PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD

Number:: 1 PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Application No: C14/0471/17/LL Date Registered: 27/06/2014 Application Type: Full - Planning Community: Ward:

Proposal: APPLICATION UNDER SECTION 73 TO VARY CONDITIONS 5 & 6 ON ROMP DETERMINATION REF. C07A/0325/17/MW IN ORDER TO INCREASE THE PERMITTED LOADS FROM TWO TO FOUR PER DAY AND TO ENABLE VEHICLES TO ACCESS THE SITE BY ALTERNATIVE MEANS WHILST ACCOMMODATING IMPROVEMENT WORKS TO THE EXISTING HAUL ROAD Location: CHWAREL MOEL TRYFAN QUARRY, RHOSGADFAN, , , LL547RF

Summary of the TO GRANT PLANNING PERMISSION Recommendation:

1. Description:

1.1 Moel Tryfan and Alexandra Quarry is a slate working site dating back to the early 19th century. It is located in an elevated site set against a wider background of existing old slate quarry workings and heathland and is visible from the higher, more mountainous terrain of the National Park to the east and the Arfon coastline to the west. The site is located on common land adjacent to a Public Right of Way, landscape conservation area and within NRW’s register of historic landscape (). The site is located approximately 1100m south of the village of Rhosgadfan and 900m north of .

1.2 The site was operational under the provisions of the current, 1951 permission producing roofing slates and rock products until financial implications brought about its closure in 1973. The site was included in the statutory list of old mineral working sites in 1995 and classified as “dormant” under the provisions of the Environment Act 1995. Gwynedd Council issued a determination, subject to an amended schedule of conditions under the Environment Act 1995 on 8th October 2007, to re-activate the winning and working of minerals and associated operations at the ‘Dormant’ Moeltryfan and Alexandra Quarry.

1.3 This application, as originally submitted, included a proposal under Section 73 of the Town and Country Planning Act to vary conditions 5 & 6 on the existing minerals review determination ref. C07A/0325/17/MW. The proposal includes an increase in quarry output from 10,000 to 20,000 tonnes per annum at a maximum rate of no more than four loads per day but also an amendment to the access arrangements to allow a transport route through Y Fron, so that improvement works may be implemented to the existing haul route. A recent grant of permission under ref. C13/1296/17/LL, made provision for the upgrading of part of the quarry access road, formation of a marshalling/stockpiling area and the widening of the vehicular access point to enable heavy goods vehicles (HGVs) negotiate the existing access point more safely. 1.4 Following discussions with the applicant, it was resolved that the provision of a marshalling yard at the foot of the old incline would allow sufficient space to accommodate HGVs whilst improvement works to a relatively small section of haul route are being carried out. An amendment to the application means that an alternative access route through Y Fron is no longer required and the application PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

submitted for consideration by the planning committee therefore includes a variation to condition 6 only, so as to allow an increase in quarry output.

2. Relevant Policies: 2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. 2.2 Gwynedd Unitary Development Plan 2009:

 STRATEGIC POLICY 2 -The Natural Environment  STRATEGIC POLICY 3 - Built and Historic Environment  STRATEGIC POLICY 7 – Minerals  STRATEGIC POLICY 16 – Employment  POLICY A2 - Protect the Social, Linguistic and Cultural Fabric of Communities. Safeguard social, linguistic or cultural solidarity within communities against significant harm due to the size, scale or location of proposals.  POLICY B10 - Protecting and Enhancing Landscape Conservation Areas. Safeguard and enrich Landscape Protection Areas by ensuring that proposals conform with a series of criteria aimed at avoiding significant damage to recognised features.  POLICY B12 - Protecting Historic Landscapes, Parks and Gardens. Protection of landscapes, parks and gardens of special historic interest in Wales from developments which will cause significant harm to their character, appearance or setting.  POLICY B23 - Amenities. Protection of the amenities of local communities through securing that, proposals comply with a series of criteria which aim to protect recognized features and the amenities of the locality.  POLICY B33 - POLICY B33 – Development That Creates Pollution or Nuisance. Protection of public health, safety or amenities, or to the quality of the built or natural environment as a result of higher levels of pollution.  POLICY C9 - Mineral Development Outside The Llyn Area of Outstanding Natural Beauty. To permit sites for mineral development based on a series of criteria which involve the principles concerning the amenities of local residents, landscape impacts, operational details and the means of working the material produced.  POLICY C10 - Contribution to the Supply of Aggregates. To have regard to current national policy for maintaining a landbank of aggregates minerals and the relevant guidance in Minerals Technical Advice Note MTAN (Wales) 1: Aggregates.  POLICY C12 - Buffer Zones. Planning applications for mineral extraction within the buffer zones identified on the proposals maps will be refused unless a new buffer zone can be provided to reflect the minimum distances referred to in MTAN1: Aggregates.  Policy CH22 - Cycling Network, Paths and Rights of Way. All parts of the cycling network, footpaths and rights of way will be protected by encouraging proposals to incorporate the above satisfactorily within the development and by refusing proposals which will prohibit plans to extend the cycling network, footpaths or rights of way. If this is not possible, appropriate provision will have to be made to divert the route or to provide a new and acceptable route.  POLICY CH28 - Impact of Development on Journeys. Proposals for developments on a large scale will be refused if they cause a substantial increase in the number of journeys made in private vehicles where measures to reduce the environmental impact have not been introduced. Developments which are planned and designed in a way that promotes the most acceptable environmental and sustainable modes of transport will be favoured. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

 POLICY CH33 - Safety on Roads and Streets. Development proposals will be approved if they can conform to specific criteria regarding the vehicular entrance, standard of the existing road network and traffic calming measures.  POLICY CH34 - Rural Lanes. Development proposals will be refused if they cause an unacceptable increase in the number of vehicles using Rural Minor Roads where the main users are expected to be pedestrians, cyclists or horse riders.

2.3 National Policies:

 Policies, guidance and general principles set out in the Welsh Government Minerals Planning Policy (Dec 2000),  Policies, guidance and general principles set out in the Welsh Government Planning Policy Wales Edition 6 February 2014,  Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 11: Noise  Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 18: Transport  Policies, guidance and general principles set out in the Welsh Assembly Government Minerals Technical Advice Note (Wales) 1: AGGREGATES (March 2004),

3. Relevant Planning History:

3.1 2259 - Proposed continuation of workings at Moeltryfan and Alexandra Quarries, Cesarea – Approved 11th December 1951.

3.2 3/17/126 – Use of land at Crown Quarry, Carmel for target shooting and for the construction of a National Rifle Association Approved Range – Granted subject to conditions on 9th January 1978.

3.3 3/17/R126A – Renewal of planning permission in respect of use of land for target shooting at Moeltryfan Quarry – Granted subject to conditions on 14th March 1984. 3.4 3/17/126B – Construction of a pistol firing range to be used in conjunction with existing rifle range – Refused planning permission by Arfon Borough Council on 13th September 1992 but subsequently Granted on appeal subject to conditions by the Planning Inspectorate on 30th December 1992.

3.5 Alexandra Bach Slate Waste Tip – Notification received 22 November 2004 for the removal of approximately 60,000 tonnes of material from the mineral-working deposit. Deemed planning permission under Part 23 (b) of the General Permitted Development Order 1995.

3.6 Crown New Slate Tip – Notification received 19 May 2004 for the removal of approximately 13,000 tonnes of material from the mineral-working deposit. Deemed planning permission under Part 23 (b) of the General Permitted Development Order 1995.

3.7 C07A/0325/17/MW - Determination of conditions for a Dormant Phase 1 Mineral Site under Schedule 13, Paragraph 9 to the Environment Act 1995, was registered with the authority on 1st May 2007. Gwynedd Council as Mineral Planning Authority determined on the 8th October 2007 that the winning and working of minerals and associated operations at Moeltryfan and Alexandra Quarry, as permitted by planning permission No.2259 dated 11th December 1951, be subject to a schedule of conditions as amended. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

3.8 C09A/0207/17/MW - Granted subject to conditions on 20th April 2009 – Erection of a secure compound, structures, containers, sedimentation tanks and the installation of machinery for the manufacture of architectural slate and slate craftwork products. Facilities are required for the cutting of slate blocks extracted from the quarry in the preparation and manufacture of architectural slate products and craftwork and it is essential that a secure compound and workshop is established in the interests of the viability of the minerals operation.

3.9 C13/1296/17/LL – Granted subject to conditions on 19th March 2014 – Alterations to existing highway access and access track improvements together with the formation of a temporary area for the storage of processed mineral.

4. Consultations:

Llandwrog Community Oppose the proposal on the grounds of; Council:  Strong local objection,  Increase in heavy haulage vehicles through local villages,  Local opposition suggest that the operator is already in breach of conditions, in respect of permitted loads and haulage routes.

Environmental Health: No Response

Gwynedd Highways & No objection subject to the following conditions and Transportation Unit: recommendations;  The permission is for a temporary period with the same restriction as present for operational hours,  Note that some unauthorised works already carried out to that part of the adopted highway linking the quarry with the village of Y Fron, in order to facilitate the movement of heavy vehicles.  Recommend that the applicant enters into an extraordinary traffic agreement before increasing the number of daily loads and implementing the temporary use of the ‘Fron’ access route in the interests of maintaining the condition of the highway. Also impose a condition to widen part of the highway through formal agreement, should access not be possible via the existing network.  The applicant should be advised to apply in writing to the Senior Manager of the Transportation and Streetcare Service for the necessary consent, as required under Section 278 of the Highways Act, 1980, to carry out any alteration to the existing highway layout for the purposes of forming an access to the site.

Gwynedd Public Rights of Anxious to secure the protection of public footpath No. 46 Way Unit: both during and after the development.

Welsh Water: No Response

Natural Resources Wales: No Response PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Gwynedd Archaeological No Response Planning Service:

Scottish Power: No Response

Gwynedd Council No observations on the application. Biodiversity Unit:

Gwynedd Council No Response Registration Unit (Common Land):

Welsh Government (Common No Response Land):

Uwchgwyrfai Grazers No Response Association:

Crown Estates Mineral Agent: Crown Estates owns property referred to in the planning application but has yet to agree for the applicant to use the Crown Estate land.

Public Consultation: A notice was placed at the quarry access and in the village of Y Fron with neighbouring residents informed by letter on the 30th June 2014. Eight letters of objection have been received which object to the proposal on the following grounds;  Existing quarry vehicles in breach of the daily output limitation and restrictions imposed on heavy haulage through Y Fron,  Suitability of the haulage route through Y Fron, pinch points & parked cars causing a potential hazard to pedestrians & residents,  Suitability of the existing rural road infrastructure to accommodate an increase in output which includes cattle grids,  No pavements along the Fron route for pedestrians to take refuge,  Potential health & amenity impacts associated with increased traffic, noise & dust,  Timing of works & knock-on effects on the temporary use of an alternative access,  Increased output along the existing permitted track,  Impact on users of the public rights of way,  Limitation on vehicle size,  Viability of the mineral reserve to supply the proposed increase in output,  Monitoring & enforcement of planning conditions,  Cumulative impact with other mineral operations in the area.

Assessment of the material planning considerations:

5. The principle of the development

5.1 In June 2008, the Gwynedd Council Board resolved to endorse the Regional Technical Statement produced by the North Wales Regional Aggregates Working Party. More recently, both the North and South Wales Regional Technical Statements have been the subject of review, subsequently endorsed by all of the Welsh PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Authorities, together with Ministerial approval received on the 1st August 2014. The statement has been prepared in accordance with the provisions of the Minerals Planning Policy (Wales) and Technical Advice Note (Wales) 1: Aggregates (MTAN1), to set out an overarching objective to ensure a sustainable managed supply of aggregates. The main purpose of the statement is to set out the strategy for the provision of the aggregates in the North Wales region.

5.2 The ROMP ref. C07A/0325/17/MW, contained specific conditions to limit the annual output and permitted daily haulage movements. This application proposes a variation of condition 6 of the ROMP determination, so as to allow an increase above the permitted output of 2 loads per day. The proposed variation of the condition is reflective of a recent permission granted in March this year for improvements to the existing access and haulage road together with the formation of a marshalling compound for the loading and stockpiling of quarry product.

5.3 The mineral operation at Alexandra is served not only by material extracted from the working face of the quarry, as permitted under the ROMP determination, but also from two slate waste tips, afforded permitted development rights for the removal of material from a mineral-working deposit. An additional 2 loads per day established under the 2004, Part 23B notification for the removal of material from the ‘Alexandra Bach’ mineral-working deposit located within the same quarry complex, but also, 1000 tonnes of bulk fill per annum (at a maximum of 3 loads per day) from the outlying New Crown slate tip, again established in 2004, which is served by the un- metalled track linking with the County Road at Y Fron.

5.4 As stated previously in this report, an alternative access route through Y Fron is no longer required and the application submitted for consideration by the planning committee includes a variation to condition 6 only, so as to allow an increase in quarry output through the existing access linking with Rhosgadfan.

5.5 Notwithstanding the output secured under permitted development for the removal of material from the slate waste tips, where material from alternative sources is brought into the site for processing and stockpiling, the provisions of the existing ROMP conditions will apply in respect of restricting the overall site output. The current application therefore proposes an increase to four loads per day in order to respond to market demand and to secure continued employment.

5.6 In terms of the need for the development, the proposal does not constitute an extension to the authority’s landbank of hard rock reserves, with respect to current national policy and guidance contained in MTAN1 (Wales) Aggregates and the Regional Technical Statement. The purpose of the application is to increase the output capacity of the quarry. In this regard, the development conforms to policies C9 & C10 of the Gwynedd Unitary Development Plan.

5.7 In addition to the principles of the need for the development, the essential planning issues in this case are:  The potential impacts of site haulage in terms of noise, dust and haulage on the amenities of local residents,  The economic and social desirability of promoting local employment,  Potential impacts on users of the Uwchgwyrfai Common and local public rights of way. 6. Visual Amenities PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

6.1 This application is for a variation of condition only and does not involve any addition to quarry infrastructure and therefore no material change to the visual impact of the operation.

6.2 Any visual impact associated with this development will be principally from the stockpiling of material at the marshalling area, which has already been granted permission under ref. C13/1296/17/LL. Given that only approximately 200 tonnes of material will be stored on the area at any one time, the height of the stockpiled material is unlikely to rise above 2m. With the backdrop of much higher slate waste tips, the stockpiled material will not significantly impact upon the current visual appearance of the area and will certainly not create any adverse impact as a result.

6.3 The development conforms to policies C9, B10, & B12 of the Gwynedd Unitary Development Plan.

7. General and residential amenities

7.1 The proposed development has the potential to cause environmental impacts of dust, noise & vibration generated as a consequence of extraction and processing operations but principally as a consequence of increased haulage operations. There is no change to the extractive regime or the processing of mineral which are both contained within and screened by the quarry workings, some distance from the nearest residential property.

7.2 Both Minerals Planning Policy Wales and MTAN1: Aggregates have established the principle of buffer zones around mineral extraction sites, where the objective is to protect land uses that are most sensitive to the impact of mineral operations by establishing a separation distance between potentially conflicting land uses. Sensitive development is defined in MTAN1 as; “any building occupied by people on a regular basis and includes housing areas, hostels, meeting places, schools and hospitals where an acceptable standard of amenity is expected”.

7.3 MTAN1 recommends a minimum distance of 100 metres for sand and gravel operations and others where no blasting is permitted, although the Gwynedd UDP specifies a 200m buffer for all slate operations including mineral working deposits. The guidance further states however that research has indicated that people living close to mineral workings consider dust to be the main impact of mineral extraction and any processing operations, followed by traffic, noise and blasting.

7.4 The suite of conditions imposed on the ROMP determination and the more recent permission for improvements to the access track/storage area, provide sufficient controls to limit the impact of operational hours, noise, dust on the amenities of the area. Although proposing to double the maximum number of daily loads, the increase from two to four loads per day constitutes a relatively modest number of HGV movements. 7.5 The potential for noise impacts will arise from the operation of plant and machinery and the movement of material from the minerals site to the local highway network. The nearest noise receptor is a dwelling house approximately 120m north east of the proposed marshalling area with other properties within 106m of the existing haul route. Furthermore, it is proposed that the gradient of the quarry access will be reduced in order to facilitate access to all vehicles thereby reducing the potential for engine noise. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

7.6 A noise impact assessment submitted in support of the recent application C13/1296/17/LL for improvements to the access track and establishment of a temporary storage area, indicated that noise levels generated from the loading of material and haulage movements along the improved access track are predicted to be 5db below the threshold of 10 decibels above existing background noise levels at adjacent sensitive properties, in accordance with the MTAN1 guidance.

7.7 It is considered therefore that the proposal to increase the permitted output from two to four loads per day will not have a detrimental impact on the amenities of the area and therefore conforms to policy B23 & B33 of the UDP (amenities & pollution).

8. Traffic and access matters

8.1 In response to consultation, the highways and transportation officer had no objection to the proposal subject to specific conditions and recommendations. However, the comments received relate to the part of the original application and condition governing the use of an alternative access through Y Fron and that the applicant enters into an extraordinary traffic agreement in the interests of maintaining the condition of the highway and to undertake certain improvement works under Section 278 of the Highways Act, 1980.

8.2 Given that the application no longer proposes to amend condition 5 so as to permit the use of an alternative haulage route through Y Fron, the requirement to enter into an extraordinary traffic agreement no longer applies. Improvements to the highway access linking with Rhosgadfan are already covered by condition under planning permission C13/1296/17/LL.

8.3 Given that there will be a modest change to the current output restrictions, it is considered that the proposal is acceptable in principle in that the development is compliant with Policies CH33, CH34 & CH28 of the Unitary Development Plan.

9. Public Rights of Way, Crown Land and Common Land

9.1 The site is located on Uwchgwyfai Common Land with the access currently running along side public footpath No. 46 for approximately 190m. In response to consultation, the public rights of way officer requested that the footpath be protected during the course of the development.

9.2 Subject to the issue of a ‘note to applicant’ to secure the integrity of the public footpath and to contact Gwynedd Council Public Rights of Way prior to the commencement of any works implemented on or adjacent to it, the proposal complies with the requirements of Policy CH22 of the Unitary Development Plan.

9.3 In addition to an application for planning permission, consent is also required from Welsh Government to carry out the works. Any planning permission will also require a ‘note to applicant’ confirming the issue of their consent to carry out the works under ‘The Works on Common Land, etc (Procedure) (Wales) Regulations 2012 (“the Works Regulations”).

9.4 In response to consultation, the Crown Minerals Estates office confirmed that the revised proposals, i.e. to withdraw the haulage route through Y Fron, do not impact on Crown Land to the east of the quarry workings.

10. Sustainability matters (See ‘Principle of the Development). PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

11. The Economy

11.1 Slate quarrying has been part of the way of life in Gwynedd for centuries and the legacy of its activities has become as much a part of the culture and landscape of the area as the Welsh language and scenery. The application details state that the development would maintain local employment and it is considered that there would therefore be benefits to the local economy

11.2 In respect of strategic policy 16 of the UDP, the assessment of the respective criteria of having an impact on the environment, the area’s cultural characteristics or the amenities of nearby residents has been addressed in this report. The proposal will therefore be likely to make a positive contribution on the economy of the area in accordance with Strategic Policy 16 and Policy A2 of the Unitary Development Plan.

12. Biodiversity

12.1 In response to consultation, Gwynedd Council Biodiversity section confirmed that they had no observations to submit on this application.

13. Response to the public consultation

13.1 The main concerns raised by third parties in response to consultation the application consists mainly of the potential impact of an increase in heavy haulage on the amenities of local residents and the use of an alternative transport route through Y Fron.

13.2 However, one of the objections has since been withdrawn following the applicant’s revised proposals not to utilise the alternative transport route and the application submitted for consideration by the planning committee therefore includes a variation to condition 6 only, so as to allow an increase in quarry output.

13.3 The Local Planning Authority has considered these representations as material considerations in preparing a recommendation for this application. Furthermore, the material considerations relevant to this proposal have been assessed having regarding to the relevant planning policies and guidance and it is not considered that that there is justification to refuse this application.

14. Conclusions:

14.1 The planning matters for consideration here is the possible impacts of increased haulage movements on the amenities of local residents and the local highway network. It is considered that:

 There is unlikely to be any apparent change in site working conditions or visual impact of the development. There are no overriding planning policy issues sufficient to warrant refusal of planning permission and issues relating to operational controls are well established on this site.  The proposed development is small scale and will have the minimal impact on the environment in terms of noise and dust impacts.  It is considered that the proposal will not have a direct or indirect (physical & non-physical) impact on the Historic Landscape Character Area (Policy B12),  The proposal will enable the quarry to best exploit the reserves of slate for aggregate, architectural material and other uses and in doing so, will secure PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

long-term employment opportunities in the area with a direct and significant contribution to the local economy (strategic policy 16).  It has already been established with the determination of the scheme of working and schedule of conditions attached to the ROMP determination that the development is acceptable in principle. The development would contribute to the sustainable supply of slate products in Gwynedd and conforms to national, regional and local mineral planning policy requirements (specifically Policy C9, C10 & C14).  There will be a modest change to the output restrictions imposed by condition from two to four loads per day.

15. Recommendation:

15.1 Given that this proposal is a relatively minor development, it is considered that planning permission should be granted to amend condition 6 as follows:

Except with the prior written agreement of the mineral planning authority no more than 20,000 tonnes of material per annum shall be removed from the quarry at a maximum rate of no more than four HGV loads per day. Figures of the output from the site over any specified period shall be made available to the local planning authority within 21 days of request.

Number 2 Number: 2

Application Number: C14/0673/37/LL Date Registered: 29/07/2014 Application Type: Full - Planning Community: Ward: Llanaelhaearn

Proposal: FULL APPLICATION FOR A THREE-BLADE WIND TURBINE MEASURING 48 METRES IN HEIGHT TO THE TIP OF THE BLADES (HUB HEIGHT 30.5 METRES AND BLADE ROTOR DIAMETER 35 METRES) AND ASSOCIATED WORKS INCLUDING CREATION OF HARD STANDING AND SITING OF CONTROL BOX Location: BRON MIOD, LLANAELHAEARN, CAERNARFON, LL54 5BH

Summary of TO REFUSE the Recommendation:

1. Description: 1.1 This application is a proposal to erect a three-blade wind turbine measuring 30.5m to the hub and 48m to the tip of the blades (the blades would measure 35m in diameter). It would be located on agricultural land approximately 2.9km to the east of the village of Llanaelhaearn. There would be many elements to the plan, namely:

• Siting of the abovementioned single turbine on a concrete platform (approximately 9.2m x 9.2m in size and 0.9m deep). • Installing a 4 x 4 x 2.4m control panel near the turbine. • Installing approximately 420m of underground cables that connect the turbine and the network in Bron Miod.

1.2 The applicant has submitted the following documents to support the application: • A Planning Statement including: o Design and Access Statement o Landscape and Visibility Evaluation o Ecological Assessment o Cultural Heritage Assessment o Amenities o The benefits of the plan • Noise Assessment • Transport Management Plan

1.3 The supporting documents explain that the intention of the turbine is to generate energy for the farm in order to reduce the costs of the business and create income for the business as a means of agricultural diversification.

1.4 A decision is yet to be made regarding the exact turbine to be used if permission is granted. A 30.52m turbine with a total maximum height of 48.01m was used for modelling purposes and a condition is proposed to agree on the exact type of turbine if permission is granted. The Endurance E-3120 turbine was used for noise modelling purposes – this has a height of 25m to the hub with a diameter of 19.2m to the blades (a total height of 34.6m). The applicant’s agent states that this machine has noise features that are similar to the machine intended to be used. 1.5 The environmental and landscape designations noted below are operational in the area and are of relevance to the application:-

(a) The turbine site is located within 400m to the Llŷn AONB. (b) The Heritage Coast is located approximately 4.6km to the north-west. (c) Snowdonia National Park is approximately 6.4km to the east. (d) The Eifl Site of Special Scientific Interest (SSSI) is just over 3.9km to the west and has been designated mainly because of its botanical and ornithological interests. The Llyn Glasfryn SSSI that has been designated because of its botanical interests is located 2.6km to the south-east. (e) A public footpath is located approximately 75m to the north-west and an extensive network of rights of way is located on the surrounding hilltops. (f) Public highways surround the site on three sides and they are located approximately 500m to the site. (g) The site is within 450m – 900m of dwellings to the east and west. (h) The Llŷn and Landscape of Oustanding Historical Interest lies approximately 2.9m to the west. (i) The Listed Monuments of the Llainllan Ancient Village are approximately 940m to the north-west, the Cwmceiliog Hillforts are 770m to the north-east, a Group of Huts and Fields System near Tyddyn Mawr are 1.1km to the north-east and Tre’r Ceiri is located approximately 4.1km to the west. (j) There are a number of listed buildings within a two-mile radius.

1.6 The Landscaping Plans included in Gwynedd Council’s Design Guidance identify the Central Llŷn Landscape Character Area as a generally homogenous area interspersed by prominent hills. It was identified that historical elements continue, with prehistoric and medieval features present. It is considered that the area forms a buffer between the Llŷn AONB and Snowdonia National Park.

1.7 LANDMAP (Natural Resources Wales), defines the character and nature of the landscape where it is proposed to erect the turbine by acknowledging that the site is excellent in terms of the geological and cultural landscape features, of a high value in terms of the historical landscape, moderate for visual and sensory features and low for habitat landscape.

1.8 The application has been screened for an Environmental Impact Assessment under the Town and Country Planning (Environmental Impact Assessment) (Wales and England) Regulations 1999 (as amended). The proposal does not fall within any development criteria in Schedule 1 but it does fall within the development description under Part 3(I) to Schedule 2, Installations to use wind energy in order to generate energy (wind farms), in that the development includes the installation of more than two wind turbines; or that the height of any wind turbine or the height of any other structure is greater than 15 metres.

1.9 Having assessed the likely impact of the proposal on the environment using the selected criteria in Schedule 3 as well as the guidelines in the Welsh Office Circular 11/99, it is considered that the impact of the development on the environment is insufficient to justify submitting an environmental statement with the planning application.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009:

STRATEGIC POLICY 2 – THE NATURAL ENVIRONMENT The area’s natural environment and its landscape character, and views in and out of the Snowdonia National Park and the and Llŷn Areas of Outstanding Natural Beauty, will be maintained or enhanced by refusing development proposals that will significantly harm them. STRATEGIC POLICY 3 – BUILT AND HISTORIC HERITAGE The area’s built and historic heritage will be protected from development that would significantly harm it, and new developments in historic areas will be expected to conform to particularly high design standards which will maintain or improve their special character. STRATEGIC POLICY 9 – ENERGY Development proposals to provide energy from renewable sources will be approved provided they do not significantly harm the environment or the amenities of nearby residents. POLICY A1 – ENVIRONMENTAL OR OTHER IMPACT ASSESSMENTS Ensure that sufficient information is provided with the planning application regarding any environmental impacts or other likely and substantial impacts in the form of an environmental or other impact assessment. POLICY B3 – DEVELOPMENTS AFFECTING THE SETTING OF LISTED BUILDINGS Ensure that proposals have no impact on the setting of Listed Buildings unless they conform to a series of criteria aimed at safeguarding the special character of the Listed Building and the local environment. POLICY B7 – SITES OF ARCHAEOLOGICAL IMPORTANCE Refuse proposals which will damage or destroy archaeological remains of national importance (whether scheduled or not) or their setting. Also refuse any development that will affect other archaeological remains unless the need for the development overrides the significance of the archaeological remains. POLICY B8 – THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) Safeguard, maintain and improve the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a number of criteria aimed at protecting the recognised features of the site in accordance with the statutory requirements of the Countryside and Rights of Way Act 2000. POLICY B12 – PROTECTING HISTORIC LANDSCAPES, PARKS AND GARDENS Protect landscapes, parks and gardens of special historic interest in Wales from developments that would cause significant harm to their character, appearance or setting. POLICY B14 – PROTECTING THE LANDSCAPE CHARACTER OF SNOWDONIA NATIONAL PARK Protect the landscape character of Snowdonia National Park by refusing proposals that are visually obtrusive and/or are located insensitively and unsympathetically within the landscape. POLICY B20 – SPECIES AND THEIR HABITATS THAT ARE INTERNATIONALLY AND NATIONALLY IMPORTANT Proposals that are likely to cause unacceptable disturbance or harm to protected species and their habitats will be refused unless they can conform to a series of criteria aimed at safeguarding the recognised features of the site. POLICY B22 – BUILDING DESIGN Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment. POLICY B23 – AMENITIES Safeguard the amenities of the local area by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. POLICY B33 – DEVELOPMENT THAT CREATES POLLUTION OR NUISANCE Protect public health, safety or amenities, or the quality of the built or natural environment as a result of higher levels of pollution. POLICY C26 – WIND TURBINE DEVELOPMENTS Proposals for wind turbine developments on sites within the Llŷn AONB will be refused. In other locations, only proposals for small-scale or community or domestic based wind turbine developments will be approved provided that a series of criteria can be met that relate to the effect on the visual quality of the landscape and environmental and social factors. POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they can conform to specific criteria relating to a safe vehicular entrance, the standard of the existing roads network to cope with the traffic flow from the development and traffic calming measures. GWYNEDD DESIGN GUIDANCE ONSHORE WIND ENERGY SUPPLEMENTARY PLANNING GUIDANCE (June 2014)

2.3 National Policies: Planning Policy Wales, Welsh Assembly Government (Seventh Edition) July 2014 Technical Advice Note (Wales) 5, Welsh Assembly Government: Nature Conservation and Planning (September 2009) Technical Advice Note (Wales) 8, Welsh Assembly Government: Renewable Energy (July 2005) Technical Advice Note (Wales) 11, Welsh Assembly Government: Noise (1997) Technical Advice Note (Wales) 12, Welsh Assembly Government: Design and Access Statements (2009) Landmap Information Advice Note, Countryside Council for Wales, Number 3 – Landscape and Visual Assessment of Onshore Wind Turbines (June 2010). Circular 60/96 Planning and the Historic Environment

3. Relevant Planning History: None

4. Consultations:

Arquiva on behalf of No objection. the BBC and ITV CADW Not received

Community Council Not received Natural Resources Object. The proposal is a development that would have an unacceptable Wales impact on the Llŷn AONB. The main objections relate to: • The turbine would be located in very close proximity to the AONB. • There is a duty on public bodies under Section 85 of the Countryside and Rights of Way Act 2005 to give consideration to the maintenance and enhancement of the AONB’s natural beauty. • Locating a turbine of this size in a sensitive and unspoilt landscape would have a harmful impact on the AONB. • Of the opinion that the Landscape and Visual Impact Assessment (LVIA), is not based on the methodology approved and it does not comply with good practice guidelines. The shortcomings include: o No consideration has been given to the proximity of the AONB or Snowdonia National Park. o This means that no efficient assessment has been undertaken of the potential impacts on the landscape character in line with best practice. o No vistas within the AONB have been used to assess the visual impacts. o No consideration is given to the accumulative impacts with existing or proposed plans. o Disagree with the conclusions that there would be no significant impacts from any of the six vistas selected, considering that significant harmful impacts would be seen in at least three of them. • NRW consider that the impacts on the landscape character are greater than those noted in the LVIA. • To close, NRW would object granting planning permission for the proposal as it would likely lead to a significant harmful impact on the Llŷn AONB. If it is recommended to approve the application, NRW would need to be informed before the decision is so that it could consider calling in the application.

Bats:  Observations on bats and the need for relevant surveys. If it is found that bats are present, mitigation measures would be required in the form of a curtailment plan.

Defence Infrastructure No objection. Organisation

Welsh Water No objection. Gwynedd Further archaeological work needs to be undertaken before making more Archaeological observations and before a decision is made on the application. Planning Service Manweb (Scottish Information regarding the electricity network. Power) NATS Not received Ofcom No objection - standard advice. Snowdonia National Observations Park  There will not be a substantial landscape or visual impact on views out of the National Park; however, there is potential that there will be an impact on views looking into the Park.  There is potential for the turbine, along with other turbines that are proposed or have been erected, to contribute to a cumulative impact that would harm the two designated areas.

AONB Unit Observations  The site is in very close proximity to the AONB boundary and the development will be very prominent from a number of locations within the AONB.  The AONB is a statutory designation which has the same status as a National Park.  Local and national policies note the importance of protecting the AONB and this includes the views into and out of the designated area.  The turbine would be clearly visible from Open Access land in the area, including Pen y Gaer, Moel Bronmiod, Gyrn Ddu, Moel Penllechog, Mynydd and Garn Bentyrch.  It would be visible from a number of local small lanes and public footpaths.  The site is located quite close to the boundary of the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest.  We agree with the general methodology of the Landscape and Visual Impact, however, there are some concerns regarding aspects of the assessment including the assessment method and the conclusions regarding the likely impact on the Landscape Character, lack of specific attention to the AONB, failure to include some expected vistas, doubt regarding the conclusions of the assessments from some locations.  In terms of the cumulative impact, there are no other turbines in the area at this time; however, a decision is awaited regarding the Moelfre Bach turbine.  The turbine would be substantially taller than any other structure in the local area.  The fact that the blades rotate means that the visual impact will be greater than that caused by a stationary structure.  There is concern that the turbine would be an alien and intrusive feature in the rural and historical landscape and that the turbine would disrupt the setting of the AONB along with the views into and out of the protected area.  The Llŷn AONB Joint Advisory Committee states that all applications for wind turbines greater than 11 metres within the views of the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest should be refused.

Biodiversity Unit No objection. Trees Unit No observations Public Protection Unit No objection. Due to the distance between the nearest property with no financial obligation, namely 450m, it is not considered that there would be a harmful impact on residential amenities in terms of noise. However, as no specific turbine has been selected, there is potential to install a more powerful turbine that could cause more noise than the one used for modelling purposes, even if its height would remain the same. As an additional step to protect local residents, it is recommended that a condition is imposed that any turbine should not have a higher noise output than the “Endurance E-3120” turbine that was used for modelling purposes. Rights of Way Unit Concerned that the turbine is in such close proximity to Public Footpath Number 2, Llanaelhaearn, but accept that the distance satisfies the requirements. Transportation Unit No objection – recommend conditions including an agreement to repair any damage caused to the public highway. Public Consultation A notice was placed in the press and on the site and nearby residents were informed. The advertising period has ended and a number of letters / correspondence were received objecting on the following grounds:  Harm to the AONB  The visual impact assessment disregards the presence of the AONB and no vista within the AONB was selected when assessing the impact on views.  The landscape would change from an agricultural one to an industrial one.  A large and alien feature in the landscape, unspoilt landscape.  Visible from the surrounding peaks such as Garn , Garn Fadryn and Mynydd Rhiw.  Only a small percentage of the energy generated is intended to be used on the farm – this is a commercial enterprise.  The Public Engagement process was not completed at the pre- application stage, contrary to the SPG - Onshore Wind Energy.  Harmful to wildlife, including migrating birds.  Too close to the nearest house, the highway and the nearest public footpath.  Much too close to ancient monuments.  The ZTV (zone of theoretical visibility) plan shows that the turbine would be visible from a broad area.  Harmful to the area that is of significant archaeological importance.  Concern regarding the cumulative impact.  Impact on views into and out of Snowdonia National Park.  A noise assessment was submitted which relates to a smaller turbine of a different type to the one sought.  Disagree with the content of the Transport Management Plan.  Concern about the impact of heavy traffic on nearby houses.

In addition to the objections noted above, objections were received that were not valid planning objections which included:  Questioning how the development would create jobs  Negative effect on tourism.  Approving one turbine at a time would in reality create one large wind farm in the area.  Setting a precedent for more turbines in the area.  Negative impact on local house prices.  The quality of the documents submitted is insufficient and should be withdrawn and higher quality documents should be submitted.

 The work of installing the turbine would create CO2 emissions.

Many letters/ items of correspondence were received which supported / commented on the application on the following grounds:  More green energy needs to be generated.  The turbine will help protect the Welsh language by assisting to retain young people on the farm.  There will be no substantial impact on the landscape.  There is a good wind resource on the site.  The turbine will be a temporary structure.

5. Assessment of the material planning considerations: Principle of the development

5.1 Technical Advice Note 8: Renewable Energy (2005) considers the contribution of wind turbines for generating electricity to be a national requirement and is one of the principal aims of the Welsh Government’s energy policy. The Welsh Government is of the opinion that wind power offers the greatest potential, in the short term, to increase electricity generated from renewable sources.

5.2 TAN 8 also notes that there is a need to ensure that developments do not affect AONBs or National Parks. However, it also notes that small-scale or community or domestic based developments could be acceptable dependent on all other material planning considerations.

5.3 No Strategic Search Areas have been identified in Gwynedd due to the proximity of national designated areas such as Snowdonia National Park and the AONB. Therefore, any development must be assessed on the basis of policy C26 which deals specifically with wind turbine developments, as well as the other relevant planning policies of the Unitary Development Plan. Policy C26 restricts wind turbine developments to small-scale, community or domestic based schemes. The policy explanation describes community or small-scale wind turbine developments as developments with the capacity to generate less than 5MW. 5.4 In accordance with the objectives of Strategic Policy 9 of the UDP, the Local Planning Authority is supportive in principle of plans to generate renewable energy with wind turbines, subject to consideration of, and compliance with, all material planning issues. As noted above, a number of policies within the Gwynedd Unitary Development Plan are relevant when determining an individual application for a wind turbine. The main policy to consider in assessing the principle of this development, which is an application for one wind turbine measuring 48m to the tip of the blades, is policy C26 of the UDP which is discussed below.

5.5 Policy C26 of the Unitary Development Plan relates to ‘Wind Turbine Developments’ and states that ‘proposals for wind turbine developments within the Llŷn AONB will be refused. In other locations, only proposals for small-scale or community or domestic based wind turbine developments will be approved, provided that all of the noted criteria are met.’ The criteria state:

i) that the development would not have a significant detrimental impact on the setting of the Llŷn or Anglesey AONBs or the Snowdonia National Park; ii) that any associated ancillary developments…are designed and, where possible, sited so as to alleviate their potential visual impact; iii) that the development (either individually or combined with other wind turbine developments) will not have a significant detrimental impact on the landscape or nature conservation features; iv) that there are no unacceptable potential environmental impacts or effects on amenity arising from the wind turbines including noise, light reflection and shadow flicker; v) that the development will not create significant electromagnetic interference to existing transmitting or receiving systems that cannot be adequately mitigated; vi) that adequate provision has been included in the scheme regarding the decommissioning…, restoration and after-care of the land…; vii) that the development will not cause significant harm to areas of archaeological importance, particularly within or near designated areas.

5.6 In this context, it is considered that all the criteria of policy C26 are relevant and they are addressed below, along with other relevant planning policies in this report.

5.7 In addition, the Supplementary Planning Guidance “Onshore Wind Energy” has been adopted by Gwynedd Council in June 2014. The Guidance emphasises, when dealing with wind turbine applications, that a balance must be struck between the contribution of this technology towards national targets for renewable energy and any detrimental impact that the development could have on local environmental and social factors.

5.8 In accordance with policy A1 of the UDP, a number of assessments were provided with the application in order to support the development and they are listed in the section of this report where the development is described.

5.9 The main matters of this application are the impact of the proposed development on:

Visual amenities:

Nature of the development and the nature and character of the landscape 5.10 Criterion 3 of Policy B26 states that ‘the development (either individually or combined with other wind turbine developments) will not have a significant detrimental impact on the landscape or nature conservation features’.

5.11 The site and the surrounding area may be described as a sensitive location because it is wild and open, unspoilt and undeveloped. In general, there are no existing structures or vegetation (there is a tree nursery nearby and acres of young pine trees are planted there), and it is a calm and tranquil place both visually and audibly. Nothing can compete with the dramatic landscape or views within the area.

5.12 Due to the substantial and alien nature of the proposal given the open and rural character of the site, it is believed that the scale, size, form and location of the turbine would have an unacceptable detrimental impact on the form and character of the surrounding environment. More specifically, there would be an unacceptable detrimental impact on visual amenities in the area and on prominent views the public have into, out of or across the open countryside, which is contrary to Policy B23 and criteria 3 of Policy C26.

Llŷn Area of Outstanding Natural Beauty (AONB) 5.13 The landscape surrounding the site has been designated as an Area of Outstanding Natural Beauty, but the site itself is not within the AONB. Nevertheless, the site is very visible from very close areas (it could almost be said that it is adjacent) of the AONB, as well as from higher parts of the AONB where a network of paths are located.

5.14 The aim of the AONB designation is to safeguard, maintain and enhance the area. Policy B8 notes that development proposals that would ‘cause significant harm to the area’s landscape (including views into and out of the area)…, historic remains and buildings…, and its quiet, unpolluted nature will be refused unless in very exceptional circumstances that a proven significant national economic or social need has been established; that consideration has been given to the cost and scope of providing the development outside the area or of meeting the need for it in some other way; that consideration has been given to limiting any detrimental effect on the area’s character and that measures to attain this have been included as part of the application’. It will also be ‘necessary to show that detailed consideration has been given to the character of the area in every development proposal…’

5.15 The observations of the AONB Unit have been summarised above; however, in brief, concern is noted that the turbine would be an alien and intrusive element in the visual and historical landscape and that it would disrupt the setting of the AONB and views into and out of the nationally protected area. It was also noted that the rotating blades could result in a greater visual impact than that caused by a stationary structure.

5.16 The AONB Unit has also expressed concern regarding the method of assessing the impact on the landscape character and the conclusions deriving from that. In addition, it is considered that there is a lack of assessment from vistas within the AONB. The AONB Unit disagrees with the conclusions regarding the likely impact of the proposal on the AONB.

5.17 Similarly, Natural Resources Wales (NRW) also objects to the application and states that the proposal would be a development that would have an unacceptable impact on the Llŷn AONB. As noted above in NRW's response to the consultation period, they disagree with the LVIA’s conclusions and consider that the visual impact, and thus the impact on the landscape, is much greater than what has been stated in the application. It is considered that locating a turbine of this size in a sensitive and unspoilt landscape would have a harmful impact on the AONB. Natural Resources Wales has clearly expressed that they object to planning permission being granted for the proposal as it would be likely to have a significant detrimental impact on the Llŷn AONB. If a recommendation is made to approve the application, NRW have asked the Local Planning Authority to inform them before a decision is made so that they can consider calling in the application.

5.18 Given the quiet and unpolluted nature of the area and the character of the landscape, it is considered that the proposal would create a prominent and alien feature, which would lead to a significant negative impact on the landscape, and would also significantly impair the views into and out of the AONB. It is also considered that the proposal would lead to a significant negative impact that is contrary to the main aim of an AONB designation, which is to safeguard, maintain and enhance the character of those areas.

5.19 On this basis, it is therefore believed that the proposal is contrary to the main aim of designating Areas of Outstanding Natural Beauty, is contrary to Policy B8 and is also contrary to Strategic Policy 2 which protects the AONB and seeks to maintain and enhance it by refusing development proposals that would significantly harm it. On this basis, it is also believed that the proposal is contrary to criterion 1 of Policy C26.

Landscape of Historic Interest and Sites of Archaeological Importance 5.20 The site surrounding Tre’r Ceiri is included on the Wales Register of Landscapes of Historical Interest and the boundary of that area is located 2.9km from the turbine site. Tre’r Ceiri is one of the best-preserved hill-forts in Britain, and an archaeological site of significant importance on a local and national level. Tre’r Ceiri stands as part of a network of ancient hill-forts that include Pen y Gaer (3.2km from the site) and Carn Pentyrch (3.8km from the site). There is a strong visual relationship between these hill-forts and it is believed that the turbine located near Bronmiod would be a modern intrusion in this historical landscape and that it would harm the relationship between these notable sites.

5.21 Policy B12 notes that the Local Planning Authority will seek to ensure that registered historical landscapes, parks and gardens are protected and enhanced. The site is also very visible from the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest and the turbine would be prominent from vistas in that area and would cause significant harm to its character and setting and would harm views into the designated area from sites to the east. As a result, it is believed that the development is unacceptable in terms of policy B12 of the UDP.

5.22 Policy B7 of the UDP requires that proposals which will damage or destroy archaeological remains of national importance, or their setting should be refused. Due to the lack of information submitted with the application, the Gwynedd Archaeological Planning Service requested an archaeological evaluation of the site in order to assess the nature and importance of the archaeology on the site, before a decision is made. This would be specialised and expensive work and due to the objections discussed above regarding the impact on the AONB and the harmful impact on the historical landscape in general, it is not believed that the result of such work would change the recommendation in this report. Therefore, it is not believed that there is justification to request that the applicant proceeds with the work. If the Committee decides that it is possible for the development to be acceptable, this further information would need to be sought in order to assess whether or not this element of the application is acceptable in the context of Policy B7 or not.

5.23 Eight Listed Buildings are located within 3km to the site with the closest, three buildings in Ysgubor Fawr, are located 1.8km away. Whilst it is considered that the development would have a direct impact on any specific Listed Building, it is believed that approving such a substantial and prominent modern development in the historical landscape would harm the setting of the area's Listed Buildings, and consequently, the application would be contrary to policy B3 of the UDP which aims to protect the setting of such buildings.

5.24 Strategic Policy 3 of the UDP binds the Local Planning Authority to protect the area’s historical heritage from developments that would significantly harm them and it is expected for new developments within historical areas to satisfy exceptionally high design standards that will maintain or improve the special character. Similarly, Circular 60/96 emphasises the importance of protecting the setting of archaeological sites.

5.25 Although comprehensive information has not been submitted regarding the archaeology of the site, the Gwynedd Archaeological Planning Service says: “the application site is considered to be archaeologically sensitive in terms of potential archaeological deposits within the site, its proximity to scheduled monuments and associated undesignated sites, and as part of an extensive, diverse archaeological landscape.” Considering the importance of the historical landscape in the area, it is believed that this turbine would be a modern, intrusive and prominent feature in the historical landscape and that it would have a significant harmful impact on the setting of the designated archaeological sites in the area, on the undesignated archaeological sites and on the historical landscape in general. Therefore, it is considered that the proposal is contrary to Policy B12 and B7 of the UDP, along with criteria 3 and 7 of Policy C26 as it would have a substantial harmful impact on the historical landscape and would cause a substantial impact on the setting of areas of archaeological importance.

General and residential amenities 5.26 Policy B23 requests that proposals that would cause significant harm to the amenities of the local neighbourhood are refused, and to this end, it is important to ensure that the impact of new developments on the quality and character of the surrounding environment is assessed. In addition, Policy B33 encourages the refusal of proposals that will cause a significant impact on the quality of human health, safety or amenities.

5.27 After considering the results of the noise assessment, due to the distance to the closest residential property that is not in the applicant’s control, the Public Protection Unit is not of the opinion that the turbine would cause a significant impact in terms of noise and appropriate conditions have been suggested. Observations have been received from the public regarding concerns about the noise assessment and consequently, the Public Protection Unit was asked to confirm the situation. They have confirmed, although the turbine used for modelling purposes is not the same size as the one intended to erect, that a condition would restrict the noise output to what is produced by the model used and that this would be acceptable.

5.28 Evidence submitted with the application shows that the turbine would not be likely to cause shadow flicker problems or light reflection as noted in Criterion 4 of Policy C26. In addition, it is generally accepted that no substantial shadowing impact would occur beyond a distance of 10 times the diameter of the rotor (35m x 10m), namely 350m in this case, and the closest house is 450m from the site. After considering the responses to the consultation, it is not considered either that the turbine would be likely to cause electromagnetic interference to existing transmitting or receiving systems, as noted in Criterion 5 of Policy C26.

Cumulative effect 5.29 Many observations have been received regarding the possible cumulative impact of the development. As a decision is yet to be made again regarding the Moelfre Bach turbine, which is 1.9km away, it is possible that this area, which is currently rural and undeveloped, is dominated by modern industrial structures. Also there is concern, due to its location on upland between two valleys that the turbine would be visible from the east and consequently that it would create a visual link with the existing turbines in the Bwlch Derwin and areas from some vistas which would have a harmful visual impact on the area between the National Park and the AONB and would be harmful to the setting of these designated areas, contrary to Criterion 7 of Policy C26 and Policies B8 and B14 of the Gwynedd UDP.

Ancillary Developments and Decommissioning 5.30 Criterion 2 of Policy C26 relates to associated ancillary developments such as buildings, roads, etc. and states that they should be designed and installed in a way that mitigates their visual impact wherever possible. Criterion 6 of the policy relates to decommissioning, land reclamation and aftercare when the use would cease.

5.31 Developments that are ancillary to the turbine include a small control box and underground connection to the electricity network. It is considered that these ancillary elements are acceptable (subject to appropriate conditions), in relation to policies B22, B25 and criterion 2 of policy C26.

5.32 It is considered that the decommissioning, land reclamation and aftercare could be managed when the use would cease by means of an acceptable condition, if the application is approved. This would be in accordance with criterion 6 of policy C26.

Biodiversity Matters 5.33 Natural Resources Wales has submitted observations relating to bats and the need for relevant surveys if the application is approved. If it is found that bats are present, mitigation measures will be needed and/or a curtailment plan that will manage the turbine’s ability to work at specific times. Taking the above into account, and subject to appropriate conditions and an action plan, it is not considered that the proposal is likely to affect any protected species or their habitats and therefore, that the proposal is not contrary to Policy B20 of the Unitary Development Plan. Consequently, it is believed that the proposal also satisfies the second part of Criterion 3 of Policy C26 of the UDP, as the development will not have a significant detrimental impact on nature conservation features.

Transport and Access Matters 5.34 In terms of access and transportation matters associated with the proposal, the transportation unit does not have any concerns regarding the proposal – subject to an appropriate condition to protect the condition of the public road. It is therefore considered that the application satisfies the requirements of Policy CH33 of the UDP.

Any Other Business 5.35 The proposal is packaged as one that would provide electricity for the agricultural business and would be a diversification enterprise that would assist to secure the future of the venture. Paragraph 7.15.1 and 2 of the Supplementary Planning Guidance "Onshore Wind Energy" is relevant for such applications and it states as follows:

Wind Energy Developments on Farms 7.15.1 Technical Advice Note 6 (TAN6) supports national planning policy for sustainable rural communities and section 3.7 focuses on farm diversification. It states that “When considering applications for farm diversification projects, planning authorities should consider the nature and scale of the activity" and that "Small on-farm operations such as...renewable energy, are likely to be appropriate uses." Therefore, the principle of establishing a renewable energy project such as a wind turbine is a valid diversification activity on a farm subject to the criteria of policy C26. 7.15.2 However, not all forms of wind turbine development on agricultural land would constitute an acceptable farm diversification scheme. The Council considers an acceptable wind farm diversification scheme to be a proposal where:  The applicant’s main occupation is farming and the turbine would be erected on agricultural land which forms part of the applicant's farm holding.  The turbine would be sited so it appears to physically relate to the farm complex in terms of its size, scale and location.  The wind turbine proposal would be clearly subsidiary to the main farming business and sufficient information is provided to demonstrate how the wind turbine proposal fits into the wider farming picture and how it will contribute to the long term viability of the farming enterprise.  The generating capacity of the turbine is proportional to the energy demands of the farming enterprise. The Council will assess this by comparing the size of the turbine in terms of its generating capacity against the annual electricity demand of the farm complex.  Accurate annual electricity consumption data for the farm complex should be provided together with the predicted annual electricity output of the proposed turbine(s) in kWh or MWh.  The turbine would be connected to the electricity grid via the farm’s electricity meter so the electricity generated can be preferentially used onsite, rather than 100% of the electricity being exported directly to the grid.”

5.36 In relation to this application, the criteria of paragraph 7.13.3E are considered in turn below:  From the evidence submitted, the applicant’s main profession is farming and the wind turbine would be built on the applicant’s farm holding.  The turbine would be approximately 380m from the main farmhouse of Bron Miod - it is not considered that there would be a physical relationship between the turbine and the farm buildings in terms of its size, its scale or its location.  Section 6.1 of the Planning Statement provides an explanation of how the turbine will fit into the broader farming pattern. The report explains that the proposal is to improve the sustainability of the agricultural business by using the resources available to provide renewable energy for the home and farming activities, and provide an additional source of income for the business to ensure that the business is viable for the next generation.  The applicant’s figures show that the farm (including the farmhouse), uses 18,000 kWh of electricity at present and that they also use 6,000 litres of oil for the business, which equates to 66,000 kWh of electricity. Therefore, 84,000 kWh of electricity per annum would be required from the turbine to replace the current energy use. It is anticipated that the turbine will generate 400,000 kWh of electricity per annum and therefore, approximately 21% of the energy would be used on the farm. As 79% of the energy would then be sold back to the National Grid, it is not considered that the turbine’s output would equate to the needs of the farming enterprise and thus, it is considered that the development would be a mainly commercial energy enterprise.  No direct evidence of the farm’s current energy use was submitted. The information discussed above is included in a table in section 6.1 of the Planning Statement.  It is unclear from the information submitted with the application whether or not it is intended to obtain a meter on the farm to allow for the electricity generated to be used directly on the site.

5.37 When considering the abovementioned analysis it is apparent, from using the figures provided by the applicant, that this is a mainly commercial enterprise and that its main purpose is not to generate energy for the holding itself. Therefore, the proposal does not comply with the requirements of the Supplementary Planning Guidance “Onshore Wind Energy” for wind energy developments on farms.

Response to public consultations 5.38 The above assessment has given consideration to the material planning matters received in response to the public consultation, whether for or against.

5.39 The support expressed to the application does not outweigh the substantial concerns that have been noted in the assessment relating to the visual impact.

6. Conclusion: 6.1 Based on the above assessment it is believed that installing one 48m high turbine in this location would have a substantial detrimental impact on the open nature of the area and on the prominent and special views into, out of and across the AONB and the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest by creating an alien feature in open countryside that is of a high amenity value. It is considered that the turbine unacceptably appear in views into, out of and across the AONB and thus it would not be possible to safeguard its character. It is also considered that the turbine would make an unacceptable contribution to the cumulative impact of turbines that are visible between the boundary of the AONB and Snowdonia National Park.

6.2 In addition, there would be a significant detrimental impact on the setting of several scheduled ancient monuments in the area and possibly on archaeological remains. In terms of the panoramic views into, out of and across the area, the height of the turbine would not be in keeping with the low-level and dispersed buildings across the landscape and it would create an obvious and incongruous feature that would be harmful to the character of the landscape and the visual amenities of the area. The turbine would create a dominant feature in the landscape that would disrupt the character of this rural location.

6.3 To this end, and based on the information submitted, it is considered that the proposal is contrary to Policies B3, B7, B8, B12, B14, B23, C26 and strategic policies 2, 3 and 9 of the Gwynedd Unitary Development Plan, SPG Onshore Wind Energy (2014), Planning Policy Wales (Edition 7, July 2014), Technical Advice Note 8: Renewable Energy (2005), as well as Circular 60/96 ‘Planning and the Historical Environment’, and it is not considered that any other material planning consideration will outweigh the relevant policy considerations discussed above.

7. Recommendation:

7.1 To refuse -

1. The turbine due to its nature and location would create an unacceptable alien feature in the landscape, causing a significant detrimental impact on views into and out of the Llŷn Area of Outstanding Natural Beauty, contrary to Policies B8, C26 and Strategic Policies 2 and 9 of the Gwynedd Unitary Development Plan 2009, SPG Onshore Wind Energy (2014), Planning Policy Wales (Edition 7, February 2014) and Technical Advice Note 8: Renewable Energy (2005).

2. The nature and scale of the turbine is considered alien and unacceptable in its sensitive location near the Llŷn and Bardsey Island Landscape of Outstanding Historical Interest and thus would have an unacceptable detrimental impact on the character of the landscape and have an unacceptable impact on prominent and panoramic views enjoyed by the public out of and across the open countryside contrary to Policy B12, B23 and C26 and Strategic Policy 3 and 9 of the Gwynedd Unitary Development Plan 2009, SPG Onshore Wind Energy (2014), Planning Policy Wales (Edition 7, July 2014) and Technical Advice Note 8: Renewable Energy (2005).

3. The turbine would create an alien and unacceptable feature in the historical landscape and would harm the setting of listed monuments and the visual relationship between them and it is considered that it would also have an impact on the setting of nearby listed buildings. Therefore, the proposal would be contrary to policies B3, B7 and C26 and Strategic Policy 3 of the Gwynedd Unitary Development Plan, SPG Onshore Wind Energy (2014), Planning Policy Wales (Edition 7, July 2014) and Technical Advice Note 8: Renewable Energy (2005), as well as Circular 60/96 ‘Planning and the Historical Environment’.

4. The turbine, considering it in the context of other turbines that have been erected in the area, would add to the cumulative impact that is harmful to the area between the Llŷn Area of Outstanding Natural Beauty and Snowdonia National Park and would have a negative impact on the setting of the designated areas, contrary to Policy B8, B14 and C26 and Strategic Policies 2 and 9 of the Gwynedd Unitary Development Plan 2009, SPG Onshore Wind Energy (2014), Planning Policy Wales (Edition 7, July 2014) and Technical Advice Note 8: Renewable Energy (2005).

Number: 3 Application Number: C14/0676/34/LL Date Registered: 17/07/2014 Application Type: Full - Planning Community: Clynnog Ward: Clynnog

Proposal: SITING 14 TOURING CARAVANS ON EXISTING CAMPING SITE. Location: GRAIANOG, , CAERNARFON, LL54 6SY

Summary of Recommendation: TO DELEGATE THE RIGHT TO APPROVE

1. Description:

1.1 The proposal involves formalising and increasing the use of the existing touring caravan site from a Caravan Club site of 0.33ha in size for five units, together with four mobile wooden tents to a touring caravan site that is open to the general public and for a maximum of 14 touring caravans together with the existing wooden tents.

1.2 The field which is subject to this application is located near the farmhouse of Graianog which is located approximately 3 km to the south of the village of Llanllyfni. The site is approximately 1.8km from the A487 highway along an unclassified public road. Graianog is a working farm of approximately 350 acres and the proposal is part of the intention to diversify the farm’s income.

