Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans Email: lowrihafevans@gwynedd.gov.uk 01286 679878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Dyfrig Jones and W. Gareth Roberts (Local Member) |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
The following members declared that they were local
members in relation to the items noted:- ·
Councillor Sian Gwenllïan (not a member of this
Planning Committee) in relation to item 5 on the agenda ·
Councillor Gareth A. Roberts (not a member of this
Planning Committee) in relation to item 6.1 on the agenda (planning application
C13/113/11/AM); ·
Councillor Stephen Churchman (not a member of this
Planning Committee) in relation to item 6.2 on the agenda, planning application
C15/1296/36/LL); ·
Councillor Gruffydd Williams (a member of this
Planning Committee), in relation to item 6.3 on the agenda (planning
application C15/0034/42/LL); ·
Councillor John W. Williams (a member of this
Planning Committee), in relation to item 6.5 on the agenda (planning
application C16/0154/25/LL); ·
Councillor Michael Sol Owen, (a member of this
Planning Committee) in relation to item 6.8 on the agenda (planning application
C14/1118/45/LL). The
members withdrew to the other side of the Chamber during the discussions on the
applications in question and did not vote on these matters. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: Minutes: None
to note |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 14 March 2016, be
signed as a true record. Additional documents: Minutes: The Chair signed the minutes of the previous meeting of this Committee held on 14 March 2016, as a true record subject to including the name of Councillor Gwen Griffith on the list of attendees in the English version. |
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To consider
the report of the Senior Manager, Planning Service, Environment and Public Protection Additional documents:
Minutes: a)
Submitted - the report of the Senior Planning
Service Manager requesting that the Committee approved a proposal to prepare a
Section 26 Creation Order to be submitted to the Planning Inspectorate for a
decision should the Council receive an objection to the order that could not be
resolved. It was noted that Local Authorities had discretion under Section 26
of the Highways Act 1980 to prepare a Creation Order if they considered that a
footpath was required in a designated area. The Coast Path Project Officer reported that a number of discussions had
been held with the current landowner regarding adopting a piece of land for
public right of way through the Marina area over nearly eight years. It was
explained that circumstances and the complexities of the ownership of the
property had meant that the process to date had been slow and very frustrating
at times. The Coast Path scheme was now close to reaching its completion, with
the exception of this 8m piece of land. The wish was to seek to ensure public right of way by agreement;
however, as an agreement had not been reached, despite all the efforts, the
option now was to follow the S26 order procedure in order to proceed to
complete the Coast Path. It was noted that the proposal was supported by Natural Resources Wales
as it was a key part of the National Coast Path and funding had been allocated
to undertake the necessary work to create the footpath. Completing the footpath
would bring significant advantages in terms of providing an attractive, safe
and convenient link for users of the Coast Path as well as benefits in terms of
leisure and enjoyment for the local community which would include parents with
prams, wheelchair users etc. b)
The local member (who was not a member of this
Planning Committee) made the following observations: ·
That the scheme was very complex and that many obstacles had been
overcome along the journey ·
That officers had been working very hard to secure the Coast Path ·
That locating the Coast Path near the coast was an
asset and would be of economic benefit to Felinheli and Bangor. It was noted
that several small businesses had opened in the Dock area and that completing
the public footpath would be a further boost to the local economy. ·
Creating an Order was the best option to move on ·
An alternative option had been considered but was not suitable in terms
of road safety ·
Supportive of the application and asked for the
Committee's support to the order c)
It was proposed and seconded to approve the Section
26 Creation Order in accordance with the planning officers’ recommendation. ch) During the ensuing
discussion the following points were highlighted by individual members: ·
Supportive of the work and needed to reach an agreement in order to
complete the footpath · The Coast Path was
important in order to promote tourism in the area · Welcomed the
development RESOLVED · To submit a Section 26 Creation Order ... view the full minutes text for item 5. |
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PLANNING APPLICATIONS To submit
the report of Head of Regulatory Department. Additional documents: Minutes: The Committee considered the following applications for development. Details of the applications
were expanded upon and questions were answered in relation to the plans and
aspects of the policies. RESOLVED |
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Application C13/1143/11/AM - Land at Pen y Ffridd, Bangor PDF 1 MB Outline application for a residential development comprising up to 366 dwelling units, with associated access road, parking and ancillary facilities LOCAL MEMBER: Councillor Gareth
Anthony Roberts Additional documents: Minutes: Outline
application to construct up to 366 living units with ancillary developments
including an access road, parking spaces and ancillary resources Attention was drawn to the additional observations
submitted. (a)
The Senior Planning and Environment Service Manager
expanded upon the background to the application, and outlined that the
application had been submitted to the Planning Committee in December 2015
originally. The decision of that committee was to refuse the application,
contrary to officers' recommendation, on the following grounds i.
