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Agenda item

Change of use of agricultural building into a boat engine mechanic workshop (Use Class B1).

 

LOCAL MEMBER:    Councillor Dafydd Meurig

 

Link to relevant background documents

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: