Venue: Siambr Dafydd Orwig, Council Offices, Caernarfon, Gwynedd, LL55 1SH. View directions
Contact: Lowri Haf Evans 01286 679878
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APOLOGIES To accept any apologies for absence. Additional documents: Minutes: Apologies
were received from Councillor Eric M. Jones. |
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DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS To receive any declaration of personal interest and to note protocol matters. Additional documents: Minutes: a) Councillor
Simon Glyn (a member of this Planning Committee), in relation to item 5.4 on
the agenda, (planning application number C19/0812/39/LL), as he was father to
one of the company's employees. The member was of the opinion that it was a
prejudicial interest and he withdrew from the Chamber during the discussion on
the application. b) The
following members declared that they were local members in relation to the
items noted: · Councillor Linda
Ann Wyn Jones (not a member of this Planning Committee) in relation to item 5.5
on the agenda, (planning application number C19/1028/03/LL) · Councillor
Gruffydd Williams (a member of this Planning Committee), in relation to item
5.6 on the agenda (planning application number C20/0022/42/DT). |
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URGENT ITEMS To note any items that are a matter of urgency in the view of the Chairman for consideration. Additional documents: Minutes: None to note. |
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The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 10th February 2020, be signed as a true record. Additional documents: Minutes: The Chair signed
the minutes of the previous meeting of this committee, held on 10 February
2020, as a true record. |
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PLANNING APPLICATIONS To submit the report of the Head of Environment Department. Additional documents: Minutes: The
Committee considered the following applications for development. Details of the applications were expanded upon and questions were answered in relation to the plans and policy |
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Application No C19/0444/11/LL 196-200, Stryd Fawr, Bangor PDF 154 KB Conversion and change of use of rear part of former
Debenhams shop into 6 living units (5 x 1 bedroom and 1 x 2 bedroom) LOCAL MEMBER:
Councillor Steve Collings Additional documents: Minutes: Conversion and
change of use of the rear section of the former Debenhams store to create six
residential units (5 x 1 bedroom and 1 x 2 bedroom). a)
The Planning Manager elaborated on the background
of the application, noting that it had been deferred at the January 2020
Committee in order to receive additional information regarding the rent prices
of the residential units. It was explained that it was a full application for
the change of use of the rear section of the building, which was formerly the
Debenhams store in Bangor, to form six self-contained residential units, along
with minor alterations to the building. It was noted that there were no
concerns in relation to amenities or transport matters. Following the
deferral of the application in order to obtain information on the rent prices
of the affordable units, further information had been received by the agent and
the Joint Planning Policy Unit. Policy TAI 15 of the LDP sought to ensure an
appropriate provision of affordable housing in the Plan area, and the threshold
for affordable housing in Bangor was 20%.
The open market pricing report stated that the open market prices of all
the units would be lower than the affordable level of £50,000 in the area, and
therefore all the units would fall within the definition of affordable although
only 1.2 affordable units would be required. Consequently, it was emphasised
that in this case, no legal agreement or planning condition would be required
to ensure the provision of affordable housing, since the units would be
affordable in any case. It was explained that the location, size and type of
units meant that the market prices were affordable, and that the proposal
therefore complied with the relevant policies, which were TAI 15 in the LDP and
the SPG. It was explained that, based on what was noted in paragraph 3.3.2 of Supplementary Planning Guidance 'Affordable Housing' (April 2019), householders were expected to pay 25% or less of their gross income on rent for units described as affordable. On the basis of all the information from the report, 25% of the Bangor median income was £464 per month. It was reported that the agent had confirmed that five of the six units provided had an open market rent of £400 per month. Although the median income varied between wards, it was explained that the proposal needed to be considered in relation to the median income of Bangor in its entirety. It was explained that a development in one location could meet the demand for housing within th whole city due to the easy and natural movement between wards, and the proximity of wards to each other (it was noted that Pentir ward had been excluded from the figures on the grounds that it included areas outside Bangor). It was reported that the applicant had provided information based on the Gwynedd and Anglesey local housing market assessment, which stated that there was a current need for 1- and 2-bedroom ... view the full minutes text for item 6. |
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Application No C19/0995/11/LL 233-235, Stryd Fawr, Bangor PDF 144 KB Removal of condition 3 of planning permission C19/0323/11/LL which restricts 2 units out of 8 to affordable units LOCAL MEMBER:
Councillor Steve Collings Link
to relevant background documents Additional documents: Minutes: Revoke condition 3
of planning application C19/0323/11/LL which restricted two out of the eight
units as affordable units. a)
The Planning Manager elaborated on the background
of the application, noting that it had been deferred at the January 2020
Committee in order to receive additional information regarding the rent prices
of the residential units to be provided as part of the proposal. The condition
was originally imposed as clear and definitive information had not been
submitted (specifically the open market price), as part of the previous
application for the affordable provision. Following the deferral of the
application, information had been submitted by the developer regarding the rent
prices and open market valuations of the residential units. Also, an assessment of the value of the units
had been submitted by a company of Chartered Surveyors, based on the
requirements of the Red Book (2017). The
open market value of the units would vary from £45,000 to £60,000 and the
monthly rent of the units would vary between £425.00 and £475.00, with units 4
and 8 within the development offered at a rent of £425 per month. According to
Appendix 4 of SPG: Affordable Housing,
in relation to the prices anticipated for intermediate housing for sale in the
Deiniol ward in Bangor (2018), the value of an intermediate house was £67,876,
which meant that the proposed units could feasibly be purchased by occupiers on
a moderate salary. The Council’s Strategic Housing Unit had confirmed that the
valuation of the proposed residential units was lower than the affordable price
level (intermediate) for the Deiniol ward in Bangor. It was noted in
the report that consultation had taken place with the Joint Planning Policy
Unit in order to receive more information on the rent situation. It confirmed
that paragraph 3.3.2 of Supplementary Planning Guidance 'Affordable Housing'
(April 2019) stated that householders were expected to pay 25% or less of their
gross income on rent for units described as affordable. Although the median
income varied between wards, it was explained that the proposal needed to be
considered in relation to the median income of Bangor in its entirety. It was
explained that a development in one location could meet the demand for housing
within a whole city due to the easy and natural movement between wards, and the
proximity of wards to each other (it was noted that Pentir ward had been
excluded from the figures on the grounds that it included areas outside
Bangor). It was reported that the rent of the two affordable units noted at
£425 each was affordable in the context of the median Bangor income and the
requirements of the SPG and relevant TAN. It was noted that the open market prices of the units were naturally restricted to being affordable due to the nature and scale of the site and the size of the units themselves. It was stated that if this information had been submitted with the original application, such a condition would not have been imposed as ... view the full minutes text for item 7. |
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Application No C19/0524/14/R3 Canolfan Segontiwn Land, Caernarfon PDF 166 KB Full application for the construction of 4 self-contained living units, creation of estate road with associated services LOCAL MEMBER:
COUNCILLOR JASON W PARRY Additional documents: Minutes: Full application to erect four
self-contained residential units and creation of access road together with
associated resources. Attention was
drawn to the late observations form and the detailed observations that had been
received from the applicant. The
Members had visited the site. The Planning
Manager elaborated on the application's background, and explained that the
application had been deferred at the Planning Committee held on 10/02/20 due to
the decision made at the meeting to hold a site visit; to obtain more
information about the method of screening the access from adjacent housing; to
receive more information about the management of the site, and also to hold a
meeting to discuss the application with the Local Member. It was explained that
the proposal was to erect four residential units / pods designed and provided
to meet the needs of vulnerable individuals. It was noted that the units would
be in the Council's ownership and managed as short term accommodation via the
Council or registered Housing Association. It was noted that
the development site was located on part of the former Canolfan Segontiwm site
and within the development boundaries of the town of Caernarfon, which had been
designated in the Local Development Plan as an Urban Service Centre. It was
added that the site was near to the Roman fort of Segontium, a scheduled
monument, and that discussions had been held with CADW and Gwynedd
Archaeological Planning Service about the impact of the proposed development on
the scheduled monument. It was an extensive site, and in response to local
residents' concerns about the use of the remainder of the site, it was reported
that CADW had signalled its intention to designate the remainder of the site as
a scheduled monument, that would be likely to prevent further developments. It was reported
that a positive meeting had been held with the Local Member. The Transportation Unit had no objection to the
proposal, and in the context of visual, general and residential amenities, it
was considered that the proposal was acceptable in terms of its design, size,
scale and exterior materials. The proposal was unlikely to have an unacceptable
substantial detrimental impact on any residents or local property. Having considered
all relevant planning matters, including local and national policies and
guidance, as well as all the observations received, the proposal was considered
acceptable and in compliance with the requirements of the relevant policies. a) A
proposal to approve the application was put forward and seconded. b) In response to a request to provide an additional timber fence along part of the site's boundary with an adjacent house, it was noted that this was not considered to be necessary, and that it was not known whether the owner of the property wished to have a solid fence on their boundary. However, it was suggested that the applicant should hold further discussions with the owner to clarify their wishes about constructing a fence, and to report back to planning officers to confirm the owner's view and ... view the full minutes text for item 8. |
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Extend holiday occupancy season to be open year round for
holiday purposes LOCAL MEMBER:
COUNCILLOR DEWI W ROBERTS Additional documents: Minutes: Extension of the
holiday occupation period to be open throughout the year for holiday purposes. a)
The Planning Manager elaborated on
the background of the application, and noted that this was an application to
extend the occupancy period on the static holiday caravan site, thus
establishing a 12 month holiday season. It was highlighted that the existing
permissions restricted the occupancy of the caravans to between 1 March in one
year and 17 January the following year. The proposal would increase the
occupancy period by around six weeks a year. It was emphasised that there was
no intention to add to the number of static caravans on the site, only to extend
the occupancy period. It was noted that a number of caravan parks had already
been granted permission to extend the occupancy period, and that a precedent
had been set. It
was noted that Policy TWR 4 supported proposals to extend the holiday season of
existing static caravan and chalet sites provided it could be demonstrated that
the accommodation was being used exclusively for holiday purposes and did not
become the occupant’s main or sole place of residence. It was reported that Haulfryn
Group had its own measures in place to ensure that the static caravans were
only used for holiday purposes and that the owner was not permitted to use the
caravan as a permanent residence. Regardless of these measures, it was
considered that it would be appropriate, should the application be approved, to
include a condition that the static caravans were only used for holiday
purposes and that a register was kept of the names of the caravans' occupiers,
the duration of their stay and the address of their main residences. Reference
was made to the fact that Haulfryn Group owned five Holiday Parks in Gwynedd,
including The Warren. It was noted that the park was viewed as a valuable
tourism asset for the area and that it provided a number of local jobs. There
was strong demand for holiday accommodation during the February half term and
also for St. Dwynwen's Day and St. Valentine's Day. It was added that Haulfryn
Group offered a letting service on behalf of the caravans' owners to assist
with short stays during the year. Extending
the holiday season would encourage visitors to spend in the local economy,
assist to safeguard local employment and create new employment opportunities
that would lead to further investment.
