Retrospective application for the change of use of land for the creation of a touring caravan site and extension of existing building to create toilet facilities and erection of building for the disposal of waste.
LOCAL MEMBER: Councillor Annwen Daniels
Additional documents:
Minutes:
A
retrospective application to change the land use to create a touring caravan
site and to extend the existing building to create toilets and to erect a
building to dispose of waste.
(a) The Senior Development Control Officer noted that approximately five
members of the Planning Committee had visited the site on 8 December 2017 and
despite the wintery weather, the site's relationship with the local environment
had been addressed. It was noted that work had already commenced on the site
with the majority of the formal plots in place, and the vegetation planted.
Since the application had been submitted to the
Committee the last time, amended plans had been submitted which offered parking
spaces within the site, along with information on the suitability of the use
from the Baltic Road junction and Glanypwll Road to
the site.
Reference
was made to the relevant planning policies together with the response to the
public consultations within the report submitted before the Committee.
It was
noted that the principle of the development was acceptable and reference was
made to policy which permitted proposals to develop touring caravan sites,
camping sites or alternative temporary camping accommodation, subject to
compliance with a number of criteria as outlined in the report.
It was reported that the Caravans Officer (Health
and Safety Unit) had confirmed that the proposal now appeared to comply with
licensing requirements. Despite this, officers were still of the opinion that
the proposal did not comply with the requirements of criterion number 1 and 2
of the policy. The site's plan and layout was still restricted, and there was
no general open amenity space within the site for the use of the site's
residents. It was considered that the layout of the site used an excessive
number of hard standings and that they were not of a high quality in terms of
design, layout or appearance on the grounds of the lack of open space on the
site and between the plots.
In
terms of visual and residential amenities, it was noted that the proposal
complied with the requirements of policies PCYFF 2, 3 and 4 of the Local
Development Plan. However, it was unacceptable in terms of the layout and
density of touring units and the gap between the plots. In addition, it was
considered that the restricted plan was contrary to the need for amenity space
for existing users and future users, and the proposal was contrary to the
requirements of the criteria of relevant policies.
Since
the application had been submitted originally, an amended plan had been
received showing how towing vehicles negotiate the junction between Baltic Road
and Glanypwll Road which was acceptable by the
Transportation Unit. It was considered that it would be possible for the
applicant to also communicate with his customers who would be visiting the site
on how to arrive at and leave the site safely along Glanypwll
Road, which led straight from the site to Baltic Road/A470.
After considering all material planning matters, it ... view the full minutes text for item 5
Change of use of land for the creation of a touring caravan site and extension of existing building to create toilet facilities and erection of building for the disposal of waste.
LOCAL MEMBER: Councillor Annwen Daniels
Additional documents:
Minutes:
A retrospective application to change the land use
to create a touring caravan site and to extend the existing building to create
toilets and to erect a building to dispose of waste.
(a) The Development Control Officer elaborated
on the background of the application, and noted that the site was located
within the development boundary of Blaenau Ffestiniog.
The site was empty land behind Gwynedd Terrace, and there were a number of
houses dispersed around the site.
It
was reported that work had already commenced on the site and the majority of
the formal pitches were in place, and the vegetation had been planted. During
the site visits, a touring caravan and a motor-home were located on the site.
The applicant was aware of the planning situation, and the Enforcement Unit had
already been discussing the matter with him.
Attention
was drawn to the additional observations that had been received.
It
was noted that the Caravans Officers had confirmed that the site setting did
not meet the licensing conditions (Model Standards 1983) in terms of site
density. It was considered that the layout of the site was not suitable for its
proposed use as a touring site.
Attention was drawn to the fact that no open spaces had been planned
into the site, and although there were open spaces immediately nearby, there
was no space for children to play within the safety of the site itself.
It
was noted that the site was located off Ffordd Baltic
(unclassified road) and that the access to this road was approximately 80m away
from the junction of Ffordd Baltic with the A470
trunk road. This was the most direct route into and out of the site. A new
access had already been created to this site from Ffordd
Baltic. There was no specific objection to this access alone. The Transport
Unit had confirmed that the road network from this access to the right towards
the A470 or to the left towards Glanypwll Road was of
sufficient width to cope with general two-way traffic, but it was not
considered that the junction on either side of Ffordd
Baltic (i.e. junction with the A470 or the junction with Glanypwll
Road) was suitable for the type of expected traffic in relation to a touring
caravan site. In addition, the Trunk Road Unit had confirmed that the use of
the Ffordd Baltic junction to the A470 would be
unacceptable.
It
was reported that the Enforcement Case Officer and the Transport Unit had
stated clearly that the site access off Ffordd Baltic
was unacceptable should an application be submitted for the site. They had
already suggested that possibly the use of the existing access past the
applicant's property known as Tŷ'n y Coed could be acceptable. This access did not form a part
of the application, and it had not been assessed by the Trunk Road Unit.
It was noted that the development was considered unsuitable for the site and that it was contrary to the ... view the full minutes text for item 5