Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Glynda O'Brien 01341 424301
No. | Item |
---|---|
APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies were received from Councillors June Marshall, Tudor Owen, Gruffydd Williams, Aled Evans
(Local Member), Sian Wyn Hughes (Substitute) and Councillor Gwen Griffith (for
the Site Visit held before the main meeting).
|
|
DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a)
The
following members declared a personal interest for the reasons noted: ·
Councillors
Stephen Churchman, Anne Lloyd-Jones, Michael Sol Owen and John Wyn Williams in
items 5.1 and 5.3 on the agenda (planning application numbers C16/1021/08/LL; C16/0773/14/AM) because they
were members of the Board of Cartrefi Cymunedol Gwynedd. ·
Councillor
Dyfrig Wynn Jones, in items 5.4 and 5.5 (planning applications numbers
C16/090/33/LL; C16/1239/41/LL) because his wife's family ran a caravan park on
the Lleyn Peninsula. Members
were of the opinion that it was a prejudicial interest, and they withdrew from
the Chamber during the discussion on the application. (b) The following members expressed that they
were local members in relation to the items noted: ·
Councillor
Gareth Thomas (not a member of this Planning Committee), in relation to item
5.1 on the agenda, (planning application number C16/1021/08/LL); ·
Councillor
Endaf Cooke (a member of this Planning Committee) in relation to item 5.3 on
the agenda (planning application number C16/0773/14/AM); ·
Councillor
Eric M. Jones (a member of this Planning Committee), in item 5.8 on the agenda
(planning application number
C16/1353/17/HT); ·
Councillor
John Wyn Williams (a member of this Planning Committee), in item 5.9 on the
agenda, (planning application number C16/1367/25/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. |
|
URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: Minutes: No urgent
items noted. |
|
The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 28 November 2016, be signed as a true record. Additional documents: Minutes: The Chair signed the
minutes of the previous meeting of this committee held on 28 November 2016 as a
true record. |
|
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 |
|
Application No. C16/1021/08/LL - Meusydd Llydain, Bryniau Hendre, Penrhyndeudraeth PDF 291 KB Amended application
to C16/0314/08/LL for the erection
of 9 houses to include 3 open market houses
and 6 affordable dwellings together with drainage works,
ground works and formation of accesses. LOCAL MEMBER: Councillor
Gareth Thomas Link to relevant background documents Additional documents: Minutes: Since the Chair had
expressed an interest in this application, Councillor Elwyn Edwards, the
Vice-chair of the Committee, took the chair.
Revised application of C16/0314/08/LL to erect nine
houses to include three houses on the open market and six affordable houses
together with drainage, landscaping work and creation of accesses. (a) The Development Control
Manager elaborated on the background of the application, noting that the
application had been deferred at the Committee meeting on 28 November 2016 in
order to hold a site visit and receive further information regarding the layout
of the houses and the type of houses needed in the area. Some members had visited the site prior to
the main meeting. The application was for the erection of nine new
houses, including three open market houses and six affordable houses, along
with drainage work, landscaping work and creation of accesses. Attention was drawn to the fact that the
application had been amended since the original application by re-designing the
access arrangement to the three open market houses. The amendments to the accesses were
undertaken as a result of discussions with the Transportation Unit as they
suggested that more parking and turning space should be available within the
housing sites. Some work to widen the road would be undertaken along the
adjacent unclassified road in order to facilitate vehicular movements along
this road while a new pavement would be provided along the front of the open
market houses. Reference was made to the relevant policies and the
responses to the public consultations within the report, as well as to the
additional observations form. It was confirmed that the principle of the proposal
was acceptable on the site and that officers did not object in terms of the
impact on visual or residential amenities.
In terms of transportation and access matters, a number of objections
and concerns had been received relating to the adjacent road and the
development's impact on road safety and movements along it. It was acknowledged that the road was narrow;
however, there was a need to keep in mind that improvements were being proposed
as part of the application and also that a section of the site had been used in
the past as commercial print-works with the likelihood of similar work
recommencing on the site without the need for planning permission, and
possibly, with much more traffic coming and going to and from the site. The officers did not have any objection in relation
to biodiversity or trees. In terms of affordable housing matters, it was noted that the development in its entirety showed that an affordable provision was being proposed as part of the application; namely six affordable units of the nine houses being proposed. From the response received from the Housing Strategic Unit, it was noted that there was an acknowledged need for the affordable units. The application had been refused previously in order to receive more information about the arrangements for the layout of the Cartrefi Cymunedol Gwynedd houses as they ... view the full minutes text for item 5.1 |
|
Application No. C16/0677/11/LL - 146-152 High Street, Bangor PDF 268 KB Erection of a 4 storey building to provide two shops
and 15 living units for students LOCAL MEMBER: Councillor
David Gwynfor Edwards Link to relevant background documents Additional documents: Minutes: Erection
of four-storey building to provide two shops and 15 living units for students. (a) The Development Control Manager
expanded on the background of the application noting that the site formed part
of the curtilage of Varsity public house and was being currently used as a beer
garden. It was located on a section of
Bangor High Street, between a public house and a snooker hall. Reference
was made to the relevant policies and the responses to the public consultations
within the report. It
was noted that the site was within the City's development boundary and was
quite prominent on the High Street. It
was acknowledged that some people were concerned about the number of private
purposefully built accommodation in the Bangor area and the suggestion that a
number of the rooms available were standing empty. However, considering the figures available,
it appeared that a relatively low percentage of the provision available was
being met by this type of units at present.
It was not considered reasonable to refuse the proposal based on the
lack of need for this type of accommodation.
Attention
was drawn to the fact that the proposal involved the provision of two
(relatively small) commercial units on the ground floor of the building. The development would appear natural in
terms of its location on the High Street.
It was considered that the development was acceptable as a whole and
reflected the pattern of the street-scene in an acceptable way. Several
objections were received to the original proposal based on the two-storey unit
to the rear of the site; however, this building had now been withdrawn from the
application. It was considered that the
amended plans had responded to the objections in a satisfactory way by ensuring
sufficient distance between the rear of the Lôn Bopty houses and the new development. It was not considered that the proposal would
have a negative impact in terms of general and residential amenities due to the
nature of the current use of the site and its surrounding area. After
giving full consideration to all relevant planning matters, including the
letters of objection and the observations received, it was considered that the
proposal was acceptable and complied with local and national policies and
guidance. (b) It was proposed and
seconded to approve the application. (c) During the ensuing
discussion the following points were highlighted by individual Members: ·
That
the application was completely suitable for the site and that there were no
other planning grounds for refusal. ·
Discontent
regarding the phrasing of the Joint Policy Unit in paragraph 5.19 namely
"that there is a relatively low percentage of Welsh speakers in
Bangor..." It was felt that the wording gave a misrepresentation of Bangor
and although the percentage was low in comparison with the rest of Gwynedd, the
number of Welsh speakers was relatively high in comparison with the rest of
Wales. · Although an application for retail units had been submitted, there was concern that the units would be used as offices for ... view the full minutes text for item 5.2 |
|
Application No. C16/0773/14/AM - Former Ysgol yr Hendre Site, Eryri Road, Caernarfon PDF 197 KB Residential development
up to 45 dwellings (including affordable dwellings) together with creating a new access, improving
the existing access, provide public open spaces, car parking and landscaping LOCAL MEMBERS: Councillor
Endaf Cooke Councillor
W. Roy Owen Link to relevant background documents Additional documents: Minutes: Since the Chair had expressed
an interest in this application, Councillor Elwyn Edwards, the Vice-chair of
the Committee, took the chair. Residential
development for up to 45 dwellings (including affordable housing) together with
the creation of a new access, upgrading the existing access, provision of
public amenity spaces, parking spaces and landscaping (a)
The
Senior Development Control Officer reported that the Department had received
late observations from Welsh Water which meant that they would undertake
improvements to the water treatment works to create additional capacity to cope
with the foul water deriving from the application site. Consequently, the Committee was asked to
defer the item until January so that the content of the report could be
amended. Resolved: To defer the
application. |
|
Application No. C16/1090/33/LL - Plas Yng Ngheidio, Boduan PDF 252 KB Increase number
of touring units from 11 approved to 19 (8 additional) and erect wash house LOCAL MEMBER: Councillor
Anwen J. Davies Additional documents: Minutes: Increasing the number
of touring units from the 11 that were approved to 19 (eight more) and erect a
washing facility (a)
The
Development Control Manager elaborated on the background of the application and
noted that the proposal intended to increase the number of touring caravans
from 11 to 19, namely an additional eight, on an existing caravan park, along
with the erection of a washing facility, new play area and fencing a section of
the field. The
Committee was reminded that it had visited the site in 2015. Reference was made to the relevant policies
together with the responses received to the public consultations. No objection had been received from the
Transportation Unit or Biodiversity Unit.
