Outline application with all matters reserved apart from access, for the erection of two non-food retail units (Class A1), a 60 bed hotel (Class C1) with integral ancillary café/restaturant, and associated works including associated parking and service areas, a new service access, amendments to the existing site access and ancillary landscaping.
LOCAL MEMBER: Councillor E. Selwyn Griffiths
Link to relevant background documents
Minutes:
This
was an outline application with all matters reserved apart from access, for the
erection of two non-food retail units (Class C1), a 60 bed hotel (Class C1)
with integral ancillary café/restaurant, and associated works including
associated parking and service areas, a new service access, amendments to the
existing site access and ancillary landscaping.
(a)
The Planning Manager elaborated on the background
of the application and noted that the application site was currently vacant and
located on part of the Penamser Industrial Estate, Porthmadog. The site was surrounded by various business and
industrial uses including a petrol filling station, builders merchant and a
hotel. Attention was drawn to the rest
of the application details in the report together with the comments on the late
observations form. In terms of the principle of the development, it was noted
that a number of policies were relevant due to its location and land
designations. It was noted that the
site had a very relevant planning history, planning permission had been granted
to erect two non-food retail units and an associated garden centre. The development had commenced by creating a
vehicular access to the site and as a result consent was safeguarded. In 2012, planning permission was granted to
erect up to five non-food retail units with one food and drink unit and a manager's
living unit. Given that one consent had
been safeguarded and the other was extant, it was considered that significant
weight could be attached to this as a material planning consideration. In terms
of the site's designation, although policy considerations had changed since
granting the previous permission, the site could still be developed under the
extant safeguarded permission and this was considered to be a realistic
fall-back position. In terms of the
proposed retail units, the intention of the application was not to increase the
retail space area that was previously granted. Consequently, the proposal was
unlikely to have a greater detrimental impact on the viability and vitality of
the town centre than the current fall-back position. Should the application be approved it was considered
reasonable and necessary to impose a condition on both units to prevent their
sub-division into smaller units and to restrict the net retail floor
space. A condition would also be
required restricting the use to non-food retail. Attention was drawn to paragraphs 5.29 to
5.33 in the report that assessed the hotel element and this element of the
proposal was not contrary to the relevant policies. It was further noted that paragraphs 5.34 to
5.42 dealt with flooding and drainage matters and having given fair
consideration to the policies and the fall-back position regarding an extant
safeguarded consent, it was considered that the application at this location
was acceptable subject to relevant conditions. The report noted that
appropriate consideration with clear and reasonable conclusions had been given
to amenities, highway impacts, linguistic matters and biodiversity and were
acceptable on the grounds of policy, via a condition or other appropriate
arrangements.
In the
conclusions, it was acknowledged that the proposal did not fully comply with
the policies of the Gwynedd Unitary Development Plan or the Joint Local
Development Plan. However, in this
instance it was considered that the Planning history outweighed other
considerations.
Attention
was drawn to the accuracy of paragraph 6.1 in the Welsh report that should read
"bod ystyriaethau
perthnasol yn bodoli sy'n dweud
fel arall gan gyfiawnhau rhoi caniatâd Cynllunio serch y gwrthdaro gyda'r polisi". Given all the relevant Planning considerations,
including the objections and the observations submitted, it was considered that
the application was acceptable and the officers' recommendation was that it
should be approved.
(b)
Taking advantage of the right to speak, the
applicant’s Agent noted the following main points:
·
That the developer (Morbaine Ltd) had been involved with this site for over 25 years
·
that the application site had been
considered as a retail development by several retailers but the sector was unpredicatable
·
that the developer had invested a
great deal of time and energy to identify the correct development balance and
therefore the plan represented a viable mix for retail and a hotel
·
the hotel use can contribute to
the initial costs of the development that is approximately £1m
·
that the developer had cooperated
closely with Natural Resources Wales to resolve any flooding issues and
drainage matters
·
that the developer had received
the support of the Local Member and the Town Council as they saw the need to
develop the site and it would also contribute to the local economy and create
permanent full-time jobs
(c)
The Local
Member noted his support for the application with the following main points:
·
the site had a Planning history
·
the Town Council supported the
application
·
he was anxious for the site to be
developed and was of the opinion that it would not have a detrimental impact on
the town centre and would have a positive impact on the town
·
that another hotel was needed in Porthmadog
·
it would be a means to promote the
town forward
·
the restaurant/cafe would be for
hotel residents use only
The Planning
Committee was encouraged to approve the application and he took the opportunity
to thank the Planning officers for their professionalism in dealing with this
application.
(ch) The application was proposed and seconded.
(d) Individual Members noted the following:
·
Would it be possible to try and influence the
developer to consider that every sign on the proposed development was
bilingual.
·
The importance that the hotel employed local
people
·
That clarification was required regarding the use
of the restaurant/café in terms of the hotel residents only and / or other
persons.
Resolved: To approve the application subject to the
following conditions:
1.
Time
2.
Submit reserved matters
3.
In accordance with the approved plans
4.
Welsh Water
5.
Retail conditions to restrict floor space area, no subdivision into
smaller units
6.
Café/restaurant floor space within the hotel to be used only for
purposes associated with the hotel
7.
Finished floor levels
8.
Highways access conditions
9.
Provision of crossing island on the A497
10. Biodiversity
Supporting documents: