Contents Agenda 2 4 - Minutes of previous meeting 8 1 - 132, Cae Du, . 24 Plans 31 2 - Dolbebin Slate Tip, 38 Plans 62 3 - Gwynus Caravan Park and Golf Course, 68 3 - Appendix 1 77 3 - Appendix 2 85 Plans 86 4 - Land, Ffordd Penrhos, Penrhosgarnedd, Bangor 91 Plans 96 5 - Tyddyn Cae, , 100 Plans 117 6 - 75, Cae Du, 130 Plans 138 7 - Ty Cegin, Rhodfa Penrhyn, Maesgeirchen 147 Plans 154 8 - Tan y Bryn Road, Maesgeirchen, Bangor 161 Plans 168 9 - Ty'n y Coed Touring Park, Morfa 174 Plans 180 10 - Tu Hwnt i'r Ffrwd, , Pwllheli 184 Plans 192 Gwasanaeth Democrataidd Democratic Service Swyddfa’r Cyngor LL55 1SH

Cyfarfod / Meeting

PWYLLGOR CYNLLUNIO

PLANNING COMMITTEE

Dyddiad ac Amser / Date and Time

1.00pm DYDD LLUN, 12 IONAWR, 2015

1.00pm MONDAY, 12 JANUARY, 2015

Lleoliad / Location SIAMBR DAFYDD ORWIG CAERNARFON

Pwynt Cyswllt / Contact Point

LOWRI HAF EVANS

01286 679 878

[email protected]

Dosbarthwyd/Distributed 02.01.15 PWYLLGOR CYNLLUNIO PLANNING COMMITTEE

Aelodaeth / Membership (15)

Plaid Cymru (7)

Y Cynghorwyr/Councillors

Elwyn Edwards Dyfrig Jones Michael Sol Owen Tudor Owen Hefin Williams Eurig Wyn Sedd Wag / Vacant Seat

Annibynnol/Independent (3)

Y Cynghorwyr/Councillors

Anne T. Lloyd Jones John Pughe Roberts Eirwyn Williams

Llais Gwynedd (3)

Y Cynghorwyr/Councillors

Endaf Cooke Gruffydd Williams Owain Williams

Llafur/Labour (1)

Y Cynghorydd/Councillor

Gwen Griffith

Rhyddfrydwyr Democrataidd / Liberal Democrats (1)

Y Cynghorydd/Councillor June Marshall

Eilyddion / Substitutes Y Cynghorwyr / Councillors

Craig ab Iago (Plaid Cymru) Eric Merfyn Jones (Annibynnol / Independent) Dilwyn Lloyd (Llais Gwynedd) Sion Jones (Llafur / Labour) Stephen Churchman (Rhyddfrydwyr Democrataidd / Liberal Democrats) TREFN SIARAD YN Y PWYLLGOR CYNLLUNIO

Mae’r Cyngor wedi penderfynu rhoddi’r hawl i 3ydd parti siarad yn y Pwyllgor Cynllunio. Mae’r daflen hon yn amlinellu’r trefniadau gweithredol arferol ar gyfer siarad yn y pwyllgor.

1. Adroddiad y Gwasanaeth Cynllunio ar y cais cynllunio yn cynnwys argymhelliad.

2. Os oes cais wedi ei dderbyn gan 3ydd parti i siarad, bydd y Cadeirydd yn gwahodd y siaradwr ymlaen

3. Gwrthwynebydd, neu gynrychiolydd o’r gwrthwynebwyr yn cael 3 munud annerch y pwyllgor

4. Ymgeisydd, gynrychiolydd yr ymgeisydd(wyr) neu Asiant yn cael 3 munud annerch y pwyllgor

5. Aelod(au) Lleol yn cael annerch y pwyllgor 10 munud

6. Cadeirydd y pwyllgor yn gofyn am gynigydd ac eilydd i’r cais cynllunio

7. Y pwyllgor yn trafod y cais cynllunio.

PROCEDURE FOR SPEAKING IN THE PLANNING COMMITTEE

The Council has decided that third parties have the right to speak at the Planning Committee. This leaflet outlines the normal operational arrangements for speaking at the committee.

1. Report of the Planning Service on the planning application including a recommendation.

2. If an application has been received from a 3rd party to speak the Chairman will invite the speaker to come forwards.

3. Objector, or a representative of the objectors to address the 3 minutes committee.

4. Applicant or a representative of the applicant(s) to address the 3 minutes committee.

5. Local Member(s) to address the committee 10 minutes

6. Committee Chairman to ask for a proposer and seconder for the planning application.

7. The committee to discuss the planning application RHAGLEN

1. YMDDIHEURIADAU

Derbyn unrhyw ymddiheuriadau am absenoldeb.

2. DATGAN BUDDIANT PERSONOL

Derbyn unrhyw ddatganiad o fuddiant personol.

3. MATERION BRYS

Nodi unrhyw eitemau sy’n fater brys ym marn y Cadeirydd fel y gellir eu hystyried.

4. COFNODION

Bydd y Cadeirydd yn cynnig y dylid llofnodi cofnodion y cyfarfod diwethaf o’r pwyllgor hwn, a gynhaliwyd ar 15 Rhagfyr 2014, fel rhai cywir (copi yma – papur melyn)

5. CEISIADAU AM GANIATÂD CYNLLUNIO

Cyflwyno adroddiad Pennaeth Adran Rheoleiddio (copi yma – papur gwyn).

AGENDA

1. APOLOGIES

To accept any apologies for absence.

2. DECLARATION OF PERSONAL INTEREST

To receive any declaration of financial interest or personal connection.

3. URGENT ITEMS

To note any items that are a matter of urgency in the view of the Chairman for consideration.

4. MINUTES

The Chairman shall propose that the minutes of the last meeting of this committee, held on 15 December 2014, be signed as a true record (copy herewith - yellow enclosure).

5. PLANNING APPLICATIONS

To submit the report of the Head of Regulatory Department (copy herewith – white enclosure). PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 SIAMBR DAFYDD ORWIG PLANNING COMMITTEE DATE: CHAMBER CAERNARFON

EITEM CAIS RHIF CYMUNED LLEOLIAD A BWRIAD AELOD LLEOL ITEM APPLICATION COMMUNITY LOCATION AND PROPOSAL LOCAL MEMBER NUMBER

1 C14/0638/39/LL Llanengan 132, Cae Du, Abersoch R.H.W.Williams Ymestyn cwrtil yr eiddo gan adeiladu estyniad deulawr ochr ac ymestyn ardal patio / Extend curtilage of property and build a two storey side extension and extend patio area

2 C14/0645/22/MW Tomen Llechi Dolbebin Slate Tip, Talysarn Dilwyn Lloyd Ail gyflwyniad o gais blaenorol a wrthodwyd i Craig ab Iago symud deunydd o ddyddodion gweithio mwynau ynghyd â gwaith prosesu cysylltiol/Re- submission of a previously refused application for the removal of material from a mineral working deposit together with ancillary processing operations

3 C14/0653/43/LL Pistyll Parc Carafanau A Cwrs Golff Gwynus, Ll.B. Jones Pistyll Uwchraddio safle carafannau sefydlog presennol a'i ail leoli o ran o gae 472 i ran o gae 470 / Upgrading of existing static caravan site and relocate it from part of field 472 to part of field 470

4 C14/0745/25/HY Pentir Land / Tir, Ffordd Penrhos, J.W. Williams Penrhosgarnedd, Bangor Cais rhannol ôl-weithredol ar gyfer gosod 2 arwydd stac sengl ac 1 bwrdd siap-v ynghyd â polion gosod fflag a fflagiau / Part retrospective application for the provision of 2 single stack advertisement boards and 1 board in a v-shape together with flag poles and flags

5 C14/0885/33/LL Buan Tyddyn Cae, Boduan, Pwllheli, Anwen Davies Gosod a gweithredu fferm solar (9MW) ynghyd ag isadeiledd cysylltiedig yn cynnwys paneli DV, fframiau gosod, gwrthdroydd, trawsnewidiwr, camerau CCTV ar bolyn, ffensys ac is-orsafoedd/ Installation and operation of a solar farm (9MW) and associated infrastructure including PV panels, mounting frames, inverter, transformer, pole mounted CCTV cameras, fences and sub-stations

6 C14/0902/39/LL Llanengan 75, Cae Du, Abersoch, R.H.W. Williams Dymchwel modurdy presennol a chodi modurdy newydd gyda balconi uwchben, estyniad deulawr ochr gogleddol, codi waliau cynnal newydd, addasiadau ac adnewyddu / Demolish existing garage and erect new garage with balcony above, two storey extension on northern side, retaining wall, alterations and renovations 7 C14/1042/11/LL Bangor Ty Cegin, Rhodfa Penrhyn, Maesgeirchen, N.W.Pickavance Bangor, Codi 5 ty sy'n cynnwys 2 dy par a 3 ty teras a chreu mynediad gerbydol newydd / Erection of 5 houses including 2 semi-detached and 3 terraced houses, and provision of new vehicular access

8 C14/1043/11/LL Bangor Ffordd Tan y Bryn, Maesgeirchen, Bangor, N.W.Pickavance Codi 6 ty deulawr newydd ar ffurf dau floc o 3 ty teras 2 lloft gyda gerddi a llecynnau parcio cysylltiol / Erection of 6 new two storey dwellings comprising of two blocks of three terraced 2 bedroom houses with associated gardens and parking spaces

9 C14/1065/42/LL Nefyn Ty'n y Coed Touring Park, Morfa Nefyn, Liz Saville Roberts Pwllheli Lleoli 7 llain carafan teithiol newydd ar y safle presennol ynghyd ag ymestyn y safle i leoli 14 llain carafan teithiol gyda gwelliannau i'r fynedfa i'r safle, tirlunio a gwaith cysylltiol / Locate 7 new touring caravan pitches on the existing site and extension of the site to locate 14 touring caravan pitches along with improvements to the site entrance, landscaping and associated works

10 C14/1083/42/LL Nefyn Tu Hwnt I'r Ffrwd, Morfa Nefyn, Pwllheli Liz Saville Roberts Newid defnydd i ffurfio 16 carafan deithiol ychwanegol yn cynnwys ffordd a lleiniau caled / Change of use to form 16 additional touring caravans including road and hardstanding PLANNING COMMITTEE 15.12.14

PLANNING COMMITTEE 15.12.14

Present: Councillor Michael Sol Owen - Chairman Councillor Anne Lloyd Jones – Vice-chair

Councillors: Councillors Craig ab Iago (Substitute), Elwyn Edwards, Gwen Griffith, Dyfrig Wynn Jones, Dilwyn Lloyd (Substitute), June Marshall, W. Tudor Owen, John Pughe Roberts, Eirwyn Williams, Hefin Williams, Owain Williams and Eurig Wyn.

Others invited: Councillors Selwyn Griffiths, Siân Gwenllian, R H Wyn Williams and Chris Hughes. (Local Members).

Also in attendance: Gareth Jones (Senior Planning Service Manager), Cara Owen (Development Control Manager), Idwal Williams (Senior Development Control Officer), Dylan Wyn Jones (Traffic Improvement Team Manager and Development Control), Rhun ap Gareth (Senior Solicitor) and Glynda O’Brien (Member Support and Scrutiny Officer).

Apologies: Councillor Endaf Cooke and Councillors Siôn Wyn Jones, Liz Saville Roberts, John Wyn Williams (Local Members)

1. DECLARATION OF PERSONAL INTEREST

(a) The following members declared a personal interest for the reasons noted:

 Councillor Dyfrig Wynn Jones, in Item 6 on the agenda (planning application number C14/0814/39/LL) as the applicant was a close friend of the family.  Councillor Craig ab Iago in Item 6 on the agenda (planning application number C14/0931/44/LL) as he worked with Grŵp Cynefin.  Councillor Owain Williams in Item 6 on the agenda (planning application number C14/0995/42/LL) as he was the owner of a caravan park that was less than six miles away.

The Members were of the opinion that they were prejudicial interests, and they withdrew from the Chamber during the discussions on the applications noted.

(b) The following members declared that they were local members in relation to the items noted:

 Councillor Gwen Griffith (a member of this Planning Committee) in relation to item 6 on the agenda (planning application C14/0062/16/LL);  Councillor Hefin Williams (a member of this Planning Committee), in relation to item 6 on the agenda (planning application number C14/0702/35/LL)  Councillor R H Wyn Williams (who was not a member of this Planning Committee) in relation to item 6 on the agenda (planning application number C14/0814/39/LL)  Councillor Siân Gwenllian (who was not a member of this Planning Committee) in relation to item 6 on the agenda (planning application number C14/0888/20/LL)  Councillor E. Selwyn Griffiths, (who was not a member of this Planning Committee) in relation to item 6 on the agenda (planning application number C14/0931/44/LL).  Councillor Trefor Edwards (who was not a member of this Planning Committee) in relation to item 6 on the agenda (planning application number C14/1011/19/LL).

1 PLANNING COMMITTEE 15.12.14

The Members withdrew to the other side of the Chamber during the discussions on the applications in question and they did not vote on these matters.

2. MINUTES

The Chairman signed the minutes of the previous meeting of this Committee that took place on 24 November, 2014, as a true record.

3. THE GWYNEDD COUNCIL (PROHIBITION AND RESTRICTION OF WAITING AND STREET PARKING PLACES) (MEIRIONNYDD AREA) ORDER 2014

The report of the Head of Regulatory was submitted stemming from the concerns of local residents regarding obstruction to the flow of traffic at Street, .

(a) The Traffic Improvement Team Manager and Development Control elaborated on the background to the report and noted that complaints had been received in 2012 from the owner of a house at Minffordd Street, Corris that vehicles had hit the house. It was agreed to extend the double yellow lines for a further five metres on both sides of the road in order to improve the flow of traffic. Due to the timing of the consultation period, it had not been possible to include the extension in the previous consultation and therefore it was necessary to include this within the next Traffic Order process that would include Bridge Street. Objections had been received from Corris Community Council to the five metre extension at Minffordd Street on the grounds that the road was sufficiently wide and parking should be permitted at least on one side of the road.

(b) The Local Member noted that extending the double yellow lines would create more difficulties with parking, bearing in mind that a number of households these days owned one or two vehicles. He did not see that there was a need for more yellow lines.

(c) In response, the Traffic Improvement Team Manager and Development Control noted that the yellow lines at Minffordd Street had already been completed and this was a retrospective application to include them in the Order.

(ch)During the ensuing discussion the following points were highlighted: by individual Members:

 That every village had similar problems  They had to trust the Local Member and the Community Council as they were familiar with the site and were aware of the dangers.

(d) It was proposed and seconded not to support the proposal to the no waiting restrictions.

Resolved: To request that the Traffic Improvement Team Manager and Development Control removes the no waiting restriction by means of the double yellow line extension of five metres on both sides of Minffordd Street.

4. PLANNING APPLICATIONS

The Committee considered the following applications for development.

2 PLANNING COMMITTEE 15.12.14

Details of the applications were expanded upon and questions were answered in relation to the plans and aspects of policies.

RESOLVED

1. Application Number C14/0062/16/LL– External building, Bryn Llywelyn, , Bangor.

Full application to convert an empty building into an affordable dwelling.

(a) The Development Control Manager expanded on the application’s background and noted that the site was situated in open countryside between the villages of Tregarth and Mynydd with existing access and a private track leading to the site from the nearest public highway, with open land to the north, south and east. The proposal entailed combining the existing agricultural buildings and re-constructing the existing monopitch roofs to a pitched roof made of natural slate. Reference was made to the relevant policies together with public consultations. The site was not within the development boundary and it was noted that two vital aspects of policy had not been completely satisfied, namely affordable unit policies in the countryside and the size and condition of the building for conversion. Whilst accepting that the applicant had been assessed for an affordable dwelling and had submitted an assessment with the application, the Planning Officers were of the view that the reports were not thorough and did not deal specifically with the site and the criteria in CH12 had not been satisfied. It was noted that the condition and size of the building were vital and as a result of the fact that a number of alterations and extensions were required to the existing building, it could be argued that the application would be tantamount to constructing a new building for residential use in open countryside. It was noted that the application satisfied the requirements of visual amenities and also general and residential amenities. It was recommended that the application should be refused as the proposal did not meet the relevant criteria and the condition of the existing building together with the scale of the extensions were tantamount to constructing a new building.

(b) Attention was drawn to the additional observations that had been received.

(c) Taking advantage of the right to speak, the applicant noted the following main points:

 That the Community Council supported the application  No objection had been received to the application  That he was a local lad and he was not asking for a huge house but rather a cottage for him and his family, and his daughter would attend the local primary school  He would use local builders and craftsmen to undertake the work that would be of benefit to the area’s economy  That a nearby building had been converted approximately three years ago  Approving the application to convert empty buildings would be of benefit to improve the farm.

(ch) The local member (a member of this Planning Committee) supported the application and the following main points were made:

 That the applicants were a local family from this community  That a precedent had been adopted three years ago with a similar application for similar buildings and the application before them was a great deal smaller  An extension would be erected on the existing building as it was too narrow  That the villages of a Tregarth included Dobbs, Sling etc. had a pattern of cottages in a slate area

3 PLANNING COMMITTEE 15.12.14

 That the site was not in the countryside, it was close to Penyffriddoedd and a few yards from the local school that had been under threat recently and young families should be welcomed to remain in the area to keep the school open  Advertising these type of buildings for business was unrealistic  That it was difficult for young people to buy houses locally  In terms of policies C1, C4 and CH12 it was argued that the site was nearly within the boundary and was part of the village as there were post boxes and a telephone box there  That it was proposed to retain its design and that the building was currently unsafe and the only matter required was a pitch roof and to comply with fair housing guidance namely affordable housing.

The Committee was urged to approve the application.

(d) In response to the above observations, the Senior Planning Service Manager explained that every application had to be considered on its merit and that the application before them was different to the application supported three years earlier. It was confirmed that the site was in open countryside and only exceptions were permitted on such a site. The buildings to be converted had to be considered in the context of the application and there a great deal of re-building work as well as an extension would be constructed to the building. Attention was drawn to policy C4 that states that proposals to adapt buildings for re-use should not be adapted to such a degree that they are considered to be new buildings. In terms of affordable housing policies, it was noted that affordable housing should be of a specific size and be over 20 m² more than required. It was noted that ensuring economic use underpinned the policies and as there were core elements regarding the condition of the building and the scale of alterations, it was suggested that it would be beneficial to visit the site.

(dd) It was proposed and seconded that the Planning Committee should visit the site.

Resolved: To defer the application and request that the Senior Planning Service Manager organises that the Planning Committee visits the site.

2. Application Number C14/0159/25/LL - Glan y Môr Lodge, Ffordd Garnedd, .

Full application to erect a new garage.

(a) The Development Control Manager expanded on the application’s background and noted that this was an application to erect a new double garage located off an access track to the property and on a plot of land surrounded by established trees. The new garage would measure 5.25m long, 5.25m wide with a height of 4.2m and would have an oak frame with two bays and softwood cladding. It was noted that the site was situated across the road from houses that form part of Ffordd Heulyn Estate and it was not considered that there would be any detrimental impact on the area’s general and residential amenities. It was noted that the Conservation Officer, Transportation Unit and the Tree Officer were satisfied with the design. Several objections had been received to the public consultation, however, due to the nature of the proposal, it was considered to comply with relevant planning policies. As a result of the relevant considerations, it was recommended to approve the application.

(b) It was proposed and seconded to approve the application.

Resolved: To approve the application subject to the following conditions:

4 PLANNING COMMITTEE 15.12.14

1. 5 years 2. Materials / finishes 3. Slate 4. No business use 5. Comply with plans and tree report.

3. Application Number C14/0284/00/LL – Victoria Hotel, 11-12 Marine Parade,

Full application to convert a Hotel into 8 two-bedroom self-contained flats and a single three-bedroom unit, together with alterations and demolition of extension to create parking areas at the rear of the property.

(a) The Development Control Manager expanded on the application’s background and noted that the building was situated in a prominent position at the end of the striking Marine Parade terrace forming part of the Barmouth Promenade and was located within the development boundary. It was noted that the building had been empty since 2006, and it appeared that the use of the building had ceased before this date. Reference was made to all the relevant policies and considerations. The building was considered suitable for conversion to the proposed use and was in compliance with the requirements of policies C1 and C4. In terms of criterion 2 of Policy CH11, it was considered that strong and sufficient evidence had been submitted with the application to prove that the property had been marketed for a reasonable and fair price for a continuous period of 12 months without success. Attention was drawn to the fact that the building was in a prominent position near Barmouth seaside and its current condition was detrimental to the general and visual amenities of the nearby area as the building’s lower floor windows were boarded up. The proposal indicated that the most prominent elevations of the building would be retained and that the work of bringing it back into use would retain and improve the elevations. It was believed that currently, the condition and appearance of the building was harmful to the amenities of the local area. Bearing in mind what was proposed in terms of the adaptation work, it was considered that the proposal was acceptable and in compliance with the relevant policies. Attention was drawn to the fact that the current condition of the building impaired the amenities of nearby residents and since the proposal if approved would be for permanent residential use, it was not considered that it would lead to a substantial change in the character of the use of the building compared with what it could be used for at the moment. The Transportation Unit confirmed that the proposal was acceptable in terms of parking arrangements and satisfied the requirements of policies CH33 and CH36. It was noted that other relevant considerations such as planning history, flooding issues and language matters were acceptable. In terms of the criterion of policy CH11 affordable unit provision, and due to the size and valuation of some of the proposed units, it was considered that a percentage of the units were already affordable. As a result of all the relevant considerations, it was recommended that the application be approved subject to relevant conditions.

(b) Taking advantage of the right to speak, the applicant’s agent noted the following main points:

 The property was built during the 1800s as two substantial dwellings with a restriction covenant placed in 1906 to not use the dwellings as a hotel, public house or inn and the building should not be used for commerce or business at all.  Notwithstanding the above, both properties were bought in the 60s and used as a private hotel for the maximum of 14 weeks a year.

5 PLANNING COMMITTEE 15.12.14

 The private hotel was closed in 2006 and had remained empty since then  The property was advertised for sale on 2008 and as there was no sale a planning application has been submitted for seven low cost flats.  In 2011, the property was occupied by the current applicant and was placed on the market immediately for sale and continued to be to this day.  The owners had done their best to try and sell the property, however, due to the lack of interest an application was made to seek a new use for the building as residential flats.  The owners had sought the views of local residents including bed and breakfast establishments on Marine Parade and they were in favour of the proposal.  The property has not contributed to the Barmouth tourist market.  The application was in compliance with planning policies.

(c) It was proposed and seconded to approve the application.

During the ensuing discussion the following points were made by individual Members:

 Would changing the use of the building to create flats cause more problems to the Council due to the possibility of attracting incomers into the area and this would have an impact and destroy the Welsh language.  The above concerns were supported and shared and concern was added regarding the parking areas.  Would it be possible to set a condition in terms of letting the flats on short/long term rent or holiday let.  Was the planning officer satisfied that there was a local need for the flats.

(ch) The following responses were given to the above:

 That the Transportation Unit was satisfied with the parking provision  That the flats would be advertised on the open market  There was no doubt that there was a need for a variety of such units in Barmouth with the application satisfying the need for affordable housing.

Resolved: To approve the application subject to the following conditions:

1. Time. 2. Comply with plans. 3. Materials 4. Highway conditions 5. Welsh Water

4. Application Number C14/0633/00/LL - Post Office Building, King Edward Street, Barmouth

Full application for the change of use of part of building to create a total of six self-contained living units to include 1 three bedroom unit, 3 two bedroom units and 2 one bedroom units together with storage space, external alterations, provision of bin storage and bike area and creation of six parking spaces and removal of the boundary wall with the highway

(a) The Development Control Manager expanded on the application’s background and noted that the existing building was quite substantial and was located on Barmouth’s main street. It was three-storey building from the front with an additional lower ground floor from the rear elevation as the ground levels to the rear were much lower. Reference was made to the relevant policies together with public consultations. It was

6 PLANNING COMMITTEE 15.12.14

considered that the design and the external alterations were suitable and in keeping with the original building and were to be welcomed in order to maintain the building’s character. It was noted that there were a mixture of units in terms of size with two being affordable in terms of price on the open market and size and therefore there was no need to restrict the price further via a Section 106 agreement. It was considered that the proposal was not an overdevelopment of the site and it would provide a reasonable number of a specific type of accommodation within the existing building. Assurance was given that the parking areas were suitable and it was not considered that the proposal would be likely to add to the traffic or the noise associated with traffic in a way that would cause significant harm to local amenities. It was recommended to approve the application subject to conditions as the proposal complied with the relevant policies and ensured the future of the building.

(b) It was proposed and seconded to approve the application.

(c) A member noted that approving the application would add to the social problems as experienced in towns in the north west of Wales and consequently Barmouth would decline.

Resolved: To approve the application subject to the following conditions:

1. Time. 2. Plans 3. The car parking area must be completed in total accordance as shown on the submitted plan 4. Welsh Water conditions

Welsh Water Note Highways Note – bullnosed kerbs Highways Note - streetworks

5. Application Number C14/0702/35/LL – Ynys Hir, Upper Morannedd, Cricieth

Full application to construct a two storey dwelling with attached garage.

(a) The Senior Development Control Manager expanded on the application’s background and noted that this was an application to construct a two storey residential house on a parcel of land to the rear of Ynys Hir dwelling, which was situated along the Morannedd unclassified road, east of the coastal village of Cricieth. It was noted that the land was uneven, and included three steps in the ground level, with a 10 metre difference between the highest and lowest levels. The site would be accessed via a new access road between Ynys Hir and Wyvren which are served by the Morannedd unclassified road that also linked to the A497 highway on each side of the estate. Reference was made to the relevant policies and the objections received from the public consultations. In terms of general and residential amenities it was not considered that the proposal would have a significant impact in terms of loss of privacy, light or shadowing. It was further noted that the objectors’ concerns had been acknowledged and had received full consideration; however, it was considered that the development was acceptable and complied with policy B23. In the context of visual amenities it was considered that the development would be acceptable in terms of its scale and size, and the design and external appearance were also in keeping with the character of the existing houses within the Estate. Based on the assessment of all the relevant planning considerations, including the objections, it was considered that the proposal was not contrary to policies or local and national guidance and it was recommended to approve the application subject to the conditions outlined in the report.

7 PLANNING COMMITTEE 15.12.14

(b) Taking advantage of the right to speak, an objector noted the following main points:

 That the land had been allocated in the estate’s original design to be kept free of development due to flooding aspects  Planning permission had been refused twice for the existing house of Ynys Hir by the planning authority due to the unsuitability of the land, however, it was agreed to give consent following an appeal.  Flooding aspects had been recorded by the resident of Wyvern, however, no consideration had been given to this in the report  Adding a house to this site would worsen the draining and flooding risk for neighbours either side and below the site  The application should be refused as no drainage details had been submitted  That the Welsh Government’s Technical Advice Note 15 demanded that a flooding risk assessment report for sites that tend to flood was presented and no assessment had been completed despite local opposition drawing attention to this long-term issue with flooding  Although the applicant’s agent had given the planning department an assurance that drainage issues had been resolved by diverting the run-off water from a farmer’s field no evidence had been submitted and therefore members were urged to ask for this information in order to alleviate the concerns of the objectors prior to determination.  That Policy CH3 concerned new dwellings on allocated sites and advised that a new development should ensure that it does not lead to the overdevelopment of the site nor to the loss of an open area  That Policy B23 noted that if proposals cause significant harm to the amenities of local residents then they should be refused  That the property had been set on an inconsistent angle with the orientation of the nearby residential property and the only rear land development on the estate  That the property was approximately 6.5m from Ynys Hir and 14.5 from Penygraig and that the usual measurements between properties was 22m.  The property would overlook into the garden of the property below

(c) The Local Member (who was a member of the Planning Committee) supported the application and noted that the site was a parcel of land in the centre of an estate of houses and the proposed development would not impair on visual amenities. He was aware of the concerns regarding water flowing in the past and this derived from a nearby farm, however, the problem had been resolved for approximately 18 months.

(ch) In response to the above observations, the Development Control Manager noted:

 That full consideration had been given to the visual amenities of nearby residents and because of land levels and the setting of the proposed dwelling, it was not considered that there would be overlooking into the nearby house or into the garden  It was confirmed that the problem with water flowing had been resolved by now  Reference was made to the comment from Natural Resources Wales stating that there was a low risk of flooding on the site in question.

Resolved: To approve the application subject to the following conditions:

1. 5 years 2. Submit reserved matters within three years 3. Materials and finishes; 4. Access and parking 5. Landscaping 6. Removal of permitted development rights;

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7. Welsh Water 8. Development to comply with the approved plans

6. Application Number C14/0814/39/LL – Bryn Onnen, Lôn Engan, Abersoch, Pwllheli.

Full application to demolish existing garage and conservatory and convert and extend existing dwelling to form three two-storey dwellings together with two attached self- contained flats

(a) The Development Control Manager expanded on the application’s background and drew attention to the fact that since submitting the application the applicant had signed a 106 section agreement to tie one unit namely, the ground floor flat for affordable need. It was noted that the site had been located within the Abersoch development boundary and within the AONB. Reference was made to the relevant policies together with public consultations. In terms of the design and visual amenities, it was proposed to adapt the existing property by adding two-storey extensions to the rear and the eastern side. It was considered that the proposal would adhere to the existing building line and would create a development of houses which would be in keeping with the surrounding houses with their access on the northern side of Lôn Engan. It was intended to seek access to the proposed dwellings through the existing entrance serving Bryn Onnen with joint parking spaces provided. The rear extension would be broken up giving an elevation of three separate extensions which would be expected in terraced houses with a slate pitched roof for each element. It was considered that the design of the proposal was acceptable in terms of the site and its surroundings and in terms of its scale, size, form, density, location and layout and was therefore in compliance with the relevant planning policies. It was recommended to approve the application as the development was acceptable and the applicant had confirmed one affordable unit equivalent to 25% of the increase in residential units on the site.

(b) The application was supported by the Local Member (who was not a member of the Planning Committee) as there was sufficient land for the proposed development and this was an opportunity to have one affordable unit. Although the Community Council was unhappy with the development due to overdevelopment on a restricted site, the Member felt that it would be beneficial for local people and he urged the Committee to support the application.

(c) It was proposed and seconded to approve the application.

A Member noted that although he did not object he questioned why it was not possible to request an additional 5% of affordable units in accordance with the policy.

(ch) In response to the above comment, the Development Control Manager explained that one property was acceptable for affordable housing.

Resolved: To delegate the right to the Senior Planning Manager to approve the application subject to the applicant signing a Section 106 Agreement to ensure that one of the five units is an affordable house for general local need and to relevant conditions relating to:

1. Commencement within five years. 2. In accordance with plans 3. Slates on the roof 4. Agree details for external walls 5. Obscured glass in the first-floor windows of the western and eastern elevations.

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6. Removal of permitted development rights for extensions and curtilage buildings. 7. Highway conditions 8. Welsh Water conditions

7. Application Number C14/0888/20/LL – Halfway House, Y Felinheli

Full application to demolish part of and convert public house into four living units together with erecting 8 new dwellings to create 12 living units in total on the site (4 to be affordable), create parking spaces and vehicular and pedestrian access

(a) The Development Control Manager expanded on the application’s background and noted that the site was located on the outskirts of the village of Felinheli, with the main building located inside the development boundary of Felinheli, and the beer garden located outside. It was noted that there was a substantial car park parallel to the public house and to the development boundary. The existing building provided a public house facility on the ground floor with an eight bedroom living unit on the first floor. The proposal involved demolishing the existing flat-roof extensions of the building and erecting a two-storey extension to its side, and converting the building into four living units. The proposal involved alterations to the openings on the rear of the building however the front elevation would remain as it was. The proposal also involved erecting seven terraced houses and one detached house on the site of the existing car park and provide 16 parking bays for the terraced houses between the development and the converted public house. It was noted that four of the units would be affordable dwellings and would meet with the relevant requirements. A viability and accessibility assessment of the public house was submitted as part of the application stating that there was a choice of three public houses and bars within the village together with several eating places. Reference was made to the relevant policies together with public consultations. It was confirmed that the Transportation Unit was satisfied with the parking places arrangement and the entrances to the site. Based on the information submitted in a language and community statement it was not considered that the proposal would be likely to have a detrimental impact on the Welsh language. Confirmation was received that there was sufficient capacity in the local school for a possible increase in the number of pupils as a result of the residential units. Following an assessment of the relevant considerations, it was considered that the proposal complied with relevant planning policies and it was recommended that the application was approved subject to the applicant signing a section 106 agreement and appropriate planning conditions.

(b) Taking advantage of the right to speak, the applicant’s agent noted the following main points:

 This was a development on an empty site for housing on a commercial site that had already been developed with nearly all of the land within the development boundary of Felinheli  The Government and the development plan gave priority to this type of land that had already been developed  The previous application had been refused for several reasons such as no evidence to prove that the unit had been empty or on the market for 12 months.  That a statement of assessment was attached to the application against D28 that demonstrated that there were other opportunities just as accessible available in Felinheli and therefore there was no need for the property to be empty or on the market as a commercial unit for a continuous period of 12 months  That the deficiencies of the previous application had by now been dealt with following a discussion with Planning Department officers.

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 A community and linguistic statement had been presented that gave robust evidence that there would not be a significant impact on the social, linguistic or cultural cohesion of Felinheli  There would not be a likely unacceptable cumulative impact on the scale of the village development nor on the capacity of the local school  The application addressed the need for affordable housing and this was identified by offering four affordable units  Parking issues and the entrances satisfy the relevant requirements of the Transportation Unit  A review had been undertaken and this confirmed that it had not been a home for bats  A scheme addressed the site's entire design requirements and offered a high quality scheme in keeping with the character of this part of Felinheli including safeguarding the character of the public house and therefore it satisfied the criteria of the Gwynedd Unitary Development Plan

(c) The Local Member (not a member of this Planning committee) noted that the application before them was an improvement in terms of design on the previous application and the planning officers were thanked for collaborating with the applicant’s agent. Although she did not object, she had concerns on behalf of some of the village residents namely:

 Loss of another local business for housing development where there was no specific proof of the need. It was believed that a small hotel could be prosperous and if the 12 months for marketing had been used appropriately then perhaps commercial interest or community interest could have been developed to create a social enterprise.  Impact on the Welsh Language – the Language was under threat and there were two specific sections to the village of Felinheli with one side being more Welsh than the side where the proposal was sited. Genuine concern was noted on the cumulative impact on the Welsh language stemming from an estate of houses with a holiday population together with the developments in the pipeline opposite the site where the Welsh language was under threat  The importance that the Welsh language was central in the new Planning Bill in order to protect communities in these types of planning applications  That she would work with the developed to ensure that the proposed development was marketed locally

(ch) In response to the above observations, the Senior Planning Service Manager noted the following:

 In terms of community use, the development met with the criterion in policy D28  In terms of linguistic impact, the assessment stated clearly that the development would not have an impact on the Welsh language or a cumulative impact including the other sites mentioned  That the location of the site near the main street offered four affordable dwellings and the remainder would be attractive to local people

(d) It was proposed and seconded to approve the application.

(dd) Several Members added their concerns regarding the Welsh Language policy and the fact that it was a very important criteria in terms of new developments.

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Resolved: To delegate the right to the Senior Planning Manager to approve the application subject to the receipt of favourable observations from Welsh Water and the applicant signing a Section 106 Agreement to ensure that four of the 12 units are affordable houses for general local need and to relevant conditions relating to:

1. 5 years 2. in accordance with the plans and the ecology report 3. Slate roof 4. Agree on the colour of the render and local stone 5. Agree details of hard standings 6. Agree details of boundaries 7. A condition regarding surface water run-off 8. Removal of permitted development rights; 9. Working hours

Notes: Welsh Water Note Highways notes

8. Application Number C14/0931/44/LL – Hafod y Gest, High Street,

Full application to demolish existing care home and erect 40 extra care residential units in its place, together with offering associated support and community facilities.

(a) The Senior Development Control Officer expanded on the application’s background and noted the main elements of the proposal concerning the demolition of the existing building, the new building and its use. In terms of access and parking, attention was drawn to the fact that it was proposed to widen the existing driveway from the High Street for two cars with the public using the current footpath running along the southern boundary of Tesco supermarket. Reference was made to a number of assessments to support the development together with the relevant planning policies and public consultations, In terms of visual amenities, it was noted that the site was located in a built-up area with various building constructions in terms of size, design, form and materials. In the context of general and residential amenities, it was noted that residential dwellings were located not far south of the application site together with the local surgery to the south-east. It was noted that the southern part of the building was set and designed in order to reduce the potential of any overlooking into nearby premises together with avoiding creating structures that would have an oppressive impact on existing nearby property. Concern was presented regarding the potential noise impact on prospective occupants of the residential units that may stem from the activity of transferring goods at the Aldi supermarket situated on the western boundary of the application site. Having considered these concerns, the applicant was contactedand he was already aware of these and he referred to the proposed design and materials that included double glazing and insulated walls. Based on the assessments and the relevant planning considerations it was considered that the proposal was acceptable and complied with the relevant policies and it was recommended that it should be approved subject to conditions outlined in the report together with an additional condition regarding the age of the home occupiers.

(b) Taking advantage of the right to speak, an objector noted the following main points:

 In principle the development of a housing unit for 40 residents was welcomed, however, the plans did not include widening the access road leading to the busy surgery serving between 3-4,000 patients.  The objections to the application were because of the safety of pedestrians and safe access to the surgery

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 Extending the proposed access would entail the loss of a complete path from the High Street to the Surgery and Hafod y Gest and it would be dangerous for vulnerable patients, the elderly or the disabled to be walking along a busy road without a continuous pavement and this was a matter of concern for the Surgery.  Agencies had taken it for granted that there was a right of access along the Tesco boundary to the school and to the new development, however there was no easement to the Surgery

(c) The Local Member (not a member of this Planning committee) noted the following main points:

 Whilst he supported the application, he objected the proposed alterations to the road and could not understand why the Council had not adopted the road  Concern regarding the safety of the public if the pavement was taken away  That the Police Station and Surgery buildings had been there for years  He did not anticipate that noise impact would impair the proposed development

(ch) The Senior Planning Service Manager noted the concerns and consequently the access would have to be re-considered or adapt the application to include retaining the existing pavement.

(d) The Traffic Improvements and Development Control Team Manager accepted the concern regarding the footpath and regarding the adoption of the road. Applications were accepted by developers under Section 38 of the Highways Act and due to the size of the development it was not anticipated that there was any reason to refuse.

Resolved: To delegate the right to the Planning Service Manager to approve the application subject to acceptable discussions with the developer and the Local Member regarding retaining the existing pavement together with the following conditions:

1. 5 years 2. In accordance with the plans 3. External materials including natural slate 4. Highway conditions 5. Biodiversity mitigation conditions. 6. Natural Resources Wales conditions 7. Landscaping conditions. 8. Working hours on the development 9. Condition that residents are over 55 years old.

9. Application Number C14/0956/18/LL – Gwynllys and Bodwyn, Saron, Bethel, Caernarfon

Full application to demolish 2 terraced houses and erect 2 new dwellings in their place

(a) The Senior Development Control Officer expanded on the application’s background and noted that the site was located within the development boundary of the village of Bethel and currently there were three two-storey terraced houses on the site and two of these were the subject of this application. Reference was made to the relevant planning policies together with public consultations. In terms of the principle of the development, it was not considered appropriate to request that 50% of the development should be

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affordable. Based on all the relevant considerations, it was considered that the proposal complied with all the policy requirements concerning the proposal’s design, amenities and external materials. It was recommended that the application should be approved in accordance with the conditions outlined in the report with one additional condition regarding a request for the applicant to submit an action plan to ensure there is no obstruction on the road.

(b) It was proposed and seconded to approve the application.

(c) The Member noted appreciated of the additional condition as the road was narrow and it was anticipated that lorries would have difficulties.

Resolved: Approve subject to conditions

1. 5 years 2. In accordance with the plans 3. Slate roof 4. Materials 5. Water conditions 6. Action plan statement from the applicant to ensure that there is no obstruction on the road

Notes:

1. Welsh Water Note 2. Party wall note

10. Application C14/0995/42/LL – Ty’n Lôn, Edern, Pwllheli, Gwynedd.

Full application for change of use of field to form a touring caravan site for 15 caravans along with building a toilet block and installing a sewage treatment tank

(a) The Senior Development Control Officer expanded on the application’s background and noted that the site was located in the countryside and within a Landscape Conservation Area. It was further noted that the site itself was flat and a garage was located in the north-western corner of the site with some residential dwellings situated near the site. Reference was made to the relevant policies together with the public consultations as well as the additional observations received. In terms of the principle of the development, it was noted that the setting and appearance of the development would be of a high standard and that it complied with the criteria. In the context of the area’s visual amenities, it was not considered that the proposal would cause significant harm to the visual quality of the landscape and the touring caravan site would not stand out prominently in the landscape. Observations had been received from the Transportation Unit who stated that the proposal would be unlikely to be detrimental to road safety and was acceptable in terms of the relevant policy. It was recommended that the application be approved subject to the receipt of favourable observations from the Joint Policy Unit to the linguistic and community statement.

(b) It was proposed and seconded to approve the application.

Resolved: To delegate the right to the Senior Planning Manager to approve, subject to receiving the favourable observations of the Joint Policy Unit to the Linguistic and Community Statement and to the following conditions:

1. Commencement within five years.

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2. In accordance with submitted plans. 3. The number of units on the site at any one time to be restricted to 15. 4. Conditions on the timeframe for siting caravans/holiday period/moving the caravans when not in use 5. No storing on the land 6. Records list 7. Landscaping – specifically additional planting on the internal side of the visibility splays where existing hedges need to be lowered. 8. Highway conditions

11. Application Number C14/1011/19/LL – Land near Ysgubor Fawr, , Caernarfon

Full application to construct a house for a key agricultural worker together with erecting a garage and associated septic tank

(a) The Senior Development Control Officer expanded on the application's background and noted that the proposal was to erect a house approximately 500m south-west of the holding's centre that comprised the existing farmhouse together with a number of traditional and new agricultural buildings. It was proposed to locate the house 32m west of the existing agricultural building in the form of a barn called Ysgubor Fawr with the drive and the proposed parking areas situated between both buildings. The house would be set approximately 1m into the side of the hillock at the south-eastern corner of the field in order to reduce its impact on the visual amenities of the landscape. Reference was made to the relevant policies together with public consultations. It was noted that the principle of erecting a house for a key/full time agricultural worker was based on Policy CH9 of the GUDP that states that it would be necessary to comply with a number of criteria in order to approve such a proposal in the countryside. In terms of visual, general and residential amenities, it was noted that the site was partly hidden bearing in mind that three hillocks were located to the north, west and south of the application site and it was believed that the impact of the presence of a one-storey dwelling here would not unduly or significantly impair on the character of the landscape nor on the setting of the ancient monument and the grade I listed Church of St Baglan situated approximately 282m south and to the rear of a hillock. There would be no impact on the amenities or the privacy of nearby residents as there was some distance to the nearest dwelling. Based on the relevant considerations, it was recommended that the application be refused as it was considered that the proposal did not meet with criterion 5 of policy CH9 of the Gwynedd Unitary Development Plan or the criterion in Technical Advice Note 6 regarding a suitable location for the new dwelling in order to fulfil the functional requirement.

(b) Taking advantage of the right to speak, the applicant noted the following main points:

 The family’s agricultural background and noted that they were in the process of establishing a herd to rear calves as well as growing crops  That the business sold good quality produce - beef, barley, wheat  The benefits of the location of the dwelling at Ysgubor Fawr - exact centre of the farm, within 32 metres to the existing building and the purpose built calving unit in the process of being built  Furthest location on farm land from public footpaths that cross the land as cattle who have newly calved could be dangerous  Location to guard the new access to the farm and give views over the majority of the land to safeguard stock, crops and public footpaths  Location that complies with planning policies

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 Benefit of green travel to work

(c) The Local Member (not a member of this Planning Committee) supported the application and noted the following main points:

 There was a need to support local people to expand businesses  That the location was suitable to safeguard the farm  It was vital to be close to the calving unit that was being built  It was evident that the farm was substantial and there was a real need for a family to live there  That travelling from Menai Bridge every day to work on the farm was a stumbling block for the applicants and approval would be beneficial to this end  Reference was made to the assessment and argument of ADAS Wales who supported the application as well as the location of the house in terms of operating the farm  That policy CH9 was a matter of interpretation regarding the location of the house and that attention should be given to the experts who operate the farm daily

(ch) In response to the above observations, the Senior Planning Service Manager noted that the application complied with the majority of the criteria except for the location of the proposed house. It was a matter for the Committee to determine the application and it was stressed that a justification and the suitability of the location had to be considered before the application could be approved for a new building.

(d) It was proposed and seconded to approve the application contrary to the recommendation of the planning officers and the following points were noted:

 That there was a genuine need for the house due to the cattle calving unit  That agriculture was changing and in order to keep costs down there was no choice but to support the location  The carbon footprint of travelling from Anglesey daily to operate the farm would be reduced  Local businesses and families had to be supported

Resolved: Contrary to the officers’ recommendation to approve the application subject to the following conditions:

1. Time. 2. Plans 3. Materials 4. Slate 5. Removal of Permitted Development Rights 6. Occupancy condition 7. Track that has received permission to be set in place first prior to commencement of this development 8. Septic tank 9. Welsh Water

The meeting commenced at 1.00 pm and concluded at 4.15 pm.

16 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Number: 1 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Application Number: C14/0638/39/LL Date Registered: 13/11/2014 Application Type: Full - Planning Community: Llanengan Ward: Abersoch

Proposal: EXTEND PROPERTY CURTILAGE, CONSTRUCT TWO-STOREY SIDE EXTENSION AND EXTEND PATIO AREA Location: 132, CAE DU, ABERSOCH, PWLLHELI, LL537DE

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 The application seeks to extend the property’s curtilage and construct a two-storey side extension along with extending the patio area. This extension would measure 3.5 metres by 5.5 metres with the height to the ridge measuring 7.4 metres. There would be a 0.9 metre space under the property as the land where the extension is to be located is on a small slope. It is proposed to set the extension back by about 2.3 metres from the front of the existing house. The extension would provide a kitchen and toilet on the ground floor and an en-suite bedroom on the first floor. It is proposed to finish the external walls of the extension with render that would match the existing building and it is proposed to cover the roof with slates. The original plan for the extension showed a balcony on the first floor level of the extension but this has now been removed from the proposal. The patio extension would be located on land to the north of the extension near a garage that is owned by the applicant. It is proposed to construct a 1.5 metre high wall around the patio area.

1.2 The property is located in a housing estate within the Abersoch development boundary. The site is also located within the Area of Outstanding Natural Beauty. To the north of the site there is a row of garages and the applicant owns the garage located nearest to the property. The estate’s unclassified road runs by the site.

1.3 The application is submitted to the Committee following receipt of three objections to the proposal.

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: B8 - THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) - Safeguard, maintain and enhance the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series 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. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

B22 – BUILDING DESIGN – Promote good building design by ensuring that proposals conform to a series of criteria relating to safeguarding the recognised features and character of the local landscape and environment.

B23 – AMENITIES - Safeguarding the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria which aim to safeguard the recognised features and amenities of the local area.

B24 – ALTERATIONS AND BUILDING EXTENSIONS WITHIN DEVELOPMENT BOUNDARIES, RURAL VILLAGES AND THE COUNTRYSIDE - Ensure that proposals for alterations or extensions to buildings conform to a series of criteria aimed at protecting the character and amenity value of the local area.

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.

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

CH36 – PRIVATE CAR PARKING FACILITIES - Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where off-street parking is needed and where the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the developer contributes to the cost of improving the accessibility of the site or providing the necessary parking spaces on another nearby site.

Gwynedd Design Guidance Chapter 12: Alterations and extensions.

2.3 National Policies: Planning Policy Wales (Issue 7, July 2014) TAN 12: Design

3. Relevant Planning History:

3.1 C04D/0688/39/LL – Construction of single-storey rear extension with balcony – Approved 28 January 2005.

4. Consultations:

Community/Town Council: Object as it would set a precedent and doubt whether it is possible to extend a curtilage in a housing estate.

Transportation Unit: I can confirm that there is no objection to the extension. I note however that the design includes a balcony overlooking the parking space (which is beyond the land ownership outline). I assume that this element could distract drivers in such a close location on a bend PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

and this element should either be removed or the sides of it should be screened to reduce the distraction.

Welsh Water: Observations were received noting that a public sewer crosses the site.

AONB Unit: 132 Cae Du is a modern house set amongst other houses and the house is not prominent in the landscape. The site is within the AONB which is a national protected landscape. The proposal is to erect a two-storey side extension on a level that is lower than the existing building with matching materials. There is no objection to the application on the grounds of unacceptable impact on the Llŷn AONB.

Public Consultation: A notice was posted on the site and nearby residents were notified. Objections were received to the proposal. One of the objectors has confirmed through a letter / correspondence that they wish to withdraw their objection in light of the balcony being removed from the proposal. The objections were made on grounds of:-

 The two-storey side extension is out of character in the neighbourhood.  Question the size of the extension.  Overdevelopment of the site.  Impact on privacy.  Overlooking from the balcony.  Affects the sunlight entering the property to the rear of the site.  Affect visibility for pedestrians and vehicles.  Affects the parking space.

In addition to the above objections, objections were received that were not valid planning objections which included:

 Question whether the applicant owns the site.  Noise during the construction period.  Have experienced trouble with noise emanating from the property in recent years.  The land that is proposed for construction is included in a covenant to retain the grass and open feel to the estate.

One correspondence was received confirming that the owners of 129 and 130 did not have any objection to the proposal.

5. Assessment of the material planning considerations:

The principle of the development

5.1 Generally policies B22 and B24 of the Unitary Development Plan approve proposals to extend existing houses as long as they comply with the associated criteria of the above-mentioned policies, including: PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

 The proposal will respect the site and its surroundings in terms of scale, size, form, density, location, layout, symmetry, the quality and suitability of materials, aspect, microclimate and density of land use/buildings and spaces around and between buildings.  The proposal will not have an unacceptable adverse effect on the form and character of the surrounding landscape or townscape or the local natural or historic environment.  The proposal will not have an unacceptable detrimental impact on prominent views that the public have into, out of, or across the centre, village, rural village or open countryside.  The design and scale are in keeping with the main building and the local area surrounding the development.  No extension will lead to an unacceptable reduction in amenity space within the curtilage of the house

5.2 In this case, the proposal is for the construction of a two-storey gable end extension. The extension would be set back further from the existing property and would be lower in height than the existing property. The extension would have a slate pitch roof and the external walls would be finished to be in keeping with the existing property. The application was amended by removing the first floor balcony that was to be located on the extension’s gable.

5.3 The Gwynedd Design Guidance notes that extensions should not dominate the original building and in general, extensions should be smaller in size with a lower ridge line and set back slightly. In addition, the Guidance states that the form of an extension should be in keeping with the original building and in general it should be similar in terms of its proportion, the slant of the roof and the height of the ridge. As noted, the extension would be smaller in size with a lower ridge line and would also be set back slightly and would therefore correspond with features recommended in the Design Guidance. It is also considered in this case that the extension blends in with the existing property in terms of scale, size and form. Therefore, it is considered that the extension blends in with the current property in terms of its design and scale. It is not considered that the proposal would be an overdevelopment of the site and there would still be enough amenity land for the property’s use. It is considered that the curtilage extension is reasonable and that creating the additional patio area is also acceptable. The land that is proposed for construction is currently green land located around the house and the garage owned by the applicant and it is not considered that building on this land would affect the form or the character of the surrounding townscape and therefore that the proposal would not have a detrimental impact on the area’s visual amenities. It is considered that the proposal is acceptable in terms of policies B22 and B24 of the Gwynedd Unitary Development Plan and the Gwynedd Design Guidance.

Visual amenities

5.4 The site lies within the housing estate and within the Llŷn AONB. The site is surrounded therefore by other built forms such as houses and garages.

5.5 The observations of the AONB Unit on the application were received. These observations state that the property is located amongst other modern buildings and the house is not prominent in the landscape. The observations also state that there is no objection to the application on the grounds of unacceptable impact on the Llŷn AONB. As already noted, it is considered that the extension would be in keeping with the existing property and that its design and scale are acceptable. The extension PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

would be finished to be in keeping with the existing property in terms of the materials of the roof and the external walls and this would also be in keeping with nearby houses. It is not considered that the proposal would affect the character of the surrounding townscape and landscape. Therefore, it is not considered that the proposal would affect the area's visual amenities or have a substantial impact on the protected landscape of the AONB. It is considered that the proposal is acceptable in terms of Policy B8 and B25 of the GUDP.

General and residential amenities

5.6 Policy B23 aims to safeguard the amenities of the local neighbourhood. The extension would be located on the eastern gable-end of the existing property. The site is surrounded by dwellings. There are approximately 21 metres between the rear of the extension and the houses to the north and it is not considered that the proposal would affect the property to the rear in terms of loss of privacy or in terms of loss of light as they mentioned in their objection. The houses to the east and south are located nearer than the houses to the north. However, the road of the estate separates the property that is subject to this application from the nearby houses. The distance between the proposed extension and the houses to the east and south vary but there are approximately 11 - 16 metres between the extension and the curtilage of the houses in those directions. It is considered that those distances are reasonable given that the public road also separates the nearby houses from the extension, and therefore those elevations facing the extension are not entirely private at present. Taking this into account, it is not considered that the proposal would cause significant harm in terms of overlooking and loss of privacy for the occupants of the houses to the east and south of the site. Originally, there was also an intention to install a balcony on the first floor but this element has been removed from the scheme. As part of the application it is also proposed to extend the existing patio and erect a wall approximately 1.5 metres high around it. It is not considered that extending the patio would affect the amenities of nearby residents either in terms of overlooking or loss of privacy especially given that a wall would surround it. It is not considered that the proposal is likely to increase traffic or offer additional opportunities for individuals to behave antisocially. It is therefore considered that the proposal is acceptable in relation to Policy B23 of the GUDP.

Transport and access matters 5.7 The proposal does not involve making changes to the access or to parking spaces. The Transportation Unit submitted observations on the original plan which included the balcony. The Transportation Unit has no objection to the extension but it did have concerns about the balcony. It was considered that the balcony would be a way of attracting the attention of drivers in a location that is close to a bend and that this element should either be removed or the sides should be screened to reduce the distraction. In light of receiving these observations, the agent was contacted and amended plans were received removing the balcony from the plan and also reducing the size of the ground floor window on the gable end. The Transportation Unit’s observations in response to the amended plan had not been received when preparing the agenda; however, given that the balcony was its only concern ant that this element has now been removed, it is not considered that there are any further road safety matters arising from the proposal. It is therefore considered that the proposal is acceptable in respect of policies CH33 and CH36 and that it would not affect road safety or parking. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Welsh Water Matters 5.8 Following the receipt of Welsh Water's observations on the proposal noting that a public sewer crosses the site, the agent was notified of the situation. The agent has contacted Welsh Water and has been given to understand that it would be possible to come to an agreement on building over a sewer. This is not a planning matter and is something between the applicant and Welsh Water.

6. Conclusions:

6.1 It is not considered that the proposal would affect the area’s visual amenities or the character of the AONB and that the design of the extension is acceptable. It is not considered that the proposal would cause substantial harm to the amenities of nearby residents and that the proposal is also acceptable from a road safety perspective. To this end, it is believed that the proposal is in accordance with the relevant planning policies noted above.

7. Recommendation:

7.1 To approve – conditions

1. Commencement within five years. 2. In accordance with the revised plan. 3. Slates to match those of the existing property. 4. The external walls of the extension and the wall around the patio to be in keeping with the existing property in terms of colour and texture.

PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

Number: 2 PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

Number: 2

Application No: C14/0645/22/MW Registration Date: 10/07/2014 Type of Application: Minerals Community: Llanllyfni Ward: Llanllyfni

Proposal: RE-SUBMISSION OF A PREVIOUSLY REFUSED APPLICATION FOR THE REMOVAL OF MATERIAL FROM A MINERAL WORKING DEPOSIT TOGETHER WITH ANCILLARY PROCESSING OPERATIONS

Location: TOMEN LLECHI DOLBEBIN SLATE TIP, TALYSARN, CAERNARFON, GWYNEDD

Summary of the TO REFUSE PLANNING PERMISSION Recommendation:

1. Description:

1.1 The site is located on the south side of the valley adjacent to the Bro Silyn housing estate and approximately 160m north-east of Tanrallt.

1.2 This is a re-submission of an application (ref. C13/1052/22/MW), for the removal of part of a slate tip that was refused planning permission in January 2014. The decision notice is appended to this report but in summary, the Council’s reasons for refusal were as follows:

 Need for the mineral, sufficient permitted reserves of slate in Gwynedd,  Visual amenity, no restoration proposals,  Contrary to buffer zone policy & impact on residential amenity,  Insufficient information submitted to determine the impact of the proposal on the local water environment.

1.3 The proposals include for 7,500m² of working within part of a mineral working deposit measuring 3.16ha, together with ancillary processing operations and compound area. The application plans indicate a reduced footprint of the ancillary processing area and site compound to that which was originally submitted with the previous application No. C13/1052/22/MW. Whereas the original proposals resulted in the loss of Rhos Pasture, the application plans have been modified so that the site compound is formed within the toe of the tip embankment. Slate material recovered in the construction of the compound would be used in the formation of an access track to the B4418 as permitted under planning permission, C11/1140/22/LL.

1.4 Amended details submitted in support of the current application include a revised statement informed by an ecological report and noise impact assessment undertaken in August 2014. The application statement does not provide a comprehensive breakdown of the proposed amendments, rather the proposed changes are inferred in the supporting information. Such amendments include for:

 The removal of all slate crushing activity,  Revised noise assessment undertaken in August 2014,  Methodology for ecological mitigation and restoration strategy,  Site compound to be located within the footprint of the tip.

The above changes to the application have been assessed in more detail under the relevant sections of this report. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

1.5 A total of 150,000 tonnes is to be removed over a period of 8 years and only part of the tip would be worked in accordance with the submitted proposals, i.e. average of 19,000 tonnes of slate waste removed per annum at a rate of up to six, 15-20 tonne loads per day. The total resource of slate held within the whole tip is in the order of 2 million tonnes. The exploitation of the remainder of the mineral resource would be the subject of separate planning application and screening under the provision of the EIA Regulations.

1.6 It is proposed that the development be served by a dedicated haul route permitted under planning permission C11/1140/22/LL with direct access onto the B4418, i.e. the same as for the permitted development rights established under Part 23 Class B on 15th November 2012, for the removal of material from a mineral working deposit on adjacent land. It should be noted however that the permission for an access track under C11/1140/22/LL is time-limited to expire in July 2015.

1.7 The application statement confirms the method of working by utilising a 360º digger as well as hand selection, to commence extraction from the top of the tip in 3-4 metre high benches. From the application details, the proposal includes working Monday to Friday from 8.00am to 6.00pm together with Saturday working for haulage and materials loading from 9.00am to 12.00 noon. There is very little information to confirm the exact nature of any processing operations, only that the extent thereof will be restricted to the removal of re-processable slate with the product thereafter taken from the site and sold to merchants, building and civil works contractors. It is only stated in the supporting noise impact assessment that crushing activity is specifically excluded from the development proposals, where the respective estimation of specific noise levels takes only account of operations involving the excavation and loading of materials.

1.8 The amended proposals include for a single-phase restoration strategy to be implemented upon the cessation of operations. The application details also include provision intended for mitigation in that the smaller of the two slate waste tips, which is subject to permitted development under Part 23B of the GPDO 1995, will remain untouched so as to act as a buffer between the site operations and the settlement of Tanrallt, in the event that planning permission was granted for this planning application.

1.9 The proposed development does not fall within the description and criteria set out in Schedule 1 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999. The development does fall within the description of development set out in paragraph 2 to Schedule 2 of the Regulations (quarries, open cast mining and peat extraction). Having screened and assessed the proposal in accordance with the development criteria under Schedule 3, it is considered that the likely impact of the development on the environment is insufficient to justify the submission of an environmental impact assessment 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 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 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 at the end of that the impact can be avoided or alleviated. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

POLICY B7 - Sites of Archaeological Importance. Proposals that will damage or destroy archaeological remains of national importance or their setting (whether scheduled or not) will be refused. A development which affects other archaeological remains will be permitted only if the need for the development overrides the significance of the archaeological remains.

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 B14- Protecting the Landscape Character of the Snowdonia National Park. Protecting the Landscape Character of the Snowdonia National Park. Proposals which would adversely affect the qualities and special character of the Snowdonia National Park will be refused unless they can comply with a series of criteria which aim to manage, enhance and protect the Park designation.

POLICY B17 - Local Wildlife Sites. Refuse proposals that are likely to cause significant harm to sites of regional or local significance unless they comply with a set of criteria which aim to protect, promote and manage recognized features of these sites.

POLICY B20 - Species and Their Habitats That Are Internationally and Nationally Important. Refuse proposals which are likely to cause disturbance or unacceptable damage to protected species and their habitats unless they conform to a series of criteria aimed at safeguarding the recognised features of the site.

POLICY B21 - Wildlife Corridors, Habitat Linkages and Stepping Stones. Safeguard the integrity of landscape features which are important for wild flora and fauna unless it can be shown that reasons for the development override the need to maintain the features and that mitigating measures can be provided.

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 B32 - Surface Water. Proposals that do not include flood minimisation or mitigation measures that will reduce the volume and rate at which run off reaches rivers and other watercourses will be refused.

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. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

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 C13 – Slate. Proposals for extracting and working slate must conform to a series of criteria in Policy C9 together with geotechnical and economic justification, that there is a need for the development and that the existing quarry cannot fulfil that need.

POLICY C14 - Restoration and Aftercare. Applications for mineral working will be refused unless a scheme for restoration, aftercare and afteruse, including details of proposed funding is included.

POLICY C15 – Removal of Material form a Mineral-Working Deposit. Proposals for moving material from mineral working deposits must conform to Policy C7 as well as a number of criteria including matters concerning relocation of the material.

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.

POLICY CH33 - Safety on Roads and Streets. Development proposals will be approved if they can conform with specific criteria regarding the vehicular entrance, standard of the existing road network and traffic calming measures.

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 November 2012,

Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 5: Nature Conservation and Planning (2009),

Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 6: Planning for Sustainable Rural Communities (2010),

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 Planning application C11/1140/22/LL, granted subject to conditions on 30th July 2013 for the construction of a new track to serve slate tip together with creating a new access, time-limited to expire in July 2015. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

3.2 Notification and submission of appropriate details in accordance with Part 23, Class B to Schedule 2 of the General Permitted Development Order 1995 received on 26th October 2012, to remove material from the smaller of the two mineral-working deposits at Dolbebin, Tanrallt. 3.3 Planning application C13/1052/22/MW for the removal of material from the Dolbebin mineral working deposit refused planning permission on 22nd January 2014.

4. Consultations:

Llanllyfni Community Council: Object to the application on the grounds of the proximity to residential properties and the impacts of noise.

Gwynedd Public Protection: Following a re-assessment of the development proposals and a revised noise report undertaken in August 2014, the applicant has failed to demonstrate that the development in terms of noise impact is able to comply with the relevant guidance in MTAN1: Aggregates (Welsh Assembly Government 2004). There are sensitive properties within a buffer zone as defined under policy C12 of the Unitary Development Plan and as recommended in Minerals Planning Policy Wales with properties at Bro Silyn & Glyn Isfryn within 100m of the development boundary.

The recommendation of the Public Protection Service remains unchanged, that the application be refused and furthermore, it is not possible to fully assess the revised noise report on account of the following inconsistencies:

 The results of the revised noise assessment (August 2014) indicate an increase in background noise of between 8dB – 11dB in comparison with the levels taken during the 2013 noise assessment. However, the revised assessment should not be used on account of the noise measurements being taken whilst agricultural machinery was operational in the adjacent field and the results therefore do not provide a representative sample of background noise for the area,  MTAN1 states that noise from mineral workings should be restricted to 10 decibels above a specific background noise level. The noise report refers to the absolute noise level restriction of 55dB LAeq which is not relative to this development, given that background noise levels are below 45dB (A),  Noted that weather conditions (wind) has also increased background noise levels during the August 2014 survey which does not provide a representative sample of background noise for the area,  Do not agree with the details provided on the assessment of noise from HGVs, where a 1 hour sample taken on a single day is not considered as sufficient information to provide a full appraisal of the traffic flow in the area. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

Gwynedd Highways & No objection. The proposal in relation to the construction of a Transportation Unit: vehicular access and the potential impacts on the local highway network remains unchanged and the same notes and conditions as for the previous application are recommended, namely:

 In terms of transport, an average output of 4-6 loads per day is acceptable and unlikely to have an adverse impact on the local road network.  Cross-sections submitted with the application indicate the extent of extraction is not immediately adjacent to Lon Ddwr and is unlikely therefore to undermine the local road infrastructure.

Welsh Water: No Response

Gwynedd Council Biodiversity To refuse planning permission unless it can be demonstrated that the Unit: proposal will adequately compensate for biodiversity loss;

 The excavation of the slate tip and area of mature ash and willow will result in the loss of valuable biodiversity habitat (open mosaic habitat of previously developed land) list under the Natural Environment and Rural Communities Act 2006 and Wildlife Site,  Small tip & western extent of the application area, i.e. areas not to be worked, are existing habitat and do not constitute compensation measures, which should include tree planting and habitat translocation,  Concerns regarding indirect biodiversity impacts associated with the proposal, i.e. construction of a track and possible ancillary development areas,  2014 Ecological Method Statement provides suitable measures to avoid harm to reptiles, and no vegetation, shrubs or trees should be cleared during summer months to avoid disturbance to nesting birds (condition). PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

Natural Resources Wales: No objection subject to the following observations, as submitted with the previous application;  Permitting and pollution prevention aspects subject to pre- application advice issued on 29th May 2012 which confirms a number of watercourses in the area linked to the Afon Llyfni,  Statutory obligation to prevent runoff into watercourses and a need therefore to protect these watercourses from slate fines, as slate contains aluminium which will cause a decline in fish population if allowed to enter the Afon Llyfni,  Need for a robust pollution prevention engineering and methodologies during the construction and operational phase where clean water and dirty water separation is key,  Processing area and compound to be as small as possible to reduce surface water runoff and to include containment and settlement for dirty water derived from crushing operations and wheel wash. Discharge consent may be required.  Satisfied that the Ecological Report has been carried out to an acceptable standard and further advise that the proposed mitigation measures are adhered to,  Proposal unlikely to have adverse impacts on water voles, otters and bats,  Recommend that further advice is sought from the authority’s internal ecology adviser with respect to local biodiversity and other species and habitats listed in section 42 of the Natural Environment and Rural Communities Act 2006.

National Park Authority: No observations on the application.

Gwynedd Archaeological Following advice the same as for the previous application on Planning Service: application C13/1052/22/MW:

 Concur with the findings of both the Archaeological Assessment and ASIDOHL2 report (Assessing the Significance of Impacts of Development On Historic Landscape),  Numerous post-medieval industrial archaeological remains affected by the proposed mineral extraction and the potential for further remains revealed during the course of extraction that are currently hidden under the slate waste,  Should planning permission be granted, include a planning condition to ensure appropriate archaeological mitigation is undertaken prior to and during the proposed development to secure an agreed level of archaeological recording,  ASIDOHL assessment concludes a moderate impact on the Landscape of Outstanding Historic Interest due to the extraction area being shielded to the north and east by natural hillslopes and quarry tips. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

 Essential that the north-facing part of the tip complex is not disturbed, in that any deviation from the application plans would have a considerable impact on the registered landscape of historic interest,  Authority to consider the issue of effective monitoring, given the potential accidental disturbance and encroachment of plant machinery outside of the area of development.

Gwynedd Council Economic No response on the current application, but comments submitted on the Development: original proposal advised that:

 Current proposals are not considered to have a negative impact on the Slate Quarries World Heritage Site Bid. Setting a precedent for further planning consents however may constitute a negative impact,  Similar planning proposals for minerals development to be considered on their own merits not as a matter of precedent,  Site of archaeological importance requires specific features to be recorded or conserved,  Proposal will have a moderate impact on historic landscape. Further developments however may have a detrimental impact on the integrity of the attributes of the Historic Landscape in light of the World Heritage site bid,  Employment opportunities is likely to be welcomed locally,  Possible effects attributed to noise, dust and pollution of watercourses having an impact on the developing vision for Dyffryn Nantlle as an outdoor tourist destination.

Inspectorate of Quarries: No Response.

Gwynedd Council Flood Risk No response on the current application, but comments submitted on the Management and Coastal original proposal advised that; Erosion: A watercourse runs through or is adjacent to the site. Recommend the following conditions on the grant of any permission in the interests of the amenities of the area and neighbouring properties:

 The developer shall safeguard the watercourse and submit details of such provision for the approval of Gwynedd Council in accordance with Section 23(1) of the Land Drainage Act 1991,  The cost of safeguarding the watercourse shall be borne by the developer,

The above conditions shall also apply if it is the intention of the developer to culvert the watercourse in accordance with Section 263 of the Public Health Act and Section 23(1) of the Land Drainage Act 1991. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

Betsi Cadwaladr University  Size of development relatively small with 7 residential properties Health Board: located within the nominal buffer zone and a further 36 properties located within 200 metres of the permitted access track.  Potential for noise and dust impacts,  Noise assessment confirms low background noise and that proposed activities will exceed the MTAN noise limits at three noise-sensitive receptors. Noted that the predicted noise levels are accounted for in the application details as the worst case, assuming all plant is working at the closest point to each receptor,  Predicted routine operational noise not anticipated to exceed 55dB & crushing operations not to exceed the temporary MTAN1 noise limit of 67Db,  Noise impact from traffic negligible when compared to existing movements on the B4418,  Limited nuisance on nearest residential property. Impose mitigation measures outlined in the noise impact report to ensure that the principles of ‘Best Available Technology’ are adhered to at all times,  Concur with the results of the dust impact assessment, that a small increase in local air quality due to the operation of a crusher is likely to be of short duration and should at no time result in air quality objectives being exceeded,  Planning conditions to mitigate for the impacts of noise and dust,  Possible cumulative impacts of 5 active slate operations within a radius of 2km & potential for further public health considerations to be taken into consideration should the remainder of the 2 million tonnes of slate resource be developed in the future.

Public Consultation: A notice was placed at two locations close to the site and neighbouring residents were informed be letter on 17 July 2014 as well as a notice appearing in the local press on the 24th July 2014. Further consultation on amendments to the application was undertaken in November 2014 together with two site notices posted in the vicinity of the application site.

A petition signed by 293 individuals object to the proposal on the grounds of the detrimental impact of the proposal on landscape, homes in the area and on wildlife. A further 231 letters of objection have been received at the time of writing this report, which highlight the following concerns:

 Negative Impact on the amenities of local residents, a deprived objective 1 area and existing local businesses. Questionable economic benefits of a short-term, time-limited proposal,  Proximity of residential properties & sensitive development to the proposal and in direct sight of the extractive operations. Application of a 200m buffer in accordance with Policy C12 of the UDP, PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

 Contrary to current UDP & national planning policy guidance,  Sufficient resources of slate waste already exist without the need to remove material so close to residential properties. Proposal contrary to policy C10 of the Gwynedd UDP and the need for the mineral. Other quarries in the Nantlle valley currently with sufficient reserves and operating at reduced capacity,  Lack of clarity with the current application and the issue of setting a precedent to remove the remaining resource of 2 million tonnes held in the tip, possible extended amenity impacts,  Impacts on the recreational use of Lon Ddwr, walking, riding & cycling. Impact on play areas,  Low existing background noise, tranquillity of a rural area, noise levels & frequency of disturbance not comparable to existing noise generated by agricultural machinery,  Misinterpretation of noise control guidance in MTAN1, inadequate investigation, validity of report & discrepancy in predicted noise attenuation levels and application of the relevant BS standards,  Question the sound levels for plant & machinery as the basis for predicting noise impact,  Increase of 15 – 29dB above existing background noise detrimental to the amenities of the area. Absolute limit of 55dB not applicable to this site,  Applicability of a temporary 67dB noise level to crushing and screening operations,  Crushing and screening operations, balance of economic pressures against the effectiveness of noise attenuation measures. Exact details of plant machinery not specified,  Practicality of monitoring/enforcing the noise & dust mitigation stated in the application,  Cumulative impacts of the development with other mineral operations in the area,  Weekend working, (6 days a week) & operational hours,  Land topography not adequately assessed in respect of noise impacts (natural amphitheatre effects) & phasing of operations where neighbouring properties will be exposed to plant noise during extractive operations on the higher elevations of the tip,  Meteorological data used in the application (Capel Curig) not relevant to the weather conditions of the locality and the resultant impacts on noise and dust,  Negative impact of the development on local air quality and the potential to impact on individuals with respiratory diseases, risk of silicosis, PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

 Negative impact of the development on local air quality & possibility of impacts on individuals with respiratory diseases, risk of silicosis,  Haulage impacts on a wider area, traffic, transport routes, mud & detritus affecting road users & pedestrians,  Tip stability and the impact of operations on road safety along Lon Ddwr,  Impact on landscape character and visual amenity including the Nantlle Valley Historic Landscape,  Industrial heritage, archaeology, social and cultural impacts,  Nature conservation, impacts on flora and fauna, capacity of slate waste tips to regenerate and support habitat & wildlife, loss of candidate wildlife site S.42 list NERC Act 2006, wetland habitat, tree cover and habitat for protected species of birds and bats,  Extended nature conservation impacts, species not covered due to the timing of the ecological survey,  No detailed restoration proposals or plans,  Contrary to local, national and European guidance to promote biodiversity,  Potential to compromise Gwynedd Council’s bid to UNESCO to include the Slate Quarries as a World Heritage Site.  Alternative transport methods suggested,  Impact of the proposal on social, linguistic & cultural fabric of the community contrary to policy A2 of the Gwynedd UDP & Potential loss of a community facility at Tanrallt,  In breach of UDP Policy A3 with respect to a precautionary approach and sustainable economy where appropriate mitigation cannot alleviate a serious detriment to the local community and environment,  Proposal contrary to policies C9, C12 & C15 of the Gwynedd UDP with respect to the impacts on the amenities of local residents,  Detrimental impacts of noise and dust on two established recreational and tourism based businesses at Tanrallt which could result in the loss of employment for 17 people in connection with running and servicing these facilities. Proposal for quarrying in this location will compromise the UDP’s aims and objectives to develop tourism, self serviced holiday accommodation and a niche market for specialized activities under policies D13 & D14,  Employment opportunities offered by the proposal will be offset by a reduction in demand from existing sites, resulting in job losses,  Impact of the proposal on slate waste tips as a feature of the historic environment.  Safety risks associated with a mineral operation located in close proximity to a residential area,  Application unchanged, no mitigation in respect of the reasons for refusal of C13/1052/22/MW,  Sustainability of the proposal and suitability of slate waste as an aggregate, PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

 Insufficient information on the impact of the proposal on the local water environment and potential for polluted surface water runoff contaminating tributaries to the Afon Llyfni,  No drainage infrastructure proposed including the location of a wheelwash, storage of hazardous materials (fuels & toilet facility) & capacity to deal with waste arisings (fines),  Contradictions, inaccuracies, errors, omissions in the application details,  Footprint of the processing area & capacity to accommodate plant machinery, welfare facilities & stockpiles of material,  Agricultural operations in adjacent fields at the time of the revised noise measurement survey in August 2014,  Viability of ‘hand-dug- techniques to produce aggregates. Concerns remain regarding use of plant & machinery,  Two independent noise reports conclude that the operational noise levels will exceed the predicted noise levels cited in the 2013 noise report.

In addition to the above, the following representations were not considered valid planning objections:  Lack of notification on the associated application for the construction of an access track under C11/1140/22/LL, which was granted permission in July 2013,  Validity of the notification under Part 23B of the General Permitted Development Order to remove the adjacent, smaller slate waste tip at Dolbebin, Tanrallt,  Brief and Superfluous objections, e.g. ‘it is wrong’, ‘Don’t do it’ & ‘I object’,  Government aid to re-grade and stabilize the tip in the 1980’s,  Financial viability of the operation,  Impact on property value,  Land ownership & certification,  Access onto Lon Ddwr,  Non-material errors in the application statement, e.g. name of applicant & name of tip,  Proposal only a money-making opportunity for the applicant.  Requirement for an Environmental Impact Assessment.

5. Assessment of the material planning considerations:

The principle of the development 5.1 The permitted development secured under Part 23B of the General Permitted Development Order in October 2012 for the removal of material from the adjacent mineral working deposit, does not set a precedent in respect of this application for planning permission which is to be considered on its merits, in accordance with the policies of the Unitary Development Plan as well as national and regional planning policy guidance.

5.2 In June 2008, the Gwynedd Council Board resolved to endorse the Regional Technical Statement produced by the Regional Aggregates Working Party. The North Wales Regional Technical Statement has been the subject of review and consultation and has since been endorsed by all of the local councils in Wales in August 2014 together with Ministerial approval. 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. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

5.3 As a Mineral Planning Authority, the Council has a duty to ensure that mineral resources are exploited in a sustainable way so that they can make an appropriate contribution to the area’s construction materials requirements. Gwynedd has a long history of mineral extraction and it remains an important facet of its economic and social make up. There are extensive deposits of a variety of materials suitable for aggregates in North Wales, particularly igneous rock, sand & gravel and limestone. Slate workings in Gwynedd has been traditionally been associated with the production of high quality roofing material, but more recently its application has ventured into architectural sawn slabs, decorative building materials as well as the exploitation of slate waste as a secondary aggregate to substitute traditional primary resources.

5.4 The principle of re-working slate tips is accepted in principle as an alternative to proposals involving the winning and working of material from the virgin rock.

5.5 With the introduction of the aggregates levy in 2002, there has been an increased use of slate waste to substitute primary hard rock reserves, given that slate is exempt from the imposition of a basic rate of £2.00 per tonne of aggregates. The Gwynedd Unitary Development Plan recognises that slate waste is a valuable resource that can be used as an alternative source of aggregate and which eases the pressure on primary mineral resources. However, the UDP also recognises that; “….. the supply of slate waste for aggregate use may not, in the widest sense, be the most sustainable option in either commercial or environmental terms. For example, to meet the required specification slate waste may require processing which in itself consumes energy; this product is then used to displace products that are already available as a by-product of processing operations at primary rock quarries”.

5.6 In respect of slate as a source of aggregate, the RTS review consultation document states; “In North Wales, crushed slate, derived either from slate waste (as a by-product of roofing material production) or quarried specifically for use as primary aggregate, features significantly in the overall pattern of supply, especially in Gwynedd. Both categories are included in the overall figures for crushed rock production within the North Wales RAWP reports and, over the 10-year baseline period, have accounted for between 5.3% and 16.2% of total crushed rock sales, with evidence of a rising trend in both proportion and actual sales up to a peak in 2007”. The RTS review further states however that production of slate as aggregate, as with other hard rock reserves has since fallen during the current recession although the proportion of slate in the total crushed rock sales remains high.

5.7 In consideration of regional requirements, the RTS confirms that; “most slate aggregate is used locally within north west Wales and there is little to suggest that the existing pattern of supply either needs to change or is capable of doing so”…….. “ …this could potentially happen if there were to be a significant increase in the Aggregates Levy, giving slate aggregates a further price advantage, but the reverse could be true if the Aggregates Levy were to be abolished, in line with the ongoing legal challenge being pursued by the British Aggregates Association”.

5.8 With respect to the need for the development, Policy C15 of the UDP states that proposals for the removal of material from a mineral working deposit must conform to a series of criteria in Policy C9 and C10 having regard to current national policy for maintaining a landbank of mineral reserves in accordance with the guidance contained in MTAN1 (Wales) Aggregates and the Regional Technical Statement.

5.9 The total apportionments for Gwynedd, as calculated by the First Review of the RTS are 4.4 million tonnes for land-won sand & gravel and 6.75 million tonnes for crushed rock. These compare with existing land banks of 0.7 million tonnes for sand & gravel and 8.51 million tonnes for crushed rock (22 years as at 31st December 2010). There is therefore a shortfall of sand and gravel for which new allocations totalling 3.7 million tonnes will need to be identified in the LDP. In view of the small surplus of existing crushed rock reserves however including slate, no crushed rock allocations are specifically required. The reserve figures are based on sites with a planning permission and which are submitted to the RAWP secretary as part of the annual report. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

In terms of reserves of slate waste, although difficult to assess with any precision, it has been estimated that there are about 20 Million tonnes of slate waste available to be worked as a by- product of roofing slate production at sites in Blaenau and Bethesda but also pillar working at Llechwedd where there is an unspecified, but potentially huge level of reserves within a permitted extraction area covering 750,000 m².

5.10 The local market is already served by active sites at Ty Mawr/Tyn y Weirglodd, Pen yr Orsedd and Moel Tryfan with further reserves at Twll Llwyd. There is no evidence to suggest that existing sites, in terms of both capacity and reserves cannot cope with the current or projected demand for slate products. There is neither an argument that this tip has the ability to supply slate of different colouring and texture characteristics to slate supplied from active sites and therefore in terms of local or regional need and there is no justification therefore for a new slate extraction site in the Nantlle Valley.

5.11 Whilst the principle of secondary mineral extraction is acceptable, subject to the consideration of all other material planning considerations, it is considered that in terms of local and regional need, the development does not comply with National and Regional Planning Policy and Guidance as well as the requirements of Policy C9, C10 & C15 of the Unitary Development Plan.

5.12 In addition to the principles of the need for the development, the essential planning issues in this case are;

 The sensitivity of the landscape - Landscape Conservation Area & Landscape of Outstanding Historic Interest,  The impact of the proposal on local biodiversity including the potential to pollute the local water environment,  The requirement to monitor quarrying operations and the effects on the amenities of the area, i.e. impacts of noise, dust, haulage and working hours,  Cumulative impact of mineral extraction with other operations in the area,  The economic and social desirability of promoting local employment,  The potential to apply measures for long term mitigation of landscape degradation based on continued working for a finite period of time & the opportunities for appropriate restoration. Visual Amenities

5.13 Landscape character may be described as the combination of landscape elements, patterns, quality, scale landform and land-use which make an area distinctive from another and creates a sense of place. Within slate quarrying landscapes, there is a unique aesthetic cumulating in features of industrial heritage and nature conservation interest.

5.14 The extraction area comprises only part of a slate waste tip which is a prominent landscape feature located on the floor of the Nantlle Valley between the settlement of Tanrallt and the Bro Silyn estate. Policy C15 of the Unitary Development Plan, ‘removal of material from a mineral- working deposit’, sets out the development criteria for such proposals being granted provided that amongst other requirements, the removal of material will not cause significant harm to visual amenity and that the operation will not cause significant harm to the historic environment or cultural heritage of the Welsh slate industry.

5.15 An Assessment of the Significance of the Impacts on Historic Landscape Areas (ASIDOHL) has been submitted in support of the application which makes an appraisal of the direct and indirect (physical & non-physical) impacts of the development on the surrounding historic landscape with a selection of viewpoints showing the location of the development in context of its setting within specific landscape compartments. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

5.16 The ASIDHOL assessment states that the proposal needs to be considered in light of its direct physical impact on two character areas within the Historic Landscape, 09 Nantlle Slate Quarries and 49 Floor of the Nantlle Valley but in addition, the indirect (mainly non-physical, visible) impact on the Historic Landscape Character Areas of; 07 Tal y Sarn, 08 Gloddfa’r Coed, 09 Nantlle Slate Quarries, 15 Nebo, 25 Moel Tryfan lower slopes & 49 Floor of the Nantlle Valley.

5.17 The ASIDOHL assessment concludes that the overall impact of the proposal would have a moderate impact on the Nantlle Valley Landscape of Outstanding Historic Interest, but with locally higher impacts on Talysarn and Gloddfa’r Coed. Impact on other landscape character areas are tempered to a degree in that the development will be partly shielded, by the natural hill- slope shelf which obscures views of the quarry from the south and by the configuration of the remainder of the tip to views from the north and east. The report further states however that care should be taken to avoid disturbing the profile of that part of the tip, which does not form part of this application, in particular the north-facing part of the tip, should not be disturbed as it shields the proposed development from the main Nantlle quarrying complex.

5.18 Gwynedd Archaeological Planning Service concur with the findings of the report which concludes that further equivalent or larger scale development on the same tip complex would potentially have a considerable impact on the outstanding historic landscape of the Nantlle Valley.

5.19 In light of the above it should be borne in mind that part of the application area abutting Lon Ddwr was subject to a Government funded reclamation scheme in the 1980s to re-grade the tip embankments, and the original configuration of that part of the tip has since been disturbed. Notwithstanding, as a consequence of the reclamation works, the tip plateau and sections of the tip embankments have been host to a regeneration of grasses, ground vegetation with tree cover establishing on parts of the tip.

5.20 The application proposes the removal of 150,000 tonnes of slate waste over a period of approximately 8 years in a single-phase strategy with restoration implemented thereafter upon the cessation of mineral operations. Such a strategy is reflective of the limited footprint of the proposed working but it is also noted in the application details that “additional parts of the tip may be excavated in the long-term, ….. subject to separate planning applications and ecological assessments”.

5.21 The methodology for site restoration and habitat mitigation are closely linked and the general approach set out in the application statement and ecological report is reflective of various techniques already implemented on many slate workings in Gwynedd. The strategy recognises that the slate tip is a habitat for a range of flora and fauna and the restoration objectives aim to enhance biodiversity by promoting a type of habitat mosaic that will encourage a greater diversity of invertebrates, birds, reptiles and other fauna. The proposals also include for an aftercare and monitoring regime to be further agreed with the Mineral Planning Authority.

5.22 Whilst the methodology and general approach to restoration is acceptable in principle, there is a lack of clarity in the application proposals in respect of drawings or plans to indicate specific restoration objectives for a diverse site topography, i.e. level areas of original ground and sheer embankments of slate waste as indicated on the application plans & sections. Whilst the existing tip slope facing Tanrallt is for the most part, a steep embankment of slate waste approximately 25m in height, it is not entirely an uniform structure. Upon closer inspection its configuration comprises of a series of gently undulating, convex deposits which may be attributed to the tipping regime but also, secondary working including squatter occupation ‘gwaliau’. Regeneration is sparse on such difficult terrain, but there are nonetheless pockets of ground vegetation, trees and shrubs where the tip surface is compacted with slate fines or where leaf litter collects in hollows.

5.23 The scope of restoration is limited by the scale of mineral operation and the implementation of a single-phase restoration strategy. In terms of long-term visual impact, the development will form a steep cutting within the tip embankments resulting in a partially worked out slate tip and the PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

main concern here is the treatment of the excavated faces in order to encourage plant growth. Given the single-phase restoration strategy set out in the application proposals, the upper sections of the working face will be exposed for the duration of operations with no net restoration benefit for a longer period following the cessation of extraction. It is considered that a phased approach could be applied to the upper benches in the interests of the visual amenities of the area. Paragraph 97 of MTAN1 is of relevance here where it states; “ ….restoration and aftercare must provide the means to maintain or, wherever possible, enhance at the earliest opportunity the long-term quality of land that has been used for mineral extraction, so that it may become suitable for a beneficial use”. In accordance with the normal procedure expected of restoration schemes for such applications, the final tip profile should be the subject of detailed plans, drawings and a restoration strategy to include refuge areas & bunds, as noted in the ecological report, in order to replicate the variation in tip structure characteristic of the existing tip.

5.24 The Unitary Development Plan states under Policy C14, ‘Restoration And Aftercare’, “….the Council must be satisfied before an application is determined that no matter how long the development, the site can be properly restored and brought back into beneficial afteruse within a recognisable timescale”. The criteria requirements of Policy C9 also state that proposals include a scheme for the afteruse of the site and details of the restoration and aftercare required to achieve it.

5.25 The ASIDOHL assessment, in accordance with Policy B12 the Unitary Development Plan, concludes that overall, the proposal would have a moderate impact on the Nantlle Valley Landscape of Outstanding Historic Interest. However it is considered that the proposal will have a detrimental impact on the visual amenities of the area during the operational phase and for some time thereafter.

5.26 In terms of visual amenity, it is considered therefore that the proposed development does not comply with the requirements of Policy B10, C9, C14 & C15 of the Unitary Development Plan as well as national planning policy guidance.

General and residential amenities 5.27 A number of objections have been received which highlight issues concerning potential nuisance and the impact of the proposal on residential amenities, specifically the impact on those properties that fall within a notional buffer zone of 200 metres as prescribed under Policy C12 of the Unitary Development Plan. The sequence of operations and method of working will be a key factor with respect to amenity considerations, specifically air quality, dust, vehicle/plant emissions, noise and provision of adequate screening to mitigate for such impacts. The amended proposals include for a single-phase restoration strategy to be implemented upon the cessation of operations.

5.28 The application plans indicate a reduced footprint of the ancillary processing area and site compound to that which was originally submitted with the previous application No. C13/1052/22/MW. Amended details submitted in support of the application include a revised noise impact assessment undertaken in August 2014 and the removal of all crushing activity. There is very little information in the application statement to confirm the exact nature of any processing operations, only that the extent thereof will be restricted to the removal of re- processable slate with the product thereafter taken from the site and sold to merchants, building and civil works contractors. It is only stated in the supporting noise impact assessment that crushing activity is specifically excluded from the development proposals, where the respective estimation of specific noise levels takes only account of operations involving the excavation and loading of materials. It should be noted however that the development proposals do not specifically exclude all processing operations that have the potential to generate noise and dust, e.g. the use of mobile screening plant. Also, with the implementation of a single phase development strategy, more operational land will become available as the scheme of extraction progresses into the tip. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

5.29 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”.

5.30 A buffer zone is defined from the outer edge of the area where extraction and processing operations will take place, including site haul roads and that a notional buffer zone will be applied to all new applications for mineral working. MTAN1 recommends a minimum distance of 100 metres for sand and gravel operations and others where no blasting is permitted. 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. In respect of workings involving the removal of material from mineral-working deposits, Policy C12 of the Unitary Development Plan adopts the principle of minimum separation distances as proposed in MTAN1. It categorically states that hard rock quarries, including extraction from hard rock mineral working deposits will be subject to a 200m buffer zone.

5.31 The proposed area of working at its nearest point is located approximately 90m from the residential property of Glyn Isfryn but which also includes a ménage and horse riding school at a distance of approximately 25 metres. However, there are 7 properties at Tanrallt located within the notional buffer zone of 200m applied to the boundary of the proposal as prescribed under policy C12 of the Gwynedd UDP with a further 36 properties at Bro Silyn that lie within 200m of the access track. Policy C12 further states that in cases where the notional buffer zone cannot achieve the minimum distances required, developments will be refused.

5.32 Specific noise and dust impact assessments have been submitted in support of the application and in response, third party representations have expressed concerns about the intrusive nature of a minerals development in a rural area. The application is not supported by specific air quality data for Tanrallt, but rather the report bases its findings on the best available data. The dust report concludes that based upon the air quality index published on the Welsh Air Quality Forum, there may be a small decrease in local air quality due to the operation of a crusher, but is likely to be of short duration and should at no time result in air quality criteria levels being exceeded.

5.33 The report also states that properties at Tanrallt and Glyn Isfryn sit at a higher elevation, where crushing and processing operations will be suitably screened by trees. Further mitigation is proposed by not implementing the permitted development rights for the removal of the slate waste tip on the western flank of the site, which will also serve to screen the processing yard. In respect of extractive operations however, the application statement confirms the method of working by utilising a 360º digger as well as hand selection to commence extraction from the top of the tip in 3-4 metre high benches. Notwithstanding the potential impacts of noise and dust from the loading and processing of material, those phases of the development that require access for plant and machinery to the upper levels of the slate deposit, will mean that extractive operations will be exposed to most of the properties of Tanrallt.

5.34 In response to consultation on the revised proposals, the recommendation of the Public Protection Service remains unchanged in that the application be refused. The original noise report undertaken in 2013 states that operations at the site are predicted to be 20 decibels above existing background noise levels at adjacent sensitive properties, whereas MTAN1 states that noise from mineral workings should be restricted to 10 decibels above the specific background noise level. The 2014 noise report however refers to the absolute noise level restriction of 55dB LAeq which is not relative to this development, given that background noise levels are below 45dB (A). The Public Protection Service further state that it is not possible to fully assess the revised noise report on account of a number of inconsistencies. The results of the revised noise assessment (August 2014) indicate an increase in background noise of between 8dB – 11dB in comparison with the levels taken during the 2013 noise assessment. However, the revised assessment should not be PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

used on account of the noise measurements being taken whilst agricultural machinery was operational in the adjacent field together with the impacts of weather conditions at the time (wind). The results therefore do not provide a representative sample of background noise for the area.

5.35 Noise attenuation and the calculation of predicted sound levels for plant and machinery has been challenged by objectors with specific reference to B.S. 5228. Local residents have commissioned two independent, professional noise reports at their own cost which conclude that background noise in the area is low and that the predicted operational noise levels are likely to exceed the adopted noise levels as cited in the 2013 noise report. It should be noted however that the decision to commission an independent, professional assessment of noise impacts was the sole decision of Tanrallt residents and such information should be treated as that which is submitted in support of a third party objection to a planning application. However, both of the ‘residents’ reports appear to support the Public Protection officer’s objection on the grounds of low existing background noise and the predicted noise impacts not meeting the MTAN 1 requirements.

5.36 For the properties of Bro Silyn, it is considered that the most intrusive element will be HGVs using the haulage track in that the extractive and processing operations will be screened by the larger part of the tip. It should be noted however that there is a likelihood of cumulative impacts of mineral extraction, including blasting, with operations at the adjacent Ty Mawr and Tyn y Weirglodd as the respective phases of development advance westwards to within 130m of the Bro Silyn estate. Furthermore, the Public Protection Service confirm in their consultation response that they do not agree with the details provided on the assessment of noise from HGVs, where a 1 hour sample taken on a single day is not considered as sufficient information to provide a full appraisal of the traffic flow in the area.

5.37 Following a re-assessment of the development proposals and revised noise report undertaken in August 2014, the applicant has failed to demonstrate that the development in terms of noise impact, is able to comply with the relevant guidance in MTAN1: Aggregates (Welsh Assembly Government 2004). It is considered therefore that the proposal alone, or in combination with other mineral developments in the area is likely to have a detrimental impact on the amenities of the area and is contrary to policy B23 of the UDP (amenities) and policy C12 (buffer zones).

Traffic and access matters 5.38 A notification and submission of appropriate details in accordance with Part 23, Class B to Schedule 2 of The General Permitted Development Order 1995 received on 26th October 2012, to remove material from the smaller of the two mineral-working deposits at Dolbebin. Planning application, C11/1140/22/LL, was granted permission subject to conditions on 30th July 2013 for the construction of a new track to serve the Part 23B slate tip together with the creation of a new access.

5.39 Objections do highlight the wider impacts of haulage attributed to this application and in particular, the Mott Mac Donald traffic report (Mott Report) as a material consideration on the refusal of an application on appeal in 2003, to remove the remainder of material from the Petris Square slate tip.

5.40 The Mott Macdonald report was commissioned in order to carry out a study to investigate the potential effects on the highway network that may arise as a result of increased interest in the use of slate waste, generated as a result of the financial advantage given to secondary aggregates (slate waste) by the aggregates levy. It was considered at the time that the impacts of heavy haulage on the settlement of Penygroes were already at a critical level with any increase having a detrimental impact on road safety and on the amenities of local residents. The report was produced in 2002 and in comparison with the situation today; the position in terms of permitted output from the Nantlle direction remains consistent, although the total haulage impacts on the village of Penygroes is reduced on account of economic climate, the closure of Cilgwyn landfill and the cessation of mineral operation at Trosglwyn Tip, Carmel. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

5.41 In response to consultation, the transportation unit confirmed that haulage traffic derived from the operation at an average output of 4 to 6 loads per day is acceptable and unlikely to have an adverse impact on the local road network. In addition, cross-sections submitted with the application indicate the extent of extraction is not immediately adjacent to Lon Ddwr and is unlikely therefore to undermine the local road infrastructure.

5.42 Although the operation will have direct access onto the B4418, it should be borne in mind that the respective planning permission is time-limited to expire in July 2015, to reflect the planning position in respect of permitted development when granted. Subject to the submission of a new application secure the use of a track, it is considered that the proposal is acceptable in principle in that the development is compliant with Policies CH33 & CH28 of the Unitary Development Plan.

Biodiversity Matters 5.43 The application site is contained within an area of biodiversity potential and a local, candidate wildlife site under policy B17 of the Gwynedd Unitary Development Plan having UK biodiversity priority habitats listed under S.42 NERC Act 2006, i.e. quarry spoil, marshy grassland; acid neutral flush.

5.44 In respect of the resource of slate waste, it is stated in the original ecological report that the grassland sward on top of the Dolbebin tip is short and lacks the structurally diverse mosaic microhabitat favoured by reptiles, although the area of deposit abutting rush pasture contains a more diverse mix of bracken, bramble and mature deciduous trees. Slate tips nonetheless have been found to be an excellent habitat for invertebrates such as dingy skipper, found recently at the Dorothea site 1km due east. As already stated, the restoration objectives aim to enhance biodiversity by promoting a type of habitat mosaic that will encourage a greater diversity of invertebrates, birds, reptiles and other fauna.

5.45 In response to consultation, Natural Resources Wales (NRW) confirmed that whilst there are issues that require additional permits and consents under their specific remit, it has no objection to the proposal and is satisfied that the Ecological Report has been carried out to an acceptable standard. NRW further advise that provided that mitigation measures outlined in the report are adhered to, it is unlikely that the proposal will have adverse impacts on water voles, otters and bats. NRW recommend however that further advice is sought from the authority’s internal ecology adviser with respect to local biodiversity and other species and habitats listed in section 42 of the Natural Environment and Rural Communities Act 2006.

5.46 The original proposals included for 1,200m² of ancillary processing area/site compound within an area of purple moor-grass and mosaic acid grassland habitat which is included in the Section 42 list of Habitats of Principle Importance for the conservation of biological diversity. In response to concerns by Gwynedd Council Biodiversity officers, the current proposals have been amended to include a reduced footprint of the ancillary processing area and site compound to that which was originally submitted. Whereas the original proposals resulted in the loss of Rhos Pasture, the application plans have been modified so that the site compound is formed within the toe of the tip embankment. The amount of Rhos pasture being lost is therefore consistent with the amount of land required for the installation of an access track in accordance with the approved plans of planning permission ref. C11/1140/22/LL.

5.47 To mitigate for the loss of biodiversity, the applicant proposes that the smaller tip, afforded permitted development rights under Part 23B will remain untouched but also a reduction in the extraction area in order to maintain the screen of scrub oak and ash on the south-western tip embankments. The restoration proposals favour heathland and biodiversity enhancement. In response to consultation on the amended proposals and ecological method statement, Gwynedd Biodiversity commented that, the excavation of the slate tip and area of mature ash and willow will result in the loss of valuable biodiversity habitat (open mosaic habitat of previously developed land) list under the Natural Environment and Rural Communities Act 2006 and Wildlife Site. Notwithstanding the proposed mitigation measures set out in the application, these PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

are existing habitats and do not constitute compensation. Compensation should include habitat translocation and tree planting before the commencement of extraction.

5.48 The application plans do not include any drainage details only a reference to pre-application advice on permitting and pollution aspects of the proposal issued by the Environment Agency. It is recognised that there are a number of watercourses linked to the Afon Llyfni and the Agency issued pre-application advice stating that there is a statutory obligation to prevent runoff into watercourses and a need therefore for robust pollution prevention engineering and methodologies during the construction and operational phase, where clean water and dirty water separation is key.

5.49 The processing area has been reduced in size to minimise the risk of polluted surface water run- off entering local watercourses but also, on account of crushing operations having been removed from the development proposals. There is no information submitted with the application to confirm whether the installation of additional infrastructure is required in order to protect existing watercourses from slate fines derived from other processing operations, such as screening of materials, or ancillary operations such as a wheel wash. Consequently, if the principle of minerals development is established, further planning applications, or even notifications under permitted development may need to be submitted, should it be deemed necessary to install drainage facilities and infrastructure on adjacent land in accordance with NRW requirements. In this respect, there is concern shared with the biodiversity officer that there will be indirect biodiversity impacts associated with this proposal on adjacent area of rhos pasture.

5.50 It is considered therefore that on the basis of information submitted with the application, there will be limited impact on the local water environment and no Net Loss of Rhos pasture as defined in the Section 42 list of Habitats of Principle Importance for the conservation of biological diversity. Subject to a scheme of habitat compensation and/or tree planting, the proposal therefore complies to Policy, B17, B33, C9, C14 & C15 of the Unitary Development Plan as well as national planning policy guidance in Technical Advice Note 5: Nature Conservation and Planning.

Archaeological Matters 5.51 The site is contained within an area with a high industrial archaeological potential, although as mentioned before, part of the tip has been the subject of disturbance with the implementation of a Government funded scheme to re-profile the tip embankments where it batters down towards Lon Ddwr.

5.52 The report identifies a number of archaeological features within a study area that represents part of the rich multi-period historic landscape of the Nantlle valley with the slate tip itself of particular significance in that it is an example of a common local site type which demonstrates the strategies employed by squatter quarrymen to earn a living in difficult circumstances. As a result, features such as squatter occupation ‘gwaliau’ and pockets of secondary working are common on this tip feature.

5.53 In response to consultation, Gwynedd Archaeological Planning Service confirm that a numerous post-medieval industrial remains will be affected but also, the potential for further remains may be revealed during the course of extraction, that are currently hidden by the slate waste. Given the archaeological resource of the site and the potential to discover further remains, the Archaeological planning Service recommend that, should planning consent be granted, a condition should be attached to ensure that appropriate archaeological mitigation is undertaken prior to and during the proposed development in accordance with national planning guidance.

5.54 The response of the Archaeological Planning Service does make the point however that tip features such as ‘gwaliau’, located outside of the application boundary, are susceptible to secondary effects of mineral extraction. Given the unstable nature of mineral working deposits, vibration, erosion and encroachment of plant machinery need to be considered by the local PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

planning authority in this regard. As with the ASIDOHL assessment, the archaeological planning service does re-iterate the point that it is essential that disturbance to the profile of that part of the tip which is not proposed to work is avoided, i.e. the north-facing part of the tip complex must not be disturbed.

5.55 The Archaeological Planning service recommends that the applicant agrees to further archaeological mitigation and recording. However, given the nature of the tip material and the potential for disturbance from the encroachment of the mineral operations, the extent of such mitigation would be the subject of a planning condition to include the whole tip in order to comply with the requirements of Policy B7 & B12 of the Unitary Development Plan.

Public safety and Public Rights of Way 5.56 The site will not be accessible to members of the general public. No footpaths or public rights of way cross the actual application area and there is no requirement therefore to make any provision for specific protection.

5.57 The proposal therefore complies with the requirements of Policy CH22 of the Unitary Development Plan.

Sustainability matters 5.58 See ‘Principle of the Development’.

The Economy 5.59 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 local community council support the application on the grounds that the authority should have a strategy in place to remove slate tips in the Nantlle Valley. The question of need has been addressed in this report although the balance of issues with respect to the local economy needs careful consideration.

5.60 The application details state that the development will promote agricultural diversification, creating five jobs in a rural area and in response to consultation, Gwynedd Council Economic Development department provided comment on the previous application which remains valid for the current proposal where it is recognised that employment opportunities offered by the proposal is likely to be welcomed in the locality. The issue of mineral operations however is dealt with separately under Minerals Planning Policy Wales and MTAN1: Aggregates and does not feature specifically in TAN 6: ‘Planning for Sustainable Rural Communities’. The guidance only states that appropriate development takes place in the right place at the right time by making sufficient land available to provide employment opportunities for local people, and whether a proposed development enhances or decreases the sustainability of a community. It is the adopted policies of the current Unitary Development Plan however that set the land use planning framework for both rural and urban communities taking into account the social, economic and environmental characteristics of the area.

5.61 In response to publicity on the application, many third party responses bring into question the short-term economic benefits of the proposal in terms of its compatibility with local businesses and impact on other, tourist-based employment in the area. Gwynedd Economic Development further comment on the possible effects of noise, dust and pollution of watercourses having an impact on the developing vision for Dyffryn Nantlle as an outdoor tourist destination. The counter argument however is that there is no hard evidence to suggest that existing mineral operations in the Nantlle Valley are actually having a detrimental impact on the local tourist industry.

5.62 In terms of the economic impacts, there are arguments for and against and it is hard to predict with any real certainty whether or not the proposal will strengthen and diversify the local economy. In respect of strategic policy 16 of the UDP, the respective criteria of having an impact PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

on the environment, the area’s cultural characteristics or the amenities of nearby residents has been addressed in this report.

5.63 However, whilst acknowledging concerns regarding possible negative impacts on tourism related economy this is difficult to prove with hard evidence. Consideration must be give to the fact that the quarrying related industries had been an integral part of the economy in the Nantlle Valley are for a number of years. The proposal in itself would create 5 jobs and it is considered that there would therefore be benefits to the local economy.

6. Response to the public consultation

6.1 The main concerns raised by third parties in response to consultation the application consists mainly of the potential impact of noise, dust, traffic, potential nuisance, local tourism and businesses and the impact of the proposal on the amenities of Tanrallt.

6.2 The Local Planning Authority has considered these objections as material planning considerations in part 5 of this report. Furthermore, the material considerations relevant to this proposal have been assessed having regarding to the relevant planning policies and guidance

7. Conclusions:

7.1 There are a number of material planning considerations relating to this application and all these need to be weighed up in the context of the Unitary Development Plan and any other planning considerations, as part of the process of coming to a recommendation.

7.2 In terms of the local and regional need for the mineral, there is no evidence to suggest that existing sites, in terms of both capacity and reserves cannot cope with the current or projected demand for slate products and in terms of local or regional need and there is no justification therefore for a new slate extraction site in the Nantlle Valley. There is no requirement on the authority in terms regional apportionment to provide further reserves or allocations of hard rock or slate waste. The development therefore does not comply with National and Regional Planning Policy and Guidance as well as the requirements of Policy C9, C10 & C15 of the Unitary Development Plan. To minimise the visual and environmental impact of mineral development on the Nantlle Valley, the authority would first need to consider extensions to existing sites.

7.3 Further archaeological mitigation and recording is recommended for the whole tip complex.

7.4 Notwithstanding the conclusions of the ASIDOHL report, in the absence of specific plans and drawings of a phased scheme of restoration, aftercare and afteruse, it is considered that the proposal will have a detrimental impact on the visual amenities of the area both during the operational phase and upon the cessation of operations.

7.5 Subject to the submission of a new application secure the use of a track, it is considered that the proposal in terms of traffic impacts is acceptable in principle in that the development is compliant with Policies CH33 & CH28 of the Unitary Development Plan.

7.6 Following a re-assessment of the development proposals and revised noise report undertaken in August 2014, the applicant has failed to demonstrate that the development in terms of noise impact, is able to comply with the relevant guidance in MTAN1: Aggregates (Welsh Assembly Government 2004). It is considered that the proposal alone, or in combination with other mineral developments in the area is likely to have a detrimental impact on the amenities of the area and is contrary to policy B23 of the UDP (amenities) and policy C12 (buffer zones). It must be emphasised that the authority’s Public Protection service object to the application and its approval may constitute a statutory nuisance on account of noise impacts from the development.

7.7 The proposal will provide employment for 5 persons which would be beneficial to the economy of the area. PLANNING COMMITTEE DATE: 12/01/2015 SENIOR MANAGER, PLANNING AND ENVIRONMENT SERVICE REPORT CAERNARFON

7.8 The current application fails to overcome all of the reasons for refusal in the previous application. Having regard to all the relevant material planning considerations relating to this proposal, it is considered that the concerns regarding the visual impact and lack of restoration details, impacts of extractive operations on residential amenities and the need for the mineral outweigh the potential economic benefits and other considerations. The application therefore does not comply with the Gwynedd Unitary Development Plan and the relevant national planning guidance.

8. Recommendation:

8.1 To Refuse Planning Permission on the following grounds:

8.2 In terms of the local and regional need for the mineral, it is considered that there are sufficient, reserves of slate in Gwynedd and there is no requirement on the authority in terms regional apportionment to provide further reserves or allocations of slate waste. The development therefore does not comply with National and Regional Planning Policy and Guidance as well as the requirements of Policy C9, C10 & C15 of the Unitary Development Plan. To minimise the visual and environmental impact of mineral development on the Nantlle Valley, the authority would first need to consider extensions to existing sites.

8.3 In the absence of specific plans and drawings of a phased scheme of restoration, aftercare and afteruse, it is considered that the proposal will have a detrimental impact on the visual amenities of the area both during the operational phase and upon the cessation of operations and the development does not comply with the requirements of Policy B10, C9, C14 & C15 of the Unitary Development Plan as well as national planning policy guidance.

8.4 It is considered that the proposal alone, or in combination with other mineral developments in the area is likely to have a detrimental impact on the amenities of the area and is contrary to policy B23 of the UDP (amenities) and policy C12 (buffer zones).

PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Number: 3 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

REPORT TO THE PLANNING COMMITTEE REFER TO A COOLING OFF PERIOD DATE OF THE PLANNING 12 January 2015 COMMITTEE:

DESCRIPTION AND LOCATION Application Number C14/0653/43/LL – Upgrade an OF APPLICATION: existing static caravan park and relocate it from part of field 472 to a part of field 470

REPORT BY: Senior Manager, Planning and Environment Service

RECOMMENDATION: To accept the recommendation, which is to refuse the application.

1. PURPOSE

1.1 The application was submitted to the Planning Committee on 24 November 2014 and the Committee’s intention was to approve the application contrary to the officers’ recommendation. In the view of the Senior Manager – Planning and Environment Service, there is a significant risk to the Council in respect of the decision to approve the application contrary to officers’ recommendation; therefore, the matter was referred to a cooling off period in accordance with the committee’s standing orders. The purpose of reporting back to the Committee is to highlight the planning policy issues, the possible risks and the possible options for the Committee before it reaches a final decision on the application.

2. DESCRIPTION

2.1 The application relates to upgrading the existing static caravan site and relocating it from part of field 472 to part of field 470 that currently has permission to be used as a golf course. The proposal would include relocating the entire static caravan site (10 in number), to the new site and exchanging the static caravans for twin static holiday caravans. The area of the site that is the subject of the application is 4.96 hectares (namely field no. 470), and the surface area of the existing Gwynus caravan park which contains static and touring caravans is 1.69 hectares.

2.2 Policy D17 of the GUDP approves proposals to upgrade existing static holiday caravan and holiday chalets sites through:-

i. Small extensions to the area of land. ii. Relocating static holiday caravan units or holiday chalet sites from prominent settings to less prominent locations. iii. A small increase in the number of units. iv. Exchanging touring pitches for static holiday caravan units.

2.3 The applicant has already been granted planning permission C13/0532/43/LL for upgrading the existing caravan park by means of:-

i. Relocating the static caravans to field 471. ii. Moving the touring units from field 471 to the field of the static caravans. iii. Formalising the use of part of field 4942 for locating touring caravans where previously there had been no permission and therefore the application also included extending the boundary of the touring caravan site. iv. Constructing a new reception with a counter for selling small goods. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

This planning permission has been implemented by virtue of the fact that touring caravans have been sited on part of field 4942 where previously there was no planning permission for this. The relocation elements which were the subject of that application were located within the definite boundaries of the existing caravan park, with only a small extension to field 4942 for locating touring caravans.

2.4 In respect of the current planning application, this would mean exchanging the existing 10 static holiday caravans for 10 twin static holiday caravans and relocating them entirely to a part of the land of the golf course. It must be emphasised that the entire golf course is located outside the boundaries of the existing caravan park.

2.5 As noted in 2.2 Policy D17 is supportive of the principle of upgrading which proposes small extensions to the land area of existing static holiday caravan sites. However, the current planning application is not considered eligible to be considered as a small extension to the land area of existing static caravan site. The land area of the extension, namely the planning application, is 4.96 hectares compared with 1.69 hectares which is the land area of the existing caravan park in its entirety (static and touring units). Furthermore, it must be questioned whether the proposal is eligible to be considered as an extension at all. It is proposed here to relocate all of the 10 existing static caravans which therefore means relocating the static holiday caravan site in its entirety to a new location. Also, there is no physical connection between the element of the existing holiday caravan park and the proposed location, and it is also proposed to create a completely separate access and track. The proposal would mean that the caravans are distributed over a wider area than the size of the existing static and touring holiday caravan site and it does not appear that there would be definite boundaries to the new site. It is therefore considered that the proposal would be tantamount to establishing a new static holiday caravan site. It is emphasised therefore that the application would be entirely contrary in principle to criterion 1 of Policy D17, which supports small extensions to the current land area.

2.6 Approving the current application would significantly increase the current size of the caravan site in Gwynus, since the surface area of the application site is over three times larger than the area of the existing caravan park. The relevant information in respect of the size of the application site and the size of the existing caravan park is noted below:

 The size of the existing caravan park at Gwynus including touring and static caravans is 1.69 hectares as approved under application C13/0532/43/LL.  Out of the 1.69 hectares the size of the static caravan site before approving application C13/0532/43/LL is 0.19 hectares.  Out of the 1.69 hectares the size of the static caravan site approved in application C13/0532/43/LL is 0.4 hectares.  The size of the static caravan site that is the subject of the current application is 4.96 hectares. As can be seen the size of the site within the current application is substantially larger than the current situation, and it can be seen that permission was granted to double the size of the static caravan site under the previous application C13/0532/43/LL. The proposal would also increase the size of the entire caravan park:-  The size of the caravan park including the site of the current application and the existing site that was approved under application C13/0532/43/LL is 6.65 hectares. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

2.7 It can be seen that policy D17 supports the relocation of static holiday caravan units or holiday chalets sites from prominent sites to less prominent locations. The advantage of this principle is to enable existing caravan sites that are located in visually prominent sites, particularly within the AONB, to be relocated to less prominent locations and thus reduce the visual impact on the landscape. Contrary to the previous application, the current application means relocating the existing static holiday caravans from a fairly concealed position within the boundary of the existing caravan park to a much more visible and open site outside the boundaries of the existing caravan park. This is considered to be in complete contravention of the principle of Policy D17 in respect of relocation, as it is not proposed to relocate the units from a prominent site to a less prominent location. Also, it is not proposed here to relocate a few static caravans but to relocate the entire static caravan site from its current location to a site that is located outside the existing boundary of the caravan park. To all intents and purposes this would be tantamount to establishing a new static holiday caravan park.

2.8 Policy D17 also seeks that the proposal is part of a development that offers substantial and permanent improvements to the design, layout and appearance of the site and its position in the surrounding landscape. The proposal would relocate the static holiday caravans to a site that is more prominent in the landscape and which is outside the existing boundaries of the caravan park. Therefore, it is not considered that the proposal would comply with criterion 2 of Policy D17 as the proposal would highlight the site in the landscape rather than make improvements to its appearance within the protected landscape.

2.9 Therefore, as a result of the above, it is not considered that the proposal complies with the principles or the criteria of policy D17 of the GUDP. Indeed, it could be argued that the proposal in question is to create a new static caravan site which would be completely contrary to the requirements of Policy D16 of the GUDP, which states that proposals to develop new sites for static holiday caravan units or holiday chalets will be refused. It must be noted that this policy has been strictly implemented within the Local Planning Authority since its adoption.

2.10 Policy B8 of the GUDP assesses the impact of developments on the AONB. The proposal would involve relocating the static caravan units to a part of the existing golf course. Although a number of trees have been planted within and around the periphery of the golf course, these have not matured and are not as thick as the landscaping that has been undertaken around the existing caravan site. Although there are different land forms and gradients within the site of the golf course which could assist in landscaping the proposed development, the site that is the subject of the application is considered to be more open in nature than the existing caravan site. The site would be visible from the byway that runs along the boundary of the golf course. It is also considered that the site would be visible from public footpaths that are located on higher ground and further away from the site. It is considered that the proposed location would be more visible than the existing caravan site because of the more open nature of the field. Consequently, it is not considered that the proposal would ensure that the character of the AONB is protected, maintained or enhanced and, therefore; the proposal would significantly harm the rural landscape of the AONB contrary to the requirements of Policy B8 of the GUDP.

2.11 In terms of the background of reporting on this application, the application was first submitted to the Planning Committee on 22 September 2014 and was deferred in order to undertake a site visit. The site visit was held on the morning of the Committee meeting on 24 November 2014 when the application was re-submitted to PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

the Committee. The members voted to approve the application contrary to the officers’ recommendation at the Committee on 24 November 2014.

2.12 The officers’ recommendation had been to refuse the application for two reasons, namely:

 That the proposal meant relocating the static caravan site in its entirety to a more prominent and visible location in the landscape, and it was not considered that the site that is the subject of the application was a small extension to the existing site, therefore it was contrary to the requirements of Policy D17 of the GUDP (and consequently also contrary to Policy D16).

 That the proposed location is more visible than the existing caravan site and consequently, it was not considered that the proposal would ensure that the character of the AONB was protected, maintained or enhanced and therefore the proposal would cause significant harm to the rural landscape of the AONB, contrary to the requirements of Policy B8 of the GUDP.

A copy of the report and the plans submitted to the Planning Committee on 24 November 2014 are attached in appendix 1, which further explain the background of the application. Since submitting the application to the Planning Committee on 24 November 2014, a tree planting scheme has been received from the applicant. This scheme shows a proposal to plant a band of trees (Italian Alder) on higher ground to the north of where it is proposed to site the caravans. A copy of the tree planting scheme is attached in appendix 2. However, it was confirmed to the applicant that there were significant concerns in terms of the principle of the application and that planting trees would not overcome these concerns.

3 POLICY CONTEXT

3.1 Paragraph 5.3.5 of Planning Policy Wales (Edition 7, July 2014) states that the primary objective for designating AONBs is the conservation and enhancement of their natural beauty, and that development plan policies and development control decisions affecting AONBs should favour conservation of natural beauty.

3.2 Paragraph 11.1.1 of Planning Policy Wales states that tourism is vital to economic prosperity and job creation in many parts of Wales and that tourism can be a catalyst for environmental protection, regeneration and improvement in both rural and urban areas. However, paragraph 11.1.6 states that in some places there may be a need to limit new developments to avoid damage to the environment or to the amenities of residents and visitors.

3.3 Paragraph 11.2.1 of Planning Policy Wales states that development plans should establish a strategic framework for the provision and enhancement of tourism, sport, recreation and leisure facilities, and that they should consider the scale and broad distribution of existing facilities and activities. They should do this in ways which protect the landscape, biodiversity, the coast, the historic environment and areas of special interest, as well as the interests of local communities. Paragraph 11.3.1 further states that, when determining planning applications for tourism developments, local planning authorities need to consider the impact of the proposals on the environment and the local community.

3.4 Paragraph 12 of Tan 13: Tourism states that holiday caravan sites can be intrusive in the landscape, particularly on the coast. It also states that special consideration needs PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

to be given to proposals for new sites, especially in National Parks, Areas of Outstanding Natural Beauty, the Heritage Coast and sites of national and international importance that have been designated for their natural features.

3.5 Paragraph 13 of TAN 13 further states that new and extended sites should be effectively screened, and planned so as not to be visually intrusive.

3.6 Paragraph 14 of TAN 13 states that local planning authorities should examine the scope for encouraging holiday caravan site operators to improve the quality of their sites and to relocate sites away from particularly sensitive areas, such as the Heritage Coast. Policies to this effect should be included in development plans. In some cases, to facilitate improvements or relocation, local planning authorities may need to consider some expansion of the area covered by a site, so that improved layouts and better landscaping can be implemented.

