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Contact: Lowri Haf Evans 01286 679878
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ELECT CHAIR To elect a Chair
for 2019 - 2020 Additional documents: Minutes: Resolved: To re-elect Councillor Elwyn Edwards as
Chair of this Committee for 2019/20. |
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ELECT VICE CHAIR To elect a Vice
Chair for 2019 - 2020 Additional documents: Minutes: Resolved: To elect
Councillor Eric Merfyn Jones as Vice-chair of this Committee for 2019/20. |
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were received from Councillor Menna Baines and Councillor
Peter Garlick |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: (a) The
following member declared a personal interest in the following item, for the
reason noted: ·
Councillor Edgar Owen in item 7.2 on the agenda
(planning application number C19/0169/19/AM as his daughter-in-law worked for
the applicant The
Member was of the opinion that it was a prejudicial interest and he withdrew
from the Chamber during the discussion on the application. (b) The
following members declared that they were local members in relation to the
items noted: ·
Councillor Edgar Owen (a member of this Planning
Committee), in relation to item 7.1 on the agenda (planning application number
C18/0993/26/LL) ·
Councillor Elin Walker Jones (a member of this
Planning Committee), in relation to item 7.5 on the agenda (planning
application number C19/0328/11/LL). The Members
withdrew to the other side of the Chamber during the discussion 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, 29th April 2019, be signed as a true record. Additional documents: Minutes: The
Chair signed the minutes of the previous meeting of this Committee,
that took place on 29 April 2019, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment 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 policy aspects. |
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Application No C18/0993/26/LL - Land by Hen Gapel, Ffordd Waunfawr, Caeathro, Caernarfon PDF 138 KB Vary condition 1 on planning permission C09A/0412/26/LL so as to extend the time granted to commence work for another 5 years LOCAL MEMBER:
Councillor Edgar Wyn Owen Link
to relevant background documents Additional documents: Minutes: Application Number C18/0993/26/LL – Land Adjacent
to Hen Gapel, Ffordd
Waunfawr, Caeathro Change condition 1 of planning permission
C09A/0412/26/LL in order to extend the time granted to commence work for a
further five years (a) The
Development Control Manager elaborated on the background of the application, and
noted that the application was deferred in the
committee meeting on 29.4.19 in order to allow the Planning Officers to
consider the late observations of the Language Unit. It was highlighted that the
entire application was located within the development boundary of Caeathro as included in the LDP, in a relatively prominent locationin the centre of the village. It was noted that
the design, elevations, materials, plan or form of the houses had not changed
since the previous application was approved in 2014 and so it was considered
that the proposal remained acceptable. It was reported that the
development included four affordable houses, which equated to 33%. As no official valuation has been received to
establish the open market value of the houses, it was noted that the developer
would be required to agree an the price with the Planning Department in order to
determine an appropriate discount for the affordable houses. It was highlighted
that this could be done by means of an appropriate condition that would ensure
affordable housing. When considering educational provision matters, it was
anticipated that a total of 15 primary school pupils
would emanate from this application for 12 houses, along with another of the
developer's developments for 29 houses in Bontnewydd. It was highlighted
that Ysgol Bontnewydd,
namely the catchment area school, had capacity for 182 pupils (167 at
present). Consequently, no financial
contribution would be required for the educational provision as admitting an
additional 15 pupils would not exceed the capacity. It was considered that the proposal was acceptable in terms of
the principle, location, scale, density, visual / residential amenities, road
safety and infrastructure matters and in accordance with the relevant policies.
(b) Taking
advantage of the right to speak, the applicant’s agent noted the following main
points:- ·
That the application had already been identified as
suitable and had been approved in 2014 ·
That it was located within
the Development Plan ·
Due to the challenging
period in the construction sector, the developer had not been able to act
within the period of time and therefore he was requesting an extension ·
That no adaptations had
been made to the original application ·
That the developer would
use local contractors and local materials (c)
The local member (a member of this
Planning Committee) made the following main points:- ·
That
there was a need for housing in Caeathro ·
That he was supportive of the development. (ch) It was
proposed and seconded to approve the application. (d) In response to a comment regarding flooding concerns on the site, it was highlighted that Planning Officers had consulted with Welsh Water and Natural Resources Wales and they were satisfied with the mitigation measures and the relevant conditions ... view the full minutes text for item 8. |
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Application No C19/0169/19/AM - Gypsy Wood, Bontnewydd PDF 116 KB Outline application for the erection of a rural enterprise dwelling LOCAL MEMBER:
Councillor Peter Garlick Link
to relevant background documents Additional documents: Minutes: Application No. C19/0169/19/AM - Gypsy Wood, Bontnewydd, Caernarfon Outline
application for the erection of a rural enterprise dwelling Attention was drawn to
the late observations form that had been received (a)
The Planning Manager elaborated on the background of the
application, and noted that it had been submitted to
the Planning Committee at the request of the Local Member. It was explained
that the decision had been deferred at the Planning Committee on 29.04.2019 in
order to assess the content of the late letter received from the landowner's
solicitor. The letter noted that the landowners would be transferring the business to the
applicants and selling the section of land where it was intended to build the
house that was the subject of the application, to the applicants. It was reported that the
application site was located approximately 250m away from the development
boundary of the village of Bontnewydd, and in terms
of the Local Development Plan, it was located in open countryside. As a result of the
need to maintain and protect the countryside, special justification was needed
to approve the construction of new houses in the countryside. It was noted that
Policy PS17 of the Local Development Plan stated that only housing developments
that complied with Planning Policy Wales and Technical Advice Note (TAN) 6:
Planning for Sustainable Rural Communities, would be approved in open
countryside. Attention was drawn to paragraph 4.3.1 of TAN6 which
noted that one of the few circumstances in which new isolated residential
development in the open countryside may be justified was when accommodation was
required to enable rural enterprise workers to live at, or close to, their
place of work. It was
further explained that this essential need for accommodation would
depend on the needs of It was noted, should the situation with the land ownership and
the business change officially in the future, then it would be required to
re-assess the proposal in its entirety against the relevant sections of TAN
6. It was reported that it was premature
and inappropriate to assess the situation in the future
as there was no certainty that this would happen. Should the ownership circumstances officially
change in future, it would be required for the applicants to provide the
appropriate information to reassess the application in its entirety. Attention was drawn to paragraph 4.11 of TAN 6 which
noted that evidence must be provided that there are no other dwelling(s) or
buildings that could be modified to satisfy the need. If dwelling(s) already
exist on the enterprise, there would be a need to demonstrate why these cannot be used to satisfy the needs of the enterprise for
residential workers, and the reason that labour or residential arrangements
cannot be reorganised in order to ensure that the existing accommodation meets
the needs of the enterprise without the need for another dwelling. It was considered that this proposal of erecting a ... view the full minutes text for item 9. |
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Application No C19/0087/25/R3 - Ysgol y Faenol, Penrhos Road, Penrhosgarnedd PDF 120 KB Demolish Penrhosgarnedd Centre and erect a new community
centre and extend Ysgol y Faenol, new access road together with car parking LOCAL MEMBER:
Councillor Menna Baines Link to relevant background documents Additional documents: Minutes: Demolish Penrhosgarnedd Centre and erect a new
community centre and extend Ysgol y Faenol, new access road together with car park Attention was drawn to the late observations form that had been received The Members had
visited the site. (a) The Planning Manager
elaborated on the background of the application and noted that this was an
application to rearrange and combine the sites of Ysgol
y Faenol and the Community Centre in Penrhosgarnedd. It was noted that the site was located in a residential area,
with the majority within the development boundary of Bangor Sub-regional Centre
as defined by the Anglesey and Gwynedd Joint Local Development Plan. It was highlighted
that the proposal included the following features: ·
demolishing the existing
community centre ·
creating a new car park on
the site of the community centre - the school's main vehicular entrance will
move to the entrance of the car park, which will include 60 parking spaces and
seven drop-off spaces. ·
creating a new link road
leading from the car park to the existing school site (this would be outside
the city's development boundary) - there will be four disabled parking spaces
near the building · closing the main
entrance to pedestrians, and creating a new entrance 55m to the west ·
demolishing the external
buildings to the rear of the school ·
constructing extensions to the existing building, to include extra space for a new
community centre. It was reported that Policy ISA 2 of the LDP was supportive of
providing new community facilities and it was considered that the proposal met
all of that policy's criteria. Although
the footprint of the new building would be approximately a third larger than the
existing buildings, it was considered that the design
was an architectural improvement to the existing unremarkable buildings. Due to the urban nature of the site, it was not considered that the proposal was likely to cause
unacceptable long-term detrimental impact to residents nearby or the community
in general, although unavoidably, there would be some increase in noise and
disturbance. It was
reiterated that any harmful impacts could be managed by imposing
appropriate conditions on the development. In response to late observations
from Sport Wales, it was suggested that a desk exercise had
been implemented by Sport Wales and that they were not familiar with the
site. It was
reiterated that the proposal improved the resources, was a substantial improvement
to the play area and was acceptable in terms of visual amenities. (a) It was proposed and seconded to approve the
application. (b) In
response to a question regarding the lack of response of some
agencies and whether the committee should proceed without their comments,
it was reported that the situation of not receiving comments was quite common
and the likelihood was that a response or comment would have been received if
these agencies had concerns. The
Planning Manager did not have an opinion on the suggestion that some of these
agencies were unable to respond due to work pressures. |
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Application No C19/0149/46/LL - Congl y Cae, Llangwnadl, Pwllheli PDF 147 KB Demolish existing outbuilding and construct a single storey
extension to dwelling and conversion of outbuilding into 2 holiday units LOCAL MEMBER:
Councillor Simon Glyn Additional documents: Minutes: Demolish existing
outbuilding and construct a single-storey extension to dwelling and conversion of outbuilding into two holiday
units (a) Following
the appeal decision of Tynpwll Cottage, Lon-ty'n-pwll, Nefyn,
Pwllheli (C18/0023/42/LL), it was
suggested that the Committee should defer the decision on the Congl y Cae application in order
for Planning Officers to get to grips with the context of the appeal. (b) It
was proposed and seconded to defer the application. RESOLVED to defer the application so that the Planning
Officers have an opportunity to consider the context of appeal number (C18/0023/42/LL) |
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Application No C19/0328/11/LL - 33, Bryn Eithinog, Bangor PDF 106 KB Extension at the rear and at the front of the property LOCAL MEMBER:
Councillor Elin Walker Jones Additional documents: Minutes: Extension at the
rear and at the front of the property Attention was drawn to the late observations form that had been
received (a)
The Development Control Manager elaborated on the
background of the application, noting that this was an application to extend
the current two-storey house in the rear and in the front. The rear extension would be two-storey and
the front extension would be above the existing garage, with the exterior
elevations of the extensions matching the existing elevations of the two-storey
house. In terms of the
principle of the development, it was highlighted that
Policy PCYFF2 of the LDP stated that proposals would be refused if the
development would have a substantial impact on the health, safety or amenities
of the occupiers of local property. It was highlighted that Policy PCYFF 3 states that proposals
will be approved, including extensions and changes to existing buildings and
structures, if they comply with a number of criteria, including: that the
proposal adds to or enhances the character or appearance of the site, the
building or the area in terms of setting, appearance, scale and height. It was considered that the proposal to extend
the residential property was acceptable in principle and that the layout, form,
materials, scale and design of the extensions would not create incongruous or
dominating structures in this part of the streetscape. In the context of
general and residential amenities, it was noted that residential dwellings and
their private gardens were located to the west (31 Bryn Eithinog)
and to the north (26 Lôn y Bryn), adjacent to the
application site. It was reported that an objection
had been received from the occupier of number 31 Bryn Eithinog
on the following grounds:- ·
Loss of light by creating oppressive structures. ·
Loss of privacy and overlooking into property known
as 31 Bryn Eithinog. ·
Creation of additional traffic. ·
Impairing the area's character. In response to the
objection of loss of privacy and overlooking, it was explained that the
extensions had been designed to avoid any direct overlooking into nearby
property (31 Bryn Eithinog and 26 Lôn
y Bryn in this context), therefore it was considered that the proposal, as
submitted, would not lead to overlooking and loss of privacy to nearby
residents. In response to the
objection of creating additional traffic, it was explained
that the property was already a four-bedroom house and that there was no
proposal to extend the number of bedrooms within the house. Consequently, the Planning Officers did not
anticipate that there would be an increase in traffic entering and exiting the
site. It was
reiterated that the Transportation Unit did not have concerns regarding
road safety or parking requirements and so the proposal was acceptable based on
the requirements of Policy TRA2 and TRA4 of the LDP. In response to the objection of impairing the area's character, it was reported that the nearby area included a varied collection of different types of residential dwellings on the grounds of elevations, scale, form and ... view the full minutes text for item 12. |