Currently, there were 60 part-time staff and 40 full-time staff in the
Warren and it was considered that this would change to 80 part-time staff and
55 full-time staff by being open throughout the year. It
was believed that the application, with appropriate conditions imposed to
ensure that the static caravans were used for holiday purposes only and that a
register be kept, was acceptable on policy grounds. It was reported that
conditions could also be imposed as recommended by Natural Resources Wales in
relation to the flooding matters. b) Exercising the right to speak, the agent on ... view the full minutes text for item 9. |
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Application No C19/1028/03/LL Wynnes Arms Hotel, Ffordd Manod, Manod, Blaenau Ffestiniog PDF 122 KB Application
for the conversion of a public house to 5 flats together with rear extension
and parking area LOCAL MEMBER: COUNCILLOR
LINDA A JONES Additional documents: Minutes: Application
to convert a public house into five flats, along with the erection of a rear
extension and parking spaces Attention
was drawn to the late observations form that had been received a)
The Planning Manager elaborated on the background of
the application, and noted that it was an application to convert a public house
into five residential, self-contained flats, along with the creation of parking
spaces and an entrance at Wynnes Arms Hotel. It was explained that the use made
of the building as a public house ceased at the beginning of 2017 and the
building had been boarded up. It was added that planning permission had been
granted for a change of use from a public house into offices and the creation
of parking spaces, although this had not been commenced. Reference was made
to section 5.1 - 5.7 of the report that outlined the fact that the development
was acceptable in principle, and that the Strategic Housing Unit had stated
that there was a recognised need for one and two bedroom flats in the town. It
was expected that at least 10% of the units would be affordable, and reference
was made to the information that had been submitted with the application, and
the late information that was submitted, that confirmed that the open market
and rent prices for each unit were already affordable for the area, and that no
further restriction was needed. In
the context of visual amenities, it was noted that the site was situated within
the development boundary of Blaenau Ffestiniog and in a prominent location
within a residential and public area. Objections had been received, citing the
substantial negative impact on the occupiers of nearby properties. However, as
the building's legal use was as a public house, there was a potential for the
public house to create more problems than a residential unit. It was considered that flats would be
suitable, and would be a way of securing the building's use and long-term
condition. In
the context of highway matters, it was noted that it was intended to create a
new entrance and parking spaces, and although the Transportation Unit had no
objection to the proposal, it was recommended that appropriate conditions be
imposed on any permission. b) Exercising
the right to speak, the agent on behalf of the applicant noted the following
main points: ·
The plans included a new extension that would improve
the appearance of the building ·
Residential use was more appropriate for the building
than use as a public house ·
There was a suitable site for installing refuse bins
and a bicycle storage area ·
Although the Town Council had challenged the need for
flats, the Strategic Housing Unit stated that there was a recognised need for
one and two bedroom flats in the town ·
Although there was no lack of housing in the town,
flats were scarce ·
In terms of affordability, prices were low as it was a
low income area · Information from two estate agent companies had informed ... view the full minutes text for item 10. |
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Application No C20/0022/42/DT Tan y Mynydd, Mynydd Nefyn, Nefyn, PDF 91 KB Demolition
of existing external store, alterations to existing main house and part single
storey, part two store extension to side and rear. LOCAL MEMBER: COUNCILLOR
GRUFFYDD WILLIAMS Additional documents: Minutes: Demolition of
existing external store, alterations to the existing main house and part
single-storey, part two-storey extension to side and rear a)
It was reported that the Biodiversity Unit had
recommended that a Protected Species survey (bats and nesting birds) should be
undertaken prior to approving the development. It was noted that it would not
be appropriate to consider the application prior to the receipt of the report
of this survey as it was essential to assess the principle of the proposal. It
was recommended that the application should be deferred in order to receive the
report. b) It was proposed
and seconded to defer the application for the following reasons: ·
To receive the Protected Species survey report
(bats and nesting birds) ·
A member also noted that a site visit was needed as
so many developments had taken place there over the years. It was RESOLVED to defer the application in order
to receive a Protected Species report (bats and nesting birds) and hold a site
visit. |