Agenda item
Change of use of agricultural building into a
boat engine mechanic workshop (Use Class B1).
LOCAL MEMBER: Councillor Dafydd Meurig
Minutes:
Change of use of agricultural building into a boat engine mechanic
workshop (Use Class B1)
(a) The Planning Manager
elaborated on the background of the application and
noted that it was a retrospective application. She explained that
the site was near the buildings of the former Tal y
Bont Uchaf farm, these comprise a substantial house, annexe and outbuildings and a (Grade II) listed building. She noted that
the building was in a rural area approximately
1.2km east of the development
boundary of the Local Village of Llandygai, as defined
by the Anglesey and Gwynedd Joint Local
Development Plan (JLDP).
She noted that Strategic
Policy PS 13 of the JLDP aimed
to facilitate economic growth by supporting many aspects of the local economy including
supporting the economic prosperity of rural communities by facilitating growth on an
appropriate scale by re-using existing buildings in rural
areas. She explained that the proposal met with criteria in Policy CYF6 of the JLDP which encourages the approval of proposals to re-use and convert rural buildings for business use.
She drew attention to the two main elements of the development that may have an
impact on the amenities of neighbours namely noise and transportation. She noted that a noise
report was submitted with the application and concluded that the workshop did not cause significant harm to neighbours' amenities in terms of noise.
She explained that the applicant was in the process of buying Fferm Tal y Bont Uchaf and the associated
buildings and if this went through,
it would be a matter for the owner to control the noise in order that
it would not have an impact on
his own property. It was recommended, if planning permission was approved, that a condition should be imposed to tie the planning permission to the owner/resident of Fferm Tal y
Bont Uchaf only.
She highlighted that the Transportation Unit had no objection to the proposal, however, there was some objection by the local community who claimed that
the increase in traffic was already harmful to road safety and local amenities. She noted that when
considering the previous use of the site for agricultural purposes, there was nothing to prevent substantial agricultural vehicles/machinery from coming and going to the site for that purpose.
She noted that Natural
Resources Wales had withdrawn
their objection to the application. 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 business was a specialist
one that employed nine full-time
members of staff;
·
The lease
of the business's previous site had ended, discussions were conducted with Council officers and others regarding a suitable alternative site but none
were available;
·
The business
had to re-locate at short notice. Therefore, unfortunately the application was
retrospective;
·
The family
now owned the entire site;
·
The machinery
were hidden and this was important as there had been problems with theft
in the past;
·
The site
was convenient for Porth
Penrhyn in Bangor, Felinheli and Conwy Marina and was
close to the A55;
·
That a detailed noise assessment had been submitted as part of the application, this confirmed that there was no detrimental
impact on local residents;
·
The applicant
was content with the working time condition
between 8.00am and 4.30pm and to the condition to tie the use to the owner/resident of Fferm Tal y Bont Uchaf;
·
The applicant
was willing to meet the local member and nearby residents to discuss their concerns.
(c) The local member (not a member of this Planning Committee)
noted the following main points:-
·
No objection to the proposal
in principle and supported the business that was creating jobs;
·
The member
was before the committee to
present the concerns of residents who were
local to the site;
·
That Llanllechid Community Council
had presented observations on the application, many were not planning
issues but concern was noted regarding the increase in traffic movements
since the business had re-located to the site. The applicant appeared to recognise the traffic problem as
the use of large vehicles was discouraged. The road to the site was part of the bicycle network and there was no room to walk
on the road when a van or lorry
was travelling on it. Disagreed that the site was accessible and that there had been a significant change in transportation;
·
At one
time a lorry had hit its mirror
on the house near the access adding to the family's concerns. Vehicle drivers were angry because
of the difficulties. The turning
for the gatehouse lane was a sharp turning and drivers had to back up and go forwards several times to take the turning breaking up the green area;
·
An observation had been
received from a resident that new
businesses developed organically and grew but as the business was already established, it had impacted the residential amenities of local residents;
·
There was a change in the
type of vehicles, with tractors in
the context of the former agricultural use able to look over
hedgerows. Now goods vehicle drivers
were unfamiliar with the area and used the narrow road;
·
The Committee
should consider refusing the application on the grounds of Policies PCYFF2 and PCYFF3 of the JLDP;
·
If it was intended to approve
the application then a site inspection visit should be conducted prior to determination.
(ch) A
proposal to undertake a site inspection visit was made and seconded.
During the ensuing discussion, the following main observations were noted by members:
·
If a site inspection visit was conducted, would it be possible to receive information regarding what type of transport, size of vehicles that carried goods
to the site and their frequency, in order
to see what the impact would be?
·
That the business existed
and had re-located. It would
be appreciated if a site inspection visit could be conducted to assess the situation;
·
The Transportation
Unit did not object to the proposal.
The agricultural use had ended and the current business employed nine full-time members of staff. Would it be possible to make improvements to the road?
·
Did not disagree in principle,
however, the concerns of
the local member worried her in terms of heavy transport on rural
roads. Supported a site inspection visit;
·
That the Community Council
strongly objected to the proposal. The change of use from agricultural
use meant a change in transportation.
Attention needed to be given to local concerns.
RESOLVED to conduct a site visit.
Supporting documents: