Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
No. | Item |
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Councillors Endaf Cooke,
June Marshall and John Wyn Williams |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Additional documents: Minutes: (a) Councillor Dyfrig Jones declared a personal interest in item 5.6 on the
agenda, (planning application number C16/1686/46/LL) as family members ran a
caravan park in Llangwnnadl Councillor Hefin Williams declared a personal interest in
relation to item 5.10 on the agenda (planning application number
C17/0094/40/AM) because of a business contact 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 stated that they were local members in relation to the items
noted: ·
Councillor R. H. Wyn Williams (not a member of this
Planning Committee) in item 5.1 on the agenda (planning application number
C14/0215/39/LL); ·
Councillor Aled Lloyd Evans (not a member of this
Planning Committee) in relation to item 5.2 on the agenda (planning application
number C16/1154/41/LL); ·
Councillor John Wynn Jones (not a member of this
Planning Committee) in relation to item 5.4 on the agenda (planning application
number C16/1656/11/LL); ·
Councillor Eirwyn Williams (a member of this
Planning Committee) in relation to item 5.5 on the agenda (planning application
number C16/1684/35/LL); ·
Councillor Simon Glyn (a member of this Planning
Committee) in relation to item 5.6 on the agenda (planning application number
C16/1686/46LL); ·
Councillor Jason Humphreys (not a member of this
Planning Committee) in relation to item 5.7 on the agenda, (planning
application number C17/0005/44/LL); ·
Councillor Gruffydd Williams (a member of this
Planning Committee) in relation to item 5.8 on the agenda (planning application
number C17/0015/42/LL); ·
Councillor Anwen J. Davies (not a member of this
Planning Committee) in relation to item 5.10 on the agenda (planning
application number C17/1154/41/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: |
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The
Chairman shall propose that the minutes of the previous meeting of this
committee, held on, 13.3.2017, be signed as a true record. Additional documents: Minutes: The Chair signed
the minutes of the previous meeting of this committee, held on 13 March 2017,
as a true record. |
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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. C16/0638/39/LL - Cilfan, Lon Gwydryn, Abersoch PDF 176 KB Revised design to extension approved by
consent number C14/0215/39/LL LOCAL MEMBER: Councillor
R.H. Wyn Williams Link
to relevant background documents Additional documents: Minutes: Application number C16/0638/39/LL - Cilfan, Lôn
Gwydryn, Abersoch An amended design
for an extension approved by planning permission number C14/0215/39/LL (a) The Planning Manager expanded on the background to the application, noting
that in the meeting of the Planning Committee dated 07 November 2016 it was
resolved to defer considering the application in order to resolve
inconsistencies between the plans submitted for consideration and the building
being constructed on the site. Following a complaint received about the
development in which it was stated that the height of the side extension was
higher than the approved plan, an Enforcement Officer visited the site to
discuss the issue with the applicant and a part-retrospective application was
received (amended plan 13 February 2017). It was explained that the planning
permission was given under reference C14//0215/39/LL. It was noted that the active planning permission that existed for the site
was an important planning consideration when considering the exiting
application. It was highlighted that the Council had already approved a similar
development on the site and it was not considered that the difference to the
design was sufficient to justify refusing the application. The proposal did not
significantly impair the area’s visual amenities or those of the nearby
residents. It also conformed to all the policies noted in the report. (b) Taking advantage of the right to speak, an objector noted the following
main points:- ·
That he
objected on the basis of reduced amenities ·
That the
development was a very restricted one ·
That the
amended plans were misleading with regard to impact ·
A wall within
the amended plans was higher than the original wall which would be double the
size and have a substantial / oppressive impact on the amenities of nearby
residents ·
There would be a substantial reduction in natural light
and heat into nearby houses ·
The visual
impact would be dreadful and detrimental (c) Taking advantage of the right to speak, the applicant noted the
following main points: · That he was satisfied with the content of the report and accepted the
conditions · That the building would look acceptable once completed · That he looked forward to settling down in Abersoch with family close by · He ensured that the amendments to the plans would not affect the neighbours
in any way · There would be no overlooking as there was no east-facing window · That an application had been submitted for a balcony as the garden was
small · That the conservatory had been moved approximately one foot as it was too
close to the boundary because it was not possible to walk to the rear of the
house · That he thanked the officers for their guidance (ch) The
following main points were made by the local member who supported the
application (not a member of this Planning Committee): ·
That the principle
of the development was acceptable · That he welcomed the consideration of the Well-being Act · That the AONB Officer supported the application · That this committee had approved previous applications. · That the wall was included in the original ... view the full minutes text for item 6. |
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Application No. C16/1154/41/LL - Penarth Fawr, Chwilog, Pwllheli PDF 182 KB Amended design to that refused under C16/0705/41/LL to convert the
outbuilding to an affordable 4 bedroom dwelling. LOCAL MEMBER: Councillor Aled Lloyd Evans Additional documents: Minutes: An amended design to the
one refused under C16/0705/41/LL to convert an outbuilding into a four bedroom
affordable house. Some members of the Committee had visited the site
before the meeting. Attention was drawn to the additional observations
that had been received (a) The Planning Manager elaborated on the background of the application and
noted that this was a resubmission of a previous application which had been
refused under delegated rights. It was highlighted that this was a full
planning application to convert existing outbuildings from agricultural/storage
use to residential use. It was also noted that the application had been
postponed until November 2016 because the applicant wanted to weigh up the
situation following the publication of the report. The application had been amended
since its original submission and the plans now show an intention to convert
part of the buildings into a house which would comprise three bedrooms,
kitchen/dining room, lounge and bathroom. The proposal originally indicated
that part of the existing building would be demolished and reconstructed
leaving a space between the dwelling and the outbuilding. This had now been
changed to include a garage and new storage area attached to the house. The
application was submitted to the Planning Committee at the Local Member’s
request as he was of the opinion that the building was suitable for conversion
to an affordable house for a young local family and that there was a shortage
of such housing in the area. Reference was made
to the relevant policies (specifically C4 and CH12) and also to the responses
received during the consultation period. It was explained that Policy C4 of the
Gwynedd Unitary Development Plan approved plans to adapt buildings for re-use
subject to compliance with criteria, which included ensuring that the building
was of permanent construction and was structurally sound and that it could be
converted without major reconstruction work. It was noted that walls on the
site had been built at different times; and that a structural survey was
submitted with the application. It was highlighted that the report confirmed
the need to demolish some buildings entirely as they were in poor condition and
that other buildings needed local demolition and reconstruction work as well as
some smartening. As a result, it
was considered that the proposal neither complied with the requirements of
policy C4 in the form it had been submitted nor did it comply with the
requirements of the SPG 'Conversion of buildings in open countryside and rural
villages' as none of the buildings that were included in the application were
suitable to be converted. In terms of establishing
the principle, it was also required that the proposal be considered in
accordance with policy CH12 of the Gwynedd Unitary Development Plan. The key
part of the policy stated: "in rural villages and in the countryside
conversions of buildings for residential use will not be permitted unless it is
proven first that a suitable economic use cannot be secured for the
building..." Only if there is compliance ... view the full minutes text for item 7. |
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Application No. C16/1450/03/HT - Tir ger Y Ddol, Tanygrisiau, Blaenau Ffestiniog PDF 170 KB Installation of a 20m high monopole
supporting 3 antennas and 1 transmission dish with 3 equipment cabinets, 1
meter cabinet within a surrounding 2m high palisade fence. LOCAL MEMBER: Councillor Annwen Daniels Additional documents: Minutes: Erection of pole with three
antenna, a total height of 20m, installation of one communications satellite
together with three equipment cabinets, with one cabinet to include a meter
with a surrounding 2m high fence Attention was drawn
to the additional observations that had been received a)
The Development Control Manager elaborated on the
background of the application and that the intention was for the mast to be in
a dull olive colour rather than brown olive as noted in the report - the
intention was for the cabinet to be green.
It was noted that
the site was located on the outskirts of the village of Tanygrisiau, within a
site used for parking / recycling bins. A number of responses had been received
from the public on issues involving the effects of rays, proximity to houses
and the primary school, and that the development was unnecessary, and the
visual impact it would have on the area. It was highlighted
that the main material planning considerations were the visual impact and the
impact on health. It was explained, with this type of development, that the
proposed structure would be partly visible from public places as it would need
to be in a fairly open location to ensure that it would work to its full
capacity. Nevertheless, the Local
Planning Authority had some concern regarding the visual impact of the
development, especially from the direction of Tanygrisiau; but considering that
Snowdonia National Park did not object to the proposal, and considering the
contents of the Visual Impact Assessment on the Landscape, it was considered
that the impact would not be significant in this instance. It was noted that
the finish of the mast was acceptable because of the nature of the land that
formed the backdrop to this development, and it was considered that, with this
finish, it would blend in better. A document was
submitted as part of the application which confirmed that the development had
been certified as being in compliance with ICNIRP guidelines, which are the
standard guidelines for assessing impact on health. Although concerns raised
were acknowledged within the consultation period, this proposal was not
considered to be contrary to national policies or the Unitary Plan and there
was no need for further information to assess the possible impact of the
development. Having considered
the above and all the relevant planning matters, including local and national
policies and guidances, the proposal was considered to be acceptable and in
keeping with the requirements of the relevant policies. b)
The local member (not a member of this Planning
Committee), supported the application c)
Taking advantage of the right to speak, the
applicant noted the following main points:- ·
That 3G and 4G service in this area was very poor ·
That residents and businesses were not receiving signal
inside their houses / businesses ·
That many now depended on their mobile phones for
internet access ·
It would not be effective were it to be installed below
the treeline · That no convincing evidence existed ... view the full minutes text for item 8. |
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Application No.C16/1656/11/LL - Plot 1, Euston Road, Bangor PDF 198 KB Amended application for the erection of a new building to
provide 48 living units for students LOCAL MEMBER: Councillor
John Wynn Jones Additional documents: Minutes: Amended application to erect a new
building in order to provide 48 living units for students Attention was
drawn to the additional observations that had been received (a) The Planning Manager elaborated on the background to the application,
noting that this was a full application to construct a new building in order to
provide 48 living units with 57 bed spaces for students. The units would provide
45 self-contained studio units and three cluster living units each with four
bedrooms each and one communal kitchen and lounge. The proposal involved erecting a three-storey building
opposite houses 1-10 on Euston Road which would step down in keeping with the
Euston Road slope to a four-storey section opposite the gable ends of the
houses of Ffordd Denman, close to Bangor City centre and within the development
boundary. The Railway Club building which previously stood on the site had been
demolished and cleared through a previous permission (on appeal) in order to
erect a three-storey building to create a total of 27 flats with 39 student bed
spaces. Subsequently, permission was granted to amend this permission by
amending the internal layout of the building to provide 29 units with 47 bed
spaces; the proposal in question involved 48 units
(57 bed spaces); an increase, therefore, of 10 bed spaces. Consequently, there
was a need to weigh up the material considerations when determining whether the
principle of the proposed development in this particular location was
acceptable or not. In the context of general and residential amenities, it
was noted that the design and size of the building had changed since the
previous permissions. It was explained
that the building would continue to step down the Euston Road, in accordance
with the existing permission; that the height of the ridge would be lower than
that of the houses located opposite (numbers 1-10 Euston Road) and would be in
keeping with the houses that directly abut it (11 and 12 Euston Road). The
design and materials would be in keeping with the traditional design of the
houses in the area. It would look like a development of a residential
terrace/flats in terms of its size, form and design. With an increase
of 10 additional bed spaces, it was not considered that this would
significantly harm the residential amenities of nearby residents with regard to
noise or disturbance. A students' management plan was received as part of the
application in order to show management of the students and to ensure that the
development would not have a detrimental impact on the surrounding area. It was considered reasonable to impose a condition to
ensure that the building be managed in accordance with the submitted plans. Although the
concern raised by objectors was acknowledged, the plan was not considered to be
an over-development of the site. It was considered that the proposal was
acceptable and complied with local and national policies and guidance. (b) The following main points were made by the local member (not a member of this ... view the full minutes text for item 9. |
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Application No. C16/1684/35/LL - White House, Radcliffe Road, Criccieth PDF 330 KB Application for the erection of 5 houses
including one affordable. LOCAL MEMBER: Councillor
Eirwyn Williams Additional documents: Minutes: Application for the erection of five houses including one affordable
house Attention was drawn to the additional
observations that had been received a) The Development Control Manager elaborated on the background of the
application and noted that it was a full application to construct five
two-storey houses on a plot of land at the rear of an existing dwelling located
off the unclassified Ty’n Llan Road in Cricieth. An outline application for the
proposal had previously been approved. It was noted that the land formed part
of the White House's substantial gardens and, at one time, a tennis court. The proposed
development included widening the entrance and existing access road, and adding
to this road and creating a new estate road; create individual accesses to the
five houses off the estate road with formal gardens to the front, side and
rear; four open market houses and one affordable house. It was noted that
the legal department had issued instruction for a new 106 agreement to be
created as this was a full application rather than an application to agree upon
reserved matters which usually followed outline permissions. The site's layout
was approved including the location of the houses and the arrangements for
transport on the previous outline application. Because of the site's location
among other houses, it was not considered that there would be an unacceptable
detrimental impact on the form and character of the townscape. It was
considered that the general layout of the site continued to be acceptable, and
that the size of the houses were suitable in terms of retaining the area's
general appearances. It was highlighted
that trees and vegetation had been cleared from the site (but not the protected
ones) and that landscaping had not been included as part of the application. It
was considered that it would be acceptable (and a general arrangement) to
include a landscaping condition, the details of which would be agreed in due
course. Along with appropriate conditions to safeguard the protected trees, the
Council's Biodiversity Officer did not have any objection to the proposal. In accordance with
the 'Planning and the Welsh Language' supplementary planning guidance, an
update to the community and linguistic impact assessment was submitted with the
previous application which included specific information regarding the area and
local population and the development’s impact on relevant matters. The
information was assessed by the Joint Planning Policy Unit, and it was
confirmed (as was confirmed in the outline application which had already been
approved) that the proposed development was not likely to have a detrimental
impact on the Welsh language. (b) Taking advantage of the
right to speak, an objector to the application noted the following main points: ·
Trees had been cleared - need to ensure the privacy of
the nearby houses. ·
Verbal commitment made by the applicant, but there was a
request to include 'reinstating of privacy' as a condition to the application (c) Taking
advantage of the opportunity to speak, the applicant noted the following
points:- · That ... view the full minutes text for item 10. |
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Application No. C16/1686/46/LL - Ty Isaf, Tudweiliog, Pwllheli PDF 343 KB Extend existing touring caravan site and locate an additional 11 touring caravans that would increase the number of touring caravans from 15 to 26 along with re-locating 3 existing touring caravan plots LOCAL MEMBER: Councillor Simon Glyn Additional documents: Minutes: Extend an existing touring caravan site and site an
additional 11 touring caravans, thus increasing the number from 15 to 26 and
relocating three existing touring caravan pitches Attention was drawn to the additional observations that had been received (a) The Planning Manager elaborated on the background of the application, and noted that
it was an application to carry out improvements to an existing touring
caravan site and to extend the site to the rest of the field, increasing the numbers of touring caravans on the site from 15 to 26. It was
noted that the site was located on the outskirts of the development boundary of
Tudweiliog village and within a Landscape
Conservation Area. It was highlighted that among the proposed improvements were proposals to construct an additional toilet
/ shower building along with landscaping
work. An increase of 11 units would be a relatively large increase to the number of caravans. The site was not considered to be located in a conspicuous
or obtrusive spot in the landscape,
as it was fairly concealed from the county road that ran through
the village of Tudweiliog. Although three dwellings were located directly
adjacent to the site's eastern boundary, it was not considered that the proposal would cause significant
harm to the amenities of
the local neighbourhood; it would, therefore,
be acceptable with respect to Policy B23 of the
GUDP. It was added that the proposal would not cause
significant harm to the social, linguistic or cultural fabric of the community,
and that it was acceptable in respect of Policy A2 of the GUDP. In terms of ensuring that the site was properly
managed, material conditions could be imposed.
(b) The local
member (a member of this Planning Committee) made the following main points:; ·
That he was supportive of the application. ·
The site was well managed. ·
That good work had been done
with the planting with more yet to come ·
That the residents of
the village were supportive of the application and that it
would bring economic benefit to the local community. RESOLVED to approve
the application 1.
Commencement within five years. 2.
In accordance with submitted plans. 3. The
number of units on the site at any one time
to be restricted to 26. 4. Restrict the season to between 1 March and 1 October. 5. Holiday
use only. 6. A
register to be kept. 7. No storing of touring
caravans on the site. 8. Carry
out the landscaping plan. |
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Application No. C17/0005/44/LL - Land at Smith Street, Porthmadog PDF 244 KB Application for the erection of 4 terraced
houses. LOCAL MEMBER: Councillor Jason Humphreys Additional documents: Minutes: Application to erect a terrace of four houses The Development Control Manager elaborated on the background of the application for the construction of a terrace of four, two-storey houses with eight ancillary
parking spaces to the
front, and gardens to the rear. It was explained
that the existing site was a parcel of open land but
included single-storey garages on part
of the site. It was explained that a stone wall surrounded the site, whilst residential
dwellings of varying sizes and appearance
abutted the site with the development boundary of Porthmadog on previously developed land - the proposal therefore conformed to the requirements of policies C1, C3 and CH3. There were various workshops
nearby and the High Street buildings
backed onto the unclassified road that ran past the front of the site.
It was noted that there was a wide entrance to the existing site, which was protected by a standard gate.
It was highlighted that the objections included traffic and parking
matters and the impact on residential
amenities. Although the existing built up character of the area was fairly dense, which meant
that such matters as proximity
and overlooking were relatively common features, it was not considered that the development would lead to excessive
over-looking or to an unacceptable impact on the amenities
of nearby residents and the amenities of the area in general. Concerns raised by local
residents about the impact of the proposed development on matters involving movement, safety and the restrictive nature of the existing access road were
highlighted. In addition to this, the buildings on the High Street backed
onto the road and it was likely
that vehicles would use this
access road to deliver goods to these buildings. The application was originally submitted with four parking bays
to the front of the site for
the four houses but following the Transportation Unit's dissatisfaction the plan was amended
to show provision for eight vehicles.
(a) Taking advantage of the right to speak, the Local Member (not a member
of this Planning Committee) made the following points: ·
Problems with parking and refuse collection
already existed in the area; The member had sought to hold a discussion with the Transportation Unit ·
A recent accident
with a refuse lorry had raised concerns In response to observations, the
Senior Development Control Officer
– Transportation noted that the accident was independent of the application. (b) It was proposed
and seconded to approve the application. (c)
During the ensuing discussion, the following
main observations were noted by members: ·
A large enough
area would need to be ensured for the storage of bins ·
That a clear pathway would need to be ensured
to take the bins to the collection point ·
Suggestion to include a condition
to ensure that this detail was included on the plan RESOLVED to approve the application subject to including an additional condition to ensure sufficient space to store and ... view the full minutes text for item 12. |
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Application No. C17/0015/42/LL - Beach Hut (site 3), Lon Penrallt, Nefyn PDF 243 KB Relocation of a beach hut LOCAL MEMBER: Councillor Gruffydd Williams Additional documents: Minutes: Relocation of a seaside hut Attention
was drawn to the additional observations
that had been received a)
The Planning Manager elaborated on the background to the application, noting that it was an
application to relocate an existing beach
hut from its position on
a slope to a more even location on the bottom of the slope adjacent to the sea wall. It was highlighted that the applicant had asked to move the hut because
of the landslides that occurred from time
to time on the slope. It was noted that the site was located in the countryside, within a Landscape of Outstanding Historic Interest and within a heritage
landscape with the
Llŷn AONB located 1.3 metres
away to the west and east. There were no objections to relocating the hut in another nearby
location; however, it was not possible to see how relocating the hut to a site
at the bottom of the slope could exasperate the situation caused by
landslides. It would be a matter for the
applicant to relocate the hut and its associated implications. Having
considered all the material planning matters including the local and national
policies and guidances, it was believed that this
application to relocate a seaside hut was acceptable and complied with the
requirements of the relevant policies b)
Taking advantage of
the right to speak, the Local Member (not a member of this Planning Committee)
made the following points: ·
That there were
concerns and risks of landslides in the area ·
Relocating the hut would not protect it from
landslides ·
Suggestion to ensure that the hut was set back 3.5m in order to ensure
that fishermen were able to use
the sea wall to access the harbour - a pathway existed there historically c)
It was proposed and seconded to
approve the application. ch) In response to a question regarding the Council's responsibility should a landslide occur and the hut be damaged, the Solicitor stated that the issue was with the relocation of a hut and that consideration
was to be given to planning
matters and principles. Acknowledgement was given to the fact that the cliff was dangerous, but that this was not the Committee's responsibility d)
During the ensuing
discussion, the following main observations were noted by members: ·
Need to ensure that relocating one hut does not set a precedent ·
An application to register a historical pathway in order
to secure legal protection RESOLVED to approve
the application 1.
Commencement within five years. 2.
In accordance with submitted plans. 3.
Clearing the existing site of all materials. |
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Application No. C17/0069/00/LL - Plot Ffordd Bro Mynach, Barmouth PDF 193 KB Erection of three storey detached dwelling. LOCAL MEMBER: Councillor Gethin Glyn Williams Additional documents: Minutes: Erection of detached
three-storey dwelling a)
The Development Control Manager elaborated on
the background to the application, noting that this was a full planning
application to erect a detached, three-storey dwelling on a site located within
a residential estate where the site was currently used as a domestic garden for
Tŷ Mynach, which was owned by the applicant. The proposal would involve erecting a
three-bedroom dwelling with a double garage on the ground floor of the house,
two parking spaces and turning place on the southern part of the site. A balcony
would be provided on the southern elevation of the dwelling on the first floor.
The intention would be to finish the external walls with render and a natural
slate roof. It was explained that the houses in the area varied in size and
scale and, whilst the dwelling was quite large, the plot was considered to be
big enough to accommodate a dwelling of this size. It was noted that
the site was located within the development boundary of the village of
Barmouth, and it was, therefore, considered that the principle of the proposal
was acceptable in accordance with policies C1 and CH4 of the Unitary
Development Plan. The exterior finish was considered to be acceptable and the
proposal included conditions to submit landscaping details to be approved by the
Council. It was highlighted that the site was located within the Ardudwy
Landscape of Special Historic Interest; and, as the site was within the
area/built form of the town of Barmouth it was not considered that there would
be a significant impact on the wider landscape.
Concerns had been received that the
development was oppressive and out of character with the other houses on the
estate; nevertheless, because of the above reasons it was considered that there
were no concerns to this end. It was not
considered that this development would cause direct and unacceptable
over-looking; and it was considered that there would be no impact on the
character of the listed buildings located approximately 60m away. No objection
to the proposal was received from the Transportation Unit, on the condition of
including material conditions and notes. In response to the
consultation, the Biodiversity Unit noted that there was no objection to the
principle of the development as long as conditions were imposed on any permission
noting the details of the external lighting for the dwelling, scheme to treat
and dispose of invasive species on the site, and a plan to provide biodiversity
improvements to include boxes for bats and birds. (b) Taking advantage of the right to speak, an objector noted the following
main points:- ·
That the
development would have an effect on nearby amenities. ·
That the building
was on three levels - this was oppressive ·
Concern about overlooking and loss of privacy - the
overlooking was unreasonable ·
The scale, size and form of the development was
oppressive and was not in keeping with the area ·
It would have an
impact on adjacent buildings · Some registered buildings ... view the full minutes text for item 14. |
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Application No. C17/0094/40/AM - Land by Bodelen, Siop yr Efail, Efailnewydd PDF 154 KB Outline application to construct an
affordable dwelling LOCAL MEMBER: Councillor
Anwen J Davies Additional documents: Minutes: Outline application for the erection of an affordable house. (a) The Development
Control Manager elaborated on the background of the application and noted that it
was an outline application for an affordable two-storey
house within the gardens of two existing properties. It was noted that
Policy CH4 was relevant and stated that,
in principle, proposals for the construction of new dwellings on unallocated
sites within village development boundaries would be approved provided they conformed to all the relevant policies of the Plan and the three criteria which form part
of the Policy. It
was highlighted that Policy B23 of the GUDP considered
the impact of the proposal on nearby residential
amenities. Although no details had been submitted with the application to show the location of the first floor rooms
and windows, it was stated that
the house's location, its height, and
the likelihood of installing
windows to the northern elevation (rear) as part of the interior layout of the proposed house, gave rise to substantial
concerns about the impact of the proposal on the privacy and amenities of the residents of the house to the rear and to the north of the site. Grave
concerns were expressed about the development. The proposal was considered to be an over-development of a small site and considered
to be unacceptable in relation to Policy B23 as it would
cause significant harm to the amenities of the local neighbourhood, it would be an
over-development of a small
site, and would reduce the amenity space of both existing houses
through use of the garden as a plot for the proposed house. It was emphasised that the fact that
it was the applicant who owned both
nearby houses did not overcome the concerns relating to the over-development
of a small site. Attention was drawn to the fact that a previous
application for the same development had been rejected under
delegated rights on 18 January 2017 on the basis that:
"The dwelling, by virtue
of its size and location would
lead to an oppressive intrusion that would be harmful
to the amenities of residents
of neighbouring private property, especially because of its dominating effect and the overlooking that would result.
The application was
therefore contrary
to Policies B23 of the Gwynedd Unitary
Development Plan and undermines policy PCYFF 1
LDP." It was noted that the current proposal did not mitigate the substantial planning concerns related to the proposal and it was recommended
that the application be rejected on the same grounds. (b)
Taking
advantage of the right to speak, the applicant noted the following main
points:- ·
That his family was one of the oldest families in Efailnewydd; ·
The house was meant to be built for his son; · That he understood that officers appreciated full details with regards to size, but that changing the size would be a minor issue on submission of a ... view the full minutes text for item 15. |