3.7 The adopted Development Plan is the Gwynedd Unitary Development Plan (July 2009) and the relevant policies are policy B8 (The Llŷn and Anglesey Areas of Outstanding Natural Beauty) and policy D17 (Upgrading of Existing Static Holiday Caravan and Holiday Chalet Sites). Because of the substantial size and the separate nature of the ‘extension’ to the existing caravan site which forms part of the application, it is also considered that policy D16 (Provision of New Static Holiday Caravan and Holiday Chalet Sites) is relevant.

3.8 Policy B8 states that the aim will be to protect, maintain and enhance the character of the Areas of Outstanding Natural Beauty and that development proposals that would cause significant harm to the area’s landscape and coastline (including views into and out of the area), wildlife, historic remains and buildings, language and culture and its quiet, unpolluted nature will be refused.

3.9 In terms of assessing the principle of the application, Policy D17 is the main policy. Policy D17 states that proposals to upgrade existing static holiday caravan and holiday chalets sites will be approved, through:- a) minor extensions to the land area b) the relocation of units from prominent settings to less prominent locations c) a minor increase in the number of units ch) proposals to exchange touring pitches for static units.

However, the above will only be approved they comply with a series of criteria aimed at securing improvements to the site and its setting in the surrounding landscape.

3.10 The explanation to Policy D17 in paragraph 6.3.16 states that many sites are located in visually sensitive areas, particularly along the coastline, and that the aim of this policy is to promote improvements and upgrade the standard of visitor accommodation on existing sites, and to reduce the impact of these sites on the landscape, including views out of the Snowdonia National Park. The explanation also states that a proposal to replace single unit holiday caravans with twin unit holiday caravans will be regarded as insufficient justification for permitting applications under Policy D17.

3.11 Policy D16 states clearly that proposals for the development of new sites for static holiday caravan units (single or twin caravans) or holiday chalets will be refused. In the policy explanation in paragraph 6.3.15 it states that the proliferation of static caravan and chalet parks, particularly along the coastline, has had a detrimental effect on the appearance of the landscape. It also states that the high number of existing PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

sites means that the Plan area is already well served by such uses, with the static holiday caravan and holiday chalet sector providing the majority of all visitor accommodation bed spaces within the County, and consequently there is no justification for the provision of new static holiday caravan sites.

3.12 In the Public Inquiry into the UDP the Inspector stated, based on the evidence, that he had no reason to reach a different opinion to that of the Council that the Plan area contained a good provision of static caravan and holiday chalet sites. He also stated that there were sites within the area that needed improving and that a policy of preventing the establishment of new sites was more likely to lead to investment in the existing provision. This would lead to upgrading facilities and better landscaping, which would bring economic and environmental advantages to the area.

3.13 Figures show that there are a total of 267 static holiday caravan sites within Gwynedd as a county. 83 of these sites are located within the boundaries of the Snowdonia National Park, therefore the remainder, a total of 184 static holiday caravan sites, are located within the boundaries of the Gwynedd planning authority.

3.14 In addition, the Supplementary Planning Guidance: Holiday Accommodation (July 2011) is a material planning consideration and supplements the relevant policies of the UDP. Considerable weight can be applied to it as it was subject to a public consultation and was approved as guidance at the Council Board meeting on 26 July 2011.

3.15 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. The proposal is contrary to the direction given in the national and local policies in respect of the policy principles that must be taken into consideration with applications to upgrade static caravan sites. Further to this the application would not protect, maintain or enhance the AONB.

4. RISKS TO THE COUNCIL OF APPROVING

4.1 As has been outlined above, approving the application would undermine policies on a national and local level in respect of extending static caravan sites.

4.2 Approving the application would create inconsistency in terms of implementing planning policies when determining applications for upgrading static holiday caravan sites and providing new static holiday caravan sites, and would undermine relevant local and national policies.

4.3 There is a risk attached to approving an application that involves exchanging the existing 10 static holiday caravans for 10 twin static holiday caravans and relocating them entirely to a part of the land of the golf course which is located entirely outside the existing boundaries of the caravan park. Whilst Policy D17 is supportive of the principle of small extensions to the land area of existing static holiday caravan sites, the application does not constitute a small extension, and it is questioned whether the current planning application is eligible to be considered as an ‘extension’ since it involves relocating the entire static holiday caravan site to a new location. In addition to this it is proposed to create a completely separate access and track to the site that is the subject of the application. The proposal would also involve distributing the caravans over a much broader area than the size of the existing static holiday caravan PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

site on field 472 and it does not appear that there would be definite boundaries to the new site.

4.4 Approving the current application would significantly increase the size of the static caravan site. The original static caravan site had an area of 0.19 hectares. Application C13/0532/43/LL was approved which increased the size of the static caravan site to 0.4 hectares. This doubled the size of the static caravan site but the current application would significantly increase the size, making the land area of the static caravan site 4.96 hectares, which is nearly three times the size of the entire existing caravan park of Gwynus (static and touring units).

4.5 Furthermore the current application would mean relocating the existing static holiday caravans from a fairly concealed location within the boundary of the existing caravan park to a more visible and open site outside the boundaries of the existing caravan park. This is contrary to the principles of Policy D17, as they would not be relocated from a prominent setting to a less prominent location. In turn, this would have implications for the designated landscape of the AONB and the need to protect, maintain and enhance the character of the AONB and ensure that the proposal would not cause significant harm to it.

4.6 There are 267 static holiday caravan sites within Gwynedd as a county. Of these 267 sites 184 are located within the boundary of the Gwynedd planning authority. There would therefore be a significant risk and implications in terms of implementing the planning policies when determining applications for upgrading static holiday caravan sites and creating new static holiday caravan sites on alternative sites within the county should the current application be approved. Approving the application would undermine those relevant local and national policies to be implemented on similar applications on other static holiday caravan sites within the county. Considering the number of sites within the County and within the AONB, consistent application of the planning policies is essential. Approving the application, which is unacceptable in principle, would undermine planning policies and the Council's integrity, and would create substantial risks for the Council.

4.7 There is a risk of the application being called in by the Welsh Government to be determined. As well as the risk of individual applications being called in, the Welsh Government has powers to intervene formally in the way the Council provides the Planning Service. This would be the greatest risk to the Council ultimately.

4.8 A risk of a complaint of maladministration to the Ombudsman.

5. OPTIONS TO THE COMMITTEE

5.1 The options open to the Committee in determining the application include the following. The risks to the Council noted in section 4 of this report are relevant to the options which include approving the application:

i. Refuse the application in accordance with the recommendation below. There will be an opportunity for the applicant to submit an appeal to the Planning Inspectorate in accordance with the standard procedure. ii. Refuse the application in accordance with the recommendation and suggest that the applicant discusses alternative upgrade options which would meet the requirements of the relevant planning policies and include a small extension which incorporates the existing site. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

iii. Approve the application subject to signing a section 106 agreement to delete the previous permission C13/0532/43/LL and to relevant planning conditions.

6. RECOMMENDATION

6.1 To refuse in accordance with the recommendation in the report (Appendix 1) and in order to avoid any doubt, refer also to Policy D16:

1. The proposal would mean relocating the static caravan site in its entirety to a more prominent and visible position in the landscape and it is not considered that the site which is the subject of the application is a small extension to the existing site and, therefore, it is considered that the proposal is contrary to the requirements of Policy D17 of the GUDP. Also, and because of the size and the relationship of the proposal in the context of the existing site, it is considered that the proposal is contrary to Policy D16 of the GUDP.

2. It is considered that the proposed location would be more visible than the location of the existing caravan site and consequently, it is not considered that the proposal would ensure that the character of the AONB is protected, maintained or enhanced and that the proposal would therefore cause significant harm to the rural landscape of the AONB contrary to the requirements of Policy B8 of the GUDP.

7. APPENDICES

7.1 Appendix 1 – A copy of the report and the plans that were submitted to the Planning Committee on 24 November 2014

7.2 Appendix 2 – Tree planting scheme. PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

APPENDIX 1

Application Number: C14/0653/43/LL Date Registered: 11/07/2014 Application Type: Full - Planning Community: Pistyll Ward:

Proposal: UPGRADE EXISTING STATIC CARAVAN SITE AND RELOCATE IT FROM PART OF FIELD 472 TO PART OF FIELD 470 Location: GWYNUS CARAVAN PARK AND GOLF COURSE, PISTYLL, PWLLHELI, GWYNEDD, LL536LY

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 The application was postponed at the request of the Planning Committee Members at the Committee on 22 September 2014 in order to undertake a site visit.

1.2 The application relates to upgrading the existing static caravan site and relocating it from part of field 472 to part of field 470 that currently has permission to be used as a golf course. The proposal would include relocating the entire static caravan site (10 in number), to the new site. The proposed holiday units would measure approximately 12.2 metres by 6.1 metres and they would be finished with a timber effect appearance. No details were received to explain what the proposal is in terms of field 472, namely the exiting static holiday caravan site

1.3 There is currently permission to site a total of 10 static and 55 touring caravans on the caravan site. The static caravans are located on part of field 472 and the touring caravans on fields 471 and 475. There is also permission for storing 40 touring caravans on the northern part of field 472 during the winter months. At the moment, there is planning permission to use field 470 as a golf course. Application C13/0532/43/LL was approved in November 2013 to upgrade existing static caravans for holiday lodges and relocate them to field 471, move touring units from that field to static caravan field 472, together with the demolition of pigsties and construct a new reception in its place with counter to sell small goods. When dealing with the application, the use of part of field 4942 was formalised to locate touring caravans where previously there had been no permission and therefore the application also included extending the boundary of the touring caravan site. This planning permission has been implemented by virtue of the fact that touring caravans have been located on part of field 4942 where previously there was no planning permission for this. This application was a proposal to upgrade the site by relocating the static caravan site to field 471. However, it is understood that following receipt of this permission, the applicant contacted the manufacturers of the static units and he was given to understand that only five or six units at most would be possible to locate on field 471. Also, it is understood that it will only be possible to locate around two units on the existing static caravan site on field 472.

1.4 From the information submitted as part of the application, it is understood that the Golf Course is no longer viable as a consequence of competition from other courses and also as a result of poor seasons for sport. Therefore, it is the applicant’s intention to make PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

alternative use of the golf course. In the information submitted with the application, the applicant considers that this would be a means of:-  Upgrade the provision offered on site.  Separating the static units from the touring units.  Provide a unique resource by combining the holiday units with the greens of the golf course and market them with private putting greens.  Ensure that the family business continues.

He also considers that the site in question is the best site in terms of its needs associated with the proposal. The logic for choosing to locate the static units on part of field 470 as submitted in the application includes the following:-  Offers sufficient space between units  Views  A separate site from the touring caravans.  A location near the existing greens.  Hundreds of trees have been planted around and in the centre of the field and they are indigenous, deciduous trees that form natural boundaries. It is hopeful that this proposal will create one additional full-time job. It is also proposed to use a local company to produce the units along with local contractors to undertake the preparatory work.

1.5 The site is situated in the countryside and lies within an Area of Outstanding Natural Beauty (AONB). The site lies within the Llŷn and Landscape of Outstanding Historic Interest. The site is served by an unclassified road off the second class county road to the north west. There are public footpaths in the vicinity. A static and touring caravan park is located on the site and a golf club and a number of trees have already been planted and established around and within the site boundary so as to reduce the impact of the site on the landscape.

1.6 The application is submitted to Committee as the site is owned by a Council member.

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:

B8 - THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) - Safeguard, maintain and enhance the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series 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.

B12 – PROTECTING HISTORICAL LANDSCAPES, PARKS AND GARDENS - Safeguard landscapes, parks and gardens of special historical interest in Wales from developments which would cause significant damage to their character, their appearance or their setting.

B27 – LANDSCAPING SCHEMES - Ensure that permitted proposals incorporate soft/hard landscaping of a high standard which is appropriate for the site and which PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

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 provided they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

CH36 – PRIVATE CAR PARKING FACILITIES - Proposals for new developments, extensions to 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 proximity of the site to a public car park.

D16 – PROVISION OF NEW STATIC HOLIDAY CARAVAN AND HOLIDAY CHALET SITES - Proposals for the development of new sites for static holiday caravan (single or twin caravan) units or holiday chalets will be refused.

D17 – UPGRADING OF EXISTING STATIC HOLIDAY CARAVAN AND HOLIDAY CHALET SITES Proposals to upgrade existing static holiday caravan and holiday chalet sites using specific methods will be approved provided they conform to criteria regarding improving the range and quality of accommodation and facilities; substantial and permanent improvements to the design, setting, and appearance of the site and its setting in the surrounding landscape; together with increasing the number of units.

Supplementary Planning Guidance – Holiday Accommodation (2011)

2.3 National Policies:

Planning Policy Wales (Issue 7), July 2014 Technical Advice Note 13 – Tourism

3. Relevant Planning History: 3.1 95/00260/COU - Extend static caravan site and increase the number from 6 to 10 – Approved 10 January 1996.

3.2 C00D/0446/43/LL – Establish a nine-hole golf course including engineering works, parking provision and landscaping, site static caravan for use as reception, establish a touring caravan park including associated access road, changes to access junction, and installation of new septic tank for the existing touring caravan site – Approved 12 March 2001.

3.3 C02D/0079/43/LL - Construct a toilet block for a caravan site and provision of children’s play area – Approved 20 May 2002.

3.4 C03D/0391/43/LL – Amend condition 10 on planning permission no. C00D/0446/43/LL to exchange four touring caravans for four additional static caravans – Refused 26 September 2003.

3.5 C03D/0578/43/LL - Use part of a touring caravan site to store eight touring caravans between 31 October and 1 March – Approved 11 March 2004. PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

3.6 C04D/0624/43/LL - Retain and continue to use a field to site 10 touring caravans, construct a new toilet block for the disabled and change of use of agricultural field to playing field – Approved 22 February 2005.

3.7 C06D/0017/43/LL - Siting of eight pine cabins – Refused 14 March 2006.

3.8 C06D/0285/43/LL - Siting of six pine cabins – Refused 18 April 2007.

3.9 C06D/0441/43/LL – Increase the number of touring caravans from 18 to 25 by siting seven additional touring caravans on field number 471 and increasing the number of touring caravans to be stored over the winter on field number 471 from eight to 18 – Approved 20 March 2007.

3.10 C07D/0496/43/LL – Change of use of land to create a site for 12 touring caravans – Approved 3 January 2008.

3.11 C08D/0371/43/LL – Create a site for nine additional touring caravans on field no. 475 and four passing places on the access road – Application withdrawn on 12 July 2010.

3.12 C010D/0303/43/LL - Increase the number of touring caravans on the site from 37 to 55 by locating 16 additional caravans on field 475 and two additional caravans on field 471 and increase the number of touring caravans to be stored over winter on field 472 from 18 to 40 and change of use of a part of field 4942 to create a football and games area for the site – Approved 29 September 2010.

3.13 C12/1467/43/CR - Demolish existing pig-sties and site a new timber building for use as a reception – Withdrawn 28 January 2013.

3.14 C12/1508/43/CR - Demolish existing pig-sties and site a new timber building for use as a reception – Withdrawn 28 January 2013.

3.15 C13/0302/43/LL – Exchange four touring caravans on field 471 for two holiday cabins – Withdrawn 23 April 2013.

3.16 C13/0532/43/LL - Upgrade existing static caravans for holiday lodges and relocate to field 471, move touring units from that field to static caravan field 472, together with the demolition of pigsties and construct a new reception in its place with a counter to sell small goods.

3.17 C13/0533/43/CR - Demolish existing pigsties and erect a new building for use as a reception – Approved 16 January 2014.

4. Consultations:

Community/Town Council: Not received.

Transportation Unit: No recommendation as it is assumed that the proposed development would not have a detrimental impact on any road or proposed road.

Caravans Officer: Need to ensure that the application is based on the 1989 Model Standards requirements (licence conditions) and that it also complies with the requirements of health and safety requirements when using the golf course. PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

AONB Unit: Gwynys is a historical farm located in the countryside on the outskirts of Pistyll. The house, the outbuildings and the surrounding land are within the Llŷn AONB, which is an area that was designated for national conservation. The AONB is protected by national and local policies. The site is also within an area that is included on the Register of Landscapes of Outstanding Historic Importance in Wales. There have been several developments on the site over the years, including the golf course and sites for static and touring caravans. The most recent application approved was to exchange static units for cabins on field 471 in 2013. The intention with the current application is to exchange 10 static caravans for chalets measuring 12.2m by 6.1m and to locate them on field 470. Currently this field, which is of a substantial size, is part of the golf course and is outside the boundary of the existing caravan site. Field 470 is in quite a prominent position in the rural landscape although as noted by the applicant, several indigenous trees have been planted on the site recently. A public byway runs along its boundary and the chalets would be prominent from this road. The development would also be clearly visible from the road between Pistyll and Pentreuchaf and some other places. No information has been included in the Design and Access Statement regarding the proposal in terms of field 472. Having considered that relevant matters, there is concern that extending the site by siting 10 chalets of a substantial size on field 470 would have a detrimental impact on the rural landscape of the Area of Outstanding Natural Beauty of this part of Llŷn.

Footpaths Unit: No observations on the application as it does not directly affect rights of way.

Welsh Water: Not received.

Public Consultation: A notice was placed on the site and in the press. The consultation period has ended and two letters were received supporting the proposal on the following grounds:  The business supports and employs local companies to undertake work on the caravan site.

5. Assessment of the material planning considerations:

The principle of the development

5.1 Policy D17 approves proposals to upgrade static holiday caravan sites and existing holiday chalets by:-

 Small extensions to the area of land.  Relocating static holiday caravan units or holiday chalet sites from prominent sites to less prominent locations.  A small increase in the number of units.  Exchange touring pitches for static holiday caravan units.

5.2 The application proposes to upgrade the site by relocating the touring caravan site in its entirety from part of field 472 to part of field 470 that currently has permission to be PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

used as a golf course. The applicant has already received planning permission C13/0532/43/LL for upgrading by means of:-

 Relocating the static caravans to field 471.  Moving the touring units from field 471 to the field of the static caravans.  Constructing a new reception with a counter for selling small goods.

The relocation elements that were the subject of that application were located within definite boundaries of the existing caravan site. In contrast to that application, the proposal now in question involves with exchanging 10 existing static holiday caravans for 10 double static holiday caravans and relocate them on part of the land of the Gwynus golf course which is above and beyond the boundaries of the existing caravan park As a consequence of this development, the golf course would not be available to the public but it is intended for it to be set-aside for the sue of users of the static holiday caravans. The caravans would be distributed over a wider area than the size of the existing static holiday caravan site on field 472 and it does not appear that there would be definite boundaries to the site.

5.3 As can be seen, Policy D17 approves proposals to upgrade static holiday caravan sites and existing holiday chalets. It can be seen that the policy supports relocating static holiday caravan units or holiday chalets from prominent sites to less prominent sites. The advantage of this principle is to enable existing caravan sites located in prominent visible sites, especially within the AONB, to be relocated to less prominent sites and thus reduce the visual impact on the landscape. In contrast to the previous application, the current application means relocating the existing static holiday caravans from a fairly concealed location within the boundary of the existing caravan park to a more visible open site outside the boundaries of the existing caravan site. It is considered that this is contrary to the principle of Policy D17 in terms of relocating as it is not proposed to relocate the units from a prominent site to a less prominent location. Also, it is not proposed here to relocate a few static caravans but to relocate the whole static caravan site from its current location to a site that is located outside the current boundary of the caravan park.

5.4 Policy D17 also supports the principle of small extensions to the areas of land of existing static holiday caravan sites. However, it is not considered that the existing planning application is eligible to be considered as an ‘extension’. It is proposed to relocate all of the 10 existing caravans and, therefore, relocate the static holiday caravan site in its entirety to a new location. Also, there is no physical connection between that element of the existing holiday caravan park and the proposed location.

5.5 Policy D17 also seeks that the proposal is part of a development that proposes substantial and permanent improvements to the design, setting and appearance of the site and its setting in the surrounding landscape. The proposal would relocate the static holiday caravans to a site that is more prominent in the landscape and that is outside the existing boundaries of the caravan park. Therefore, it is not considered that the proposal would comply with criterion 2 of Policy C17 as the proposal would highlight the site in the landscape rather than making improvements to its appearance within the protected landscape.

5.6 Therefore, as a result of the above, it is not considered that the proposed proposal complies with the principle or the criteria of policy D17 of the GUDP. Indeed, it could be argued that the proposal in question is to create a new static caravan site and that would be completely contrary to the requirements of Policy D16 of the GUDP, that PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

states that proposals to develop new sites for static holiday caravan units or holiday chalets will be refused.

Visual amenities 5.7 Policy B8 of the GUDP assesses the impact of developments on the AONB. The proposal would mean relocating the static caravan units to part of the existing golf course. Although a number of trees have been planted around the periphery of the golf course as well as in its centre, these have not matured and are not as thick as the landscaping that has been undertaken around the existing caravan site. Therefore, it is considered that the site that is the subject of the application is more open than the existing caravan site. The site of the golf course has also various landforms and slopes within it and this could be of assistance in terms of landscaping the proposed development.

5.8 The observations of the AONB unit were received on the application and they state that the site forms part of the golf course and it is outside the boundaries of the existing caravan site and it is quite a prominent site in the rural landscape, although as noted by the applicant, several indigenous trees have been planted on the site recently. A public byway runs along its boundary and the chalets would be prominent from this road. The development would also be clearly visible from the road between Pistyll and Pentreuchaf and some other places. Having considered the relevant issues, there is concern that extending the site by locating 10 chalets of quite a substantial size on field 470 would have a detrimental impact on a rural landscape in the Area of Outstanding Natural Beauty in this part of Llŷn.

5.9 As noted above, the landforms within the site along with the planted trees are of assistance in terms of landscaping the site. The landscaping that has been undertaken around part of the existing caravan site would also assist in landscaping the site. However, the site would be visible from the byway running along the boundary of the golf course. Also, it is considered that the site would be visible from public footpaths located on higher ground and further away from the site. It is noted that the AONB Unit have stated that the development would be clearly visible from the road between Pistyll and Pentreuchaf. Although it is agreed that a glimpse of the site can be seen from parts of this road it is not considered, as a result of the planting that has been undertaken over the years that the proposal can be seen clearly from the road between Pistyll and Pentreuchaf or from other roads in the locality. However, it is considered that the proposed location is more visible in terms of location than the existing caravan site because of the more open nature of the field. As a result, it is not considered that the proposal would ensure that the character of the AONB would be protected, maintained or improved and. therefore, the proposal would significantly harm the rural landscape of the AONB contrary to the requirements of Policy B8 of the GUDP.

5.10 The site also lies within the Llŷn and Bardsey Island Landscape of Historic Interest. As stated above, there are concerns about the impact of the site on the visual amenities of the area and its impact on the landscape. However, it is not considered that the proposal would be contrary to Policy B12 of the GUDP as it would not be a development on such a large scale that it would not have more than a local impact on the historical landscape.

5.11 The proposed plan shows details of the existing woods and hedges. It is considered that the trees/hedgerows are suitable to the site and are in keeping with the current character of the area, and therefore comply with policy B27 of the GUDP. It would also be possible to impose a condition for more landscaping. Despite this, because of the nature and lay of the land, the landscaping measures are unlikely to conceal the development completely from distant views. PLANNING COMMITTEE DATE: 24/11/2014 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER PWLLHELI

Transport and access matters 5.12 It is proposed that the existing entrance to the site be used to serve the site from the county road. A new track will be constructed from the existing road that serves the caravan site and the golf course to the point where it is proposed to locate the static caravans. The Transportation Unit submitted observations confirming that they had no objection to the plans. In light of this, the proposal is considered acceptable in terms of road safety and policy CH33 of the GUDP. Sufficient informal parking spaces would be available near the units for the vehicles which complies with the requirements of policy CH36 of the GUDP.

6. Conclusions:

6.1 Permission has already been granted to upgrade and relocate the static holiday caravans within the boundaries of the existing caravan park along with extending the boundaries of the touring caravan park to part of field 4942. This application has been implemented since caravans have been sited on part of field 4942. The current application is for relocating the static caravan site in its entirety to the golf course that is situated outside the current boundary of the caravan park. Relocating the static holiday caravan site to this location means siting the caravans in a more visible location than the existing site and as a result, it does not comply with the requirements of policy D17 from the perspective of relocation. Also, because of the separate location of the application site, it is not considered that the proposal is appropriate to be considered as an extension to the existing site and, therefore, this element of policy D17 is not relevant to the proposed proposal. It is also considered that the proposal would not offer substantial and permanent improvements to the design, setting and appearance of the site and its setting in the landscape but rather it would make the site more prominent in the landscape and it would be located beyond the existing boundaries of the caravan park. It is therefore considered that the proposal is contrary to policy D17 of the GUDP.

6.2 It was considered that the proposed location was more visible in terms of its location than the existing caravan site. As a result, it is not considered that the proposal would ensure that the character of the AONB would be protected, maintained or improved and. therefore; the proposal would significantly harm the rural landscape of the AONB contrary to the requirements of Policy B8 of the GUDP.

7. Recommendation:

To refuse -

1. The proposal would mean relocating the static caravan site in its entirety to a more prominent and visible site in the landscape and it is not considered that the site that is the subject of the application is an extension to the existing site and, therefore, it is considered that the proposal is contrary to the requirements of Policy D17 of the GUDP.

2. It is considered that the proposed location would be more visible in terms of its location than the existing caravan site and consequently, it is not considered that the proposal would ensure that the character of the AONB is protected, maintained or enhanced and therefore, the proposal would cause significant harm to the rural landscape of the AONB contrary to the requirements of Policy B8 of the GUDP.

PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER GWYNEDD

Number: 4 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER GWYNEDD

Application Number: C14/0745/25/HY Date Registered: 01/08/2014 Application Type: Advertisements Community: Pentir Ward: Pentir

Proposal: PART RETROSPECTIVE APPLICATION FOR THE PROVISION OF TWO SINGLE STACK ADVERTISEMENT BOARDS AND ONE BOARD IN A V-SHAPE TOGETHER WITH FLAG POLES AND FLAGS Location: LAND , FFORDD PENRHOS, PENRHOSGARNEDD, BANGOR, GWYNEDD, LL572SX

Summary of the Recommendation: TO APPROVE WITH CONDITIONS

1. Description:

1.1 Part retrospective application for the provision of two single stack advertisement boards and one board in a v-shape together with flag poles and flags

1.2 The site is located on the outskirts of Penrhosgarnedd on a development site which has already received planning permission for 245 residential houses under reference number C12/1347/25/LL.

1.3 The proposal also involves the provision of a stack advertisement boards on each side of the site access. The boards measure 3 metres in height and 3 metres in width. The signs advertise the housing development which has been approved and which is in the process of being developed. They are non-illuminated signs. The applicant is requesting permission for the signs until 01.08.2019.

1.4 The application was originally submitted for two single stack advertisement boards and one board in a v-shape together with flag poles and flags. Following objections, an amended plan was submitted, omitting the v-shape board and the flag poles.

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:

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.

CH21 – SIGNS - Proposals for signs will be approved if they conform to a series of criteria regarding visual, cultural, linguistic, amenity and road safety matters.

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. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER GWYNEDD

2.3 National Policies:

Planning Policy Wales (Issue 7) July 2014 TAN 7: Outdoor advertisement control.

3. Relevant Planning History:

3.1 C13/1279/25/HY - Provision of advertisement boards in a v-shape together with flagpoles and flags. Approved 30.04.2014

3.2 C12/1347/25/LL - Construct 245 living units comprising detached and semi-detached houses, flats (including 86 affordable units), parking spaces and gardens, associated works, erection of pumping station and demolition of single-storey outbuilding – Approved 02.09.2013.

4. Consultations:

Community Objection as there are already too many advertisements on Council: the site.

Transportation Unit: No objection as it is assumed that the proposed development would not have a detrimental impact on any road or proposed road.

Public Consultation: Although there is no duty on the Local Planning Authority to undertake a public consultation on applications to display advertisements, in this case a notice was placed on the site and neighbouring residents were informed. The latest advertisement period has ended and correspondence was received from two individuals which included the following points:  Impact on light in a residential garden  Unsightly appearance  In the previous landscaping plan there was a hedge which has now been removed and replaced by a timber fence which is intrusive.

5. Assessment of the material planning considerations:

The principle of the development

5.1 Section 3.5 of Planning Policy Wales deals with making planning decisions and enforcing them from the perspective of outdoor advertisement control. Paragraph 3.5.1 states that the statutory provision enables the local planning authorities to control the display of outdoor advertisements where it can be justified in the interest of amenities and public safety. The content of any advertisement cannot be regulated. The test for assessing the impact of the advertisement on public safety is: would the advertisement itself or the exact place where it is proposed to display it, be likely to draw attention or cause confusion which would create a risk or danger to people in the vicinity who take reasonable care of their personal safety and that of others?

5.2 Paragraph 3.5.2 also states that the test when considering the impact of an advertisement on an amenity is whether it would be detrimental to the appearance of PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER GWYNEDD

the building or the nearby vicinity where it is proposed for it to be displayed. It also states that local planning authorities should consider local features of the vicinity, including its views, historical, architectural or cultural features. It is important for the authority to be consistent when assessing the visual impact in neighbourhoods or similar surroundings.

5.3 Paragraph 6 of Technical Advice Note 7: Outdoor advertisement control, confirms the criteria for dealing with applications for advertisements. It states that only in the interest of amenities and public safety can the display of outdoor advertisements be controlled.

5.4 Policy CH21 of the Gwynedd Unitary Development Plan endorses this and supports applications for signs subject to criteria involving safeguarding the area from significant harm in terms of its location, impact on amenities and cultural and linguistic character and safeguarding against any significant impact on road safety.

Visual and General Amenities

5.5 The proposed signs are located near the entrance to, and within a substantial development site which has already received planning permission. It is proposed to install the signs for a period which will end on 01/08/2019. The site is located off Penrhos Road in Penrhosgarnedd and the A55 runs past the side and to the rear of the site. It is considered that the signs are suitable in terms of their size, location, number, design and scale. These types of signs are typical of those found in development sites of this type and scale, and a number of similar signs have been approved on similar sites within the residential areas of Bangor, and it is not considered that they are detrimental to the appearance of this neighbourhood.

5.6 The content of the signs are bilingual and, therefore, it is not considered that the signs will cause any detrimental impact on the cultural or linguistic character of the area in this case.

5.7 Following an objection on the grounds of an unacceptable concentration of signs and flagpoles, new plans were received, removing the flagpoles completely from the access road to the site and, therefore, away from the nearby houses. Although the objectors have confirmed that they continue to object on the grounds of loss of light, it is not considered that a flagpole 6 metres in height which is located 35 metres away from their curtilage is likely to cause loss of light or have a detrimental effect on their residential amenities in any way. Therefore, it is not considered that the signs would have a detrimental effect on the amenities of the area or the public and that the proposal complies with all the requirements of policy B23 of the GUDP involving amenities.

5.8 To this end, the proposal complies with the relevant criteria of policy CH21 of the GUDP involving installing signs, along with the requirements of Planning Policy Wales and Technical Advice Note 7: Outdoor advertisement control, which has been mentioned above.

Transport and access matters

5.9 The site entrance is off Penrhos Road, and there are stack advertisement boards at each side of the entrance. The Transportation Unit has no objection to the proposal on the grounds of road safety and it is not considered that the proposal is likely to have a detrimental effect on safety on roads and streets. Therefore, the proposal complies PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER GWYNEDD

with the requirements of policy CH33 and the relevant criteria of policy CH21 of the GUDP which deals with the safety of roads and streets along with the requirements of Planning Policy Wales and Technical Advice Note 7: Outdoor advertisement control, which has been mentioned above.

Response to the public consultation

5.10 Full consideration has been given to the objections received as part of the abovementioned assessment.

6. Conclusions:

6.1 It is not considered that the proposal is contrary to any of the relevant policies above or the national advice noted. The proposal is unlikely to have a detrimental effect on the amenities of the local area or any nearby properties and the development is unlikely to have a detrimental effect on road safety.

7. Recommendation:

7.1 To approve – conditions

1. The development to be completed in accordance with the plans submitted on 14.10.2014 2. Advertisements must be maintained and they must be in a safe, clean and orderly condition to the reasonable satisfaction of the Local Planning Authority.

PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Number: 5 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Application Number: C14/0885/33/LL Date Registered: 08/09/2014 Application Type: Full - Planning Community: Buan Ward: /Buan

Proposal: INSTALLATION AND OPERATION OF A SOLAR FARM (9MW) ALONG WITH ASSOCIATED INFRASTRUCTURE INCLUDING PV PANELS, MOUNTING FRAMES, INVERTER, TRANSFORMER, POLE MOUNTED CCTV CAMERAS, FENCING AND SUB-STATIONS Location: TYDDYN CAE, BODUAN, PWLLHELI, GWYNEDD, LL536DS

Summary of the TO DELEGATE THE RIGHT TO APPROVE WITH CONDITIONS. Recommendation:

1. Description:

1.1 The application involves erecting PV solar panels to create a solar park along with ancillary work including structures and fencing.

1.2 The application site measures approximately 20.2 hectares and comprises grade 3b and 4 agricultural land located on a gentle slope. The site is located in open countryside. There are mature trees to the west, east and south of the site and hedgerows and trees separate the fields within the site. The woodland towards the eastern boundary of the site is a semi-natural ancient woodland. There are also trees to the north of the site on the boundary with the third class road. To the north of the third class road there is a Landscape Conservation Area and the Llŷn AONB is approximately 1.5km to the north-west. The site is located within the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest and the Boduan Historic Park and Garden is located approximately 250 metres to the west. The Tŷ Newydd mound and bailey castle monument is located 260 metres to the east of the site. There are a number of listed buildings in the vicinity – in Boduan to the west and in the area of Bodfel Hall to the south-east. The first class road, the A497 is located approximately 260 metres to the south of the site.

1.3 The proposal involves installing solar panels to create a solar park. When the application was submitted originally the proposal had the capacity to generate 9MW of electricity for the National Grid. However, the application has now been reduced in size and the proposal now has the capacity to generate 4.9MW of electricity. The proposal has been reduced by:-  Removing the two fields of solar panels on the eastern side of the site.  Removing 12 rows of solar panels from the south-western field along with reducing the length of other rows in the field.  Rows of solar panels have been removed and reduced in the north-western field.  The solar panels that were in the field directly to the south of Tyddyn Cae have been removed from the proposal.  The number of rows of solar panels in the field to the south of the buildings / sheds of Tyddyn Cae has been reduced.

1.4 The application contains the following elements:  Install pv panels to face the south. The panels vary in height from the ground as well as the gap between the rows as a result of the topography of the land. All the panels will be installed 0.6 metres from the ground at their lowest edge; PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

however, their highest edge will vary from 1.8m to 2m in height from the ground. The gap between the rows will vary from 2.4 metres to 3.0 metres.  6 inverter stations measuring 6.7 metres by 1.6 metres and 2.3 metres high. The structure is in the form of a cabin and will be green in colour. The inverter stations would form part of the sub-stations that are proposed for the site.  3 transformers measuring 2.7 metres by 2.5 metres with a height of 2.1 metres.  It is proposed to locate two gear changing sub-stations on the site to operate a safety method for the solar farm to safeguard against any defects in the grid connections or vice-versa. One sub-station would operate to close off the grid from the solar farm (DNO sub-station) and the second to close off the solar farm from the grid (the client sub-station). The sub-stations would measure 6 metres by 2.4 metres and would rise to a height of 2.9 metres.  One communications building measuring 3.6 metres by 3 metres and rising to a height of 3 metres.  One storage shed in order to store equipment etc. and to maintain the site. This building will measure 2.5 metres by 3.0 metres and rises to a height of 2.6 metres.  A two metre high security fence around the site. The fence would be in the form of a timber post and wire fence. It is proposed to include small gates for animals such as badgers, foxes and small mammals here and there in the fence.  CCTV cameras mounted on a pole measuring 3m high around the entire site.  It is also proposed to widen two accesses between fields within the application site from 2 to 3 metres. It is also proposed to create an access road and circulate around the site.

1.5 The following documents have been submitted as part of the application:  Planning, Design and Access Statement  A Landscape and Visual Impact Assessment  Landscape and Biodiversity Management Plan  Flood Consequence Assessment  Ecological Assessment  Construction, decommissioning and traffic management method statement  Cultural Heritage Desk-based Assessment  Agricultural Land Classification Assessment  Geophysical Survey  Statement of Community Engagement  Glint and Glare Study  Photomontages of the site

1.6 This proposal has already been screened under reference C14/0679/33/SC and it was confirmed that no Environmental Impact Assessment was required in this case.

1.7 The application is submitted to the Committee in light of receiving three or more objections to the proposal.

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. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

2.2 Gwynedd Unitary Development Plan 2009: 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.

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 assessment or assessments of other impacts.

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.

B7 – SITES OF ARCHAEOLOGICAL IMPORTANCE - Refuse proposals which will damage or destroy archaeological remains that are 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.

B8 - THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) - Safeguard, maintain and enhance 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.

B10 – PROTECTING AND ENHANCING LANDSCAPE CONSERVATION AREAS – Protect and enhance Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant damage to recognised features.

B12 – PROTECTING HISTORIC LANDSCAPES, PARKS AND GARDENS - Safeguard landscapes, parks and gardens of special historic interest in Wales from developments which would cause significant harm to their character, their appearance or their setting.

B16 – PROTECTING NATIONALLY IMPORTANT NATURE CONSERVATION SITES - Refuse proposals that are likely to cause significant harm to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing the recognised features of the sites.

B20 – SPECIES AND THEIR HABITATS THAT ARE INTERNATIONALLY AND NATIONALLY IMPORTANT - Refuse proposals that are likely to cause disturbance or unacceptable harm to protected species and their habitats unless they can conform to a series of criteria aimed at safeguarding the recognised features of the site.

B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

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.

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.

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

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 can conform to a series of criteria that are relevant to the features of the site and to the purpose of the development.

B34 – LIGHTING AND LIGHT POLLUTION - Ensure that proposals do not significantly impair the amenity of neighbouring land uses and the environment.

C1 – LOCATING NEW DEVELOPMENTS – 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.

C27 – RENEWABLE AND SUSTAINABLE ENERGY SCHEMES – Proposals for renewable energy and sustainable energy management schemes will be approved provided that a series of criteria relating to the impact on the visual quality of the landscape and environmental and social factors can be met.

C28 – SAFEGUARDING AGRICULTURAL LAND - Proposals which would lead to the loss of grades 1, 2 or 3a agricultural land will be refused unless it can be shown that there is an overwhelming need for the development, and proved that there is no previously developed land available and that there is no land of lower agricultural grades available apart from land of environmental value which outweighs agricultural considerations.

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

Final Report of the Anglesey, Gwynedd and Snowdonia National Park Landscape Sensitivity and Capacity Assessment (March 2014)

2.3 National Policies:

Planning Policy Wales (Edition 7, July 2014) Technical Advice Note 8: Renewable Energy (2005) Technical Advice Note 12: Design (2014) PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

3. Relevant Planning History:

3.1 C14/0679/33/SC – Application for a screening opinion for the proposal. It was concluded that the development did not require an Environmental Impact Assessment.

4. Consultations:

Community/Town Council: Support but ask in general whether the existing network needs to be strengthened.

Transportation Unit: The swept path analysis plans indicate that the rural road will need to be widened in a number of places. The work of widening the road must be undertaken under a 278 agreement before undertaking any other works and primarily before commencing any haulage to the site. There will also be a need to include notes on the permission relating to an extraordinary traffic agreement.

More recent observations were submitted referring to a bridge that would have to be crossed and the need for the road condition survey to also include a full assessment of this arch bridge before and during the work and after its completion.

Natural Resources Wales: No objection to the proposal but present the following observations:-

Protected species NRW is satisfied that the Ecological Survey (Hyder Consulting, August 2014) has been undertaken to an acceptable standard. The report provides details of the habitats and species present on the site and nearby that may be affected. NRW agrees with the findings of the report, namely that if the mitigation measures referred to in the report are implemented, the project is unlikely to have a significant adverse effect on any statutory protected species in the area.

NRW welcomes the inclusion of hedgerow planting / strengthening. It is recommended that the developer submits a further plan before the development commences providing details of the restoration work required e.g. which hedgerows need to be improved, which species to plant, the annual management regime to be followed etc.

Need to keep the use of lighting for the project to a minimum.

Protected Sites The site is located approximately 500 metres from the Moelypenmaen Site of Special Scientific Interest which has been designated due to its geological interest. Due to the nature and the scale of the proposal NRW consider that it is unlikely that the proposal would have a negative impact on any features of the protected site.

Flood Risk NRW has considered the flood consequence assessment (Hyder, Tyddyn Cae Solar Development 4/9/14) that was submitted to support the application. Based on the information, it can be advised PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

that the flood consequence assessment has indicated that the flood consequences could be managed provided a Surface Water Drainage Strategy is submitted. Therefore, we have no objection to the proposal; however conditions should be included on the planning permission to introduce a surface water management system and not to install buildings, structures or increase the ground level within 7 metres of the banks of any water course.

Welsh Water: No observations.

AONB Unit: Not received.

Public Protection: Not received.

Biodiversity: A very comprehensive ecological report has been submitted with the application (Lightsource Tyddyn Cae Solar Development Ecological Assessment, August 2014). I am satisfied with the recommendations in the report and I would like to include a condition that mitigation measures are followed in accordance with the measures that are included in section 4 of the report. A management plan has been submitted with the application (Lightsource Tyddyn Cae Solar Development Landscape and Biodiversity Management Plan). Again, I would like to include a condition that the site be managed in the future in accordance with the measures proposed in this report.

Trees: Not received.

Welsh Historic Gardens Trust: Not received.

CADW: The original observations requested additional information for the proposal to include information about the impact of the proposal on Garn Boduan, on the parkland of Boduan / Bodegroes / Bodfel and on the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest.

Further observations were received in light of changes to the plan. Although the additional information is not what was requested, the revised layout represents a substantial reduction in the scale of the development on the site and therefore appears to have a smaller impact on the scheduled ancient monuments, the listed parks and gardens and on the landscape in general and is therefore unlikely to be significant.

Gwynedd Archaeological The geophysical survey report satisfies professional standards but a Planning Service: number of observations were submitted on the Cultural Heritage Desk-based Assessment which are yet to be addressed.

A development of this scale and nature has the capacity to have a significant effect on the historic landscape, in this case by changing the character of the landscape and as a physical imposition separating two historically and physically associated places. It is considered that the reduction in the development’s footprint lessens the proposal’s potential impact to an appropriate level i.e. that the prevailing estate PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

character of the historic landscape is retained and historical connections remain legible.

The geophysical survey identified the potential for buried archaeology across much of the site. Whilst the features anticipated to be more significant have been excluded from the scheme further information about the buried archaeological resource in the remainder of the site is required in order to assess the potential impacts of the proposed scheme. The survey was impeded by wet ground conditions and the reliability of the data needs to be verified. Further evaluation is required in order to establish the presence or absence of archaeological remains on the site and to obtain adequate information about their nature and significance. The archaeological evaluation should comprise a programme of trial trenching and this archaeological evaluation should take place prior to the determination of the application.

Scottish Power/Manweb: Submit information on the location of electrical equipment in the area.

Ministry of Defence: Not received.

The Welsh Government’s The latest report of the Agricultural Land Classification Assessment Land Use Planning Unit: indicates that not all the site constitutes the best and most multi- purpose agricultural land. It is confirmed that the Agricultural Land Classification Survey prepared by Rob Askew was completed in compliance with the Revised Guidelines and Criteria for Grading the Quality of Agricultural Land (MAFF 1988) and therefore the Welsh Government believes that it is a reliable reflection of the quality of agricultural land across the site. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Public Consultation: A notice was posted on site and in the press and nearby residents were informed. A second period of consultation has taken place after additional information was received. Four correspondences were received objecting to the proposal on the following grounds:  Size of the development.  No details of the location of the power stations.  The transmission of electricity to the national grid should take place underground and not through pylons which would have an impact on the landscape.  Concerned that the road leading to the site is unsuitable.  This proposal does not offer any benefits locally to the people and the economy of Gwynedd.  Reduces the capacity of the national grid locally so that local developments are prevented in the future.  Not enough community contribution compared with similar projects in other areas.  Does not make use of the local supply chain.  The company does not comply with the ethos of measuring sub-structures which gives communities or individuals the right to purchase shares in local renewable energy developments.  Need to consult more extensively on the application.

In addition to the above, two correspondences were received supporting the proposal on the grounds of:-  The location having a minimal impact on the local area.  Confirmation of the Landscape and Visual Impact Assessment's findings although the photomontages fail to provide a realistic indication of how the solar panels would look.  The site is already screened with woodland and hedgerows but this reduces during the winter months.  Do not consider that there would be a significant impact on views into and out of the AONB.  Impact on dwellings appears to be minor.  Although in support of the proposal, recommend removing a row of solar panels to the east of Tyddyn Cae from the proposal and that the boundaries within the site are reinforced.  This proposal will have little visual impact as opposed to the possible harm caused as a result of erecting a 74 metre high wind turbine on the nearby field.  The project would make a valuable contribution to the local supply of renewable energy. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

5. Assessment of the material planning considerations:

The principle of the development 5.1 Policy C1 of the Unitary Development Plan relates to locating new developments, and states that 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. Developments to generate renewable energy that use natural resources are specifically noted as developments that could be suitable if approved by another policy in the Plan; therefore, it is considered that the proposal complies with the requirements of the policy in this way. Nevertheless, the policy proceeds to state that new buildings, structures and ancillary facilities in the countryside will be strictly controlled and that a good visual relationship between them and existing developments should be ensured wherever possible. This is assessed in accordance with those relevant policies below.

5.2 Policy C27 of the Unitary Development Plan relates to renewable and sustainable energy schemes, and proposals for renewable energy and energy management schemes will be approved provided that a series of criteria relating to the impact on the visual quality of the landscape and environmental and social factors can be complied with.

5.3 Criterion 1 of the policy notes that no proposal should lead to the siting of a scheme with a higher capacity than 5MW within the Llŷn AONB, or that no plan located outside the Llŷn AONB causes any significant harm to its setting or to the setting of the Llŷn/Anglesey AONB or Snowdonia National Park. In this case, the proposal is not located within the Llŷn AONB; however, it is located within 1.5km of the AONB. The proposal is located on fields with a gentle slope and is surrounded mostly by mature trees and there are also mature hedgerows, trees and cloddiau within the site. It would be possible to see parts of the proposed development from more elevated points within the AONB, however this would be from a distance and it is likely that they would be mostly visible during the winter months when the leaves have fallen off the trees. However, it is not considered that the proposal would cause a significant impact on the AONB. It is considered that the proposal complies with this criterion of policy C27.

5.4 Criterion 2 of the policy notes that the type, scale and design of the proposed development should be appropriate in terms of the site, the location and the impact on the landscape. The proposal is for the provision of solar panels on land that extends for 20.2ha. Recent work undertaken by Gillespies on behalf of the Council has assessed the sensitivity and capacity of the landscape to cope with specific types of developments. According to the work undertaken, the application site is located within the G10 Canoldir Llŷn Landscape Character Area and the work proceeds to state that the capacity within this area, outside the AONB, is for well-placed micro to small-scale developments. However, it is important to note that this assessment also highlights that sensitivity varies locally within the Landscape Character Area and that consideration should be given to the evidence submitted to support the application together with the case officer’s assessment following a site visit, before deciding whether or not the nature of this specific site means that a development on a larger scale than what is recommended in the work carried out by Gillespies can be accommodated. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

5.5 In this case, the applicant has submitted a Landscape and Visual Impact Assessment (LVIA) for the proposal, including photomontages. The landscape within the site, particularly the mature vegetation that is associated with the cloddiau and the field boundaries along with the pattern of mature woodland to the west and east of the site, assists in integrating the development with the surrounding landscape. In light of this the LVIA concludes that the impact of the proposal on the character of the local landscape would be minor, including the Landscape Conservation Area and that the resulting impact of the proposal on the character and setting of the AONB would be negligible. In terms of the impact on views, including views relating to the AONB, in the majority of cases the LVIA considered that the impact is either negligible or minor. It considers that the impact on Bryn Moelyn which is located on an elevated site to the west of the A497 would be moderate during winter months. Consideration was also given to the cumulative impact of the proposal with the 74 metre wind turbine that has received permission on a field to the south-east of the site. The LVIA concludes that it would be possible to see both developments together. However, due to the scale and height of the turbine in relation to the proposed development, the turbine would form the main focus of those views. Therefore, the LVIA concludes that the solar panels would only make a negligible or small contribution to the cumulative impact. Once again, they state that it is likely that the Bryn Moelyn property would suffer a moderate cumulative impact on views during the winter months. The LVIA also refers to mitigation measures. This would be done in the form of additional landscaping including closing openings in the existing cloddiau, reinforcing existing planting, underplanting in the cloddiau along with the maintenance and improvement of the existing cloddiau. Further information on the method for managing the cloddiau and the vegetation on the site is included within the Landscape and Biodiversity Management Plan that was submitted as part of the application.

5.6 Since the application was submitted, the proposed development has been significantly reduced. It is considered that the site which is on a gentle slope is significantly landscaped by existing mature trees, cloddiau and hedgerows and that these elements would be a way of reducing the impact of the proposal on the landscape. As part of the application, it is also intended to reinforce the existing vegetation and an outline of the proposal in terms of maintaining and managing vegetation on the site has been submitted. In light of this, it is considered that the proposal complies with the requirements of criterion 2 of policy C27.

5.7 Criterion 3 of the policy notes that any associated ancillary equipment should be designed and located in a way that would alleviate the visual impact on the landscape. In addition to the solar panels themselves, it is also proposed to construct ancillary structures such as a sub-station, transformers, inverter stations, a communications building and a storage shed. The buildings vary in size; however, it is not considered that they are excessive. The nucleus of these buildings would be sited in the vicinity of the existing Tyddyn Cae buildings / sheds and it is considered that locating the buildings in this spot would ensure that at least the nucleus of the buildings is located near existing buildings / structures. However, it would be required for some buildings/ structures to be installed on the fields near the solar panels. A green colour has been noted for some of these buildings / structures and it is considered that a condition could be imposed that all the buildings / structures must be coloured green and of a material that reflects the agricultural buildings that can be seen in the area. It is also proposed to erect a security fence to a height of 2 metres around the site along with CCTV cameras mounted on 3m high poles. The fences are high, but will be constructed of a suitable material, namely wire and timber posts. It is not considered that the fence or the cameras would contribute substantially to the visual impact and PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

again, a condition can be imposed on the colours so that they are better in-keeping. On these grounds, it is considered that the ancillary equipment is suitable and that it is not likely to have a substantial impact on the landscape; thus the proposal complies with the requirements of criterion 3 of policy C27.

5.8 Criterion 4 notes that no associated overhead cables or pipes should cause any significant harm to the visual quality of the landscape. In this case, it is proposed to install an underground electricity cable to link to the National Grid, and a planning condition will be imposed on any planning permission to ensure this. It is therefore considered that the proposal complies with the requirements of this criterion of Policy C27.

5.9 Criterion 5 of the policy notes that the proposed development should not lead to an unacceptable increase in noise, odour, dust or gas levels. The nature of this development means that there will be no increase in noise, odours, dust or gases. It is possible that there will be a period of local disturbance during the construction phase; however, this is not considered to be substantial. It is therefore considered that the proposal complies with the requirements of criterion 5 of Policy C27.

5.10 Criterion 6 of the policy notes that the proposal should not cause any unacceptable damage to hydrological systems (ground water and surface water), thus harming biodiversity. A flood consequence report has been submitted and Natural Resources Wales has stated that a condition would be required to submit details of a surface water regulation system. An ecological report and a landscape and biodiversity management plan have been submitted with the application. Natural Resources Wales and the Council’s Biodiversity Unit have confirmed that there is no objection to the proposal based on these assessments; however, they have suggested conditions for the work to the completed in line with the mitigation measures. Therefore, on this basis it is considered that the proposal complies with the requirements of criterion 6 of policy C27.

5.11 Criterion 7 of the policy notes that a development shall not produce unacceptable traffic levels considering the quality of the roads and the nature of the surrounding area. In this case, it is only the traffic during the construction phase that is relevant, and a construction, decommissioning and traffic management method statement has been received along with swept path analysis plans. It is intended to gain access to the site from the third class county road near the site. It is understood that there would be a need to widen the rural road in a number of places and the Transportation Unit has noted that this widening work requires a 278 agreement. The Transportation Unit also considers that an assessment should be undertaken of the condition of the road and the bridge on this road prior to, during and after the completion of the work. The proposal would generate traffic during the construction phase, however, as soon as it is operational, the traffic levels would not be significant and therefore it is not considered that the development would cause unacceptable traffic levels, and the proposal therefore complies with the requirements of this criterion. The Transportation Unit is satisfied with access being gained through the third class road which serves the site; however, it has been given to understand that the Unit has also contacted the applicant directly to see whether it would be possible for them to consider using a temporary access through nearby fields during the construction phase. The applicant’s response to this request is awaited. Therefore on this basis, the proposal complies with all the requirements of policy C27.

5.12 Policy C38 of the Gwynedd Unitary Development Plan relates to the safeguarding of agricultural land and proposals which would lead to the loss of grades 1, 2 or 3a PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

agricultural land will be refused unless it can be shown that there is an overwhelming need for the development, and proved that there is no previously developed land available and that there is no land of lower agricultural grades available apart from land of environmental value which outweighs agricultural considerations. In this case, a report submitted as part of the application confirms that the land is classified as 3b and 4. Confirmation has been received from the Welsh Government’s Land Policy Unit that the report has been produced to an acceptable and recognised standard and that it is a reliable reflection of the quality of the agricultural land across the site. It is therefore considered that the proposal complies with the requirements of policy C38 above.

5.13 On this basis, it is therefore considered that the principle of the proposal is acceptable and that it is also consistent with the Strategic Policy relating to the provision of energy from renewable sources.

Visual amenities 5.14 Policy B8 of the Gwynedd Unitary Development Plan relates to the Llŷn and Anglesey Areas of Outstanding Natural Beauty (AONB), and it safeguards, maintains and enhances the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site. The site is not located within an AONB area; however, it is located approximately 1.5km from the Llŷn AONB. Due to the distance between the site and the AONB and the fact that there are mature trees, hedgerows and cloddiau around and within the site, it is not considered that the proposal would have a significant impact on the AONB. It is also proposed to reinforce the existing vegetation on the site and a plan was submitted to manage this vegetation. It is not considered that the proposal is likely to cause significant damage to the AONB landscape and therefore the proposal complies with the requirements of policy B8.

5.15 The application site abuts the Landscape Conservation Area. As referred to already, the site is surrounded by mature trees, hedgerows and cloddiau and therefore it is not considered that the proposal would stand out prominently in the landscape. It is also proposed to reinforce the existing vegetation on the site and in the site’s vicinity and a plan has been submitted to manage this vegetation. In light of this, it is not considered that the proposal is likely to cause significant damage to the landscape conservation area and it is therefore considered that the proposal complies with the requirements of policy B10.

Historic Landscapes, Parks and Gardens 5.16 Policy B12 of the Gwynedd Unitary Development Plan relates to the safeguarding of landscapes, parks and gardens of special historical interest in Wales from developments which would cause significant damage to their character, their appearance or their setting. In this case, the Boduan Historic Park and Gardens are located approximately 250 metres to the west, although the essential setting of the historic garden is located immediately by the site. The proposal is also in the vicinity of the Bodegroes Historic Park and Garden. CADW was consulted on the application and in their observations on the original plans they required more information in order to fully assess the proposal. In light of substantially reducing the proposal, CADW is of the opinion that the proposal is unlikely to have a significant impact on the historic parks / gardens. The site is located near the setting of the gardens; however the existing trees and hedgerows would assist to retain the setting of the Boduan historic garden. The policy notes that proposals on sites that are visible from historic parks and gardens should be refused if they lead to a significant impact on their character, appearance or setting. It is not considered in this case that the impact PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

is significant or that it would cause significant harm. The site also lies within the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest. The landscape in this area is typically a parkland landscape. The fact that the development has been significantly reduced in size is a way of ensuring that the existing pattern of park land remains and that the proposal would not have an adverse effect on this historic landscape. In accordance with the above and in light of reducing the size of the proposal, CADW was of the opinion that the proposal is unlikely to have a significant impact on the listed historic landscape. It is therefore not considered that the proposal would have any greater impact than any local impact on the Llŷn and Bardsey Island Landscape of Outstanding Historic Interest. In light of the above, it is considered that the proposal complies with policy B12.

Design and Materials 5.17 Policy B22 of the Gwynedd Unitary Development Plan promotes good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. In addition to the solar panels themselves, it is also proposed to construct ancillary structures such as a sub-station, transformers, inverter stations, a communications building and a storage shed. The buildings vary in size; however, they are not considered excessive. The nucleus of these buildings would be sited in the vicinity of the existing Tyddyn Cae buildings / sheds and it is considered that locating the buildings in this spot would ensure that at least the nucleus of the buildings is located near existing buildings / structures. However, some buildings/ structures would need to be installed on the fields near the solar panels. A green colour has been noted for some of these buildings / structures and it is considered that a condition could be imposed that all the buildings / structures must be coloured green and of a material that reflects the agricultural buildings that can be seen in the area. It is also proposed to erect a security fence to a height of two metres around the site along with CCTV cameras mounted on 3m high poles. The fences are high, but will be constructed of a suitable material, namely wire and timber posts. It is not considered that the fence or the cameras would contribute substantially to the visual impact and again, a condition can be imposed on the colours so that they are better in-keeping. On these grounds, it is considered that the ancillary equipment is suitable and it unlikely to have a significant impact on the landscape. On these grounds, it is therefore considered that the buildings and structures that are ancillary to the PV panels are suitable, and will not have a significant impact on the landscape; thus the proposal complies with the requirements of policy B22.

5.18 Policy B25 of the Gwynedd Unitary Development Plan relates to safeguarding the visual character by ensuring that building materials must be of a high standard that complement the character and appearance of the local area. The plans do not confirm the proposed materials or finishes for all the buildings / structures; however, it is considered that it is possible to agree on the use of materials that reflect the agricultural buildings and the rural nature of the site. On this basis, it is considered that the proposal complies with the requirements of policy B25.

Landscaping 5.19 Policy B27 of the Unitary Development Plan relates to ensuring 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. The proposal includes a proposal to retain the network of existing hedgerows and cloddiau, new planting along existing cloddiau, allowing the area beneath the solar panels to be grazed, plant wild flowers between the security fence and the site. A landscaping scheme was received to indicate this and the method PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

for maintaining and managing the landscaping has been included in the landscape and biodiversity management plan submitted with the application. It is considered that the landscaping details are acceptable and it should be ensured that the measures noted in the management plan are implemented. It is therefore considered that the proposal complies with the requirements of policy B27 above.

General and residential amenities 5.20 Policy B23 of the Gwynedd Unitary Development Plan relates to safeguarding the amenities of the local neighbourhood. The criteria of this policy refer to ensuring reasonable privacy for the users of nearby properties, ensuring that the development will not lead to an overdevelopment of the site, ensuring that the proposal will not add to traffic or traffic-related noise, that the plan reduces opportunities for individuals to behave antisocially and creates an environment where people feel safe to walk, cycle and play, and that the external design and lay-out of the development considers the needs of all its potential users.

5.21 A Glint and Glare Study was submitted as part of the application. This report states that four residential properties in the vicinity of the application could experience some glare in the early morning between 05.40 and 7.10 between March and September. Due to screening from tress and the distance between the development and the road it is considered that the glint and glare matters would not affect the A497 or the road to the east. Reflections would be possible on a section of the road to the north-west of the site. However, the report also states that the development would be screened out of sight in part due to trees and buildings located along the road. It is also noted that any reflections would coincide with direct sunlight which is more intense than solar panel reflection. The report also states that the solar panels are no different to the reflections of still water or glass surfaces and it is considered that it is unlikely that the proposal would cause a significant impact. Responses to the consultation from the Transportation Unit confirm that it is possible to secure effective traffic flow management. Although this is a vast site, it is not considered that the proposal will lead to an overdevelopment of the site in this case, and it is considered that only parts of the site will be visible from outside the site. Therefore, it is considered that the proposal complies with Policy B23 above.

5.22 Policy B34 of the Unitary Development Plan relates to light pollution and lighting and it ensures that proposals do not have a significant impact on amenities, on nearby land use or on the environment. This policy specifically relates to lighting plans, however, the policy explanation also refers to the impact of glare. As above, and based on the information submitted as part of the application, it is not considered that the impact of glare will be significant or harmful in this case. In addition, a planning condition will be imposed on any planning permission to ensure that the materials used will minimise the impact of glare. It is therefore considered that the proposal complies with the requirements of policy B34 above.

Transport and Access Matters 5.23 Policy CH33 of the Gwynedd Unitary Development Plan relates to ensuring safety on roads and streets. In this case, there will only be an increase in traffic during the construction phase and the applicant has submitted a construction, decommissioning and traffic management method statement along with swept path analysis plans. It is intended to gain access to the site from the third class county road near the site. It is understood that there would be a need to widen the rural road in a number of places and the Transportation Unit has noted that this widening work requires a 278 agreement. The Transportation Unit also considers that an assessment should be undertaken of the condition of the road and the bridge on this road prior to, during PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

and after completion of the work. The proposal would generate traffic during the construction phase, however, as soon as it is operational, the traffic levels would not be significant and therefore it is not considered that the development would cause unacceptable traffic levels. The Transportation Unit is satisfied with access being gained through the third class road which serves the site; however, it has been given to understand that the Unit has also contacted the applicant directly to see whether it was possible for them to consider using a temporary access through nearby fields during the construction phase. The applicant’s response to this request is awaited. On these grounds, it is considered that the proposal is unlikely to cause a detrimental impact on the safety of roads and streets; therefore, the proposal complies with the requirements of policy CH33.

Archaeological Matters 5.24 Policy B7 of the Unitary Development Plan relates to sites of archaeological importance and it refuses proposals which will damage or destroy archaeological remains which are of national importance (whether scheduled or not) or their setting. It also refuses any development that will affect other archaeological remains unless the need for the development overrides the significance of the archaeological remains. The Gwynedd Archaeological Planning Service has identified the potential for archaeological remains on the site; and consequently, it has ensured that research work is undertaken on the site in the form of a geophysical survey, in order to further confirm any potential for archaeology on the site. The results of the survey show a potential for further archaeology on the site, therefore the Gwynedd Archaeological Planning Service has recommended that a further evaluation is required before determining the application. This further archaeological evaluation should include a test excavation. Details of the location of the proposed test excavation and a written plan for the investigation were received. The Gwynedd Archaeological Planning Service was contacted for these additional details and its response is awaited. However, as things stand at present, the Gwynedd Archaeology Planning Service requires additional archaeological evaluation work before the application is determined and therefore, for the time being until this additional evaluation has been completed, it is not considered that the proposal complies with Policy B7.

Flooding matters 5.25 A flood consequence report was received as part of the application which assesses the site and the development in terms of the impact on surface water. Natural Resources Wales agrees with the outcome of the report but it was eager to include conditions on the planning permission. It is considered, with conditions, that the proposal complies with the requirements of policy B29 of the UDP.

Biodiversity matters 5.26 An ecological report and a landscape and biodiversity management plan have been submitted with the application. Natural Resources Wales and the Biodiversity Unit have confirmed that the ecological report is comprehensive and has been produced to an acceptable standard. They agree with the conclusions of the report and there is a need to comply with the mitigation measures included in the ecological report. A condition could be included on the permission to ensure that the proposal is developed in accordance with the mitigation measures included within the ecological report. A condition could also be included to ensure that the proposal is implemented in accordance with the measures proposed in the landscape and biodiversity management plan. In light of this, it is not considered that the proposal would have a detrimental impact on protected species or their habitats and the proposal is therefore acceptable in terms of Policy B20. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

5.27 The site is located approximately 500 metres from the Moelypenmaen Site of Special Scientific Interest which has been designated due to its geological interest. Due to the nature and scale of the proposal NRW considers that it is unlikely that the proposal would have a negative impact on any features of the protected site. It is therefore considered that the proposal complies with Policy B16.

6. Conclusions:

6.1 The proposal has been reduced significantly since it was first submitted and in light of this the proposal is considered acceptable and suitable for the location in question. The site is surrounded to a vast extent by mature trees, hedgerows and cloddiau and it is intended to undertake landscaping within the site and in its vicinity in order to reinforce and add to the existing vegetation. Consequently, it is not considered that the proposal would have a detrimental effect on the landscape including the designated landscape of the AONB and the Landscape Conservation Area. Therefore, as a result of the above assessment, it is considered that the proposal is acceptable subject to receiving an additional archaeological evaluation and receiving favourable observations from the Gwynedd Archaeological Planning Service on that evaluation.

7. Recommendation:

7.1 To delegate powers to the Senior Planning Manager to approve the application, subject to receiving a further archaeological evaluation and receiving favourable observations from the Gwynedd Archaeological Planning Service in response to that evaluation - conditions

1. Five years 2. Complete the development in accordance with the amended plans 3. Agree on the external materials of all buildings 4. Agree on the materials/colour of the frames and anti-glare covers 5. Agree on the location and colour of the camera poles 6. Undertake the work in accordance with the landscaping plan 7. Complete the development in accordance with the mitigation measures of the ecological report 8. Complete / implement the development in accordance with the measures in the landscape and biodiversity management plan 9. Highway conditions 10. Archaeological conditions 11. Any electricity cables from the development to the electricity connection should be installed underground, and this should be agreed beforehand with the Local Planning Authority 12. If the solar panels approved in this application remain unused for the purposes of generating electricity for 12 months, they must be permanently removed from the site and the site should be restored to its original condition 13. Submission of surface water management system details 14. No building, structure or raising of ground levels within 7 metres of the bank of any watercourse 15. Agree on a lighting system for the site.

PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Number: 6 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Application Number: C14/0902/39/LL Date Registered: 22/09/2014 Application Type: Full - Planning Community: Llanengan Ward: Abersoch

Proposal: DEMOLISH CURRENT GARAGE AND ERECT A NEW GARAGE WITH BALCONY ABOVE, TWO-STOREY EXTENSION ON THE NORTH SIDE, ERECT NEW RETAINING WALLS, ALTERATIONS AND REFURBISHMENT Location: 75, CAE DU, ABERSOCH, PWLLHELI, LL537DZ

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description:

The application is for constructing extensions, erecting new retaining walls and alterations to the current property. It is intended to demolish a current garage that has a balcony on top of it, and construct a single-storey extension with a balcony in its place. This single-storey extension would measure approximately 3 metres by 8.5 metres with the height to the ridge measuring 2.5 metres, but there would also be a glass screen measuring 1.0 metre on top of that. This extension will be built on the southern gable end. On the northern gable end, it is intended to construct a two-storey extension that would measure 4.3 metres by 4.8 metres with the height to the ridge measuring 5.7 metres. It is proposed to set this two-storey extension back by about 3.7 metres from the front of the existing house. It is also intended to further extend sections of the rear of the property closer to the existing retaining wall that is located to the rear of the property. These changes to the back of the property would mean that the property would be closer to the retaining wall by about 1.2 metres. It is intended to complete the external walls of the extension with a white or cream render and partly timber cladding of a light grey colour. The roof would be finished with slate. The new retaining wall that is to be built at the front would be finished with local natural stone. It is also intented as part of the proposal to create a car park for 3 vehicles and undertake some landscaping / planting. Since the application has been submitted the design of the two-storey extension has been amended to have a design that was more in keeping with the existing property.

1.2 The property is located in a housing estate within the Abersoch development boundary. The site is also located within the Area of Outstanding Natural Beauty. There are dwellings on the western and southern side of the property. The site’s northern boundary abuts the housing estate's road.

1.3 The application is submitted to committee following receipt of three objections to the proposal.

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. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

2.2 Gwynedd Unitary Development Plan 2009: B8 - THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) - Safeguard, maintain and enhance the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series 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.

B22 – BUILDING DESIGN – Promote good building design by ensuring that proposals conform to a series of criteria relating to safeguarding the recognised features and character of the local landscape and environment.

B23 – AMENITIES - Safeguarding the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria which aim to safeguard the recognised features and amenities of the local area.

B24 – ALTERING AND EXTENDING BUILDINGS WITHIN DEVELOPMENT BOUNDARIES, RURAL VILLAGES AND THE COUNTRYSIDE - Ensure that proposals for alterations or extensions to buildings conform to a series of criteria aimed at protecting the character and amenity value of the local area.

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.

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

CH36 – PRIVATE CAR PARKING FACILITIES – Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidance. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where there is an assessed need for off-street parking and where the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the developer contributes to the cost of improving the accessibility of the site or providing the number of necessary parking spaces on another site nearby.

Gwynedd Design Guidance Chapter 12: Adaptations and extensions.

2.3 National Policies: Planning Policy Wales (Issue 7, July 2014) TAN 12: Design

3. Relevant Planning History:

3.1 CO8D/0528/39/LL - Change of use of an existing garage to an additional room, and erect a new garage and outdoor stairs to the balcony - Approved 22 January 2009.

3.2 C11/0693/39/LL – Two-storey side extension, erect a new garage and change the use of the current garage to an additional room and outside stairs to the balcony – Approved 28 September 2011. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

4. Consultations:

Community/Town Council: Objected due to the fact that it is an over-development in the middle of a housing estate.

Transportation Unit: No objection to the proposal. The plans show an intention to provide more parking along the front of the property, by expanding the plot to hold three vehicles and to be levelled rather than on a slope as it is at present. As well as this an intention is shown to keep the plot of garden in front of the property which facilitates visability around the adjoining junction.

Welsh Water: Not received.

AONB Unit: 75 Cae Du is a modern house set amongst other houses and the house is not prominent in the landscape although it is visible from the estate road. It is intended to demolish the existing garage and erect a new one and make several alterations to the house. There is no objection to the application on grounds of unacceptable impact on the Llŷn AONB.

Public Consultation: A notice was posted on the site and nearby residents were notified.Four objections to the original proposal were received and following a re-consultation on the amended plan, three of the objectors have written to endorse their objections. None of the original objectors confirmed that they were withdrawing their objections. The objections were based on:-

 Overdevelopment of the site.  Scale of the development.  It would disrupt the building line.  Come closer to the retaining wall with the neighbouring property.  Overlooking from roof windows.  The number of roof windows on the western side is excessive.  The height of the balcony to the right is intrusive to the neighbouring property to the right.  The parking spaces mean that it would be necessary to reverse into the road near a busy junction.

5. Assessment of the material planning considerations:

The principle of the development

5.1 Generally policies B22 and B24 of the Unitary Development Plan approve proposals to extend existing houses as long as they comply with the associated criteria and the above-mentioned policies, including:

 The proposal will respect the site and the neighbourhood in terms of scale, size, form, density, location, layout, symmetry, the quality and suitability of materials, aspect, microclimate and density of land use/buildings and spaces around and between buildings. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

 The proposal will not have an unacceptable adverse effect on the form and character of the surrounding landscape or townscape or the local natural or historic environment.  The proposal will not have an unacceptable detrimental impact on prominent views that the public have into, out of, or across the centre, village, rural village or open countryside.  The development and its scale are in keeping with the main building and the local area surrounding the development.  No extension will lead to an unacceptable reduction in amenity space within the curtilage of the house

5.2 In this case, the proposal for erecting a single-storey extension to the southern side of the property and a two-storey extension to the northern gable end, along with partly extending the rear of the property closer to the western boundary.

5.3 The two-storey extension would be located on the property's northern gable end and set back in front of the current property. It would also be lower in terms of height than the current property. The extension would have a slate pitch roof and the external walls would be finished with a combination of white/cream render and light grey timber. The application was amended to have an extension that was more in keeping with the current property in terms of its form, by having a similar roof angle to the current one and keeping to the current eaves line.

5.4 Gwynedd Design Guidance notes that extensions should not dominate the original building and in general, extensions should be smaller in size with a lower ridge line and set slightly back. In addition, the Guidance states that the form of an extension should be in keeping with the original building and in general it should be similar in terms of its proportion, slant of the roof and height of the ridge. As noted, the extension would be smaller in size with a lower ridge line and would also be set back slightly and would therefore correspond with features recommended in Design Guidance.

5.5 In addition to the two-storey extension, the proposal also includes a single-storey extension that would take the place of the current garage. The single-storey extension would have a flat roof, and the roof would be used as a balcony as is the current situation with the roof of the garage. It is also intended to extend sections of the rear of the property out closer to the existing retaining wall that is located on the western boundary. This would be done by carrying on the current roof. It is considered that the intended extensions and alterations blend into the existing property in terms of scale, size and form. Therefore, it is considered that the extensions are in keeping with the current property in terms of its design and scale. It is not considered either that the proposal would be an overdevelopment of the site and there would still be enough amenity land for the property’s use. The land that is proposed to be used for constructing the two-storey extension is currently green land located around the house and it is not considered that building on this land would affect the form or the character of the surrounding townscape and, therefore, the proposal would not have a detrimental impact on the area’s visual amenities. Approval has previously been given in 2011 to construct extensions on this land, and it is not considered that the application in question would have any more of an affect on the surrounding area than that application. It is intended to construct a retaining wall made of local natural stone at the front of the property to create parking spaces. It is considered that the proposal is acceptable in terms of policies B22 and B24 of the Gwynedd Unitary Development Plan and Gwynedd Design Guidance. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Visual amenities

5.6 The site lies within a housing estate and within the Llŷn AONB. The site is surrounded therefore by other built forms such as houses and garages.

5.7 The observations of the AONB Unit on the application were received. These observations state that the property is located amongst other modern buildings and the house is not prominent in the landscape. The observations also state there is no objection to the application on grounds of unacceptable impact on the Llŷn AONB. As already noted, it is considered that the extensions would be in keeping with the existing property and that its design and scale is suitable. It is not considered that the proposal would affect the character of the surrounding townscape and landscape. Therefore, it is not considered that the proposal would affect the area's visual amenities or have a substantial impact on the protected landscape of the AONB. It is considered that the proposal is acceptable in terms of Policy B8 and B25 of the GUDP.

General and residential amenities

5.8 Policy B23 aims to safeguard the amenities of the local neighbourhood. A residential dwelling is located to the west and south of the site. There are also houses to the north and east of the property but the estate road separates the property from those houses. The property towards the west of the site is on higher ground than the application site. The western elevation of the application would be closer to this property than that which is located to the west of the current site. On the western side there are window and door openings on the ground floor but due to the difference in levels there would not be over-looking and a loss of privacy for the neighbouring property from the ground floor windows. There is one window which gives light to the top of the stairs that is located on the first floor level. This window does not form part of any living room, but as a consequence of windows that are located on the eastern side of the neighbouring property, it is possible that there would be an element of over-looking from this window. It would be possible to impose a condition to put opaque glass in this window to avoid any possible over-looking, and it is not considered that this would impair the light that would come in to the top of the stairs. Since submitting the application, several roof window openings that were to be located on the slope of the roof on the western side have been substantially reduced in size. Originally 14 roof windows were to be located on this side but it has now been reduced to six. It was requested that the applicant reduce the number of roof windows to tidy up the appearance of this part of the roof’s development and not for over-looking concerns. The roof windows would be upper level windows and, therefore, it is not considered that there would be any over-looking and loss of privacy resulting from approving the roof windows. The proposal also includes a balcony on top of the single-storey extension that is located to the south of the property. Though there are houses close by, a similar balcony already exists in the property on top of the current garage, and therefore it is not considered that the balcony on top of the proposed single-storey extension that would take the garage's place would impair on the neighbouring residents more so than the current situation. It is not considered that the proposal is likely to increase traffic or offer additional opportunities for individuals to behave antisocially. It is therefore considered that the proposal is acceptable in relation to Policy B23 of the GUDP. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Transport and access matters

5.9 The proposal involves constructing an extension on the house instead of the current garage. Although the garage would be lost, there would be parking spaces for three vehicles that would be created as part of the proposal. The Transportation Unit submitted observations confirming that they had no objection to the proposal. It was noted in the Transportation Unit’s observations that the plans show an intention to provide more parking along the front of the property, by expanding the plot to hold three vehicles and for it to be levelled rather than on a slope as it is at present. The proposal would also keep the plot of garden in front of the property which would facilitate visibility around the adjoining junction. Therefore, it is not considered that the proposal is likely to substantially effect road safety or parking, and that it is acceptable in terms of Policies CH33 and CH36.

Planning History

5.10 Application C11/0693/39/LL was approved in September 2011 and therefore the applicant would have the right to implement this approval up to September 2016. The approval was for:-  A two-storey extension to the northern side but located more to the front of the property rather than the rear.  Change of use of the current garage to be an additional room and external stairs to the balcony.  Constructing a new garage in the north-western corner of the site, directly near the current retaining wall and to the rear of the two-storey extension that was approved. In terms of principle, the proposed development that is the subject of the current application is very similar to what was approved under the application in 2011 and where it would still be possible to implement that approval.

6. Conclusions:

6.1 It is not considered that the proposal would affect the area’s visual amenities or the character of the AONB and that the design of the extension is acceptable. It is not considered that the proposal would cause substantial harm to the amenities of nearby residents and that the proposal is also acceptable from a road safety perspective. Based on the above, it is considered that the proposal is in accordance with relevant planning policies.

7. Recommendation:

7.1 To approve – conditions -

1. Commence within five years. 2. In accordance with the revised plan. 3. Slates to match those of the existing property. 4. Agree on the finish of the external walls. 5. Obscured glass in the window at the top of the stairs on the western elevation. 6. Agree on local natural stone to face the new retaining wall at the front of the property. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

Number: 7 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

Application Number: C14/1042/11/LL Date Registered: 06/11/2014 Application Type: Full - Planning Community: Bangor Ward: Marchog

Proposal: CONSTRUCT FIVE HOUSES TO INCLUDE TWO SEMI-DETACHED HOUSES AND THREE TERRACED HOUSES AND CREATE A NEW VEHICULAR ACCESS Location: TŶ CEGIN, RHODFA PENRHYN, MAESGEIRCHEN, BANGOR, GWYNEDD, LL57 1LR

Summary of the TO DELEGATE POWERS TO APPROVE Recommendation:

1. Description:

1.1 This is a full application to construct five new two-storey houses to include two semi- detached houses and a block of three terraced houses with turning spaces in front of the houses together with a new vehicular access.

1.2 The site is located within the development boundaries of the city of Bangor that is defined as a sub-regional centre in the Gwynedd Unitary Development Plan. The site is within the expansive Maesgeirchen estate on the outskirts of the city and directly nearby to Tŷ Cegin Community Centre and other community buildings. The site is currently vacant and is used in connection with Tŷ Cegin. The highway which runs through the centre of the estate is located to the front of the site.

1.3 The plans show an internal arrangement that would include a lounge, kitchen/dining room and a toilet on the ground floor and two bedrooms and a bathroom on the first floor. Outside, there will be gardens to the front with a parking space and gardens of various sizes to the rear along with a small shed. It is proposed to erect a timber fence along the boundaries of the gardens between the houses. The external finish of the houses would be a combination of smooth render and brick with UPVC doors and windows and a slate roof.

1.4 In addition to the houses, the proposal also means providing a new vehicular access and access road for the houses with a turning space at the far end.

1.5 The following information has been submitted with the application:

• Design and Access Statement • Community and Language Impact Statement

1.6 The application is submitted to committee as the size of the proposed development is greater than that which can be dealt with under the delegated procedure.

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. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

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 B11 – OPEN SPACES BETWEEN OR WITHIN VILLAGES AND TOWNS Ensures that proposals that cause significant harm to the function or importance of open spaces between villages/towns or open spaces within towns or villages which are important to their character are refused.

POLICY B22 – BUILDING DESIGN - Promote good building design 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 B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding 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 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 CH3 - NEW HOUSES ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND URBAN CENTRES – Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres.

POLICY CH6 – AFFORDABLE DWELLINGS ON EACH DESIGNATED SITE IN THE PLAN AREA AND ON UNDESIGNATED SITES THAT BECOME AVAILABLE WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND THE URBAN CENTRES – Approve proposals to develop housing on sites that have been designated for housing or ad hoc sites for five units or more within the development boundaries of the sub-regional centre and the urban centres that provide a suitable element of affordable housing.

POLICY CH30 – ACCESS FOR ALL – Refuse proposals for residential/business/industrial 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 provided they conform to specific criteria relating to the vehicular entrance, the standard of the existing roads network and traffic calming measures. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

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 proximity of the site to a public car park.

In addition to GUDP policies, full consideration is given to the Authority’s adopted Supplementary Planning Guidance (SPG), which are material and relevant considerations. The following are considered to be relevant in this case:

 Affordable housing  Planning and the Welsh Language  Housing developments and open spaces of recreational value

2.3 National Policies:

Planning Policy Wales – edition 7, 2014

Technical Advice Notes (TAN)

- TAN 2: Planning and Affordable Housing - TAN 12: Design - TAN 20: Planning and the Welsh Language

3. Relevant Planning History:

3.1 C01A/0238/11/R4 – Demolish the existing flats and construct a healthy living centre along with a car park – approved – 06.06.2001.

3.2 C05A/0670/11/R4 – Erect a mast for an Amateur Radio Club – APPROVED – 02.11.2005.

4. Consultations:

Community/Town Council: No objection

Transportation Unit: The amended plan submitted has confirmed the relocation of the traffic calming tortoise. It has not been located appropriately but it could be agreed under an application for street works rather than a planning application.

Natural Resources Wales: No objection - standard advice

Welsh Water: No response

Biodiversity Unit: No observations to offer

Strategic Housing Unit: We have identified this development within our smaller units grant programme. The provision will enable families affected by changes to the welfare benefits to have the option of moving to smaller properties following the effect of the ‘bedroom tax' and thus release stock to those needing more suitable properties in the area. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

Public Consultation: A notice was posted on site and neighbouring residents were notified. The consultation period has come to an end and no correspondence has been received objecting to the proposal.

5. Assessment of the material planning considerations:

5.1 The principle of the development

5.1.1 The proposed development site is located within the development boundaries of the city of Bangor and, therefore, it is in keeping with the general requirements of policy C1 which encourages development within development boundaries,

5.1.2 Policy B11 of the Unitary Development Plan deals with open spaces between or within villages and towns. The policy refers mainly to open spaces that have been designated and shown on the inset maps of the UDP but this site has not been designated. However, the policy also refers to other spaces that emerge that satisfy one or more of the criteria. It is not considered that the site is of any ecological value or adds visual variety to local residents. The site is located in a housing estate in the city of Bangor and, therefore, the site does not create a gap or a physical contribution between dwellings. The plot is used occasionally by the users of Canolfan Tŷ Cegin for outdoor activities (such as stalls etc.), but there are open green spaces on the other side of the building and across the road, along with specific sites that have been designated that could be used instead of this area. Therefore, it is considered that the proposal complies with the requirements of policy B11 and the Supplementary Planning Guidelines: Housing Developments and Open Spaces of Recreational Value.

5.1.3 Relevant reports and assessments were submitted as is required in accordance with current regulations and the requirements of policies A1 and A2 of the GUDP.

5.1.4 Based on the above, it is believed that the proposal is in accordance with the policies noted above and is acceptable in principle, subject to consideration and full assessment of all other material planning matters, including the observations received and compliance with the requirements of other relevant policies.

5.2 Visual amenities

5.2.1 The current site is an open green space with seating equipment and a bin. However, it is a site that is within a densely built up area including a number of residential houses of various appearances and sizes / forms as well as various community buildings.

5.2.2 This proposal would involve a fairly traditional development in terms of form and lay-out with gardens to the front and rear. There are various housing patterns in the adjoining area, including blocks of flats and a variety of houses. There are houses backing onto this site in the form of a semi-circle. There is no uniform pattern to the houses in the nearby area and therefore it is not considered that there is a need to convey one specific appearance.

5.2.3 This proposal is believed to be acceptable in terms of visual amenities, considering the current condition of the site and the proposed size, form and appearance of the proposed houses. It is therefore believed that the proposal satisfies the requirements of policies B22, B23 and B25. PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

5.3 General and residential amenities

5.3.1 As is expected within an area that had already been densely developed to this extent, residential houses surrounds the whole site. The existing houses located to the rear of the proposed development include long gardens. This means that there is a distance of approximately 22 metres between the backs of the proposed houses and the nearest parts of the existing houses.

5.3.2 There is a road to the front of the site with public buildings on the other side of the road and the Tŷ Cegin building will be behind the terrace of three houses with a distance of approximately 10m between the buildings, however, it is not believed that these houses will have a detrimental effect on the centre.

5.3.3 It is believed that there would be sufficient distance between the proposed houses and the existing houses/buildings and therefore it is not believed that the development would have an excessive detrimental effect on existing residents’ residential amenities or on the area’s general amenities. It is therefore considered that the proposal is acceptable and satisfies the requirements of policy B23.

5.4 Transport and access matters

5.4.1 The plans show that it is proposed to create a new access to the site and consequently there is a need to move the traffic calming tortoise that is located on the highway and outside the application site. The Transportation Unit is satisfied with the location of the entrance but not with the proposed location of the traffic calming tortoise. It has been confirmed that it will be possible to relocate the tortoise and make it more suitable but this will not be agreed via the planning process as it is a street works permission that will be required.

5.4.2 There is no objection to the proposal or to the entrance that is the subject of the application and, therefore, the proposal satisfies the requirements of policies CH30, CH33 and CH36.

5.5 Language Matters

5.5.1 A linguistic statement was received with the application. The proposal is for providing dwelling houses of a reasonable size within the development boundary. It is also proposed to provide more rented housing locally, offering a variety of the type of housing available including two-storey houses. Therefore, it is not anticipated that the proposal would have a significant impact on the Welsh language and the community and that it would be acceptable in respect of Policy A2 of the GUDP.

5.6 Section 106 agreement matters

5.6.1 The requirements of Policies CH3 and CH6 state that a percentage of units on each site of five or more houses (that have not been designated but are within development boundaries) must be affordable to meet general local need for affordable housing.

5.6.2 However, taking into consideration that the applicants are preparing new rented social housing for local residents under their statutory responsibilities, the view in this particular case is that the planning application can be dealt with as an exception to these policies. The affordability of these houses is controlled and reflected in the size and design of the houses and therefore in accordance with the guidelines included in the Supplementary Planning Guidance: Affordable Housing (November 2009). PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT MANAGER CAERNARFON

5.6.3 Also, it can be seen in the Strategic Housing Unit’s observations that the development provides houses of a smaller size and, therefore, bearing in mind the amendments made to housing benefits, it provides options for smaller families or individuals to move to smaller houses such as these, thus releasing larger houses to satisfy the local need.

6. Conclusions:

6.1 This site is located within the development boundaries of the city of Bangor as noted in the GUDP. It is considered a site that is suitable for development and the proposal is considered acceptable in terms of satisfying the local need for housing.

6.2 Considering the above and having given due consideration to all relevant planning matters, it is believed that the proposal is acceptable and after receipt of confirmation regarding the access arrangements to the site, it is believed that the proposal satisfies the requirements of the relevant policies as noted above.

7. Recommendation:

7.1 To delegate the power to the Senior Planning Manger to approve the application subject to receipt of further plans from the applicant and confirmation from the Transportation Unit that the new access is acceptable.

Conditions -

1. Time 2. Comply with plans 3. Slate 4. Materials 5. Landscaping 6. Removal of permitted development rights 7. Highways

PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Number: 8 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Application Number: C14/1043/11/LL Date Registered: 06/11/2014 Application Type: Full - Planning Community: Bangor Ward: Marchog

Proposal: ERECT 6 NEW TWO STOREY DWELLINGS IN THE FORM OF TWO BLOCKS OF THREE TWO BEDROOM TERRACED HOUSES WITH ASSOCIATED GARDENS AND PARKING SPACES Location: TAN Y BRYN ROAD, MAESGEIRCHEN, BANGOR, GWYNEDD, LL57 1SP

Summary of the TO DELEGATE POWERS TO APPROVE Recommendation:

1. Description:

1.1 The application is a full application for erecting 6 new two-storey dwellings in the form of two blocks of three terraced houses with associated gardens along with parking spaces at the front of the houses.

1.2 The site is located within the development boundaries of the city of Bangor that is defined as a sub-regional centre in the Gwynedd Unitary Development Plan. The site is within the extensive estate of Maesgeirchen on the city’s periphery and is a site that has recently been cleared of structures that had existed there previously (a series of single-storey garages).

1.3 An existing road leads to the site while two-storey residential houses surround both sides, along with blocks of four-storey flats which are also nearby. As noted, the site has been cleared but continues to contain hard standings where the garages had been built.

1.4 The houses would include a lounge, kitchen / dining room and a toilet on the ground floor and two bedrooms and a bathroom on the first floor. Outside, there would be a garden in the front with a parking space for vehicles, an extensive garden in the back along with a small shed while both end houses would have gardens on the side. It is proposed that a wooded fence be erected along the gardens’ boundaries between the houses. The external finish of the houses would be a combination of smooth brick render with UPVC doors and windows and a slate roof.

1.5 In addition to the houses, the proposal also means undertaking changes and improvements to the nearby road as well as to the existing pavements.

1.6 The following information has been submitted with the application:

• Design and Access Statement • Community and Language Impact Statement

1.7 The application is submitted to committee as the size of the proposed development is greater than that which can be dealt with under the delegated procedure.

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 PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

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:

REDEVELOPING AND REUSING PREVIOUSLY USED LAND – STRATEGIC POLICY 6 - Priority will be given to making appropriate and suitable use of previously developed land, which is suitable for development, or buildings that are vacant or not used to their full potential. Development should make the most efficient and practicable use of land or buildings in terms of density, siting and layout. A development should make the best and most effective use of land or buildings in terms of density, location and setting.

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 B22 – BUILDING DESIGN - Promote good building design 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 B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding 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 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 C3 – RE-USING PREVIOUSLY DEVELOPED SITES - Proposals that give priority to reusing previously developed land or buildings and which are located within or adjacent to development boundaries will be permitted provided the site or the building and use are appropriate.

POLICY CH3 - NEW HOUSES ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND URBAN CENTRES – Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres.

POLICY CH6 – AFFORDABLE DWELLINGS ON EACH DESIGNATED SITE IN THE PLAN AREA AND ON UNDESIGNATED SITES THAT BECOME AVAILABLE WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND THE URBAN CENTRES – Approve proposals to develop housing on sites that have PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON been designated for housing or sites at random for five units or more within the development boundaries of the sub-regional centre and the urban centres that provide a suitable element of affordable housing.

POLICY CH30 – ACCESS FOR ALL – Refuse proposals for residential/business/industrial 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 provided they 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 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 proximity of the site to a public car park.

In addition to GUDP policies, full consideration is given to the Authority’s adopted Supplementary Planning Guidance (SPG), which are material and relevant considerations. The following are considered to be relevant in this case:

 Affordable housing  Planning and the Welsh Language

2.3 National Policies:

Planning Policy Wales (Version 7, 2014)

Technical Advice Notes (TAN)

- TAN 2: Planning and Affordable Housing - TAN 12: Design - TAN 20: Planning and the Welsh Language

3. Relevant Planning History:

3.1 Application C14/0656/11/HD – notice to demolish 19 garages – approved 12.08.14. Work has been undertaken.

4. Consultations:

Community/Town Council: No objection

Transportation Unit: No objection in principle but further information is needed regarding the long term arrangement for Lôn y Parc in order to include relevant conditions.

Natural Resources Wales: No observations, but propose general advice.

Welsh Water: Not received

Public Protection Unit: Not received PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

Strategic Housing Unit: This development has been identified within a smaller units grant programme as it would be providing smaller units, leaving larger units to be released for general demand.

Public Consultation: A notice was posted on site and neighbouring residents were notified. The consultation period has come to an end and no correspondence had been received objecting.

5. Assessment of the material planning considerations:

5.1 The principle of the development

5.1.1 This site of the proposed development is located within Bangor city’s development boundaries, and is considered to be a site that has already been developed. The principle of redeveloping such sites is considered acceptable and complies with the requirements of relevant local and national policies and guidance.

5.1.2 Paragraph 4.9.1 of Planning Policy Wales (version 7, 2014) states that “preference should be given to previously developed land (or brownfield land), wherever possible, rather than greenfield sites…”

5.1.3 It is believed that this is consistent with the general requirements of policies C1, C3 and strategic policy 6 of the UDP which encourages and supports proposals for redevelopments within development boundaries and on previously developed sites.

5.1.4 Relevant reports and assessments were submitted as is required in accordance with current regulations and the requirements of policies A1 and A2 of the GUDP.

5.1.5 It is, therefore, believed that the proposal is in accordance with the policies noted above and is acceptable in principle, subject to consideration and full assessment of all other material planning matters, including the observations received and compliance with the requirements of other relevant policies.

5.2 Visual amenities

5.2.1 The existing site has been empty and open since the garages that stood there previously were demolished, with the concrete hard standings continuing to exist there. However, it is a site that is within a densely built up area including a number of residential houses of various appearances and sizes / forms as well as blocks of four- storey flats.

5.2.2 This proposal would involve a fairly traditional development in terms of form and lay-out with gardens to the front and rear. There is no uniform pattern to the houses in the nearby area and therefore it is not considered that there is a need to convey one specific appearance.

5.2.3 This proposal is believed to be acceptable in terms of visual amenities, considering the current condition of the site and the proposed size, form and appearance of the houses. It is therefore believed that the proposal satisfies the requirements of policies B22, B23 and B25.

5.3 General and residential amenities PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

5.3.1 As is expected within an area that had already been developed this densely, residential houses surrounds the whole site. Existing houses that are to the back of the development site have long gardens which would abut the back gardens of the proposed houses. This means that there is a distance of approximately 30 metres between the backs of the proposed houses and the nearest parts of the existing houses to this direction.

5.3.2 The is an existing road to the front of the site with residential houses on the furthest side of the road, there would be a distance of approximately 24 metres between the nearest front of the proposed houses and these houses. Plas Mabon flats are to one side, and this would be the building nearest to the proposed houses, however, it is not believed that these houses would have a detrimental effect on these flats as the gardens would be nearest to the building, not the new houses themselves.

5.3.3 It is believed that there would be sufficient distance between the proposed houses and the existing houses / flats and therefore it is not believed that the development would have an excessive detrimental effect on existing residents’ residential amenities or on the area’s general amenities. It is therefore considered that the proposal is acceptable and satisfies the requirements of policy B23.

5.4 Transport and access matters

5.4.1 As referred to above, the Transportation Unit has asked for confirmation of what is intended to be done to a part of Lôn y Parc, namely the road which runs past the front of the site. The plan shows a proposal to divert part of the road by creating a bend in the road, no information has been submitted explaining what would happen to the road’s original alignment and if it would be kept as a footway or as parking spaces for adjacent houses.

5.4.2 There is no objection in principle to the proposal in its entirety, but this information was required in order to support the relevant conditions on the permission. No response had been received for this application at the time this report was written, but it is not believed that the development as shown is unacceptable in terms of its form, including access and parking provision. Having received the abovementioned information / confirmation, it is believed that the development could include a condition and therefore would satisfy the requirements of policies CH30, CH33, and CH36.

5.5 Linguistic Matters

5.5.1 A Linguistic and Community Impact Statement was submitted to coincide with the application, the content was assessed by the Joint Planning Policy Unit:

 They did not believe that the nature and scale of the proposed development were likely to have an adverse impact on the Welsh language  The development of affordable housing for the local population is likely to have a positive impact on the local area by keeping the local population in the community  The development is not likely to have an impact on the local school as there is sufficient capacity to cope with any increase in the number of children as a result of the development.

5.6 Section 106 agreement matters PLANNING COMMITTEE DATE: 12/01/2015 REPORT OF THE SENIOR PLANNING AND ENVIRONMENT SERVICE MANAGER CAERNARFON

5.6.1 The requirements of Policies CH3 and CH6 state that a percentage of units on each site of five or more houses (that have not been designated but are within development boundaries) must be affordable to meet general local need for affordable housing.

5.6.2 However, taking into consideration that the applicants are preparing new rented social housing for local residents under their statutory responsibilities the view in this particular case is that the planning application can be dealt with as an exception to these policies. The affordability of these houses is controlled and reflected in the size and design of the houses and therefore in accordance with the guidelines included in the Supplementary Planning Guidance: Affordable Housing (November 2009).

5.6.3 Also, it can be seen in the Strategic Housing Unit’s observations that the development provides houses of a smaller size and, therefore, bearing in mind the amendments made to housing benefits, it provides options for smaller families or individuals to move to smaller houses such as these, thus releasing larger houses to satisfy local need.

6. Conclusions:

6.1 This site is located within the development boundaries of the city of Bangor as noted in the GUDP. It is considered a brownfield site that is suitable for development and the proposal itself in terms of providing living units to satisfy the need for affordable housing is considered acceptable.

6.2 Having considered the above and all the relevant planning issues including the local and national policies and guidance, as well as the observations received, it is believed that this application is acceptable subject to accepting confirmation regarding the proposed changes to Lôn y Parc.

7. Recommendation:

7.1 To delegate the power to the Senior Planning Manger to approve the application subject to receipt of further details from the applicant regarding the arrangements for Lôn y Parc and receiving confirmation from the Transportation Unit that these arrangements are acceptable.

Conditions - 1. Time 2. Comply with plans 3. Slate 4. Materials 5. Landscaping 6. Removal of permitted development rights 7. Highways

PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Number: 9 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Application Number: C14/1065/42/LL Date Registered: 20/10/2014 Application Type: Full - Planning Community: Nefyn Ward: Morfa Nefyn

Proposal: LOCATE 7 NEW TOURING CARAVAN PITCHES ON THE EXISTING SITE AND EXTEND THE SITE TO LOCATE 14 TOURING CARAVAN PITCHES ALONG WITH IMPROVEMENTS TO THE SITE ENTRANCE, LANDSCAPING AND ASSOCIATED WORKS Location: TŶ'NY COED TOURING PARK, MORFA NEFYN, PWLLHELI, GWYNEDD, LL536BP

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 This is an application to increase numbers and extend an existing 20 touring caravan site at Tŷ’n y Coed, Morfa Nefyn. The proposal would involve adding seven new pitches within the existing site and would include improvements to the entrance, landscaping and associated works. It is also proposed to extend the site to an adjoining field, where the current toilet facilities and a historical static caravan are located, in order to site 14 touring caravans around the boundaries of the field. The proposed additional number of 21 caravans would therefore give a total of 41 units on the site.

1.2 The site lies in the village of Morfa Nefyn and is accessed from the county main road, the B4417. It is understood that the site has been operating as a touring caravan park since the early 1990s. The site’s boundaries are landscaped with mature hedgerows and trees here and there within the site. There is a public footpath beyond the eastern boundary hedge of the extended site, and there is an unclassified narrow county road beyond the western boundary of the site. The site is outside the development boundary of Morfa Nefyn village and is within land that is defined in the inset maps of the Gwynedd Unitary Development Plan as protected open land between the village of Morfa Nefyn and the Nefyn local centre.

1.3 The application is submitted to the Committee as it involves a development of five or more 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: 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. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

POLICY B11 – OPEN SPACES BETWEEN OR WITHIN VILLAGES AND TOWNS – Ensure that proposals which would cause significant harm to the function or importance of open spaces between towns/villages or open spaces within towns or villages that are important to their character are refused.

POLICY 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.

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

Policy CH22 – All parts of the cycling network, footpaths and rights of way will be protected by encouraging proposals to incorporate them satisfactorily within the development and by refusing proposals which will prohibit plans to extend the cycling network, footpaths or rights of way. Should this not be possible, appropriate provision will have to be made to divert the route or to provide a new and acceptable route.

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 D20 SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS – EXTENSIONS, ADDITIONAL PITCHES, RELOCATION AND EXCHANGES – Proposals for an increase in the number of pitches, extensions to sites, or the relocation or exchange of pitches will be approved if the proposal forms part of a plan to secure environmental and visual improvements, and meets other criteria that relate to the impact of the development on the local area.

Supplementary Planning Guidance, Gwynedd Council: Holiday Accommodation (July 2011)

Supplementary Planning Guidance, Gwynedd Council: Planning and the Welsh Language (November 2009)

2.3 National Policies: Planning Policy Wales 2014 Technical Advice Note 13 – Tourism Technical Advice Note 18 – Transport Technical Advice Note 20 – Planning and the Welsh Language

3. Relevant Planning History:

C00D/0163/42/LL Construct a toilet and shower block: Approved 23 June 2000

C98D/0453/22/LL Locate 10 additional caravans: Approved 3 June 1999

C98D/0218/22/LL Use land for storing touring caravans during the holiday season: Refused 31 July 1998 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

2/22/310C – A site for 10 touring caravans: Approved 21 July 1994

2/22/310B Toilet facilities: Approved 22 January 1992

2/22/310A – A site for 10 touring caravans (not implemented): Approved 31 October 1986

2/22/310 – An entrance for touring caravans: Approved 1 March 1983

3/4/816 – Locate one (static) caravan: Approved 30 July 1965

4. Consultations:

Community/Town Council: No objection.

Transportation Unit: I refer to the above application, and confirm that I have no objection to the proposal. The site abuts one of the main roads, namely the class B road between the villages of Nefyn and Morfa Nefyn, therefore the increase in numbers is unlikely to have a detrimental effect on the roads network. I also note the aim to change the boundaries with the main road and I confirm that I have no objection provided the proposal keeps to the same landscaping line.

Public Protection Unit: Submit observations in relation to compliance with the site licence.

Footpaths Unit: The Countryside and Access Department is anxious to ensure that public footpath no. 11 Nefyn will be protected during and at the end of the development.

Welsh Water: Not received

Fire Service: Not received

Public Consultation: A notice was placed on the site and the nearest neighbours were informed. The advertising period ended on 27 November 2014. No objections had been received.

5. Assessment of the material planning considerations:

The principle of the development

5.1 Policy D20 of the GUDP approves proposals to increase the number of pitches on existing touring caravan sites by means of an extension provided the proposal forms part of a plan that will secure environmental and visual improvements in terms of the location, layout, design and appearance of the site, and its position in the surrounding landscape. Furthermore, it is a requirement that the proposed development will not exceed the reasonable capacity of the immediate locality to accommodate such a development, taking into account the cumulative impact of existing touring caravan sites.

5.2 The proposal to hand is an extension to a site that currently has permission to site 20 touring caravans. It is intended to add seven new pitches to the existing site, undertake improvements to the entrance, undertake landscaping and locate 14 new PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

touring caravans on an adjoining field, which would give a total of 41 units on the site. The current field is long and level and extends away from the B4417 county road, and goes fairly unnoticed in the landscape. A clawdd is planted on the boundary with the road. There are mature trees on the remaining boundaries. The field where the extension will be is also obscure, located behind the agricultural buildings of the Bryn Iddon property, but again it is well landscaped around the boundaries. The block containing the site's toilet facilities is located in this field, along with a historical static caravan. It appears that environmental improvements have already been made recently within the site, with a road of fine slate, a parking area and planting having been undertaken. It is intended to undertake further landscaping as part of the proposal, which would include planting a row of trees in the middle of the extension field, and planting trees within the boundaries of the existing hedges. The site is neither prominent nor intrusive in the landscape, and does not have a harmful impact on the visual amenities in the vicinity. It is believed that the location and layout of the units and landscaping within the site ensures that the new units would integrate acceptably with the site. Whilst it is realised that that number of touring units are doubling on the site, it is believed that the numbers are within the reasonable capacity of the locality to accommodate the increase, given that the site is central in the village and is close to the county roads network and public transport. The environmental improvements proposed are also acceptable to improve the appearance of the site, which is already of a good and desirable standard. There is no touring site in the immediate vicinity of the site, or in the same visual context, therefore it is not considered that a cumulative effect exists in this case. It is therefore considered that the proposal in question complies with the requirements of policy B27 landscaping and policy D20 of the GUDP which relates to extensions and additional pitches on existing touring caravan sites.

5.3 It is noted that the application site is on land designated in the proposals maps of the GUDP as protected open land between the villages of Morfa Nefyn and Nefyn. As this is an existing touring caravan site, with the extension located amongst and behind existing buildings, it is not considered that the proposal compromises or causes a substantial visual intrusion to the open space that is to be protected. The proposal is considered acceptable in terms of Policy B11 of the GUDP.

5.4 The amenities of nearby residents The caravan site is located in the centre of Morfa Nefyn village and consequently there are residential dwellings in the vicinity of the site. It is considered that there is sufficient space for the increase in numbers without overdeveloping the site and although there would be some increase in the traffic using the site, it is not considered that this increase would cause significant harm to local amenities bearing in mind the standard of the road. The site is well-screened and therefore its impact is contained within the boundaries. Taking the current use into consideration, it is not considered either that the proposal would cause significant harm to the amenities of the local neighbourhood. No objection was received to the proposal from neighbours. It is believed that the proposal is acceptable in respect of Policy B23 Amenities of the GUDP.

5.5 Transport and access matters The site is accessed from the second class county road, the B4417 which is straight and flat, and the opening is slightly outside the 30 miles per hour zone. There is adequate visibility in both directions, and it is considered acceptable in terms of road safety. It is not considered that the increase in numbers is likely to have an adverse effect on the roads network given the standard of the road. There is sufficient parking PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

space within the site, and there is an overflow car park which has been improved recently. It appears that recent work has been undertaken on the entrance as well, and it is intended to improve the planting on the clawdd. The Transportation Unit has no objection to the proposal, therefore it is considered to comply with the requirements of policy CH33 which relates to road safety.

5.6 As the public footpath is on the other side of the eastern boundary hedge of the field which is the subject of the extension, the proposal will not affect the course of the path nor will it obstruct its use in this case. The proposal is therefore acceptable in respect of policy CH22 of the GUDP.

5.7 Language Matters Policy A2 of the GUDP states that proposals that would cause significant harm to the social, linguistic or cultural cohesion of communities, due to their size, scale or location, should be refused. As the proposal involves a tourism development which will create ten or more holiday units there is a requirement for a Language and Community Statement to be prepared in order to comply with the Supplementary Planning Guidance: Planning and the Welsh Language. A Language and Community Statement was received as part of the application and the Joint Planning Policy Unit was consulted. Their response was received which notes that it is not believed that the nature or scale of the development are likely to have an adverse impact on the Welsh language. Since the proposal is solely for touring caravan pitches and not permanent pitches, it is unlikely that the development will have an impact on inward migration to the area. Based on the response, it is considered that the proposal is acceptable in the context of policy A2 of the GUDP.

6. Conclusions:

6.1 The site in question is not intrusive or prominent in the landscape, and therefore it is believed that the site is suitable to accommodate additional units. The site is of a high standard and is well-screened along the boundaries, and the additional landscaping would lead to environmental improvements which would contribute positively to its setting and appearance in the landscape. It is not considered that the application will lead to harming neighbouring residents’ amenities, given that this is an existing site and is close to the roads network. As it is a touring site it is not considered that the development will have a harmful impact on the Welsh language. It is considered that the proposal complies with the policies discussed above, and is therefore acceptable to be approved with relevant planning conditions.

7. Recommendation:

7.1 To approve with conditions –

Five years In accordance with the plans Restrict the numbers Restrict operation Time period / touring only Holiday only Keep a register Landscaping Protect public footpaths No storing

PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Number: 10 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Application Number: C14/1083/42/LL Date Registered: 06/11/2014 Application Type: Full - Planning Community: Nefyn Ward: Morfa Nefyn

Proposal: CHANGE OF USE TO INCLUDE 16 ADDITIONAL TOURING CARAVANS INCLUDING A ROAD AND HARD STANDINGS Location: TU HWNT I'R FFRWD, MORFA NEFYN, PWLLHELI, LL538UP

Summary of the Recommendation: TO REFUSE

1. Description:

1.1 This is an application to change the use of a field in order to site 16 touring caravans on it that would form an extension to the site of Tu Hwnt i’r Ffrwd, which has already received planning permission for a touring caravan site. The proposal also includes engineering work to create pitches and a ‘bodpave’ road around the field along with an element of additional landscaping to create new ‘cloddiau’ and to reinforce existing hedges. The field in question is adjacent to a field that was granted planning permission under number C12/0862/42/LL for 14 touring units. The toilet block which formed part of that permission has already been erected, but the caravan use has not yet been operated. The field in question is approximately 50m from the second class county road, namely the B4412 to Morfa Nefyn.

1.2 Planning permission has also been approved to site 11 touring caravans and hard standings on another field below the existing agricultural shed on the same holding under application number C12/1564/42/LL. The 16 caravans that are the subject of this application would therefore be in addition to the 25 caravans that have already been permitted in Tu Hwnt i’r Ffrwd and would make a total of 41 units on the site.

1.3 This is a re-submission of an application refused by the Planning Committee in October 2013, namely application number C13/0758/42LL for a 16 touring caravan site. The application was refused as it was considered that the extension to the site would stand out as a prominent and intrusive feature in the countryside.

1.4 The site is two fields away from, or approximately 260m, an area that has been designated a Landscape Conservation Area, and is also within 230m of the Cors Geirch Site of Special Scientific Interest (SSSI). A public footpath runs alongside the access road to the site.

1.5 The application is submitted to the Committee as it involves a development of five or more 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 PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

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

2.2 Gwynedd Unitary Development Plan 2009:

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 B10 – PROTECT AND ENHANCE LANDSCAPE CONSERVATION AREAS - Protect and enhance Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant harm to recognised features.

POLICY B16 – PROTECTING NATIONALLY IMPORTANT NATURE CONSERVATION SITES - Refuse proposals which are likely to cause significant harm to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing the recognised features of the sites.

POLICY 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.

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

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 D20 – SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS – EXTENSIONS, ADDITIONAL PITCHES, RELOCATION AND EXCHANGES - Proposals for increasing the number of pitches, extensions to sites, relocation or exchange of pitches will be approved if the proposal includes a plan to ensure environmental and visual improvements, and meets other criteria regarding the impact of the development on the local area.

Supplementary Planning Guidance, Gwynedd Council: Holiday Accommodation (July 2011)

Supplementary Planning Guidance, Gwynedd Council: Planning and the Welsh Language (November 2009)

2.3 National Policies: Planning Policy Wales 2014 Technical Advice Note 13 – Tourism Technical Advice Note 18 – Transport Technical Advice Note 20 – Planning and the Welsh Language

3. Relevant Planning History: C13/0758/42/LL Create a site for 16 touring caravans including hard standings: Refused 17 November 2013.

C12/1564/42/LL Change of use to create a site for 11 additional touring caravans including hard standings: Approved 11 February 2013. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

C12/0862/42/LL – Establish a site for 14 touring caravans, erection of a toilet block, alterations to access and creation of new access track (Revised application to C11/0576/42/LL): Approved 5 September 2012.

C11/0576/42/LL – Application to establish a site for 13 touring caravans, construction of toilet block, changes to the access and creation of a new access track: Approved 22 December 2011.

C10D/0112/42/LL – Application to establish a site for 33 touring caravans, 33 hard standings, construction of a toilet block, track and improvements to the existing access. Refused May 2010 on the grounds of visual amenities.

C09D/0270/42/LL – Establish a site for 33 touring caravans, 33 hard standings, construction of toilet block, track and improvements to the existing access. The application was withdrawn in September 2009 to give the applicant an opportunity to prepare a landscaping scheme and to plant trees.

4. Consultations:

Community/Town Council: Not received

Transportation Unit: I refer to the above application and wish to state that I do not intend to submit a recommendation as it is supposed that the proposed development would not have a detrimental impact on any road or proposed road.

Public Protection Unit: To submit observations in relation to compliance with the site licence.

Footpaths Unit: Not received

Welsh Water: Not received

Fire Service: No observations to submit. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

Public Consultation: A notice was placed on the site and the nearest neighbour was informed. The advertising period has ended and one letter was received in support and correspondence was received objecting to the application. The objections were based on:  Landscape – an open elevated site, visible from the road, impact on the visual amenities of the area, Landscape Conservation Area and visible from the AONB.  Landscaping – insufficient to conceal the site  Over-development – unsuitable site  Cumulative effect – too many in a small area  Previous application on the same field was refused – continues to be relevant  Questioning the economic benefit arguments noted in the Statement  Two previous permissions not implemented – it is difficult to assess the impact of these and questioning the justification for a further extension  Impact on nearby nature conservation sites The application was supported on the grounds of:  Stating there was no objection

5. Assessment of the material planning considerations:

The principle of the development

5.1 Policy D20 of the GUDP approves proposals to increase the number of pitches on existing touring caravan sites by means of an extension provided the proposal forms part of a plan that will secure environmental and visual improvements in terms of the location, layout, design and appearance of the site, and its position in the surrounding landscape. Furthermore, it is a requirement that the proposed development will not exceed the reasonable capacity of the immediate locality to accommodate such a development, taking into account the cumulative impact of existing touring caravan sites.

5.2 The application to hand is an extension to a site that has extant permission for 11 touring units below the agricultural shed and 14 touring units on the field that is adjacent to the application site. It is proposed to extend into the field in question and provide 16 additional pitches, creating hard standings and a road of ‘bodpave’ material, erection of ‘cloddiau’ and landscaping. The field is in close proximity to the roads network and approximately 50m from the B4412 county road leading from the Bryn Cynan roundabout to Morfa Nefyn. The field is fairly open and level in nature. The proposal would use the toilet facilities that have already been constructed on the adjoining field.

5.3 The previous application, C13/0758/42/LL was refused for 16 touring caravans on the field because it was considered that the proposal would stand out as a prominent and intrusive feature in open countryside and would have an adverse effect on the landscape and visual amenities of the area as a result of its location, lay-out and scale. Therefore, it must be assessed whether the latest application will be different in any way. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

5.4 Since the previous application, it appears that the boundaries of the field have been cleared and the boundary ‘cloddiau’ have been raised somewhat. Plants have also been grown atop the ‘cloddiau’. It is shown in this application that it is proposed to construct ‘cloddiau’ internally to divide the rows of caravans, along with planting work in the corners of the field but this work has not yet been implemented. This time the application shows the proposal to install a ‘bodpave’ surface on the pitches and the access road, rather than a surface of fine slate, and this would be a visual improvement as it would be material that maintains the appearance of grass. The lay- out of the pitches is also an improvement and has been divided into smaller rows. Although there are efforts to introduce environmental improvements with improvements to the boundaries and landscaping having already taken place, the planting has not had any opportunity to establish and the field continues to be open and visible in the landscape. There is no certainty that the planting will take hold or survive here and it is likely that they will take years to establish as thick hedges. Even afterwards, because of the nature of the land, they are unlikely to assimilate or conceal the proposed 16 units into the landscape or from the adjacent B4412 county road.

5.5 Because of the scale and flat and open location of the site, the proposal would not contribute positively to the visual amenities of the area. The objectors have expressed concern regarding the visual effect of the proposal which is in close proximity to a Landscape Conservation Area designation and to the Llŷn Area of Outstanding Natural Beauty. We are not convinced that the proposal before the committee will lead to visual improvements that would enhance the site itself or the surrounding area. One objector states that the visual impact of the site and the current permission cannot yet be seen or appreciated as the use has not commenced. Approving this application would give a total of 41 units on the site. Some state that the development would be an unsuitable overdevelopment and they question whether there is a real justification for extending the site when the caravan use has not commenced. There are also concerns about the cumulative impact of the development as there are several touring sites in the locality but it is not considered that there are any within the same visual context.

5.6 It is stated in the Supplementary Planning Guidance: Holiday Accommodation, Gwynedd Council (2011) that the aim of policy D20 is to encourage developments that will lead to visual improvements and upgrading existing sites, and not promote an increase in the size of a business in terms of the number and size of units on the site. It elaborates to state that applicants will need to be able to demonstrate, to the satisfaction of the Local Planning Authority, that the proposal is essentially a scheme to make visual, environmental, ecological or economic improvements. The Design and Access Statement notes that the development would contribute substantially to the local economy and then presumes the likely expenditure of the 16 units. It is noted also that the applicant has already invested substantially to develop facilities on the site and there is a need for more units to justify the expenditure. Despite the investment and economic advantages, the proposal before the committee does not satisfy the requirements of the policy regarding safeguarding the visual amenities of the area which is one of the reasons why visitors visit the area in the first place.

5.7 It is not considered that there has been any significant change on the site to the circumstances of the previous application and the proposal continues to be contrary to the main principles of policy D20 of the GUDP in the sense that the extension of 16 caravans does not form part of a scheme that would enhance the site and its appearance in the landscape. PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

5.8 General and residential amenities With the exception of the Bryn Cynan Inn, there are no residents near this field; therefore there is no significant concern that the proposal would have an impact on the amenities of nearby residents in this case. The proposal is not contrary to policy B23 of the GUDP. Nevertheless, there are concerns regarding the impact of the proposal on the area’s visual amenities, which have been already discussed.

5.9 Transport and access matters Improvements to the vehicular entrance were authorised in the previous applications for a caravan site and the work involving widening the entrance beside the county road has been implemented. The site in question is very close to the roads network which is of a suitable standard to cope with the increase in traffic. The Transportation Unit has no objection to the application. Therefore, the proposal complies with the requirements of policy CH33 relating to road safety. It is not considered that the proposal would affect the public footpath which runs parallel to the holding’s vehicular track.

5.10 Language Matters Policy A2 of the GUDP states that proposals that would cause significant harm to the social, linguistic or cultural cohesion of communities, due to their size, scale or location, will be refused. As the proposal involves a tourism development and will create ten or more holiday units there is a requirement for a Language and Community Statement to be prepared in order to comply with the Supplementary Planning Guidance: Planning and the Welsh Language. The same Language and Community Statement that was submitted on the previous application has been resubmitted and the same policy observations are relevant which note that it is not believed that the nature or scale of the development is likely to have an impact on the Welsh language. On the basis of the response, it is considered that the proposal is acceptable in the context of policy A2 of the GUDP.

5.11 Relevant planning history There is extant permission for 25 touring units on the holding, and although the work of erecting the toilet block has been completed, the caravan use has not yet been implemented. Generally, the locations of the previous applications were on fields that are less prominent and less open than the field in question, where there is established landscaping and where the units could be integrated into the landscape in an acceptable manner. Every application must be considered on its own merits, and in this case it is considered that the proposed extension is unsuitable and intrusive in the landscape, and does not offer improvements that would be positive for the environment or the visual amenities of the area. It is noted that the committee report for the previous application, C12/1564/42/LL, stated that it would not be appropriate to extend the site that had already been approved due to the more open nature of the landscape.

6. Conclusions:

6.1 The Council is not convinced that any significant visual change has occurred on the site to justify approving this resubmitted application. Although some modifications are proposed and the work of clearing the boundaries, constructing ‘cloddiau’ and planting has taken place, the field continues to be open and prominent in the landscape. It is considered that 16 additional caravans here would be an intrusive PWYLLGOR CYNLLUNIO DYDDIAD: 12/01/2015 ADRODDIAD UWCH REOLWR GWASANAETH CYNLLUNIO AC AMGYLCHEDD CAERNARFON

feature in the landscape and would lead to an unacceptable harmful effect on the area’s visual amenities which is located very close to a Landscape Conservation Area designation. It is questioned whether there is a real justification for extending the site considering that the previous permissions have not been implemented yet. Whilst it is noted that there are no concerns based on highways or local amenities, the main principles of policy D20 are not met, as the proposal does not form part of a scheme that would lead to environmental and visual improvements in respect of the location, layout, design and appearance of the site in the landscape. This proposal therefore continues to be contrary to policy D20 of the GUDP and the SPG: Holiday Accommodation.

7. Recommendation:

7.1 To refuse -

The proposed extension to the caravan site, because of its location, scale, layout and appearance in the landscape, would stand out as a prominent and intrusive feature in open countryside and would have a detrimental impact on the landscape and on the visual amenities of the area. The proposal is therefore contrary to policy D20 of the Gwynedd Unitary Development Plan and the Supplementary Planning Guidance: Holiday Accommodation.