that it would have a detrimental impact on the
Welsh language, ii.
that there was a lack of evidence regarding how the
infrastructure would cope, iii.
that sufficient evidence had not been submitted
showing that local schools could cope, iv.
that there was no evidence showing that the roads
network was sufficient. As a
result of the Committee's decision, the matter had been referred to a
cooling-off period in accordance with the Committee’s standing orders. In
response to the concerns raised by the planning committee about the
aforementioned aspects, a report was submitted responding specifically to these
matters. It was highlighted that there was a delay to the response because
additional information had been submitted by an objector, and the applicant,
and the service had decided to undertake a second formal consultation on this
additional information. It was noted that the cooling-off period report
contained an assessment of all the information submitted in the context of the
four reasons for refusal given by the Committee at the meeting in December
2015. Reference was also made to the
full planning report in Appendix 1 which contained an assessment of all the
planning considerations in the context of the relevant planning policies. (b)
It was reported that the site was located within
the development boundaries of the city of Bangor, and had been designated
specifically for housing in the Gwynedd Unitary Development Plan (July 2009)
and therefore the principle of housing on the site was acceptable. (c)
In the context of the four reasons for refusal
given by the Committee at the meeting in December 2015 the Senior Manager
confirmed :
i.
That a thorough assessment had been undertaken of
all the information submitted in the context of the possible impact on the
Welsh language. The information submitted by the applicant based on a Statement
of Linguistic and Community Impact was in accordance with the requirements of
the Council's planning policies and based on the evidence the development was
in accordance with the relevant planning policies
ii.
Neither Welsh Water nor Natural Resources Wales had
any objection to the application subject to planning conditions and, therefore,
the development was acceptable in terms of infrastructure matters. iii. Education matters, in terms of capacity, had been assessed in accordance with the requirements of the relevant Supplementary Planning Guidance including input by the Council's Education Department. Consequently, the developer would provide a financial contribution of £907,018 via a 106 agreement arrangement in order to meet the education needs arising from the development. Therefore, the development was ... view the full minutes text for item 6.1 |
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Application C15/1296/36/LL - Llystyn Ganol, Garndolbenmaen, Gwynedd PDF 644 KB Installation of a farm wind turbine max. hueb height 25m with a total height to blade tip of 37m. LOCAL MEMBER: Councillor Stephen W Chrchman Additional documents: Minutes: Erect a 85kw wind turbine on a 25m column, with a
total height of 37m to the tip of the blade (a) The Senior Development Control Officer elaborated on the background of
the application and noted that this was a full application to erect a 85kw wind
turbine on a 25m tower with a total height of 37m to its tip (including the
blades) on agricultural land between the villages of Bryncir and
Garndolbenmaen. It was explained that
the location of the turbine was within 260m of the residential property of
Llystyn Ganol and within 150m of the existing turbine on the land. It was highlighted that the boundary of
Snowdonia National Park was located approximately 440m to the east of the site.
The
application had been screened formally for an Environmental Impact Assessment
under the Town and Country Planning (Environmental Impact Assessment) (England
and Wales) Regulations 1999 (as amended) and it was not considered that the
impact of the proposed development on the environment was sufficiently
substantial to justify submitting an environmental statement with this
application. In terms of the principle of the
development, it was noted that this was acceptable and that relevant national
planning policies involving renewable energy developments had been considered
together with policy C26. In the context of general and
residential amenities, it was highlighted that there was a significant distance
between the site of the proposed turbine and any nearby dwelling (except for
the applicant's property). The noise
assessment submitted with the application was assessed by the Public Protection
Unit and it was confirmed that the noise levels of the proposed turbine
together with the noise of the existing turbine would not be raised higher than
the appropriate noise levels. Consequently, it was suggested that a condition
should be included to ensure that the noise levels did not change to an
unacceptable level and impair on the general and residential amenities of the
neighbouring area and in terms of shadow flicker. In relation to visual amenities, confirmation had
been received from the AONB Unit stating that it had no concerns regarding the
