Planning and Access Committee
R HYBUDD O GYFARFOD / NOTICE OF M EETING
Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority
Emyr Williams Emyr Williams Prif Weithredwr Chief Executive Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority Penrhyndeudraeth Penrhyndeudraeth Gwynedd LL48 6LF Gwynedd LL48 6LF Ffôn/Phone (01766) 770274 Ffacs/Fax (01766)771211 E.bost/E.mail : [email protected] Gwefan/Website: : www.eryri.llyw.cymru
Cyfarfod : Pwyllgor Cynllunio a Mynediad
Dyddiad: Dydd Mercher 4 Rhagfyr 2019
Amser 10.00 y.b.
Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.
Meeting: Planning and Access Committee
Date: Wednesday 4 December 2019
Time: 10.00 a.m.
Location: Plas Tan y Bwlch, Maentwrog.
Aelodau wedi’u penodi gan Gyngor Gwynedd Members appointed by Gwynedd Council Y Cynghorydd / Councillor : Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Judith Mary Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;
Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy Members appointed by Conwy County Borough Council Y Cynghorwyr / Councillors : Philip Capper, Wyn Ellis-Jones, Ifor Glyn Lloyd;
Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Ms. Elinor Gwynn, Mr. Neil Martinson, Mr Owain Wyn.
A G E N D A
1. Apologies for absence and Chairman’s Announcements To receive any apologies for absence and Chairman’s announcements.
2. Declaration of Interest To receive any declaration of interest by any members or officers in respect of any item of business.
3. Minutes The Chairman shall propose that the minutes of the meeting of this Committee held on 16th October, 2019 be signed as a true record (copy herewith) and to receive matters arising, for information.
4. Reports by the Director of Planning and Land Management To submit the reports by the Director of Planning and Land Management on applications received. (Copies herewith)
5. Update Reports To submit update reports, for information. (Copies herewith)
6. Reappointment of Local Access Forums by April 2020 To submit a report by the Director of Corporate Services. (Copy herewith).
7. Delegated Decisions To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)
8. Report by the Director of Planning and Land Management To submit a report by the Director of Planning and Land Management on planning annual performance (Copy herewith) - Appendix 1 – Planning Annual Performance Report (APR) for 2018-19
ITEM NO. 3
SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE WEDNESDAY 16th OCTOBER 2019
Councillor Elwyn Edwards (Gwynedd) (Chairman)
PRESENT:
Members appointed by Gwynedd Council Councillors Freya Bentham, Annwen Hughes, Judith Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;
Members appointed by Conwy County Borough Council Councillors Philip Capper, Wyn Ellis Jones, Ifor Glyn Lloyd;
Members appointed by the Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mr. Owain Wyn;
Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Mr. Richard Thomas, Ms. Sara Thomas, Ms. Jane Jones, Mr. Geraint Evans, Ms. Elen Hughes, Mrs. Anwen Gaffey, Mrs. Gwen Aeron Edwards.
Apologies Councillor Alwyn Gruffydd; Ms. Elinor Gwynn, Mr. Neil Martinson.
1. Chairman’s Announcements Members were asked to make every effort to attend the Planning Training session arranged on Friday 8th November 2019 at Plas Tan y Bwlch.
2. Declaration of Interest No declarations of Personal Interests were made in respect of any item.
3. Minutes The minutes of the Planning and Access Committee meeting held on 4th September 2019 were accepted and the Chairman signed them as a true record.
4. Submitted – The report of the Full Planning and Access Committee Inspection held on 11th September 2019.
NP3/22/17N Siting of two camping pods and associated works, Ffridd, Nantlle.
Reported – The Case Officer advised that a satisfactory landscaping scheme had been submitted and that the applicant had agreed to reduce the height of the pod. Case Officer confirmed that the soil bund and container will be moved.
RESOLVED to authorise the Director of Planning and Land Management to grant permission subject to appropriate conditions as outlined.
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5. Reports by the Director of Planning and Land Management Submitted – Reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
6. Update Reports Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
7. Reports by the Director of Planning and Land Management Submitted – Reports by the Director of Planning and Land Management on policy matters.
(1) Eryri Local Development Plan – Annual Monitoring Report for 2018-19 Submitted – A report by the Acting Principal Planning Officer (Policy) to approve the Annual Monitoring Report for submission to the Welsh Government.
Reported – The Acting Principal Planning Officer (Policy) presented the monitoring report and provided Members with further details on the main findings.
Members considered the Monitoring report and made the following observation:- - 3.6 Meeting with Town and Community Councils – feedback from the annual meeting should be included within the monitoring document.
RESOLVED 1. to note the report. 2. subject to including the additional information as outlined, to approve the Annual Monitoring Report for formal submission to the Welsh Government.
(2) Protocol for Affordable Housing Commuted Sums Expenditure Submitted – A report by the Acting Principal Planning Officer (Policy) seeking Members’ approval for the Protocol.
Reported – The Acting Principal Planning Officer (Policy) presented the report which Members considered in detail.
RESOLVED 1. to note the report. 2. to agree that any proposals for expenditure over £15,000 be authorised in consultation with the Head of Service/Management Team and the Chair of the Authority and Chair of the Planning and Access Committee. 3. to approve the Protocol for Affordable Housing Commuted Sums Expenditure as the main strategy for use of commuted sum monies.
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8. Access Forums Report Submitted – A report by the Access Officer to provide a summary of discussions and issues raised at the Northern and Southern Snowdonia Access Forum meetings during September 2019.
Reported – The Director of Planning and Land Management presented the report, for information.
RESOLVED to note the report.
9. Delegated Decisions Submitted and Received – List of applications determined in accordance with delegated authority.
RESOLVED to note the report.
10. Planning Appeal Submitted and Received – copy of the following appeal decision:- Appeal by Mr. Richard Jones against the Authority’s decision to refuse planning permission for the demolition of dilapidated block and stone built former barn/garage to create room for and erection of a 2 bedroom Scotframe rural bungalow at Ar y Bryn, Golan. LL51 9YT (Appeal dismissed)
The meeting ended at 11.40
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SCHEDULE OF PLANNING DECISIONS – 16th OCTOBER 2019
Item No.
5. Report by the Director of Planning and Land Management
(1) NP2/11/52H – Change of use of bus waiting room to retail area for the sale of mountain safety related products, Warden’s Office, Pen y Pass, Nant Gwynant. RESOLVED to grant permission in accordance with recommendation.
(2) NP3/12/AD9J – Installation of timber notice board, Snowdon Ranger Car Park, Rhyd Ddu. Reported – Case Officer advised that the notice board would not be mounted on oak posts. RESOLVED to grant permission in accordance with recommendation.
(3) NP3/12/AD31K – Siting of free standing timber notice board, Car Park, Rhyd Ddu. RESOLVED to grant permission in accordance with recommendation.
(4) NP3/21/35G – Part retrospective application for the retention of change of use of land to a campsite with 4 bell tents, associated toilet and shower trailers, catering trailer and parking/winter storage area and a proposed compost toilet, Pant Hwfa, Llanllechid. Reported – Case Officer presented the report and advised that further details had now been provided. If the details were satisfactory, conditions 10 and 11 would be amended. Public Speaking A representative from Cadnant Planning, the Agents, addressed the Planning and Access Committee and asked Members to consider the following:- - the applicants were not aware that planning permission was required. Once they were made aware they had worked closely with the planning officers. - the Business Plan had already been proven with good reviews from tourists who had stayed on the site. - the applicant had agreed to all the changes requested by the planning officer and the development was now in accordance with policy. - Members were asked to support a local business. RESOLVED subject to reviewing conditions 10 and 11 of the recommendation, to authorise the Director of Planning and Land Management to grant permission subject to appropriate conditions.
(5) NP4/13/182E – Proposed two storey extension, Swn-y-Gog, Betws y Coed. Reported – Case Officer presented the report and detailed background. He advised that it was not clear if the application was contrary to Eryri Local Plan Development Policy 15 and that it was a matter for Members to decide. Public Speaking Mr. Jeff Jones, the applicant, addressed the Planning and Access Committee and asked Members to consider the following:- - the applicant had lived in Swn-y-Gog since 2004. - there had been no further extensions to the house since the initial conversion. - the extension faces a nearby woodland and would not be visible from any viewpoint. - the extension would be to the same high standard as the present building.
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- there were many houses in the Nant Ffrancon area with both ‘T’ and ‘L’ shaped layouts. - the applicant’s family was growing and the children currently have to share a very small bedroom. - the applicant wants to continue to raise his family in the countryside. - the family’s first language is Welsh. - local residents have written in support of the application and the Community Council were also in support. - the family have an active role in the community. - the cost of 3 bedroomed homes in Betws y Coed and Capel Curig were restrictive.
Arising thereon, Members were in support of the application on the grounds that:- - the development was not visible and was of a reasonable size. - was consistent with the Well-being of Future Generations Act 2015. - fulfils a local housing need. - was of appropriate design and materials. RESOLVED contrary to Officer recommendation and for the reasons set out above, to authorise the Director of Planning and Land Management to grant permission subject to appropriate conditions.
(6) NP5/53/130E – Change of use of the reception in the Warden’s Office to shop (A1), Warden’s Office, Llyn Tegid, Bala. Reported – Case Officer presented the report and background. RESOLVED to grant permission in accordance with recommendation.
(7) NP5/57/872B – Installation of vehicle height restriction barrier to car park entrance, Car Park, Penmaenpool. Reported – Case Officer presented the report and background. As a separate matter, Officers agreed to assess car parking on the adjacent road. RESOLVED to grant permission in accordance with recommendation.
(8) NP5/69/113G – Siting of 2 pods and 2 Shepherd’s huts for use as holiday accommodation, Llanfendigaid, Rhoslefain. Reported – Case Officer presented the report and background. Public Speaking Mr. Dafydd Tomos, the Agent, addressed the Planning and Access Committee and asked Members to consider the following:- - the applicant would forego his caravan licence if the application was approved. - there would be visual improvements within the curtilage of a listed building. - it was not an agricultural business, but approval would allow the applicant to employ permanent staff. - the toilet, shower and kitchen meet the Visit Wales standards and some of these principles had already been accepted at the meeting today. - there were areas that were visible but there were also areas which were well screened in places. Hut no. 1 was obscured by a wall and a stone building, whilst it was accepted that hut no. 2 was more visible. - the proposal provides tourist accommodation. RESOLVED to refuse permission in accordance with recommendation.
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6. Update Reports (1) Enforcement Notices, Listed Building Enforcement Notices served under delegated powers and List of Compliance Cases – For Information Arising thereon, NP5/61/ENF23P – St. Davids Hotel, Harlech The Principal Planning Officer (Compliance) confirmed that the demolition work was on course. A further update would be provided at the next meeting of the Planning and Access Committee meeting on 4th December 2019. In response to a question, Members were advised that much of the funding for the scheme had been provided by the Welsh Government. A charge will be placed on the site to try and recoup the demolition costs. RESOLVED to note the report.
(2) Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information RESOLVED to note the report.
(3) Section 106 Agreements – For Information RESOLVED to note the report.
(4) Outstanding Applications where more than 13 weeks have elapsed – For Information RESOLVED to note the report.
6 ITEM NO. 4.0 Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP2/16/454 Codi adeilad amaethyddol, Tir yn Mr Richard Thomas Cefn Coch Isaf, Cwmystradllyn / Erection of agricultural shed, Land at Cefn Coch Isaf, Cwmystradllyn. 2 NP3/15/11E Adeiladu lloches bws, Maes Parcio Mr Richard Thomas Awdurdod Parc Cenedlaethol Eryri, Nant Peris / Erection of bus shelter, Snowdonia National Park Authority Car Park, Nant Peris. 3 NP3/16/23G Gosod obelisg dehongli carreg crwn, Mr Richard Thomas fertigol, Canolfan Wardeniaid Ogwen, Nant Ffrancon, Bethesda / Proposed erection of circular, vertical stone interpretation obelisks, Ogwen Warden Centre, Nant Ffrancon, Bethesda. 4 NP3/16/AD23H Gosod 3 panel dehongli, un sgrin Mr Richard Thomas gyffwrdd ynghlwm wrth ddrychiad blaen adeilad APCE a dau yn sefyll ar eu pennau eu hunain ar blinth cerrig, Canolfan Wardeiniaid, Ogwen, Nant Ffrancon / Installation of 3 interpretation panels, one touchscreen attached to front elevation of SNPA building and two free standing on stone plinths, Ogwen Warden Centre, Nant Ffrancon, Bethesda. 5 NP4/13/61A Adeiladu adeilad carreg i gartrefu is- Mr Richard Thomas bwerdy trydanol 11KV ac offer cysylltiedig, Maes Parcio, Capel Curig / Construction of a stone building to house a 11KV electrical substation and associated equipment, Car Park, Capel Curig. 6 NP4/16/415 Dymchwel corn mwg, The Rowans, Mr Richard Thomas Dolwyddelan / Proposed removal of chimney, The Rowans, Dolwyddelan. 7 NP4/23/51 Gosod 2 pod gwesylla, trac Mr Richard Thomas mynediad, lefelu y llawr, gwrychoedd tanc septig a suddfan dwr, Ty'n Rhedyn Isaf, Llanfairfechan / Proposed siting of 2 camping pods, access track, ground levelling, hedging and installation of septic tank and soakaway, Ty'n Rhedyn Isaf, Llanfairfechan.
7 8 NP5/53/498A Codi 9 tŷ fforddiadwy (3 byngalo dwy Mrs Sara D. Thomas loft a 6 tŷ dwy lofft) gan gynnwys parcio a gerddi cysylltiedig, Tir yn Cysgod Y Coleg, Bala / Construction of 9 affordable dwellings (3 two bedroomed bungalows and 6 two bed houses) and associated parking and garden areas, Land at Cysgod Y Coleg, Bala. 9 NP5/70/160A Trosi allandu yn un uned breswyl, Mrs Sara D. Thomas Allandy ger, Bryn Hynod, Llangywer / Conversion of outbuilding to one dwelling, Outbuilding adjacent to Bryn Hynod, Llangywer.
8 ITEM NO. 4.1
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP2/16/454 Date Application Registered: 10/07/19
Community: Dolbenmaen Grid Reference: 254383 342488
Case Officer: Mr Richard Thomas Location: Land at Cefn Coch Isaf, Cwmystradllyn.
Applicant: Description: Mr. Gwilym Evans Erection of agricultural shed. I.G & G O Evans Gelli Prenteg Porthmadog LL49 9TD
Summary of the Recommendation:
To REFUSE on the grounds of insufficient information on which a fully considered application can be determined.
Reason(s) Application Reported to Committee: Scheme of Delegation
Applicant related to member of staff.
Environmental Impact Assessment (EIA):
The development has been subject to a screening opinion which concluded that the development is not EIA development.
Land Designations / Constraints:
Open Countryside Afon Ddu SSSI within 300m
Site Description:
The site subject to this application forms a part of a larger field currently laid to grass and utilised for grazing.
It is enclosed on two sides with dry stone walls and has extensive views in all directions.
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The site is gently sloping down to the south west.
There are no features of note on the site.
Proposed Development:
The development proposes a standard design agricultural shed measuring 23m by 13.8m with an overall height to the ridge of 7.7m.
Constructed with a steel frame with profile steel sheeting to walls and roof above a concrete dwarf wall.
The shed is intended for indoor cattle housing and enclosed slurry pit.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 • SPC: Spatial Development Strategy • SPD: Natural Environment • DP1: General Development Principles • DP2: Development and the Landscape • DP6: Sustainable Design and Materials
Consultations:
Dolbenmaen Community Council No objection Natural Resources Wales Objection, additional information required Dwr Cymru No objections raised SNPA Head of Agriculture Advice provided and recommends landscape planting SNPA Ecology Objection additional information required
Response to Publicity:
The application has been publicised by way of a site notice with no responses received.
Assessment:
1. Background
1.1 The application was registered in July 2019 with the site notice posted on 23 July 2019. Having visited the site it was clear that the application was lacking in certain detail upon which a fully informed decision could be made.
10 1.2 The applicant was requested to provide additional information by letter dated 25th July 2019, to date the applicant has failed to supply any further details along the lines requested.
1.3 The consultation response by Natural Resources Wales identified that further information would be required, this was requested by letter dated 16th August 2019, again the applicant has failed to supply the relevant details.
2. Principle of Development
2.1 Insofar as the proposed development is located in the open countryside consideration of this application will be initially be made on the policy context of Strategic Policy C. An agricultural building at this location would not conflict with this policy.
2.2 Having established that this application can be approved under policy C consideration will then turn to its scale, design and use of materials, DP6: Sustainable Design and Materials and its potential effect on the biodiversity of the area, SPD: Natural Environment.
3. Planning Assessment
3.1 In general terms the agricultural shed is of a scale and design and proposes materials that would be regarded as appropriate for this location.
3.2 However there are matters of concern which are considered essential to fully consider this application. The applicant has been made aware of this and has had adequate time to respond to and supply additional information. These matters of concern include: Adequate site layout plan to include biodiversity enhancement planting Site topographical survey Section drawings Environmental information on potential effects of the proposal on the Afon Ddu SSSI
3.3 Until such time as the applicant has adequately addressed the matters requested this application cannot be fully considered and can only be recommended for refusal.
4. Conclusion
4.1 On the basis that the applicant has failed to adequately address the requested information upon which the application can be fully considered this application is recommended for refusal.
Background Papers in Document Bundle No.1: Yes
11 RECOMMENDATION: To REFUSE for the following reason:
1. By reason of the applicant failing to supply sufficient and essential details in regard to site layout and levels and on biodiversity matters upon which a fully informed decision could be made this application is in conflict with Eryri Local Development Plan policies 1 and D.
12 13 14 15 ITEM NO. 4.2
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP3/15/11E Date Application Registered: 14/10/19
Community: Llanberis Grid Reference: 260685 358169
Case Officer: Mr Richard Thomas Location: Snowdonia National Park Authority Car Park, Nant Peris.
Applicant: Description: Ms. Catrin Glyn Erection of bus shelter. Awdurdod Parc Cenedlaethol Eryri Swyddfa'r Parc Cenedlaethol Penrhyndeudraeth Gwynedd LL48 6LF
Summary of the Recommendation:
To GRANT permission subject to conditions relating to:
1. Start work within 5 years. 2. Accordance with approved plans. 3. Submission of landscaping/biodiversity enhancement scheme 4. Implementation of landscaping/biodiversity enhancement scheme
Reason(s) Application Reported to Committee: Delegation Scheme
Application by Snowdonia National Park Authority
Land Designations / Constraints:
Open countryside Within Flood Risk Zone B Within 60m of Eryri SAC Within 60m of Eryri SSSI Within 90m of Nant Peris conservation area Within 120m of Grade II* Listed St Peris Church
16 Habitats Regulations Assessment (HRA):
The Authority’s Ecologist has concluded that there will be no significant harm to any SAC features and that an HRA assessment will not be required.
Site Description:
This application refers to land in close proximity to the SNPA owned car park at Nant Peris. Formally laid out as a car park with tarmacked road and ‘grasscrete’ parking bays (approximately 80 spaces). The site has a limited amount of internal and boundary landscaping. The car park serves visitors to the area to explore higher ground up the Llanberis Pass.
In association with the car park is a bus stop to enable to enable the Sherpa Park and Ride service access along Llanberis Pass. Currently there is no shelter at the bus stop, this application is intended to address this.
Proposed Development:
This proposal shows the erection of a shelter of individual and imaginative design. The proposed structure is approximately 8 metres long by 3 metres deep and an overall height of 4 metres. The shelter will provide undercover bench seating for those accessing the Sherpa Bus service.
The structure has been designed by a local metalworker in response to the site, its surroundings, myth and legend, utilising materials of copper, slate, steel and oak.
The principle design shows two sweeping shoots, one of steel and one of copper forming the two sides and the roof structure. The interior will have a slate plinth with oak seating. The occupants will be shielded by toughened glass panels with an interpretation of Llanberis Pass manufactured from forged steel placed against it.
There is proposed to be a solar panel running along the top of the shelter and mobile phone charging points will be provided. An information panel is shown on the front elevation which will initially be paper based but will have the capability to upgrade to electronic real time display.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 SPA: National Park Purposes and Sustainable Development SPC: Spatial Development Strategy SPD: Natural Environment SPFf: Historic Environment SPL: Accessibility and Transport DP1: General Development Principles DP2: Development and the Landscape DP6: Sustainable Design and Materials
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Consultations:
Llanberis Community Council No observations received Gwynedd Highways Authority No objections Natural Resources Wales No objections SNPA Ecologist No objections raised, no adverse effect on SAC or SSSI. Condition suggested to allow for biodiversity gain through enhanced tree planting.
Response to Publicity:
The application has been publicised by way of a site notice. At the time of writing this report no of letters of objection or support had been received.
Assessment:
1. Principle of Development
1.1 Insofar as this proposed development is intended to compliment the Sherpa park and ride bus service running up the Llanberis Pass Policies SPA: National Park purposes and sustainable development and SPL: Accessibility and Transport will be the primary source for consideration.
1.2 The design, scale, use of materials and its visual impact on its surroundings, including the conservation area and listed building will be judged against policies SPFf, DP1, 2 and 6.
2. Planning Assessment
2.1 There are two aspects to this application that have to be considered, firstly the practical requirement for a shelter at this point for those visitors wishing the access the Sherpa park and ride service. There is currently no undercover space for visitors to wait for the Sherpa bus.
2.2 The second aspect is this application proposes a thought provoking design which will, if approved, enhance the visitor experience. The question is whether this design and use of materials is in line with policy and will not harm the special qualities of the national park, the nearby conservation area and listed building.
18 2.3 The innovative design and use of materials inspired by local naturally occurring materials, myths and legends will add to the visitor experience and not harm the visual qualities of the environment, the conservation area nor the Listed church. This would be in line with Policy SPA: National Park purposes and sustainable development, SPFf: Historic Environment and SPL: Accessibility and Transport.
2.4 As there is deemed to be no harm to the nearby SAC or SSSI there is no conflict with policy SPD: Natural environment.
3. Conclusions
3.1 This proposal will introduce a structure to enhance the visitor experience through an undercover bus waiting area whilst also providing a structure of imaginative design and appropriate use of materials.
3.2 On this basis a recommendation of approval can be made.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To GRANT permission subject to the following conditions:
1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans as areceived on the 11th October 2019: Location Plan version A Plan View Proposed structure Side elevations Principal Elevation Materials 3. No development or site clearance shall take place until there has been submitted to and approved by the local planning authority a scheme of landscaping and biodiversity enhancement by means of a formal application. The scheme shall include indications of all existing trees (including spread and species) and hedgerows on the land, identify those to be retained and set out measures for their protection throughout the course of development. 4. All planting, seeding or turfing comprised in the approved details of landscaping and biodiversity enhancement scheme shall be carried out in the first planting and seeding seasons following the the completion of the development; and any trees or plants which within the period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
19 Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990. 2. To define the permission and for the avoidance of doubt. 3, 4. To preserve and enhance the visual amenities of the area, in accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Policy 1.
20 21 22 23 24 25 26 27 ITEM NO. 4.3
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP3/16/23G Date Application Registered: 28/10/19
Community: Llandygai Grid Reference: 264921 360369
Case Officer: Mr Richard Thomas Location: Ogwen Warden Centre, Nant Ffrancon, Bethesda.
Applicant: Description: Awel Gruffydd Proposed erection of circular, vertical stone Awdurdod Parc Cenedlaethol Eryri interpretation obelisks. Trem Yr Wyddfa Penrhyndeudraeth LL48 6LF
Summary of the Recommendation:
To GRANT permission subject to conditions relating to: 1. Time limit 2. In accordance with submitted plans
Reason(s) Application Reported to Committee: Scheme of Delegation
Application by Snowdonia National Park Authority.
Habitats Regulations Assessment (HRA):
The Authority’s Ecologist has concluded that there will be no significant harm to any SAC features and that an HRA assessment will not be required.
Land Designations / Constraints:
Open Countryside Within Eryri SAC Within Eryri SSSI Adjacent to Public Right of Way (footpath)
28 Site Description:
Level, open area of grassed land adjacent to a public right of way (footpath) leading to Cwm Idwal, 70m south east of the SNPA Ogwen wardens and interpretation centre.
Proposed Development:
Installation of interpretation obelisks comprising 8 upstanding stone slabs pinpointing nearby mountain summits.
These upright stone slabs will be in a circular pattern immediately adjacent to a public right of way (footpath) which gains access to Cwm Idwal and beyond.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 • SP C: Spatial Development Strategy • DP1: General Development Principles • DP 6: Sustainable Design and Materials
Consultations:
Llandegai Community Council Views awaited Natural Resources Wales No objection, advice provided SNPA Ecology No objections, no significant harm to any SAC features identified.
Response to Publicity:
The application has been publicised by way of a site notice.
At the time of writing this report no letters of objection or support had been received.
Assessment:
1. Principle of Development
1.1 Applications such as this are to be considered under the provisions of policies DP1 and DP6 to ensure that it is appropriately located and is of an unobtrusive scale and design and utilises suitable materials.
29 2. Planning Assessment
2.1 There is at this location currently a semi-circular mountain interpretation installation constructed of metal upright framework with timber interpretation panels. This has suffered the passage of time and exposure and is now due for replacement. This current proposal shows the installation of upright stone slabs in a circular formation which visitors can utilise to pinpoint certain summits of nearby mountains.
2.2 The slabs are appropriately designed for this location and will add to the visitor experience who pass along this very well used footpath to access cwm Idwal and the mountains beyond.
3. Conclusion
3.1 This proposal is a well designed installation utilising appropriate materials that will add to the visitor experience. The application is therefore recommended for approval.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To GRANT permission subject to the following conditions:
1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans validated on the 22nd October 2019: Site Plan Exterior viewpoint interpretation Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990. 2. To define the permission and for the avoidance of doubt.
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33 ITEM NO. 4.4
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP3/16/AD23H Date Application Registered: 28/10/19
Community: Llandygai Grid Reference: 264921 360369
Case Officer: Mr Richard Thomas Location: Ogwen Warden Centre, Nant Ffrancon, Bethesda.
Applicant: Description: Awel Gruffydd Installation of 3 interpretation panels, one Awdurdod Parc Cenedlaethol Eryri touchscreen attached to front elevation of Trem Yr Wyddfa SNPA building and two free standing on Penrhyndeudraeth stone plinths. LL48 6LF
Summary of the Recommendation:
To GRANT permission subject to conditions relating to: 1. Time limit 2. In accordance with submitted plans
Reason(s) Application Reported to Committee: Scheme of Delgation
Application by Snowdonia National Park Authority
Habitats Regulations Assessment (HRA):
The Authority’s Ecologist has concluded that there will be no significant harm to any SAC features and that an HRA assessment will not be required.
Land Designations / Constraints: Open Countryside Within Zone B Flood Risk Within Eryri SAC Within Eryri SSSI Public Right of Way (footpath) in close proximity
34 Site Description:
These interpretation panels are proposed to be installed at three locations around the SNPA building housing a wardens office, interpretation room, public toilets and kiosk café.
Two are free sanding in prominent locations to provide the numerous visitors to this location with relevant information.
The third is shown to be attached to a prominent location on a timber section of the front elevation of the building.
The building is recently built having gained planning approval in 2012.
Proposed Development:
Installation of 3 interpretation panels, one touchscreen attached to the front elevation of the building and two free standing on stone plinths
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 • SP C: Spatial Development Strategy • DP1: General Development Principles • DP 6: Sustainable Design and Materials • DP 10: Advertisements and Signs
Consultations:
Llandegai Community Council Views awaited Natural Resources Wales No objection, advice provided SNPA Ecology The Authority’s Ecologist has concluded that there will be no significant harm to any SAC features and that an HRA assessment will not be required. SNPA Property Views awaited
Response to Publicity:
The application has been publicised by way of a site notice.
At the time of writing this report no letters of objection or support had been received.
35 Assessment:
1. Principle of Development
1.1 Applications such as this are to be considered under the provisions of the Control of Advertisement Regulations, 1992 and primarily under Eryri Local Development Plan policy DP10. Policy DP10 refers to the siting and appropriateness of advertisement and signs.
1.2 In addition to DP10 it will be incumbent on the Authority to ensure that this proposal does not conflict with the aims of Strategic Policy C and conforms to policies DP1 and DP6 to ensure that it is appropriately located, and is of a suitable scale and design and will assist and enhance the visitor experience.
2. Planning Assessment
Touchscreen panel
2.1 The touchscreen interpretation panel is shown to be attached to the front elevation of the building under a roof overhang. At this point the finished materials of the building are of vertical timber boarding and is a prominent location between the kiosk café and the public toilets.
2.2 The panel is shown to have 32 inch touchscreen behind an 550mm wide 860mm high timber frame.
2.3 There is currently a smaller timber information panel at this location which provides limited information and is to be removed.
2.4 The proposed touchscreen panel will be interactive and provide the visitor with up to date localised information to enhance the visitor experience, the location and user of materials is considered appropriate.
Free standing interpretation panels
2.5 The two free standing interpretation panels are shown to be located in close proximity to the wardens centre. They are of similar design and finish with the panels being framed within stone plinths of local stone and of a design mirroring that of the adjacent building.
2.6 Both these interpretation panels are located to the east of the wardens centre adjacent to the footpath accessing Cwm Idwal and beyond.
2.7 The designs shows the construction of a stone frame of panel of angled courses of local stone which matches the finished design and material of the adjacent wardens centre. The plinths have an overall height of 2 metres and a depth of around 400mm.
36 2.8 These stone plinths will have attached to them graphics providing what is described as ‘Adventure smart messages’ and ‘Interpretation key messages’.
2.9 The siting of these interpretation panels are consider to be appropriate being in a prominent but not obtrusive location close to the wardens centre and the access point to the wider footpath trails. The materials and design are appropriate for the location and would not conflict with LDP policy.
2.10 The application has been advertised with no adverse comments having been received.
2.11 Whilst this location falls entirely within the Eryri SAC this Authority’s ecologist has concluded that no features will be adversely affected by this proposal and as such no HRA assessment will be required
3. Conclusion
3.1 The three elements of this application are considered to be prominent but unobtrusively located, appropriately designed and utilise suitable materials. As such they are considered to be in conformity with policy and can be recommended for approval.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To GRANT permission subject to the following conditions:
1. The Interpretation panels and any associated fittings and plinths shall be removed from the site in its entirety no later than 10 years from the date of this decision or 10 years after the date of completion of building operations, whichever first occurs. 2. The interpretation panels hereby permitted shall be displayed strictly in accordance with drawings validated on the 22nd October 2019 itemised below: Site Plan Exterior graphic panel - Information Exterior graphic panel - Interpretation Tourch Screen Location Reason(s) for Condition(s): 1. To comply with Regulation 13(5) of the Town and Country Planning (Control of Advertisements) Regulations 1992. 2. In accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Development Policy 10.
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117 43 ITEM NO. 4.5
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP4/13/61A Date Application Registered: 29/07/19
Community: Capel Curig Grid Reference: 272058.7 358189.5
Case Officer: Mr Richard Thomas Location: Car Park, Capel Curig.
Applicant: Description: Mrs. Claire Duffy Construction of a stone building to house a SP Energy Networks 11KV electrical substation and associated 3 Prenton Way equipment. Prenton CH43 3ET
Summary of the Recommendation:
To REFUSE on the grounds of adverse effect on significant tree and insufficient information on which a fully informed decision can be made
Reason Application Reported to Committee: Scheme of Delegation
Proposal sited on SNPA land.
Environmental Impact Assessment (EIA):
The development has been subject to a screening opinion which concluded that the development is not EIA development.
Habitats Regulations Assessment (HRA):
The Authority’s Ecologist has concluded that there will be no significant harm to any SAC features and that an HRA assessment will not be required.
Land Designations / Constraints:
• Within Open Countryside • Within C2 Flood Risk Zone • 200m from Eryri SAC • 200m from Eryri SSSI • Public Right of Way (byway) in close proximity
44 Site Description:
This proposal is located in one corner of a public carpark owned and administered by the National Park Authority. The car park is rough surfaced with no formal parking bays. The car park has a stone wall around its boundaries with a small seating area at one end. There are a small number of trees on the boundary with one notable oak tree.
Proposed Development:
The Application shows the siting of a stone built 11kv electric substation measuring 8.1m by 4.4m and a height to the ridge of 4.8m.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 • SPC: Spatial Development Strategy SPD: Natural Environment • DP1: General Development Principles DP2: Development and the Landscape DP6: Sustainable Design and Materials
Consultations:
Capel Curig Community Council No objection, queries raised. Natural Resources Wales No objection SNPA Ecology No response received SNPA Forestry Objection, adverse effect on mature oak tree
Response to Publicity:
The application has been publicised by way of a site notice.
At the time of writing this report no letters of objection or support had been received.
Assessment:
1. Principle of Development
1.1 This proposal is intended to facilitate the undergrounding of electric cables in the vicinity of Capel Curig. As such it will enable the enhanced visual qualities of this area of the National Park. The proposal would therefore be seen as forwarding the aims and objectives of Eryri Local Development Plan policy A.
45 1.2 However, all the criteria of ELPD policy 1 must be met. As it stands it is unclear how the building will be sited in its proposed location and a notable tree will be lost, this would place the application conflict with ELDP policy DP1.
1.3 Being shown as a building of stone construction with slate roof the proposed design and use of materials would comply with ELDP policy 6.
2. Planning Assessment
2.1 Whilst the sentiment of this application is laudable and would facilitate the undergrounding of nearby electric cabling and secure the removal of poles the application as submitted lacks details upon which a fully informed decision can be made.
2.2 The ground levels at the proposed location are not flat and on inspection there is a sizable mound. The plans submitted do not indicate whether the proposed building is to be located on top of the mound or the land is to be levelled off, this situation is not acceptable as the ground level differ by over a metre.
2.3 In addition the plans show the removal of a mature oak tree which adds significantly to the natural features of the site. It is considered that its removal would be to the detriment of the special qualities of this area of the National Park.
2.4 The applicants have been made aware of the concerns by letter dated 13 August 2019. They have responded sympathetically to these concerns and have met with SNPA planning officer (10th October 2019) on site to explore an alternative location. Whilst general agreement has been reached there has been no firm response from the applicant with amended plans to date. Should this change before the Committee date this will be reported . 2.5 Whilst not raising any objections to his proposal the Capel Curig Community Council have quested what provision will be made for the loss of parking spaces during and post construction and have also raised the concerns over no details of levels.
2.6 Natural Resources Wales have raised no objections to this proposal.
3. Conclusion
3.1 Whilst an alternative location for this proposed electric substation has been discussed on site with the applicant they have to date failed to bring forward amended plans. Given this and the unsuitable nature of the plans as submitted the recommendation is to refuse the application on the basis of the loss of a mature oak tree, which can be avoided, and the lack of details on which a fully informed decision can be made.
46 3.2 Notwithstanding the above it is considered that the proposed design and use of materials would be regarded as appropriate for this location.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To REFUSE for the following reasons:
1. By reason of this this application showing the loss of a mature oak tree this application, if approved, would result in an unacceptable loss of a notable landscape feature which can be avoided. The application is therefore in conflict with Eryri Local Development Plan Policy 1. 2. By reason of the applicant failing to supply sufficient and essential details in regard to site layout and levels upon which a fully informed decision could be made this application is in conflict with Eryri Local Development Plan Policy 1.
47 48 12 345678 NOTES: 1. ROOF 4.4 Approx. 4.4 Approx. SLATE ROOF TO PITCHED ROOF IN WELSH SLATE TRUSSED RAFTERS BY SPECIALIST OVER SEALED & INSULATED ROOF DECK OF L.A APPROVAL A PRESTRESSED CONCRETE ROOF UNITS. A 2 WALLS STONE OUTER LEAF TO BE APPROVED BY LOCAL AUTHORITY, 75mm CAVITY PARTIALLY FILLED WITH INSULATION TIED TO INTERNAL 215mm SKIN OF BRICKWORK WITH STAINLESS STEEL WALL TIES. 3. DOORS
G.R.P FACED ALUMINIUM UNITS IN COLOUR APPROVED BY LOCAL AUTHORITY. UPVC RWGS COLOUR BLACK OR L.A APPROVAL GALV STEEL VENTILATORS 4. DRAINAGE 1000 PAINTED TO L.A APPROVED 3375 to eaves SURFACE WATER DRAINS TO BE CONNECTED TO EITHER MAIN DRAINAGE OR SOAKAWAY TO LOCAL VENTS 2185 COLOUR AUTHORITY APPROVAL. RWPs FASCIAS & GUTTERS TO BE uPVC. 8.1 Approx. F.F.L F.F.L B DPC G.L DPC G.L B 4.4 Approx. C ELEVATION B 1:100 ELEVATION C 1:100 150 STONE CLADDING FINISH GRP FACED ALUMINIUM TO L.A APPROVAL DOORS, BLACK OR TO LA APPROVED COLOUR
CAR PARK BOUNDARY
B
CAR PARK BOUNDARY
C SP ENERGY NETWORK AIR BRICKS C LAND OWNERSHIP (74 SQ m or there about) A
Car Park 4.8 Approx. to ridge 2485 2185
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ELEVATION A 1:100 D 4 PANEL BOARD SUBSTATION D S/STN. No. GSS-SH7258/ 'SUBSTATION SS-SH7258/006 GELLI CAPEL CURIG'
THE QUALITY AND ACCURACY OF ANY PRINT WILL DEPEND UPON YOUR PRINTER, YOUR COMPUTER AND ITS PRINT SETTINGS. IT MAY "Reproduced from the Ordnance Survey map by Power Systems with permission of PLANNING APPLICATION AREA EQUALS BE SUBJECT TO DISTORTIONS IN SCALE. MEASURMENTS SCALED Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office. FROM THIS PLAN MAY NOT MATCH MEASUREMENTS BETWEEN THE (c) Crown copyright Power Systems 100019036" 0.106 HECTRES SAME POINTS ON THE GROUND. 0.2619317 ACRES
Rev Date Drawn Reviewed Approved Description of Change Drawing State: Project: E SCOTTISH POWER ENERGY NETWORKS E
Location: CAPEL CURIG Voltage: Approval Status: Drg. Title: PROPOSED 11kV SUBSTATION AT CAPEL CURIG SNOWDONIA PLANNNING DETAILS
F Drawn Rev'd App'd Drg. No.:Sheet: 1 Rev: F Next: - 0 K.P SP4147001 Scale: Size: SITE PLAN Scale 1:200 Shown A3 All rights reserved. Total or partial reproduction of this drawing without authorisation of the proprietor is prohibited. 12 345678 49 ITEM NO. 4.6
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP4/16/415 Date Application Registered: 04/09/19
Community: Dolwyddelan Grid Reference: 273893 352524
Case Officer: Mr Richard Thomas Location: The Rowans, Dolwyddelan.
Applicant: Description: Michael Cawley Proposed removal of chimney. 2 Bryn Llys Uchaf Capel Curig Betws y Coed Conwy LL240EG
Summary of the Recommendation:
To GRANT permission subject to conditions relating to:
1. Start work within 5 years.
Reason(s) Application Reported to Committee: Scheme of Delegation
Related to SNPA staff member
Land Designations / Constraints:
Within housing development boundary
Site Description:
This former chapel is located within the housing development boundary for Dolwyddelan. It is of stone construction with slate roof and located adjacent to the A470 (T). This property has been converted to a dwelling and occupied as such for a number of years.
Proposed Development:
This application proposes the removal of an external chimney flue.
50 Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 SPD: Natural Environment SPFf: Historic Environment
Consultations:
Dolwyddelan Community Council No objections SNPA Ecologist No objections
Assessment:
1. Principle of Development
1.1 Of consideration with this application will be the potential effect of the removal of the chimney on the visual qualities of the former chapel and any potential harm to protected species. In such terms policies SPD and SPFf are considered to be relevant.
2. Planning Assessment
2.1 It is considered that the chimney stack is an incongruous feature on the side of this former chapel and its removal will enhance its visual qualities. As such the application is in conformity with policy SPFf.
2.2 The SNPA ecologist has confirmed that there will be no harm to any protected species as a result of the chimney being removed. As such the application is in conformity with policy SPD.
3. Conclusions
3.1 As it is considered that this traditional building will benefit visually from the removal of this external chimney and that there will be no harm to protected species this application can be recommended for approval.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To GRANT permission subject to the following conditions:
1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990.
51 52 53 54 ITEM NO. 4.7
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP4/23/51 Date Application Registered: 30/07/19
Community: Llanfairfechan Grid Reference: 269403 373887
Case Officer: Mr Richard Thomas Location: Ty'n Rhedyn Isaf, Llanfairfechan.
Applicant: Description: Mr Huw Jones Proposed siting of 2 camping pods, access Ty'n Rhedyn Isaf track, ground levelling, hedging and Valley Road installation of septic tank and soakaway. Llanfairfechan LL330ER
Summary of the Recommendation:
To REFUSE on the grounds that it would be contrary to Development Policy 29 of the Eryri Local Development Plan.
Reason(s) Application Reported to Committee: Scheme of Delegation
Members request that such development proposals be considered by members of the Authority's Planning and Access Committee.
Environmental Impact Assessment (EIA):
The development has been subject to a screening opinion which concluded that the development is not EIA development.
Land Designations / Constraints:
Open countryside Area Tree Preservation Order (TPO) Public Right of Way (footpath) within 70m
55 Site Description:
The site subject to this application is located on high ground above the settlement of Llanfairfechan. The site is currently utilised for sheep grazing on open rising ground and forms a part of a 13 acre holding at Ty’n Rhedyn. The proposed site area runs to approximately 0.67 acres.
A public right of way (footpath) runs in close proximity to the south and west of this proposed site.
The site is covered by an area Tree Preservation Order.
Proposed Development:
The application shows the installation of 2 self-contained glamping pods within the rising ground. The pods proposed measure 3.9m by 6m with an overall height of 2.5m. They are described as ‘luxury glamping’ and are shown to be installed with, amongst other facilities, electric, infra-red under floor heating, ‘spacious’ kitchen, full wet room, 24inch DVD/TV combo.
A new access track is proposed to serve the pods and parking spaces and it is propose to install a septic tank and soakaway. It is proposed to excavate to create a level surface on which the pods will be placed.
The proposed plans show the development site extending to 0.67 acres being taken out of and agricultural use and enclosed by timber post and wire fence and hedging of blackthorn and whitethorn.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 • SPA: National Park Purposes and sustainable Development • SPI: Tourism • D 1: General Development Principles • DP29: Alternative Holiday Accommodation
Supplementary Planning Guidance • SPG 8: Visitor Accommodation
National Policy/Guidance Planning Policy Wales (PPW), Edition 10
56 Consultations:
Llanfairfechan Community Council No comments received Highways Authority No objection Natural Resources Wales No objection, subject to conditions Environmental Health No comments received Dwr Cymru No objection, subject to condition SNPA ecology No comments received SNPA Policy Advice on adherence to policy
Response to Publicity:
The application has been publicised by way of a site notice and neighbour notification letters.
At the time of writing this report 3 letters of support were received; their comments are summarised as: • Proposal would boost economy • Local demand for this type of proposal
Assessment:
1. Principle of Development
One of the key policies that must be utilised in assessing this proposal is Development Policy 29 ‘Alternative Holiday Accommodation’. This policy includes 5 criteria – and all 5 of the criteria must be met to comply with the policy.
2. Planning Assessment
2.1 The first criterion of policy 29 seeks to ensure the proposal is “part of an agricultural diversification scheme…..”. Given the size of the holding (13 Acres) it is difficult to describe this as a bone-fide viable farming enterprise. Whilst it is acknowledged that there is a limited amount of farming activity at Ty’n Rhedyn it could not be regarded as a viable farm to sustain a family income in its own right. Consequently this proposal fails to meet the requirements of criterion i.
2.2 A further 10 acres is within the applicants ownership a short distance away, but this is currently not in agricultural use being rented out for private grazing for horses.
2.3 Given the above this proposal could not be described as a diversification scheme but as a new site for alternative accommodation.
57 2.4 Based on the policy context of Development Policy 29, the principle of establishing a new site of alternative holiday accommodation which would not form part of an agricultural diversification scheme or ancillary to a new or existing tourist attraction, would be regarded as being in conflict with policy.
2.5 The application has been submitted on the basis that the alternative accommodation units regarded as diversification scheme to a farming enterprise.
2.6 The applicant has submitted a Farm Plan with the application which identifies that the land around Ty’n Rhedyn extending to 13 acres generates under £10,000 per annum from farming activity.
2.7 Notwithstanding the above, the location of units would not be sufficiently screened from public vantage points. A Public right of Way (footpath) runs along the western and northern boundary of the field in which this proposal is located and will pass within 100m at some points. There is currently no screening between the proposed units and this footpath. With the associated access track, parking hardstandings, parked cars and the required engineering works required to provide a level surface to site the units it is considered that the visual impact of the these accommodation units will harm the landscape character of this area to the detriment of the special qualities of the National Park. This proposal therefore fails to satisfy the requirements of criteria ii and iii of Development Policy 29.
2.8 In addition, the proposed plans show that all the units would include facilities such as a toilet and shower within the units itself. Criterion iv. of Development Policy 29 states that 'any ancillary facilities should be located within an existing building or as an extension to existing facilities'. The units are proposed to be connected to a new septic tank shown to be sited a short distance away.
2.9 Members are reminded that the purpose of Development Policy 29 is to provide a 'back to nature experience'. The 'quality' of alternative holiday accommodation can be measured by the uniqueness of the experience in creating a memorable visit and not only in terms of 'luxury' facilities.
2.10 Alternative options of providing these facilities (e.g. by means of low impact temporary facilities - compost toilets, rain water harvesting etc.) do not appear to have been considered.
3. Conclusion
3.1 The proposal would fail to satisfy criterion i. ii. Iii and iv. of Development Policy 29 whereby:
58 • As the current land holding cannot be described as a viable farm this proposal cannot be described as an agricultural diversification scheme • the units, access track and parking areas would not be sufficiently screened by existing landscape features from nearby public vantage points; • the proposal shows ancillary facilities to be contained within the units.
3.2 Based on the above officers can only conclude therefore that the application should be refused.
Background Papers in Document Bundle No.1: Yes
RECOMMENDATION: To REFUSE for the following reasons:
1. By reason that the development would not form part of an agricultural diversification scheme or ancillary to a new or existing tourist attraction the proposal would fail to satisfy criterion i. of Development Policy 29 of the adopted Eryri Local Development Plan. 2. By reason that the units would not be sufficiently screened by existing landscape features the proposal would fail to satisfy criteria ii and iii of Development Policy 29 of the adopted Eryri Local Development Plan. 3. By reason that the proposal shows ancillary facilities to be contained within the units without substantial justification why they cannot be located within an existing building or an extension to existing facilities the proposal would fail to satisfy criterion iv. of Development Policy 29 of the adopted Eryri Local Development Plan.
59 60 61 ITEM NO. 4.8
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP5/53/498A Date Application Registered: 23/08/19
Community: Bala Grid Reference: 292530 336637
Case Officer: Mrs. Sara Thomas Location: Land at Cysgod Y Coleg, Bala.
Applicant: Description: Mr. Ynyr Parri Construction of 9 affordable dwellings (3 Cartrefi Cymunedol Gwynedd Cyf. two bedroomed bungalows and 6 two bed c/o Agent houses) and associated parking and garden areas.
Summary of the Recommendation:
To GRANT permission subject to conditions relating to: Start work within 5 years. Accordance with approved plans. Slate Roof No occupation until Improvements to Bala Water Treatment Works has been completed Landscaping Ecology mitigation Highway condition Removal of permitted development
Subject to the applicant entering into a Section 106 agreement.
Reason(s) Application Reported to Committee: Scheme of Delegation
Town Council objection to the proposal
Environmental Impact Assessment (EIA):
The development has been subject to a screening opinion which concluded that the development is not EIA development.
62 Habitats Regulations Assessment (HRA):
The Authority's Ecologist has concluded that no Habitats regulation assessment is required.
Land Designations / Constraints:
Allocated housing site in the Eryri Local Development Plan. Within housing development boundary Adjacent to Public right of Way
Site Description:
The site comprises of a raised grassed area extending to approx. 2,902m2 which lies at the northern end of the Cysgod y Coleg housing estate within the town of Bala. Access to the site is from the A4212 (Heol Ffrydan) through the housing estate.
The site is bounded by mature trees and a public footpath to the west and north west, more mature trees and the embankment of the former railway line to the east and two storey terraced dwelling and associated access road and parking to the south.
Proposed Development:
This application has been submitted by ADRA, (formerly Cartrefi Cymunedol Gwynedd) for a 1000% affordable housing scheme within the settlement of Bala.
The proposal involves the construction of 9 affordable dwellings with associated parking and landscaping. The dwellings comprise of 1 detached two bedroomed bungalows, 1 pair of semi-detached two bedroomed bungalows and 3 pairs of semi-detached two bedroomed houses.
Materials proposed are self-coloured render finish to external walls with a stone cladding panel detail in the front elevation, slate roof and grey upvc windows and doors. All the dwellings are shown having two parking spaces each with paved patio area and garden shed at rear.
A 91m2 section of public open space is proposed to the dwellings on land between to the former railway line embankment and the existing road.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 SPA – National Park Purposes and Sustainable Development SPC – Spatial Development Strategy DP1 – General Development Principles DP6 – Sustainable Design and Materials SPD – Natural Environment
63 DP18 – The Welsh Language and the Social and Cultural Fabric of Communities SPG - Housing DP30 – Affordable Housing
Supplementary Planning Guidance SPG 4 Affordable Housing
National Policy/Guidance Planning Policy Wales (PPW), Edition 10 December 2018 TAN 2 – Planning and Affordable Housing
Consultations:
Bala Town Council Object No evidence of the need for 2 bedroomed housing in Bala 2 bedroomed dwellings are not suitable for young people who intend on starting a family The site is too far from the Town Centre to be suitable for older people The site is currently an informal play area for the children of the Cysgod y Coleg and Blaenddol estates The need has not been proven for the type of housing proposed Need for a green space assessment in the Town Gwynedd Council - Highways No objection, conditions recommended Cyngor Gwynedd - Housing The Affordable housing statement is consistent with the identified housing need in the area. The application will meet DQR requirements. Dwr Cymru No objection subject to works not commencing until improvement works to the Bala WTW have been completed SNP Forestry The site is far enough from the nearby trees to avoid any damage from the construction works. There is a need to ensure that any storage areas are away from the root protection areas, this should by a condition requiring by the erection of protective fencing. Natural Resources Wales Comments received and issues raised have been addressed by SNP ecologist.
64 Policy Comments received, no objection raised Ecology No objection subject to mitigation and enhancements being detailed in a more site specific Ecology report.
Response to Publicity:
The application has been publicised by way of a 3 site notices placed on or near the site and neighbour notification letters.
At the time of writing this report 4 number of letters of objection were received; their comments are summarised as: Loss of greenfield area used as play area for local children Land has previously been promised as formal play area More traffic, danger to children Loss of habitat for nesting birds There are existing social problems on the estate, more houses will potentially make things worse
Assessment:
1. Background
1.1 The planning history of the site indicated two outline permissions being granted for housing on the site in the early 1970’s of which detailed plans were never submitted. A change of use of land to form football pitch was approved in 2009 but it doesn’t appear that this was ever implemented.
1.2 The site is allocated in the ELDP for 10 dwellings.
2. Principle of Development
2.1 Based on the policy context of Strategic Policy C. Strategic Policy G and Development Policy 30, the principle of constructing 9 affordable housing dwellings on an allocated site within the housing development boundary of a Local Service Centre is considered acceptable.
3 Planning Assessment
3.1 Bala is designated as a Local Service Centre for the purpose of the Eryri Local Development Plan (ELDP). Development Policy 30: Affordable housing seeks a 100% affordable housing to meet local needs on site being developed by housing associations if located within the housing development boundary.
65 3.2 The proposed development is for 100% affordable housing and therefore fully complies with this policy. An affordable housing statement has also been submitted which highlights the need for such housing and that the proposed mix of housing unit type will improve the balance of social housing stock in the area.
3.3 The applicants have agreed in principle to the signing of a Section 106 agreement and relevant details to proceed have been submitted.As an area of open space is proposed as part of the proposal to compensate for the loss of the informal play area it is concluded that the provision of 9 dwellings on the site as opposed to the allocated figure of 10 is acceptable.
3.4 The design of the dwellings is considered to be acceptable and compatible to the area. There are a wide range of styles in the vicinity and therefore the development would not be unduly prominent.
3.5 Concerns have been raised by the Town Council in relation to the need for two bedroomed units. However, evidence has been provided by the applicants which identifies a need for two bedroomed in the Bala ward. This evidence is based on applications to the Gwynedd Housing Options team from people on the Gwynedd Common Housing Register. Cyngor’s Gwynedd’s housing department is supportive of the development and of the type of housing proposed.
3.6 While it is acknowledged that the site is currently used as an informal play area by local children, the area is not identified in the ELDP as a protected open space, furthermore the proposal includes the provision of a 91m2 of amenity space on the site which will be available to all the local children.
3.7 The highways Authority has not raised any concern in relation to the proposal subject to appropriate conditions.
3.8 Works to the Bala Water Treatment works will be required to improve capacity prior to the development commencing. Confirmation has been received that these works are included in Dwr Cymru’s Program of Works for 2020-2025. A condition will be required to ensure that the development is not occupied before these improvement works have been undertaken and the capacity is in place.
3.9 The site is bordered on three sides by mature trees and hedges, it is not proposed to remove any of these trees as part of the proposal therefore the effect on this area and on biodiversity will be minimal.
3.10 A landscaping plan has been submitted with the application and mitigation is proposed for the installation of fencing during the construction to ensure materials are not stored close to the base of the existing trees.
66 3.11 Four stands of Japanese knotweed have been identified close to the site and a statement has been submitted from the applicants on how this will be addressed. A more detailed method statement including a biosecurity risk assessment has been requested which will be conditioned as part of any approval.
3.12 An extended phase 1 Habitat survey and Bat activity survey has been submitted with the application which covers a wider area than the red line development site. It concluded that the proposal would not have any significant impact on the ecology of the site provided the mitigation/ enhancement measures detailed are secured by planning condition.
3.13 The Authority’s ecologist has assessed the documentation and while has no objection to the overall proposal, has requested the Phase 1 Survey is amended to only include the development site. Once this report has been received determination will be subject to its recommendations including biodiversity enhancements.
3.14 A community and linguistic statement has been submitted with the application which indicates there would be no detrimental impact on the Welsh Language, and the Authority’s policy department has assessed this documentation and agrees with its conclusions. This was also assessed as part of the housing allocation process for the inclusion of the site in the ELDP. The proposal therefore complies with the requirements of Development policy 18.
4 Conclusion
4.1 It is concluded that the proposal conforms to the relevant polices contained in the Eryri Local Development Plan as the site it will provide much needed additional affordable housing units within the settlement of Bala.
4.2 Evidence has been provided by the applicants that there is a need for the housing and that housing mix proposed will address local requirements.
4.3 An area of green space has been included within the proposal to mitigate against the loss of the site as an informal play area for local children.
Background Papers in Document Bundle No.1: Yes
RECOMMENDATION: To GRANT permission subject to the applicant entering into a s106 agreement under the Town and Country Planning Act 1990 and relevant conditions:
67 1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. No dwellings hereby permitted shall be occupied until such a time as the upgrading of the Bala Water Treatment Works have been completed and the capacity is available to accommodate the additional foul flows. A formal application ocnfirming the upgrade has been completed by Dwr Cymru will need to be submited to and, in consultation with Dwr Cymru, approved by the Local Planning Authority. 3. The development hereby permitted shall be carried out in accordance with the following approved plans and documents: • Site Location Plan A-03-05 • 1707 A-03-03 Proposed Site Layout 05(1) • 1707 A-03-04 Proposed Site Sections • 1707 A-03-07 Proposed landscaping plan 02 • 1707 A-03-08 3P2B Semi Bungalow Plans and Elevations 04 • 1707 A-03-09 3P2B Kitchen and Bathroom Layouts 01 • 1707 A-03-11 4P2B Kitchen Bathroom and WC SH Layouts • 1707 A-03-15 3P2B Single Bungalow Plans Elevations Kitchen and WC Plan 04 • 1707 A-3-12 4P2B Dwelling Plans and Elevations 02 • 3558.01-CAU-XX-XX-DR-D-1601 Indicative Drainage Layout • 3558.01-CAU-XX-XX-RP-D-0301.S2-P2 Drainage Strategy • 1707 A-03-06 Fencing details 4. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is sooner; and any trees or plants which within the period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 5. The extension to the estate road shall be completed to a rolled and blinded hardcore finish with the surface water drainage system complete and in perfect working order before any work is commenced on the dwellings which it serves. 6. The extension to the estate road and footways shall be surfaced to basecourse standard before any dwellings which it serves are occupied. 7. The car parking accommodation shall be completed in full accordance with the details as submitted before the dwellings are occupied. 8. Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning General Permitted Development) (Amendment) (Wales) Order 2013 (or any Order revoking or re-enacting or amending that Order with or without modification) nothing shall operate so as to permit (within the area subject to this permission) any development referred to in the Parts and Classes of Schedule 2 to the Order, summarised below:
68 PART 1: DEVELOPMENT WITHIN THE CURTILAGE OF A DWELLINGHOUSE Class A: The enlargement, improvement or other alteration of a dwellinghouse. Class B: The enlargement of a dwellinghouse consisting of an addition or alteration to its roof. Class C: Any other alteration to the roof of a dwellinghouse. Class D: The erection or construction of a porch outside any external door of a dwellinghouse. Class E: The provision within the curtilage of the dwellinghouse, of any building or enclosure, , raised platform, swimming or other pool required for a purpose incidental to the enjoyment of the dwellinghouse as such, or the maintenance, improvement or other alteration of such a building, enclosure, platform or pool; or a container used for domestic heating purposes for the storage of oil or liquid petroleum gas. Class F: The provision within the curtilage of a dwellinghouse of a hard surface for any purpose incidental to the enjoyment of the dwellinghouse as such; or the replacement in whole or in part of such a surface. Class G: The installation, alteration or replacement of a chimney on a dwellinghouse PART 2: MINOR OPERATIONS Class A: Gates, fences, walls and other means of enclosures. Class B: The formation, laying out and construction of a means of access to a highway which is not a trunk road or a classified road, where that access is required in connection with development permitted by any Class in this Schedule (other than by Class A of this Part). Class C: The painting of the exterior of any building or work. No such developments shall be carried out at any time within these Parts and Classes without the express grant of permission by the Local Planning Authority. Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990. 2. To ensure an adequate capacity is available at the Bala Water Treatment Works to accommodate the additional foul flows in accordance with Eryri Local Development Plan policies and in particular Policy 1. 3. To define the permission and for the avoidance of doubt. 4. To preserve and enhance the visual amenities of the area, in accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Policy 1. 5, 6, 7. In the interest of highway safety in accordance with Eryri Local Development Plan Policies and in particular Development Policy 1. 8. The local planning authority considers that such development should be subject to formal control in order to safeguard the amenities of the area.
69 70 Construction Risks Maintenance/cleaning Risks Demolition/adaptation Risks In addition to the hazard/risks normally associated with the types of work detailed on this drawing take note of the above. It is assumed that all works on this drawing will be carried out by a competent contractor working, where appropriate, to an appropriate method statement.
Safety Health and Environmental Information Box
NG
Hooped top access gate to public open space
Public open space 91m2
1.2m high hooped top fence around public open space
49.824 m2 Lawn
21.535 m2
Good quality turf on 300mm prepared topsoil to rear gardens
Planting beds to be planted evenly at 5 per square metre using the species listed below. Taller species to be planted towards the rear of bed and smaller species towards the front.
Species Lavandula angustifolia 'Loddon Pink' Stipa tenuissima Rosmarinus ofÄJPUHSPZ Carex comans 'Bronze' Thymus vulgaris
SpeciÄJH[PVU 30.579 m2 3 litre pot, container grown, 40-50cm 3 litre pot, container grown, 50-60cm 1.5 litre pot, container grown, 10-20cm 1.5 litre pot, container grown, 10-20cm 1.5 litre pot, container grown, 10-20cm
Existing trees to be removed as part of the development
Existing trees to be remain
Proposed Cherry Blossom trees to be planted as part of the proposed development within the rear garden areas min 1.8m tall Visitor parking removed and area marked as public open space 02 NM 14/08/2019 with fence and gate access 01 Landscaping amended as per email from Ynyr Parri in CCG NM 13/05/2019 1.2m high hooped top metal railings coloured black, between properties in the front. Rev Description Initials Date
1.8m high hit and miss fence with 300mm gravel board and concrete posts
concrete paths to houses
Permeable paving to parking areas
34.137 m2 Pier HouseSt. Georges Road Menai Bridge Anglesey LL59 5EY t: 01248 717230 e: [email protected] w: www.wmdesign.co.uk
Area shown hatched pink to be existing ground sloped to form bank from bottom of new fence line up to existing ground as 23.319 m2 Lawn engineers details, and planted with wildÅV^LYTLHKV^TP_ Proposed Housing Development
All plants & planting to comply with current BS speciÄJH[PVUZ Cysgod Y Coleg including BS 3936: Part I 1992, Part II 1990 and Part IV 1984. Where applicable BS 4428: 1989. All plants to be supplied in accordance with the schedule. All planting material to be British grown stock and fully hardened off. Bala Where tree planting is to be undertaken outside the optimum planting season container grown stock should be substituted for root balled stock. For 12 months following practical completion, maintain all planted Proposed landscaping plan areas in a weed & litter free condition, to include watering, pruning, pest & disease control & re-mulching (or according to contract). Cartrefi Cymunedol Gwynedd Cyf project drawing status date
SH1707 Planning 14/08/2019 originator scale @ A1 number rev NM 1:200 A-03-07 02
This document and its design content is copyright ©. It shall be read in conjunction with all other associated project information including models, specifications, schedules and related consultants documents. Do not scale from documents. All dimensions to be checked on site. Immediately report any discrepancies, errors or omissions on this document to the Originator. If 71 in doubt ASK. Construction Risks Maintenance/cleaning Risks Demolition/adaptation Risks In addition to the hazard/risks normally associated with the types of work detailed on this drawing take note of the above. It is assumed that all works on this drawing will be carried out by a competent contractor working, where appropriate, to an appropriate method statement.
Safety Health and Environmental Information Box
No significant risks identified during design stage for bungalows
Ventilated and mechanically Ä_LKYPKNL Ventilated and mechanically Ä_LKYPKNL system colour Dark Grey system colour Dark Grey
SVP SVP Natural slate roof of uniform colour and Natural slate roof of uniform colour and texture texture
Barge, Facia and sofÄ[IVHYKZ[VIL Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC grey UPVC
Boiler Vent MEF MEF UPVC rainwater system colour black UPVC rainwater system colour black
Graphite Grey UPVC windows Stone cladding to corners to be River Blue ZClad TD Vent
Weber Pral.M self coloured render Face brickwork plinth, dark grey or Weber Pral.M self coloured render Face brickwork plinth, dark grey or system colour Pearl Grey black TBA system colour Pearl Grey black TBA
2 East Elevation 1:100 3 South Elevation 1:100
Ventilated and mechanically Ä_LKYPKNL Ventilated and mechanically Ä_LKYPKNL system colour Dark Grey system colour Dark Grey
Natural slate roof of uniform colour and texture Natural slate roof of uniform colour and texture Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC Boiler Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC UPVC rainwater system colour black MEF MEF Vent
Grey UPVC windows UPVC rainwater system colour black 2,100 1,200 900 900 1,200 1,050 1,050 TD Vent
Weber Pral.M self coloured render Face brickwork plinth, dark grey or system colour Pearl Grey black TBA Weber Pral.M self coloured render Face brickwork plinth, dark grey or system colour Pearl Grey black TBA
4 West Elevation 1:100 5 North Elevation 1:100
15,800
G
Double Wardrobe Radiator Double Wardrobe Radiator Flue Chest of drawers Chest of drawers F Flue 1200x600mm 1050x450mm 1050x450mm 1200x600mm 2 4,100 100 3,175 B F 2 F B B Chair 2 x TV 2 Chair 450x450mm 450x450mm
2 x BT G G Table Table 1000x800mm 1000x800mm
Dressing table Dressing table 1350x450mm 1350x450mm BEDROOM BEDROOM WM TD 3,200 KITCHEN 14.44M2 14.44M2 KITCHEN TD 2 2 MEF 13.12M Bedside table Bedside table 13.12M MEF 400x400mm 2 400x400mm TD WM TD WM
4,500 2
Bed Bed C 2000x900mm 2000x900mm C 2 2 CP FB 2 GP Bedside table Bedside table 2 400x400mm 400x400mm MEF
2 100 2,000 Towel Rail
MEF Future Hoist Future Hoist Specification notes added to elevation drawings. RWP 04 25/06/2019 NM Bed Bed Light switch to rear elevation changed to single central downpipe Loft access to 2000x900mm 2000x900mm for loft CCG FW drainage amended to accord with latest drainage 03 06/06/2019 NM requirements proposal from Caulmert's
BATHROOM MEF 9,600 2 02 Bath replaced with wetroom shower at clients request 25/02/2019 NM
2,350 4.3M Small Storage Small Storage BATHROOM 2 Unit 100 Unit 2 Loft access Hatch shown. Meter cupboard added by 750x450mm 750x450mm 4.3M door and single bdroom layout adjusted to suit. AC 01 14/02/2019 NM AC 3 Annotation changed from Store to AC. Shower fitting 1.63M3 1.63M shown over bath ST. 1 Chair Chair ST. 1 3 3 RevID Description Date Initials 1.53M 850x850mm 850x850mm 1.53M
MEF
22 Single Wardrobe Desk Desk 100 1050x500mm 22 22 1050x500mm 600x600mm VV 2 x BT2 x BT
Small Storage Small Storage 2 x T2 x T HALL Unit Unit HALL 8.05M2 750x450mm 750x450mm 8.05M2 Chair Chair 450x450mm LOUNGE LOUNGE 450x450mm 12.63M2 12.63M2 2 Radiator
Small Storage Radiator
4,200 Unit Bed Chair Chair Bed 750x450mm 2000x900mm BEDROOM 1850x850mm 1850x850mm T BEDROOM 2000x900mm 2 2 2 8.07M Small Storage 8.07M Unit Pier HouseSt. Georges Road Menai Bridge Anglesey LL59 5EY 750x450mm 3,050 t: 01248 717230 e: [email protected] w: www.wmdesign.co.uk
2
2 Bedside table Bedside table Proposed Housing Development 400x400mm 2 x TV 400x400mm 3 Chest of drawers 2 x BT Chest of drawers 875 750x450mm 750x450mm
2,200 100 275 100 1,425 100 3,200 0.6m 2 Meters 300 2 Cysgod Y Coleg Radiator Radiator C Bala B TD TD G G G G 3P2B Semi Bungalow Plans and Covered Entrance Covered Entrance 3P2B BUNGALOW 3P2B BUNGALOW Elevations 65.12M2 Net Internal Floor Area 65.12M2 Net Internal Floor Area Cartrefi Cymunedol Gwynedd Cyf Level Landing Level Landing project drawing status date
SH1707 Planning 28/06/2019 originator scale @ A1 number rev NM 1:50, 1:100 A-03-08 04 1 GF-Ground Floor 1:50 This document and its design content is copyright ©. It shall be read in conjunction with all other associated project information including models, specifications, schedules and related consultants documents. Do not scale from documents. All dimensions to be checked on site. Immediately report any discrepancies, errors or omissions on this document to the Originator. If 72 in doubt ASK. Construction Risks Maintenance/cleaning Risks Demolition/adaptation Risks In addition to the hazard/risks normally associated with the types of work detailed on this drawing take note of the above. It is assumed that all works on this drawing will be carried out by a competent contractor working, where appropriate, to an appropriate method statement.
Safety Health and Environmental Information Box
No significant risks identified during design stage for bungalows
Ventilated and mechanically Ä_LKYPKNL system colour Dark Grey
SVP Natural slate roof of uniform colour and texture
Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC 450x450 F 700 Chair B 1000 Corner Base Roof over front door 500 door 0.48m3 UPVC rainwater system colour black
640 Fridge space UPVC windows colour Graphite Grey removable worktop Stone cladding to be River Blue ZClad 1000x800 over Weber Pral.M self coloured render Table system colour Pearl Grey
500 sinkr Base 450x450 500 door Chair KITCHEN DINER 0.24m3 Face brickwork plinth, dark grey or 1,000 black TBA Minimum space in front of units 1000 for DQR, 1200 for LTH
WM 2 East Elevation 1:100 450x450 Chair 1220 Appliance space 1,200 8,100 DQR and LTH TD
Minimum space in front of cooker Minimum space in front G
Tray Space 3 3 Ventilated and mechanically Ä_LKYPKNL 0.1m system colour Dark Grey 1000 Wall 0.23m Radiator Radiator F Flue 600 Drawer Unit 640 Appliance Space 1000 Corner Base 2 SVP 3 3,200 Double Wardrobe100 4,100 500 door 1200x600mm 0.29m Cooker 2 F Natural slate roof of uniform colour and 3 Dressing table B 0.48m 1350x450mm B texture 2 x TV 2 Chair 450x450mm
2 x BT Barge, Facia and sofÄ[IVHYKZ[VIL G Table grey UPVC 1000x800mm
Roof over front door Boiler Chest of drawers Vent BEDROOM 1050x450mm WM MEF MEF 14.44M2 KITCHEN 3,200 TD 2 UPVC rainwater system colour black Bedside table 13.12M MEF 2 400x400mm Stone cladding to be River Blue ZClad TD WM Weber Pral.M self coloured render
All work surfaces min 400mm long 4,500 2 system colour Pearl Grey TD Vent Work surface either side of cooker
Bed 2000x900mm C
Cooker min 100mm from corner base unit 2 2 CP FB 2 GP Bedside table Food preparation area between sink and cooker min 1000mm 2 400x400mm MEF
2 Face brickwork plinth, dark grey or
Towel Rail 100 If arranged around corner then one leg should be 800mm min black TBA
640mm spaces for cooker and fridge
MEF Future Hoist Cooker not below window Bed Light switch 2000x900mm for loft Wall cupboards min 150 from cooker space 9,500 MEF
Small Storage BATHROOM 2,350 2 People passing through kitchen do not enter the work triangle 100 2,350 Unit 2 750x450mm 4.3M 3 South Elevation 1:100 3 3 AC Min 1.3m of storage (3 person) within kitchen cupboards (1.90m ) 1.63M3
Chair ST. 1 3 All kitchen units to be by Rrichmond kitchens 850x850mm 1.53M 2,000
45 MEF
22 Single Wardrobe 100 22 22 600x600mm VV 2 x BT2 x BT
Small Storage 2 x T2 x T 6 3P2B Bungalow Kitchen Plan 1:20 Unit HALL Desk 750x450mm 2 8.05M 1050x500mm Chair LOUNGE 450x450mm 12.63M2 2 Radiator Small Storage Radiator
Unit 4,200 Chair Bed 750x450mm 1850x850mm T BEDROOM 2000x900mm 2 8.07M2 3,050
2
2
3 Bedside table 2 x TV 400x400mm 0.6m Meters 2 x BT Chest of drawers 875 750x450mm
2 350 3,200 100 1,425 100 275 100 2,2002 Radiator C
2,000
B TD G G Medicine cabinet over towel rail
Covered Entrance 3P2B BUNGALOW WC Å\ZOOHUKSL[VILVUYPNO[VM>*^OLU 65.12M2 Net Internal Floor Area viewed from the approach direction 1,1001,100 Level Landing Cascada Low level WC and system 6/4 dual
350 Å\ZO
Toilet roll holder 00 00 90099 500 1 GF-Ground Floor 1:50
MEF
04 Colour of Render, Ridge Tiles and Windows added 25/06/2019 NM 750750 WHB taps to be Ideal Standard Sandringham FW Draiange updated to accord with latest drainage 03 06/06/2019 NM 21 lever taps and ÅV^YLN\SH[VYZVYZPTPSHY proposal from Caulmert's approved 02 Bath replaced with wetroom shower at clients request 25/02/2019 NM BuildingBuilding rregulationsegulations AADD ''M'M' Cascada wash hand basin
1,000 Loft access Hatch shown. Meter cupboard added by door and single bdroom layout adjusted to suit. 200 max Mirror over basin 650x450mm 01 14/02/2019 NM 4 West Elevation 1:100 Annotation changed from Store to AC. Shower fitting Light with dual voltage shaver point shown over bath
2,350 15 litres/sec (low voltage) extractor fan from RevID Description Date Initials Environment - ÄS[LYSLZs^P[OI\PS[PUO\T\KPZ[H[ 300 min Ceramic wall tiling to be 150x150mm plain white tiles – above wash hand basin only; 2 rows high
45 An accessible shower is to installed instead of a bath. There should be a clear 1500mm dia or 1700x1400mm elliptical manoeuvring zone. Proforma level access Drainage and fall should also be incorporated 400x700mm system shower tray within the ÅVoY towel rail Electric shower – to be Mira Advance ATL 8Kw (thermostatic)
Flooring – Alto Flooring Aquarius Colour Tern Pier HouseSt. Georges Road Menai Bridge Anglesey LL59 5EY AQ2010 to Ä[tLK[V[OL^OVSLVMNYV\UKÅVVY shower area; including coved vinyl skirting’s t: 01248 717230 e: [email protected] w: www.wmdesign.co.uk
Marblex uPVC cladding supplied and Ä[tLK[V perimeter of shower to full height with all seals & trims; Colour: White Wood Effect min 1000mm Proposed Housing Development x 1000mm x 2400mm ÅVoY[VJLPSPUN
Provide wet room type level access shower tray Luminex LED 16w bulkhead light Ä[tPUN Ä[tLK^P[O/HTLY[YHWpLK]LY[PJHSZOV^LY Boiler Cysgod Y Coleg (polycarbonate – 1400 lumens); including pull drainage gulley. Proforma wet room former MEF MEF Vent chord switch 1700x700mm or similar and approved to be installed into concrete ÅVoY Bala
1,200TD 900 Vent 3P2B Single Bungalow Plans, Elevations, Kitchen and WC Plan
Cartrefi Cymunedol Gwynedd Cyf project drawing status date 7 3P2B Bungalow Bathroom Plan 1:20 SH1707 Planning 28/06/2019 originator scale @ A1 number rev 5 North Elevation 1:100 NM 1:50, 1:100, 1:20 A-03-15 04
This document and its design content is copyright ©. It shall be read in conjunction with all other associated project information including models, specifications, schedules and related consultants documents. Do not scale from documents. All dimensions to be checked on site. Immediately report any discrepancies, errors or omissions on this document to the Originator. If 73 in doubt ASK. Construction Risks Maintenance/cleaning Risks Demolition/adaptation Risks In addition to the hazard/risks normally associated with the types of work detailed on this drawing take note of the above. It is assumed that all works on this drawing will be carried out by a competent contractor working, where appropriate, to an appropriate method statement.
Safety Health and Environmental Information Box
No significant risks identified during design stage for bungalows
Ventilated and mechanically Ä_LKYPKNL Ventilated and mechanically Ä_LKYPKNL Ventilated and mechanically Ä_LKYPKNL Ventilated and mechanically Ä_LKYPKNL system colour Dark Grey system colour Dark Grey system colour Dark Grey system colour Dark Grey Scwegler Bat Tube 1FR recessed into wall at apex of roof, plot 6 and 8 only
Natural slate roof of uniform colour and Natural slate roof of uniform colour and Natural slate roof of uniform colour and texture texture Natural slate roof of uniform colour and texture texture
Barge, Facia and sofÄ[IVHYKZ[VIL Barge, Facia and sofÄ[IVHYKZ[VIL Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC grey UPVC grey UPVC Barge, Facia and sofÄ[IVHYKZ[VIL grey UPVC
MEF MEF UPVC rainwater system colour black UPVC rainwater system colour black UPVC rainwater system colour black 900 UPVC rainwater system colour black 1,200 Grey UPVC windows Marley Eternity Cedral cladding colour Roof over front door Roof over front door Slate Grey 1,200 900 900
Boiler Boiler Vent Vent Stone cladding to be River Blue ZClad MEF MEF MEF MEF Weber Pral.M self coloured render Weber Pral.M self coloured render Roof over front door Stone cladding to be River Blue ZClad 900 system colour Pearl Grey
1,200 system colour Pearl Grey Graphite Grey UPVC windows 2,100 2,100 Weber Pral.M self coloured render High performance grey doors, double Weber Pral.M self coloured render system colour Pearl Grey glazed and weather sealed system colour Pearl Grey 1,200 TD Vent 900 TD Vent
Face brickwork plinth, dark grey or Face brickwork plinth, dark grey or Face brickwork plinth, dark grey or black TBA black TBA black TBA Face brickwork plinth, dark grey or black TBA
14 South East Elevation 1:100 15 South West Elevation 1:100 16 North West Elevation 1:100 17 North East Elevation 1:100
12,250
G MEF MEF
Radiator Boiler Radiator 2
3,900 100 1,625 Boiler Å\L 3,300 100 2,225 300 min TD 2 2 Co WM 700 min TD below W'top B Incorporate a min 900mm
200 max wide knockout panel in bathroom wall, full height
Chair Dressing table Bed 450 x 450mm 2000x900mm 1350x450mm 550min 1,800
2,050 Future hoist location Table WM below W'top BATHROOM BATHROOM G 1200 x 800mm G
KITCHEN DINER MEF Lifetime Homes Towel Radiator
2 T V 3,525 Towel Radiator Towel 500 min
MEF KITCHEN DINER 2
100 2
Radiator MEF BEDROOM 1 100 Bed 2 2 2000x900mm
250 400 900 4,650
MEF HD SD BEDROOM 1 1,550 620 Fridge 620 Cooker space space 900 LANDING LANDING Bedside table 400x400mm Fire blanket 2 2 2 2 Gas 12 12 Point
225 Loft Access Loft Access 11 11 700 min Small storage unit 13A Spur for future lift 2 100 750 x 450mm AC 10 10 AC
8,425 1.1m3 1.1m3
2 9 9 Double Wardrobe 1,125 ST. 1 ST. 1 1m of shelving 900 1200x600mm 1.6m3 1.6m3 13 x 200 = 2,600 13 x 200 = 2,600 Chest of drawers 8 8 1050x450mm 2,750 100 450 Radiator
Small storage unit HP Future Lift Space 750 x 450mm 7 7 1500x1000mm Future Lift Space
HALL 6 6 HALL
Settee (3 seat) 100 B 2 2 1850 x 850mm 2 900 38 T 5 5
r
o
t Dressing table
a
i
d 1350x450mm 4 4 2 Bedside table Bedside table Ra 400x400mm 400x400mm 2 LOUNGE 3 3 TV LOUNGE 2 x SD
13 x 200 = 2,600 13 x 200 = 2,600 TV 2 2 2 x BT 4,000 BEDROOM 2 1 1 T
2,875 BEDROOM 2 975 Elevations updated to change the front porch and 02 25/06/2019 NM Double Wardrobe material colours added as requested by CCG Bed 1200x600mm 2000x1500mm 900 FW Drainage amended to concur with latest drainage 01 06/06/2019 GSUK 500 2 ST. 3 ST. 3 proposal from Caulmert's
1,500 RevID Description Date Initials Armchair 3.5m3 3.5m3 850 x 850mm
Small storage unit ST. 2 ST. 2 2 Chest of drawers
3,525 100 2,000 3 3 750 x 450mm 700 min
700 0.6m 0.6m 4,550 100 1050x450mm 562 T 300 Consumer V 2 unit C Radiator Radiator
B TD TD G G min 900x600 Local stone 4P2B HOUSE covered entrance 4P2B HOUSE privacy wall 84.39M2 Net Internal Floor Area 84.39M2 Net Internal Floor Area
Beam over Pier HouseSt. Georges Road Menai Bridge Anglesey LL59 5EY
Level Landing Level Landing t: 01248 717230 e: [email protected] w: www.wmdesign.co.uk
Proposed Housing Development Cysgod Y Coleg 12 GF-Ground Floor 1:50 13 01-First Floor 1:50 Bala
4P2B Dwelling Plans and Elevations
Cartrefi Cymunedol Gwynedd Cyf project drawing status date
SH1707 Planning 28/06/2019 originator scale @ A1 number rev NM 1:50, 1:100 A-3-12 02
This document and its design content is copyright ©. It shall be read in conjunction with all other associated project information including models, specifications, schedules and related consultants documents. Do not scale from documents. All dimensions to be checked on site. Immediately report any discrepancies, errors or omissions on this document to the Originator. If 74 in doubt ASK. ITEM NO. 4.9
Snowdonia National Park Authority Date: 04/12/2019 – Planning & Access Committee
Application Number: NP5/70/160A Date Application Registered: 27/09/19
Community: Llangywer Grid Reference: 291110 332897
Case Officer: Mrs. Sara Thomas Location: Outbuilding adjacent to Bryn Hynod, Llangywer.
Applicant: Description: Ms Beti Francon Edwards Conversion of outbuilding to one dwelling. Bryn Hynod Llangywer LL23 7BT
Summary of the Recommendation:
To GRANT permission subject to conditions relating to: Start work within 5 years. Accordance with approved plans. Slate Roof Timber window frames and doors Removal of Class A-D permitted development Submission of photographic record prior to commencement
Subject to the payment of a commuted sum
Reason(s) Application Reported to Committee: Scheme of Delegation
Applicant is related to an Authority member
Environmental Impact Assessment (EIA):
The development has been subject to a screening opinion which concluded that the development is not EIA development.
Habitats Regulations Assessment (HRA):
The Authority's Ecologist has concluded that no screening is required.
75 Land Designations / Constraints:
Open countryside Traditional building Close to PRoW
Site Description:
Bryn Hynod is a small holding located in open countryside c.1km to the north east of the smaller settlement of Llangywer and c.150m from the south eastern shore of Llyn Tegid. It is accessed via private track from the B4403 the minor road that runs along the eastern side of the lake.
The site consists of the main dwellinghouse and a large yard with two traditional farm building together with one building of a more modern construct.
A public footpath through the farmyard within 15m of the building.
Proposed Development:
The development involves the conversion of the larger of the traditional farm outbuilding within the farmyard of Bryn Hynod to a single open market dwelling.
The two storey former agricultural building is of traditional character having stone walls and a slate roof.
The building appears to be in a good structural condition thanks to recent renovation works and its re-roofing.
The plans show the building being converted to for a single residential dwelling.
No new openings are proposed in the walls of the main part of the building. On the east facing elevation four roof lights are proposed to be inserted while on the west facing four roof lights are proposed together with a large glazed area above the bi-fold doors.
Rebuilding and extension work is proposed to the single storey sections of the building attached to the south facing gable. The plans show the lower sections of walls being retained and being built up to two storeys with an attached single storey store. The additional areas to be built up are shown clad in horizontal timber boarding with a pitched slate roof.
No overall increase in the footprint of the building is proposed.
Windows and doors are proposed to have timber frames.
76 A Bat Survey undertaken in support of the application by Cartmel Ecology dated May 2019 found no evidence of bats at the building.
Relevant Planning Policies:
Eryri Local Development Plan 2016-2031 (ELDP) SPC – The Spatial Development Strategy DP1 –General Development Principles DP6 – Sustainable Design and Materials SP D: Natural Environment DP7 – Listed and Traditional Buildings DP 9- Conversion and Change of Use of Rural Buildings SP H: A Sustainable Rural Economy DP20: Agricultural Diversification
Supplementary Planning Guidance Draft SPG8: Visitor Accommodation
National Policy/Guidance Planning Policy Wales (PPW), Edition 10 December 2018 TAN 6: Planning for Sustainable Rural Communities
Consultations:
Llangywer Community Council Object Concern over traffic implications on adjoining narrow road Dwelling should have local needs clause Open market dwelling can be holiday use, which would having adverse impact on local culture and house prices Gwynedd Council - Highways No objection Dwr Cymru No objection, condition recommended in relation to surface water Ecology No objection, enhancements recommended Gwynedd Archaeological No objection, photographic record pre- Planning Services commencement condition requested
Response to Publicity:
The application has been publicised by way of a site notice placed on the site on 08.10.19.
Llangywer Community Council are objecting to the proposal as the development is quite large and as it would increase the traffic on the narrow road at Llangywer.
77
Assessment:
1. Background
1.1 The Authority holds no planning history on the site, a previously application for two holiday letting units was withdrawn.
2 Principle of Development
2.1 Based on the policy context of Development Policy 9(DP9) and Development policy 30, it is possible to convert a traditional rural building which is good structural condition to an open market dwelling with the payment of a commuted sum.
3 Planning Assessment
3.1 The proposal involves the conversion of the existing building to a single dwellinghouse including alterations and extension, the most relevant ELDP policy therefore is DP9.
3.2 Overall, the design of the conversion and the use of materials is considered to conform with the relevant polices. The rebuilding element to the side of the building can be considered an extension and is acceptable in terms of size and scale. The materials proposed and the finish are compatible with the existing building and its setting.
3.3 No alterations are proposed that are considered to harm the character and form of the existing building and no access no ancillary structures are proposed.
3.4 In order to protect the traditional character of the building it is proposed to remove Part 1 Class A-D Permitted Development rights so any alterations and additions such as the replacement of timber framed windows with plastic are subject to formal control.
3.5 Access to the dwelling will be from the existing access track to Bryn Hynod, with parking on existing hardstanding to the front of the site.
3.6 The applicants have indicated that they are willing to pay a £30,000 commuted sum for an open market dwelling in line with the requirements of DP9 and DP30 and SPG4.
3.7 No ecological issues have been identified as part of the proposal. Bat mitigation in relation to previous application for a European Protected Species Licence is shown within another stone outbuilding on the site.
78 3.8 In line with recent guidance from the Welsh Government in relation to biodiversity enhancements the applicants have agreed in consultation with SNP’s ecologist to plant a new hedgerow on land in their ownership which has been detailed on the site plan.
3.9 While the Community Council has raised concerns in relation to the potential for increased traffic on the adjoining country road, the proposal only relates to the establishment of one new residential unit. It is not anticipated that one additional dwelling would have any significant traffic implications on the local highway network. Cyngor Gwynedd Highways department have raised no objection to the proposal.
3.10 The Community Council also state that they believe that new housing should have a local needs clause, and that there already an excessive number of local housing being let out as holiday accommodation which has an adverse effect on local culture and increases house prices.
3.11 In the case of all conversion / change of use of a building to residential use a 50% affordable housing contribution is sought in line with Development Policy 30. The applicant therefore has the option of either converting the building into an affordable local need unit or making a commuted sum payment to help fund affordable housing elsewhere in the National Park. If a commuted sum is accepted the dwelling will revert to an open market house and not be counted as an affordable dwelling.
3.12 In this case the applicant has chosen to pay a commuted sum which will allow the dwelling to revert to an open market dwelling with no occupancy restrictions. This is considered to conforms to the requirements of criterion vi of DP30.
3.13 It is therefore concluded that while this proposal does not provide on- site affordable housing, through a commuted payment it will contribute towards the overall provision of affordable housing in the National Park.The recently adopted Affordable Housing Comuted Sum Expenditure Protocol para 2.3 provides further guidance on how commuted sums will be spent and that the money will be spent in the community where the development is proposed or in the immediately adjoining communities. If this is not possible, a sequential process will be used within in the National Park area.
3.14 Commuted sums are used by the Authority to facilitate the provision of affordable housing directly by a housing association or to bring back empty properties into use as affordable housing for local needs elsewhere within the National Park.
79 3.15 Gwynedd Archaeological Planning Service does not object to the proposal but do request a condition in relation to a photographic survey of the building being undertaken prior to the commencement of the development and submitted and approved in writing by the Local Planning Authority. This is required so a public record is kept of the traditional building prior to its conversion.
3.16 No other adverse comments have been received as a result of publicity and consultation.
4 Conclusion
4.1 It is concluded that the proposal conforms to the relevant policies as detailed in the ELDP and is considered acceptable subject to the payment of a commuted sum.
4.2 To ensure the Authority has control of any additional alterations to the traditional building or any new structures within the curtilage permitted development rights will be removed as part of any planning approval.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To GRANT permission subject to the applicant entering into a s106 agreement under the Town and Country Planning Act 1990 for the payment of a commuted sum and relevant conditions:
1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: 16/36 L01A 16/36 PL01A 16/36 PL02A 16/36 PL03B 3. All external doors and windows in the development hereby permitted shall be of timber construction and shall at all times thereafter be retained as timber. 4. The development hereby approved shall not commence until a photographic survey of the buildings has been undertaken in accordance with the Gwynedd Archaeological Planning Service Requirements for General Photographic Surveys of Buildings, and the survey submitted to and approved in writing by the Local Planning Authority.
80 5. Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning General Permitted Development) (Amendment) (Wales) Order 2013 (or any Order revoking or re-enacting or amending that Order with or without modification) nothing shall operate so as to permit (within the area subject to this permission) any development referred to in the Parts and Classes of Schedule 2 to the Order, summarised below: PART 1: DEVELOPMENT WITHIN THE CURTILAGE OF A DWELLINGHOUSE Class A: The enlargement, improvement or other alteration of a dwellinghouse. Class B: The enlargement of a dwellinghouse consisting of an addition or alteration to its roof. Class C: Any other alteration to the roof of a dwellinghouse. Class D: The erection or construction of a porch outside any external door of a dwellinghouse. No such developments shall be carried out at any time within these Parts and Classes without the express grant of permission by the Local Planning Authority. Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990. 2. To define the permission and for the avoidance of doubt. 3. To protect the character and appearance of the building and its setting in accordance with Eryri Local Development Plan Policies 2016-2031 and in particular Policies A, 1, 6 and 7. 4. To ensure that an adequate record is made of all structures affected by the proposals and that the record is held within the public domain for future reference and research. 5. The local planning authority considers that such development should be subject to formal control in order to safeguard the amenities of the area.
81 82 Mr & Mrs Edwards 0 125m LLEOLIAD / LOCATION SCALE
Barn conversion @ 16 / 36 L 01B CYNLLUN LLEOLIAD BRYN HYNOD, Llangower 1:1250 @A3 LOCATION PLAN Jun '16 JD 83 TRACK TO B4403
ALLANFA I'W TROSI / OUTBUILDING TO BE CONVERTED
HARDSTANDING - Crushed Stone
SIED SHED
ALLANFA TY FFERM OUTBUILDING FARM HOUSE Upper floor to north side of existing outbuilding has been converted into a new bat roost. 2no. Kent bat boxes have been installed within the new bat roost. Also, 4no. Schwegler bat boxes have been installed on the gables of this outbuilding, as well as the outbuilding we are proposing to convert.
All works were undertaken under a NRW license and supervised by a fully qualified ecologist.
Denotes new native hedgerow to be planted to enhance the biodiversity on site.
PLANTING STRATEGY All new hedgerow to be native species with local provenance to the site. A mixture of the following species are to be planted - Elder, Hazel, Privet, Dogwood, Guelder Rose & Dog Rose. To be planted in two rows at staggered centres, 6 plants per linear metre.
CYNLLUN SAFLE SITE PLAN 0 25m SCALE
Revisions Client Mr & Mrs Edwards * $! #%!!' *#!! ' $)*& 01654 700337 ))) $% '$"$&$( $% '$"$& * $$$( 0845 280 3040 ARFAETHEDIG / PROPOSAL
Project Job Nr. Drawing Nr. Barn conversion @ 16 / 36 PL03C BRYN HYNOD, Llangower Graddfa / Scale Dyddiad / Date 1:250 @A2 1:500 @A4 Oct '18 JD
MAE HAWLFRAINT Y DARLUN A'R DYLUNIAD HWN YN EIDDO I GEORGE+TOMOS CYF NI CHEIR EI GOPIO NA'I AILGYNHYRCHU MEWN UNRHYW FFORDD HEB GANIATAD YSGRIFENEDIG THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN GEORGE+TOMOS CYF AND MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR WRITTEN CONSENT 84 EDRYCHIAD DWYRAIN EDRYCHIAD GOGLEDD EAST ELEVATION NORTH ELEVATION
EDRYCHIAD GORLLEWIN EDRYCHIAD DE WEST ELEVATION SOUTH ELEVATION
Revisions Client Mr & Mrs Edwards * $! #%!!' *#!! ' $)*& 01654 700337 ))) $% '$"$&$( $% '$"$& * $$$( 0845 280 3040 MESURIAD / SURVEY
Project Job Nr. Drawing Nr. Barn conversion @ 16 / 36 S 11 BRYN HYNOD, Llangower Graddfa / Scale Dyddiad / Date 1:100 @A2 1:200 @A4 Sep '18 JD
MAE HAWLFRAINT Y DARLUN A'R DYLUNIAD HWN YN EIDDO I GEORGE+TOMOS CYF NI CHEIR EI GOPIO NA'I AILGYNHYRCHU MEWN UNRHYW FFORDD HEB GANIATAD YSGRIFENEDIG 85 THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN GEORGE+TOMOS CYF AND MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR WRITTEN CONSENT +101.640 +102.130 +101.930
TORIAD A-A SECTION A-A 5000
+100.960 +101.360 +100.870 5000
A B TORIAD B-B SECTION B-B +100.590 +100.080 +98.930 +99.560 +100.670
Ridge beam Ridge beam H/L Opening H/L Opening +99.530 +99.080 Truss above Truss above Truss above Truss above Truss
+99.500 +99.900 +100.000 +99.900 +99.890 +99.430 +99.350
A B CYNLLUN LLAWR GROUND FLOOR PLAN NORTH Revisions Client 05m Mr & Mrs Edwards SCALE * $! #%!!' *#!! ' $)*& 01654 700337 ))) $% '$"$&$( $% '$"$& * $$$( 0845 280 3040 MESURIAD / SURVEY
Project Job Nr. Drawing Nr. Barn conversion @ 16 / 36 S 10 BRYN HYNOD, Llangower Graddfa / Scale Dyddiad / Date 1:50 @A1 1:100 @A3 Sep '18 JD
MAE HAWLFRAINT Y DARLUN A'R DYLUNIAD HWN YN EIDDO I GEORGE+TOMOS CYF NI CHEIR EI GOPIO NA'I AILGYNHYRCHU MEWN UNRHYW FFORDD HEB GANIATAD YSGRIFENEDIG 86 THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN GEORGE+TOMOS CYF AND MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR WRITTEN CONSENT SECTION A-A TORIAD A-A EAST ELEVATION EAST EDRYCHIAD DWYRAIN EDRYCHIADGORLLEWIN WEST ELEVATION WEST
5046 SECTION B-B TORIAD B-B
5046 87 Timber boards Timber EDRYCHIAD DE NORTH ELEVATION EDRYCHIADGOGLEDD SOUTH ELEVATION SECTION C-C TORIAD C-C MAE HAWLFRAINT Y DARLUN A'R DYLUNIAD HWN YN EIDDO I GEORGE+TOMO THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN GEORGE+TOM IN VESTED IS DESIGN ANDDRAWING OF THIS PROPERTY THE Project $! #%!!' *#!! ' $)*& BRYN HYNOD, BRYN Barn conversion @ * ))) $% '$"$&$( $% '$"$& * $$$( Llangower OS CYF AND MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT S CYF NI CHEIR EI GOPIO NA'I AILGYNHYRCHU MEWN UNRHYW AILGYNHYRCHU NA'I FFORDD GOPIO HE EI CHEIR NI CYF S 0845 2803040 01654 700337 1:100/200 @A3 1:50/100 @A1 16 /36 Revisions Graddfa / Scale / Graddfa Client Job Nr. Job Mr & Mrs EdwardsMr &Mrs ARFAETHEDIG / PROPOSAL B GANIATAD YSGRIFENEDIG Dyddiad / / DateDyddiad Nr. Drawing Oct '18 THEIR WRITTEN CONSENT WRITTEN THEIR PL02A JD
+99.080 +98.930
SCALE FIRST FLOOR PLAN SCALE GROUND FLOOR PLAN CYNLLUN LLAWR DDAEAR CYNLLUN LLAWR CYNTAF 05 05 STORAGE STORFA 3515 +99.500
5010 m m UTILITY /BOILER ROOM AML BWRPAS / BOILER/ BWRPAS AML
4280
NORTH NORTH +99.560 +99.650 +99.900 KITCHEN CEGIN
Truss above PATIO Truss above +99.650 DINING AREADINING MAN BWYTAMAN +99.800 FFL 9515
Truss above Truss above
4500 +100.400 SEATING AREA MAN EISTEDDMAN A A A A +99.650 +100.000 88 +100.590 +100.440 Truss above Truss above
1750 YSTAFELL YMOLCHIYSTAFELL BATHROOM CUPBOARD CWPWRDD
CYNTEDD 1750 LOBBY up up 2970 2970 LANDING LANFA +99.800 +99.900 up
Truss above Truss above
2000 YSTAFELL WELY YSTAFELL 2 EN SUITE EN BEDROOM 2 2400 3080
3450 +99.600 FFL +99.500 +99.890 YSTAFELL WELY YSTAFELL 3 BEDROOM 3 6505
Truss above Truss above YSTAFELL WELY YSTAFELL 1 BEDROOM 1
1200 3325 EN SUITE EN 2215 B B B B
+99.430 4750 +99.350 +99.530 +100.080 MAE HAWLFRAINT Y DARLUN A'R DYLUNIAD HWN YN EIDDO I GEORGE+TOMO THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN GEORGE+TOM Project $! #%!!' *#!! ' $)*& BRYN HYNOD, BRYN Barn conversion @ * ))) $% '$"$&$( $% '$"$& * $$$( Llangower OS CYF AND MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR WRITTEN CONSENT WRITTEN THEIR WITHOUT WAY ANY IN REPRODUCED OR COPIED BE NOT MUST AND CYF OS S CYF NI CHEIR EI GOPIO NA'I AILGYNHYRCHU MEWN UNRHYW FFORDD HE FFORDD UNRHYW MEWN AILGYNHYRCHU NA'I GOPIO EI CHEIR NI CYF S 0845 2803040 01654 700337 1:100 @A3 1:50 @A1 16 /36 Revisions Graddfa / Scale / Graddfa Client Job Nr. Job Mr & Mrs EdwardsMr &Mrs ARFAETHEDIG / PROPOSAL ARFAETHEDIG B GANIATAD YSGRIFENEDIG Dyddiad / / DateDyddiad Nr. Drawing Oct '18 PL01A JD ITEM NO. 5.1
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
ENFORCEMENT NOTICES, LISTED BUILDING ENFORCEMENT NOTICES SERVED UNDER DELEGATED POWERS AND LIST OF COMPLIANCE CASES
89
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 4th DECEMBER 2019
LIST OF COMPLIANCE CASES
New cases
Reference Date of initial Location of Site Details of Planning Current Position complaint or Breach Date observed by Compliance Officers
1 NP4/26/ENFLB33N September 2019 Coed y Celyn Hall, Betws Sub-division to create an Contact has been made with the owners who y Coed additional residential unit do not reside at the property. A site meeting has been scheduled for early December.
2 NP5/51/ENF464C October 2019 Bodowen Bungalow, Erection of Shed Planning permission conditionally granted for Barmouth the shed under reference NP5/51/464B. Close file.
3 NP5/53/ENF574 November 2019 9 Bro Eryl, Bala Erection of Fence & Contact has been made with the owner and a Creation of New Access site meeting has been arranged for the end of November.
4 NP5/58/ENF589A October 2019 Llyn Bodlyn, Dyffryn Creation of Car Park Area Extensive works were undertaken in Ardudwy 2016/2017 to avoid the potential failure of the dam structure. The works included the formation of a parking/turning area and to obtain access to the dam structure. These works fell under permitted development rights. The area in question continues to grass over and re-generate naturally.
90 5 NP5/64/ENFLB33F October 2019 Capel Bethel, Llanegryn Untidy Condition of the A site visit has been undertaken where an Land amount of builder and general waste was noted. The windows of the building also remain boarded up. Contact has been made with the owner who advises improvements to the condition of the land will be made.
6 NP5/65/ENF115A October 2019 Land at Hengwrt, Dumping/Storage of NRW are currently leading on this Llanelltyd Mattresses and Carpets investigation.
7 NP5/71/ENFL377B October 2019 Cwm Ffynnon, Nant y Demolition of Former Under NP5/71/L377B, planning permission Barcud, Cynllwyd Uchaf, Dwelling & Construction of was conditionally granted for the conversion of Bala a New Building a former dwelling and the construction of a side extension. Recently, the Authority received reports the former dwelling had been demolished and a new building was being erected in its place. A site visit confirmed the reports were correct and the owners have been advised to cease all further works as they longer benefit from any planning permission. The owners are currently liaising with their planning consultants and the Authority currently await details on how they will proceed in this instance.
Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application
8 NP5/51/ENF446E April 2019 Cae Gwian Forestry, Works to Forestry Tracks Site meeting has been held with the forestry Bontddu manager. To submit a retrospective planning application to try and regularise the unauthorised works.
91 9 NP5/59/ENF347K September 2019 Plas Meini, Ffestiniog Alterations to Properties Site meeting held with the owner. Windows have been altered to some of the properties. Normally planning permission is not required but permitted development rights have been restricted. Owner has advised the relevant applications will be made to try and regularise the works.
10 NP5/78/ENF197J April 2019 Cabin 211, Trawsfynydd Decking Contact made with the owner who has Holiday Village, Bronaber intimated they will submit a retrospective planning application.
Awaiting further Information or Replies to a Planning Contravention Notice or a Section 330 Notice
11 NP2/14/ENF18B February 2019 Nant Cwmbran Isaf, Extension & Meeting held with the owner. Replies received Nasareth, Caernarfon Conservatory to the Planning Contravention Notice. The owner has submitted a Certificate of Lawfulness for the conservatory and this has been granted. A retrospective planning application has been submitted in respect to the unauthorised extension but this is currently incomplete.
12 NP3/15/ENF180G November 2018 Land Adjacent to 3 Bryniau Dumping of Building Site meeting held. Requested removal of the Gerddi, Llanberis Waste Material waste material by the 18th February 2019. Waste material not removed and a Requisition for Information has been served. A retrospective planning application has now been received and being processed.
92 13 NP3/21/ENF35C July 2018 Pant Hwfa, LLanllechid Annexe not in Relevant planning application has now been Accordance with the received and is currently being processed. Approved Plans & Conditions
14 NP4/11/ENF112B May 2019 Ty’n y Merddyn, Ffordd Erection of a Building Site visit undertaken and owner advised Gethin, Betws y Coed within the Garden planning permission is required for the building. The owner has intimated a retrospective planning application will be submitted in due course.
15 NP4/16/ENF405 March 2018 Land Opposite Tan y Castell, Dumping of Building Owner advised to clear the land of building Dolwyddelan Material and Waste materials and restoring the land back to its original state. Also advised to remove the touring caravan. Site visit undertaken in January 2019 where it was noted the building material and waste was still on the land. Enforcement Notice served on the 26th September 2019 and took effect on the 1st November. The Notice is due to be complied with by the 1st May 2020.
16 NP4/32/ENF164B July 2019 Cynllwyd Fawr, Crafnant Siting of Caravans Further correspondence sent to the owner of Road, Trefriw the land. Currently awaiting a response.
17 NP5/50/ENF607A August 2019 Garth, Aberdyfi Extended Decking Site meeting held with the owner of the property. Appears planning permission is required for what is currently being erected. The owner has been advised of this and the Authority currently await a response as to how they intend to proceed.
93 18 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Section 215 Notice served on the 18th Property February 2019. No appeal has been forthcoming, therefore the Notice has taken effect. The Notice must be fully complied with by the 22nd January 2020.
19 NP5/58/ENF144K December 2018 Land at Tan y Coed, Talybont Siting of Static Caravan Contact made with the owner of the land. Site used for Residential meeting taken place where the siting and use Purposes of the caravan was discussed. Owner currently considering their options to regularise the situation. A Planning Contravention Notice has been served to ascertain further details about the use of the caravan. Replies have been received and currently being assessed.
20 NP5/58/ENF455G July 2019 Afonig Loyw, Ffordd Glan Erection of a A site meeting has taken place whereby the Mor, Talybont Conservatory and owner was advised planning permission would Pergola Type Structure be required for the development taking place. Awaiting confirmation as to how they intend to proceed.
21 NP5/58/ENF616 December 2018 Land adjacent Coed y Siting of Static Caravan Contact made with the owner and a site Bachau, Dyffryn Ardudwy used for Residential meeting has taken place. Planning Purposes Contravention Notice served and replies received. Advised to re-locate the caravan within the garden curtilage of the property.
22 NP5/62/ENF232A February 2019 Glanrafon, Llanbedr Removal of Two Contact made with the owners of the property. Chimneys A site meeting has recently taken place with the owner (June 2019), where they have confirmed the two chimneys will be re-built. A time period of six months has been agreed to complete the works.
94 23 NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Untidy Condition of the According to land registry, there has been a Banc, Llanuwchllyn Building recent change in ownership. To make contact with the new owner in respect to the poor condition of the building.
Cases where formal action is being considered/has been taken.
24 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Site visit on undertaken on the 12th April. Pennant and Track Creation Unauthoried works carried out, enforcement proceedings commenced and a Temporary Stop Notice has been served in respect to the extraction of mineral waste from slate tips and the construction of new tracks. The Notice ceases to have effect on the 3rd July 2019. An Enforcement Notice is currently being drafted.
25 NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech Untidy Condition of The Authority are now initiating ‘direct action’ Building under Section 219, to secure compliance with the requirements of the Section 215 Notice to demolish the hotel.
Demolition commenced on the 9th September 2019 and works are due to be completed around the 13th December 2019.
95 26 NP5/71/ENF474A March 2018 Glofer, Llanuwchllyn Siting of Two Enforcement Notice served 30th October 2018. Containers within Enforcement Notice Appeal submitted and Garden commenced 21st December 2018. The appeal was determined on the 21st June 2019 where the Planning Inspectorate allowed the appeal under ground (g) and varied the enforcement notice by the deletion of four months and substituting with eight months as the period of compliance. Subject to this variation, the Enforcement Notice was upheld.
The Enforcement Notice must be complied with by the 21st February 2020.
27 NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Barn being Used for An enforcement notice is currently being Talsarnau Permanent Residential drafted. Discussions ongoing with the Occupation in breach of Authority’s legal section. a CLEUD which only stipulates 4 months A further site visit is proposed to confirm residential use. permanent residential occupation is still taking place.
Listed Building Cases
28 NP5/69/ENFLB326A September 2018 Ty Gwyn, Llwyngwril External and internal A site meeting has taken place. Advised to Alterations to a Listed submit a listed building consent application in Building respect to the unauthorised works that have taken place.
96 ITEM NO. 5.2
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION
97 SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 4th DECEMBER 2019
PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION
No. Application No. Description & Location Procedure/Status Case Officer
Number of appeals on list = 0 Number of appeals on committee list 16th October 2019 = 2
Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/18 – 31/03/19 9 2 7 1 78% 01/04/17 – 31/03/18 7 3 4 0 57% 01/04/16 – 31/03/17 13 4 9 1 69% 01/04/15 – 31/03/16 10 5 5 0 50% 01/04/14 – 31/03/15 13 3 10 0 77%
98 ITEM NO. 5.3
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
SECTION 106 AGREEMENTS
99 SNOWDONIA NATIONAL PARK AUTHORITY PLANNING AND ACCESS COMMITTEE, 4th DECEMBER 2019 SECTION 106 AGREEMENTS
Application Date Location Development Present Position No. application was received
1. NP5/57/946C 30/08/18 Site near Llety'r Erection of 5 dwellings comprising 3 Details sent to legal 11/19 Bugail, Pencefn, terraced dwellings, and 2 semi-detached Dolgellau. LL40 2ER with new vehicle/pedestrian access, and associated road and landscaping (Re- submission)
Number of applications on committee list 16th October 2019 = 1
APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 16th OCTOBER 2019
Application No. Location Development
NP5/55/60G Land adjacent to Clydfan, Ffordd Construction of 4 dwellings (2 affordable and 2 open market) and y Felin, Bryncrug. extension to estate road
APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT WHICH HAVE BEEN REFUSED, WITHDRAWN, OR DISPOSED, OR WHERE AN AGREEMENT IS NO LONGER NECESSARY SINCE PLANNING & ACCESS COMMITTEE 16th OCTOBER 2019
Application No. Location Development
100 ITEM NO. 5.4
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED
101
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 04 DECEMBER 2019
OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED
Awaiting Welsh Government Highways
NP5/54/289E 26/04/16 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with showroom. NP5/73/26B 24/05/19 Utica Buildings, Trawsfynydd. Change of use of land to external Storage yard.
Deferred
NP4/29/482 11/05/18 Land at Moel Llechwedd Hafod, Cwm Penmachno. Erection of 25m high lattice telecommunications mast supporting 3 no. antennas and 2 no. 0.6m dish antennas together with 3 no ground based equipment cabinets , generator, satellite dish and ancillary development enclosed within secure compound
Awaiting Amended Plans
NP2/11/52G 05/09/18 Pen-y-Pass Car Park, Nant Gwynant Erection of 10m high timber clad monopole telecommunications mast supporting 2 no. antennas together with ground based equipment cabinets enclosed with a stone wall NP2/11/722 22/11/18 Land at Gerhynt Quarry, Beddgelert Erection of 15m high timber clad monopole telecommunications mast supporting 3 no. antennas and 2 no. 0.6m dish antennas together with ground based equipment cabinets, generator, satellite dish and ancillary development within a foul weather enclosure.
Awaiting Ecology Survey
NP2/16/454 10/07/19 Land at Cefn Coch Isaf, Cwmystradllyn. Erection of agricultural shed,
Re-consulting on Biodiversity and Ecological Matters
NP5/62/399 26/07/17 Land to the West of Llanbedr Village, Llanbedr. Construction of new road in cuttings and on embankment of approximately 1.5km in length to the west of Llanbedr, leaving the A496 to the north of Llanbedr close to the sewage treatment works, bridging the Afon Artro and Mochras road to rejoin the A496 close to Llwyn y Pin.
102 Further Details Requested
NP3/16/28 01/08/18 Land adjacent to Ogwen Car Park, Nant Ffrancon, Erection of 15m high timber clad monopole supporting 3 no. antennas and 2 no. dish Bethesda. antennas together with ground based equipment cabinets and ancillary development.
Awaiting Response to Further Consultation
NP5/54/16U 22/07/19 Llwyn-yr-Helm, Brithdir. Extension to existing toilet block. NP5/57/212P 17/01/19 Gwyndaf Evans Motors, Ffordd Pont yr Aran, Dolgellau. Retrospective application for extension to existing garage. NP5/60/159 21/05/19 Land at Moel Friog, Ganllwyd. Erection of 40m high Emergency Service Network telecommunications mast together with ground based equipment cabinets located within enclosed compound
Awaiting Valuations
NP5/58/363F 26/04/19 Nant Eos, Dyffryn Ardudwy. Conversion to affordable dwelling unit, including formation of new access road and installation of sewage treatment plant,
Total applications on list = 12
Total applications on list Committee 16 October 2019 = 10
103 ITEM NO. 5.5
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
POLICY SECTION REPORT OF CONSULTATIONS RECEIVED
104 SNOWDONIA NATIONAL PARK AUTHORITY PLANNING AND ACCESS COMMITTEE, 4 DECEMBER 2019 Policy Section Report of Consultations received
Consulting Authority Consultation Topic / Name Response Lead Officer Report to NPA / Deadline Committee? Gwynedd WHS The Slate Landscape of North West Wales 30/10/2019 Jonathan Cawley, No Management Plan (Post Consultation Edit) Angela Jones (Partnerships Manager) and Elen Hughes Welsh Government Delivery of housing through the planning system 20/11/2019 Geraint Evans joint 3 No NPA response Welsh Government Technical Advice Note 15: Development, flooding and 17/01/2020 Sion Roberts joint 3 Yes coastal erosion NPA response (following consultation deadline – January’s Committee)
105 ITEM NO. 5.6
106 ITEM NO 6.0.
MEETING Planning and Access Committee
DATE 4th December 2019
TITLE REAPPOINTMENT OF LOCAL ACCESS FORUMS BY APRIL 2020
REPORT BY Director of Corporate Services
PURPOSE To approve the process and timetable for the reappointment of the Local Access Forums and to appoint selection panel.
1. BACKGROUND
1.1 In April 2002 the Authority established two Local Access Forums; one for the north and one for the south of the National Park.
1.2 The North Snowdonia Local Access Forum has 18 members (14 “lay” members, one representative each for Gwynedd Council, Conwy County Borough Council and the SNPA, and one representative for people with disabilities). The South Snowdonia Local Access Forum has 20 members (17 “lay” members and one representative each for Gwynedd Council, SNPA and one representative for people with disabilities). Membership must be balanced between land management and recreational interests, and all members are required to demonstrate a commitment to improving access to the countryside. No interest group (other than interests of disabled people) is to have direct representation on the Forum.
1.3 Regulations published by the Welsh Government stipulate that membership of a Forum continues for three years from the date of the first meeting of the Forum. The membership was last reappointed in April 2017, and the process must be undertaken and completed once more by April 2020.
1.4 It is suggested that the following procedure and timetable is followed:
Early January 2020– letter to interested and relevant organisations requesting suggestions for suitable applicants who would be willing to be considered for membership. Early January 2020 – advertisement in the local press and web. Guidance notes and application forms dispatched to potential candidates, including existing members, by 3rd February 2020.
107 Deadline for return of applications – 2nd March 2020. 25th March 2020 (following P & R committee) – selection by panel of SNPA members. Approval of membership by the Planning and Access committee on 1st April 2020.
2. RESOURCE IMPLICATIONS
2.1 Cost of newspaper advertisement – approximately £900.00 (from existing budget).
3. RECOMMENDATION
3.1 That the Committee approve the proposed procedure and timetable for the reappointment of the Local Access Forums.
3.2 That the Committee appoints a selection panel of four SNPA members to consider the applications for the membership of the Forums.
108 ITEM NO. 7.0
PLANNING AND ACCESS COMMITTEE 4 DECEMBER 2019
DELEGATED DECISIONS
109 SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 04 DECEMBER 2019
DELEGATED DECISIONS
Applications Approved
Application No. Proposed Location Decision Case Officer Date 1. NP2/11/715D Extension to reception building, installation of Llyn Gwynant Campsite, Nant 24/10/19 Mr Richard Thomas underground waste treatment tanks and Gwynant. erection of agricultural style building for the processing of firewood 2. NP2/11/725 Alterations to window openings at the rear to Rhos, Beddgelert. LL55 4YB 25/10/19 Mr Richard Thomas incorporate bi-fold doors at ground level and Juliette balcony at first floor 3. NP2/11/LB208J Listed Building Consent to change front 2 Sygun Terrace, Beddgelert. 11/10/19 Mr. Arwel Ll entrance door with a new door and frame with LL55 4NA Thomas fanlight above, 6 glazed panes to upper part and boarded beaded timber panels to lower part with painted finish 4. NP2/11/LU46R Siting of 5 pods to be used as ancillary Bryn Gwynant Youth Hostel, Nant 05/11/19 Mrs Jane Jones accommodation as part of the hostel. Gwynant. LL55 4NP 5. NP3/10/T88 Demolition of existing two storey rear 1 Ty'n y Mwd, Abergwyngregyn. 07/10/19 Mr Richard Thomas extension and erection of two storey rear LL33 0LF extension and single storey side extension 6. NP3/15/4H Non-material amendment to planning 2 Mur Mawr, Llanberis. LL55 4TG 07/10/19 Mr Richard Thomas approval notice NP3/15/4G dated 08/11/2016 to omit one window, add one window and replace slate cladding with timber boarding 7. NP3/15/71A Proposed two storey rear extension 12 Victoria Terrace, Llanberis, 07/10/19 Mr Richard Thomas LL55 4TT 8. NP3/21/35G Part retrospective application for the retention Pant Hwfa, Llanllechid, LL57 3LA 08/11/19 Mr Geraint Evans of change of use of land to a campsite with 4 bell tents, associated toilet and shower trailers, catering trailer and parking/winter storage area and a proposed compost toilet. 110 9. NP4/11/139E Replacement shop frontage The Log Cabin, Station Road, 07/10/19 Mr Richard Thomas Betws y Coed. LL24 0AE 10. NP4/11/38L Erection of dwelling with associated alteration Land at Gwydyr Cottage, Betws y 04/10/19 Mr Richard Thomas and widening of existing vehicular access Coed. LL24 0AE 11. NP4/11/AD139 Replacement of externally illuminated facial The Log Cabin, Station Road, 07/10/19 Mr Richard Thomas D signs to front and side elevations and hanging Betws y Coed. LL24 0AE sign to side elevation 12. NP4/16/412 Construction of single storey and two storey 1 Maes y Braich, Dolwyddelan. 07/10/19 Mr Richard Thomas extensions and replacement decking LL25 0YQ 13. NP4/25/4D Retrospective application to retain flue Siambr Wen, Betws Road, 25/10/19 Mr Richard Thomas associated to a biomass system Llanrwst. LL26 0PU 14. NP4/26/115G Erection of extension to existing agricultural Ty'n y Coed, Capel Garmon. 07/10/19 Mr Richard Thomas building and new covered slurry store LL26 0RR 15. NP4/26/334 Erection of Agricultural shed Moel Yr Iwrch Uchaf, Nebo, 22/10/19 Mr Richard Thomas Llanrwst, LL26 0TF 16. NP5/50/729 Alterations and extension to dwelling, Undermoor, Gwelfor Road, 09/10/19 Mrs. Iona Roberts including removal of chimneys, installation of Aberdyfi. LL35 0NY rooflights, construction of a dormer at the rear and widening of existing vehicle access 17. NP5/50/LB181E Listed Building Consent for internal 10 New Street & 28 Church 12/11/19 Mr. Arwel Ll alternations to separate shop from remainder Street, Aberdyfi. LL35 0EH Thomas of dwelling with additional toilet facilities on ground floor, installation of fire precaution measures and all associated works 18. NP5/52/198C Extension to existing garage Bendith, Friog. LL38 2RZ 24/10/19 Mrs. Iona Roberts 19. NP5/53/LB162G Application to discharge Condition No. 4 of Plas Teg, Tegid Street, Bala, 11/10/19 Mrs. Sara Thomas Planning Consent NP5/53LB162F dated LL23 7EN 09/09/2019 20. NP5/53/LB162H Application to discharge Condition No. 4 of Plas Teg, Tegid Street, Bala, 11/10/19 Mrs. Sara Thomas Listed Building Consent NP5/53/LB162E LL23 7EN dated 09/09/2019 21. NP5/53/T346A Part change of use of ground floor shop (A1 27 High Street, Bala. LL23 7AG 05/11/19 Mrs. Sara Thomas Use) to shop and Temple (A1 & D1 Use)
111 22. NP5/54/575 Parking of motorhome within curtilage 34 Bryniau, Brithdir. LL40 2TY 05/11/19 Mrs. Sara Thomas
23. NP5/54/T139 Reinstatement of two chimneys, and Hendre Ffridd Y Mynach, 08/10/19 Mrs. Sara Thomas installation of three rooflight windows on the Rhydymain. LL40 2BP west facing elevation, two on the east facing elevation and a new window inserted into the North elevation. 24. NP5/55/84B Demolition of existing workshop and the Land adjacent to Maes Tegfryn, 10/10/19 Mrs. Iona Roberts erection of an open market dwelling, Bryncrug. LL36 9PE associated hardstanding and installation of package treatment plant 25. NP5/57/1000B Construction of porch 10 Fron Wnion, Dolgellau. LL40 07/11/19 Mr. David Fitzsimon 1SL 26. NP5/57/1142B Application to discharge Condition No. 4 of Pant yr Onnen, Dolgellau. LL40 11/10/19 Mrs. Sara Thomas Planning Consent NP5/57/1142 dated 1TD 03/09/2018 27. NP5/57/1154 Construction of new first floor and front porch Isbri, Pencefn, Dolgellau, LL40 03/10/19 Mrs. Iona Roberts 2ES 28. NP5/57/LB330L Change of use of part of ground floor to bar Beechwood House, Bridge 31/10/19 Mrs. Iona Roberts (use class A3) Street, Dolgellau. LL40 1AU 29. NP5/57/LB330M Listed Building Consent for internal Ty Beechwood, Bridge Street, 31/10/19 Mrs. Iona Roberts alterations to layout to facilitate change of use Dolgellau, LL40 1AU to bar, including reinstating former opening and blocking up of a doorway, 30. NP5/57/LB364B Listed Building Consent to retain internal 3 Cader Road, Dolgellau. LL40 11/10/19 Mrs. Iona Roberts alterations, including repositioning of gas 1RH boiler with new flue aperture at basement level, and rebuilding partition wall with doors on ground floor 31. NP5/58/114A Enlargement of existing balcony across front Coastal View, Bro Enddwyn, 10/10/19 Mr Aled Lloyd and side elevations and new entrance porch. Dyffryn Ardudwy, LL44 2BF 32. NP5/58/556A Erection of bin storage compound Land at Pentre Uchaf, Dyffryn 01/10/19 Mr Aled Lloyd Ardudwy. LL44 2HF 33. NP5/58/614 Alterations and extension to existing balcony, 13 Bro Enddwyn, Dyffryn 10/10/19 Mr Aled Lloyd insertion of new rooflight and pitched roof Ardudwy. LL44 2BG dormer on rear elevation
112 34. NP5/58/9F Siting of 9 additional touring caravans on field Llwyn Griffri, Talybont. LL43 2AU 14/10/19 Mr Aled Lloyd no 3064 total of 34 caravans, erection of toilet block, LPG tank and landscaping on field 2857 where up to 48 tents are sited. 35. NP5/60/LB46A Listed Building Consent to change glass Goetre, Ganllwyd. LL40 2TN 07/10/19 Mr. Arwel Ll panels with conservation rooflights (total 4) Thomas and additional conservation rooflights on South Elevation roof slope and all associated works 36. NP5/61/132X Non-Material Amendment to Planning Pant Mawr Residential Park, 02/10/19 Mrs Jane Jones Permission NP5/61/132W dated 04/07/2019 Harlech. LL46 2SS to alter details of boundary wall and fence
37. NP5/62/411 Demolition of derelict outbuilding and erection Talgarreg, Llanbedr. LL45 2NS 10/10/19 Mr Aled Lloyd of single storey annexe 38. NP5/62/AD414 Advertisement Consent for installation of one Y Sgwar, Ffordd Cwm Bychan, 24/10/19 Mr Aled Lloyd information board Llanbedr. 39. NP5/63/229D Construction of cabin as a Continual Care Ysgol Gynradd Bro Tryweryn, 09/10/19 Mrs. Sara Thomas Centre, re-siting of play area and alterations Frongoch. LL23 7NT and extension to parking area 40. NP5/64/86E Erection of first floor extension Nantycynog, Llanegryn. LL36 07/11/19 Mrs. Iona Roberts 9LN 41. NP5/64/LB93K Listed Building Consent for internal Llwyn Teg, Llanegryn. LL36 9SL 09/10/19 Mr. Arwel Ll connection between two cottages creating a Thomas new opening to the left of the ‘simdde fawr’ inglenook 42. NP5/65/360A Discharge Condition 2 of Planning Permission Anwylfa, Bontddu. LL40 2TU 16/10/19 Mrs Jane Jones NP5/65/360 relating to full design and structural calculations of retaining wall 43. NP5/66/267 Demoltion of existing garage and erection of Bryn Hoel, Llanfair, Harlech, 30/09/19 Mr Aled Lloyd detached garden room LL462RD 44. NP5/67/316B Non-Material Amendment to Planning Ty Pridd, Talyllyn. LL36 9AJ 09/10/19 Mrs. Iona Roberts Permission NP5/67/316A dated 11/01/2017 to vary details of bat mitigation measures 45. NP5/68/13G Demolition of existing conservatory and Penclogwyn, Llanfrothen. LL48 23/10/19 Mr Aled Lloyd erection of a single storey rear extension 6DZ 46. NP5/68/229 Erection of two storey rear extension, 2 Garreg Frech, Llanfrothen. 25/10/19 Mr Aled Lloyd LL48 6BZ
113 47. NP5/69/100A Construction of single storey side extension Hafod Las, Llwyngwril. LL37 2UZ 30/09/19 Mrs. Iona Roberts 48. NP5/69/16D Discharge Condition 13 of Planning Land near Castell Mawr, 09/10/19 Mrs. Iona Roberts Permission NP5/69/16C relating to Llanegryn. LL36 9NH submission of an archaeological specification for a programme of works 49. NP5/70/140B Conversion of adjoining outbuilding to form Bryn Bedwog, Rhosygwalia. LL23 30/09/19 Mrs. Sara Thomas part of residential dwelling and construction of 7ET single storey extension to its side 50. NP5/71/93A Proposed siting of one biomass boiler within Nant Hir, Cynllwyd Uchaf, 01/11/19 Mrs. Sara Thomas timber clad building and 20 foot steel Bala, LL23 7DF container with associated screen planting 51. NP5/71/LU382A The use of the property as a single Eifionydd, Llanuwchllyn. LL23 05/11/19 Mrs. Sara Thomas dwellinghouse. 7UB 52. NP5/72/169C Construction of garage on side elevation and Craig Yr Ronwy, Capel Celyn, 05/11/19 Mrs. Sara Thomas front porch and installation of rooflights on Bala. LL23 7NY rear elevation 53. NP5/73/53D Erection of single storey side extension Ty'r Orsaf, Gellilydan. LL41 4RB 10/10/19 Mr Aled Lloyd 54. NP5/74/E483 Consultation under Section 37 of The Tyn Y Twll, Dinas Mawddwy, 29/10/19 Mrs. Sara Thomas Electricity Act 1989 to Install underground Machynlleth, SY209JG electricity line 55. NP5/78/36C Erection of storage building for haulage Land at former Railway Sidings 09/10/19 Mrs. Sara Thomas vehicle and associated equipment near Ardudwy Terrace, Trawsfynydd. 56. NP5/79/LB345A Listed Building Consent for repairs and Bryn Dinas Farm, Happy Valley, 08/10/19 Mr. Arwel Ll alterations following partial collapse of the Tywyn. LL36 9HY Thomas roof structure including addition of new steel supporting structure; timber trusses and purlins, removal of surviving section of slate roof and adding corrugated sheeting to whole of roof
114 Applications Refused
App No. Proposed Location Reason for Refusal Case Officer 1. 1NP5/50/542D Construction of wood Bryn Golau, Gwelfor, 11/10/19 Mrs. Iona store Aberdyfi. LL35 0NY The proposed wood store, by virtue of its Roberts design and use of materials, is considered to be an inappropriate form of development in a prominent location along Gwelfor Road. The proposal is therefore in conflict with Development Policy 1 and 6 of the adopted Eryri Local Development Plan 2016 – 2031 which seeks to ensure that the development does not detract from the character of the wider area, is not unduly prominent in the landscape and uses materials that are sympathetic to or enhance their surroundings. 2. 2NP5/54/137C Conversion of open hay Tir Mab Cynan, 11/10/19 Mrs. Sara barn to annexe Brithdir. LL40 2RW By reason of the proposed conversion not Thomas accommodation including being ancillary to the main dwelling in terms of construction of porch and its scale, usage and design as required by veranda Development Policy 14: Annexe Accommodation of the Eryri Local Development Plan and Supplementary Planning Guidance 11: Annexe Accommodation. By reason of this application proposing significant alteration of this rural building which would harm its existing charachter this application is in conflict with Eryri Local Development Plan policies 1: General Development Principles, policy 7: Listed and Traditional Buildings and policy 9: Conversion and change of use of Rural Buildings.
115 3. NP5/57/501A Replace existing Penlon, Caedeintur, 09/10/19 Mrs. Iona conservatory with single Dolgellau, LL40 2YS The proposed extension, by virtue of its design Roberts storey extension and and use of materials, is considered to be an alterations to front garden incongruous addition to the existing dwelling. The proposal is therefore in conflict with Development Policy 1, 6 and 15 of the adopted Eryri Local Development Plan 2016 – 2031 which seeks to ensure that the development does not detract from the character and form the existing dwelling or the wider area and the materials are sympathetic to or enhance their surroundings. 4. NP5/62/63F Demolition of existing Kennels, Pentre 30/09/19 Mr Aled Lloyd outbuildings and erection Gwynfryn, Llanbedr. By reason of insufficient information submitted of new building for the LL45 2PL on Ecological matters this application is in use as a fallen stock conflict with Eryri Local Development Plan collection service. (2016-2031) Development Policy 1. By reason of its close proximity to residential properties, the proposal is likely to have an adverse effect on neighbouring residential amenity by way of odour and pest nuisance. The proposal is therefore contrary to the Eryri Local Development Plan (2016-2031), in particular Development Policy 1, which seeks to ensure that development will not cause significant harm to neighbouring residential amenity or the amenity of the Park. By reason that robust evidence has not been provided to show there are no other suitable alternative sites available, the proposal is therefore contrary to Development Policy 19 of the Eryri Local Development Plan (2016-2031).
116 By reason that the proposal proposes an average of 10 daily vehicle movements, a full traffic assessment is required. The proposal as submitted is in conflict with Eryri Local Development Plan (2016-2031) criteria ix in that insufficient information has been submitted to enable the Local Planning Authority to assess the same. 5. NP5/67/69A Conversion of outbuilding Meriafel Ganol, 01/10/19 Mrs. Iona to holiday Abergynolwyn. LL36 The proposed use as holiday let Roberts accommodation and 9YU accommodation would not form part of any ancillary accommodation rural enterprise scheme and is therefore in to existing dwelling conflict with the requirements of Development Policy 9 of the adopted Eryri Local Development Plan 2016-2031. The proposal would result in significant rebuilding of the original building which would harm its existing character. The proposal is therefore in conflict with the requirements of Development Policy 9 of the adopted Eryri Local Development Plan 2016-2031. The proposed use as ancillary accommodation would not be subservient to the main dwelling due to its scale. The proposal is therefore in conflict with Development Policy 14 of the adopted Eryri Local Development Plan 2016- 2031 and Supplementary Planning Guidance 11. 6. NP5/69/113G Siting of 2 pods and 2 Llanfendigaid, 16/10/19 Mrs. Iona Shepherd's huts for use Rhoslefain. LL36 9LS By reason that the development would not Roberts as holiday form part of an agricultural diversification accommodation scheme or ancillary to a new or existing tourist attraction the proposal would fail to satisfy criterion i. of Development Policy 29 of the adopted Eryri Local Development Plan.
117 By reason that the units would not be sufficiently screened by existing landscape features the proposal would fail to satisfy criterion ii. of Development Policy 29 of the adopted Eryri Local Development Plan. By reason that the proposal shows ancillary facilities to be contained within the units without substantial justification why they cannot be located within an existing building or an extension to existing facilities the proposal would fail to satisfy criterion iv. of Development Policy 29 of the adopted Eryri Local Development Plan. 7. NP5/69/118D Erection of two-storey Bryn Eithin, Llwyngwril. 10/10/19 Mrs. Iona extension on front LL37 2JL The proposed development, by virtue of its Roberts elevation and installation form and scale in combination with previous of additional flat roofed extensions, is considered to be an incongruous dormer window at the addition to the existing dwelling. The proposal rear is therefore in conflict with Development Policy 1 and 15 of the Eryri Local Development Plan 2016-2031 which seeks to ensure that the development does not detract from the character and form of the existing dwelling or the wider area. The proposed development, by virtue of its size in combination with previous extensions, is considered overdevelopment of the original dwelling and would be contrary to the requirements of criteria i. of Development Policy 15 of the Eryri Local Development Plan 2016-2031, which requires the footprint of extensions to be smaller and the height lower than the original dwelling.
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8. NP5/75/253 Installation of external The Old Gatehouse, 03/10/19 Mrs. Iona cladding Pennal. SY20 9JY The of composite external cladding would Roberts detract from the character of the existing dwelling and its setting and would use materials that are not sympathetic to or enhance their surroundings. The proposal is therefore contrary to Development Policies 1 and 6 of the adopted Eryri Local Development Plan 2016-2031.
119 ITEM NO. 8.0
MEETING Planning & Access Committee
DATE 4th December 2019
TITLE Planning Annual Performance Report
REPORT BY Jonathan Cawley, Director of Planning and Land Management
PURPOSE Discuss and comment on the Annual Performance Report (APR)
1.0 CONTEXT
1.1 The Welsh Government has identified a range of performance monitoring indicators for Local Planning Authority in Wales. These indicators are used to demonstrate how authorities are performing, individually and in relation to a Wales-wide context.
1.2 Each Authority must prepare an Annual Report, by the end of the calendar year, for the period that covers the previous financial year. Therefore the APR accompanying this report is for the period April 2018-March 2019.
2.0 KEY ISSUES
2.1 The APR, which is included in Appendix 1, provides a good opportunity to take stock on the Department’s performance against performance indicators set by the Welsh Government - including the need to make any performance related recommendations.
2.2 This year’s APR highlights the following issues:
- Substantial staffing / structural changes, largely driven by the cuts that the Department has experienced over the last 7 years;
- Reasonably good performance on DM and compliance issues – with a need for improvements in some localised areas;
- Very good policy performance, becoming the first Authority in Wales to adopt the review of the LDP;
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- Good customer feedback, including the survey responses from the town and community councils.
3.0 RECOMMENDATION
3.1 Members to note the content of the APR and propose any necessary changes to the report prior to submission to the Welsh Government.
121 ITEM NO. 8.0 - APPENDIX 1
APPENDIX 1 SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2018‐19
122 Snowdonia National Park LPA
PLANNING ANNUAL PERFORMANCE REPORT (APR) – 2018‐19
FOREWORD
I have the pleasure of introducing the fifth Annual Performance Report (APR) for Snowdonia National Park Authority’s (SNPA). The APR which covers the period April 2018- March 2019 again demonstrates a strong commitment to providing a quality planning service, despite various ongoing challenges.
Snowdonia National Park Authority must apply the duties placed upon the planning system by the Wellbeing of Future Generations (Wales) Act 2015, articulated by both the newly adopted Local Development Plan and planning decisions based upon this Plan. This should help contribute to ensuring the National Park is contributing towards a resilient environment, prosperous language and healthy and vibrant communities.
Planning is an important function for all authorities but especially so in the National Park, where the additional statutory purposes of protecting and enhancing these areas, as well as promoting people’s understanding and enjoyment of them is central to everything that we do. Our economic duty also ensures that our decisions as a Planning Authority must ensure that any development that takes place within Snowdonia accords with the principles of sustainability. Delivering an efficient and pro-active planning service is an essential element in meeting these long term local and national objectives for the benefit of existing and future generations.
I hope this report succinctly tells the story of how the Authority’s planning service is evolving and performing – in what has been a difficult financial context. This report demonstrates that the Authority’s overall performance has been good and a newly adopted LDP - the first in Wales to be reviewed – was a particular high point. The Department also scored above the Wales average in the customer satisfaction statements. We continue look to improve and seek ways to improve despite fewer resources. We have a clear focus to deliver a good planning service and will continue trying to deliver on this.
Councillor Elwyn Edwards Chairman Planning and Access Committee
123 1. CONTEXT
2. The Significance of the National Park Designation in Planning
3. Snowdonia National Park Authority is one of three Welsh National Park Authorities – which collectively make up 20% of the land area of Wales. The aims and purposes of National Parks are set out in the 1949 National Parks & Access to the Countryside Act (revised by the Environment Act 1995) which establishes 2 primary purposes for National Parks, which are to:
1. Conserve and enhance the natural beauty, wildlife and cultural heritage
2. Promote opportunities for the understanding and enjoyment of the special qualities of national parks by the public
4. When National Parks carry out these purposes they also have a duty to:
Seek to foster the economic and social well-being of local communities within the national parks
5. These statutory purposes provide a different statutory planning context for National Park Authorities as compared other authorities in Wales. The Statutory Purposes, along with the Duty, must underpin all decision making.
6. Therefore National Park Authorities, in preparing their development plans and determining planning permissions, must seek to conserve and enhance their natural beauty, wildlife and cultural heritage, and to promote opportunities for public understanding and enjoyment of their special qualities
7. The landscape and scenic beauty of National Parks must “be afforded the highest status of protection from inappropriate developments” (Planning Policy Wales, Welsh Government, 2019).
8. Planning Policy Wales (2019) goes on to state:
“The special qualities of designated areas should be given weight in the development planning and the development management process. Proposals in National Parks and AONBs must be carefully assessed to ensure that their effects on those features which the designation is intended to protect are acceptable. The contribution that development makes to the sustainable management of the designated area must be considered.”
9. Local Context
10. At 826 square miles, Snowdonia is the largest National Park in Wales. It stretches from Cardigan Bay’s shoreline in the west to Llyn Tegid and the Aran Mountains in the east, and from the River Dyfi in the south right up to the North Wales Coast.
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11. The prevailing land use is agriculture, with a land form of open moorland and rugged mountain tops interspersed with glacially formed valleys. As one would expect the landscape is of outstanding quality but man-made impacts can also be seen throughout with historic mining activity in particular. All of Wales’ 14 peaks over 3,000 ft. in altitude are found in Snowdonia, which gives some indication of the dramatic and mountainous nature of the landscape.
12. The area is a major tourism destination and attracts well over 4 million visitors a year, and appears to be increasing. Direct expenditure from tourism came to almost £400 million in 2017, an increase of 4.2% from 2015 (source: STEAM report 2017).
13. Some tourist hotspots are experiencing significant tourism pressure – and Snowdon itself continues to experience record highs in terms of visitor numbers either by walking, biking (in season) or taking the train to the summit. The annual numbers now reaching the summit exceeds 600,000 people. These pressures have led to some problems – and parking, congestion, highway safety, footpath erosion and litter are perennial issues in these hot spots. These trends are likely to continue in the future and create further employment opportunities and visitor numbers, whilst also creating challenges in terms of ensuring the Authority’s statutory purposes are met.
125 14. PLANNING SERVICE – RESTRUCTURE
15. Significant structural changes have been undertaken to the department during the period of this APR (2018-19). The department has been restructured, and the context for this change is described below. This was driven largely in response to ongoing financial cuts and the need to attempt to build in greater resilience and efficiency. The new structure of the department is set out in Figure 1.
16. Prior to 2018-19 the planning function was effectively delivered by 3 separate departments, each reporting to the Director of Planning & Land Management. The staff numbers within each of these departments has steadily declined over a period of 7 years due to financial cuts – the table below sets out the staffing levels in 2011-12 compared to 2017-18:
Department 2011-12 2017-18 Development Management Manager: 1 Manager: 1 and Compliance Planning Officers: 6 Planning Officers: 5 Technicians: 3 Technicians: 2 Admin Officer: 1 Admin Officer: 0.3 TOTAL: 10 TOTAL: 7.3
Planning Policy Manager: 1 Manager: 1 Planning Officers: 4.3 FTE Planning Officers: 2 Planning / research Planning / Research Assistant: 1 Assistant: 1 Technician: 1 TOTAL: 4 TOTAL: 7.3 FTE
Cultural Heritage Manager: 1 Built Environment Assistant Built Environment Assistant 1 1 (Department also had a (Department also had a Townscape Heritage Officer Townscape Heritage Officer and Archaeologist) and Archaeologist) TOTAL: 3 (1 directly involved TOTAL: 4 (2 directly involved in planning work) in planning work) TOTAL: 21.3 FTE 14.3 FTE
17. The total staff numbers across the 3 departments has fallen from 21.3 FTE in 2012 to 14.3 FTE in 2018 (a cut of one third of all staff) – along with additional cuts to departmental budgets. This is a significant reduction in staff numbers and has led to the structural changes.
126 During this time the case load of planning applications has remained broadly the same, and the number of pre-application enquiries has increased significantly. To respond to these cuts, it was decided that efficiencies and greater resilience could be built in by merging the 3 departments into a single Planning Department. This also created more opportunity for staff to move across different disciplines to both gain experience of new areas of planning and provide greater departmental cover / resilience.
18. Whilst there will be potential advantages in terms or resilience, efficiencies and staff development, the merging of the departments will also bring along some challenges. The scope of work that that the manager will have to deal with will be greater, and there will be less direct management of individual members of staff. Naturally the individual case load of some members of the team has increased. The team have looked into working more efficiently in order to address these issues – and this work is on-going.
19. Staff cooperation and resilience has been excellent over this relatively turbulent period, and the merging of the departments went as well as could be expected. It will however take some time to settle down – an issue which has not been helped by further absences (Planning Manager leaving and subsequent difficulties recruiting – along with 2 Principal Planning Officers commencing maternity leave and 1 officer on long term sickness). By next year (2020-21) some of the staffing absences referenced above have been addressed by private planning consultants, and this has provided short term cover.
20. It is anticipated that the new structure will have fully bedded in which will lead to further performance gains in 2020-21.
21. Against, this backdrop of cuts and change, the general performance of the departments has been fairly strong. However, further resilience needs to be built into the department in order to be able to cope with any further changes, absences, or cuts. This will be addressed by the following key actions: Continued improvements to the flow of work through the departments (work has already commenced on this); More efficient use of IT; The use of planning consultants to back up staff absences; More targeted training at specific areas of need; Project Management Training
22. In addition to merging the 3 departments, the teams were relocated to be in the same room, which helped develop the team ethos. The new department organisational structure is as follows:
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23. The Director of Planning and Land Management operates as the Chief Planning Officer, and works closely with the Planning Manager, although decision making on delegated decisions can be delegated to both Planning Manager and Principal Planning Officers.
24. The Director is also responsible for 3 other departments, comprising: ‐ Wardens; ‐ Conservation, Woodland and Agriculture; and ‐ Cultural Heritage
25. However, in the absence of a Planning Manager (due to difficulties recruiting in 2019), the Director has temporarily relinquished responsibility for the Wardens and Conservation, Woodland & Agriculture departments (to the Corporate Services Director and the Chief Executive Officer respectively), whilst the new structure settles in, enabling the Director to temporarily fill in the Planning Manager’s post.
26. Overall, the restructure has been a success. However, the challenge of recruiting a Planning Manager has been a significant problem, and this issue will be closely monitored – as will the scope of work of the new Planning Manager.
27. RECRUITMENT AND SUCCESSION PLANNING
28. Recruitment is a significant problem faced by local planning authorities across Wales, and appears to be particularly acute in terms of recruiting Welsh speaking planners.
128 SNPA have experienced problems recruiting a Planning Manager, and the general access to a pool of planners is an issue that the authority must address.
29. Consideration will be given to establishing links with Aberystwyth and Bangor Universities with a view to offering scholarships to Geography (or related disciplines) students.
30. KEY RECOMMENDATIONS FOR THE DEPARTMENT:
To build on work that has been undertaken and build in further improvements to the internal processes within the department – in particularly the flow of work through the departments (work has already commenced on this);
To assess the scope for making better use of software for processing the department’s work load;
Make greater use of planning consultants to back up staff absences;
Undertake a more targeted training of staff paying particular attention to specific areas of need;
Undertake Project Management and Customer Services Training for all members of staff.
Develop a relationship with Aberystwyth and Bangor Universities in order to address the recruitment problem that the Authority is facing.
Linked to the above, assess the scope of the Planning Manager’s post to ensure that it is reasonable and reflected by a fair salary.
31. Fee Income
32. Despite the restructure, for budgeting purposes, the departmental budgets are still divided between Development Management and Policy departments respectively.
33. The operating budget for the Development Management Service is shown below together with the changes from previous years.
Costs Income Net Cost Change (excl non-cash) (excl non-cash) 2016-17 469,178 -235,474 233,704 2017-18 453,649 -159,696 293,953 60,249 465,840 -200,814 265,026 -28,927 2018-19
34. Planning application fee income varies from year to year, and in a small Authority such as Snowdonia a small number of ‘larger fee’ applications can make a substantial difference to annual income.
129 2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 Budgeted -134,000 -134,000 -139,000 -144,000 -151,000 -176,500 income (original) Budgeted -143,700 -134,000 -144,000 -170,350 -151,000 -182,500 income (revised) Actual -143,247 -147,254 -185,306 -235,474 -159,696 -200,814 income
8.5 8.6 Cost of Producing the LDP
130 35. LOCAL DEVELOPMENT PLAN (LDP) AND ANNUAL MONITORING REPORT (AMR)
The Authority became the first in Wales to review its LDP in February 2019 – this was a big achievement, and the staff must be congratulated for this success which resulted from a lot of hard work by the team. This follows an earlier success of being the first in North Wales to adopt its LDP in 2011. An up to date adopted LDP should provide a strong foundation for making sound planning decisions.
The LDP Review followed the ‘short form’ process, the only short form review to be undertaken in Wales. This type of review works on the basis that the existing LDP Strategy is ‘sound’, and only small scale changes are necessary rather than a wholesale review of the entire Plan.
Now that the LDP has been adopted a series of new or revised SPGs will now be produced – and the team are busy working on this;
However, the policy side of the department has been hit by staff losses and this will have an impact on the programme for producing SPGs. This current staffing / resource issue will need to be addressed prior to the next review of the LDP in 2023. The next review is likely to be a ‘full’ review – and resources must be addressed accordingly.
The Authority regularly produce an Annual Monitoring Report, which have consistently been submitted to the Welsh Government to the timescales prescribed by the Welsh Government. The current AMR has not raised any issues of concern with regard to the LDP.
131 36. WHAT SERVICE USERS THINK
37. In 2017-18 we conducted a customer satisfaction survey aimed at assessing the views of people (agents and members of the public) that had received a planning application decision during the year.
38. The survey was sent to 230 people, 22% of whom submitted a whole or partial response. The majority of responses (46%) were from members of the public. 8% of respondents had their most recent planning application refused.
39. We asked respondents whether they agreed or disagreed with a series of statements about the planning service. Table 1 shows the percentage of respondents that selected either ‘tend to agree’ or ‘strongly agree’ for each statement for both our planning authority and Wales. Table 1: Percentage of respondents who agreed with each statement, 2017-18
Snowdonia National Park Respondents who agreed that: Wales % LPA % The LPA applies its planning rules fairly and consistently 65 55 The LPA gave good advice to help them make a successful application 69 60 The LPA gives help throughout, including with conditions 61 52 The LPA responded promptly when they had questions 63 62 They were listened to about their application 61 60 They were kept informed about their application 59 52 They were satisfied overall with how the LPA handled their application 72 63 40. We also asked respondents to select three planning service characteristics from a list that they thought would most help them achieve successful developments. Figure 1 shows the percentage of respondents that chose each characteristic as one of their three selections. For us, 'the availability to talk to a duty planner before submitting an application' was the most popular choice.
132 Figure 1: Characteristics of a good planning service, 2017‐18
Availability to talk to a duty planner before you submit your application Acce s s to the case officer to check on your a pplication Ge tti ng a speedy decision on your s ubmitted application Ha vi ng a chance to a mend an application before it is decided Consistent advice from officers
Quick response times to requests for pre‐application meetings Information, design guides and policies available on the website A concise list of what is needed to make an application Elected members engaged a nd involved throughout the process 0 102030405060708090100 % Snowdonia National Park Wales 41. Comments received include:
“The planning authority is always approachable and offers advice on any aspect of the application.”
“My experience has been fair, within guidelines and understandable. I have been happy with the service.”
"Additional staff I am sure would assist. They are trying their best but are probably understaffed which i think affects the service they can deliver.”
42. In 2018-19 we conducted a survey of clerks of the town and community councils that are statutory consultees for our planning authority. There are 56 such councils in our area, and we received 5 responses to the survey.
43. The respondents were asked to select the three ways in which they thought our LPA could help town/community councils to participate more effectively in the planning system. Figure 2 shows the percentage of respondents that selected each option as one of their three choices. ‘Provide feedback about how our comments on planning applications have been taken into account’ was the most frequently selected option for our LPA.
44. The Authority makes great efforts to ensure a positive relationship with town and community councils, and it is believed these are reflected in broadly positive survey results.
133 However, the survey sample was low, and care is therefore needed in reaching any conclusions. It should also be noted that the Authority’s Scheme of Delegation requires items to go to committee should the officer’s recommendation differ to the views of the community council. In addition the Authority continue to have annual meetings with Community Council – which cover planning and other issues. These issues contribute to the good relationship that exists between the Authority and Community Councils.
Figure 2: Ways LPAs could help town/community councils participate more effectively in the planning system, 2018-19
Provide feedback about how our comments on planning applications have been taken into account Involve town/community councils more in policy making for the local area Provide more local training in planning for town/community councils
Improve pre‐application consultation on major planning applications Allow our response to trigger planning applications to be considered at planning meetings, rather than be decided by a planning officer More readily extend consultation periods
Make it easier to ask planning officers for further information
Make it easier to contact its planning officers by phone/email
Make more information available online Provide more timely responses from planning officers (e.g. within 5 days) Make it easier to report alleged breaches of planning control
Other
0 102030405060708090100 % Snowdonia National Park LPA Wales
45. OUR PERFORMANCE 2018-19
46. This section details our performance in 2018-19. It considers both the Planning Performance Framework indicators and other available data to help paint a comprehensive picture of performance. Where appropriate we make comparisons between our performance and the all Wales picture.
47. Performance is analysed across the five key aspects of planning service delivery as set out in the Planning Performance Framework: Plan making; Efficiency; Quality; Engagement; and Enforcement.
134 48. Plan making
49. Snowdonia adopted their LDP Review in January 2019 – making the Authority the first in Wales to adopt their LDP Review – a huge achievement! This was a partial rather than a full review of the LDP – and this is termed a ‘short form’ review. It is the only LDP in Wales to have gone down the short form procedure – therefore the team were breaking new ground whilst preparing the document. A positive and constructive relationship was developed with all key stakeholders in the work to produce the LDP, and this was a key factor in this achievement.
50. As has always been achieved, the Authority submitted their Annual Monitoring Report in October as required by LDP Regulations.
51. Whilst the Authority’s 5 year housing land supply dipped below 5 years for the first time during the APR period (2018-19) – this was only for a short period – and the adoption of the LDP in February 2019 has now taken the 5 year land supply to 5.1 years which puts it in line with national planning policy guidance.
52. 3 respondents to the 2018-19 town and community council clerks survey (60%) said that their council contributed to the production and/or review of our LDP. Of these, 100% agreed that the LDP process is easy to understand, and 100% agreed that their council is satisfied with how the LDP process is going (or went), compared to 64% and 62% respectively across Wales. It should be noted that all town and community councils were contacted as part of the LDP preparation process – including having 3 separate events in the National Park.
53. Efficiency
54. In 2018-19 we determined 437 planning applications, each taking, on average, 67 days (10 weeks) to determine. This is better than the national average of 77 days (11 weeks) across Wales. Figure 3 shows the average time taken by each LPA to determine an application during the year.
Figure 3: Average time taken (days) to determine applications, 2018-19
180 160 140 120 100 80 Days 60 40 20 0
Wales average Good Improve
135 55. 76% of all planning applications were determined within the required timescales. This was slightly below the 80% target.
56. Figure 4 shows the percentage of planning applications determined within the required timescales across the main types of application for our LPA and Wales. It shows that we determined 87% of householder applications within the required timescales. We determined 56% of Listed Building Consent applications within the required timescales.
136 Figure 4: Percentage of planning applications determined within the required timescales, by type, 2018‐19
100 90 80 70 60 % 50 40 30 20 10 0 Major Minor Householder Other Listed building applications applications applications applications applications Snowdonia National Park LPA Wales average
Between 2017-18 and 2018-19, as Figure 5 shows, the percentage of planning applications we determined within the required timescales decreased from 78%.
Figure 5: Percentage of planning applications determined within the required timescales
100 90 80 70 60 % 50 40 30 20 10 0 2013‐14 2014‐15 2015‐16 2016‐17 2017‐18 2018‐19 Snowdonia National Park LPA Wales average
137 57. Major applications
58. We determined 4 major planning applications in 2018-19, 25% (1 application) of which were subject to an EIA. Each application (including those subject to an EIA) took, on average, 457 days (65 weeks) to determine. As Figure 6 shows, this was the third longest average time taken of all Welsh LPAs.
Figure 6: Average time (days) taken to determine a major application, 2018-19
900 800 700 600 500 400 Days 300 200 100 0
Wales average 59. None of these major applications were determined within the required timescales, compared to 69% across Wales.
60. Figure 8 shows the trend in the percentage of major planning applications determined within the required timescales in recent years and how this compares to Wales.
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Figure 8: Percentage of major planning applications determined within the required timescales
100 90 80 70 60 % 50 40 30 20 10 0 2013‐14 2014‐15 2015‐16 2016‐17 2017‐18 2018‐19
Snowdonia National Park LPA Wales average
61. Quality
62. In 2018-19, our Planning Committee made 20 planning application decisions during the year, which equated to 5% of all planning applications determined. Across Wales 6% of all planning application decisions were made by planning committee.
63. 5% of these member-made decisions went against officer advice. This compared to 9% of member-made decisions across Wales. This equated to 0.2% of all planning application decisions going against officer advice; 0.5% across Wales.
64. In 2018-19 we received 5 appeals against our planning decisions, which equated to 0.8 appeals for every 100 applications received. This was the fourth lowest ratio of appeals to applications in Wales. Figure 9 shows how the volume of appeals received has changed since 2017-18 and how this compares to Wales.
139 Figure 9: Number of appeals received per 100 planning applications
3.5
3.0
2.5
2.0
1.5 Number
1.0
0.5
0.0 2013‐14 2014‐15 2015‐16 2016‐17 2017‐18 2018‐19
Snowdonia National Park LPA Wales average
65. Over the same period the percentage of planning applications approved decreased from 86% to 81%.
66. Of the 5 appeals that were decided during the year, 60% were dismissed. As Figure 10 shows, this was lower than the percentage of appeals dismissed across Wales as a whole and was below the 66% target.
Figure 10: Percentage of appeals dismissed, 2018-19
100 90 80 70 60 % 50 40 30 20 10 0
Wales average Good Improve 67. During 2018-19 we had no applications for costs at a section 78 appeal upheld.
61.4 respondents (100%) to the 2018-19 town and community council clerks survey reported that they were either ‘very satisfied’ or ‘somewhat satisfied’ with how the Planning Inspectorate deals with their council around appeals, compared to 55% of the respondents across Wales.
140 68. Engagement
69. We are: one of 24 LPAs that allowed members of the public to address the Planning Committee; one of 22 LPAs that had an officer on duty to provide advice to members of the public; and one of 21 LPAs that had an online register of planning applications.
70. 2 (40%) of the town and community council clerks that responded to the 2018-19 survey felt that their council has enough time and resources to effectively contribute to development management in our area, compared to 59% of clerks that responded across Wales. 2 (40%) reported that they are ‘always’ able and 3 (60%) reported that they are ‘sometimes’ able to respond to applications within the 21 day statutory time period.
71. As Table 2 shows, 69% of respondents to our 2017-18 customer survey agreed that the LPA gave good advice to help them make a successful application.
Table 2: Feedback from our 2017-18 customer survey
Snowdonia National Park Respondents who agreed that: LPA % Wales % The LPA gave good advice to help them make a successful application 69 60 They were listened to about their application 61 60
72. Enforcement
73. In 2018-19 we investigated 106 enforcement cases, which equated to 4.2 per 1,000 population. This was the second highest rate in Wales.
74. We investigated 89% of these enforcement cases within 84 days. Across Wales 77% were investigated within 84 days. Figure 11 shows the percentage of enforcement cases that were investigated within 84 days across all Welsh LPAs.
141 Figure 11: Percentage of enforcement cases investigated within 84 days, 2018-19
100 90 80 70 60 % 50 40 30 20 10 0
Wales average Good Improve 75. The average time taken to pursue positive enforcement action was 198 days.
76. In the 2018-19 town and community council clerks survey, 2 respondents (40%) stated that our LPA investigates enforcement cases ‘very promptly’ or ‘reasonably promptly’, compared to 36% of respondents across Wales. 2 respondents (50%) reported that they are either ‘very satisfied’ or ‘somewhat satisfied’ with how our LPA generally responds to investigating breaches. This was 40% for Wales.
142 ANNEX A ‐ PERFORMANCE FRAMEWORK
OVERVIEW
Snowdonia Snowdonia WALES National National MEASURE GOOD FAIR IMPROVE AVERAGE Park LPA Park LPA LAST YEAR THIS YEAR Plan making Is there a current Development Plan in place that is within the Yes No Yes Yes Yes plan period? LDP preparation deviation from the dates specified in the original <12 13‐17 18+ 73 N/A N/A Delivery Agreement, in months Time taken to commence formal revision of an LDP following the <12 13‐17 18+ 17 ‐ 13 triggering of Regulation 41, in months Has an LDP Revision Delivery Agreement been submitted to and Yes No Yes ‐ Yes agreed with the Welsh Government? LDP review deviation from the dates specified in the original <3 4+ 1 ‐ ‐1 Delivery Agreement, in months Annual Monitoring Reports produced following LDP adoption Yes No Yes Yes Yes The local planning authority's current housing land supply in >5 <5 6 of 25 3.6 3.0 years Efficiency Percentage of "major" applications determined within time >60 50.1‐59.9 <50 68 100 0 periods required Average time taken to determine "major" applications in days Not set Not set Not set 232 178 457 Percentage of all applications determined within time periods >80 70.1‐79.9 <70 88 78 76 required Average time taken to determine all applications in days <67 67‐111 112+ 77 82 67 Percentage of Listed Building Consent applications determined >80 70.1‐79.9 <70 75 62 56 within time periods required
143 Quality Percentage of Member made decisions against officer advice <5 5‐9 9+ 9 18 5 Percentage of appeals dismissed >66 55.1‐65.9 <55 68 67 60 Applications for costs at Section 78 appeal upheld in the reporting 0 1 2+ 0 0 0 period Engagement Does the local planning authority allow members of the public to Yes No Yes Yes Yes address the Planning Committee? Does the local planning authority have an officer on duty to Yes No Yes Yes Yes provide advice to members of the public? Does the local planning authority’s web site have an online register of planning applications, which members of the public Yes Partial No Yes Yes Yes can access, track their progress (and view their content)? Enforcement Percentage of enforcement cases investigated (determined whether a breach of planning control has occurred and, if so, >80 70.1‐79.9 <70 77 88 89 resolved whether or not enforcement action is expedient) within 84 days Average time taken to take positive enforcement action <100 101‐200 200+ 167 No Data 198
144 SECTION 1 – PLAN MAKING
01. Is there a current Development Plan in place that is within Indicator the plan period? “Good” “Fair” “Improvement needed” A development plan (LDP or N/A No development plan is in UDP) is in place and within the place (including where the plan plan period has expired)
Authority’s performance Yes The Authority has one of the best performing policy teams in Wales having had adopted development coverage for several years – with the recent LDP Review being the first in Wales to be adopted.
02. LDP preparation deviation from the dates specified in the Indicator original Delivery Agreement, in months “Good” “Fair” “Improvement needed” The LDP is being progressed The LDP is being progressed The LDP is being progressed within 12 months of the dates within between 12 and 18 more than 18 months later specified in the original months of the dates specified than the dates specified in the Delivery Agreement in the original Delivery original Delivery Agreement Agreement
Authority’s performance N/A The LDP was quickly progressed by the policy team.
145 03. Time taken to commence formal revision of an LDP Indicator following the triggering of Regulation 41, in months “Good” “Fair” “Improvement needed” The Delivery Agreement is The Delivery Agreement is The Delivery Agreement is submitted within 12 and 18 submitted more than 18 submitted less than 12 months months after Regulations 41 is months after Regulation 41 is after Regulation 41 is triggered triggered triggered
Authority’s performance 13 There was a minor delay to this process due primarily to discussions on the ‘Short Form Review Process’ that needed to be followed in producing the LDP – SNPA were the first Authority to produce a short form review.
04. Has an LDP Revision Delivery Agreement been submitted to Indicator and agreed with the Welsh Government? “Good” “Improvement needed” An LDP Revision Delivery No LDP Revision Delivery Agreement has been submitted Agreement has been submitted by the LPA and agreed with the by the LPA or agreed by the Welsh Government Welsh Government
Authority’s performance Yes The Authority met its targets with regard to the Delivery Agreement.
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05. LDP revision deviation from the dates specified in the Indicator original Delivery Agreement, in months “Good” “Improvement needed” The LDP revision is being The LDP revision is being progressed within the dates progressed later than the dates specified in the original specified in the original Delivery Agreement Delivery Agreement
Authority’s performance ‐1 Throughout this process the Authority demonstrated excellent project management and discipline in following this statutory timetable to produce the LDP.
06. Annual Monitoring Reports produced following LDP Indicator adoption “Good” “Improvement needed” An AMR is due, and has been An AMR is due, and has not prepared been prepared in time
Authority’s performance Yes The Authority submitted the AMR to the Welsh Government on time, as they have consistently done.
147 07. The local planning authority's current housing land supply in Indicator years “Good” “Improvement needed” The authority has a housing The authority has a housing land supply of 5 years or more land supply of less than 5 years
Authority’s performance 3.0 As the LDP reached the end of its life and the new LDP was being produced the 5 year housing land figure dipped below the 5 year threshold for the first time. This was a short term issue – and at the time of writing (which post‐dates the APR period), the 5 year housing land supply has risen to 5.1 years again. Therefore SNPA is one of 6 (out of the 25 LPAs in Wales) to have a housing supply of more than 5 years, as is required by national planning policy.
148 SECTION 2 ‐ EFFICIENCY
08. Percentage of "major" applications determined within time Indicator periods required “Good” “Fair” “Improvement needed” 60% or more of applications Between 50% and 60% of Less than 50% of applications are determined within the applications are determined are determined within the statutory time period within the statutory time statutory time period period
Authority’s performance 0 The number of major planning applications that the Authority deals with is very low – which can skew any results. 3 major Applications were received in 2018‐19. Each one of the 3 went to the Planning Committee, which immediately makes hitting the 8 week target difficult. However, work is required by the Authority in improving the efficiency of dealing with large applications – something which the Authority will address.
Recommendation: Develop a more efficient approach to dealing with Major applications.
09. Average time taken to determine "major" applications in Indicator days “Good” “Fair” “Improvement needed” Target to be benchmarked Target to be benchmarked Target to be benchmarked
Authority’s performance 457 This high average is due to one application taking a particular long time. The application was for a poultry shed and was highly contentious. Considerable additional work was required post submission for officer’s to reach a recommendation. It also coincided with the publication of a new version of Planning Policy Wales, which required certain aspects to be re‐assessed. The recommendation referenced above is also relevant to this.
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10. Percentage of all applications determined within time Indicator periods required “Good” “Fair” “Improvement needed” 80% or more of applications Between 70% and 80% of Less than 70% of applications are determined within the applications are determined are determined within the statutory time period within the statutory time statutory time period period
Authority’s performance 76 The Authority did not quite reach the 80% target. Certain areas (e.g. listed building consents) will require targeting to improve this performance. Processes will be carefully assessed to try and improve this. Making efficient use of declining resources will also have to be assessed here.
It should also be noted that applicants / agents sometimes welcome some additional negotiation in order to arrive at a sensible decision, rather than a ‘quick refusal’ which meets statutory targets.
Indicator 11. Average time taken to determine all applications in days “Good” “Fair” “Improvement needed” 67 days or less Between 67 and 111 days Greater than 112 days
Authority’s performance 67
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12. Percentage of Listed Building Consent applications Indicator determined within time periods required “Good” “Fair” “Improvement needed” Between 70% and 80% of 80% or more of applications Less than 70% of applications applications are determined are determined within the are determined within the within the statutory time statutory time period statutory time period period
Authority’s performance 56 The Authority have fallen short on their targets here. At the time of writing this, I can confirm that the situation has deteriorated further during 2019‐20. This area has been hit fairly hard by staff cuts, which is the primary factor for this problem. This area is now the focus for measures to improve performance‐ although the fruits of such intervention will probably not be felt until the APR in 2020‐21.
Recommendation: Improvements are required in managing the ‘work flow’ of listed building consent application.
151 SECTION 3 ‐ QUALITY
Indicator 13. Percentage of Member made decisions against officer advice “Good” “Fair” “Improvement needed” Less than 5% of decisions are Between 5% and 9% of More than 9% of decisions are made contrary to officer advice decisions are made contrary to made contrary to officer advice officer advice
Authority’s performance 5 The Authority narrowly missed achieving the benchmark here, although as has always been advised on this – the numbers of committee decisions is very low, therefore care is required in interpreting the numbers. Over the last couple of years, SNPA have been one of the poorer performers in terms of the number of Member made decisions going against officer advice – therefore it is positive to note this improvement in 2018‐19.
Indicator 14. Percentage of appeals dismissed “Good” “Fair” “Improvement needed” More than 66% of planning Between 55% and 66% of Less than 55% of planning decisions are successfully planning decisions are decisions are successfully defended at appeal successfully defended at appeal defended at appeal
Authority’s performance 60 Again, as reported previously, care is required in interpreting this appeal performance as the number of figures used is low (only 5 appeals). 2 Appeals were allowed. The Authority always reviews appeal decisions – particularly appeals that are allowed to ascertain whether any lessons can be learned.
In this context the 2 allowed appeals related to: ‐ An issue relating to the design of 2 new properties. As design is a relatively subjective issue, this one is not a cause for concern; ‐ An issue relating to the wording of a condition which prevented a scheme from proceeding. This issue could potentially have been avoided through dialogue.
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15. Applications for costs at Section 78 appeal upheld in the Indicator reporting period “Good” “Fair” “Improvement needed” The authority has not had costs The authority has had costs The authority has had costs awarded against it at appeal awarded against it in one awarded against it in two or appeal case more appeal cases
Authority’s performance 0
153 SECTION 4 – ENGAGEMENT
16. Does the local planning authority allow members of the Indicator public to address the Planning Committee? “Good” “Improvement needed” Members of the public are able Members of the public are not to address the Planning able to address the Planning Committee Committee
Authority’s performance Yes
17. Does the local planning authority have an officer on duty to Indicator provide advice to members of the public? “Good” “Fair” “Improvement needed” A duty planning officer is A duty planning officer is There is no duty planning available during normal office available, but not always during officer available hours normal office hours
Authority’s performance Yes The Authority generally ensures there is someone on hand to deal with enquiries – this could be the case officer on specific queries or quite often technicians will help with more general enquiries. In addition the Authority continues to provide planning surgeries one a month in the north of the National Park (Betws‐y‐Coed) and the south (Aberdyfi). Resource cuts and statutory fee based pre‐ application procedures has raised the question for the need for such services – although customer feedback strongly supports the continued availability of officers over the phone, availability for informal discussion in the office and the planning surgeries. This service will be closely monitored in the future against the demand it places on finite resources, whilst recognising it is a service that is welcomed.
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18. Does the local planning authority’s web site have an online Indicator register of planning applications, which members of the public can access track their progress (and view their content)? “Good” “Fair” “Improvement needed” All documents are available Only the planning application No planning application online details are available online information is published online
Authority’s performance Yes This works well – although it is accepted that the general presentation of the Authority’s corporate website needs improving and could subsequently improve the experience for customers to the planning service. The Authority has commissioned work to improve the website – and it is important that the Planning Department is incorporated into any improvements.
155 SECTION 5 – ENFORCEMENT
19. Percentage of enforcement cases investigated (determined whether a breach of planning control has occurred and, if so, Indicator resolved whether or not enforcement action is expedient) within 84 days “Good” “Fair” “Improvement needed” 80% or more of enforcement Between 70% and 80% of Less than 70% of enforcement cases are investigated in 84 enforcement cases are cases are investigated in 84 days investigated in 84 days days
Authority’s performance 89
Indicator 20. Average time taken to take positive enforcement action “Good” “Fair” “Improvement needed” 100 days or less Between 101‐200 days Greater than 200 days
Authority’s performance 198
156 SECTION 6 – SUSTAINABLE DEVELOPMENT INDICATORS
The purpose of the Sustainable Development Indicators is to measure the contribution the planning system makes to sustainable development in Wales.
The Sustainable Development Indicators will be used to measure the progress against national planning sustainability objectives, set out in Planning Policy Wales, and can be used to demonstrate to our stakeholders the role and scope of the planning system in delivering wider objectives. The information will also be useful to local planning authorities to understand more about the outcomes of the planning system and help inform future decisions.
SD1. The floorspace (square metres) granted and refused Indicator planning permission for new economic development on allocated employment sites during the year.
Granted (square metres) Authority’s data 0
Refused (square metres) Authority’s data 0
This indicator is not relevant to the Authority as there are no employment allocations in the LDP.
157
SD2. Planning permission granted for renewable and low carbon Indicator energy development during the year.
Granted permission (number of applications) Authority’s data 25
Granted permission (MW energy generation) Authority’s data 1
These relate primarily to applications for hydro‐electric power.
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SD3. The number of dwellings granted planning permission Indicator during the year.
Market housing (number of units) Authority’s data 16
Affordable housing (number of units) Authority’s data 22
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SD4. Planning permission granted and refused for development Indicator in C1 and C2 floodplain areas during the year.
Number of residential units (and also hectares of non‐residential units) which were GRANTED permission Authority’s data 0
Number of residential units (and also hectares of non‐residential units) which were REFUSED permission on flood risk grounds Authority’s data 0
The LDP Strategy seeks to avoid housing in flood plain ‐ therefore this is reflected in the application statistics.
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SD5. The area of land (ha) granted planning permission for new Indicator development on previously developed land and greenfield land during the year.
Previously developed land (hectares) Authority’s data 2
Greenfield land (hectares) Authority’s data 3
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SD6. The area of public open space (ha) that would be lost and Indicator gained as a result of development granted planning permission during the quarter.
Open space lost (hectares) Authority’s data 0
Open space gained (hectares) Authority’s data 0
This statistic is more generally applied to larger housing estates – not the type of development that normally occurs in a National Park.
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SD7. The total financial contributions (£) agreed from new Indicator development granted planning permission during the quarter for the provision of community infrastructure.
Gained via Section 106 agreements (£) Authority’s data 0
Gained via Community Infrastructure Levy (£) Authority’s data 0
The nature and scale of house building in the National Park does not generally lead to contributions for community infrastructure.
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