Venue: Neuadd Dwyfor, Stryd Penlan, Pwllheli, Gwynedd, LL53 5DE. View directions
Contact: Bethan Adams 01286 679020
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APOLOGIES To accept any apologies for absence. Minutes: Councillors Elin Walker Jones, Dilwyn Lloyd and Cemlyn Williams. |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Minutes: (a) The following members declared a personal interest in the following items for the reasons noted: ·
Councillor Berwyn Parry Jones in items 5.1 and
5.5 on the agenda (planning
application numbers
C14/0386/24/LL and C18/0838/11/LL) as he was a Member of the Board of Cartrefi Cymunedol Gwynedd. ·
Councillor Edgar Wyn Owen in item 5.2 on
the agenda, (planning application
number C17/1172/19/LL) as his son
lived nearby. The Members were of the opinion that they were
prejudicial interests, and they withdrew
from the Chamber during the discussion on the applications. (b) The Head of Legal Services / Monitoring Officer declared a personal interest in item 5.2 on
the agenda (planning application
number C17/1172/19/LL), as the agent
for the application was his
brother in law. The Planning Manager
declared a personal interest in item
5.2 on the agenda (planning
application number
C17/1172/19/LL), as family friends
had objected to the application
and lived close to the site. The officers were
of the opinion that they were prejudicial
interests, and they withdrew from
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 Aeron M. Jones (not a member of this Planning Committee) in item 5.1 on
the agenda, (planning application
number C14/0386/24/LL); ·
Councillor Keith Jones (not a member of this Planning Committee), in items 5.4 and
5.5 on the agenda, (planning
application numbers
C17/0835/11/MG and C18/0838/11/LL); ·
Councillor Gruffydd Williams (a member of this Planning Committee), in item 5.6 on
the agenda (planning application
number C18/0955/42/RC). The Members withdrew to the other side of the Chamber during the discussion 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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MINUTES The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 17 December 2018, be signed as a true record. Minutes: The Chair signed the minutes of the previous meeting of this Committee, that took place on 17 December 2018, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment 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 policy aspects. RESOLVED |
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Renewal of planning permission reference C08A/0568/24/LL and
C09A/0532/24/LL for the erection of 24 dwellings including 12 affordable
dwellings, alteration to present access and creation of estate roads (amended
scheme to that originally submitted) LOCAL MEMBER: Councillor
Aeron Maldwyn Jones Link
to relevant background documents Additional documents: Minutes: Renewal of
planning application number C08A/0568/24/LL and C09A/0532/24/LL for the
erection of 24 dwellings, to include 12 affordable houses, alterations to the
existing entrance and the creation of estate roads (amended plan to the plan
originally submitted). (a) The Planning Manager elaborated on the background of the application,
noting that the application was deferred at the Committee meeting held on 17
December 2018, to enable an objector to speak on the application and to
undertake a site visit. Some members had visited the site prior to the meeting.
It was explained that the original application had been approved by the
Committee at a meeting on 14 December 2015. It was noted that as the applicant
had delayed signing a legal agreement, the Anglesey and Gwynedd Joint Local
Development Plan (JLDP) had been adopted in July 2017 and as a result there had
been a change in the policy situation. The application had been assessed in
accordance with current policies. It was noted that the application was for 24 dwellings and 12 of these
would be affordable dwellings. It was highlighted that the need for open market
housing and affordable housing had been confirmed by the relevant bodies, and
the policies supported this, therefore the application was considered to be
acceptable in principle. Attention was drawn to the objections received from nearby residents on the
grounds of issues such as loss of privacy, noise nuisance and oppressive
structures. It was explained that there was a varied distance of 23-31m between
the rear of the existing houses and the rear of the proposed houses and it was
deemed that this empty space, as well as existing vegetation and the
design/location of the proposed houses, was acceptable on the grounds of
protecting reasonable privacy and overlooking. Reference was made to the objections received from local residents
regarding the increase in traffic and the lack of footpaths, although these
were recognised, the Transportation Unit had no objection to the proposed
arrangement subject to the inclusion of appropriate conditions. It was also
noted that the proposal was acceptable on the grounds of preparing facilities
for parking, travelling and allowing access to the houses themselves, and was
accessible based on its location. It was noted that the Joint Planning Policy Unit had confirmed that the size of the open space for the development conformed to the requirements of Policy ISA5 of the JLDP and the requirements of the Supplementary Planning Guidance: Housing Developments and Open Spaces of Recreational Value. Although objections had been received from nearby residents to the location of the open space, it was considered that the location was acceptable bearing in mind that there was natural supervision of the space with a large number of houses within the development and no alternative use could be made of this section of the site, considering the building limitations due to its proximity to the gas sub-station and proposed sewage treatment works. It was expanded that if the open space was relocated then the existing location ... view the full minutes text for item 5.1 |