impact of the proposed development in terms of views in and out of the AONB. In
response to the objections of the National Park, Snowdonia Society, Campaign
for the Protection of Rural Wales (CPRW) and members of the public which noted
that the proposal would have a detrimental impact on the setting of the Park,
and that there was an unacceptable cumulative impact given that there was
another turbine on the site and on other land nearby, it was noted that the
proposal would not likely harm the special characteristics and character of the
Park by being significantly intrusive visually and/or by by means of
insensitive and incompatible siting within the landscape. Having considered all the observations received as well as local and national policies and guidance, it was reiterated that this proposed development would not have a detrimental impact on the amenities of the local area including the general landscape or ... view the full minutes text for item 6.2 |
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Application C16/0034/42/LL - Fron Hyfryd, Mynydd Nefyn PDF 801 KB Construction of single storey extension and porch to house, conversion of existing garage to a self-contained holiday unit and construction of stables LOCAL MEMBER: Councillor Gruffydd Williams Additional documents: Minutes: Construction of a single-storey extension and porch
to house, conversion of existing garage to a self-contained holiday unit and
construction of stables Attention was drawn to
the additional observations submitted. (a)
The Development Control Manager
elaborated on the background of the application, noting the proposal to
construct a single-storey extension and porch to the house, convert the
existing garage to a self-contained holiday unit and construct stables. It was
noted that the site lies in the countryside within the Llŷn Area of
Outstanding Natural Beauty (AONB) and within the Llŷn and Bardsey
Landscape of Outstanding Historic Interest. It
was noted that the Mynydd Nefyn area characteristically has houses and
associated buildings which are sparsely located within the area and are seen
from a fairly vast area. Without doubt,
the area was visible in the landscape. Nevertheless, it was noted that, though
the site was visible, this did not make every development unacceptable and if
developments were of a suitable design and finish they could be acceptable.
Many of the houses in Mynydd Nefyn have been painted white and it was therefore
considered reasonable to impose a condition to agree on the finish of the
external render for the extensions in the proposal in question. Given its location, it was considered that
white would be most suitable as this would ensure consistency with other houses
in the surrounding area. The 'L' shaped stables would be located in the corner
of the field with a clawdd towards
the north and east and it was also intended to landscape around the stables.
The proposal to dispose of the existing static caravan was also a substantial
improvement to the site. Attention
was drawn to the site's planning history and to a retrospective application
(C09D/0039/42/LL) to retain a garage and change the use of part of field into
residential use connected to the dwelling and retain a static caravan and shed
on the land. One of the reasons why the
application had been refused on appeal was because the size and height of the
garage as built created an unsatisfactory relationship between the garage and
the dwelling house as a result of their close proximity. The Inspector had also
considered that the proposal as a whole had an impact on the natural beauty of
the AONB. The roof level of the garage
had been reduced after that and a further application (C10D/0183/42/LL) had
been submitted and approved in order to extend the curtilage of the dwelling
and build a new clawdd and retain a
shed and caravan. The improvements had been shown in response to the Inspector's
concerns on appeal. Considering all the relevant matters including local and
national policies and guidance, and the observations received, the proposal was
not unacceptable or contrary to the requirements of the relevant policies. (b)
Taking advantage of the right to speak,
the applicant noted the following main points:- ·
They were grateful of the officers'
support ·
They were new owners of Bryn Hyfryd · They accepted the objectors' ... view the full minutes text for item 6.3 |
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Application C16/0073/30/LL - Bodrydd, Rhoshirwaun PDF 465 KB Create 12 pitch touring caravan site including highway improvements LOCAL MEMBER: Councillor W Gareth Roberts Additional documents: Minutes: Create 12 pitch touring caravan
site including highway improvements Attention was drawn to the
additional observations submitted. (a)
The Senior Development Control Officer elaborated
on the background of the application and noted the proposal to establish a new
touring caravan site to locate 12 caravans together with highway improvements.
The 12 touring caravans would be located near the field's boundaries and would
be placed on hard standings made of fine slate.
It was added that it was also intended to make improvements to two
existing informal lay-bys and a new septic tank to serve the proposal would
also be installed. The site had been
used for many years for the siting of five touring caravans with caravan clubs
where there was no need for formal planning permission. It was understood that there was provision
for bathing, washing and recycling facilities already on the site. Policy
D19 permitted proposals to develop new touring caravan and touring unit sites
provided they conformed to all of the relevant criteria. The site was located
in the countryside and within the Llŷn and
Bardsey Landscape of Outstanding Historic Interest. It was not considered that
the site was located in an obtrusive spot in the landscape, as it was fairly
concealed and surrounded by existing hedgerows and mature boundaries. In
relation to general and residential amenities, it was explained that some
dwellings could be found in the vicinity; however, it was not considered that a
site of 12 touring caravans would constitute an over-development of the site. In terms of proximity to the roads network, the
site was located approximately 850 metres from a third class county road. There was no need to make alterations to the
access as part of the application; however, it was highlighted that there would
be a condition to ensure that the work of improving the lay-bys would be undertaken
before the use as a caravan site would commence. It was also considered that an
addition to traffic would not have significant harm to local amenities. Although there were a few other touring caravan sites in the vicinity,
the proposal did not go beyond the locality’s
reasonable capacity to accommodate such a development when considering the
cumulative impact of existing sites within the area. It was noted that,
as the proposal involved a tourism development which would create ten or more
holiday units there was a requirement for a Language and Community Statement to
be prepared in order to comply with the Supplementary Planning Guidance:
Planning and the Welsh Language. It was confirmed that a linguistic statement
had been included as part of the application and that the Joint Planning Policy
Unit had responded by noting that the nature and scale of the development were
not likely to have a detrimental impact on the Welsh language. (b)
It was noted that the Local Member did not object to the application. (c)
Taking advantage of the right to speak, the agent representing the
applicant noted: · That there were five caravan pitches ... view the full minutes text for item 6.4 |
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Application C16/0154/25/LL - The Book People Ltd, Ffordd y Parc, Parc Menai, Bangor PDF 718 KB 75,000 square feet extension to existing warehouse LOCAL MEMBER: Councillor John Wyn Willimas Additional documents: Minutes: An extension of 75,000 square feet to the existing warehouse. (a) The Senior
Development Control Officer elaborated on the background of the application and
noted that it was a full application to extend The Book People's book warehouse
at Parc Menai in order to
create an additional storeroom that was supplementary to the existing
warehouse. It was
noted that the site of the extension was located at the western gable-end of
the existing building and included a plot of flat land with a slate surface
that was created when the original building was erected in 2002. It was
noted that the principle of expanding existing enterprises was based on Policy
D8 of the GUDP, which stated that such proposals would be approved subject to
compliance with a number of guidelines relating to ensuring the existing use
did not cause significant harm to the surrounding area, that the proposal was
located within the existing development, that the proposal was ancillary to the
work that existed there already, and that the scale of the proposal would not
significantly impact environmental amenities and the local roads network. It
was noted that the details of the proposal had been included in the original
application in 2002 to erect the existing building which confirmed the
applicant's intention to expand the enterprise. It was confirmed that
the extension would reflect the existing building and would be screened
significantly by an established coppice. As the extension would be of the same
appearance and height there would not be a substantial or significant
difference in the impact of the extension on visual amenities. It was also noted that the site was located
within the GUDP's Landscape Conservation Area and that it was within a
Registered Historic Landscape. It was noted that, as the site had already been
designated for high quality industrial uses, it would not have a significant
impact on the setting and character of this part of the historic
landscape. It was noted that the site
was to the south of the Vaynol Estate conservation
area as well as a grade II listed estate wall which was located to the east of
the site - despite these this it was believed that there would be no significant
negative impact on the setting or integrity of the conservation area nor the
listed wall considering the location and design of the extension along with the
screening and landscaping that reduced its impact on the local environment. It was
highlighted that Natural Resources Wales had not agreed to the application
originally as insufficient information had been submitted in order for them to
respond to it in full. The applicant was asked to submit additional information
regarding introducing a lighting scheme, a biodiversity risk assessment and
further details regarding protected species. Although no written response had
been received after further consultation with Natural Resources Wales, it was
proposed that it would be possible to impose appropriate conditions to control
the situation should NRW's observations require this. In compliance with relevant ... view the full minutes text for item 6.5 |
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Application C16/0155/11/R3 - Ysgol Glan Cegin, Maesgeirchen, Bangor PDF 1005 KB Demolition of existing school building and erection of new school building and associated works LOCAL MEMBERS: Councillor Nigel W
Pickavance and
Councillor Christopher J O’Neal Additional documents: Minutes: Demolition of the existing school building,
erection of a new school building and associated works. Attention was drawn to the additional observations submitted. (a) The Development Control Manager elaborated on
the background of the application, noting that it was a full application for
the construction of a new school building on the land of the existing school
and the demolition of the existing school once the new school had opened. It was also noted that the plans included substantial landscaping work,
provision of new playgrounds, accesses and new parking provision. It was
explained that the site was located within the Maesgeirchen
estate which was within the development boundaries of Bangor. The new school
would provide space for 210 children and 30 nursery spaces. Due to the steep
nature of the land the building would be on two levels in order to make the
best use of the land and current levels. It was
added that the principle of the development was acceptable and complied with
the requirements of relevant policies. In the context of visual and residential
amenities it was noted that the site was located in a residential area with a
scattered mixture of community facilities throughout the estate. It was recognised that the existing school
building had reached the end of its lifespan and there was no design /
architectural reason to justify preserving the building. When
considering the size, design and the proposed materials, it was not believed
that the proposal was likely to cause any significant harm to the visual
amenities of the local area. Observations had been received regarding shadowing
and loss of light, but given the current land levels, the location of the new
school and the sun's path, it was not considered that the location of the new
school would be likely to have a substantial detrimental impact on the
residential amenities of neighbouring houses nor create an oppressive feature.
It was recognised that there would be a period of unusual disturbance during
the construction phase; however, this was not sufficient to warrant refusing
the application and it was possible to include a condition to control this. In the context of transportation and access matters,
it was highlighted that the department had had significant input to the
discussions prior to the submission of the application and in terms of
linguistic and community matters it was suggested that the development could
make an important contribution to the community and therefore contribute
towards protecting and strengthening the community’s social, linguistic and
cultural fabric. Having considered the observations received, all
the policies and relevant planning matters it was not believed that the
development would have a significant negative effect on the area's visual and
residential amenities, road safety or biodiversity and in the context of
national policies it is not believed that the proposal was contrary to these
relevant policies. (a)
It was proposed and seconded to approve the application. (b)
During the ensuing discussion, the following observations were made:- ·
Welcomed investment in the area |
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Application C16/0157/11/LL - Maesgeirchen Social Club, 90 Penrhyn Avenue, Bangor PDF 872 KB Demolition of existing social club building and erection of a three storey building with shop (including cafe, fascia signage and ATM) on ground floor and 10 one bedroomed flats above LOCAL MEMBERS: Councillor Nigel W Pickavance and
Councillor Christopher J O’Neal Additional documents: Minutes: Demolition of existing social club building and
erection of a three-storey building with shop (including cafe, fascia signage
and ATM) on ground floor and 10 single bedroom flats on the floors above. The application had been withdrawn prior to the Committee. |
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Application C14/1118/45/LL - Land by Ala Cottage, Pwllheli PDF 749 KB Demolish existing buildings and erection of retirement living house (30 units) along with communal facilities, landscaping and car parking LOCAL MEMBER:
Councillor Michael Sol Owen Additional documents: Minutes: Demolish existing buildings and erection of retirement living houses (30
units) along with communal facilities, landscaping and car parking. The item was
chaired by the Vice-chair, Councillor Anne Lloyd Jones. (a)
The Development Control Manager elaborated on the
background of the application and noted that it had been deferred at the
Planning Committee on 22 February 2016 in order to receive further information
relating to the open market price of the units, viability matters and an
explanation as to why the design was for a three-storey house. It was further noted that the development was to demolish existing
buildings and construct a new building to provide 30 retirement apartments
along with community facilities for the residents within the development. The
proposal in question would contribute towards a provision of local retirement
homes and where such homes were not available locally. From the information submitted with the
application, it was noted that the units would be sold on a 125 year lease with
the accommodation would be occupied by a person aged over 60 years or in the
case of a couple that one of them was aged over 60 years and the other was aged
over 55 years. It was noted that, as part of the application, a
Planning Obligations and Affordable Housing Statement had been submitted by the
applicant. Within this document it was noted that the open market prices of one
bedroom units was £157,000 and the two bedroom units was £215,000. It was also
noted that the applicant continued to argue that it was not viable to have any
contribution towards affordable housing as part of the development. Members
were reminded that when the application was submitted to Committee on 22
February 2016, the applicant had offered a commutative sum towards affordable
housing of £40,000 in order to proceed. Following the Committee's decision to
defer the application, the applicant had been contacted regarding viability
issues and he had been challenged regarding a higher commutative sum. It was reported that the applicant had now
made an offer of £94,000 towards affordable housing which was in line with the
amount that the Joint Planning Policy Unit's assessment had expressed. It was
noted that this financial contribution had been earmarked for off-site
affordable housing provision. As a result of the viability issues with the
development it was considered to be reasonable to accept the offer of £94,000
towards an off-site affordable housing provision, in this case, and that the
proposal therefore complied with the requirements of Policy CH6 of the
GUDP. In
addition, since February 2016, Natural Resources Wales and the Biodiversity
Unit had been convinced that the proposal was not likely to cause disturbance
or unacceptable harm to protected species and thus it complied with policy A1
and B20 of the GUDP. (b)
The local member (a member
of this Planning Committee) made the following main points:- ·
That he had received several calls and there was
strong local support to the development · Good consultation work had been undertaken between ... view the full minutes text for item 6.8 |