One letter of objection had been received based on water supply as the
application property and the objector's property shared a single water
pipe. By now, it was understood that
Welsh Water stated that there was no further objection, subject to plans afoot
to resolve the problem by supplying water from another direction. It was noted that it would be appropriate to
include an additional condition regarding water supply that would state that
the matter would have to be resolved to the satisfaction of the Planning
Department before the new units entered the site. To
close, it was noted that the proposal was acceptable and that no other
objection stated otherwise and it was recommended to approve the application
subject to the conditions noted in the report. Resolved: To approve subject to the
following conditions: 1. Commencement within
five years. 2. In accordance with
plans. 3. Number of units on site at any one time to be restricted
to 19 touring caravans and two pods. 4. Restricted to holiday season 5. Holiday units only and a register
must be kept 6. No caravans to be stored on the land 7. Landscaping 8. Maintain the landscaping whilst the
caravan use exists 9. External walls of the washing
facility to be in-keeping 10. The roof of the washing facility to be
in-keeping. 11. Need
to connect to the main water pipe before the development permitted is used for
the first time. 12. That
the problem regarding the water supply is to be resolved to the satisfaction of
the Planning Department before the units enter the site. |
|
Application No. C16/1239/41/LL - Swn y Don, Afonwen, Chwilog, Pwllheli PDF 163 KB Amended
application to that refused under C16/0407/41/LL for the siting of 17 new touring units,
relocation of 2 existing static units, erection
of toiled block and the siting of septic tank and provision
of passing bays. LOCAL MEMBER: Councillor
Aled Lloyd Evans Link to relevant background documents Additional documents: Minutes: Amendment
to an application refused under C16/0407/41/LL to create a new 17 unit touring
caravan site, erection of toilet block and installation of septic tank and
provision of passing places. (a)
The Development Control Officer elaborated on
the background of the application, noting that it was a full application to
create a touring caravan site for 17 touring caravans and erect a single storey
building to include toilets/washing facilities, to move two static caravans
from their existing locations to a new location and create three passing places
within the road verges leading to the site. Reference was made to the
relevant policies and the responses to the public consultations within the
report. In terms of visual
amenities, general and residential amenities, it was noted that the site was
not within any formal landscape designation, although the site was in a
relatively open location and close to the coast. It is not believed that there
would be any detrimental impact on the general or residential amenities of the
area; therefore, it would not be unacceptable in terms of the relevant
requirements of policy B23. In the context of transport
and access matters, it was noted that the narrow, sub-standard, unclassified
road leads off the adjacent highway and the Transportation Unit objected to the
previous application due to
concern regarding the standard and narrowness of the access off the highway. It
was noted that the application now showed a proposal to provide passing places
dispersed along the road and thus the application was acceptable by the Transportation
Unit subject to an agreement between the Unit and the applicant to undertake
the work prior to the commencement of any development. After considering all
relevant planning matters, it was considered that the proposal was acceptable based on matters noted in the
report and compliance with the requirements of relevant policies. It was recommended to approve the
application. (b) Taking advantage of the opportunity to
speak, the applicant asked the Committee to support his application in order to
sustain the family and to enable them to stay in the locality in the future.
Promoting the Welsh language was important to them as a family and assurance
was given that the signage in the site was bilingual. (c) It was proposed and seconded to approve the
application. Resolved: To approve the application subject to the
following conditions: 1. Time 2. Compliance with
plans 3. Materials 4. Landscaping 5. Highways 6. Control the use of
the site as a touring site / layout / season / no storing. |
|
Application No. C16/1240/41/LL - Old Capel Moriah Site, Llanystumdwy PDF 168 KB Application for
the erection of a porch on the existing property and erection
of a garage with games room above. LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: Application for the erection of a porch on the existing
dwelling and erection of a garage with games room above (a)
The Senior Development Control Officer
elaborated on the background of the application and noted that the application
involved the erection of a porch on the existing dwelling, along with the
erection of a separate garage with a sports room above within the
curtilage. It was noted that property
was located within a Conservation Area in the middle of the village of Llanystumdwy near Afon Dwyfor and a Grade II listed bridge was located to the
east. Attention was drawn to all
policies, and the responses to the public consultations had been noted in the
report. In terms of designs, it was
noted that the current property was a striking building with a relatively steep
gradient to the roof. Planning officers
were of the opinion that the gradient of the garage's roof was in keeping with
the existing property, along with the external materials. In terms of visual amenities, although the
garage was substantial in terms of size and height, it would not appear
oppressive in comparison with the existing residential property. It was
considered that changing the size and design of the garage to make it smaller
with a different roof pitch would cause a greater visual impact as it would
conflict with the specific design of the existing property. It was not considered that the proposal was
likely to have an unacceptable detrimental impact on the amenities of the local
area. Attention was drawn to the fact that the site
was within a flood zone but that
it was possible to manage the risk of flooding in an
acceptable way. It was explained further that the development was below the level of the road and a sufficient distance from the nearby residential units and therefore,
it was not considered that it would
affect them. Late concerns and objections
had been received and attention was drawn to them as noted
on the late observations form. They mainly related
to the height and the size of the garage, the impact on the Grade
II listed bridge, the impact on road
safety and the access from the highway and down the access track. Assurance was given that all above-mentioned matters had been considered and assessed carefully,
along with confirmation from the officers of the Transportation
Unit that they did not object in terms
of road safety and that it
complied with the appropriate policies. In addition, the Conservation Officer did not have any objection.
Therefore, it was considered that the proposed development complied with all relevant policies and the recommendation of the Planning officers was to approve subject to the seven conditions noted in the report. (b) The objector noted, as the order of the agenda had been amended, that he had not been given time to provide his observations as he had not received the information in ... view the full minutes text for item 5.6 |
|
Application No. C16/1306/11/LL - 205-207 High Street, Bangor PDF 142 KB Change of use
of the offices on the first, second and
third floors to provide 7 living units LOCAL MEMBER: Councillor
David Gwynfor Edwards Link to relevant background documents Additional documents: Minutes: Change of use from
offices on the first, second and third floors in order to provide seven living
units. (a)
The
Development Control Manager elaborated on the background of the application and
noted that this was an application to change the use of offices located on the
first, second and third floors in order to create seven self-contained flats
and a shop on the ground floor. The
building stood at the end of a terrace that formed a part of Bangor High
Street, with the side elevation facing a sitting area in front of the
Cathedral. It was noted that the
building was characteristic due to its location and form "on a
corner". Reference
was made to the relevant policies together with the responses received to the public
consultations. It
was explained that the proposal was to create living units, but not units for
students, and reference was made to policy C15 which permitted applications for
the conversion of floors above shops and commercial units into flats. It was not considered that the external
changes would harm the existing building nor the setting of the conservation
area, nor that of the adjacent listed buildings either. It was considered that ensuring a new use
for the building would make a positive contribution to the appearance and
character of the building and its surrounding area. After
giving full consideration to all relevant planning matters, and the observations
received, it was recommended to approve the application subject to the
conditions noted in the report. (b)
The
following points were noted in favour of the recommendation: ·
The
application was welcomed in light of the fact that the old building had
deteriorated and that it was an important part of the street-scene. ·
The
proposal of such units for the people of Bangor was welcomed. (c)
It
was proposed and seconded to approve the application. Resolved: To approve the application subject to
the following conditions: 1. Time 2. In accordance with
the plans 3. Materials |
|
Installation of an 18m lattice tower supporting 3 antenna's 1 transmission dish, 2 equipment cabinets, 1 meter cabinet and ancillary development
including a 2.1m high fence. LOCAL MEMBER: Councillor
Eric M. Jones Link to relevant background documents Additional documents: Minutes: Erection
of an 18m lattice tower with three antenna, one communications satellite on top
and two equipment cabinets, one measuring cabinet and associated development
comprising a 2.1m high fence. (a) The Senior Development
Control Officer elaborated on the background of the application and noted that
the site was located on the outskirts of the village of Groeslon,
within a site that had been established as a coal/builders yard for many
years. Reference
was made to the relevant policies and the responses to the public consultations
within the report, along with the late observations noted on the additional
observations form. It
was considered that the principle of the proposed development was acceptable as
it made good use of a section of the site that had already been developed and
that it complied, consequently, with the general requirements of policy C3. Attention
was drawn to policy CH20 along with the four specific criteria attached to the policy, noting that the proposal was
acceptable and complied with the requirements.
In terms of visual amenities, it was noted that it would be inevitable
that the proposed structure would be partially visible from public viewpoints
as it needed to be in a relatively open location to ensure that it would work
to its full capacity. It
was not considered that the proposal would cause significant harm in terms of
noise and it was believed that the site, away from residential houses and
within a previously developed site, was a suitable location for this type of
development. It was recommended to be
approved with relevant conditions. (b) The local member (a member
of this Planning Committee) expressed his support to the proposal and he was of
the opinion that the location was suitable.
It was noted further that the Community Council was supportive. (c) It was proposed and
seconded to approve the application. (ch)
In response to a Member's enquiry, the Development Control Manager explained
that the purpose of the mast was for mobile phones, the emergency services, and
to fill any gaps in the communications network. Resolved: To approve the
application subject to the following conditions: 1. Time 2. Compliance with
plans 3. Remove the mast and associated
equipment and restore the land if the use is terminated. 4. Condition regarding the colour of the mast and the
antenna/satellite 5. Condition regarding the colour of the cabinet and the
fence |
|
Application No. C16/1367/25/LL - Woodlands House, Parc Menai, Bangor PDF 168 KB Erection of a 4 storey side extension,
side and rear extension to the basement level and construction of a new car park LOCAL MEMBER: Councillor
John Wyn Williams Additional documents: Minutes: Erection of a four-storey
side extension, side and rear extension to the basement level and construction
of a new car park. (a) The Senior Development
Control Manager elaborated on the background of the application and noted that
the proposal was for the extension of the existing building in order to provide
a warehouse, expand the existing offices, create meeting facilities and an
equipment room so that the current business can expand on the site rather than
relocate. It was noted that the site
of the application had been denoted within the Gwynedd Unitary Development Plan
(GUDP) as an Employment Protection Site and within a Landscape Conservation
Area and Registered Historic Landscape. Reference
was made to the relevant policies together with the responses received to the public
consultations. It
was considered that the proposal was acceptable in principle, subject to compliance
with relevant policies. Attention
was drawn to the fact that the site was located on land that was lower than the
nearby builders’ merchants, the
estate roads and the Bookpeople site nearby. The northern side extension and the rear
extension was a reflection of the existing building. Nevertheless, attention
was drawn to the fact that the southern side extension would be of a modern
design with use being made of glass, a flat roof and a small equipment room on top.
A
landscaping and replanting plan had been submitted with the application in order
to reduce the proposal's impact
and to mitigate the loss of trees. This
was essential in order to ensure
that neither the new extension nor the existing building would have an unacceptable
impact on the local landscape or on the appearance of the business park. In
terms of general and residential amenities, the closest residential dwelling was
located approximately 100m to the east with a coppice and builders merchants
building located between them. It was not believed that the proposal would
create a substantial increase in transportation / movements in and out of the
site that would have a detrimental impact on the residential amenities of the
property. Planning
officers were of the opinion that the proposal was acceptable based on the requirements
of relevant policies and it was recommended to approve the application subject
to relevant conditions. (b) The Local Member (a member
of this Planning Committee) expressed support to the application specifically
due to its importance in creating local jobs.
(c) It was proposed and
seconded to approve the application. Resolved: To approve
the application subject to the following conditions: 1. Time 2. In accordance with
the conditions. 3. Materials 4. Biodiversity conditions - complete the work in accordance with the ecological
report, tree report, and the tree planting scheme. 5. Completion of new car park prior
to using the extension. |