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Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillor John Pughe Roberts and Councillors
Selwyn Griffiths and Dilwyn Lloyd
(Local Members). |
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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 Gruffydd Williams, in items 5.5 and
5.6 on the agenda, (planning
application numbers C16/1603/41/AM and
C16/1363/41/AM) as he
was in a relationship with the applicant; ·
Councillor Eirwyn Williams, in item 5.7 on
the agenda, (planning application
number C16/1394/35/AM) as his customers used the golf club. 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 Planning
Manager declared a personal interest in items 5.5 and
5.6 on the agenda, (planning
application numbers C16/1603/41/AM and
C16/1363/41/AM) as her parents owned a property opposite the application site
access. The officer
was of the opinion that it was a prejudicial interest and she
left the Chamber during the discussion on the applications. (c) The
following members declared that they were local members in relation to the
items noted: ·
Councillor R. H. Wyn Williams, (not a member of this Planning Committee), in relation to items 5.2 and 5.10 on the agenda, (planning application numbers C16/1336/39/LL and
C16/1578/39/LL); ·
Councillor Aled Ll.
Evans, (not a member of this
Planning Committee), in relation to items 5.5 and 5.6 on the agenda, (planning application numbers C16/1603/41/AM
and C16/1363/41/AM; ·
Councillor Eirwyn Williams (a member of this Planning Committee) in relation to item 5.7 on the agenda, (planning application number C16/1394/35/AM); ·
Councillor Simon Glyn, (a member of this Planning Committee), in relation to item 5.8 on the agenda, (planning application number C16/1380/46/LL); ·
Councillor Dafydd Meurig (not a member of this Planning Committee), in relation to item 5.11 on the agenda, (planning application number C16/1625/16/R3). 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, 16 January 2017, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this committee, held on 16 January 2017, 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. C16/1250/17/LL - Fferm Tanyffordd, Cilgwyn, Carmel, Caernarfon PDF 157 KB Erection of general purpose agricultural
building. LOCAL MEMBER: Councillor Dilwyn
Lloyd Additional documents: Minutes: Erection of a multi-purpose agricultural
building. (a) The Planning Manager elaborated on the application's background and noted
that the application had been deferred at the Committee meeting held on 28 November
2016 in order to give the applicant an opportunity to submit further
information. Reference was made to the additional information submitted by the applicant along with a letter of support that was received. Attention was drawn to the fact
that policy D9 of the
Gwynedd Unitary Development
Plan (GUDP) supported proposals
to erect buildings and structures for agricultural purposes if they
were reasonably necessary for agricultural
purposes. On the basis of the information that had been submitted
with the application and the observed use/activity in
the existing ‘agricultural’
shed and within the surrounding site, officers remained of the opinion and had not been convinced that the proposed shed in
this location was a reasonable necessary development for agricultural purposes. Concern was noted about the impact of adding a large industrial-style shed on the site in
addition to the existing sheds, on the visual
amenities of the area. It was believed that
the proposal to erect another multi-purpose agricultural building on the site was unacceptable and that it was contrary
to the requirements of the relevant
policies in the GUDP. (b) It
was proposed and seconded to refuse the application. During the ensuing discussion, the following main observations were
noted: ·
The proposal was not in line with policies; ·
Fear of creating a dangerous precedent should the
application be approved as it did not appear that the shed would be for
agricultural use; ·
The Committee had given the applicant an opportunity
to submit additional information but it was insufficient and, therefore,
policies had to be adhered to; ·
The applicant specialised in pedigree stock and
that it was wrong to measure a person's needs based on land size. The member
would abstain his vote. RESOLVED to refuse the application. Reasons: 1. The Local Planning Authority had not been convinced that there was a proven reasonable necessary need for an
agricultural shed for this site.
It was therefore considered that the proposal was contrary to the requirements of policy D9 of the
Gwynedd Unitary Development
Plan. 2. The location of the proposed shed was prominent within the local landscape due to its form and size and its elevated position, and it was therefore considered that this would harm the nearby area's visual amenities, including the Dyffryn Nantlle Landscape of Historical Interest, which was contrary to the relevant requirements of policies B12, B22 and B23. |
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Application No. C16/1336/39/LL - Anhywel, Lon Pant Morgan, Abersoch PDF 172 KB New two bedroom dwelling and associated works. LOCAL MEMBER: Councillor R. H. Wyn
Williams Link to relevant background documents Additional documents: Minutes: New two bedroomed house with associated work. (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that the application had been deferred at the Committee
meeting held on 16 January, 2017 in order to undertake a site visit. Some members
had visited the site prior
to the meeting.
It
was noted that the site was located within the development boundary of the
village of Abersoch and also within the Area of
Outstanding Natural Beauty (AONB). It
was reported that a previous application for the development of a house on this
site had been refused, and furthermore, an appeal against that decision had
been refused on the grounds that the plan would be overbearing on the Carrog house (next door) and that it would be an
over-development of the site, and consequently it would not safeguard the
character of the AONB. It was highlighted that the Inspector in his decision
had recognised that the principle of developing the site for residential
purposes was acceptable in respect of the broader urban character of the
landscape. It was noted that the proposed plan was substantially smaller than
the previous proposal. Although
the site was within the AONB, it was added that it was also an infill site
within the development boundary of the village of Abersoch
and that it was surrounded with other residential developments. It was noted
that there were many differently designed houses in the area and there was no
typical building pattern. Although modern, the design was of a scale that would
be in keeping with the site, along with its materials. The intention was to
protect a substantial part of the existing vegetation, and ensure that more
trees and shrubs were planted. Attention was drawn to the fact that the AONB
Unit was of the opinion that the development would not have an unacceptable
impact on the AONB. Reference
was made to concerns raised in terms of impact on the amenities of the
residents of the Carrog house, it was considered that
there was a reduction to the bulk of the building compared with the previous
plan, along with the fact that the building was further away from the boundary
which meant that the new building would not be obtrusive. It
was noted that the plan submitted responded to the Inspector's concerns
regarding the previous application and resolved them and, therefore, the
proposal was acceptable. (b) The local member (not a member of this Planning Committee)
objected to the application and he made the following main points:- ·
The previous
application had lost an appeal and
the situation had not changed; ·
Concern about
road safety - that there would
be no space for cars to turn in the curtilage thus forcing drivers to reverse into the busy road. The Council had refused a similar application in Cysgod y Graig, and it had been refused
on appeal, on highway grounds
in terms of reversing into the road; · His concern that the Planning ... view the full minutes text for item 5.2 |
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Application No. C16/0761/44/LL - Capel Garth, Bank Place, Porthmadog PDF 184 KB Conversion of former Chapel into 9 residential units with parking provisions. LOCAL MEMBER: Councillor E. Selwyn Griffiths Link to relevant background documents Additional documents: Minutes: Conversion of a former chapel into nine
residential units with parking provision. (a) The Planning
Manager elaborated on the background of the application and noted that the existing building had been empty for
approximately 18 years. It was reported that an application
was approved in 2010 to convert the building into eight living
units, however, this consent was not implemented during the statutory period. It was noted that
the application site was located within the town centre of Porthmadog with a class 3 highway running in front of the building which was a grade II listed building. It
was considered that the proposal was acceptable in principle. Reference
was made to policy CH6 of
the GUPD which related to ensuring a percentage of affordable housing in a development of this type. Looking
at the floor plans, it was noted that
a number of the units fell into a unit size that would
be considered as affordable in the context of the Supplementary Planning Guidance: Affordable Housing. It was not considered that the development's location in the town centre gave
premium value to the units that would
be provided and therefore, this, as well as their
size, meant that a percentage of the units would be affordable anyway, without the need to limit that further
through a 106 Agreement. On the morning of the Committee meeting, it was reported that confirmation was received of the potential open market price
for the units and none of the units' price was higher than £110,000. It was considered unreasonable to restrict the price further by means
of a 106 Agreement. It
was noted that it was not intended to undertake many external adaptations to the building, the biggest work would be at the front of the
building in order to create the new vehicular access
to provide parking spaces for each
living unit. It
was noted that this plan was an opportunity to secure the
long-term use of the grade
II listed building which was deteriorating. Reference
was made to objections received from local
residents on the grounds of overlooking and disturbance during the realisation period of the plan. It was noted that it
was recommended to impose a
condition to ensure that windows facing
the Gwylfa house were re-glazed with frosted glass (or similar) in
order to ensure the privacy of the house and that no
unacceptable overlooking would occur as
a result of the proposal. Attention
was drawn to additional observations
received from the Joint Planning Policy Unit which noted that they
considered that the proposal and matters
in respect of affordable housing were acceptable. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) It
was noted that the local member supported the application
with the conditions. It
was proposed and seconded to approve the application. |
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Application No. C16/0835/44/CR - Capel Garth, Bank Place, Porthmadog PDF 177 KB Conversion of a former chapel into 9 residential units. LOCAL MEMBER: Councillor E. Selwyn Griffiths Link to relevant background documents Additional documents: Minutes: Conversion of former chapel into nine residential units with parking
provision. (a) The Planning Manager elaborated on the background of the application and noted that
only national matters would be assessed, namely, the impact of the proposal on the appearance and historical and architectural character of the listed building. Attention was drawn to the additional
observations that had been received. It was noted that it was appreciated that it was
necessary to adapt features within the building at a fairly extensive rate,
however, there had to be a balance between this and ensuring a future for the
building. It was noted that its
condition had deteriorated and it was now impacting the building itself, the
streetscape and the amenities of nearby housing not to mention being a hazard.
It was emphasised that the correct balance needed to be struck between
safeguarding a listed building and its features and ensuring its long-term use.
It was felt that this was lost in assessments by some statutory consultees;
ideally it would have been brought back into use sooner, but bearing in mind
the situation one had to be more open minded about allowing new use of the
building. It was considered that the principle of the
proposal to re-use and convert the building was to be welcomed which would
ensure the future and new use of the grade II listed building. It was noted
that interior work was substantial in nature, but as explained above, this was
considered essential to enable the establishment of a new long-term use for the
building, and the compromise was to ensure that many of the features that would
be removed/taken off were used within the units. (b) It was proposed and seconded to approve the application. In
response to a question by a member, the Planning Manager noted that the
detailed schemes attached to the application showed an intention to re-use many
of the seats in the gallery as part of new kitchens and partitions and within
the units. She added that the ceiling would be protected by being concealed as
often happened with chapel conversions. Members expressed their sadness in
terms of losing heritage and intricate work but that it was difficult to strike
a balance in terms of safeguarding features and bringing the building back into
use. RESOLVED to approve the application subject to
receiving confirmation from CADW. Conditions: 1. Five years 2. In accordance with the plans 3. Design and finish of the vehicular access, to include the door, to be approved in writing by
the LPA prior to the commencement of any other work
subject to the permission. 4. Photographic
record condition 5. Roof slates to match the existing slates 6. Original windows as they
are to be repaired and any windows
replaced to be in keeping with the original/glazing conditions with opaque/frosted glass 7. New back door to be made of wood to match the rest 8. Cast-iron rainwater
goods |
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Application No. C16/1603/41/AM - Cae Bodlondeb, near Ael y Bryn, Chwilog PDF 185 KB Outline application for the erection of 9 homes which include 3 affordable homes, and the provision of an access and estate road. LOCAL MEMBER: Councillor Aled Ll. Evans Additional documents: Minutes: Outline application for the erection of nine houses to include three
affordable homes along with provision of access and estate road. (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that it was an outline application for the erection of
nine dwellings, with three of them affordable on a part of a site within the
village of Chwilog which had been designated for 21
houses in the GUDP. The application related to half the site located nearest to
the existing houses of Tŷ'n Rhos
estate and also included an access road. It was noted that the application had
been submitted under C16/1363/41/AM for the erection of nine additional houses
(three of them affordable) for the remainder of the site, which was to be
considered at this meeting. It was noted that the proposal for the site in its
entirety (this application and application C16/1363/41/AM) comprised
18 houses and, therefore, on the whole, it was considered
that the number of units was acceptable for the site and
that suitable use (based on
density) would be made of the land. The application offered 33.3% of affordable housing, namely the closest figure to the target that could
be achieved with these numbers. It was reported that observations had been received from
the Land Drainage Unit on the morning of the committee meeting referring to surface water problems on a section of the field. They were
of the opinion that work associated with developing the land would assist
the existing situation. It was considered that a financial contribution (to be agreed) to improve facilities in the existing park by means
of a 106 Agreement, considering
that the development permitted on the Bryn Hyfryd site (C14/0113/41/AM) would provide a space within the site, would be acceptable to ensure that a provision
of open spaces of recreational value in the local area
met the needs of the development.
It was explained that a financial contribution of £9,359 would be expected from both
applications submitted, in order to ensure
that Chwilog Primary School could cope
with any increase in pupil
numbers, as a result of the residential units noted for
the sites in Chwilog in the GUDP. Should the application be approved, it was noted that it
was recommended to impose an additional condition,
that no vehicular
access could be created from the site to the track leading to the cemetery. It was considered that both applications together were acceptable in
terms of assessing them against the requirements of the Development Brief for
the site and against the requirements of other relevant local and national
policies noted in the report. (b)
Taking
advantage of the right to speak, the applicant noted the following main
points:- ·
The proposal met the requirements of the Joint
Planning Policy Unit; · Concern had been noted about Japanese Knotweed on the site but there was no ... view the full minutes text for item 5.5 |
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Application No. C16/1363/41/AM - Cae Bodlondeb, near Ael y Bryn, Chwilog PDF 184 KB Outline application for the erection of 9 houses which include 3 affordable houses, and the provision of an access and estate road. LOCAL MEMBER: Councillor Aled Ll. Evans Additional documents: Minutes: Outline application for the erection of nine houses to include three
affordable homes along with provision of access and estate road. (a) The Senior Development
Control Manager elaborated on the background of the application and noted that the application related to the furthest half of the site. This application,
along with the application approved above, was a logical extension to the village. Should the application be approved, it was noted that it
was recommended to impose an additional condition,
that no vehicular
access could be created from the site to the track leading to the cemetery. It was recommended to approve the application subject to planning
conditions and a 106 agreement to deal with affordable housing and open space
and educational contributions. RESOLVED to delegate
the power to the Senior Planning
Manager to approve the application subject to the applicant signing a 106 Agreement relating to the educational financial contribution and to improve the play area and to ensure
that three of the nine houses are
affordable for general local need. Conditions: 1. Standard conditions at the time
of an outline application 2. Condition to receive reserved matters 3. Slate 4. Highways Conditions 5. Welsh Water Condition 6. Removal of permitted delegated
rights from the affordable units 7. Landscaping 8. Phased development 9. No vehicular
access to be created from the site to the track leading to the cemetery Welsh Water Note Highways Notes |
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Application No. C16/1394/35/AM - Mynydd Ednyfed Fawr, Cricieth PDF 162 KB Outline application for the erection of 3 holiday cabins. LOCAL MEMBER: Councillor Eirwyn Williams Additional documents: Minutes: Outline application for the construction of three holiday cabins. (a) It was
reported that a request had been received from the applicant to postpone
discussing the application as the applicant was unavailable to take advantage
of the right to speak but no planning reason was submitted to request a
postponement. The
Senior Planning Service Manager noted that a pattern was emerging which led to
a misuse of the process. He was disappointed that the applicant was not present
considering that they were aware of the date of submitting the application to
the Committee. The
Senior Solicitor suggested that arrangements should be tightened if a specific
date was requested and, in future, if nobody was present to take advantage of
the right to speak (the applicant or someone else nominated by them) the
application would still be considered. A member
noted that arrangements needed to be tightened, but determination of the
application should be postponed if a valid reason was received. RESOLVED to defer
the application. |
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Application No. C16/1380/46/LL - Bryn Eithin, Llangwnnadl PDF 158 KB Additional documents: Minutes: Erection of a garage. (a)
The Planning Manager expanded on the application's
background and noted that the original approval was to erect a house on the
site to include the construction of a garage.
It was noted that although the proposed garage would be larger in size
than the garage that has already been approved, the length and breadth of the
proposed garage were not considered unusual. Furthermore, it was noted
that the proposal would not stand out prominently in the landscape that was
designated as a Landscape Conservation Area, also
because of its location it would not impair the views in and out of the AONB. A reference was made to the objection of the
residents of Tan y Graig, it was noted that the
distance between the garage and the boundary with Tan y Graig
was the same as it was for the garage approved in application C05D/0346/46/LL. It
was recognised that there would be noise and disturbance concerns for nearby
properties should a business use be made of the site, however, this was not the
application and it was considered that this was a matter that may be controlled
via a condition to restrict the use to domestic use only. The development complied with the GUDP for the
reasons noted in the report. (b)
The
application was supported by the local member
(who was a member of this Committee), he noted his disappointment
that the application for a garage had to come before committee
and that the rules regarding the submission of applications before committee should be tightened. Attention was drawn
to the fact that the Community Council had no objection to the proposal. (c) It was
proposed and seconded to approve the application. A member asked if
it would be better for the finish of the garage to be in the same external
material as the houses, rather than box profile. In response, the Planning Manager noted that it
was not unreasonable for
the finish to be box profile and a condition
to agree on the colour would be sufficient. In response to a question by a member,
the Planning Manager noted that the location of the garage was the same as the existing
approval and there was no requirement
for it to be moved. RESOLVED to approve the application. Conditions: 1. Five
years 2. Ensure
that the development is completed in accordance with the plans submitted. 3. Agree
on the colour of the garage. 4. Use
as a domestic garage only/and not for running a business. Note Welsh Water |
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Application No. C16/1575/08/LL - The Fountain, Portmeirion PDF 146 KB Retrospective application for the retention of chess board on the lawn of Portmeirion Village. LOCAL MEMBER: Councillor Gareth Thomas Additional documents: Minutes: A retrospective
planning application to retain a chess board on the lawn of Portmeirion Village. (a) The Senior
Development Control Manager elaborated on the background of the application,
noting that the site was located within the village of Portmeirion
which was also in a Conservation Area. The site was also included on
the Register of Historic Landscapes, Parks and Gardens (grade
II*), and there were several listed
buildings nearby. The site was also within
a Landscape of Outstanding Historic Interest. Attention was drawn to the objections
received stating that the development was not suitable and was not in keeping with
the site. It was noted that justification has been provided for
the work, in relation to the condition of the land that often
became wet and muddy. It
was not considered that approving this application would have a detrimental impact on the architectural
or historical character of the listed buildings or the Conservation Area. RESOLVED to approve the application. |
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Application No. C16/1578/39/LL - Glenville, Abersoch PDF 181 KB Demolition of dwelling and associated outbuildings and erection of 2 dwellings together with associated development. LOCAL MEMBER: Councillor R. H. Wyn Williams Additional documents: Minutes: Demolition of existing dwelling and associated
outbuildings and erection of two dwellings and associated development. Some members had visited the site prior to the meeting. (a) The Planning Manager
elaborated on the background of the application and noted that the site was located in a residential area within the Abersoch development boundary and the property's front curtilage boundary abutted the A499 class 1 county highway. There was a AONB designation over the adjacent county highway and it was reported
that observations had been received from
the AONB Unit on the morning
of the committee which stated that they
had no objection. It
was noted that Policy CH4 of the GUDP stated that in principle,
proposals to build new houses on
unallocated sites within the development boundaries of villages will be approved. The applicant stated that three viability
assessments for three different values had been submitted for the proposed houses and in each
case the assessment indicated that the development would not provide sufficient returns to create an affordable house
(one house of the proposed pair) or a commuted sum towards
other affordable housing developments. It was noted that the policy requested that a 'proportion of the units on all sites
are affordable' and in reality
as this was only an increase
of one additional unit, then it would
be inappropriate to request
that the one additional house on the site should
be affordable and it was considered that approving the application would not undermine the aims of clause 1 within the policy. Attention was drawn to the fact that the application
site was within an area characterised
by detached houses, in a variety
of designs and sizes, there was no specific pattern
or general theme to the existing dwellings. It was noted that the submitted plan indicated a pair
of houses in a modern design with traditional
features. It was considered that the materials used could be seen
in the area and that the proposal
would be suitable for the site in
terms of finishes. It was noted that
the site was sufficient in size for
housing and that it would
not cause an over development of the site. Reference was made to the objections received and noted in
the report. The applicant
stated that the current flooding consequences assessment answered the concerns of Natural Resources Wales (NRW) regarding the assessment submitted with the previous application and indicated that
it was possible to manage flooding consequences in accordance with TAN 15: Development and Flood Risk
(TAN 15) for the lifetime
of the development. The plan's
design had changed and there were
no living spaces on ground
level, the finished floor height of the house has been
raised to 5.5 AOD and the forecourt height had been raised to be level with the county highway in order to facilitate
safe access in an emergency
from the property. It was noted that ... view the full minutes text for item 5.10 |
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Upgrade and extend the existing site to provide 12 plots, each with an amenity building for gypsies and travellers, construct a new access road within the site & childrens play area. LOCAL MEMBER: Councillor Dafydd Meurig Additional documents: Minutes: Upgrade and extend the
existing site to provide 12 pitches, each with an amenity building for gypsies
and travellers, construct a new access road within the site and create a
children's play area. (a) The Senior
Development Control Manager elaborated on the background of the application,
noting that historically all the site was used however currently only five
pitches were used at the top section of the site. It
was reported that background work for the preparation of the Joint Local Development
Plan (Topic Paper 18) recognised that there was a need for ten additional
permanent pitches to the current provision in Gwynedd. The current site in Llandygai was full and there
was a reserve list to secure a pitch. It was considered that there was an evident need
for additional pitches. It was noted that there
was a statutory requirement
for every Local Authority in Wales to identify the needs of gypsies and travellers in their areas
and provide appropriately. It was noted that the proposal would ensure that the site would provide
facilities in accordance with Welsh Government legislation and guidance. Attention
was drawn to the additional observations
received from the Joint Planning Policy Unit which noted that they
agreed with the proposal to approve with conditions and their assessment
of the submitted Language and Community Statement.
(b) The following main points were made by the local member (not a member of
this Planning Committee):- ·
The proposal
to upgrade the site was to
be welcomed; ·
That the amenity
buildings would be more fit
for purpose; ·
The need
had been proven and there would
be no more impact than there was currently; ·
That he
was content with the recommendation to approve with conditions. (c) It
was proposed and seconded to approve the application. During the ensuing
discussion, the following main observations were noted: ·
There was a real need to upgrade the site; ·
Had observations been received from the Gipsy
Society? ·
A fatal accident had occurred near the entrance,
therefore it had to be ensured that the entrance was cleared and made safe. ·
There was a local need for the provision; ·
The proposal was welcomed, however, the site's name
had to be re-considered; ·
There had been many difficulties historically on
the site and therefore it was very important to speak with the residents and
the Gipsy Council. Had Maesgeirchen residents been consulted? ·
Safeguarding minorities was a good thing; ·
Was there a protocol for the Committee to follow
when determining an application submitted by the Council? ·
That pushing the site to the back of the industrial
estate did not do justice to us as a Council and was uncivilised. A better
location should have been sought; ·
Could something be done to improve the look of the
site with soft landscaping? In response to the above observations, the officers noted:- · The Gipsy Society had not been consulted, consultation had been in accordance with the statutory requirements. A notice was posted ... view the full minutes text for item 5.11 |