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Application No. C17/1172/19/LL - Plas y Bryn Nursing Home, Bontnewydd, Caernarfon PDF 169 KB Change of use of former nursing home to
create 4 self contained holiday units, construction of separate buildings to be
used as a swimming pool. LOCAL MEMBER: Councillor Peter Garlick Link to relevant background documents Additional documents: Minutes: Change of use of a
former residential nursing home to create four self-contained holiday units,
erect a separate building to be used as a swimming
pool together with extensions and alterations to the existing building. (a) The Development Control Team Leader elaborated on the background of the application, noting that the application had been deferred at the Committee meeting held on 25 June
2018, to receive further confirmation from the agent regarding some specific aspects
of the application together
with conducting a site visit. It was noted that the site visit was conducted on 23 July 2018. Reference was made
to the numbers staying, noting that confirmation
had been received that the number of guests would vary
according to the season but that the likely
number at any one time would
be between 50% and 60% (up to 70 people) of the building's residential capacity. Attention was drawn to the additional observations received that included
confirmation from the Council's Tourism Service that this type
of provision was scarce in the county. It was noted that
the road to the site was narrow and winding,
however, it was not considered
that the proposal would entail a substantial obvious increase and harm
in terms of traffic movement compared to the historical use as a residential nursing home. Therefore,
it was deemed that the proposal was not unacceptable in terms of the relevant requirements of policies TRA2 and TRA4 of the
JLDP. It was explained that there was no control of the current use of the site and this
application would improve the situation. It was noted that observations
were received from the Joint Planning Policy Unit in terms of mitigating
measures to protect and promote the Welsh language. It was recommended to impose an additional
condition to what was stated in the report
in terms of agreeing on signage
and information packs. The development was acceptable
in terms of relevant local and national policies
for the reasons noted in the report. (b) Exercising the
right to speak, the applicant’s agent noted the following main points:- ·
That the proposal
complied with Policy TWR2 of the JLDP; ·
The business
plan submitted as part of
the application indicated that the profit that would emanate from
the development would increase; ·
That a transport
assessment had been submitted as part of the application; ·
The Transportation
Unit did not object to the proposal; ·
Bearing in mind the established use of the site, the traffic situation would be no worse; ·
The proposal
was in accordance with local and
national policies. (c) It was proposed and
seconded to approve the application. During the ensuing discussion, the following main observations were noted by members: ·
It was a beautiful
building and it needed to be safeguarded from deterioration; ·
Concern regarding
road safety, but use of the site could be controlled
with conditions; · Given that the home's residents had not been car ... view the full minutes text for item 5.2 |
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Application No. C16/1412/19/LL - Tŷ Glan Menai, Ffordd yr Aber, Caernarfon PDF 142 KB Demolition of existing dwelling and erection of 12 bedroom hotel (3 storeys) with parking area, sewerage treatment plant and alterations to the existing access, the existing summer house and gatehouse would be used as ancillary buildings to the proposed hotel. LOCAL MEMBER: Councillor Peter
Garlick Additional documents: Minutes: Demolition of existing dwelling
and erection of 12 bedroom hotel (three storeys) with parking spaces,
sewage treatment tank and alterations
to existing access, the existing Summer House and Gatehouse to be used as ancillary buildings to the proposed hotel. (a) The Planning Manager
noted that concerns had been received from objectors
at the end of the previous week, in terms
of sufficient notice to attend and prepare
to speak at the Committee.
The Committee was requested
to defer the application to
give the objectors more time to prepare. RESOLVED to defer the application. |
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Reserved matters of permission C14/1248/11/AM to erect 4 blocks of flats containing 70 living units. LOCAL MEMBER: Councillor Keith
Jones Additional documents: Minutes: Reserved matters from outline planning permission
C14/1248/11/AM to erect four blocks of flats to include 70 living units. (a) The Development Control Team Leader expanded on the background to the application noting that the application involved reserved matters that included
the scale, appearance and landscaping of the site. It was noted that the proposal would provide 24 one bedroom units
and 46 two bedroom units. It was explained that the outline permission was for 77 units, however,
in order to comply with the housing associations' building standards (DQR standard) and in
response to a change in the housing market, the floor area of the units had increased and this
meant a reduction of seven units on
the site. It was highlighted that the plans had been amended since
the original application submission, in order to: ·
Amend the location
of windows to avoid and reduce overlooking.
·
Amendments to the design,
mainly to rationalise the shape and form
of the buildings.
·
Alterations to materials
and colours proposed. ·
Changes to the arrangements
of units to ensure an acceptable standard
of living for each unit e.g. windows and natural
light. Attention was drawn to the additional observations that had been received. It was noted that
the development was not bespoke
student accommodation and was not to provide multiple occupation units and there
was no planning consent for these
types of uses on the site. Reference was made
to the cross-sections and elevations received from the applicant indicating how the development would sit within the site and its
relation with nearby buildings. It was expanded that a montage had been received to show the appearance of the development from further views across
the city. Attention was
drawn to the montage that demonstrated
that the use of grey shades on
the upper sections of the blocks was a very important element to enable the development to acceptably blend-in. It was noted that it was considered that block two required
grey cladding on the upper floors,
as shown in the montage, to
reduce the prominence of
the floors from further elevations and a condition could be imposed to ensure this. It was noted that
objections had been received regarding residential amenities including overlooking, it was recognised that there would be an impact, however,
the alterations made to the
plans were sufficient to satisfy the policies. It was highlighted that a large number of objections had been received on the grounds of a lack of parking spaces within the site and parking issues that already existed in the area. It was noted that the proposal would provide 70 living units with a mixture of one and two bedroom units and that the site plan indicated 67 parking spaces. It was explained that the parking standards required one parking space for each living unit, however, this referred to ... view the full minutes text for item 5.4 |
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Application No. C18/0838/11/LL - 371-373, High Street, Bangor PDF 158 KB Demolish existing building and erect 9 affordable units for a local housing association, parking accomodation and landscaping. LOCAL MEMBER: Councillor Keith
Jones Additional documents: Minutes: Demolition of existing building
and erect nine affordable units for the local
housing association, parking spaces and landscaping. (a) The Senior Development Control Manager elaborated on the background of the application, noting that the principle of erecting housing on the site was based on Policies
PCYFF1, TAI1 and P55 of the JLDP. He noted that as it would be a registered social landlord who would be responsible
for all the units, they would all be available as affordable housing. It was highlighted that the site was within the development boundary, it was a previously developed site and was suitable for residential use. It was noted that the application was acceptable in principle.
Attention was drawn to the additional observations that had been received. It was noted that
the units had been designed in a three
block form of varying heights with a variety of materials used on the building's external elevation. Considering the design, scale, form and
materials of the development
it was believed that it would be in keeping
with the site and would not create
an incongruous or oppressive structure within this part
of the streetscape
It was reported that correspondence had been received from
some local residents regarding the detrimental effect of the proposal on residential
and general amenities in terms
of loss of privacy, overlooking and noise nuisance, over development and the creation of an oppressive structure.
The original plans had been amended in
response to the objections,
in order that the rear wall windows on the northern section of the new building were
set at an angle to reduce any direct
overlooking into nearby dwellings. It was added, in order
to avoid any direct over-looking it could be ensured that stair windows,
facing dwellings at the rear of the site, would be of opaque glass permanently. Reference was made
to observations received from local residents
stating concerns regarding the suitability of the access, although recognising the concerns the Transportation Unit had no objection to the proposal subject to including appropriate conditions with any planning
permission. 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) supported the application, noting that there
was a need for housing in the area and that
the proposal was in keeping with the area with a similar
development by Cartrefi Cymunedol Gwynedd nearby. RESOLVED to delegate powers to the Senior Planning Manager
to approve the application, subject to the receipt of favourable observations
from the Public Protection Unit and to the following conditions:- 1. Five
years. 2. In accordance with the plans. 3. Natural
slates/materials. 4. Highways. 5. Biodiversity. 6. Welsh Water. 7. Withdrawal of permitted development rights (windows). 8. Pollution / contamination 9. Opaque glass for the windows in the stair area ... view the full minutes text for item 5.5 |
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Application No. C18/0955/42/RC - Northern Lights, Lon-tyn-pwll, Nefyn PDF 110 KB Remove section 106 that was signed on application 2/22/448B that restricts the use of building and land to agricultural use and no business or commercial use. LOCAL MEMBER: Councillor
Gruffydd Williams Additional documents: Minutes: Deletion of Section 106 Agreement
signed on application 2/22/448B restricting
the use of the building and land to agricultural
land and no business or commercial use. (a)
The Planning
Manager elaborated on the application's background and noted that the principle regarding the circumstances under which an application
for removing a Section 106 agreement may be made was explained in detail
in Circular 13/97 Planning Obligations. In addition to the above-mentioned circular, the
Town and Country Planning (Modification and Discharge of Planning Obligations) Act 1992, was relevant
to this application. It was explained
that the documents (including Regulations 122 and 123 of the Community Infrastructure Levy, 2010), state that in
order for a legal agreement under Section 106 to be valid, five relevant
tests must be met, whether it was a new agreement or an application to remove or amend an agreement. It was noted that the application to remove the agreement was submitted on the grounds that the applicant was of the view that the agreement was ambiguous, unnecessary and could not be implemented. It was highlighted although a 106 agreement had been signed in
connection with application 2/22/448B, the limitations
of the 106 agreement had also
to an extent been repeated in
conditions on the planning permission. It was explained that applications for stables would now
be subject to a planning condition on the permission, rather than a 106 agreement.
It was considered that there was no planning
purpose for the 106 agreement and it was not required to make the approved development acceptable for planning purposes. It was noted that it was considered that the contents of the agreement under Section 106 did not meet the five tests referred
to in Circular 13/97, Planning Policy Wales, Chapter 3 "Making and Enforcing Planning
Decisions" and the
Town and Country Planning (Modification and Discharge of Planning Obligations) 1992, and the agreement did not continue to serve a useful planning purpose. It was recommended to approve the application unconditionally. (b) The local member
(a member of the Planning Committee) made the following main points:- ·
That Nefyn Town Council objected the proposal as changing the land use to create
any commercial development would have a serious impact on the road
to the site that was used every day
by walkers; ·
That land
on the site was a link to the Coastal Path, and Penrallt path was closed periodically due to land safety. Therefore,
if there was a development on the site then the link
to the Coastal Path may be lost; ·
That the 106 agreement
and the conditions were essential; ·
If the removal of the 106 agreement was granted then the application withdrawn in July
2018 would be re-submitted;
· That the site comprised stables for horses, if the 106 agreement was withdrawn then they could be used for business purposes. If there was no further use made ... view the full minutes text for item 5.6 |
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Construction of 3rd generation sports pitch including entrance / warm up area, creation of hardstanding for siting of a stand and kit storage area, creation of roads and paths, erection of floodlights and extension of car park. LOCAL MEMBER: Councillor Menna
Baines Additional documents: Minutes: Create a 3rd generation playing field to include an entrance / warm
up area, a hard standing for
installing a stand and equipment store, create roads and
paths, erect floodlights and extend the car park. (a) The Senior Development Control Officer elaborated on the application's background, noting that Policy ISA3 of the JLDP encourages approving proposals for new
facilities for academic and ancillary
social or leisure activities at higher education sites subject to being acceptable in terms
of such matters as scale, location, design, amenity and transportation. It was noted that the policy emphasised that priority should
be given to re-using existing sites. It was noted that
it was a plan to reuse the existing
site by upgrading it so that the quality
of the sports facilities available to the University are substantially improved. It was expanded that the development would help ensure that the fields are used more efficiently
than before and are more flexible to meet current educational
and leisure needs. Attention was drawn to the site's
location that was very sensitive in terms of landscape
considerations, a response
had been received from Natural Resources
Wales stating that the information submitted as part of the application gave assurance that the lighting plan that formed part
of this proposal would have little
visual impact on the location or on the view of the Anglesey Area of Outstanding Natural Beauty, and would be less
intrusive than the existing
lights. In terms
of general and residential amenities, it was noted that in
considering the distance of
the site from any private residences,
the fact that this was a "like for like" development in terms of land use,
it was not believed that it
would generate any significant additional changes to the amenities of any neighbours or the area in general. The development was acceptable in terms
of relevant local and national policies
for the reasons noted in the report.
Attention was drawn to condition
number 5, explaining that it was in the context of controlling the operational hours of the floodlights. (b) Exercising the right to speak, the applicant’s agent noted the
following main points:- ·
That the proposal
would provide the first third generation
field in north Wales; ·
It would
be a valuable asset to the area as well as for local clubs and
the community; ·
There were
drainage problems associated with the existing playing fields, they could
not be used during the Winter; ·
The field
would be suitable for international standard rugby and football; ·
That Sport
Wales supported the application; ·
The statutory
consultees were satisfied with the proposal; ·
The recommended
conditions were acceptable, subject to condition 5 referring to controlling the use of the floodlights. (c) It
was proposed and seconded to approve the application. A member noted that there was already a third generation field in Nantporth and he hoped that the field would ... view the full minutes text for item 5.7 |