1.3 There is an access road and toilet/washing facilities already exist on the site.

1.4 A Design and Access Statement together with a Community and Linguistic Statement have been submitted with the application.

1.5 This application is submitted to the planning committee as it is an application involving a development of more than five caravans.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009:

STRATEGIC POLICY 17 – TOURISM Proposals to develop or improve the variety and quality of tourist facilities and attractions will be approved provided they do not significantly harm the environment, the area’s cultural characteristics or the amenities of nearby residents.

POLICY A2 – PROTECTING THE SOCIAL, LINGUISTIC AND CULTURAL FABRIC OF COMMUNITIES Safeguard the social, linguistic or cultural cohesion of communities against significant harm due to the size, scale or location of proposals. B23 – AMENITIES Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area.

B27 - LANDSCAPING SCHEMES Ensure that permitted proposals incorporate soft/hard landscaping of a high standard which is appropriate for the site and which takes into consideration a series of factors aimed at avoiding damage to recognised features.

CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved if they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

D19 – NEW SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS – Proposals for new touring caravan, camping or touring unit sites will be approved provided they comply with specific criteria relating to the design, layout, appearance and location of the development, the highways network and adequate access, use for touring purposes only, the cumulative impact of existing touring caravan, camping and touring unit sites, and the capacity of the immediate locality to accommodate such developments.

Supplementary Planning Guidance – Holiday Accommodation (2011) Supplementary Planning Guidance - Planning and the Welsh Language (November 2009)

2.3 National Policies:

Planning Policy Wales, Welsh Government (Seventh Edition) July 2014  Chapter 7 - Sustaining the Economy  Chapter 11 - Tourism, Sport and Recreation

TAN 13: Tourism (1997) Technical Advice Note (TAN) 20: Planning and the Welsh Language

3. Relevant Planning History:

3.1 C10D/0179/34: Siting 4 mobile wooden tents with hard floors – Approved, 8 July 2010.

4. Consultations:

Community/Town Council: No objection.

Transportation Unit: Observations Concern regarding the number of touring caravans that will use the sub-standard access road to the site.

Joint Planning Policy Unit: Not received

Caravan Officer: Observations It appears that the application was based on Model Standards 1983 (licensing conditions). There are sufficient existing facilities for the number of units, however, additional provision should be provided for the disabled.

Welsh Water: Not received.

Fire Service: Not received. Public Consultation A notice was posted on site and nearby residents were notified. The advertisement period has expired and no responses have been received to the public consultation.

5. Assessment of the material planning considerations:

Principle of the development

5.1 There are a number of policies within the Gwynedd Unitary Development Plan that are relevant in determining the application. Although the site is already being used for touring caravan purposes for the Caravan Club; the development is considered as a new site as the current site is not open to the general public. The Caravan Club has been issued an exemption for its sites and therefore they do not require formal planning permission to use the site for the siting of touring caravans provided they meet with the conditions of that exemption. Consequently, the main policy to consider when assessing the principle of the development is policy D19. The policy states that proposals to develop new touring caravan, camping or touring unit sites will be permitted provided that they comply with the relevant criteria. The proposal is analysed in accordance with these criteria, as follows:

5.2 Criterion 1: It is not considered that the site is neither prominent nor intrusive in the landscape as the field is screened extensively from public areas due to the form of the landscape along with the hedge surrounding the field itself and the hedges of the surrounding fields. No landscaping has been included as part of the application, however, the applicants have stated their willingness to accept a condition to reinforce the existing landscaping if required. It is believed that the landscaping from the majority of directions is sufficient, however, the growth on part of the south western boundary is rather thin and we are of the view that it would be appropriate to try to reinforce the planting in this area, especially as there is a Listed Ancient Monument approximately 150m south of the site with a public footpath leading to it. By imposing an appropriate condition in order to reinforce the screening, we believe that the touring units can then be incorporated in the landscape in an appropriate way that will not cause significant impact to the visual quality of the landscape and therefore satisfy the requirements of the B27 Landscaping Policy. It is not considered that the proposal is likely to create an intrusive or prominent feature in the landscape and it is therefore considered that the proposal also satisfies the requirements of Criterion 1 of Policy D19.

5.3 In terms of Criterion 2, the site is located near an unclassified road with a direct link to the A487. The Transportation Unit has no objection to the proposal and therefore it is considered that it is not contrary to criterion 2 of Policy D19.

5.4 It is possible to control the use of the site for touring caravan purposes for holiday use with appropriate planning conditions, and it can also be possible to ensure that the units will be moved from the site during the periods when they are not in use. Therefore, the application is not considered contrary to Criterion 3 of Policy D19.

5.5 Criterion 4 stipulates that there is a need to take into account the cumulative impact of approved touring caravan sites within the immediate locality and that the proposed development will not exceed the capacity (e.g. environmental, social and cultural, road network, amenities etc.) of that locality to reasonably accommodate such developments. It is not considered that the vicinity of the application is noted for its high density of touring sites and it is not considered that approving this use of caravans is beyond the reasonable capacity of the vicinity to accommodate such developments. Therefore, it is not considered that the proposal is contrary to criterion 4 of policy D19. 5.6 Having weighed-up the principle of the proposal in the context of Policy D19, it is considered that it satisfies all of the requirements of policy D19 and is therefore consistent with the objectives of Strategic Policy 17.

General and residential amenities

5.7 Two private properties are situated near the site namely, Bwthyn Graianog and Cefn Graianog, however, due to the current vegetation/shrubs between these dwellings and the site, there would be no detrimental visual impact on these locations and as there will be no significant change in the nature of the site’s use, there would be no unacceptable addition in the level of intrusion on these properties. The owners of both properties were consulted and no objection has been received to the proposal from them.

5.8 Neither is it considered that a site of 14 touring caravans and four wooden tents would lead to an overdevelopment of the site nor would it lead to a significant increase in traffic. Having considered the above, it is not considered that the proposal would cause significant harm to local amenities, or that it would create a noise or a nuisance effect that would be sufficient to justify refusing the application, and therefore, the proposal is not contrary to Policy B23 of the UDP.

Road Considerations

5.9 The Transportation Unit has stated their concern regarding the number of touring caravans that will use the sub-standard access road that serves the site, namely the road from the A487 past Graianog Quarry. Other unclassified roads also serve the site but these are also considered to be narrow and winding in places. Discussions are continuing regarding possible improvements to overcome the concerns of the Transportation Unit and we will report back on this to the Committee.

Language Matters

5.10 Policy A2 of the UDP encourages the refusal of proposals which would cause significant harm to the social, linguistic or cultural cohesion of communities, due to their size, scale or location. SPG 20 ‘Planning and the Welsh Language’ sets the criteria for assessing development proposals in order to ensure that appropriate consideration is given to the linguistic and community implications occurs during the process of considering planning applications.

5.11 Since the application is for more than five units, the SPG recommends that a Linguistic and Community Assessment is required. This concludes that the development would be positive to the language by supporting a local business. The response of the Joint Planning Policy Unit to the contents of the assessment is awaited. The matter will be further reported upon to the Committee.

6. Conclusions:

6.1 Having weighed-up the development and considered all the material planning matters, including local and national policies and guidelines, it is considered that the application to establish a touring caravan site for 14 caravans as well as the four existing wooden tents is acceptable. It is believed that the impact on the landscape can be reduced by imposing an appropriate condition to the consent. It is therefore considered the proposal satisfies the requirements of the policies discussed above and is acceptable for approval. 7. Recommendation

7.1 To delegate powers to the Senior Planning Manager to approve the application, subject to the receipt of favourable observations from the Planning Policy Unit and the Transportation Unit and to relevant conditions in relation to:

 Five years  Compliance with the plans  14 touring caravans only on the pitches as indicated in the plan  Caravans for holiday use only  Register of staying period  No storing of caravans on the land  All touring units must be moved entirely from the site between 31 October and 1 March of the following year  Landscaping condition  Highway conditions

PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Number: 4 PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Application Number: C14/0698/11/LL Date Registered: 22/07/2014 Application Type: Full - Planning Community: Bangor Ward: Menai (Bangor)

Proposal: CHANGE OF USE OF EXISTING DWELLING INTO 8 BEDROOM HOUSE IN MULTIPLE OCCUPATION Location: 3 SNOWDON VILLAS, BANGOR, LL572AF

Summary of the TO APPROVE Recommendation:

1. Description:

1.1 Application for change of use of a residential house into an eight bedroom house of multiple occupation.

1.2 The site is located within the development boundary of the city of Bangor and within a residential area characterised by the provision of student accommodation. The main University campus is located in close proximity along with facilities such as shops, restaurants etc. on Holyhead Road. The property is an end house in a terrace of three houses. There are parking spaces outside the property and there is a small curtilage surrounding the property.

1.3 The application form mentions that the building is currently used as a residential house but the current floor-plans show that there are two kitchens within the building (ground floor and second floor), along with external access from the first floor by using the fire escape stairway. However, it is possible to gain access to the whole building by means of the internal stairs. The residential building also includes a lounge on the ground floor and two bedrooms; three bedrooms and bathroom on the first floor, along with two bedrooms and a shower room on the second floor. Later, the agent suggested that the current use of the property is not a residential house but has been used as student accommodation for some time. The agent has provided photographs of locks on the doors and he confirmed that there were desks in every bedroom. Although the floor-plan of the property suggests that it has been used as student accommodation, there is no supporting evidence, e.g. rent books or separate bills for the main property and the second floor. The agent has confirmed that there is insufficient information from the owners (who are new owners) for submitting a lawful use certificate for the use of the property as student accommodation. The Housing Unit has confirmed to the Local Planning Authority that a house in multiple occupation licence already exists on this site.

1.4 The proposal means making internal alterations to provide an additional bedroom to replace the kitchen on the second floor, along with providing shower rooms on the first and second floors and providing an en-suite in one bedroom on the ground floor. It is not proposed to make any external alterations.

2. Relevant Policies: PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B4 – DEVELOPMENTS IN OR AFFECTING THE SETTING OF CONSERVATION AREAS Ensure that proposals within conservation areas, or proposals that affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

POLICY B23 - AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria aimed at safeguarding the recognised features and amenities of the local area.

POLICY C4 – ADAPTING BUILDINGS FOR RE-USE Proposals to adapt buildings for re-use rather than demolition will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages.

POLICY CH14 – CONVERSION OF DWELLINGS INTO FLATS, BED-SITS OR MULTI- OCCUPANCY DWELLINGS Approve the change of use of dwellings/residential buildings into flats, bed-sits or multiple occupation dwellings provided it has no negative impact on the social and environmental character of the area.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they can conform to specific criteria relating to the vehicular entrance, the standard of the existing roads network and traffic calming measures.

POLICY CH36 – PRIVATE CAR PARKING FACILITIES - Proposals for new developments, extension of existing developments or change of use will be refused unless off- street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park.

2.3 National Policies:

Planning Policy Wales (Edition 7) (2014)

3. Relevant Planning History: None

4. Consultations:

Community/Town Council: To refuse because the proposal would mean an overdevelopment of the site which is restrictive in terms of parking, servicing and amenity area. The proposal will have a serious detrimental effect on the social character of the area, the amenities of the proposed residents and it will increase on-street parking. The road network leading to the PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

site is narrow and the proposal would increase traffic on this road and would have a substantial adverse effect on road and pedestrian safety. The proposal would mean an over provision of student accommodation in this area during the university term and would have a substantial detrimental effect on the character of the area and the amenities of neighbouring residents and it is contrary to policy CH14.

Transportation Unit: No objection to the proposal – central location in Upper Bangor and within easy walking and cycling distance to several local facilities, including regular public transport. The application also includes two parking spaces and therefore is acceptable.

Welsh Water: Propose a condition that there will be no increase in surface water connecting to the main sewer.

Environmental Health: No response

Policy Unit: No response

Houses in Multi-occupation Confirm that 15 of 26 nearby properties have a house of Licensing: multiple occupancy licence including the property that is the subject of the application.

Fire Officer: No response

Public Consultation: A notice was posted on the site and neighbouring residents were informed. The advertising period has ended and correspondence was received offering observations on the application on the following grounds:

 Over-provision of student accommodation in Bangor.  Many student houses remain empty or only partly full.  The number of students is falling and more purpose- built accommodation for students is being constructed.

5. Assessment of the material planning considerations:

Principle of the development

5.1 Policy C4 of the Unitary Development Plan involves adapting buildings for re-use, and states that proposals to adapt buildings for re-use will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages.

5.2 Policy CH14 deals specifically with the conversion of houses into flats, bed-sites or houses of multiple occupation, and it approves such proposals provided the development would not create an over-provision of this type of accommodation in a PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

particular street or area where the cumulative effect would have a negative impact on the social and environmental character of the area.

5.3 In this case, the proposal involves changing the existing building into an eight bedroom house of multiple occupation, and does not include any external alterations. The property is located within the development boundary of the city of Bangor, it is structurally sound and is suitable in terms of its size, form and design for its proposed use, therefore, the proposal complies with the criteria of policy C4 above.

5.4 The building is located within an area forming part of Upper Bangor and is characterised by the provision of multiple occupancy accommodation mainly for students. Following a survey of the number of houses of multiple occupation in the vicinity, it was found that 15 out of 26 properties nearby had a multiple occupation licence from the Council’s Housing Department (it is noted that this does not mean that these require planning permission for use as a house of multiple occupation as the regulations are different for licences). The Housing Department has also confirmed that a house in multiple occupation licence exists on the property that is the subject of the application. This information, together with the current floor-plan of the property, which already provides two kitchens and seven bedrooms, strongly suggests that the property has been used as a house in multiple occupation in the past and, therefore, in reality the proposal in this application is to add one bedroom to the existing provision. On the basis of all the information available, it is not considered that this development would add substantially to the over-provision of this type of accommodation in a specific street or area. In addition, it is not considered that it would contribute to any cumulative effect that would be likely to have a negative impact on the social and environmental character of the street or area more than what is already in existence. Therefore, it is considered that the proposal complies with Policy CH14 above.

5.5 Policy B4 of the Unitary Development Plan deals with developments inside conservation areas or have an impact on their setting. The property is located within the Upper Bangor Conservation Area. It is not proposed to make any external alterations and, therefore, it is not considered that the proposal would be likely to have an impact on the setting of the conservation area in this case.

General and residential amenities

5.6 Policy B23 of the Unitary Development Plan involves protecting the amenities of the area and any neighbouring residents. The property is located in the area of Upper Bangor which mainly includes houses and houses in multiple occupation. It is not considered that the proposal is likely to impact upon the reasonable privacy of any property nearby, as the proposal does not intend to have any external alterations. It is not considered that the use means an over-development of the site, although the proposal means providing eight bedrooms, because the existing plans show seven bedrooms. The proposal does not include any further extensions and, therefore, it is not considered that the proposed use would be an over-development compared to the potential of its current use.

5.7 The property is located in an area that is convenient for walking to the facilities of Upper Bangor, the High Street and to the University buildings and there is a bus stop and train station nearby. The existing curtilage offers parking for two vehicles, and there is on-street parking available in this area. Considering the current use and the proposed use, it is not considered that the proposal is likely to add to traffic (or noise associated with traffic), in such a way that is likely to cause a significant harm to PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

local amenities. It is not considered that the plan of the site increases the opportunities for individuals to behave antisocially or have an impact on the atmosphere of the area.

5.8 It is noted that there is no bin storage facility noted on the proposed plans, and it is considered reasonable to ensure that there is an adequate arrangement in place for dealing with rubbish on the site, therefore it is considered that imposing a condition to ensure this would be reasonable. Therefore, it is considered that the proposal complies with all the requirements of policy B23 above.

Transport and access matters

5.9 Policy CH33 of the Unitary Development Plan involves ensuring safety on roads and streets. The site of the proposal is located within Bangor City and it is accessible in terms of its distance to the city centre, the University and transport links (bus and train station) and there is a sufficient road network and parking spaces on the site and on the street. The property has been used as a seven bedroom residential house in the past, and it is considered that the change of use to an eight bedroom house of multiple occupation is unlikely to have a detrimental impact on road safety, or cause any significant increase in vehicles. It is therefore considered that the proposal complies with the requirements of policy CH33 of the Unitary Development Plan.

5.10 Policy CH36 of the Gwynedd Unitary Development Plan involves private car parking facilities. Parking provision for two vehicles already exists but it is also possible to park on the street. Therefore, it is considered that the parking provision is sufficient for the proposal, and that the proposal complies with the requirements of policy CH36 of the Gwynedd Unitary Development Plan.

Response to the public consultation

5.11 Following the consultation period, correspondence was received providing observations on the application and these are noted above.

5.12 The proposal on the table is to provide multiple occupation accommodation and, although the majority of this type of accommodation in this area is used by students, it is possible for any individual to be accommodated in multiple occupation accommodation. As mentioned above, it is not considered that the proposal is likely to lead to an over-provision of this type of accommodation in a manner that is likely to have an additional detrimental effect on the character of the area or nearby residents.

5.13 It is not considered that the observations received changes the recommendation in this case.

6. Conclusions:

6.1 As a result of the above assessment, it is not considered that the proposal is contrary to any relevant policy noted above, neither are there any other relevant planning matters to state otherwise.

7. Recommendation: PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

7.1 To approve with conditions – Five years; to complete the development in accordance with the plans submitted; agree on bin storage arrangements prior to commencement of use.

Number: 5 PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Application Number: C14/0709/45/LL Date Registered: 31/07/2014 Application Type: Full - Planning Community: Ward: Pwllheli North

Proposal: ERECTION OF A 55 BEDROOM HOTEL AND ASSOCIATED RESTAURANT AND BAR, PROVISION OF VEHICULAR AND PEDESTRIAN ACCESS, PARKING AREAS AND ASSOCIATED DEVELOPMENT Location: LAND OF CAE CEFFYL, GLAN DON INDUSTRIAL ESTATE, PWLLHELI, GWYNEDD, LL535LH

Summary of the TO DELEGATE THE RIGHT TO APPROVE Recommendation:

1. Description:

1.1 The application in question is a full application to build a two-storey hotel with associated restaurant and bar, creating vehicular and pedestrian accesses, providing a car park and associated developments on the site of Cae Ceffyl, Glan Don, Pwllheli The finished building will have a floor area of approximately 2060m2 and will include 55 bedrooms and 56 parking spaces.

1.2 The site is located to the south of the entrance to Glan Don Industrial Estate, Pwllheli and the land is used as grazing for horses at the moment. The industrial estate, including the application site, is designated as an Employment Protection Site in the inset maps of the Gwynedd Unitary Development Plan and it is also within the development boundary of Pwllheli Urban Centre. The new vehicular access for hotel guests will be opened to the Marina Road with another access to the rear of the site from the Glan Don Industrial Estate to be used for carrying and delivering services. The site is also located in a C1 Flooding zone with the ground level of the site a little lower than the Marina Road. An element of the proposed work would also mean raising the ground level of the land and the car park because of flooding requirements.

1.3 The following documents were submitted as part of the planning application: Design and Access Statement, Planning Support Statement, Transportation Statement, Flooding Assessment, Community and Language Statement and a Breeam Pre- assessment.

1.4 There were initial discussions between the Local Planning Authority and the developers back in 2012 and there were further discussions in March of this year between the agent and planning officers to discuss the proposal on the table.

1.5 The application is submitted to the Planning Committee as it is a commercial, industrial or retail development measuring over 500m2.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009: POLICY A1 – ENVIRONMENTAL OR OTHER IMPACT ASSESSMENTS Ensure that sufficient information is provided with the planning application regarding any significant likely environmental or other impacts in the form of an environmental impact assessment or other impact assessments.

POLICY A2 – PROTECT THE SOCIAL, LINGUISTIC AND CULTURAL FABRIC OF COMMUNITIES Safeguard the social, linguistic or cultural cohesion of communities against significant harm due to the size, scale or location of proposals.

Policy A3 – PRECAUTIONARY PRINCIPLE Refuse proposals if there is any possibility of serious or irreversible damage to the environment or the community unless the relevant impact assessment can show beyond doubt ultimately that the impact can be avoided or alleviated.

POLICY B22 – BUILDING DESIGN Promote the design of good buildings by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that the building materials are of high standard and in keeping with the character and appearance of the local area.

POLICY B29 – DEVELOPMENT ON LAND AT RISK OF FLOODING - Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A unless they conform with a series of criteria relevant to the features on the site and to the purpose of the development.

Policy C1 – LOCATING NEW DEVELOPMENT Land within town and village development boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan.

Policy CH30 - ACCESS FOR ALL Refuse proposals for residential/business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved if they can conform to specific criteria regarding the vehicular access, standard of the existing road network and traffic calming measures.

Policy CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extension of existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

POLICY D2 – INDUSTRIAL SITES Protecting land and units on Industrial Sites for Class Bl, B2 and B8 uses. Proposals for developments not included in B1, B2 or B8 uses will be permitted provided they are small-scale ancillary business facilities; provide waste management facilities or other 'sui generis' uses with similar features to activities in B1 and B2 classes; or, they do not lead to a shortage of land or units for B1, B2 and B8 uses.

POLICY D3 – ALLOCATION OF ADDITIONAL EMPLOYMENT LAND Additional land for employment purposes may be allocated. Only development proposals which are in accordance with the development brief and with policies D1 and D2 will be approved.

POLICY D14 - SERVICED HOLIDAY ACCOMMATION New proposals or adaptations of existing buildings or extensions to existing holiday accommodation establishments will be approved if the design, setting and appearance of the development is of high standard and if it conforms to the criteria regarding the location and scale of the development.

Supplementary Planning Guidance – Holiday Accommodation – July 2011

Supplementary Planning Guidance - Planning and the Welsh Language 2009

2.3 National Policies: Planning Policy Wales (2014) Technical Advice Note (Wales) 12: Design (2014)

Technical Advice Note (Wales) 13: Tourism (1997)

Technical Advice Note (Wales) 15: Development and Flood Risk (2004)

Technical Advice Note (Wales) 18: Transport (2007)

Technical Advice Note (Wales) 20: Planning and the Welsh Language

Technical Advice Note (Wales) 23: Economic Development (2014)

3. Relevant Planning History:

3.1 No relevant planning history.

4. Consultations:

Community/Town Council: To approve

Transportation Unit: No objection in principle and glad to see a proposal that would use the main entrance to the marina road, rather than the industrial estate road but it must be ensured that the applicant is able to achieve the appropriate visibility splays to provide a safe access.

Although the road in front of the site has not been adopted, it is considered that it is as good a road and, therefore, accesses and visibility splays to the usual standards must be provided. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

In this case, visibility splays of 2.4m x 40m must be provided in both directions and it is believed that these splays would extend past the red line surrounding the application site on the map and it is believed that a section of these splays are currently overgrown. Therefore, a method must be agreed upon of keeping the visibility splays (which are on third party land), clear and visible.

In addition, a parking provision for 56 vehicles is shown. It is noted that the accommodation has 55 rooms and up to 36 part-time staff working there.

In accordance with CSS Wales parking standards, for a hotel in a zone 4, a parking space must be provided for every bedroom and one parking space for every three members of staff. There should be a provision for at least up to 55 + 12 = 67 spaces. 67 is the maximum number of spaces and it is believed that some members of staff would choose to walk or cycle and some of the guests would choose to arrive by train, therefore, it is considered that the provision proposed is acceptable and it is unlikely to have an detrimental effect on the local road network.

Public Protection Unit: Not received

Economy and Community Not received Department:

Welsh Water: Propose standard conditions.

Natural Resources Wales: There is no objection to the proposed development and we wish to make the following observations (perhaps there will be more observations regarding ecology to follow):-

Floods Risk – We welcome including 0.2m within the plan (Proposed Elevations Drwg. No. 2145:13:5a) for uncertainty in the modelling to increase ground level and which shows the ground level of the hotel as 4.5m AOD.

Whilst there will be an escape route from the development to the area of high ground to the south-east of the site, we request that you discuss with the Emergency Planning Department the suitability of an escape route to the north along Lôn Glan Don and onwards to the A497 which is shown suffering from floods up to a depth of 0.45m in an extreme flooding incident.

There were pre-application discussions with the applicant, when it was discussed retaining lower levels to the car park to reduce impact on third parties and also it was considered whether to extend the scope of the Flooding Impact Assessment to consider the effect of climate change on a 0.1% incident. These points continue to be valid. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

Pollution Prevention and Control – Natural Resources Wales recommend that all surface water draining from the car park or places where oil leakages could occur should be directed through an oil interceptor before it is released to the surface water.

The site must be registered with Natural Resources Wales to bring inert waste to be stored on site or to be used for construction, maintenance or improvement work: for example, hard-core, or soil. It must be registered as an activity under the Environmental Planning Regulations (England and Wales) 2010 and must comply with the conditions of the relevant licence. Waste must be disposed of from the site by licensed waste transporters to a licensed site. Consideration must be given to the duty of care relating to waste.

Scottish Power/Manweb: Not received

Public Consultation: A notice was placed on the site and neighbouring units were informed. A notice was placed in the press also. The consultation has ended and one item of correspondence was received objecting on the following grounds:  Proposal contrary to policy As well as the objection noted above, objections were received which were not valid planning objections which include:  Questioning the Council’s tendering procedure.

5. Assessment of the material planning considerations:

Principle of the development 5.1 Policy C1 of the Gwynedd Unitary Development Plan which deals with 'Locating New Developments' states that land within development boundaries of villages and towns will be the main focus for new developments and this proposal complies in that it is in a location within the development boundary of the town of Pwllheli.

5.2 A sequential test was submitted as part of the Support Statement with the application, noting that other sites had been considered for the development. Sites were considered within the town centre, within the development boundary, on public and private sector land. It notes that approximately 6,000m2 of land would be needed to provide the development along with the associated parking spaces. It would have to be a level site within convenient and accessible reach of the town centre and public transport. None of the other sites considered were suitable because of size restrictions, flooding issues and land availability problems. They argue that the site in question is the only suitable site for developing the hotel in terms of size and convenience in the town of Pwllheli.

5.3 Glan Don Industrial Estate and the site of the application in question has been earmarked as an Employment Protection Site in the GUDP proposals map and it has been safeguarded for industrial and business units in class BI, B2 or B3 uses under policy D2 of the GUDP. A hotel is a C1 use class and, therefore, it does not PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

technically fall within the use classes above. Despite this, criterion ‘c’ of Policy D2 states that proposals for developments that do not fall under class B1, B2 and B8 uses will be approved, provided that they do not lead to a dearth of land or units for B1, B2 or B9 uses. In the case of Pwllheli, it must be noted that another site has been allocated in the town for employment, namely, 2.0ha of land near Glandon Garage, Ffordd Penlon Caernarfon, on the periphery of the town, with another section for housing. The Local Planning Authority has not received any applications to develop this land. Additionally, there are also a number of new small industrial units within a stone’s throw in the village of Y Ffôr and several are vacant at the moment. Therefore, under the circumstances, it is not considered that there is a substantial problem in terms of a dearth of industrial land or units in the Pwllheli area with plenty of potential for businesses to develop in future. It must be borne in mind that the land has been unused for some time and this could be because of high costs involved with preparing the land prior to developing the site.

5.4 Although the proposal does not comply with the expected B1, B2 and B8 use class of the main clause of policy D2, the proposed hotel would create employment opportunities. Therefore, it is believed that it would comply with the policy in that it will provide employment on land that is safeguarded for employment, which is a material planning consideration. According to information submitted with the application, it is predicted that approximately 35 jobs will be created, varying from full-time to part-time work. It is also predicted that there will be indirect economic benefits for local companies such as the laundry, taxi companies and shops in the town. It is believed, considering the employment opportunities that are being offered, that it is reasonable to consider businesses outside classes B1, B2 and B8 on this site.

5.5 Policy D14 of the GUDP states that proposals to develop new permanent serviced holiday accommodation will be approved provided that the design, lay-out and appearance of the development is of a high standard and dependent on complying with criteria. In the case of new buildings, the development must be located within a development boundary and the scale of the proposed development is appropriate considering the site, location or settlement in question. In this case, the site is within the development boundary and it is considered that the scale of the proposal is suitable to the size and area of the plot and reflects the size of other industrial buildings in the locality. The site is also accessible to the road network, within walking distance of the town and to various forms of transport. In terms of suitability of the site, it could be argued that because of the transient nature of such site users, locating it within an industrial estate would be more sensible and would not have such implications on the amenities of neighbouring residents. In terms of location, it is believed that locating a hotel on this site would also be an important additional resource to recent developments in the Marina, offering a convenient accommodation for visitors during events and activities associated with the Sailing Academy.

5.6 The explanation to policy D14 elaborates further by stating that quality hotels and serviced accommodation have a potential to bring substantial economic benefit to the area of the plan and extends the range of holiday accommodation available to visitors. There are no chain hotels of this type in the Llŷn peninsula and in general they are rare across the whole of Gwynedd. In general, in this part of Gwynedd, the majority of holiday accommodations are caravan and camping sites and self-serviced units. It is believed that this 55 bedroom hotel would therefore introduce a different type of service in the Llŷn area and increase the choice for visitors and improve the range of holiday accommodation in an area that is so dependent on tourism. Therefore, it is believed that the proposal complies with the requirements of policy D14 which is supportive of increasing the number of serviced hotels in the Plan area. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

5.7 Having weighed-up the proposal against the principles of the above policies, it is considered that there are valid reasons to justify a different use to industrial uses B1, B2 and B8, considering that employment opportunities are being offered and that there has been no previous interest to develop the site for industrial use as noted in policy D2. A hotel would provide a new type of service in the area that is very dependent on tourism and it is in an accessible and convenient location for the town. It is considered that the economic benefits of the proposal are important material considerations that outweigh the need to provide B1, B2 and B8 industrial units. Therefore, it is considered that the proposal complies with the requirements of the abovementioned policies.

Visual amenities 5.8 The proposed building would be in the form of a two-storey rectangle and would measure approximately 2060m2. The main face of the building would face the Marina Road and the restaurant/bar would be located on the corner nearest the Sailing Academy. In terms of the internal lay-out, there would be a reception, restaurant/bar, servicing rooms and 20 bedrooms on the ground floor and 35 bedrooms on the first floor. Such hotels have a generic and standard internal lay-out with bedrooms that are generally uniform influencing the external shape of the building. It will also be a requirement to raise the ground level of the hotel and car park to satisfy flooding standards. It is not considered that the proposed two-storey building measuring approximately 8.8m to the ridge would stand out substantially, intrusively or oppressively as a result of work in raising ground levels and it must be borne in mind that the Sailing Academy building will be by its side. In terms of the external design, again, there is a comparatively standard appearance to such hotels. The restaurant element will be on the corner of the building in a curved form with large glazed areas and the building would be faced with stone to introduce some element of interest to a building which is on the whole comparatively simple in appearance. It is noted that the proposal in the restaurant/bar section is to reflect elements of the design of the Sailing Academy. It is proposed to install a slate roof and to face the remainder of the building with render. The finished colour of the building can be agreed by means of a planning condition. Although the design is not extremely exciting and it does not venture far from the standard design of hotels in the chain, it is a substantial improvement to the pre-application proposals. In general, it is considered that the design respects the site and its surroundings, which are a variety of industrial buildings, without having a detrimental effect on the visual amenities of the area. It will also be a requirement to impose appropriate landscaping conditions. Therefore, it is considered that the proposal complies with the requirements of policy B22 and B25 of the GUDP.

Transport and access matters 5.9 A Transportation Statement was submitted as part of the application, submitting detailed information regarding accesses to the site, traffic flow predictions, parking and accessibility. It must be noted that the site is accessible, is near a road network, footpaths and it is within walking distance of a train and bus station, therefore, it must be taken for granted that the users will be able to use a variety of transport methods to reach the site. It appears that it is proposed to provide a new main vehicular access to the hotel from the Marina Road and this is considered a more visible location for guests than using an access from the industrial estate. The access and the associated pavement will be joined to the road work that has already been implemented in the Marina recently. It is understood that a pedestrian crossing will also be provided. The Transportation Officer has stated that there is a need to ensure that standard visibility splays are provided but sections of the visibility splays are outside the red line of the PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

development and are obstructed by vegetation. The applicant needs to come to an agreement with the owners of the adjoining land to ensure that the visibility splays are produced and the applicant’s response to this point is awaited. According to the information, a total of 56 parking spaces will be available, with five of these being spaces for the disabled, based on one space per bedroom which complies with the expected standard requirements for such a facility. It is understood that the busiest time in terms of number of workers on site would be lunch time, when administrative workers, cleaners and restaurant staff would all be on site; it is estimated that approximately 15 would be the maximum at any one time. It is noted in the Transportation Statement that as numbers of guests would be comparatively low at these times, it is intended for the workers to share the same parking provision. It must be assumed that guests and workers would share vehicles and also use other forms of transport to the site which would mean that the provision should be sufficient according to the Transportation Officer. Should issues regarding the visibility splays of the main entrance be resolved, it is considered that the proposal is acceptable in terms of road safety and parking and in terms of policies CH33 and CH36 of the GUDP.

5.10 It is noted in the Design and Access Statement that the hotel has tight design standards to provide access and easy-access to bedrooms for disabled users along with a level access from the car park to the hotel for such users. It is considered that the information submitted shows that the proposal would provide a convenient access for everyone and in accordance with the requirements of policy CH30 of the GUDP.

Flooding matters 5.11 A Flooding Impact Assessment was submitted as part of the application as the site in question is within a Zone C flooding zone because of its close proximity to the coast and Afon Erch. Therefore, it is considered that it is a development that is very open to damage as defined in Technical Advice Note 15: Development and Flood Risk. The flooding consequence assessment proposes mitigating measures to be implemented to ensure that the development would be acceptable. This would include raising the ground level of the building to be above flooding level, approximately 1.25m above the existing ground level of the site. It will also be a requirement to raise the ground level of the car park, the access road and the footpaths approximately 0.95m to be acceptable in terms of flooding. It is also requested that flooding warning measures and an emergency arrangement are in place as part of the management plan. Natural Resources Wales were contacted about the application and they noted that they have no objection but have offered observations on the proposal. It is understood that discussions were held prior to submitting the application on flooding issues which have been resolved by means of the measures proposed in the Flooding Impact Assessment. Therefore, it is considered, given the observations of Natural Resources Wales, that the proposal is acceptable and complies with policy B29 of the GUDP.

Language and Community Matters 5.12 A Language and Community Statement was received as part of the application. It states that economic benefits are forecasted as a result of the proposal which means new jobs and many local companies are likely to benefit, such as the laundry, cleaners, builders, taxi companies and local businesses. They do not predict that the development would attract incomers to the area with the facility attracting tourists to visit but not providing them with an opportunity to live here permanently. They do not consider there will be any negative impact on the Welsh language or the character of the community of Pwllheli and consequently no mitigating measures have been submitted. The possible impact of the hotel on the Welsh language must be considered against the benefits that will be created as a result of the hotel PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

development, such as employment and wider economic benefits. The observations of the Joint Planning Policy Unit are awaited on the content of the statement and this will be presented as additional information.

The economy 5.13 Paragraph 7.1.1 of Planning Policy Wales states that economic development for planning purposes is a development activity which provides land on which activities will be held that generate wealth, jobs and income. Land that is used for economic purposes includes traditional employment land (offices, research and development, industry and warehousing) as well as uses such as retail, leisure and public services. Paragraph 7.1.2 elaborates and states that it is crucial for the planning system to consider the economy as a whole and not only those purposes defined under sections B1 – B8 of the Town and Country Planning Order (Use Classes). Therefore, in this case it is noted that Planning Policy Wales encourages developments that consider the whole economy and it is considered that the proposal on the table, which is a class C1 use, could be looked at favourably.

5.14 Furthermore, paragraph 7.6.1 states that, in determining applications for economic land uses authorities should take account of the likely economic benefits of the development and in assessing the benefits the key factors to consider are:  The numbers and types of jobs expected to be created or retained on the site;  Whether and how far the development will help redress economic disadvantage or support regeneration priorities, for example by enhancing employment opportunities or upgrading the environment;  Consideration given to the contribution to wider spatial strategies, for example for the growth or regeneration of certain areas.

5.15 In paragraph 11.1.1 of Planning Policy Wales, it is stated that tourism is crucial to the economic prosperity and for creating jobs in several areas in Wales. It is a significant and growing source of employment and investment, based on the country’s cultural and environmental diversity. Tourism can be a catalyst for environmental protection, regeneration and improvement in both rural and urban areas. It is considered that the proposed development would be a valuable investment for the town of Pwllheli and the Llŷn peninsula which is so dependent on the tourism sector.

5.16 It is believed that the proposed hotel would ensure that tourism expanded in a sustainable manner and contribute increasingly to the area’s economic and social well-being in accordance with the recommendations of paragraph 11.1.2 of PPW.

6. Conclusions:

6.1 Having given due consideration to the above matters, it is considered that the principle of establishing a 55 bedroom hotel with associated restaurant/bar complies with main policies of the GUDP. The proposal would create new jobs and contribute positively to the tourist industry and the local economy by adding to, and strengthening the current situation. It is believed that the size and scale of the development is appropriate to the site and the design is also acceptable. The site lies within the development boundary of the town and is accessible to a range of users. It is considered that it will be possible to overcome the road concerns and the flooding issues have already been resolved. Therefore, it is concluded that the proposal is acceptable to be approved with appropriate planning conditions. PWYLLGOR CYNLLUNIO DYDDIAD: 13/10/2014 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD DOLGELLAU

7. Recommendation:

7.1 To delegate the right to approve the application subject to receipt of favourable observations from the Joint Planning Policy Unit and to resolving matters involving visibility splays with the Highways Unit. conditions 1. 5 years 2. In accordance with the plans 3. Slate 4. Finishes to be agreed 5. Landscaping 6. Road conditions 7. Parking 8. Welsh Water

Number: 5 Application Number: C14/0709/45/LL Date Registered: 31/07/2014 Application Type: Full - Planning Community: Pwllheli Ward: Pwllheli North

Proposal: ERECTION OF A 55 BEDROOM HOTEL AND ASSOCIATED RESTAURANT AND BAR, PROVISION OF VEHICULAR AND PEDESTRIAN ACCESS, PARKING AREAS AND ASSOCIATED DEVELOPMENT Location: LAND OF CAE CEFFYL, GLAN DON INDUSTRIAL ESTATE, PWLLHELI, GWYNEDD, LL535LH

Summary of the TO DELEGATE THE RIGHT TO APPROVE Recommendation:

1. Description:

1.1 The application in question is a full application to build a two-storey hotel with associated restaurant and bar, creating vehicular and pedestrian accesses, providing a car park and associated developments on the site of Cae Ceffyl, Glan Don, Pwllheli The finished building will have a floor area of approximately 2060m2 and will include 55 bedrooms and 56 parking spaces.

1.2 The site is located to the south of the entrance to Glan Don Industrial Estate, Pwllheli and the land is used as grazing for horses at the moment. The industrial estate, including the application site, is designated as an Employment Protection Site in the inset maps of the Gwynedd Unitary Development Plan and it is also within the development boundary of Pwllheli Urban Centre. The new vehicular access for hotel guests will be opened to the Marina Road with another access to the rear of the site from the Glan Don Industrial Estate to be used for carrying and delivering services. The site is also located in a C1 Flooding zone with the ground level of the site a little lower than the Marina Road. An element of the proposed work would also mean raising the ground level of the land and the car park because of flooding requirements.

1.3 The following documents were submitted as part of the planning application: Design and Access Statement, Planning Support Statement, Transportation Statement, Flooding Assessment, Community and Language Statement and a Breeam Pre-assessment.

1.4 There were initial discussions between the Local Planning Authority and the developers back in 2012 and there were further discussions in March of this year between the agent and planning officers to discuss the proposal on the table.

1.5 The application is submitted to the Planning Committee as it is a commercial, industrial or retail development measuring over 500m2.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009: POLICY A1 – ENVIRONMENTAL OR OTHER IMPACT ASSESSMENTS Ensure that sufficient information is provided with the planning application regarding any significant likely environmental or other impacts in the form of an environmental impact assessment or other impact assessments. POLICY A2 – PROTECT THE SOCIAL, LINGUISTIC AND CULTURAL FABRIC OF COMMUNITIES Safeguard the social, linguistic or cultural cohesion of communities against significant harm due to the size, scale or location of proposals.

Policy A3 – PRECAUTIONARY PRINCIPLE Refuse proposals if there is any possibility of serious or irreversible damage to the environment or the community unless the relevant impact assessment can show beyond doubt ultimately that the impact can be avoided or alleviated.

POLICY B22 – BUILDING DESIGN Promote the design of good buildings by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that the building materials are of high standard and in keeping with the character and appearance of the local area.

POLICY B29 – DEVELOPMENT ON LAND AT RISK OF FLOODING - Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A unless they conform with a series of criteria relevant to the features on the site and to the purpose of the development.

Policy C1 – LOCATING NEW DEVELOPMENT Land within town and village development boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan.

Policy CH30 - ACCESS FOR ALL Refuse proposals for residential/business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved if they can conform to specific criteria regarding the vehicular access, standard of the existing road network and traffic calming measures.

Policy CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extension of existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park.

POLICY D2 – INDUSTRIAL SITES Protecting land and units on Industrial Sites for Class Bl, B2 and B8 uses. Proposals for developments not included in B1, B2 or B8 uses will be permitted provided they are small-scale ancillary business facilities; provide waste management facilities or other 'sui generis' uses with similar features to activities in B1 and B2 classes; or, they do not lead to a shortage of land or units for B1, B2 and B8 uses.

POLICY D3 – ALLOCATION OF ADDITIONAL EMPLOYMENT LAND Additional land for employment purposes may be allocated. Only development proposals which are in accordance with the development brief and with policies D1 and D2 will be approved.

POLICY D14 - SERVICED HOLIDAY ACCOMMATION New proposals or adaptations of existing buildings or extensions to existing holiday accommodation establishments will be approved if the design, setting and appearance of the development is of high standard and if it conforms to the criteria regarding the location and scale of the development. Supplementary Planning Guidance – Holiday Accommodation – July 2011

Supplementary Planning Guidance - Planning and the Welsh Language 2009

2.3 National Policies: Planning Policy Wales (2014) Technical Advice Note (Wales) 12: Design (2014)

Technical Advice Note (Wales) 13: Tourism (1997)

Technical Advice Note (Wales) 15: Development and Flood Risk (2004)

Technical Advice Note (Wales) 18: Transport (2007)

Technical Advice Note (Wales) 20: Planning and the Welsh Language

Technical Advice Note (Wales) 23: Economic Development (2014)

3. Relevant Planning History:

3.1 No relevant planning history.

4. Consultations:

Community/Town Council: To approve

Transportation Unit: No objection in principle and glad to see a proposal that would use the main entrance to the marina road, rather than the industrial estate road but it must be ensured that the applicant is able to achieve the appropriate visibility splays to provide a safe access.

Although the road in front of the site has not been adopted, it is considered that it is as good a road and, therefore, accesses and visibility splays to the usual standards must be provided.

In this case, visibility splays of 2.4m x 40m must be provided in both directions and it is believed that these splays would extend past the red line surrounding the application site on the map and it is believed that a section of these splays are currently overgrown. Therefore, a method must be agreed upon of keeping the visibility splays (which are on third party land), clear and visible.

In addition, a parking provision for 56 vehicles is shown. It is noted that the accommodation has 55 rooms and up to 36 part-time staff working there.

In accordance with CSS Wales parking standards, for a hotel in a zone 4, a parking space must be provided for every bedroom and one parking space for every three members of staff. There should be a provision for at least up to 55 + 12 = 67 spaces. 67 is the maximum number of spaces and it is believed that some members of staff would choose to walk or cycle and some of the guests would choose to arrive by train, therefore, it is considered that the provision proposed is acceptable and it is unlikely to have an detrimental effect on the local road network. Public Protection Unit: Not received

Economy and Community Not received Department:

Welsh Water: Propose standard conditions.

Natural Resources Wales: There is no objection to the proposed development and we wish to make the following observations (perhaps there will be more observations regarding ecology to follow):-

Floods Risk – We welcome including 0.2m within the plan (Proposed Elevations Drwg. No. 2145:13:5a) for uncertainty in the modelling to increase ground level and which shows the ground level of the hotel as 4.5m AOD.

Whilst there will be an escape route from the development to the area of high ground to the south-east of the site, we request that you discuss with the Emergency Planning Department the suitability of an escape route to the north along Lôn Glan Don and onwards to the A497 which is shown suffering from floods up to a depth of 0.45m in an extreme flooding incident.

There were pre-application discussions with the applicant, when it was discussed retaining lower levels to the car park to reduce impact on third parties and also it was considered whether to extend the scope of the Flooding Impact Assessment to consider the effect of climate change on a 0.1% incident. These points continue to be valid.

Pollution Prevention and Control – Natural Resources Wales recommend that all surface water draining from the car park or places where oil leakages could occur should be directed through an oil interceptor before it is released to the surface water.

The site must be registered with Natural Resources Wales to bring inert waste to be stored on site or to be used for construction, maintenance or improvement work: for example, hard-core, or soil. It must be registered as an activity under the Environmental Planning Regulations (England and Wales) 2010 and must comply with the conditions of the relevant licence. Waste must be disposed of from the site by licensed waste transporters to a licensed site. Consideration must be given to the duty of care relating to waste.

Scottish Power/Manweb: Not received Public Consultation: A notice was placed on the site and neighbouring units were informed. A notice was placed in the press also. The consultation has ended and one item of correspondence was received objecting on the following grounds:  Proposal contrary to policy As well as the objection noted above, objections were received which were not valid planning objections which include:  Questioning the Council’s tendering procedure.

5. Assessment of the material planning considerations:

Principle of the development 5.1 Policy C1 of the Gwynedd Unitary Development Plan which deals with 'Locating New Developments' states that land within development boundaries of villages and towns will be the main focus for new developments and this proposal complies in that it is in a location within the development boundary of the town of Pwllheli.

5.2 A sequential test was submitted as part of the Support Statement with the application, noting that other sites had been considered for the development. Sites were considered within the town centre, within the development boundary, on public and private sector land. It notes that approximately 6,000m2 of land would be needed to provide the development along with the associated parking spaces. It would have to be a level site within convenient and accessible reach of the town centre and public transport. None of the other sites considered were suitable because of size restrictions, flooding issues and land availability problems. They argue that the site in question is the only suitable site for developing the hotel in terms of size and convenience in the town of Pwllheli.

5.3 Glan Don Industrial Estate and the site of the application in question has been earmarked as an Employment Protection Site in the GUDP proposals map and it has been safeguarded for industrial and business units in class BI, B2 or B3 uses under policy D2 of the GUDP. A hotel is a C1 use class and, therefore, it does not technically fall within the use classes above. Despite this, criterion ‘c’ of Policy D2 states that proposals for developments that do not fall under class B1, B2 and B8 uses will be approved, provided that they do not lead to a dearth of land or units for B1, B2 or B9 uses. In the case of Pwllheli, it must be noted that another site has been allocated in the town for employment, namely, 2.0ha of land near Glandon Garage, Ffordd Penlon Caernarfon, on the periphery of the town, with another section for housing. The Local Planning Authority has not received any applications to develop this land. Additionally, there are also a number of new small industrial units within a stone’s throw in the village of Y Ffôr and several are vacant at the moment. Therefore, under the circumstances, it is not considered that there is a substantial problem in terms of a dearth of industrial land or units in the Pwllheli area with plenty of potential for businesses to develop in future. It must be borne in mind that the land has been unused for some time and this could be because of high costs involved with preparing the land prior to developing the site.

5.4 Although the proposal does not comply with the expected B1, B2 and B8 use class of the main clause of policy D2, the proposed hotel would create employment opportunities. Therefore, it is believed that it would comply with the policy in that it will provide employment on land that is safeguarded for employment, which is a material planning consideration. According to information submitted with the application, it is predicted that approximately 35 jobs will be created, varying from full-time to part-time work. It is also predicted that there will be indirect economic benefits for local companies such as the laundry, taxi companies and shops in the town. It is believed, considering the employment opportunities that are being offered, that it is reasonable to consider businesses outside classes B1, B2 and B8 on this site.

5.5 Policy D14 of the GUDP states that proposals to develop new permanent serviced holiday accommodation will be approved provided that the design, lay-out and appearance of the development is of a high standard and dependent on complying with criteria. In the case of new buildings, the development must be located within a development boundary and the scale of the proposed development is appropriate considering the site, location or settlement in question. In this case, the site is within the development boundary and it is considered that the scale of the proposal is suitable to the size and area of the plot and reflects the size of other industrial buildings in the locality. The site is also accessible to the road network, within walking distance of the town and to various forms of transport. In terms of suitability of the site, it could be argued that because of the transient nature of such site users, locating it within an industrial estate would be more sensible and would not have such implications on the amenities of neighbouring residents. In terms of location, it is believed that locating a hotel on this site would also be an important additional resource to recent developments in the Marina, offering a convenient accommodation for visitors during events and activities associated with the Sailing Academy.

5.6 The explanation to policy D14 elaborates further by stating that quality hotels and serviced accommodation have a potential to bring substantial economic benefit to the area of the plan and extends the range of holiday accommodation available to visitors. There are no chain hotels of this type in the Llŷn peninsula and in general they are rare across the whole of Gwynedd. In general, in this part of Gwynedd, the majority of holiday accommodations are caravan and camping sites and self-serviced units. It is believed that this 55 bedroom hotel would therefore introduce a different type of service in the Llŷn area and increase the choice for visitors and improve the range of holiday accommodation in an area that is so dependent on tourism. Therefore, it is believed that the proposal complies with the requirements of policy D14 which is supportive of increasing the number of serviced hotels in the Plan area.

5.7 Having weighed-up the proposal against the principles of the above policies, it is considered that there are valid reasons to justify a different use to industrial uses B1, B2 and B8, considering that employment opportunities are being offered and that there has been no previous interest to develop the site for industrial use as noted in policy D2. A hotel would provide a new type of service in the area that is very dependent on tourism and it is in an accessible and convenient location for the town. It is considered that the economic benefits of the proposal are important material considerations that outweigh the need to provide B1, B2 and B8 industrial units. Therefore, it is considered that the proposal complies with the requirements of the abovementioned policies.

Visual amenities 5.8 The proposed building would be in the form of a two-storey rectangle and would measure approximately 2060m2. The main face of the building would face the Marina Road and the restaurant/bar would be located on the corner nearest the Sailing Academy. In terms of the internal lay-out, there would be a reception, restaurant/bar, servicing rooms and 20 bedrooms on the ground floor and 35 bedrooms on the first floor. Such hotels have a generic and standard internal lay-out with bedrooms that are generally uniform influencing the external shape of the building. It will also be a requirement to raise the ground level of the hotel and car park to satisfy flooding standards. It is not considered that the proposed two-storey building measuring approximately 8.8m to the ridge would stand out substantially, intrusively or oppressively as a result of work in raising ground levels and it must be borne in mind that the Sailing Academy building will be by its side. In terms of the external design, again, there is a comparatively standard appearance to such hotels. The restaurant element will be on the corner of the building in a curved form with large glazed areas and the building would be faced with stone to introduce some element of interest to a building which is on the whole comparatively simple in appearance. It is noted that the proposal in the restaurant/bar section is to reflect elements of the design of the Sailing Academy. It is proposed to install a slate roof and to face the remainder of the building with render. The finished colour of the building can be agreed by means of a planning condition. Although the design is not extremely exciting and it does not venture far from the standard design of hotels in the chain, it is a substantial improvement to the pre-application proposals. In general, it is considered that the design respects the site and its surroundings, which are a variety of industrial buildings, without having a detrimental effect on the visual amenities of the area. It will also be a requirement to impose appropriate landscaping conditions. Therefore, it is considered that the proposal complies with the requirements of policy B22 and B25 of the GUDP.

Transport and access matters 5.9 A Transportation Statement was submitted as part of the application, submitting detailed information regarding accesses to the site, traffic flow predictions, parking and accessibility. It must be noted that the site is accessible, is near a road network, footpaths and it is within walking distance of a train and bus station, therefore, it must be taken for granted that the users will be able to use a variety of transport methods to reach the site. It appears that it is proposed to provide a new main vehicular access to the hotel from the Marina Road and this is considered a more visible location for guests than using an access from the industrial estate. The access and the associated pavement will be joined to the road work that has already been implemented in the Marina recently. It is understood that a pedestrian crossing will also be provided. The Transportation Officer has stated that there is a need to ensure that standard visibility splays are provided but sections of the visibility splays are outside the red line of the development and are obstructed by vegetation. The applicant needs to come to an agreement with the owners of the adjoining land to ensure that the visibility splays are produced and the applicant’s response to this point is awaited. According to the information, a total of 56 parking spaces will be available, with five of these being spaces for the disabled, based on one space per bedroom which complies with the expected standard requirements for such a facility. It is understood that the busiest time in terms of number of workers on site would be lunch time, when administrative workers, cleaners and restaurant staff would all be on site; it is estimated that approximately 15 would be the maximum at any one time. It is noted in the Transportation Statement that as numbers of guests would be comparatively low at these times, it is intended for the workers to share the same parking provision. It must be assumed that guests and workers would share vehicles and also use other forms of transport to the site which would mean that the provision should be sufficient according to the Transportation Officer. Should issues regarding the visibility splays of the main entrance be resolved, it is considered that the proposal is acceptable in terms of road safety and parking and in terms of policies CH33 and CH36 of the GUDP.

5.10 It is noted in the Design and Access Statement that the hotel has tight design standards to provide access and easy-access to bedrooms for disabled users along with a level access from the car park to the hotel for such users. It is considered that the information submitted shows that the proposal would provide a convenient access for everyone and in accordance with the requirements of policy CH30 of the GUDP.

Flooding matters 5.11 A Flooding Impact Assessment was submitted as part of the application as the site in question is within a Zone C flooding zone because of its close proximity to the coast and Afon Erch. Therefore, it is considered that it is a development that is very open to damage as defined in Technical Advice Note 15: Development and Flood Risk. The flooding consequence assessment proposes mitigating measures to be implemented to ensure that the development would be acceptable. This would include raising the ground level of the building to be above flooding level, approximately 1.25m above the existing ground level of the site. It will also be a requirement to raise the ground level of the car park, the access road and the footpaths approximately 0.95m to be acceptable in terms of flooding. It is also requested that flooding warning measures and an emergency arrangement are in place as part of the management plan. Natural Resources Wales were contacted about the application and they noted that they have no objection but have offered observations on the proposal. It is understood that discussions were held prior to submitting the application on flooding issues which have been resolved by means of the measures proposed in the Flooding Impact Assessment. Therefore, it is considered, given the observations of Natural Resources Wales, that the proposal is acceptable and complies with policy B29 of the GUDP.

Language and Community Matters 5.12 A Language and Community Statement was received as part of the application. It states that economic benefits are forecasted as a result of the proposal which means new jobs and many local companies are likely to benefit, such as the laundry, cleaners, builders, taxi companies and local businesses. They do not predict that the development would attract incomers to the area with the facility attracting tourists to visit but not providing them with an opportunity to live here permanently. They do not consider there will be any negative impact on the Welsh language or the character of the community of Pwllheli and consequently no mitigating measures have been submitted. The possible impact of the hotel on the Welsh language must be considered against the benefits that will be created as a result of the hotel development, such as employment and wider economic benefits. The observations of the Joint Planning Policy Unit are awaited on the content of the statement and this will be presented as additional information.

The economy 5.13 Paragraph 7.1.1 of Planning Policy Wales states that economic development for planning purposes is a development activity which provides land on which activities will be held that generate wealth, jobs and income. Land that is used for economic purposes includes traditional employment land (offices, research and development, industry and warehousing) as well as uses such as retail, leisure and public services. Paragraph 7.1.2 elaborates and states that it is crucial for the planning system to consider the economy as a whole and not only those purposes defined under sections B1 – B8 of the Town and Country Planning Order (Use Classes). Therefore, in this case it is noted that Planning Policy Wales encourages developments that consider the whole economy and it is considered that the proposal on the table, which is a class C1 use, could be looked at favourably.

5.14 Furthermore, paragraph 7.6.1 states that, in determining applications for economic land uses authorities should take account of the likely economic benefits of the development and in assessing the benefits the key factors to consider are:  The numbers and types of jobs expected to be created or retained on the site;  Whether and how far the development will help redress economic disadvantage or support regeneration priorities, for example by enhancing employment opportunities or upgrading the environment;  Consideration given to the contribution to wider spatial strategies, for example for the growth or regeneration of certain areas.

5.15 In paragraph 11.1.1 of Planning Policy Wales, it is stated that tourism is crucial to the economic prosperity and for creating jobs in several areas in Wales. It is a significant and growing source of employment and investment, based on the country’s cultural and environmental diversity. Tourism can be a catalyst for environmental protection, regeneration and improvement in both rural and urban areas. It is considered that the proposed development would be a valuable investment for the town of Pwllheli and the Llŷn peninsula which is so dependent on the tourism sector.

5.16 It is believed that the proposed hotel would ensure that tourism expanded in a sustainable manner and contribute increasingly to the area’s economic and social well-being in accordance with the recommendations of paragraph 11.1.2 of PPW.

6. Conclusions:

6.1 Having given due consideration to the above matters, it is considered that the principle of establishing a 55 bedroom hotel with associated restaurant/bar complies with main policies of the GUDP. The proposal would create new jobs and contribute positively to the tourist industry and the local economy by adding to, and strengthening the current situation. It is believed that the size and scale of the development is appropriate to the site and the design is also acceptable. The site lies within the development boundary of the town and is accessible to a range of users. It is considered that it will be possible to overcome the road concerns and the flooding issues have already been resolved. Therefore, it is concluded that the proposal is acceptable to be approved with appropriate planning conditions. 7. Recommendation:

7.1 To delegate the right to approve the application subject to receipt of favourable observations from the Joint Planning Policy Unit and to resolving matters involving visibility splays with the Highways Unit. conditions 1. 5 years 2. In accordance with the plans 3. Slate 4. Finishes to be agreed 5. Landscaping 6. Road conditions 7. Parking 8. Welsh Water