Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors
W. Tudor Owen and John Wyn Williams. |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: a) Councillors
Anne Lloyd Jones and Michael Sol Owen declared a personal interest in item 6.1
on the agenda (planning application number C16/0773/14/AM) because they were
members of the Board of Cartrefi Cymunedol
Gwynedd. Councillor Eirwyn Williams declared a personal
interest in item 6.6 on the agenda, (planning application number
C13/1348/35/LL) as he owned a small hotel / B&B - similar to Min y Gaer. 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 declared that they were local members in relation to the
items noted: • Councillor
Endaf Cooke, (a member of this Planning Committee), in relation to item 6.1 on
the agenda, (planning application number C16/0773/14/AM); • Councillor
Roy Owen, (not a member of this Planning Committee), in relation to item 6.1 on
the agenda, (planning application number C16/0773/14/AM); • Councillor
Gwen Griffith, (a member of this Planning Committee), in relation to item 6.2
on the agenda, (planning application number C16/1164/16/MW); • Councillor
R. H. Wyn Williams (not a member of this Planning Committee), in relation to
item 6.5 on the agenda, (planning application number C16/1336/39/LL); The Members
withdrew to the other side of the Chamber during the discussions on the
applications in question and they 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, 19.12.2016, 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 19
December 2016, as a true record. |
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To consider
Head of Regulatory Departments report Additional documents:
Minutes: Submitted
– the report of the Head of Regulatory Department sharing the recommendations
of the Transportation Service to complete a statutory process for loading and
unloading arrangements at the Maes in Caernarfon. The
Head of Regulatory Department suggested that there was insufficient details in
the report for the Committee to reach a final conclusion. It was proposed and seconded to defer the
application in order to receive more details. RESOLVED to defer the application. |
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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. |
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Application No. C16/0773/14/AM Former site of Ysgol yr Hendre, Ffordd Eryri, Caernarfon PDF 194 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 and Councillor Roy Owen Link
to relevant background documents Additional documents: Minutes: 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 The
discussion on the above application was chaired by the Vice-chair. (a)
The
Senior Development Control Officer elaborated on the background of the
application, noting that the application had been deferred at the Committee
meeting held on 26 December 2016, in order to amend the contents of the report
to include Welsh Water's observations. This was an outline application to erect
up to 45 dwellings, including affordable housing on the site of the former Ysgol yr Hendre
site, Caernarfon. Matters such as landscaping,
elevations, plan and scale would be reserved for consideration in a reserved
matters application. The aim was to: -
build
up to 45 dwellings with nearly 50% being affordable housing. Those houses would
include social rented housing provided by a registered social landlord - CCG in
this case; -
A new access would be
created off the unclassified county road (Ffordd Eryri) approximately half way down the the
site; -
Upgrade the existing
access; -
Provide
public amenity spaces, parking spaces partly within the curtilage of the
dwellings and partly outside to provide community parking and general
landscaping. It
was noted that the site was located within an established residential area and
within the Caernarfon development boundary as included in the Gwynedd Unitary
Development Plan (GUDP) measuring approximately 1.4 ha, which now comprised of
vegetation together with the foundations of the former primary school. In the context of relevant planning
considerations, it was reported that the principle of developing this site for
residential dwellings had been based on Policies C1, C3 and CH3 of the GUDP. It
was highlighted that Policy C1 stated that land within town and village
development boundaries and the developed form of rural villages would be the
main focus for new developments. Policy C3 approved proposals that gave
priority, wherever this was feasible, to re-using previously developed land
located within development boundaries provided that the proposal conformed to
all the other relevant policies in the Plan. It was considered
that the proposal complied with relevant policies and also, took into
consideration the observations of the Council's Housing Strategy Unit (Housing
Options Team) that confirmed that the type of housing proposed as part of this
application, addressed the needs of applicants on the Council's common housing
register. In the context of
visual amenities, it was noted that the site was located on the outskirts of
established housing estates of various forms, design, plan and size with a
variety of external materials. It was explained that the site was currently
deteriorating in terms of visual amenities and that approving this application
was likely to be a step towards improving the visual amenities in this part of
the town. It was noted that residential dwellings were located to the north, south and west of the site. Although only indicative plans of the location ... view the full minutes text for item 7. |
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Application No. C16/1164/16/MW Penrhyn Quarry, Bethesda PDF 642 KB Application under the Environment Act 1995 for the
determination of conditions under periodic review - / Permissions Ref:
C96A/0020/16/MW, C08A/0039/16/MW, C12/0874/16/MW, C15/1344/16/MW LOCAL MEMBER: Councillor
Gwen Griffith Additional documents:
Minutes: Application under the Environment
Act 1995 for the determination of conditions under periodic review. Permissions Ref - C96A/0020/16/MW,
C08A/0039/16/MW, C12/0874/16/MW, C15/1344/16/MW Attention
was drawn to the additional observations that had been received. (a)
The
Senior Planning Manager – Minerals and Waste expanded on the background of the
application. It was explained that the quarry was one of the most important
ones in Gwynedd with 300 acres of land located opposite the National Park with
important environmental designations surrounding the site, namely a Special
Area of Conservation and a site of special scientific interest. The need for the Committee to consider two
things was noted; i)
It
was emphasised that this was not an application for planning permission before
the Committee, but an application to review schedules of conditions for four
valid permissions on the site with the aim of merging them under one schedule
of planning conditions. In terms of the procedure with quarries, it was
highlighted that it was the operator's responsibility to create a schedule of
planning conditions for the Council to consider. It was noted that this was
done every 15 years which was an opportunity to review the situation, to get
rid of irrelevant conditions, to review the work and that the site was
restored, to ensure continuity for the work, that it was sustainable as well as
archaeological and environmental considerations. It
was noted that the applicant had submitted a schedule of conditions with the
application and that there was an agreement between the Council and the quarry
that the intention was to raise standards in order to reflect planning needs
and modern environmental needs. It was highlighted that there were numerous issues
to be considered with the application e.g. blasts, noise, dust and impact on
the amenities of local people and that policy C17 of the UDP considered
applications to review mineral planning permissions. The
officer reported that he was satisfied with the application and that a
substantial environmental statement had been submitted with the application
taking into account the site's location and impact on the surrounding area. ii)
Consideration
to divert the public footpath. It was explained that an order approved 15 years
ago for the closure and diversion of a footpath was coming to an end next month
and that the quarry was eager to close the footpath for a further 17 years
considering health and safety matters of the public crossing the footpath's
permissive paths. It was intended to return the footpath in 17 years, but it
was noted that discussions were being held with the company to establish a new
footpath that would link the mountain's open land with Lôn
Las Ogwen. Attention
was drawn to the conditions of detailed plans that had been listed as an
appendix to the report. (b)
The
local member (a member of this Planning Committee) made the following main
points:- - important
to have conditions to protect the site - oldest
and largest quarry in terms of size in Wales - the quarry ... view the full minutes text for item 8. |
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Application No. C16/1269/41/LL Unit 1-2, Parc Amaeth, Llanystumdwy PDF 136 KB Application
for the extension of existing building for storage area LOCAL MEMBER: Councillor
Aled Lloyd Evans Additional documents: Minutes: Application
to extend an existing building in order to provide a storage space (a) The
Development Control Officer elaborated on the background of the application,
noting that it was a full application for the erection of an extension on the
western side of an existing production unit (an amended plan to the one that
had been previously approved - C14/0812/41/AM). The purpose of the new
extension would be to ensure additional space for the fresh meat preparation
service, Bwydlyn, which was part of Harlech Frozen Foods Ltd. It was reported that production
work would continue in the original building while the extension would offer
additional space for processing along with storage space and supporting
facilities. It was
noted that the extension would create an additional 995m2 of surface area by
extending the current building by adhering to similar materials as the original
building with a roof ridge and walls with a green timber profile. The extension
would be two metres lower than the original building, but its surface area
would be larger than the original by 470m2 which would more or less lead to the
surface area of the unit trebling in size. Reference
was made to the relevant policies and specific attention was drawn to policy D8
- expanding current enterprises. Although it appeared to be a relatively large
development, it was noted that the development was totally suitable for the
location and contributed to the business's economic sustainability which was
acceptable in terms of the UDP's relevant policies. It
was noted that no objections had been received to the application. (b) The
Local Member had apologised that he could not be present, but he had wished to
note that he supported the application. RESOLVED to approve the application. 1. Five years. 2. In accordance
with the plans. 3. External colour
to be agreed. 4. Welsh Water
Condition. |
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Application No. C16/1332/38/LL Wanganui, near Pennant, Llanbedrog PDF 170 KB Demolish existing dwelling and erect new replacement
dwelling LOCAL MEMBER: Councillor
Angela Russell Additional documents: Minutes: To demolish existing dwelling and construct a new house in its place (a)
The
Senior Development Control Officer elaborated on the background of the
application, noting the intention to demolish the existing dwelling and
construct a new dwelling house in its place together with associated works. The
site was located within the Llanbedrog development
boundary within the Llŷn and Bardsey Island
Landscape Conservation Area and Landscape of Outstanding Historical Interest.
Access to the site was along a private road off a second class road near the
site. It
was noted that the proposed house would be a two-storey building and located on
the site of the existing house (which was in poor condition at present). The house would have two bedrooms which would
be of a relatively square design in terms of appearance. The external walls
would be finished with timber boarding and the roof would be relatively flat
with a slight dip. There would be two parking spaces within the curtilage of
the property. Attention was drawn to the relevant policies in the report. It
was outlined that the proposal had been submitted as an application to demolish
an existing house and construct a new house; however, it was noted that there
was no specific policy in terms of demolishing and constructing a new house
within development boundaries in the GUDP. It was reiterated that policy C1
stated that 'the main focus for new developments...would be within the
development boundaries of towns and villages' with policy CH4 also relevant
stating that, in principle, proposals for the construction of new dwellings on
unallocated sites that were within village development boundaries would be
approved provided they could conform to all the relevant policies of the Plan
and the relevant criteria. In
the context of visual amenities, the design of the proposed property was modern
and it was acknowledged that there would be a difference of opinion about
modern design. It was considered that the proposal offered a house of size,
scale and form which would, on the whole, be in keeping with the context of the
site. As the majority of windows would
be on the building's southern elevation, it was considered that this would not
have an impact on the general or residential amenities of neighbours and it was
not considered that the proposal was an over-development of the site or would cause significant harm in terms of traffic noise. It was explained that a
public footpath ran near the site and that the Footpaths Unit was eager to
ensure that public footpath number 12 Llanbedrog was
protected during and at the end of the development. As the footpath was located within very close
proximity to the development and that it could be affected by the construction
work, it was noted that it was considered appropriate to impose a condition to
ensure that the footpath was safeguarded.
It was considered that the proposal to build
a new house on the site was acceptable in |
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Application No. C16/1336/39/LL - Anhywel, Lon Pant Morgan, Abersoch PDF 173 KB New two
bedroom dwelling and associated works. LOCAL MEMBER: Councillor
R H Wyn Williams Additional documents: Minutes: Construction of new two bedroomed house with
associated works (a)
The
Development Control Officer elaborated on the background of the application,
noting that it was a full application to construct a modern two-storey house
designed to include two bedrooms, two bathrooms, a study, and a living room /
kitchen. Details of proposed landscaping plans were also submitted along with
details of parking and turning arrangements for two vehicles adjacent to a new
vehicular access. It was reported that a previous application for the
development of a house on this site had been refused in 2013 and furthermore,
an appeal against that decision had been refused. It was explained that the new
plan submitted was significantly different from the previously considered plan. The
proposed house was described as a house with a flat roof with vegetation on it
(a "green" roof) set over two levels. The level of the land on the
roadside would need to be raised in order to create a flat site for parking and
turning. The level of the land at the bottom of the site would need to be
excavated in order to set the building into the slope. Consequently, the roof level at the highest
part of the house would be 0.3m lower than the ridge of the roof of Tŷ Carrog (next door), and
1.2m lower than the ridge of the roof of the plan which had been previously
refused in 2013. The
side walls of the building would be clad with stone whilst the front and back
elevations would be timber clad, with large windows to the sea facing
elevation. It was noted that the Community Council objected
to the application due to an over-development on a small and prominent site as
well as a concern regarding the safety of the access. Although the site was
situated within the AONB, it was also explained that it was an infill site
within the development boundary of Abersoch village
and that the plot was surrounded by other residential developments. Furthermore, it was considered that the
natural materials selected as finishes would suit the landscape in an unobtrusive
way. The AONB Unit was of the opinion that the development would not have an
unacceptable impact on the AONB and, as such, it was considered that the
proposal was in accordance with relevant policies. Having considered all
the relevant planning matters and all the objections received, it was suggested
that all concerns had been resolved and that the plan was now considered
suitable and acceptable for the site and that it complied with the local and
national policies and guidance noted in the report. (b) Taking advantage of the right to speak, an objector to the application
noted the following points:- - despite the
appeal decision, the plan was close to the road once again and it continued to
be a two-storey building; - the development obstructed light from the south and was overlooking Tŷ Carrog - neighbours lost privacy - it would be difficult to plant ... view the full minutes text for item 11. |
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Application No. C16/1348/35/LL Min y Gaer, Criccieth PDF 159 KB Resubmission of previously refused application under
C16/0711/35/LL for the change of use to house in multiple occupation. LOCAL MEMBER: Councillor
Eirwyn Williams Additional documents: Minutes: Re-submission of an application refused under
C16/0711/35/LL for change of use into accommodation in multiple occupation (a) The Senior Development Control Officer
elaborated on the background of the application, noting that the application
involved changing the use of an existing guest house into a ten bedroom
accommodation in multiple occupation. The property was
described as a semi-detached building located within the boundaries of
Criccieth, and it had been used until recently as a 10 bedroom guest house. It
was noted that self-contained flats were also located on the basement floor and
that there was no intention to undertake any external changes to the building. It
was reported that the previous application under C16/0711/35/LL had been
refused as no sufficient evidence had been submitted as part of the application
that showed that the property had been marketed unsuccessfully for a reasonable
and fair price as holiday accommodation for a continuous period of 12 months. Attention
was drawn to the relevant policies in the report and specific reference was
made to policy CH11 of the Gwynedd Unitary Development Plan which related to
the conversion of buildings within the development boundaries of local centres
and villages and for residential use; it approved proposals provided they could
conform to criteria relating to local need, impact on holiday accommodation and
community services and occupancy of the dwelling. It
was highlighted that objections had been received that referred to the impact
of the change of use on the amenities of the area and neighbouring residents
compared to the existing use. In response, although the nature of the
building's use would be different (as full-time permanent use rather than
holiday use); it was not considered that the proposed use as accommodation in
multiple occupation would be likely to lead to more intensive use than the
holiday use; as there was current potential for every room to be occupied at
all times from people on their holidays. It
was reiterated that there were six current parking spaces in front of the
building; and it was considered due to the nature of the multiple-occupation
accommodation that was the subject of the application; the proximity of the
site to the centre of the village and public car parks; that this provision was
sufficient. It
was not considered that the proposal was contrary to any relevant policies, and
that sufficient information had been submitted with the application to show
that the property had been marketed for a sufficient period to comply with the
requirements of policy CH11 of the GUDP. (b)
Taking advantage of the right to speak, the applicant noted the
following points:- -
no changes would be made to the building's use -
the aim was to prepare a home for staff / nurses of the nearby Care Home
by offering them a suitable place to live under the same roof -
no more people would stay
in the building than what was already permitted - the situation was no different to the current situation in terms of privacy ... view the full minutes text for item 12. |
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Application No. C16/1501/40/LL Land by The Warehouse, Ystâd Ddiwydiannol Y Ffor, Y Ffor PDF 137 KB Installation
of a 17.5 meter high monopole mast along with the installation of associated
equipment including 3 antennas, 3 equipment cabins and 1 meter cabin LOCAL MEMBER: Councillor
Peter Read Additional documents: Minutes: To install a 17.5
metre high monopole mast and install associated equipment including three
antennas, three equipment cabinets and one measuring cabinet (a) The Development Control Officer
elaborated on the background of the application, noting that this was an
application to to
install a 17.5m telecommunications tower with three antennas on top of it,
three equipment cabinets, one measuring cabinet and an associated development
on the ground which included the erection of a 2.1m high fence to surround the
equipment. The tower would be of galvanized steel - a slim and simple structure
which was unlikely to have an obvious long term impact on the visual amenities
of the local area. It was noted that the cabins would be of various sizes and
of green colour. It
was noted that the site was located to the rear of an industrial unit on an
industrial estate on the outskirts of the village of Y Ffôr.
It was noted that no objections had been received. Reference
was made to policy CH20 - Telecommunications equipment in the report and in the
context of visual amenities, with this type of development, it was noted that
it was inevitable that the proposed structure would be partly visible from
public places due to the need for it to be in a fairly open location to ensure
that it would work to its full capacity. However, in this case, it was
considered that the location was suitable for the proposal and that some other
electricity / phone poles were present in the vicinity. Having considered all the relevant
planning matters including the local and national policies and guidance, it was
suggested that the proposal to erect a telecommunications mast was acceptable
and that it complied with the requirements of the relevant policies as noted in
the report. (b)
It was proposed and seconded to approve
the application. c)
During
the ensuing discussion, the following points were highlighted by individual
Members: -
consideration
had to be given to having too many masts / poles in one area -
a
necessary resource for mobile phones (ch) In response to a
question regarding a future application by the Home Office in terms of
installing telecommunication towers for services, it was suggested that it
would be possible to recommend that towers jointly connected with all mobile
phone companies. RESOLVED to approve the application. Conditions 1. Time 2. Compliance with plans 3.
Remove the mast and associated equipment and restore the land if the use has
terminated. 4. Mast to be of a galvanised finish. 5. Cabinets and fence to be a green colour. |