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. |
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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 Huw G. Wyn Jones, in items 5.3 and 5.8 on the agenda, (planning
application numbers C17/0159/39/LL and C17/0438/18/LL) as he knew the
representative of Cadnant Planning; ·
Councillor Judith Humphreys, in item 5.7 on the
agenda (planning application number C17/0437/22/LL) as she was a Governor of Ysgol Gynradd Bro Lleu; ·
Councillor Catrin Wager,
in item 5.8 on the agenda, (planning application number
C17/0438/18/LL) as she was a friend of an objector. 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
following members declared that they were local members in relation to the
items noted: ·
Councillor Sian Wyn
Hughes, (a member of this Planning Committee), in relation to item 5.4 on the
agenda (planning application number C17/0185/42/LL); ·
Councillor W. Gareth Roberts (not a member of this
Planning Committee), in relation to items 5.5, 5.6 and 5.7 on the agenda
(planning application numbers C17/0221/30/LL,
C17/0237/30/LL and C17/0437/22/LL); ·
Councillor Judith Humphreys (not a member of this
Planning Committee) in relation to item 5.7 on the agenda (planning application
number C17/0437/22/LL); ·
Councillor Elfed Williams
(not a member of this Planning Committee), in item 5.8 on the agenda (planning
application number C17/0438/18/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, 5 June 2017, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this committee held on 5 June 2017, as a true record, subject to adding the name of Councillor Edgar Wyn Owen to the members who were present. |
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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. C17/0325/38/LL - Land near 2 Bryn Goleu, Llanbedrog, Pwllheli PDF 184 KB Construction of a two storey dwelling. LOCAL MEMBER: Councillor Angela Russell Additional documents: Minutes: Construction of two-storey house (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 5 June, 2017 in order to give
officers from the Joint Planning Policy Unit an opportunity to prepare a plan
for the committee showing the location of the proposed house in relation to the
village's development boundary as designated within the Gwynedd Unitary
Development Plan (GUDP) and the Joint Local Development Plan (LDP). The plan
had been included within the agenda and it was estimated that 60% of the floor
surface area of the house would be outside the development boundary. It was
noted that the main planning matter was the principle of the development. It
was explained, as a vast section of the site as well as the house are located
outside the development boundary, the proposal was tantamount to erecting a new
house in the countryside and contrary to policy C1, CH4 and CH9 of the GUDP. It was
noted that the officers remain concerned regarding the detrimental impact of
the proposal based on overlooking, loss of privacy and creating an oppressive
structure and have a negative impact on the occupiers of nearby houses. Having
considered all the relevant matters, including local and national policies and
guidance, as well as the observations received from the applicant, it was
deemed that this development was unacceptable. (b) A proposal to
undertake a site visit was made and seconded. During the ensuing discussion, the
following main observations were noted by members: ·
Had received correspondence from the
applicant, he disagreed in terms of the location of the development
boundary; ·
Would a higher percentage of floor area
within the boundary make a difference? ·
A number of unsuccessful applications
had been submitted in relation to the site; ·
Llanbedrog
Community Council had withdrawn its observations; ·
The proposal did not comply with the
policies as it was outside the development boundary and it would disrupt the
residential amenities of nearby houses; ·
In order to show fairness to the
applicant, a site visit should be carried out; ·
Did not see any purpose for undertaking
a site visit; ·
Had proposed carrying out a site visit
in order to assess the proximity of the house to the workshop and the impact of
the proposal on the road and the access. (c) In response to the above
observations, the officers noted: ·
That confirmation had been received from the Joint
Planning Policy Unit that the development boundary in the GUDP and the LDP was
the same and due to the discussion at the previous Committee meeting, a slide
had been provided to the Committee in order to clearly show the situation
regarding the boundary and the location of the proposed house. · That it was a matter of principle, only in some exceptional circumstances, an open market house would be approved outside the development boundary. The circumstances of this application were not exceptional, therefore, it was not considered that there was ... view the full minutes text for item 5.1 |
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Application No. C17/0059/03/LL - Pencae Fucheswen, Blaenau Ffestiniog PDF 154 KB Application to demolish existing shed and erect an extension in its place. LOCAL MEMBER: Councillor R. Glyn Daniels Additional documents: Minutes: Application to demolish the existing shed and
construct an extension in its place. (a) The
Planning Manager elaborated on the background of the application and noted that
the proposed extension was of a size and design that was in keeping with the
main property. It was not considered
that the proposal was likely to have a detrimental impact on the amenities of
neighbouring residents in terms of privacy or overlooking. Attention
was drawn to the additional observations that had been received. It
was noted that the Footpaths Unit had confirmed that the public footpath
running past the front of the site should be kept clear at all times. The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report. (b) Taking
advantage of the right to speak, the applicant noted the following main points: ·
The extension would have the same footprint as the
existing shed and it would improve the appearance from the path; ·
The development would not impair the access to the
public footpath; ·
The former owner had received planning permission
for such an extension in 2010 but he had not acted upon the permission. (c) It
was proposed and seconded to approve the application. A
member noted her concern regarding the impact of the development on the public
footpath and the need for assurance that the path would be protected. A member
drew attention to the recommendation to impose a condition to protect the path
should the application be approved. RESOLVED to approve the application. Conditions: 1. Time 2. Compliance with plans 3. Agree on finishes 4. Slate 5. Protect the footpath |
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Application No. C17/0159/39/LL - The Shanty, Pen Bennar, Abersoch, Pwllheli PDF 197 KB Demolition of existing dwelling and construction of replacement 3 storey dwelling. LOCAL MEMBER: Councillor Dewi Wyn Roberts Additional documents: Minutes: Demolition of house to be replaced with a
three-storey house (a)
The Planning Manager elaborated on the background of the application,
noting that the site was located on the Abersoch
headland, outside the village's development boundary and within the Llŷn Area of Outstanding Natural Beauty (AONB). It was noted that the site was on various
levels and was located within a residential area and amongst other various
houses located on a cliff above the sea. It was reported that photographs had
been submitted with the application showing the proposed house in the wider
landscape; it could be seen from the photos that the house was visible from the
sea mainly and from the adjacent property to the south and north of the
site. In addition, the roof, a section
of the rear wall of the garage and the site's boundary wall were visible from
the adjacent public footpath. Attention
was drawn to the additional observations that had been received with reference
towards the response of the AONB Unit to the amended plans. It was noted that
the Unit was of the opinion that the proposal would not disrupt the AONB. After
receiving observations from an objector associated with providing listed
building status to the current structure, the observations were discussed with
the Council's Senior Conservation Officer who confirmed that the current
building was not of historical or architectural value and that it did not
justify listed status. It was noted that Policy CH13 of the GUDP, which
was the main policy in assessing the principle of the development, stated that
proposals to demolish a dwelling in a poor condition in the countryside and to
replace it with a development of new residential units, will be approved
subject to compliance with five relevant criteria. It was noted that it was considered that the design
of the property from looking at it from the sea, was in keeping with the site
as it followed the shape, setting and profile of the site and materials that
created a soft design were being used.
It was felt that the images, submitted as part of the application,
showed that the building would not create an intrusive development in the
landscape and although the appearance of the house was different, it was not
considered that it would have a significant harmful impact on the AONB's
landscape and coastline. It was noted that a Public Footpath was located
near the site and that it needed to be protected during and at the completion
of the development and this could be achieved by means of a condition on the
planning permission. It was noted that the location, density and increase in size were reasonable and the design and materials were an improvement for an open site of this type. Bearing in mind that a house was located on the site already, along with a number of other houses on either side of the site, there would be neither a significant change in the landscape and views from, ... view the full minutes text for item 5.3 |
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Application No. C17/0185/42/LL - Caffi Porthdinllaen, Lôn Golff, Morfa Nefyn, Pwllheli PDF 268 KB Partly retrospective application for the alterations to existing cafe, to include replacing awning with timber glazed windows, form new decking, new ice cream cabin, and provisions of new toilets. LOCAL MEMBER: Councillor Sian Wyn Hughes Additional documents: Minutes: A
part-retrospective application for improvements to an existing café, to include
the replacement of an awning with timber windows, the creation of a timber
platform, a storeroom and new toilet provision (a) It
was confirmed that this application had been withdrawn. |
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Application No. C17/0221/30/LL - Penrhyn Canol, Aberdaron, Pwllheli PDF 243 KB Side extension, installation of septic tank and construction of new access road. LOCAL MEMBER: Councillor W. Gareth Roberts Additional documents: Minutes: Side extension, installation of septic tank and
construction of new access road. (a) The
Senior Development Control Officer elaborated on the background of the
application and noted that the application site was located within the AONB and
a Landscape of Outstanding Historical Interest. It
was noted that the extension in terms of its design, scale and size was
acceptable and commensurate to the existing property. Attention
was drawn to the AONB Unit's observations that the proposed extension was in
keeping with the original building and that there were no concerns in terms of
the impact on the AONB. After receiving observations from the AONB Unit
regarding the access track, it was recommended to impose a condition, should
the application be approved, to submit landscaping details for the track and
specifically for the eastern boundary. The
development complied with the GUDP for the reasons noted in the report. (b) Taking advantage of the right to speak, the representative of an objector
noted the following main points: ·
That he was speaking on behalf of the family of Fferm Bryn who were agricultural tenants of the applicant; ·
That the applicant had not consulted with the
tenants prior to submitting the application; ·
That the farm was approximately 100 acres and
losing a little land would have an impact and would threaten the farm's
viability; ·
That the owner had confirmed to the tenants
verbally that the site would not be sold; ·
That it would be better to locate the extension
behind the house, rather than on the side, in order to avoid the agricultural
land; ·
That a report needed to be submitted regarding bats
and the white owl that roosted in the outbuildings. (c) Taking advantage of the right to speak, the applicant’s agent
noted the following main points:- ·
That the proposal was acceptable in planning terms;
·
Tenancy matters were irrelevant to planning; ·
The Biodiversity Unit, the AONB Unit, the Community
Council nor Natural Resources Wales objected to the proposal. (ch) The local
member (not a member of this Planning Committee) noted the following main
points: ·
That the extension was in keeping with the current
building; ·
That he agreed with the observations in the report
in terms of the need to erect a clawdd and to use the excavated soil to create the access
track; ·
That a survey needed to be carried out to confirm
whether or not bats were present before the work would be carried out. (d)
In response to the above-mentioned observations, the Planning Manager
noted that the Biodiversity Unit had confirmed that the bat presence risk in
the building was low and that it would be unreasonable to request a full
survey. She added, if the application was approved, as usual, that a note would
be included on the application noting the necessity to stop works if bats were
present. This would be managed outside the planning system. (dd) It was proposed and seconded to approve the
application. A member noted that he could not understand why ... view the full minutes text for item 5.5 |
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Application No. C17/0237/30/LL - Bryn Llan, Rhoshirwaun, Pwllheli PDF 149 KB Extension to existing touring caravan site. LOCAL MEMBER: Councillor W. Gareth Roberts Additional documents: Minutes: Increase number of touring caravans from 10 to 17 on an existing site. (a) The Senior Development Control Officer
elaborated on the background of the application, noting that the application
site was located between the villages of Pengroeslon
and Rhydlios and within the Landscape Conservation
Area. It
was noted that policy D20 of the GUDP approved proposals to increase the number
of pitches on existing touring caravan sites by means of an extension provided
the proposal formed part of a plan that will secure environmental and visual
improvements in terms of the location, layout, design and appearance of the
site, and its position in the surrounding landscape. Attention
was drawn to the additional observations that had been received. It was noted that planning permission for 10
touring caravans that existed on the site was a material planning consideration
when considering the current application. It was not considered that the
proposal would have a substantial impact on the visual amenities of the area,
road safety or the amenities of nearby residents. The development was acceptable in terms of relevant
local and national policies for the reasons noted in the report. (b) The local member (not a member of this Planning Committee) noted
the following main points:- ·
The local community was not happy with the
proposal; ·
That the caravan site was very visible from the
road and that there was not much screening; ·
That the landscaping proposed would not have an
impact, indigenous trees should be planted; ·
There was a need to landscape along the edge of the
site with the access track and not the field on the other site of the track, strengthen the clawdd on the side of Hell's
Mouth and landscaping along the boundary with the public road. (c) In response to the local member's observations, the Senior
Planning Service Manager noted that the applicant
could be asked to move the landscaping line so that it also goes around the
site. He added that the density of the landscaping and the use of trees
indigenous to the area could be considered.
(ch) It was proposed and seconded to approve the application. During
the ensuing discussion, the following main observations were noted by members: ·
The applicant should carry out the landscaping
before extending the site; ·
That the current site was entirely visible in the
landscape and the applicant should be asked to plant trees before submitting an
application to extend the site; ·
Was there a condition on the original planning
permission in relation to landscaping? ·
No objection had been received following the public
consultation. (d) In response to the above, the officers noted: ·
That consideration should be given to
the impact of the increase in the number of caravans on the landscape. It was
recommended, should the application be approved, that a landscaping condition
was imposed and it would be ensured that the landscaping plan was in keeping
with the layout of the site; · The original application had been approved in 1986 and it was not necessarily ... view the full minutes text for item 5.6 |
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Siting of 21m high telecommunications mast including a radio station, 3 antennas, 2 equipment cabinets, ancillary equipment together with a 1.8m high security fence. LOCAL MEMBER: Councillor Judith Humphreys Additional documents: Minutes: Erect a 21m high telecommunications mast, including
a radio station, three antennae, two equipment cabinets, associated equipment,
along with a 1.8m high security fence. (a) The Planning Manager elaborated on the
background of the application and noted that the site was on the
outskirts of Penygroes at the rear of the telephone
exchange site which contained one permanent single-storey building. It was
explained that residential houses were located on the far side of the public
road to the direction of the north, west and east with the following nearby: Ysgol Gynradd Bro Lleu, Ysgol Uwchradd
Dyffryn Nantlle and Plas Silyn Leisure Centre. It was noted that policy CH20 of the GUDP approved
proposals for new infrastructure and telecommunications equipment subject to
full consideration of specific criteria. It was reported that the applicant had
noted within the documents of the planning application the reasons why this
location had been chosen for the development, noting that it was part of the
Government's objective of extending 4G phone signal to areas where it did not
currently exist, in particular to rural areas. An objection had been received based on concern
about the impact of the development on health, and specifically on the health
of the children at the nearby Primary School. It was noted that criterion
number 3 of policy CH20 ensured that proposed developments satisfied the
International Commission on Non-Ionizing Protection (ICNIRP) Public Exposure
Guidelines. Information had been received indicating compliance with these
standards. Although it was acknowledged that concern had been raised regarding
the potential impact, it was not considered that the proposal was contrary to
national policies or the Unitary Plan and there was no need for further
information to assess the possible impact of the development. Attention
was drawn to the additional observations that had been received. It
was noted that it was inevitable for the main proposed structure to be partly
visible from public spaces due to the need for it to be in a relatively open location
to ensure that it would work to its full capacity. The nearest residential
houses were located approximately 50m and 90m away from the application site in
different directions, it was acknowledged that this type of development would
inevitably have an element of visual impact on these nearest houses, however,
it was not considered that the impact would be substantial in this case. The
development was acceptable in terms of relevant local and national policies 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 the Headteacher
of Ysgol Bro Lleu and that
there was concern regarding the proximity of the mast to the school and the
impact it could have on the children; ·
That the industrial estate would be able to better
conceal the proposal; ·
Unaware of the actual impact of such a development;
were similar developments found near other schools? · That parents were concerned and some were threatening to move their children from ... view the full minutes text for item 5.7 |
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Application No. C17/0438/18/LL - Land near Teras Fictoria, Deiniolen, Caernarfon PDF 276 KB Amend condition 2 of planning permission ref. no. C09A/0396/18/AM for residential development so as to extend the period of 3 years to enable the submission of the approval of reserved matters application. LOCAL MEMBER: Councillor Elfed Williams Additional documents: Minutes: Change condition 2 of planning permission number
C09A/0396/18/AM for a residential development in order to extend the period
from three years to enable the submission of a reserved matters application. (a)
The Senior Development Control Officer elaborated
on the background of the application, noting that the proposal continued to
involve developing the site for 27 houses (including five affordable houses for
general local need) along with the creation of a new access. The original application was subject to a
legal agreement under Section 106 in order to provide an element of affordable
housing. It was noted that the 106 agreement would need updating as its
contents continued to be valid despite the submission of this latest
application. Attention was drawn to the additional observations
that had been received. Reference was made to the objections received following
the public consultation. It was noted that the principle of developing the
site for a residential development had already been approved under outline
application ref C09A/0396/18/AM and there had been no change in terms of the
nature and details of the proposal or in the context of the local planning
policies and guidelines and, although the Local Development Plan was likely to
be adopted soon, the site would continue to be within the development boundary
of Deiniolen in addition to being designated for a
residential development within the plan. It was explained that this latest application did
not involve any change to the plans that had already been approved. It was noted that the objections to this current
application to extend the time in order to submit reserved matters had been
considered in full and based on the assessment in the report, it was believed
that the proposal continued to be acceptable, subject to including relevant
conditions as included within the previous outline permission. (b) Taking advantage of the right to speak, the applicant’s agent
noted the following main points:- ·
It was not the principle of developing the site for
housing that was under consideration, the principle of extending the time to
submit a reserved matters application was relevant; ·
That improvements had been made to the path
already; ·
That the land had been designated in the GUDP and
LDP for residential development. Under the LDP, the proportion of affordable
housing included as part of the development could be less. (c) The
local member (not a member of this Planning Committee) objected to the
application and he made the following main points: ·
The application did not respond to the demand for
housing, and another three sites that had been granted planning permission for
residential development had not been developed; ·
That the report gave much attention to the policies
of the GUDP but as the LDP was about to be adopted, there was a risk that the
report did not give sufficient consideration to the LDP's policies. That the
application should be deferred until the situation with the new plan became
clearer; · That Ysgol Gwaun Gynfi was almost at full capacity, did the Council have plans ... view the full minutes text for item 5.8 |
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Application No. C17/0448/39/LL - Fron Hyfryd Caravan Park, Sarn Bach, Abersoch, Pwllheli PDF 265 KB New service building, various engineering operations plus increase in touring pitches from 18 to 24 pitches LOCAL MEMBER: Councillor John Brynmor Hughes Additional documents: Minutes: New service building, various engineering works
together with increasing the number of touring caravan pitches from 18 to 24 (a) The
Planning Manager elaborated on the background of the application and noted that
the site was located in the countryside between Sarn
Bach and Bwlchtocyn and within the Llŷn AONB as well as a Landscape of Outstanding
Historic Interest. It
was noted that the site was not considered to be prominent or intrusive in the
landscape as the boundaries of the fields had been surrounded by hedges and trees
that acted as a screen. In addition, it
was noted that the location of the site and its setting in the landscape also
meant that the location did not stand out very prominently. It was noted that the AONB Unit agreed and
noted that due to the nature of the site, the natural landscaping and the low
density, that the increase in the number of units could be incorporated without
disrupting the AONB. Attention
was drawn to the additional observations that had been received. Due to the scale and location of the
application together with existing natural features, the site was not
considered to be obtrusive in the landscape, or likely to have a significantly
harmful impact on the visual amenities of the AONB. (b) It was proposed and seconded to approve the
application. In
response to an observation by a member regarding connecting to the public
sewerage system, the Planning Manager explained that the existing site was
connected to the public sewerage system. A
member enquired about the layout of the site in relation to the flood zone. In
response, the Planning Manager noted an amended plan had been submitted moving
the plot to the most north-eastern corner of the site in order to ensure that
the site was entirely outside the flood zone. She confirmed that Natural
Resources Wales was satisfied with the amendment. A member noted that the new servicing
building was to be welcomed. RESOLVED to approve the application. Conditions: 1. Commencement within five years. 2. In accordance with submitted plans. 3. The number of touring units on the site at
any one time to be restricted to 24. 4. Restrict the season to between 1 March and
31 October. 5. Holiday use only. 6. A register to be maintained. 7. No storing of touring caravans on the site. 8. The timber boards on the external walls of
the service building to be left to weather naturally. 9. The colour of the service building roof to
be dark grey colour BS 18 B25. 10. Submit and agree upon a Habitats Management
Plan. 11. Submit and agree upon a lighting plan for the
site. 12. Submit and agree an Environmental Buildings Management Plan. |