not be located within a C2 flooding zone.
Supporting documents: