Venue: Meeting Room, Frondeg, Pwllheli, LL53 5RE.. View directions
Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillor Endaf Cooke |
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DECLARATION OF PERSONAL INTEREST To receive any declaration of personal interest. Minutes: (a)
The following members declared a personal interest for the reasons
noted: ·
Councillor Gwen Griffith, in item 5.3 on the agenda
(planning application number C15/1081/11/LL) - because she was a member of the
Traeth Lafan Local Nature Reserve Management Committee; ·
Councillor Gruffydd Williams, in relation to item
5.7 on the agenda (planning application number
C16/0281/42/LL) - because his father owned a caravan park located less
than six miles from the site; ·
Councillor Owain Williams, in relation to item 5.7
on the agenda (planning application number C16/0281/42/LL) - because he owned a
caravan park located less than six miles from the site. Members were of the opinion that they were
prejudicial interests and they left the Chamber during the discussion on the
applications noted above. (b) The
Senior Development Control Manager declared a personal interest in relation to
item 5.8 on the agenda (planning application number C16/0329/18/LL) - because
her cousin, who lived opposite the site, had objected to the application. The officer was of the opinion that it
was a prejudicial interest and she left the Chamber during the discussion on
the application. (c)
The following members declared that they were local members in relation
to the items noted: ·
Councillor Lesley Day (not a member of this
Planning Committee), in relation to item 5.3 on the agenda (planning
application number C15/1081/11/LL); ·
Councillor Anwen Davies (not a member of this
Planning Committee), in relation to items 5.5, 5.6 and 5.9 on the agenda
(planning application numbers C16/0243/33/CR, C16/0246/33/LL and
C16/0410/33/LL); ·
Councillor Sian Wyn Hughes (not a member of this
Planning Committee), in relation to item 5.7 on the agenda (planning
application number C16/0281/42/LL); ·
Councillor Elfed W. Williams (not a member of this
Planning Committee), in relation to item 5.8 on the agenda (planning
application number C16/0329/18/LL); ·
Councillor Hefin Underwood (not a member of this
Planning Committee), in relation to item 5.10 on the agenda (planning
application number C16/0140/45/LL). The members withdrew to the other side of the Chamber during the discussions on the applications in question and did not vote on these matters. |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 13 June 2016, be signed as a true record. Minutes: The Chair signed
the minutes of the previous meeting of this committee, held on 13 June 2016, as
a true record. |
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PLANNING APPLICATIONS To submit the report of Head of Regulatory Department. Minutes: The Committee considered the following applications for development. Details of the
applications were expanded upon and questions were answered in relation to the
plans and aspects of the policies. RESOLVED |
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Application No. C15/0828/11/LL - Old Post Office, 60, Deiniol Road, Bangor PDF 834 KB Change of use of existing building to create a cafe and restaurant and create 29 self-contained student living units, together with the partial demolition of rear buildings and erection of new building to create 116 self-contained student living units with associated works. LOCAL MEMBER: Councillor D. Gwynfor Edwards Additional documents: Minutes: Change
of use of existing building to create a café and restaurant and create 29
self-contained student living units, together with the partial demolition of
rear buildings and erection of new building to create 116 self-contained
student living units with ancillary facilities. (a) It was reported that it had become apparent
that the figures in a section of the report needed to be corrected. In
addition, due to the nature of the plan before the committee, it was noted that
it was recommended that a site visit should be held. Therefore, a request was
made to defer the application until the Committee meeting to be held on 25
July. In response to a member's comment in
relation to receiving information regarding the need for student accommodation
and the number of empty bedrooms in purpose-built student accommodation, it was
noted that such information would be sought from the applicant. RESOLVED to defer the application. |
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Application No. C15/0844/11/CR - Old Post Office, 60, Deiniol Road, Bangor PDF 788 KB Change of use of existing building to create a cafe and restaurant and create 29 self-contained student living units, together with the partial demolition of rear buildings and erection of new building to create 116 self-contained student living units with associated works. LOCAL MEMBER: Councillor D. Gwynfor Edwards Additional documents: Minutes: Change of use
of existing building to create a café and restaurant and create 29
self-contained student living units, together with the partial demolition of
rear buildings and erection of new building to create 116 self-contained
student living units with ancillary facilities. (a) It
was noted that a request was made to defer the application in accordance with
the report on the above-mentioned application. RESOLVED to defer the application. |
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Application No. C15/1081/11/LL - Former Dickies Boatyard, Beach Road, Bangor PDF 979 KB Re-submission of a previous application to import inert materials in order to raise existing ground levels. LOCAL MEMBER: Councillor Lesley Day Additional documents: Minutes: Re-submission of a previous application to import
inert material in order to raise existing ground levels. (a) The Senior Planning Officer - Minerals and
Waste elaborated on the background of the application noting that the site had
been designated for development in the Gwynedd Unitary Development Plan (GUDP).
It was explained that residential development was about to be completed on
nearby land and that this application was for the undertaking of engineering
work and raising the land levels to provide a site for further development. It
was noted that it was proposed to raise the land level by placing material
deriving from excavation works associated with the development on adjacent land
and transporting a further 19,000 tonnes of inert material to the area in order
to raise the land levels. It
was noted that a number of specialist assessments had been received as part of
the application. It
was reported that discussions had been held with Natural Resources Wales (NRW),
the Biodiversity Unit and the Public Protection Unit and they had no objection
to the application. It was noted that
there would be a temporary increase in traffic movements but the Transportation
Unit did not have any objection to the proposal provided that relevant
conditions were imposed. Attention
was drawn to the additional observations received noting that the RSPB had
withdrawn its objection, provided that the mitigation measures would be
implemented. The
development complied with the GUDP for the reasons noted in the report. (b) Taking
advantage of the right to speak, an objector noted the following main points:- ·
That he was speaking on behalf of the Bangor Civic
Society; ·
That they did not object to the principle of
developing the site; ·
That the land would continue to be located near a
flood zone, even after raising the land levels; ·
That the plan before the committee would not be
undertaken to provide protection against flooding in the Hirael
Bay Area but rather it would be done to prepare the site for development; ·
Matters regarding land contamination and the nature
of the materials previously deposited on the site should be resolved before
considering developing the land, bearing in mind the legal risks of building on
contaminated land; ·
Concern regarding the stability of the land and the
impact on the Traeth Lafan
Site of Special Scientific Interest; ·
Should the application be approved, a request was
made for a much stricter regulatory process. (c) Taking advantage of the right to speak, the applicant’s agent noted the
following main points:- ·
That the site had been restricted as it was located
within a C2 Flood Zone; ·
That this work was preparatory work for the purpose
of further developing the site; ·
That the proposal would
involve improving the sea defences and enabling the flood category of the site
to change; ·
That the proposal would not have a detrimental
impact on the designations; ·
That the proposal would
contribute to the re-development of this empty site. (ch) The local member (not a member of this Planning ... view the full minutes text for item 5.3 |
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Application No. C16/0183/32/LL - Gwrych y Dryw, Botwnnog PDF 470 KB Application to retain an extension to an agricultural building. LOCAL MEMBER: Councillor Gweno Glyn Additional documents: Minutes: An application to retain an extension to an agricultural building. (a)
The Enforcement Manager elaborated on the
background of the application, noting that the application had been deferred at
the Committee meeting held on 25 April 2016 in order to hold a site visit.
Members of the Committee had visited the site prior to the meeting. It was reported that the Planning Service was aware
that a further objection had been sent to members. It was noted that material
planning matters had been referred to in the report and that observations on
other matters in terms of animal welfare had been referred to the appropriate
services. The
development complied with the GUDP for the reasons noted in the report. (b) It was proposed and seconded to approve the
application. A
member noted that it appeared that civil matters had been raised as a further
objection and that a decision should be made on the application by considering
material planning matters. RESOLVED to approve the application. Condition - Agricultural use only. |
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Application No. C16/0243/33/CR - Eglwys Sant Ceidio, Ceidio PDF 626 KB Conversion of former Church into holiday unit. LOCAL MEMBER: Councillor Anwen Davies Additional documents: Minutes: Convert a former Church into a holiday unit (a) The
Development Control Manager elaborated on the background of the application and
noted that it was a listed building application. Attention was drawn to the
late observations received from the agent where it was confirmed that there was
no intention to install secondary glazing by now. It was noted that it was considered that the proposal was acceptable and
a way of securing long-term use for the listed building and was suitable use of
the building. The adaptations were a fair and suitable compromise for the
building in order to secure use and they were also of a type that could be
installed and removed without damaging the building. It was added that it was considered that the original features would be
kept and protected and that the proposal as a whole would not disrupt the
historical or architectural character of the listed building. The development
complied with the GUDP for the reasons noted in the report. It
was noted, after receiving additional information from the agent, that the
recommendation had changed to what was noted in the report and that it was now
recommended to delegate powers to the Senior Planning Manager to approve the
application subject to receiving plans relating to the bat roost and to the
receipt of favourable observations from the Biodiversity Unit to those plans,
receipt of the details of providing/installing services in the building along
the path, to the receipt of confirmation from CADW that the proposal was
acceptable and to relevant conditions along with the additional condition of
reaching agreement on the boundary treatment. (b) The following main points were made by the local member (not a
member of this Planning Committee):- ·
That the majority of those concerned were now of
the opinion that it was better to preserve the building's condition. ·
That she was not happy to see chains being
installed as boundary treatment following incidents with children and chains; ·
She asked to be a part of the discussions regarding
the boundary treatment. (c) It was proposed and seconded to approve the
application. A member noted that it was important to include the local member in the
discussions regarding the boundary treatment. RESOLVED to delegate powers to the Senior Planning Manager to approve
the application subject to the receipt of details regarding the provision/installation
of services in the building along the path in terms of the archaeological
impact, receiving confirmation from CADW that the proposal is acceptable and to
relevant conditions relating to: 1. 5
years 2. In
accordance with the plans 3. Conditions
relating to the first floor 4. Conditions
relating to work on the roof 5. New
timber door 6. The
original door to be retained within/as part of the building at all times 7. Conditions
relating to the secondary glazing 8. Lime
render and plaster work 9. Some of the original pews must be retained within the building at all times (to be agreed with the LPA before commencing the ... view the full minutes text for item 5.5 |
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Application No. C16/0246/33/LL - Eglwys Sant Ceidio, Ceidio PDF 476 KB Change of use of former Church into holiday unit. LOCAL MEMBER: Councillor Anwen Davies Additional documents: Minutes: Change of use of a former Church into a
holiday unit (a) The
Development Control Manager elaborated on the background of the application and
noted that the church had been empty for some time and that it had already
changed ownership from the Church in Wales to private ownership. Attention
was drawn to the additional details that had been received from the agent at
the officers' request. It
was noted that the proposal was acceptable in principle and in accordance with
policies B3, C4 and D15 of the GUDP. It
was explained that the proposal mainly intended to restore the building and due
to the site's location in open countryside, it was not considered that the
proposal would disrupt the amenities of the site or the area. Attention
was drawn to the concern raised during the public consultation that the
proposal would disrupt access to the cemetery. It was noted that confirmation
had been received from the Church in Wales that they still owned the cemetery
and that it would continue to be open to the public. It
was noted, after receiving additional information from the agent, that the
recommendation had changed to what was noted in the report and that it was now
recommended to delegate powers to the Senior Planning Manager to approve the
application subject to receiving plans relating to the bat roost and to the
receipt of favourable observations from the Biodiversity Unit to those plans,
receipt of the details regarding the provision/installation of services in the
building along the path and to relevant conditions. (b) The local member (not a member of this Planning Committee) noted
the following main points:- ·
That the families of those who had been buried in
the cemetery were concerned that the graves would be disrespected; ·
That a fence should be installed around the
building and for that to be done before the house could be let; ·
That there was a need to secure official
confirmation that public access to the cemetery would continue. (c) In response to the local member’s observations, the Development Control
Manager noted:- ·
The only guarantee that could be accepted in terms
of access to the cemetery was the confirmation received from the Church in
Wales noting that it would continue; ·
That there was a duty to protect the listed
building and prevent its deterioration; ·
Concern regarding the installation of a solid fence
as the Church was a grade II listed building and agreement would be needed from
CADW in terms of how to define the boundaries.
Consideration could be given to the installation of chains on poles to
mark the boundaries and a condition could be imposed to this end. (ch)
It was proposed and seconded to approve
the application in accordance with the recommendation and to add the condition
to agree on a method of defining the boundaries. During
the ensuing discussion, the following main observations were noted: · Chains would not prevent children from entering the cemetery; therefore, a fence should be used ... view the full minutes text for item 5.6 |
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Application No. C16/0281/42/LL - Cefn Edeyrn, Edern, Pwllheli PDF 522 KB Revised application to create a touring caravan site for 18 caravans along with a toilet/shower block building, improvements to access and install a septic tank. LOCAL MEMBER: Councillor Sian Wyn Hughes Additional documents: Minutes: Amended application to create a touring caravan site for 18 caravans
along with the construction of a toilet/shower block, access improvements and
installation of septic tank. (a) The
Development Control Officer elaborated on the background of the application and
noted that the site was in the countryside and within a Landscape Conservation
Area and a Landscape of Outstanding Historical Interest with the Llŷn Fens Special Conservation Area and the Cors Geirch Site of Special
Scientific Interest located approximately 400 metres to the east of the
site. It
was noted that despite the relatively level site and the fact that its current
form was relatively concealed, a condition was recommended to secure suitable
landscaping on the boundaries and sporadically within the site to improve its
appearance. It was considered that the
building was acceptable in terms of its scale, size, form and location. It
was explained, as a result of reducing the touring unit numbers from 27 to 18,
since the previously withdrawn application, that there was no objection to the
proposal on highway grounds, subject to conditions relating to access
improvements. The development complied with the GUDP
for the reasons noted in the report. (b)
The local member (not a member of this Planning
Committee), supported the application and she made the following main points: ·
That the application
would contribute to the local economy; ·
That the applicants had
agreed to highways improvements; ·
That they would
collaborate with Hunaniaith in the context of
promoting the Welsh language. (c)
It was proposed and seconded to approve the application. In
response to a member's observation in relation to biodiversity, the Development
Control Manager noted that should the application be approved, it was
recommended to impose the Biodiversity Unit's condition in terms of
safeguarding the trees and hedges from being felled on the site without written
permission. RESOLVED to approve the application. Conditions: 1. Commence
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 18. 4. Conditions
on the timeframe for siting caravans/holiday period/moving the caravans when
not in use. 5. No
storing on the land. 6. Records
list. 7. Landscaping. 8. Highways
Conditions - to provide an access with a 6 metre radius on either side, reduce
the height of the clawdd
and cap it and widen the first 15m of the access track. Notes: 1. It is suggested that
alleviating measures are taken to protect and promote the Welsh language, such
as a Welsh name for the site/ Welsh and/or bilingual signage and opportunities
to provide information about the history and culture of the area. It is suggested that the Site Manager
contacts the Local Language Initiative (Hunaniaith)
to have a discussion regarding other measures which could add value to the
business. 2. A
caravan site licence is required. |
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Application No. C16/0329/18/LL - Land opposite Post Office, Clwt y Bont, Caernarfon PDF 794 KB Erection of three detached two storey dwellings and associated developments. LOCAL MEMBER: Councillor Elfed W. Williams Additional documents: Minutes: Construction of three two-storey detached dwellings
and associated developments. (a) The
Development Control Officer elaborated on the background of the application and
noted that the application site was brownland within
the development boundary of the village of Clwt y Bont. It was noted that it was proposed to construct three
two-storey houses with four bedrooms on the site for the open market with a
separate access to the three properties and each one would lead to an
unclassified road that served a number of dwellings. Attention was drawn to the additional observations that had been
received. It
was noted that the main consideration was Policy CH4 which approved proposals
for the construction of new dwellings on unallocated sites located within
village development boundaries, provided they conformed to all the relevant
policies of the Plan and the three criteria which formed part of the Policy.
Attention was drawn to the fact that criterion 1 related to having a proportion
of all units on the site as affordable units, unless it would be inappropriate
to provide affordable housing on the site. The Supporting Planning Statement
(supported by the Viability Calculations) explains that it was not viable to
offer an affordable element as part of the scheme. It
was noted that several allegations had been made that the land had been
contaminated by waste such as old cars and Policy B30 suggested that
applications on contaminated land should be refused in the absence of
information showing acceptable treatment of the site. However, no firm evidence had been submitted
to support the allegations of unstable land or any contamination hazards and
none of the official agencies that had been consulted had raised these issues.
Should the application be approved, it was recommended to impose an additional
condition to ensure that a desk-top study was undertaken to assess the risk of
contamination on the site and that any further action required should take
place prior to the development of the site. In addition, a condition was
recommended requesting agreement on the details of any engineering work
involving changing the levels of any part of the site, especially the boundary
treatments. It
was confirmed that the objections received did not outweigh relevant policy
considerations or material planning issues. The development complied with the
GUDP for the reasons noted in the report.
(b) Taking advantage of the right to speak, an objector noted the
following main points:- ·
That it was an inappropriate development on
inappropriate land; ·
Concerns regarding land stability; ·
That noting that the site was not contaminated was
deliberately misleading considering that materials such as cars, batteries and
asbestos had been tipped on the land; ·
That Japanese knotweed grew on the site; ·
Concern that the development would ruin the heart
of the historical village; ·
That a legal question arose in terms of the
neighbours being joint-signatories to any application for developing this site
considering that tipping had taken place on their land also. (c) Taking advantage of the right to speak, the applicant’s agent noted ... view the full minutes text for item 5.8 |
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Application No. C16/0410/33/LL - Tir Glanrhyd, Mynydd Nefyn PDF 530 KB Construction of shed for storing materials and machinery in connection with construction business. LOCAL MEMBER: Councillor Anwen Davies Additional documents: Minutes: Construction of shed for storing materials and machinery in connection
with construction business. (a) The
Development Control Officer elaborated on the background of the application and
noted that the application site was located in the countryside and within the
Landscape Conservation Area designation and near the Llŷn
Area of Outstanding Natural Beauty (AONB).
Reference
was made to a previously refused application for an agricultural shed, it was
noted that officers had not been convinced that an actual agricultural need for
a new shed on the site had existed, considering the activity and the builders'
use made of the existing agricultural shed and yard. It was noted that should
the existing shed and yard be established and authorised, by means of a
certificate for the existing use as a builder's yard (as suggested in
correspondence and pre-application advice which is noted above), an application
for a new shed would then be considered under a different policy namely policy
B8, Expansion of Existing Enterprises, of the GUDP. Under current
circumstances, it would be difficult to justify a new shed on the site at
present. It is
considered that the proposal is tantamount to erecting a new industrial
building in the countryside, where there is no justification or exceptional
location needs in existence to justify a new builder's shed on the site. The
proposal was contrary to policies D5, D7 and C1 of the GUDP. (b) Taking advantage of the right to speak, the applicant noted the
following main points:- ·
That he came from an agricultural background but
that the construction business had taken over in the past 15 years; ·
That he employed local people; ·
That he needed a suitable place to keep machinery; ·
That the business
depended on a shed near his home; ·
That relocating the
business would have a negative impact on him and his employees. (c) The application was supported by the Local
Member (who was not a Member of this Planning Committee), and she made the
following main points: ·
That the business had existed for years and that
the agricultural activity had reduced over the years; ·
That he employed local people; ·
Moving the business to another location would be
unsuitable and would increase traffic; ·
That he needed a suitable place to keep machinery; ·
That the proposal would allow a business in the
countryside to remain in its locality and would keep money local. (ch) In response to these observations, the Senior
Planning Service Manager noted, in line with the advice provided before
submitting the application that the applicant should take steps to legalise the
use made of the existing shed. (d)
It was proposed and seconded to defer the application so that the
applicant submitted an application to legalise the use made of the existing
shed. In response to a question by a member, the Development Control Manager noted that the applicant had noted that he would be able to prove its use for a period of 9 years and that this would be close enough ... view the full minutes text for item 5.9 |
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Application No. C16/0140/45/LL - 37, Ffordd Caerdydd, Pwllheli PDF 635 KB Change of use of shop to A3 unit (restaurant/take away). LOCAL MEMBER: Councillor Hefin
Underwood Additional documents: Minutes: Change
of use of the former shop to an A3 Unit (restaurant/hot food to take away) (a) The
Development Control Officer elaborated on the background of the application,
and noted that the site was located within the development boundary of Pwllheli. It was noted that it was not considered that the
proposal would be on a scale which was likely to cause an additional
detrimental impact to the amenities of the area or any local residents, nor was
it located in an area which would add to or create an unacceptable
concentration of this type of development. Attention was drawn to the recommendation to impose
a condition to restrict the hours and that the Public Protection Unit had now
confirmed that they were satisfied with the new design of the extraction
system. The development complied with the GUDP for the
reasons noted in the report. (b) Taking advantage of the right to speak, the applicant noted the
following main points:- ·
That the Public Protection Unit was satisfied with
the proposal; ·
That there would be no increase in noise or traffic
compared to that should a shop be located on the site; ·
That the building had been renovated; ·
That it would allow the tenant to earn a living. (c) The application was supported by the Local
Member (who was not a Member of this Planning Committee), and noted that the
conditions proposed responded to the concerns of the local neighbourhood. (ch) It was proposed and seconded to approve the
application. In
response to a question from a member, the Senior Solicitor noted that the
applicant would also be required to comply with any requirements covered by the
licensing system. RESOLVED
to approve the application. Conditions: 1. The
development to commence within 5 years of the date of the permission. 2. In
line with the submitted plans. 3. Opening
hours 11:00 – 22:00 (Sunday – Thursday); 11:00 - 23:00 (Friday and Saturday). 4. Installation
of grease trap. 5.
Ensure that the extraction system is operational prior to the commencement of use. |