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 5 Rhagfyr 2018

Amser 10.00 y.b.

Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.

Meeting: Planning and Access Committee

Date: Wednesday 5 December 2018

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, Mrs. Elinor Gwynn, Mr. Neil Martinson, Mr. Ceri Stradling, 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 17 October 2018 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. Delegated Decisions To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)

ITEM NO. 3

SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE WEDNESDAY 17 OCTOBER 2018

Councillor Elwyn Edwards (Gwynedd) (Chairman)

PRESENT:

Members appointed by Gwynedd Council Councillors Alwyn Gruffydd, Annwen Hughes, Judith Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;

Members appointed by Conwy County Borough Council Councillors Wyn Ellis-Jones, Ifor Glyn Lloyd;

Members appointed by the Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mr. Owain Wyn, Mr. Ceri Stradling;

Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Mr. Richard Thomas, Ms. Iona Thomas, Mr. Sion Roberts, Mrs. Anwen Gaffey.

1. Apologies Councillors Freya Bentham, Philip Capper; Mrs. Elinor Gwynn, Mr. Neil Martinson.

2. Declaration of Interest Councillor Annwen Hughes declared both a personal and prejudicial interest in Item 4 (1) on the Agenda, under paragraphs 10 (2) (c) (i) and 12 (1) of the Code of Conduct for Members, and left the meeting whilst the matter was being considered.

3. Minutes Subject to correcting the minute to record that, under Item 4 (1) of the Schedule of Planning Decisions, Snowdonia Society had questioned whether the new road was major development and that officer assessment was that it was more local than national, the minutes of the Planning and Access Committee meeting held on the 5th September 2018 were accepted and the Chairman signed them as a true record.

4. 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.

5. 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.

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6. Delegated Decisions Submitted and Received – List of applications determined in accordance with delegated authority.

Arising thereon, NP5/51/LU684A – Siting of a single static caravan on land used as permanent residential accommodation, land known as Tan y Bryn, Glandwr, Barmouth. The Head of Development Management and Compliance agreed to present a further report to the next meeting of the Planning and Access Committee, for information.

RESOLVED to note the report and await the further report as outlined.

7. Eryri Local Development Plan – Annual Monitoring Report for 2017-18 Submitted – A report by the Planning Policy Officer to approve the Annual Monitoring Report for submission to the Welsh Government.

Reported – The Planning Policy Officer presented the monitoring report and provided Members with further details on the main findings.

Members considered the Monitoring report in detail and made the following observations:- - concerns were raised that the Authority had not updated its conservation area assessments for some time, which could result in the Authority failing to deliver on its 1st purpose. The Director of Planning and Land Management advised that recent pressures on resources and staff time had resulted in the assessments being carried out on an individual basis, and agreed that following the recent retirement of the Head of Cultural Heritage, it would be timely to review the work of the sections. He was satisfied that no significant pressure had been put on Conservation Areas and recommended that the draft review, undertaken some time ago but not acted upon, be used as a starting point. - 3.6 Annual meeting with agents and planners - feedback from the annual meeting should be included within the monitoring document. - the Authority should be proactive in monitoring changes which affect the local economy, such as losing employment space due to change of use of shops etc.

RESOLVED 1. to note the report 2. subject to noting the comments outlined above, to approve the Annual Monitoring Report for formal submission to the Welsh Government.

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 2018.

Reported – The Director of Planning and Land Management presented the report, for information.

RESOLVED to note the report.

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9. Planning Appeals Submitted and Received – copies of the following appeal decisions:- (1) Appeal by Mr. J. Anwyl against the Authority’s decision to refuse planning permission for the erection of an agricultural building including workshop, general store, farm vehicle store, straw, feed and equipment stores, farm office, kitchen, wc and shower room and the formation of a hardstanding area, Bettws, Cwrt, Pennal, Machynlleth. SY20 9JZ (Appeal dismissed)

(2) Appeal by Mr. N. Martindale against the Authority’s decision to refuse planning permission for the construction of four detached houses (two affordable & two open market), construction of four footbridges and formation of new vehicular/pedestrian access, land adjacent to Coed y Glyn, Gellilydan, Blaenau Ffestiniog, Gwynedd. LL41 4SL (Appeal dismissed)

The meeting ended at 10.50

3 ITEM 3.1

SCHEDULE OF PLANNING DECISIONS – 17th OCTOBER 2018 Item No.

4. Reports by the Director of Planning and Land Management (1) NP5/69/16C – Proposed erection of 2,700 square metre (135m x 20m x 7.03m) 32,000 bird poultry unit for the production of eggs, improvements to access track and associated ground works, Castell Mawr Farm, Llanegryn. LL36 9NH Reported – Case Officer presented an introductory report and advised upon issues that still need to be addressed. He advised that the consultation response from the Environmental Protection Unit had only been received the previous day which needed further consideration. Members were advised that the applicant had sought judgement from the Welsh Government as to whether this application required an Environmental Impact Assessment. The Welsh Government directed that an E.I.A. was not necessary and confirmed that it was not of national significance and therefore not major development. Members were invited to visit the application site and also an established site, on a date to be agreed. Members were advised that a full committee report with recommendations would be presented to the next meeting. RESOLVED – Site Inspection. All members of the Planning and Access Committee to be invited to attend.

(2) NP5/50/563B – Demolition of former primary school and construction of 11 affordable dwellings with new access road and parking areas, land at former Primary School, Aberdyfi. LL35 0NU Reported – Case Officer reported no objections from consultees or neighbours. Landscaping plan requested by Forestry Officer only recently received. RESOLVED subject to the landscaping plan being satisfactory, to authorise the Director of Planning and Land Management to grant permission with appropriate conditions and a Section 106 Agreement to secure occupancy of the dwellings to persons who are in need of housing and satisfy the local criteria, and to secure in perpetuity, the affordability of the dwellings.

5. Update Reports (1) List of Compliance Cases – For Information Arising thereon, NP5/61/ENF23P – Untidy condition of building, St Davids Hotel Harlech The Director of Planning and Land Management advised on the latest position. 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.

4 ITEM 4 Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP4/29/482 Codi polyn mast telathrebu latis 25m o Mrs Sara D. Roberts uchder yn cynnwys 3 antena a 2 antena dysg 0.6ml ynghyd â 3 cwpyrdd offer ar y ddaear, generadur a datblygiad atodol wedi ei amgau mewn compownd diogel, Tir yn 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, Land at Moel Llechwedd Hafod, Cwm Penmachno.

2 NP5/69/16C Codi uned 2,700 medr sgwar (135m x Mr Richard Thomas 20m x 7.03m) i 32,000 o ieir i gynhyrchu wyau, gwelliannau i’r trac mynedfa a gwaith daear cysylltiol, Fferm Castell Mawr, Llanegryn / Proposed erection of 2,700 square metre (135m x 20m x 7.03m) 32,000 bird poultry unit for the production of eggs, improvements to access track and associated ground works, Castell Mawr Farm, Llanegryn.

3 NP4/11/160T Bwriedir codi datblygiad defnydd Mr Richard Thomas cymysg a fyddai'n cynnwys llety gwasanaeth 21 ystafell wely, cyfleuster sba, 3 uned fasnachol, lle ar gyfer parcio ceir, tirlunio a newidiadau i'r fynedfa gerbydau bresennol, Tir ger The Waterloo Hotel, Betws y Coed / Proposed erection of mixed use development comprising 21 bedroom serviced accommodation, spa facility, 3 commercial units, car parking, landscaping and alterations to existing vehicular access, Land adjacent to The Waterloo Hotel, Betws y Coed.

4 Adroddiad Perfformiad Blynyddol Mr Aled Lloyd Cynllunio (APB) 2016-17: Asesiad / Planning Annual Performance Report (APR) 2016-17: Assessment.

5 Gweithredu Systemau Draenio Mr Aled Lloyd Cynaliadwy ar Ddatblygiadau Newydd / Implementation of Sustainable Drainage Systems on New Developments.

5 ITEM 4 (1)

Snowdonia National Park Authority Date: 05/12/2018 – Planning & Access Committee

Application Number: NP4/29/482 Date Application Registered: 11/05/18

Community: Bro Machno Grid Reference: 276660.4 347804.6

Case Officer: Mrs. Sara Roberts Location: Land at Moel Llechwedd Hafod, Cwm Penmachno.

Applicant: Description: The Home Office Erection of 25m high lattice Marsham Street telecommunications mast supporting 3 no. London antennas and 2 no. 0.6m dish antennas SW1P 4DP together with 3 no ground based equipment cabinets , generator, satellite dish and ancillary development enclosed within secure compound.

Site: Land at Moel Llechwedd Hafod, Cwm Penmachno.

Proposal: 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.

Responses from consultees: Bro Machno Community Council Support Conwy Council - Highways No objection, advice provided Natural Resources Wales Significant concerns raised Ecology No objection, advice provided

Designations: Open countryside

Publicity Undertaken: Site Notice: Yes Press Notice: N/A Neighbour Letters: N/A

Reason(s) Application Reported to Committee: Application called in by the Director of Planning and Land Management

Planning History: No planning history for site.

6 Relevant Planning Policies – Eryri Local Plan: Policy No. Policy A National Park Purposes and Sustainable Development 1 General development principles 2 Development and the Landscape 6 Sustainable Design and Materials D Natural Environment 26 Telecommunications SPG:7 Landscapes and Seascapes of Eryri SPG 13 Landscape Sensitivity and Capacity Assessment

National Planning Policy and Guidance

Planning Policy Wales 9th Ed Technical Advice Note 19 : Telecommunications

Assessment:

1. Site

1.1. The site is Located on Moel Llechwedd Hafod on a hillside adjacent to a forestry track which forms part of the large conifer plantations on the northern approach to the Upper Machno Valley and the settlement of Cwm Penmachno.

1.2. The site is located within a forestry plantation which is owned and managed by Natural Resources Wales (NRW) and is characterised by large mature conifer trees to the south of the site and younger larch to the north.

1.3. The land is designated as Countryside and Rights of Way (CRoW) Open access land and two public footpaths run close to the site as well as an array of other paths and tracks. Two recreational routes also run close to the site the Snowdonia Slate Trail and Penmachno mountain bike trails.

2. Proposal

2.1. The proposal involves the installation of a 25m (26.3m to top of antennas) lattice telecommunications mast located within a secure compound on land adjacent to an existing track in the plantation.

2.2. The mast is shown supporting 3 no. antennas and 2 no. 0.6m dish antennas and the ground based equipment within the compound would include 3 no ground based equipment cabinets housed within a foul weather enclosure with a footprint of 6m2 and a height of 3m, a meter cabinet, generator and satellite dish.

2.3. Supporting information submitted with the application detail that the mast would have a galvanised finish and the equipment cabinets and generator would have a green finish.

7 2.4. To the rear of the site the existing ground would be made level and one row of gabion baskets (11m) installed as a retaining structure.

2.5. The site would have a footprint of 88.5m2 and be enclosed by a 1.8m high mesh fence topped with 3 strands of barbed wire. To support the application photomontages have been produced looking at the mast site from different points within the Cwm as well as a Zone of Theoretical Visibility map.

2.6. Supplementary documents has also been provided which details why this site was chosen, other sites considered and the background to the application.

2.7. The proposal forms part of the new emergency service network being rolled out by the Home office by the mobile operator EE using 4th generation technology (4G). The area covering Penmachno and Cwm Penmachno has been recognised as a not-spot for mobile communications infrastructure and the mast is proposed to address this issue to provide coverage for use by the emergency services in this area.

2.8. Currently the mast is only proposed to provide communications for the emergency services.

2.9. The application also includes a declaration of Conformity with international commission on Non Ionizing Radiation Protection Public Exposure Guidelines.

3. Consultation responses

3.1. During the initial consultation the Authority received a large number of responses in relation to this proposal from the local community.

3.2. In objection to the application 115 letters/ emails/ online comments were received, plus one submissions with 15 signatories and another with 46. 3.3. A summary of the main points raised by both the objectors is included below

 Ruin visual amenity, landscape and character of the village  Eyesore, Blot on landscape, Unsightly landmark  First thing you would see as you enter the village  Deter visitors, thus having negative effect on economy,  No consultation with local community  Have detrimental effect on the quality of life on the residents  Destroy the character of the village  Health concerns/ Danger of Electromagnetic Radiation  Impact on wildlife  Better sites available away from village  Visible from the rear of Dyfnant Terrace and other nearby dwellings  Will not provide mobile phone coverage

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 Offers no benefit to the local population and visitors  Trees in front of the proposed to be felled so mast would be visible  Larger than it needs to be.  Mast will be much higher than the highest trees  Too close to homes  Could a site at higher altitude on the same side of the valley provide similar technical solution with less visual impact?  What is long term management of the woodland to ensure mitigation?  Is there a more appropriate design for standard lattice mast and security fencing?  Could a lower height bring forward a better visual solution?

3.4. In support of the application 16 of letters, emails or online comments were received and a petition containing 83 signatories.

 Support if for emergency services  Support on grounds of safety and much needed communication  CPRW do not object to the proposal as there is support from the community council who recognised the importance of improved IT communications  Keep people living in the area safe  Increase in number of visitors to the village, therefore more need for emergency service coverage  Economic and social benefit  Visual impact should come second to emergency service communication

3.5. In addition to comments objecting and supporting the proposal a number of comments supported the application as they believed it would provide commercial mobile phone coverage in the area – rather than the emergency service only coverage that the mast would provide. As the proposal will not provide mobile phone signal these comments have not been included in the total of supporting comments. Other comments were received stating that further information was required on the proposal to enable them to make a judgement.

3.6. Following an assessment of the application and consideration of the comments received additional information was requested from the applicants, which was subject a second consultation period.

3.7. The additional details submitted by the agents included –

 Assessment of Landscape and Visual Impacts (ALVI)  Revised photomontages  Management Plan for the forest Block  Zone of Theoretical Visibility of Communications Mast  Desk Based Ecology Assessment (September 2017)  Panoramic Surveys  Response document to objections to application

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3.8. Ten further representations were received from members of the public in response to the additional information. Two comments were received in support of the mast, 7 submissions objecting further to the proposal and one comment detailing that they would support the proposal if the mast was also to be used for mobile phone communication. These comments can be summarised as follows:

 Questionable conclusions in the ALVI  No reference to tree felling in ALVI  Area is the last remaining wilderness area in England and Wales  No evidence that other sites have been considered  Significant inaccuracies in submitted documents  Why hasn’t the National Park done more to advise applicant to re-site the proposed mast  Insufficient time given to review documents  No information on how mast are linked  Lack of consultation  No reference no National Trust plan for water meadow below site  No bat survey?  Danger of flooding  Zone of theoretical visibility document states height of mast as 10m  Documents difficult to access on planning website.

3.9. Statutory consultation responses –

3.10. Bro Machno Community Council support the proposal, as they believe it is essential that rural areas have these facilities in times of emergency.

3.11. NRW following the receipt of additional information raised significant concerns in relation to the proposal.

3.12. In their response NRW confirm the importance of tall tree cover to the developments landscape and visual integration. They also raise concerns that the ALVI provides an inaccurate description of the landscape character context of the site, and assesses the development’s visual impact within the current pattern of forestry at the site. They also refer to discrepancies between the assessed visual effect and the conclusions in the document.

3.13. Within the ALVI document no assessment has been made on the visual effect in light of the planned felling of trees close to the site. NRW state that this information would be necessary to fully assess the impact of the mast for the lifetime of the development.

3.14. Concerns are also raised in relation to the larch trees to the rear of the site. As larch is susceptible to phytophora, there is a danger that this section of forest could potentially be felled at any time in the next few years.

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3.15. They conclude that the siting of the mast would have a significant effect on local views in the area once the tree cover has been removed and that an alternative site for the mast should be considered. An alternative site for the mast has been suggested by NRW which is included in their response contained in the background papers.

3.16. Cyngor Conwy Highways Department do not object to the proposal. They have however recommend that a traffic management plan be submitted to and approved by the Local Planning Authority prior to the commencement of the dwelling.

3.17. Comments raising concerns in relation to the proposal were also received by the local AM Janet Finch-Saunders on behalf of her constituents.

4. Policy Considerations

4.1. The main issue for consideration is whether the proposed siting of the mast has an unacceptable impact on the landscape of the area and on the ‘special qualities’ of the National Park.

4.2. Planning Policy Wales in Section 5.3.4 states that “The statutory purposes of National Parks are to conserve and enhance their natural beauty, wildlife and cultural heritage and to promote opportunities for public understanding and enjoyment of their special qualities. Where it appears that there is a conflict between those purposes, greater weight shall be given to the first. National Park Authorities have been set up to pursue these purposes, and other public bodies and other relevant authorities have a statutory duty to have regard to these purposes. National Park Authorities also have a duty to seek to foster the economic and social well-being of their local communities..

4.3. The most relevant ELDP polices in relation to landscape includes Strategic Policy A and Development Policies 1, 2 and 26 together with Supplementary Planning Guidance 7 and 13.

4.4. The siting of any telecommunications mast needs to be carefully considered to ensure that is siting, height, form and scale is compatible with the capacity and the character of the site and is not unduly prominent in the landscape.

4.5. Development Policy 26 of the ELDP state that Telecommunications developments will be permitted provided they do not significantly harm the visual appearance and character of the area or adversely affect the ‘Special Qualities’ of the National Park and the amenity of people living close to the site.

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4.6. While officers are generally supportive of applications to improve the communications infrastructure, especially in relation to the emergency service network, care needs to be taken so that the siting of the infrastructure and in particular large masts siting has as little impact on the landscape as possible.

4.7. The site, while located outside Cwm Penmachno, is visible on the approach to the village when you cross the bridge. It will also be prominent from a large number of dwellings, and in particular Tai Newyddion, Dyfnant Terrace, Carrog Terrace, and any individual dwelling between these points.

4.8. A number of documents have been prepared by the applicants in support of this application including a Assessment of Landscape Visual Impact (ALVI) and photomontages.

4.9. The photomontages show that the lower levels of the site will be relatively well screened, with only the higher sections of the mast above the canopy, however no assessment or visualisation of how the site would look in 10-15 years is provided. This is significant because the conifer plantation will have been harvested by this time – leaving the site more exposed than is currently the case.

4.10. The management plan for the forest has also been provided which shows that the trees in front of the site will be removed between 2027 and 2031 and the trees to the rear of the site proposed to be felled between 2037-41.

4.11. No information has been submitted with this application in relation to any program to replant the forest following the felling of the trees.

4.12. Therefore, while at present it is considered that the lower levels of the mast site would be screened by the mature conifer trees, in the near future the mast and its associated base station would become visible on the hillside.

4.13. In a period of less than 10 years the mast would become very visible and prominent in the landscape especially when viewed from the road that approaches Cwm Penmachno. Supplementary Planning Guidance:13 provides a strategic assessment of the relative sensitivity of the landscapes of Snowdonia National Park to a range using defined sets of landscape and visual criteria which include both physical and perceptual aspects as well as a consideration of landscape value.

4.14. The site is located in Local Character area S09 Y Mignient which is identified as one of the focal landscapes within the National Park. This assessment concludes in relation to mobile masts development that the overall sensitivity of the landscape character area the mast is very high, with typically no capacity for mobile masts (with the exception of sensitively sited and well-designed camouflaged mobile masts).

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4.15. NRW provide the Authority with guidance in relation to landscape matters. In their response received 14.11.18 they have raised serious concerns in relation to this proposal. A copy of this repose will be included in the background papers.

4.16. NRW conclude by stating that “Given the nature of change to forest cover that will take place at this site, it is our opinion that local views in the area of Cwm Penmachno will be significantly affected for the period of time after the forest screen is harvested. An amendment to Forest Management Plan to reduce these effects could be progressed, however this would be minimal, and the mast would remain a noticeable component of local views during the lifetime of the development. Given this we advise that an alternative location to mast sighting be considered.”

4.17. Due to the size of the footprint of the site neither NRW or the Authority’s ecologist have any concerns in relation to this proposal subject to conditions which would include the submission of and agreement of an Construction Environmental Management Plan prior to commencement.

4.18. Many people have raised concerns in relation to the health implications of the siting of the mast. The application has been submitted with a declaration of Conformity with international commission on Non Ionizing Radiation Protection Public Exposure Guidelines. Planning Policy Wales in in section 12.13.9 to states “With regard to the health implications of proposed development, it is the Welsh Government’s view that, if the development meets the International Commission on Non-Ionising Radiation Protection (ICNIRP) guidelines as expressed in the EU Council Recommendation of 12 July 1999 on the limitation of exposure of the general public to electromagnetic fields (as recommended by the report of the Independent Expert Group on Mobile Phones (the Stewart Report) on a precautionary basis), it should not be necessary for a local planning authority in processing an application for planning permission or prior approval, to consider further the health aspects and concerns about them. All new base stations are expected to meet the ICNIRP guidelines”

5. Conclusion

5.1. Officers fully recognise the importance of providing coverage for the Emergency Service Network where little or no current infrastructure is present, however care needs to be taken when the site is located within a National Park where the highest priority needs to be given to the protection and enhancement of the natural beauty, wildlife and cultural heritage.

5.2. The site under consideration is currently relatively well screened by mature trees and no concerns have been received in relation to any ecological or highway matters that cannot be controlled by condition.

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5.3. Significant concerns have been received from NRW as the management plan for the forest shows the intension to fell the trees in front of the site between 2027 and 2031. The concerns however relate to the period after the felling of the trees in over 9 years time and not the current situation.

5.4. Concerns have also been raised in relation to the potential loss of the larch trees to the rear of the site if they become diseased and need to be removed.

5.5. While officers agree with NRW that the felling the trees would result in the mast becoming fully visible from the village and the roads approaching Cwm, there is a scope to recommend approval for a temporary period up to 2027 when the trees in front of the site would be felled. The existing adopted policy on Telecommunications (Development Policy 26) has a criteria which refers to time limited planning consents, and it is considered this would be a suitable site to apply such a policy. It should be noted, that the time limit criteria on this policy is scheduled to be deleted in the LDP Review – although it is considered to be an appropriate criteria to apply in this particular set of circumstances. It should also be noted that the applicant have confirmed that they would be agreeable to this condition.

5.6. There is a risk that the larch trees could be felled during this period due to disease. As Local Planning Authority we would have no control over this., However the larch trees are to the rear of the site and do not form part of the critical foreground screening.

5.7. It is therefore concluded, taking the above into consideration that the proposed development would not harm the harm the visual appearance and character of the area in the short term while the trees remain to provide screening.

5.8. No evidence has been provided by the applicants however to show that the site would be acceptable following the felling of the trees.

5.9. Officers recommend that permission be therefore granted for the mast, subject to further negotiation on the colour and finish of the mast, compound etc. for a period up to 01.01.2027.

Background Papers in Document Bundle No.1: Yes

RECOMMENDATION: To approve the application 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: Drawings 101 Rev A, 102 Rev A, 103 Rev A, 104 Rev A. 3. The mast and all associated equipment hereby permitted shall be removed and the land restored to its former condition on or before 01/01/2027.

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4. If before 01/07/2026 the telecommunication mast and associated equipment become redundant or obsolete, then the mast and equipment must be removed within six months of the telecommunication facility ceasing to operate. 5. No development shall commence until the applicant/developer has submitted and received approval by means of formal application to the Local Planning Authority details of the finished colour of the lattice mast, antennas and dishes and details of athe means of enclosure of the site. Thereafter the mast, antennas, dishes and enclosure shall be maintained in the agreed colour and type throughout their lifetime. 6. No development shall commence until a Construction Environmental Management Plan has been submitted by means of a formal application to and approved by the Local Planning Authority.

15 16 17 18 ITEM 4 (2)

Snowdonia National Park Authority Date: 05-Dec-2018 – Planning & Access Committee

Application Number: NP5/69/16C Date Application Registered: 25/04/18

Community: Llangelynin Grid Reference: 258116.4 304903.4

Case Officer: Mr Richard Thomas Location: Castell Mawr Farm, Llanegryn.

Applicant: Description: G. & J. Pugh Proposed erection of 2,700 square metre Tyn y Pwll (135m x 20m x 7.03m) 32,000 bird poultry Llanegryn unit for the production of eggs, Tywyn improvements to access track and Gwynedd associated ground works. LL36 9SA

Site: Land at Castell Mawr Farm, Llanegryn

Proposal: Proposed erection of 2,700 square metre (135m x 20m x 7.03m) 32,000 poultry unit for the production of eggs, improvements to access track and associated groundworks.

Designations: PRoW boarders the site to the north Scheduled Ancient Monument (50m) SSSI in close proximity (1.7km) SAC in close proximity(1.8km)

Reason(s) Application Reported to Committee Public interest

Consultees: Responses: Community Council No comments received Gwynedd Highways No objections conditions suggested Natural Resources Wales No objections, subject to mitigation Dwr Cymru No objections, advisory notes provided Public Protection Service No objection subject to conditions Cadw No objection subject to mitigation Gwynedd Archaeological Service No objection subject to conditions SNPA Ecologist No objections SNPA Head of Agriculture No objections

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Publicity Undertaken: Site Notice: Yes Press Notice: Yes Neighbour Letters: Yes

Planning History: No relevant planning history

Relevant Planning Policies: Eryri Local Development Plan 2011

Policy No Policy Strategic Policy A National Park Purposes and Sustainable Development Strategic Policy B Major Development Development Policy 1 General Development Principles Strategic Policy D Natural Environment Development policy 2 Development and the Landscape Strategic Policy Ff Historic Environment Strategic Policy H Sustainable Rural Economy Development policy 20 Agricultural Diversification

National Policies Policy Relevant Paragraph Planning Policy Wales (Edition 9) 7.3.3 Technical Advice Note 6 Planning for a Sustainable Rural Communities

1. Background

1.1 Members will recall at the Planning and Access Committee of 17 October 2018 an initial report was presented by officers detailing this proposed development. This report should be read in combination with the report of 17 October 2018.

1.2 In summary this is a full application for the erection of a free-range poultry unit and associated works. The works would include the erection of a shed, improved access track, parking and turning space, associated landscaping and four silos/feed bins. The proposed shed would measure 135m long, 20m wide with a height to the ridge of 6.19m and a floor surface area of 2,700 sqm accommodating 32,000 egg-laying hens. The hens will be free range, returning to the shed to lay and will have access to 40 acres of adjoining land.

1.3 The proposed shed is topped with 10 ridge mounted ventilation fans giving an overall height of 7.03m. The walls and roof of the proposed building is shown to be finished in coloured profile steel cladding above a small concrete plinth. A 7m concrete access apron is shown around the entire building with a parking and turning area at one end of the building.

20 1.4 At the committee meeting of 17 October 2018 members resolved to undertake a full member visit to the site.

2. Report of all Member visit, 12 November 2018

2.1 Those in attendance:

Councillors: E.Edwards, F.Bentham, A.Gruffydd, J.P.Roberts, G.Williams, E.W.Owen, E.P.Roberts

Members: Mr. B.Angell, Mr. C.Stradling, Ms E.Gwynne

Apologies: A. Hughes, J.M. Humphreys, P.H. Capper, W. Ellis-Jones, I.G. Lloyd, Mr. O. Wyn, Ms T. Evans, Mr. N. Martinson

Officers: Aled Lloyd, Head of Development Management and Compliance Richard Thomas, Principal Officer, Development Management Rhys Owen, Head of Conservation, Woodlands and Agriculture

2.2 Members were driven to the site initially along the A493 to observe the visual impact of the proposed development site from distance. This was followed by driving along the access road to the site from the A493 at Rhoslefain to observe the potential access route for the delivery and produce vehicles.

2.3 The Members of the Authority were then able to enter the site of this proposed poultry unit where officers were able to describe the proposed development and help to visualise the proposed building in the landscape.

2.4 Officers were able to outline the issues upon which this development is to be considered, namely:

 Landscape and Visual impact  Highway matters  Noise  Smell  Dust  Pest control  Impact on SAC and SSSI  Impact on Schedule Ancient Monument  Impact on adjacent public right of way/bridleway  Neighbouring residential amenity  Landscaping

21 2.5 Officers were able to explain that the applicant had submitted additional information in regard to comments made by Gwynedd Council Public Protection Unit. A response from Gwynedd Council on these matters was awaited at the time of the Member visit to the site.

2.6 The Members were able then to visit the neighbouring residential property, Castell Mawr and observe the proposed site from the grounds of this residential property.

2.7 Officers were also able to describe the proposed improved point of access to the site in the light of additional information submitted by the applicant to show replacement hedging and compensatory landscaping.

2.8 On leaving the site members were driven along the remainder of the proposed access road from the site to the A493 opposite the turning for Llanegryn.

2.9 In discussion members expressed a wish for additional information from the Highways Authority in respect of the use by HGV lorries delivering feed to the unit and the potential harm to the highway infrastructure along the narrow access road. It was also suggested that the site would benefit from additional landscaping in the form of blocks of tree and potentially a bund and tree planting between the proposed building and the neighbouring property, Castell Mawr.

3. Assessment of the scheme

Landscape impact

3.1 There is no doubt that a unit of this size will have a landscape visual impact. Officers of the Authority have observed the visual impact from close proximity and from distant locations.

3.2 The conclusions of your officers are that the proposed site for this development will not have a significant harmful landscape impact when viewed from a distance. This opinion is derived at given the existing lie of the land in combination with existing and proposed screen planting is considered.

3.3 However, there will be a significant localised visual impact when viewed from public vantage points along the Public Right of Way (bridleway) immediately to the west and southwest of the proposed site.

3.4 Natural Resources Wales have raised no objections to this proposal on any harmful landscape visual impact grounds

22 Highway matters

3.5 The Highways Authority have commented that associated vehicle movements would be limited to bulk food deliveries of 6 or 8 wheeler HGV’s, 2/3 times a month, and egg collections every 3 days, equating to an additional 12-15 movements a month. This level of additional traffic is considered to be a relatively small increase over existing levels and similar in nature to the type of traffic which regularly frequents farming establishments, which in turn are often located along narrow single track rural roads.

3.6 The proposed access shows an improved access and will provide sufficient forward visibility in either direction when exiting the site. The proposed reaches the minimum standards required by the Highways Authority.

3.7 Given the above the Highways Authority have raised no objections to the application.

3.8 There is a loss of a stretch of existing hedgeline in creating the new improved access which is shown to be compensated for with a new hedge and tree planting at this access point. The Authority ecologist has assessed the biodiversity value of the existing hedge to be lost and has concluded that the hedge is of low value and its removal will result in no loss of any ecological significance.

Neighbouring Amenity

3.9 This can be summarised as any unacceptable visual amenity and any harmful increase in noise, smells, dust and vermin.

3.10 The nearest dwelling, Castell Mawr, is sited at a distance of around 85 metres to the northwest with other outbuildings between it and the proposed building. Other dwellings with potential to have view the building are Fron Eunydd (300m northeast), Ty Bach Ffordd (460m east) and Clos Bach (570m south east).

3.11 It has been concluded that the view of the proposed building from the nearest dwelling, castell Mawr, would not be overbearing. This conclusion has been reached on the basis that the rear elevation of the dwelling is circa 85m away and would have a view of the gable end at approximately 9 metres above current ground level and partial view of the long elevation. It also has other large stone outbuildings in closer proximity the within its grounds between the rear elevation and the proposed building.

3.12 It is considered that due to their distances from the proposed building there would be no harm to visual amenity in terms of any overbearing nature from other dwellings.

23 Gwynedd Council Public Protection Service

3.13 Following a consultation request from Gwynedd Council Public Protection Service the applicants have submitted additional information in regard to potential nuisance arising from noise, smells, dust and vermin. These details are included in the document pack and have been forwarded to the Public Protection Unit who have concluded that subject to appropriate planning conditions to ensure the implementation of the submitted reports on odours, manure management, lighting, noise and rodents no objections to the building and its use as an egg production unit are raised.

Impact on nearby SSSI and SAC

3.14 As previously reported it has been concluded that the potential level of air and waterborne pollutants will not be sufficient to be harmful to the nearby SAC and SSSI features. Consequently, neither Natural Resources Wales nor this Authority’s ecologist have raised any objections on the basis of harmful effects on any protected feature.

Impact on the adjacent Scheduled Ancient Monument

3.15 As previously reported it is not considered that there will be any harmful effects on this protected site. Neither Cadw nor Gwynedd Archaeology Trust on behalf of this Authority have raised any objections. A condition requiring an archaeological watching brief is suggested.

Impact on adjacent public Right of Way and Bridleway

3.16 Other than a very localised visual impact for approximately 150 metres the public right of way will be unaffected by this proposal.

Manure Management

3.17 The applicants have now presented a Manure Management Plan that is considered to be acceptable for the level of manure that this unit will produce. Neither Natural Resources Wales nor this Authority’s Head of Conservation, Woodlands and Agriculture have raised objections to the proposed manure management plan.

3.18 The Plan shows that the manure will, under the correct climatic conditions, be spread over adjoining land and land in close proximity and any surplus stored within an adequate secure manure pit on the agricultural holding.

24 4. Conclusions

4.1 It is concluded that whist it is to be acknowledged that in National Park terms this is a very large building in National Park terms its landscape impact will be restricted to very localised effects with negligible distant harmful landscape impacts envisaged.

4.2 Natural Resources Wales and this Authority’s ecologist have concluded that the level of potential water and airborne pollutants are at a level that would not harm the SAC and SSSI features.

4.3 Following very careful assessment of potential harmful effects on neighbouring residential amenity in terms of potential smells, noise, dust, lighting and vermin it has been concluded, based on Gwynedd Council Public Protection Service comments, that these matters can be managed and controlled to an acceptable level so as not to cause a harmful effect on neighbouring amenity.

4.4 Whilst it is to be acknowledged that the public highway leading to this site is narrow and in part forward visibility is limited the Highways Authority have concluded that with the improved access to this site and the frequency and type of vehicles involved there are no overriding highway concerns.

5. Recommendation

5.1 To APPROVE this application subject to the following summarised conditions:

 Standard 5 year time limit for implementation  To be developed in accordance with submitted plans  To be developed in accordance with submitted reports, e.g.:  Manure management Plan  Lighting plan  Control of noise  Control of rodents

 Submission of odour management plan to cover matters including:  Food preparation and storage  Ventilation unit  Rubbish  Storage and disposal of carcases  Density of bird stock  Drinking water systems  Production and storage of foul water (washout)  Manure

25

 Submission of additional landscaping plan  Implementation of landscaping plan  Protection of existing trees and hedgerows  Submission of archaeological specification for programme of works  Submission of archaeological report within 6 months  Finished roof and wall colour to conform to BS18 B 29 (slate grey)  Maintain access along Public Right of Way/Bridleway

26 27 28 29 30 31 ITEM 4 (3)

Snowdonia National Park Authority Date: 05/12/18 – Planning & Access Committee

Application Number: NP4/11/160T Date Application Registered: 17/04/18

Community: Betws y Coed Grid Reference: 279647 355960

Case Officer: Mr Richard Thomas Location: Land adjacent to The Waterloo Hotel, Betws y Coed.

Applicant: Description: The Directors Proposed erection of mixed use The Royal Oak Hotel (Betws-y-Coed) Ltd. development comprising 21 bedroom c/o Agent serviced accommodation, spa facility, 3 commercial units, car parking, landscaping and alterations to existing vehicular access.

Site: Land adjacent Waterloo Hotel, Betws y Coed.

Proposal: Proposed erection of mixed use development comprising 21 bedroom serviced accommodation, spa facility, 3 commercial units, car parking, landscaping and alterations to existing vehicular access.

Responses from consultees: Betws y Coed Community Council No objections Conwy - Highways Authority No objections Welsh Government Highways No objections Agency Dwr Cymru No objections subject to conditions Natural Resources Wales No objections subject to conditions

Designations: PRoW in close proximity TPO in close proximity C2 Flood risk zone in close proximity Within housing development boundary

Reason(s) Application Reported to Committee: Scheme of Delegation Major visitor accommodation development

32 Planning History: Application No. Details Decision NP4/11/160S Pre-application enquiry – Mixed use Advice and development of retail, refreshments guidance facility and hotel bedrooms. provided 2016 NP4/11/184B Redevelopment of former restaurant Approved and filling station with 31 bedroom 2007 Hotel over two Retail units and associated car parking. NP4/11/AD184A Double sided pole sign. Approved 1992 NP4/11/AD184 Double sided pole sign and Refused 1990, replacement canopy. Appeal dismissed 1992

Relevant Planning Policies: Eryri Local Development Plan 2011

Policy No. Policy Strategic policy A National Park Purposes and Sustainable Development Development policy 1 General Development Principles Development policy 6 Sustainable Design and Materials Strategic policy I Tourism Development policy 21 Tourism and Recreation Development policy 24 Retail

1. Background:

1.1 This proposal site is located adjacent to the A5 Trunk road on land adjacent to the Waterloo Hotel, Betws y Coed. The site is currently utilised as an overflow car park for the Waterloo hotel but was occupied by a petrol filling station and restaurant until it was demolished circa 2007.

1.2 Planning permission was granted by this Authority for the demolition of the filling station and restaurant and the erection of a 31 bedroom Hotel above two retail units with associated car parking in 2007. That permission remains extant as a material start was made on the proposal in accordance with the approved plans.

33 1.3 The current proposal follows the same principles as that which received planning approval in 2007 in that it shows visitor accommodation over retail units with refreshments outlet, landscaping, car parking and improved vehicular access. Whilst the principle elements of this proposed development remain the same as that which received planning approval previously the proposed plans show a reduction in the number of services rooms from 31 rooms to 21, the number of retail units remains at 2 units on the ground floor, where the current proposal differs is in the inclusion, at ground floor of a refreshments outlet and the inclusion of a basement to accommodate a spa and sauna facility.

1.4 The design, form and use of materials in the current proposal have been amended from that which has extant permission.

2. Policy Considerations

2.1 As this proposed development can be described as a design amendment to a previously approved and extant development the principle of this type and form of development at this location would be difficult to object to. Consequently it is the form, design and finish of this proposal that should be primarily considered at this time.

2.2 In terms of the form of development, what is proposed is in line and to a reduced scale to that previously granted permission. Fewer bedrooms are proposed and the same number of use class A1 retail units are proposed. Where this proposal differs is the introduction of a mixed use unit falling in use classes A1 and A3 and the basement leisure facility. The design and finishing materials are a feature that differ from that previously approved and are to be scrutinised.

2.3 Whilst this site falls outside the main built up area and defined retail area for Betws y Coed it does fall between a long established Hotel and residential properties. The site is a brownfield site having previously been occupied by a petrol filling station and café/restaurant outlet. As a result it can be viewed as a suitable site for redevelopment, a principle that was set in approving the previous application on the site.

2.4 Consequently the policies of the Eryri Local Development Plan in the consideration of this application are primarily:

o Strategic Policy A: National Park Purposes and Sustainable Development

o Development Policy 1: General Development Principles

o Development Policy 6: Sustainable Design and Materials

o Strategic Policy I: Tourism

o Development Policy 21: Tourism and Recreation

34

o Development Policy 24: Retail

3. Assessment:

3.1 In general, this proposal shows two buildings within the development site. A main building housing the 21 bedrooms, 2 retail units (use class A1) and the below ground spa and sauna facility. A secondary building is proposed in close proximity which is proposed for a mixed use of retail (use class A1) and food/refreshments outlet (use class A3). The two buildings are separated by a pedestrian walkway from front to back of the site linking in with the adjacent A5 pavement and access to the woodland to the rear of the site.

3.2 The main building has been designed to read as two buildings over 2 and 3 floors and a basement. The 2 and 3 storey elements are linked by circulation and public spaces.

3.3 The lower 2 storey element faces onto the A5 housing the retail units on the ground floor and 4 of the bedrooms at first floor. This two storey front element rises to a three storey element housing 17 additional bedrooms. Between the two storey and three storey elements there are general circulation and public space including enclosed lounge area on the ground and first floor with open terracing proposed on the first and second floors.

3.4 The design shows a mix of finishing materials with elements of vertical timber cladding, natural stone and glazing. The roof material is shown as natural mineral slate.

3.5 Vehicular access to the site is via an existing point of access on to the adjacent A5 trunk road, it is shown to be improved to reach trunk road standards. The proposal shows 16 car parking spaces to the front of the proposed building with the development of a further 14 spaces discreetly located to the rear.

3.6 The applicant has engaged fully with the Authority through the pre- application enquiry procedure and with the Design Commission for Wales through their design review process. Consequently the current proposal is the culmination of an iterative and informed process.

4. Consultations and Neighbour Comments

4.1 In addition to the statutory consultees the application was advertised on site and neighbour letters sent out to nearby residential properties. The application was also advertised in the local press newspapers.

35 4.2 The Betws y Coed Community Council have commented that they raise no objections to this proposal but have added that the double yellow ‘no parking’ lines should be extended on both sides of this stretch of the A5. These comments have been passed on to the Highways Agency as they fall outside the jurisdiction of this Authority.

4.3 The Welsh Government Highways Agency as the body responsible for the A5 trunk road initially directed that planning permission for this proposal should be withheld. This was on the basis that the information submitted did not reach the minimum standards required for a proposed/improved access onto a trunk road. The protracted discussions between the applicant and the highways agency has resulted in the delay in the consideration of this application but now with the eventual submission revised plans the highways agency have withdrawn their direction to withhold permission. The agency now raised no objections to the proposal subject to appropriate conditions.

4.4 Natural Resources Wales and Dwr Cymru also have raised no objections but have suggested conditions, if permission were to be granted.

4.5 Three letters have been received from near neighbours raising concerns regarding potential loss of amenity through increase in light pollution, smells, noise, overlooking, highway safety, lack of carparking and maintaining their property access.

4.6 Another letter from a resident located some distance from the site whilst not objecting to the principle of this development has raised concerns over highway safety and has suggested no parking yellow lines should be extended to include this area of the A5.

4.7 The Authority’s ecologist has commented that there is a significant lesser horseshoe maternity roost in the adjacent Waterloo Hotel which would benefit from enhanced boundary landscaping on this site to improve habitat connectivity. A pre-commencement landscaping scheme can address this.

5. Conclusions

5.1 As this site does have the benefit of an extant permission for a development similar in nature to this current application the principle of a mixed use development comprising commercial and visitor accommodation of this scale is established. The previous permission has been implemented and could continue through to completion.

5.2 This application does however show a reduced number of bedrooms and is so designed to reduce the massing impact of the proposed building. It is considered that the proposed building is of improved design showing greater innovation in the use of materials and has reduced its scale and massing when compared to that previously granted planning permission.

36 Background Papers in Document Bundle No.1: Yes

RECOMMENDATION: To APPROVE this application 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: • 17-139-SP03: Proposed Site Layout • 17-139-EL01: Proposed Elevations • 17-139-EL02: Proposed Elevations • 17-139-EL03: Proposed Elevations • 17-139-EL04: Contextual Views • 17-139-PL01: Proposed Basement Plan • 17-139-PL02: Proposed Ground Floor Plan • 17-139-PL03: Proposed First Floor Plan • 17-139-PL04: Proposed Second Floor Plan • 17-139-PL05: Proposed Roof Floor Plan • 17-139-SE01: Proposed Sections • 17-139-SE02: Proposed Sections 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 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. The roof of the building shall be covered with blue-grey slates from the Blaenau Ffestiniog area, or slates with equivalent colour, texture and weathering characteristics details of which shall be provided and approved in writing by the Local Planning Authority and retained thereafter. 5. Prior to any stonework commencing on the site, a trial stonework panel including pointing not less than 2.00 m² shall be constructed. No building operations in stone shall be carried out on the site unless and until the trial panel has been inspected and approved by means of a formal application to the Local Planning Authority. The stonework of the building shall be built in accordance with the approved sample. 6. The access and visibility splays shall be laid out, constructed and maintained strictly in accordance with the submitted plans (drawing no. 17- 139 SP05 Rev B and 17-139 SP04 Rev C).

37 7. The minimum visibility distances available for vehicles emerging from the proposed access / junction shall be 90 metres in each direction at a height of 1.05 metres, measured to a point 0.26 metres above the nearer running edge of the trunk road carriageway. These visibility distances shall be available at a point 4.5 metres from the nearer running edge of the trunk road, measured along the centreline of the access road. The visibility splay so formed shall be free of any growth or obstruction, which would interfere with the minimum visibility requirements. 8. Adequate provision shall be made within the development site to enable vehicles to turn around, so that they may enter and leave the site in a forward gear. 9. No drainage from the development site shall be connected to or allowed to discharge into the trunk road drainage system, and the proposed junction shall be constructed such that the access road does not drain onto the trunk road. 10. The applicant shall submit a fully detailed drainage scheme, including specification of works where alterations are required to existing trunk road infrastructure at the site entrance, to the Local Planning Authority in consultation with the Welsh Government for written approval prior to the commencement of any works 11. The access and visibility requirements shall be substantially complete and available for use prior to the commencement of any other works associated with the development. 12. No development shall take place in pursuant to this permission until such time as a contaminated land remediation and effectiveness strategy has been submitted, by means of formal application, to and approved in writing by the Local Planning Authority. 13. No occupation of any part of the permitted development shall take place until such time as a verification report demonstrating the completion of the works as set out in any contaminated land remediation and effectiveness strategy has been submitted, by means of formal application, to and approved in writing by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority. The long-term monitoring and maintenance plan shall be implemented as approved.

38 14. All work on the proposed development shall cease if during development contamination not previously identified is found to be present. No development shall recommence until such time as the developer has submitted a remediation strategy detailing how this unsuspected contamination shall be dealt with by means of formal application to and obtained written approval from the local planning authority. Any remediation strategy as may be approved shall be implemented in full and to the satisfaction of the Local Planning Authority. 15. No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network.

39 40 41 42 43 44 ITEM NO. 4 (4)

MEETING Planning & Access Committee

DATE 5th December 2018

TITLE Planning Annual Performance Report (APR) 2017-18: Assessment

REPORT BY Head of Development Management and Compliance

PURPOSE To highlight the content of the 2017-18 APR

1.0 Purpose of the Report

1.1 The 2017-18 Annual Performance Report (APR) has been completed and forwarded to the Welsh Government and is brought before members for information and discussion.

1.2 The (APR) is seen by Welsh Government as an important mechanism for monitoring Local Planning Authority performance against a key set of National performance indicators and as a means of driving its agenda for modernising the planning system in Wales. It also represents an important tool for benchmarking the performance of Authorities across Wales and importantly must also been seen in the context of Welsh Government proposals to intervene where Local Planning Authorities exhibit consistent underperformance.

1.3 This year’s APR, reviewing performance for the Authority for the period 2017- 18, is attached to this report as Annex A.

2.0 Background

2.1 In line with Welsh Government requirements, Snowdonia National Park Authority submitted its first APR in October 2015. The APR process was proposed by the Welsh Government as a result of the “Positive Planning” consultation in December 2013.

2.2 The report provides members with an update on the direction of travel in terms of performance since last year. The APR, which is part narrative and part statistical, outlines the performance of the Snowdonia National Park Authority as a local planning authority over the period 2017-18 against a number of key national indicators and benchmarks and also includes the results of customer satisfaction survey.

45 2.3 The date is derived from information supplied to the Welsh Government and the Wales Data Unit, which in turn forms part of the national planning performance framework.

2.4 Whilst the number of planning staff has reduced the Authority continues to perform well and customer satisfaction continues to improve with the Authority scoring higher than Wales average in statements about the planning service as part of the Customer Satisfaction Service. Improvement can be seen in the repose to the Characteristics of a good planning service.

Some of the key points arising from the APR are: -

o 466 planning applications were determined o 78% of applications were determined within the required timescales o 86% of all applications were approved o 6 of the Authority’s applications were appealed with 67% being upheld o 18% of applications made contrary to officer advice o 82 days average time to determine applications o 88% of the 86 enforcement cases were investigated within 84 days

2.4 The Authority completed its 5th Local Development Plan (LDP) Annual Monitoring Report. The Authority is progressing well with the first Short Form Revision of the Local Development Plan in Wales with the aim to adopt during Winter 2018.

3.0 Action Measures

3.1 To continue with the on-going process of improving performance and efficiency it is important and encouraged by the Welsh Government that the report contains action measures, so that we have a clear basis to monitor and recognise improvement. The 2017-18 APR contains 3 such measures.

3.2 Action 1 – Customer Focus

Action 1: Customer Satisfaction Review

SNPA to continue to assess how customers (in particular planning applicants) are dealt with at pre- and post-application stages. Amongst other things, this will focus on the questions raised in the section above.

46 3.3 Action 2: Performance

The Authority will assess several measures which attempt to improve performance, which will include:

a) Regular programme of Performance Management Meetings

b) Improving our internal systems through making better use of ICT generally including the website.

c) Looking for ‘marginal gains’ in improving efficiency of the process of determining a planning application.

3.4 Action 3: To assess improvements that can be achieved on collaboration issues, with a particular focus on:

a) Improving our ICT systems and consult with external consultees through our electronic services;

b) Implementing workflows as a result of the collaboration work on Natural and Built Heritage in the Planning Process.

4.0 Conclusion

4.1 The year’s APR provides a useful tool to benchmark the Authority’s performance against other Authorities in Wales and to monitor progress in future years. It also demonstrates that the Authority has made improvements in terms of customer satisfaction and that through the Action measures will continue to focus on areas of improvement and embracing the Welsh Government agenda for modernisation on the planning system in Wales.

5.0 Recommendation

For Members to: 1) Note the content of the report 2) Receive a presentation from officers on the key issues identified. 3) Discuss the content

47 ITEM 4 (4) - ANNEX A Snowdonia National Park Authority PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18

Awdurdod Parc Cenedlaethol Eryri Snowdonia National48 Park Authority Preface

I have the pleasure of introducing the fourth Annual Performance Report for Snowdonia National Park Authority’s (SNPA).

APR’s have been introduced as part of the Welsh Government proposals, embodied with the planning system and improve local delivery of the planning services. This report succinctly tells the story of how the Authority’s planning service in continually improving and performing.

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 accord 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.

This report demonstrates that the Authority’s overall performance has been good and scored above the Wales average in the customer satisfaction statements. We continue to improve and look at ways to improve with less resources. We have a clear focus to deliver a good planning service.

Councillor Elwyn Edwards Chairman Planning and Access Committee

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 49 Context

1. Planning context within which the local planning authority operates 1.1 The Snowdonia National Park Authority is charged with delivering the planning services within the Snowdonia National Park area. The National Park contains some of the most beautiful, spectacular and distinctive landscapes in Wales.

1.2 The National Park covers some 2,139 square km (826 square miles) and stretches from Cardigan Bay’s shoreline in the west to Dinas Mawddwy and the Aran Mountains in the east, and from the River Dyfi to the south to Conwy on the North Wales Coast. 1.2 The National Park covers some 2,139 square km (826 square miles) and stretches from Cardigan Bay’s shoreline in the west to Dinas Mawddwy and the Aran Mountains in the east, and from the River Dyfi to the south to Conwy on the North Wales Coast. Most of the new development is small scale householder development and the reminder of the applications are mostly associated with the agriculture, recreation and tourism industries. There is increasing pressure for tourism related developments with Snowdonia being known as adventure destination.

1.3 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’ 15 peaks over 3,000 ft. in altitude are found in Snowdonia, which gives some indication of the dramatic and mountainous nature of the landscape.

1.4 The National Park itself was designated in 1951, with the following purposes:

• to conserve and enhance the natural beauty, wildlife and cultural heritage of the area, • to promote opportunities for the understanding and enjoyment of the special qualities of the area by the public.

1.5 The area is a major tourism destination and attracted some 4.28m visitors in 2017, up 3.9% from 2015. Direct expenditure from tourism came to £396.47 million in 2017, an increase of 4.2% from 2015 (source: STEAM report 2017). Snowdon itself has experienced a significant increase in visitor numbers either by walking, biking (in season) or taking the train to the summit. In 2016/17 582,000 people reached the summit. The Park and its immediate surrounding area is becoming increasingly recognised as an area for activity holidays and experiences. This trend is likely to continue in the future and create further employment opportunities and visitor numbers.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 50 2. Planning background, including previous adopted or abandoned development plans.

2.1 The Eryri Local Development Plan (ELDP) was adopted in 2011 and covers a period between 2007 – 2022. This plan replaced the Eryri Local Plan (1993- 2003). The Authority has produced a range of Supplementary Planning Guidance (SPG’) which supports and provides guidance to the implementation of polices contained within the ELDP.

2.2 The Authority is in the process of undertaking a short form review of its Local Development Plan. The Local Development Plan documents were submitted to the Welsh Government for examination in January 2018 and an Inspector was appointed to conduct the Examination. The revised LDP continues to protect the special landscape whilst recognising the need to provide affordable housing and appropriate development to sustain the population of the park and for the public to enjoy this unique area.

3.0 Place and fit within the community strategy and/or wider strategic and operational activity of the authority.

3.1 The Authority is in the process of reviewing its National Park Management Plan which sets out a coordinated approach in managing the purposes of the National Park. The Plan will give its people a clear line of sight between National Park purposes and management policies in which the LPA will explain what the National Park is, how it is managed, and why it is proposed to manage it in one way rather than another.

4.0 Existing and previous major influences on land use (e.g. heavy industrial, agricultural, energy, transport).

4.1 Snowdonia National Park is known for its outstanding landscapes, the influences on these, currently and in the future will be the agricultural practices which have shaped and will heavily influence the quality of the landscape. There is increasing influences from tourism related developments and the on-coming of Brexit.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 51 5.0 Historic/landscape setting of the area, including AONBs, conservation areas etc.

5.1 The National Park also has a rich historic environment with 372 Scheduled Ancient Monuments, 1,900 listed buildings and 14 designated Conservation Areas.

6.0 Urban rural mix and major settlements.

6.1 The National Park is predominantly rural by the very nature of its designation with smaller pockets of development in populated areas.

6.2 The two largest settlements of 2,600 in Dolgellau and 1,950 in Bala. Most of the other 72 villages within 58 Town or Community Council areas are dispersed throughout the Park. The overall population is 25,702 (2011 census).

6.3 The total number of households identified in the 2011 Census in the National Park is 11,944

7.0 Population change and influence on LDP/forthcoming revisions.

7.1 The housing requirement figures in the revised Plan are based on the 2014 household projections supplied by the Welsh Government LDP. Population forecasts up to 2029 based on the 2014 population projections have indicated a declining population in the National Park. The projections indicate that the rate of new household formulation is slowing down in the Park as younger people stay at home for longer or share a household with friends. A declining population and a slower household formulation rate will reduce the demand for new housing. In deciding on a final housing forecast figure, consideration has also was given to past completion rates and social, environmental and economic considerations particular to the National Park in line with national planning policy.

7.2 The 2014 based projections estimate that between 2014 and 2029 the population of the Park will decrease by 6% which is a total of 1730. During the same period the households in Snowdonia are projected to decrease by 240 (2%).

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 52 8.0 Planning Service

8.1 The Planning Service is structured on fairly traditional lines with a Director of Plan- ning and Land Management reporting to the Chief Executive and overseeing a Head of Planning Policy, Head of Development Management & Compliance and Head of Cultural Heritage.

8.2 The broad structure of the individual teams is as follows:

v The Policy team is made up of 2 full time planners, (including the Department Manager), one part time planner and a Research Assistant

v The Development Management & Compliance Team have 4 Development Man- agement officers (including the Department Manager,) and 2 Compliance -Offi cers. There are also 3 technicians in this team (although the Technicians serve a wider planning function).

v The Cultural Heritage team is a small team of 4 who also deal with many non- planning issues such as archaeological projects in the National Park, Town- scape Heritage Initiative grants, and capital grants for listed buildings at risk. They also deal with applications for listed building consent and conservation area consent and provide support on compliance cases.

The Director is also responsible for the land management and wardening services, which are not directly related to the planning service. The overall structure of the Directorate is set out below.

SNPA PLANNING AND LAND MANAGEMENT DIRECTORATE

Jonathan R. Cawley Director Planning & Land Management

Development Conservation, Cultural Wardens & Policy Management & Woodlands & Heritage Access Compliance Agriculture

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 53 8.3 The operating budget for the Development Management Service is shown below together with the changes from previous years. 8.0 PLANNING SERVICE Costs Income Net Cost Change 8.1 The Planning Service is structured on fairly traditional lines with a Director of Plan- (excl non-cash) (excl non-cash) ning and Land Management reporting to the Chief Executive and overseeing a Head 2014-15 482,066 -144,420 337,646 +18,753 of Planning Policy, Head of Development Management & Compliance and Head of 2015-16 526,414 -185,307 341,107 +3,461 Cultural Heritage.

2016-17 480,165 -235,474 244,691 -96,416 8.2 The broad structure of the individual teams is as follows: v The Policy team is made up of 2 full time planners, (including the Department Manager), one part time planner and a Research Assistant 2017-18 453,649 -177,424 276,225 +31,834 v The Development Management & Compliance Team have 4 Development Manage- ment officers (including the Department Manager,) and 2 Compliance Officers. There 8.4 Planning application fee income varies from year to year, and in a small Authority such as are also 3 technicians in this team (although the Technicians serve a wider planning Snowdonia a small number of ‘larger fee’ applications can make a substantial difference function). to annual income. v The Cultural Heritage team is a small team of 4 who also deal with many non- 2012-13 2013-14 2014-15 2015-16 2016-17 2017-18 planning issues such as archaeological projects in the National Park, Townscape Budgeted Heritage Initiative grants, and capital grants for listed buildings at risk. They also income -173,200 -134,000 -134,000 -139,000 -144,000 deal with applications for listed building consent and conservation area consent (original) -151,000 and provide support on compliance cases. Budgeted income +203,393 -143,700 -134,000 -144,000 -144,000 (revised) -151,000 The Director is also responsible for the land management and wardening services, which are not directly related to the planning service. The overall structure of the Director- Actual income ate is set out below. -185,115 -139,734 -144,420 -185,307 -235,474 -159,696

SNPA PLANNING AND LAND MANAGEMENT DIRECTORATE 8.5 The figures orf 2017/18 show a reduction in both income and costs. These figures omit a 100% grant funded redundancy cost. The reduction in income can be attributed to Jonathan R. Cawley general planning fees, but still exceeded the increased budgeted income target. The preceding year included some sizeable single payments for planning applications. Director Planning & Land Management 8.6 The policy section is now down to 2 full time planning officers (including the Manager), a part time officer and a research assistant. The cost of running the Department are now Conservation, £214,478. During the year there has been progress on the LDP Review – with the Short Woodlands & Form Review progressing very positively. Cultural Agriculture Wardens & Heritage Access

SNOWDONIA NATIONAL PARK AUTHORITY Policy PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 54 9.0 Our local story

9.1 Planning in an environment as beautiful and as environmentally and socially fragile as Snowdonia is not without challenge, and our Officers and Members recognise the huge responsibility that is placed upon their shoulders in ensuring the National Park’s special qualities are protected for future generations to enjoy – whilst retaining communities that are viable. Some of the key issues that contribute to Snowdonia’s special landscape include:

• Much of Snowdonia is a stronghold for the Welsh language – although the fragile nature of the language requires it to be considered in all major development decisions; • It includes all of Wales’ 14 peaks over 3,000ft – include the highest peak, Snowdon - making a rugged and beautiful landscape; • These mountains draw people from all over the World – with Snowdon alone attracting 650,000 visitors a year, creating a unique pressure on a fragile landscape; • Other honeypots in the National Park draw in a great deal of visitors, again creating development pressures that the Planning department must deal with. These places include Beddgelert, Betws-y-Coed, Coed-y-Brenin and Capel Curig. • In addition to the rugged mountains, the National Park also has about 60km of beautiful coastline, in very sensitive locations; • Snowdonia has 14 Conservation Areas, 1,900 listed buildings (including 13 Grade 1 listed buildings and 116 Grade 2*), and 21 Historic Parks and Gardens; • It includes many stunning castles – including Harlech Castle which forms part of a World Heritage Site (the Castles and Town Walls of Edward I); • The entire National Park is rich in biodiversity, and it has 15 Special Areas of Conservation, 3 Ramsar sites, 107 Sites of Special Scientific Interest, 21 National Nature Reserves, and a World Biosphere Site; • However, despite this rich landscape setting the area also has fragile communities characterised by low wages, depopulation of young people, an ageing population and as referred to above a fragile status to the Welsh language in many of the settlements.

The above issues give rise to significant and unique (and in many cases unique) planning challenges for the Authority.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 55 • During 2017/18 the Authority determined 466 planning applications. The overall record of the Authority’s Development Management Service is good. We recognise that this is below the Wales target, however following feedback from our customers there are occasions that applications are not determined within the required timescales as negotiations and the need to be determined by members take over the 8 weeks where an extension of time is always agreed. We relalise that this is an important performance measure and strive to improve it.

• 86% of all applications received were approved

• 6 of the Authority’s applications ended up at appeal which works out as 1.2% of all applications and 14% of all applications refused. The Authority’s record at appeal did decrease from 73% in 2016/17 to 67%. This exceeds the Welsh Government target upheld Appeal Decisions of 66%

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 56 • The Authority still has a relatively high number of ‘overturns’ (member made decisions against officer approval) at Planning Committee at 18%. These decisions were all to approve against officer advice. However, this percentage is not a cause for any major concern. The low number of planning applications can distort this figure and it should be noted that the majority of the ‘overturns’ were to approve the application against officer recommendation. A review of all ‘overturned decisions’ has taken place at the Planning and Access Committee – and nearly all the applications could be classed as ones that were ‘in the balance’ where a case could have been made to go the other way.

• In the previous APR it has been reported that the Authority had to deal with the pressures of Hydro Electric Power (HEP) schemes, with over a hundred applications being determined in the last 5 years. These applications are labour intensive, and are often submitted in very sensitive and highly designated landscapes – requiring the inputs of landscape architects, tree officers, ecologist and Archaeologist. Whilst there has been a significant decrease in the number received they continue to be submitted. In 2017/18 the Authority received 15 applications for telecommunications masts. These require careful assessment but they are mostly located in very sensitive environments with multiple designations. The vast majority have been approved, but this usually requires officer input to understand the landscape impacts.

• The Authority completed its 5th Local Development Plan (LDP) Annual Monitoring Report and is currently in the process of a short form revision, with an examination to be held in the summer of 2018. To date the performance of the LDP has been relatively consistent with the performance targets set out in the monitoring framework. The policies have been effective in guiding development management decisions.

• Collaboration work with other Local Planning Authorities remains an important objective. Now that the outcome of collaboration projects including the POSW Collaboration project on Natural and Built Heritage (funded by the Welsh Government, CADW, POSW, NWPOG and NRW), and the Welsh Government’s Future Landscapes project has been published we are able to act on the findings.

• The above referenced project is assessing the efficiency and effectiveness of communication with statutory agencies on both built and natural environment matters. This work will also ensure clearer lines of responsibility and communication. The Director of Planning and Land management at SNPA is leading on the natural environment work with colleagues at NRW. The work will be completed by April 2018.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 57 10.0 What service users think

10.1 Customer Satisfaction Survey In 2017-18 we conducted a customer satisfaction survey aimed at assessing the views of people that had received a planning application decision during the year.

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.

We asked respondents whether they agreed or disagreed with a series of statements about the planning service. They were given the following answer options: • Strongly agree; • Tend to agree; • Neither agree not disagree; • Tend to disagree; and • Strongly disagree. 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

Table 1: Percentage of respondents who agreed with each statement, 2017-18

Snowdonia Respondents who agreed that: National Park 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

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 58 10.2 Assessment of Results in Table 1: Assessment of Customer Survey Results:

• The Authority has worked hard and continues to do so over the past year to improve how our customers see the planning service. It is pleasing to report that the Authority has scored above the Wales average for each statement. Whilst we recognise that there are still areas for improvement, this is a welcomed result and an indication of the commitment by both officers and members to deliver a customer friendly service in that our customers value and have confidence in.

• The Authority has historically prided itself on the fact that its officers are accessible to applicants/agents. There are no call centres,and there is always a duty officer available and officers or technicians are on hand to deal with any queries, either be it by phone or personal visits to the office.

• In additional to the customer survey forms, the Authority also holds annual meetings with Planning Agents and Town & Community Councils. The feedback from these events is very positive, and the relationship we have built with these groups is appreciated. We continue to listen to our customers and their expectations of the service and many over the processes and procedures that we have improved over the years are as a result of the feedback that we have received.

• The Authority also monitors complaints made about the Planning Service. 6 complaints were received throughout the course of the year, as compared to 5 in the previous financial year. Our adopted procedures ensure that such complaints are assessed by the Head of Administration & Customer Care. Only 1 of the 6 complaints was upheld. It is accepted that due to the nature of the service complaints will be made, however the number of complaints remains very low in relation to the number of applications and enforcement complaints that we receive.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 59 10.3 Responding to the Customer Survey Results: • As stated it is pleasing that there has been a marked improvement in how our customers views the Planning Service. In particular, 72% were satisfied with how the LPA handled their application as compared to the Wales average of 63%

• In last year’s APR we addressed the best way to respond to our customers. These have led to improvements as demonstrated in Table 1. However, we consider that this is an on going process and we are looking at further ways to respond to increase customer satisfaction. These include a new planning website and improvements upgrades to the planning software.

• To ensure the improvements are achieved we will continue to work to the action as endorsed in the previous year’s APR which is;

Action 1: Customer Satisfaction Review SNPA to continue to assess how customers (in particular planning applicants) are dealt with at pre- and post-application stages. Amongst other things, this will focus on the questions raised in the section above.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 60 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 We showsalso asked the percentage respondents of to respondents select three that planning chose service each characteristic characteristics as fromone ofa listtheir that threethey thoughtselections. would For most us, ‘the help availability them achieve to talk successful to a duty plannerdevelopments. before submittingFigure 1 an showsapplication’ the percentage was the of most respondents popular thatchoice. 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. Figure 1: Characteristics of a good planning service, 2017-18 Figure 1: Characteristics of a good planning service, 2017-18

Availability to talk to a duty planner before you submit your applicaKon

Access to the case officer to check on your applicaKon GeNng a speedy decision on your submiOed applicaKon Having a chance to amend an applicaKon before it is decided

Consistent advice from officers

Quick response Kmes to requests for pre-applicaKon meeKngs InformaKon, design guides and policies available on the website

A concise list of what is needed to make an applicaKon

Elected members engaged and involved throughout the process

0 20 40 60 80 100 %

Wales Snowdonia NaKonal Park

Comments received include:

• “The planning authority is always approachable and offers advice on any aspect of the application.” Comments received include: • “My experience has been fair, within guidelines and understandable. I “The planning authority is always approachable and offers advice on any aspect of the • have been happy with the service.” application.” • "Additional staff I am sure would assist. They are trying their best but • “My experience has been fair, within guidelines and understandable. I have been happy are probably understaffed which i think affects the service they can with the service.” deliver.” • “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.”

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 61 11.0 Our Performance 2017-18

This section details our performance in 2017-18. 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.

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.

11.1 Plan making

As at 31 March 2018, we were one of 22 LPAs that had a current development plan in place. We are required to submit an Annual Monitoring Report in October 2018. This document has been prepared.

During the APR period we had 3.6 years of housing land supply identified, making us one of 18 Welsh LPAs without the required 5 years supply.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 62 11.0 OUR PERFORMANCE 2017-18

This section details our performance in 2017-18. 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.

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.

11.1 Plan making

As at 31 March 2018, we were one of 22 LPAs that had a current development plan in place. We are required to submit an Annual Monitoring Report in October 2018. This document has been prepared.

During the APR period we had 3.6 years of housing land supply identified, making us one of 18 Welsh LPAs without the required 5 years supply.

11.2 Efficiency 11.2 Efficiency In 2017-18 we determined 466 planning applications, each taking, on average, 82 daysIn 2017-18 (12 weeks) we determined to determine. 466 planning This compares applications, to an each average taking, of on 81 average, days (12 82 weeks)days across(12 weeks) Wales. to determine. Figure 2 Thisshows compares the average to an average time taken of 81 by days each (12 LPAweeks) to determineacross an applicationWales. Figure during 2 shows the the year. average time taken by each LPA to determine an application during the year.

Figure Figure2: 2:Average Average time time taken taken (days) (days) to to determine determine applications, applications,2017 2017-18-18

200 180 160 140 120 100 Days 80 60 40 20 0

Wales average Good Improve

78% of78% all planning of all planning applications applications were determined were determined within the requiredwithin the timescales. required Thistimescales. was the third lowestThis was percentage the third in lowestWales and percentage was below in the Wales 80% andtarget. was Only below 22 out the of 80% 25 LPAs target. met Only the 80% target.22 out of 25 LPAs met the 80% target.

Figure 3 shows the percentage of planning applications determined within the required Figure 3 shows the percentage of planning applications determined within the timescales across the main types of application for our LPA and Wales. It shows that we required timescales across the main types of application for our LPA and Wales. It determined 93% of householder applications within the required timescales. We also shows that we determined 93% of householder applications within the required determined 62% of Listed Building Consent applications within the required timescales. timescales. We also determined 62% of Listed Building Consent applications within the required timescales. Figure 3: Percentage of planning applications determined within the required timescales, by type, 2017-18Figure 3: Percentage of planning applications determined within the required timescales, by type, 2017-18

100 90 80 70 60 % 50 40 30 20 10 0 Major Minor Householder Other Listed building applicaKons applicaKons applicaKons applicaKons applicaKons Snowdonia NaKonal Park LPA Wales average

Between 2016-17 and 2017-18, as Figure 4 shows, the percentage of planning SNOWDONIA NATIONAL PARK AUTHORITY applications we determinedPLANNING within ANNUAL the PERFORMANCErequired timescales REPORT (APR) decreased 2017-18 from 81%. Wales saw an increase this year. 63 Figure 4: 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 Snowdonia NaKonal Park LPA Wales average Figure 3 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 93% of householder applications within the required timescales. We also determined 62% of Listed Building Consent applications within the required timescales.

Figure 3: Percentage of planning applications determined within the required timescales, by type, 2017-18

100 90 80 70 60 % 50 40 30 20 10 0 Major Minor Householder Other Listed building applicaKons applicaKons applicaKons applicaKons applicaKons Snowdonia NaKonal Park LPA Wales average Between 2016-17 and 2017-18, as Figure 4 shows, the percentage of planning applications we determinedBetween within 2016-17 the required and 2017-18, timescales as Figuredecreased 4 shows, from 81%.the percentage Wales saw ofan planning increase this year. applications we determined within the required timescales decreased from 81%. Wales saw an increase this year. Figure 4: Percentage of planning applications determined within the required timescales Figure 4: 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 Snowdonia NaKonal Park LPA Wales average

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 64 Over the same period: • The number of applications we received decreased; • The number of applications we determined decreased; and • The number of applications we approved decreased.

The results are a slight disappointment compared on previous years and therefore we consider taking a fresh look at our internal processes and making improvements.

We have been let down by our Planning Software provider in that upgrades to allow better and more efficient use of our planning application processing system have not occurred. These issues are being addressed and we should see the benefits in 2018/19

Internal and External Consultees: A study has been completed on making improvements to the way that consultation with the statutory agencies is being handled on both built and natural heritage issues. Workflows are now being adapted and we are beginning to see the benefits of these to ensure a better and quicker process on working with Internal and External Consultees.

Regular Programme of Performance Management Meetings: A programme of performance management meetings has been successful, and performance management is a standing matter on the agenda. The meeting’s encourage staff within the department to become pro-actively involved in improving performance.

Action 2: The Authority will assess several measures which attempt to improve performance, which will include:

a) Regular programme of Performance Management Meetings b) Improving our internal systems through making better use of ICT generally including the website c) Looking for ‘marginal gains’ in improving efficiency of the process of determining a planning application

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 65 Major applications Major applications Major applications We determinedWe determined 1 major 1 major planning planning application application in 2017-18, in 2017-18, which which was was subject subject to toa PPA. a PPA. This applicationThisWe determined application took 178 1tookdays major 178(25 planning weeks)days (25 toapplication weeks) determine. to indetermine. 2017-18, As Figure Aswhich 5 shows,Figure was 5 thissubject shows, was to shorterthis a PPA.was than the This application took 178 days (25 weeks) to determine. As Figure 5 shows, this was Walesshorter average than of the240 Wales days (34average weeks) of per240 majordays (34 application. weeks) per major application. shorter than the Wales average of 240 days (34 weeks) per major application. Figure 5: Average time (days) taken to determine a major application, 2017-18 FigureFigure 5: Average time (days) taken to determine a major application, 2017-18 5: Average time (days) taken to determine a major application, 2017-18 700 600 700 500 600 400 500

Days 300 400

Days 200 300 100 200 100 0 0

Wales average Wales average Figure 6 shows the trend in the percentage of major planning applications Figure 6 shows the trend in the percentage of major planning applications Figure 6 determinedshows the trendwithin inthe the required percentage timescales of major in recent planning years applications and how this determined compares within to determined within the required timescales in recent years and how this compares to the requiredWales. timescales in recent years and how this compares to Wales. Wales. Figure 6:Figure 6: Pe Percentagercentage of major planning applications determined within the of major planning applications determined within the required required timescales timescalesFigure 6: Percentage of major planning applications determined within the required timescales 100 100 90 80 90 70 80 60 70 % 50 60 % 40 50 30 40 20 30 10 20 10 0 0 2013-14 2014-15 2015-16 2016-17 2017-18 2013-14 Snowdonia NaKonal Park LPA 2014-15 2015-16 Wales average 2016-17 2017-18 Snowdonia NaKonal Park LPA Wales average Over the same period: The percentageOver the same of minor period: applications determined within the required timescales decreased from•Over 82%The theto percentage81%; same period: of minor applications determined within the required timescales • decreasedThe percentage from 82%of minor to 81%; applications determined within the required timescales The percentagedecreased of fromhouseholder 82% to 81%; applications determined within the required timescales decreased from 96% to 93%; and The percentage of other applications determined within required timescales decreased from 78% to 69%.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 66 • The percentage of householder applications determined within the required timescales decreased from 96% to 93%; and • The percentage of other applications determined within required timescales decreased from 78% to 69%.

11.3 Quality

In11.3 2017-18, Quality our Planning Committee made 17 planning application decisions during the year,In 2017-18,which equated our Planning to 4% Committee of all planning made 17 applications planning application determined. decisions Across during Wales the 7% of allyear, planning which equated application to 4% decisionsof all planning were applications made by determined. planning committee. Across Wales 7% of all planning application decisions were made by planning committee. 18% of these member-made decisions went against officer advice. This compared to 9% of member-made18% of these member-made decisions acrossdecisions Wales. went against This equatedofficer advice.to 0.6% This of comparedall planning to 9% applicationof member-made decisions going decisions against across officer Wales. advice; This equated 0.6% to across 0.6% of Wales. all planning applica- tion decisions going against officer advice; 0.6% across Wales.

In 2017-18In 2017-18 we received we received 6 appeals 6 appeals against against ourour planning decisions, decisions, which which equated equated to 1.2 to 1.2 appealsappeals for for every every 100100 applicationsapplications received. received. Across Across Wales Wales 2.2 appeals 2.2 appealswere received were for receivedevery for 100every applications. 100 applications. Figure 7 shows Figure how 7 theshows volume how of theappeals volume received of appeals has changed receivedsince has 2016-17 changed and sincehow this 2016-17 compares and to howWales. this compares to Wales.

Figure 7: Number of appeals received per 100 planning applicationsFigure 7: Number of appeals received per 100 planning applications

3.5

3.0

2.5

2.0

Number 1.5

1.0

0.5

0.0 2013-14 2014-15 2015-16 2016-17 2017-18

Snowdonia NaKonal Park LPA Wales average

Over the same period the percentage of planning applications approved increased from 79%Over to the 86%. same period the percentage of planning applications approved increased from 79% to 86%. Of the 6 appeals that were decided during the year, 67% were dismissed. As Figure 8 shows,Of thisthe 6 was appeals higher that thanwere decidedthe percentage during the of year, appeals 67% were dismissed dismissed. across As Figure Wales 8 as a wholeshows, and wethis were was higher one ofthan 10 the LPAs percentage that reached of appeals the dismissed 66% target. across Wales as a whole and we were one of 10 LPAs that reached the 66% target.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 67 Figure 8: Percentage of appeals dismissed, 2017-18

Figure 8: Percentage of appeals dismissed, 2017-18

100 90 80 70 60 % 50 40 30 20 10 0

Wales average Good Improve

DuringDuring 2017-182017-18 we had nono applicationsapplications forfor costscosts at at a a section section 78 78 appeal appeal upheld. upheld.

11.411.4 EngagementEngagement

WeWe are:are: • one of 24 LPAs that allowed members of the public to address the Planning • Committee;one of 24 LPAs and that allowed members of the public to address the Planning Committee; • oneand of 21 LPAs that had an online register of planning applications. one of 21 LPAs that had an online register of planning applications. As• Table 2 shows, 69% of respondents to our 2017-18 customer survey agreed that the LPAAs Table gave 2 good shows, advice 69% ofto respondentshelp them make to our a successful2017-18 customer application. survey agreed that the LPA gave good advice to help them make a successful application. Table 2: Feedback from our 2017-18 customer survey Table 2: Feedback from our 2017-18 customer survey

Snowdonia National Respondents who agreed that: SnowdoniaPark LPA % National Park Wales % TheRespondents LPA gave good who advice agreed to help that: them make a successful application LPA % 69 Wales60 % The LPA gave good advice to help them make a successful They were listened to about their application 6961 6060 application They were listened to about their application 61 60 11.5 Enforcement

In 2017-18 we investigated 86 enforcement cases, which equated to 3.4 per 1,000 population. This was the fifth highest rate in Wales.

We investigated 88% of these enforcement cases within 84 days. Across Wales 81% were investigated within 84 days. Figure 9 shows the percentage of enforcement cases that were investigated within 84 days across all Welsh LPAs.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 68 11.5 Enforcement

In 2017-18 we investigated 86 enforcement cases, which equated to 3.4 per 1,000 population. This was the fifth highest rate in Wales.

We investigated 88% of these enforcement cases within 84 days. Across Wales 81% were investigated within 84 days. Figure 9 shows the percentage of enforcement cases that were investigated within 84 days across all Welsh LPAs.

FigureFigure 9: Percentage 9: Percentage of enforcement cases investigated within 84 days, 2017-18 of enforcement cases investigated within 84 days, 2017-18

100 90 80 70 60 % 50 40 30 20 10 0

Wales average Good Improve

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 69 12.0 COLLABORATION

12.1 Collaboration is an important part of SNPA’s culture – and this is probably largely due to the small size of the organisation. Joint working allows us to share good practice, and also makes the Authority more resilient.

12.2 Effective collaboration takes place across North Wales Authorities. Examples of this include the work that the North Wales Chief Planning Officers group have undertaken on both built and natural heritage. We have a good and close working relationship with our constituent authorities, Gwynedd and Conwy.

12.3 Good collaboration naturally takes place between the NPAs internal departments, and this has improved over the last financial year with key internal departments being part of the Development Management and Compliance weekly team meetings. These meetings are an opportunity to discuss applications were issues such as ecology are discussed to aid a prompt response and avoid delays in the determination process.

12.4 Again we consider that further improvements can be achieved through collaboration and since the joint work on the built and natural heritage is now coming into fruition, we have identified is as an action point over the coming year to implement the suggested work flows.

Action 3: To assess improvements that can be achieved on collaboration issues, with a particular focus on: a. Improving our ICT systems and consult with external consultees through our electronic services; b. Implementing workflows as a result of the collaboration work on Natural and Built Heritage in the Planning Process.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 70 13 OVERALL CONCLUSIONS

13.1 Snowdonia National Park Authority’s Planning Department deals with many difficult and sometimes unique planning challenges. This work requires a good understanding of the statutory purposes of National Parks, environmental and cultural heritage designations and the fragile nature of its communities, economy and language. 13.2 The overall speed and efficiency of decision making shows a slight decrease while customer satisfaction has improved. It is recognised that there is still potential to improve this.

13.3 Very few of the Authority’s applications are appealed – 6 in 2017-18, which equates to about 1.2 per 100 applications (less than the Wales average of 2.2 per 100). Of the 6 appeals that were decided during the year 67% were dismissed. The appeals that were upheld, was above the Government target. Through implementing a team approach and thorough scrutiny on certain decisions, we will maintain and improve on this.

13.4 The number of member made decisions against officer advice is the same as last year’s figure of 18%. However, less applications were considered by members from 45 in 2016-17 to 17 in 2017-18. We continue with member training and with structured detailed committee reports this should reduce.

13.5 The Authority prides itself in being accessible to our customers, the results of our customer service survey for 2017-18 as compared with 2016-17 clearly indicates this improvement.

13.6 The LDP continues to serve the Authority well and work on the short form revision of the LDP is ongoing.

13.7 Collaboration is something that the Authority does well, although it is considered there is further scope to improve joint working with various stakeholders – including external consultees.

13.8 Work on our ICT systems has had a set back due to the software provider failing to promised upgrades. The upgrades would have allowed us to make better use of the system and improve the way we communicate by electronic means.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 71

/A 0 78 82 18 67 62 3.6 Yes Yes Yes Yes 100 178 LPA N THIS YEAR Snowdonia National Park

- /A 1 33 81 77 18 73 5.4 Yes Yes Yes Yes 158 LPA N LAST YEAR Snowdonia National Park

0 7.4 67 8.6 Yes Yes Yes Yes 6 88.5 80.7 62.6 65.4 240.1 7 of 25 WALES AVERAGE

<5 9+ 2+ No No No No 18+ <50 <70 <55 112+ Not set Not set IMPROVE

17 111 59.9 79.9 65.9 1 5-9 FAIR 13 - 67 - Not set Not set 50 - 70 - 55 -

0 >5 <5 Yes Yes Yes Yes <12 >60 >80 <67 >66 GOOD Not set Not set

officer advice members of the public to

determine all applications in days

Reports produced following LDP adoption

PERFORMANCE FRAMEWORK -

OVERVIEW ANNEX A making MEASURE Plan Is there a current Development Plan in place that is within the plan period? LDP preparation deviation from the dates specified in the original Delivery Agreement, in months Annual Monitoring The local planning authority's current housing land supply in years Efficiency Percentage of "major" applications determined within time periods required Average time taken to determine "major" applications in days Percentage of all applications determined within time periods required Average time taken to Percentage of Listed Building Consent applications determined within time periods required Quality Percentage of Member made decisions against Percentage of appeals dismissed Applications for costs at Section 78 appeal upheld in the reporting period Engagement Does the local planning authority allow address the Planning Committee? Does the local planning authority have an officer on duty to provide advice to members of the public?

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 72

Data

88 Yes LPA No THIS YEAR Snowdonia National Park

93 Yes 545 LPA LAST YEAR Snowdonia National Park

Yes 80.6 184.6 WALES AVERAGE

No <70 Not set IMPROVE

79.9 FAIR Partial Not set 70 -

Yes >80 GOOD Not set

an online register of

of planning control has occurred and, if so, resolved whether or MEASURE Does the local planning authority’s web site have planning applications, which members of the public can access, track their progress (and view their content)? Enforcement Percentage of enforcement cases investigated (determined whether a breach not enforcement action is expedient) within 84 days Average time taken to take positive enforcement action

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 73 SECTION 1 – PLAN MAKING

01. Is there a current Development Plan in place that is within the Indicator plan period? “Good” “Fair” “Improvement needed” A development plan (LDP or UDP) N/A No development plan is in place is in place and within the plan (including where the plan has period expired)

Authority’s performance Yes The Authority has had an adopted LDP in place since 2011 (the first to be adopted in North Wales). The Annual Monitoring Reports that have been produced and submitted to the Welsh Government since this date indicate that the Plan is working effectively. Given that the existing LDP strategy is working well, the Review Report established that a short form review of the LDP would be the most appropriate approach. This means that the overall existing strategy will be maintained in the revised Plan, and there will only be a few changes to certain policy areas. These changes have been incorporated into the Deposit Local Development Plan which was subject to public consultation during July 2017. Following the examination process, the Authority hope to adopt the revised Plan late 2018.

02. LDP preparation deviation from the dates specified in the original Indicator Delivery Agreement, in months “Good” “Fair” “Improvement needed” The LDP is being progressed The LDP is being progressed The LDP is being progressed more within 12 months of the dates within between 12 and 18 months than 18 months later than the specified in the original Delivery of the dates specified in the dates specified in the original Agreement original Delivery Agreement Delivery Agreement

Authority’s performance N/A The revised Eryri LDP is being progressed within 12 months of the dates specified in the original Delivery Agreement.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 74 Indicator 03. Annual Monitoring Reports produced following LDP adoption “Good” “Improvement needed” An AMR is due, and has been An AMR is due, and has not been prepared prepared

Authority’s performance Yes The Authority has submitted an AMR each year following the adoption of the LDP, as required by the Welsh Government.

Indicator 04. The local planning authority's current housing land supply in years “Good” “Improvement needed” The authority has a housing land The authority has a housing land supply of more than 5 years supply of less than 5 years

Authority’s performance 3.6 The Authority’s current housing land supply is less than 5 years, however the Authority are in the process of undertaking a short form review of the Plan. The revised Deposit Eryri LDP which was subject to public consultation during July 2017 rolls forward the time period for the Plan to 2031. This has resulted in identifying additional land for housing in line with the existing spatial strategy which will contribute to the Authority’s housing land supply in years.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 75 SECTION 2 - EFFICIENCY

05. Percentage of "major" applications determined within time Indicator periods required “Good” “Fair” “Improvement needed” More than 60% of applications are Between 50% and 60% of Less than 50% of applications are determined within the statutory applications are determined determined within the statutory time period within the statutory time period time period

Authority’s performance 100 Only 1 major application was received during the year and the PPA helped reduced the time it took for the Authority in determining the application

Indicator 06. Average time taken to determine "major" applications in days “Good” “Fair” “Improvement needed” Target to be benchmarked Target to be benchmarked Target to be benchmarked

Authority’s performance 178 Refer to text in the Indicator above for an assessment of this Indicator.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 76 07. Percentage of all applications determined within time periods Indicator required “Good” “Fair” “Improvement needed” More than 80% of applications are Between 70% and 80% of Less than 70% of applications are determined within the statutory applications are determined determined within the statutory time period within the statutory time period time period 07. Percentage of all applications determined within time periods Indicator Authority’s performance 78required There was a“Good” slight dip in 2017-18 to 78% compared“Fair” to 81% in 2016“Improvement needed” - 17. More than 80% of applications are Between 70% and 80% of Less than 70% of applications are determined within the statutory As stated this APR the departmentapplications are determined is committed to improving performancedetermined within the statutory and will strive time periodto increase the number of applicationswithin the statutory time period determined within the statutorytime period time period. Weekly team meetings, individual case reviews and better use of back-office system will ensureAuthority’s performance that we maintain and continue78 to improve on this. ThereThere was was a a slightslight dip dip in in 2017-18 2017-18 to to 78% 78% compared compared to to 81% 81% in in 2016 2016 - 17.- 17.

As stated this APR the department is committed to improving performance and will strive As stated this APR the department is committed to improving performance and will to increase the number of applications determined within the statutory time period. Weeklystrive to team increase meetings, the number individual of caseapplications reviews anddetermined better use within of back-office the statutory system time will ensureperiod. that Weekly we maintain team meetings, and continue individual to improve case onreviews this. and better use of back-office system will ensure that we maintain and continue to improve on this.

Indicator 08. Average time taken to determine all applications in days “Good” “Fair” “Improvement needed” Less than 67 days Between 67 and 111 days 112 days or more

Authority’s performance 82 AgainAgain therethereIndicator was was a a slight slight dip dip in in 2017-18 08.2017-18 Average time taken to to 82 82 days days compared tocompared determine all to to 77 77 applications in in 2016 2016 - 17.- in 17. days While we are still within“Good” the yellow category, we do recognise“Fair” that there is room“Improvement for improvement. needed” While we are still within the yellow category, we do recognise that there is room for AsLessimprovement. stated than 67 days this APR the departmentBetween is committed 67 and 111 days to improving performance112 days or more and maintaining the “Good” indicator. Weekly team meetings, individual case reviews and betterAs statedAuthority’s use thisof back-office performance APR the department system82 will ensureis committed that we tomaintain improving and performancecontinue to improve and on this. Againmaintaining there was the a“Good” slight dip indicator. in 2017-18 Weekly to 82 team days meetings, compared individualto 77 in 2016 case - 17.reviews While and we better use of back-office system will ensure that we maintain and continue to improve are still within the yellow category, we do recognise that there is room for improvement. on this. As stated this APR the department is committed to improving performance and maintaining the “Good” indicator. Weekly team meetings, individual case reviews and better use of back-office system will ensure that we maintain and continue to improve on this. 08a. Percentage of Listed Building Consent applications determined Indicator within time periods required “Good” “Fair” “Improvement needed” Target to be benchmarked Target to be benchmarked Target to be benchmarked

Authority’s performance 62

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 77 SECTION 3 - QUALITY

Indicator 09. Percentage of Member made decisions against officer advice “Good” “Fair” “Improvement needed” Less than 5% of decisions Between 5% and 9% of decisions 9% or more of decisions

Authority’s performance 18 This is an area in which ‘Improvement is Needed’, according to the above result.

Some care is required with these figures because the overall numbers are so low. The actual numbers of member made decisions against officer advice for the year was 3 and only 17 applications were considered by members.

The Authority will assess all of the member made decisions against officer advice to evaluate the overall quality of development and their impact. The results of this will then be discussed with Members.

These issues are being explored as part of a Member training event, although it is not considered that this issue in itself necessitates the need for a training event.

Indicator 10. Percentage of appeals dismissed “Good” “Fair” “Improvement needed” More than 66% (two thirds) of Between 55% and 66% of planning Less than 55% of planning planning decisions are successfully decisions are successfully decisions are successfully defended at appeal defended at appeal defended at appeal

Authority’s performance 67 This area has seen significant iover the past years although and the Authority sits within the ‘Good’ indicator.

A team approach by The Development management team thoroughly scrutinise ‘marginal’ decisions, with the input given by other officers at team meetings used to verify the soundness of any proposed refusal. This has led to a more robust decision making platform.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 78 11. 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 appeal awarded against it in two or more case appeal cases

Authority’s performance 0 Careful assessment is carried out of each appeal case that could be subject to a cost application before consideration by the Inspectorate.

Due to the low number of appeals and the nature of development proposals the Authority receive a cost application is rare.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 79 SECTION 4 – ENGAGEMENT

12. Does the local planning authority allow members of the public to Indicator address the Planning Committee? “Good” “Improvement needed” Members of the public are able to Members of the public are not address the Planning Committee able to address the Planning Committee

Authority’s performance Yes The model of allowing Members of the public to speak to Committee appears to work fairly well, although as with all elements of our work we will continually review to see whether the format should be reviewed etc. However, it does not appear that anything needs to change here and the Authority propose to continue the same format.

13. Does the local planning authority have an officer on duty to Indicator provide advice to members of the public? “Good” “Improvement needed” Members of the public can seek There is no duty planning officer advice from a duty planning available officer

Authority’s performance Yes A Duty Officer is on hand to deal with customer’s queries and enquiries. SNPA has always placed a great deal of emphasis on being accessible to the customer, and always been on hand for advice.

Customer Focus Survey indicates that our customers’ expectations on the service is improving. We will continue to work with our customers to ensure that we continue to improve regarding the level of service that they expect, to reach their expectations.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 80 14. 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 online Only the planning application No planning application details are available online, and information is published online access to other documents must be sought directly

Authority’s performance Yes Again the Authority scores ‘good’ here and applicants can track the progress of planning applications online.

T here is the potential to improve the online experience for applicants and members of the public. More information could possibly be put online regarding information relating to an applicant, guidance & help regarding planning applications, and the status of live planning applications. More could potentially also be done on the use of mobile applications, and enhancing the customer experience in this way. This has been explored with training in place and will be implemented once issues with our software provider have been resolved.

It is also acknowledged that our website needs to be updated and this is taking place.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 81 SECTION 5 – ENFORCEMENT

15. Percentage of enforcement cases investigated (determined Indicator whether a breach of planning control has occurred and, if so, resolved whether or not enforcement action is expedient) within 84 days “Good” “Fair” “Improvement needed” More than 80% of enforcement Between 70% and 80% of Less than 70% of enforcement cases are investigated in 84 days enforcement cases are cases are investigated in 84 days investigated in 84 days

Authority’s performance 88

The Authority has a small team of 2 compliance officers comprising of a Principal officer and planning officer. A process is in place to ensure we react to complaints in a timely manner.

As the criteria has been recently altered for this indicator (CPO letter 17/10/18) the Authority expects the performance percentage to be lower next year.

Indicator 16. Average time taken to take positive enforcement action “Good” “Fair” “Improvement needed” Target to be benchmarked Target to be benchmarked Target to be benchmarked

Authority’s performance No Data

As the performance indicators had been subject to discussion, data for this indicator has not been collected.

Adaption of existing software is currently ongoing to collect data for this indicator.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 82 SECTION 6 – SUSTAINABLE DEVELOPMENT INDICATORS

The purpose of the Sustainable Development Indicators is to measure the contribution the planning system makes to sustainable development inSD1. The floorspace (square metres) granted and refused planning Wales. Indicator permission for new economic development on allocated employment The Sustainable Development Indicators will be used to measure the progsites during the year. ress 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 Granted (square metres) also be useful to local planning authorities to understand more about the outcomes of the planning system Authority’s data 0 and help inform future decisions.

SummaryRefused (square metres) of Sustainable Development Indicators data here (i.e. full Authority’s returnsAuthority’s data returns,0 partial returns or no data provided)

For authorities who have not provided data, or only partial returns, include further details here. Including: In line with the Authority’s LDP there is no allocated employment land within the National Park, and as such this Indicators is not applicable to this Authority. • What data is missing? • For what quarters are data missing? • What are the reasons for missing data? • What actions are being taken to provide full returns? • When will complete data returns be provided?

SD2. Planning permission granted for renewable and low carbon Indicator energy development during the year.

Granted permission (number of applications) Authority’s data 6

Granted permission (MW energy generation) Authority’s data 0

There has been a reduction in the number of Hydro electric applications in 2017-18, the main source of renewable energy applications. There has been a number of applications for solar panels on commercial buildings. Applications tend to be very small scale.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 83 SD3. The number of dwellings granted planning permission during the Indicator year.

Market housing (number of units) Authority’s data 10

Affordable housing (number of units) Authority’s data 9

The Authority’s current housing land supply is less than 5 years, however the Authority are in the process of undertaking a short form review of the Plan. The revised deposit Eryri LDP which was subject to public consultation during July 2017 rolls forward the time period for the Plan to 2031. This has resulted in identifying additional land for housing in line with the existing spatial strategy which will contribute to the Authority’s housing land supply in years.

SD4. Planning permission granted and refused for development in C1 Indicator 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

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 84 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 3

Greenfield land (hectares) Authority’s data 13.22,416

The National Park has very little suitable and available brownfield land for residential development, therefore the figure as would be expected is skewed towards greenfield development.

The Authority do convert some agricultural buildings to residential uses, but these are classified as greenfield land under the Government’s definition. However, this is a small proportion of developed land within the National Park.

SD6. The area of public open space (ha) that would be lost and gained Indicator 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

No public open space was lost to any new development during the year.

No new public open space was gained as a result of development (this is largely due to the small scale nature of much of the development within the National Park).

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 85 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 justification for securing new community infrastructure development through either CIL or Section 106 is difficult to make due to the small scale nature of development within the National Park, and no infrastructure was brought forward during the Plan period.

Most Section 106 legal agreements within the National Park area relate to securing local affordable housing, or securing commuted sum payments in lieu of affordable housing contributions.

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING ANNUAL PERFORMANCE REPORT (APR) 2017-18 86 ITEM NO. 4 (5)

MEETING Planning & Access Committee

DATE 5th December 2018

TITLE Implementation of Sustainable Drainage Systems on New Developments

REPORT BY Head of Development Management and Compliance

PURPOSE To highlight the obligations from the implementation of Schedule 2 of the Flood and Water Management Act 2010

1.0 Background

1.1 The Welsh Government have announced that the Flood and Water Management Act 2010 (Schedule3) will come into force on the 7th of January, 2019. In accordance with the Act new developments must contain Sustainable Drainage Systems (SuDS) which comply with National Standards. It is therefore a requirement for all Local Authorities to set up a body which receives, approves, adopts and ensures compliance with the new Regulations, known as the SuDS Approval Body (SAB).

1.2 In relation to this Authority the SAB will be Gwynedd Council in relation to relevant applications received within the administrative boundary of Gwynedd and for applications in Conwy respectively. Each Local Authority is required to establish a SAB.

2.0 What are Sustainable Drainage Systems (SuDS)?

2.1 The SuDS approach mimics natural drainage, managing surface runoff at or close to the surface and as close to its source as practicable, controlling the flow (volume and rate of runoff) and providing a range of additional benefits. It contrasts with traditional drainage techniques, which are based on underground pipes to convey rainwater away from properties as quickly as possible. While pipes will often be used in SuDS drainage schemes, the construction of surface water drainage systems comprising solely of pipe sewers will become the exception. The most effective SuDS use a series of various drainage components (where possible vegetative units), operating as close to the source of runoff as practicable, working as a SuDS management train to control flow rates and reduce volumes of runoff, as well as to provide treatment thus protecting the receiving environment.

87 2.2 Well designed, easy to maintain SuDS will deliver a range of important benefits for the local environment, the development and local communities. Surface based sustainable drainage components are visible in their operation and performance and are generally simpler and easier to operate, monitor and maintain. These activities can normally be undertaken alongside or as part of routine landscape management operations for any site.

3.0 Process

3.1 Drainage systems should be considered at the earliest stages of site design to influence the layout of the roads, buildings and public open spaces. Planning of a new site layout should be informed by the topography and the requirements of surface water management systems to both effectively drain and treat the runoff. Where a development is phased, the design of the SuDS scheme should consider the effects of each stage as well the whole development on the performance of the surface water drainage system.

3.2 Whilst the Planning and SuDS approval process are two separate processes governed by separate legislation, they can influence each other. The requirements of the SAB have been set out in a way which mimics the planning process, meaning the two process can run in parallel.

3.3 A planning application which requires SAB approval would contain a pre- commencement condition requiring SAB approval before development commences. SAB approval is gained by the agent/applicant who would be responsible for paying the required fee.

3.4 Gwynedd Council are in the process of providing details and guidance on their website, which the Authority can refer developers to.

4.0 Type of development which will require SUDS approval?

4.1 Any development which has drainage implications containing more than one property, or with a construction area with drainage implications of greater than 100m2 will fall under the requirements of the Regulations, meaning that they will need to submit an application for approval to the SAB. It will be a requirement for the SAB to adopt the SuDS system if it serves more than one property and has been built in accordance with the National standards.

5.0 Obligations for the Authority as the Local Planning Authority

5.1 Due to the nature of applications that Authority determines only a small percentage will require SAB approval. On assessing applications received in the past year it is estimated that no more than 10 applications would be subject to SuDS.

5.2 Creation of the SAB is a new statutory duty placed on local authorities, (Gwynedd and Conwy for the SNPA)

88

5.3 Officers have been working closely with officers of Gwynedd Council for the effective implementation of the new regulations, and will continue to do so to for applications requiring SAB approval.

5.4 Officers will be advising developers during the pre-application stage of the requirement for SUDS approval and contacting planning agents advising them of the new requirement. The Authority will also need establish a processes and systems with the SAB approval body to ensure the SuDS are designed, built and maintained correctly.

6.0 Recommendation

For Members to: 1) Note the content of the report. 2) Receive a presentation from officers on the implementation and process of the SUDS. 3) Discuss the implications of the proposed changes.

89 ITEM 5 (1)

PLANNING AND ACCESS COMMITTEE 5 DECEMBER 2018

ENFORCEMENT NOTICES, LISTED BUILDING ENFORCEMENT NOTICES SERVED UNDER DELEGATED POWERS AND LIST OF COMPLIANCE CASES

90 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 5th DECEMBER 2018

ENFORCEMENT NOTICES & LISTED BUILDING ENFORCEMENT NOTICES SERVED UNDER DELEGATED POWERS

Reference Date Served Location of Site Details of Planning Breach Date Notice Period of Takes effect Compliance NP5/71/ENF474A 30/10/2018 Glofer, Llanuwchllyn, Y Without planning permission, the siting of two 7th December 4 months Bala metal containers on the land. 2018

Required to, permanently remove the two containers from the land.

91

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 5th DECEMBER 2018

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 NP3/22/ENF93B September 2018 Land adjacent to 7 Untidy Land Contact made with the person responsible and Baladeulyn Terrace, they have tidied the land. File closed. Nantlle 2 NP4/12/ENF127A October 2018 Tyn Lon, Rowen Conservatory Site visit undertaken where it was noted the conservatory benefitted from permitted development rights. File closed. 3 NP4/12/ENF225A October 2018 Ty Pandy, Rowen Engineering Operations Contact made with the owner and a site meeting has taken place. To submit a retrospective planning application in an attempt to try to regularise the works.

4 NP4/19/ENF107 October 2018 Land Adjoining Chwarel, Siting of Mobile Field Site visit carried out where it was determined Henryd Shelters there was currently no breach of planning control. File closed.

92 5 NP4/26/ENF332 September 2018 Coedfa, Betws y Coed Property split into Two Contact made with the owner of the properties. Holiday Lets Appears the separation has taken place many years ago. Advised to submit a Certificate of Lawful Use application.

6 NP5/55/ENF196D October 2018 Land adjacent to Siting of a Static Caravan Site meeting held with the owners. The static is Bronwylfa, Bryncrug currently being stored on the land. Advised planning permission is required for the siting of the static caravan and its siting is contrary to relevant policies in the Local Development Plan. Awaiting to hear how they intend to remedy the breach.

7 NP5/57/ENFL557E September 2018 National Farmers Union, Installation of Air Contact made with the National Farmers Cartref Amaeth, Lion Conditioning Unit Union. To submit a retrospective planning Street, Dolgellau application in an attempt to regularise the installation.

8 NP5/59/ENF177K September 2018 Ffestiniog Power Station, Works not in Accordance Site meeting held and the conditions are now Tanygrisiau with Conditions been adhered to. The Authority continue to monitor the situation.

9 NP5/59/ENF549E October 2018 Hen Gapel, Cwm Teigl, Erection of a Timber Site meeting taken place where it was noted Blaenau Ffestiniog Building the shed benefits from permitted development rights. File closed.

10 NP5/62/ENF57W November 2018 Cae Nest, Llanbedr Erection of agricultural Site visit’s and correspondence with landowner building taken place. Retrospective application to be submitted. 11 NP5/70/ENF6F October 2018 Maesafallon, Rhosygwalia Engineering & Excavation Site meeting held with the owner. Advised to Works cease all further works and to submit a retrospective planning application in an attempt to try to retain what development has already taken place.

93

Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application

12 NP3/12/ENF173B August 2018 Cwm Bychan, Betws Unauthorised Building Site meeting held with the owner of the land. Garmon Intimated they will be submitting a retrospective planning application to try to regularise the building.

13 NP5/57/ENF212N June 2018 Gwyndaf Evans Motors, Alterations/Extension of Site meeting held with the owner. Advised Arran Road, Dolgellau Garage Building planning permission is required for the garage building. To submit a retrospective planning application in an attempt to regularise the situation.

14 NP5/71/ENF433B December 2017 Land Near Pont Lliw, Footpath Bridge not in Site meeting held with the contractors. Llanuwchllyn Accordance with the Awaiting the submission of a retrospective Approved Plan planning application.

Retrospective Application Received

15 NP3/15/ENF67L March 2018 Penceunant Isaf, Llanberis Possible Engineering Site meeting held with the owner of the land. Works Engineering works require planning permission. A retrospective planning application has been received.

16 NP5/57/ENFL1C July 2018 Gwyndy, Bridge Street, Extension of Tea Room Site meeting held with the owners of the Dolgellau including use of outdoor premises. A retrospective planning application courtyard has been received but currently incomplete.

17 NP5/65/ENF274D August 2018 Agricultural Building near Not in Accordance with the Site meeting held and a retrospective planning Maes Mawr, Llanelltyd Approved Plans application has been received.

94 18 NP5/69/ENFLB150B September 2018 Ty Nant, Mill Street, New Access including Contact made with the owner and a site Llwyngwril removal of part of the meeting has taken place. A retrospective boundary wall. planning application and listed building consent application have been received.

Awaiting further Information or Replies to a Planning Contravention Notice or a Section 330 Notice

19 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Site meeting held, advised to submit a Pennant planning application to regularise the matter.

20 NP3/21/ENF35C July 2018 Pant Hwfa, LLanllechid Annexe not in Site meeting held with the owner. Planning Accordance with the Contravention Notice served to obtain further Approved Plans & information about the annexe and how it is Conditions being used. Replies have now been received and currently being considered.

21 NP3/21/ENF35D May 2018 Pant Hwfa, Llanllechid Unauthorised Camp Site meeting held with the owner. Currently Site, erection of a BBQ assessing the situation. The owner has hut and creation of Two intimated they will be submitting a Holiday Cottages retrospective planning application.

22 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. Deadline given of the 17th December 2018.

23 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Section 215 Notice now being drafted. Property

95 24 NP5/57/ENF1030D May 2018 Former Workshop Site, Non-compliance of Contact made with the owner of the land and Glyndwr Street, Dolgellau Section 215 Notice advised not all of the requirements of the Section 215 notice have been complied with. Currently in discussion to finalise full compliance with the Section 215 Notice. Apparent works are now taking place to comply with the Notice.

25 NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Untidy Condition of the Currently trying to contact the owner of the Banc, Llanuwchllyn Building premises which appears to be derelict and empty.

26 NP5/73/ENF197H March 2018 Bryn Arms, Gellilydan Engineering Operations Site visit undertaken and works discussed with and Siting of Static the occupants of the land. In respect to the Caravan engineering works, they intend to return the land back to its former condition. Further information is currently being collated in respect to how the caravan is being used.

Cases where formal action is being considered/has been taken.

27 NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech Untidy Condition of The Authority are exploring the possibility of Building initiating ‘direct action’ under Section 219, to attempt to secure the demolition of the hotel.

Tenders have been invited for the construction of a bat barn to facilitate the proposed demolition of the hotel. The tender window will close at 12 noon on Friday 7th December 2018.

96 28 NP5/71/ENF474A March 2018 Glofer, Llanuwchllyn Siting of Two Enforcement Notice served 30th October 2018. Containers within Garden

29 NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Barn being Used for Site meeting took place on the 4th September Talsarnau Permanent Residential 2018. Currently assessing the information Occupation in breach of obtained at this meeting to progress the matter a CLEUD which only forward. stipulates 4 months’ residential use.

Listed Building Cases

30 NP5/69/ENFLB326A September 2018 Ty Gwyn, Llwyngwril Possible Change of Use Contact made with the owners of the property. to Holiday A site meeting has taken place and discussions Accommodation for are ongoing. Large Groups & alterations to a Listed Building

31 NP5/71/ENFLB372A April 2017 Glan yr Afon, Llanuwchllyn Unauthorised Works to a Site meeting held with the owners of the land. Listed Building. To submit the relevant listed building consent application in respect to works already carried out and for proposed future works.

97 ITEM 5 (2)

PLANNING AND ACCESS COMMITTEE 5 DECEMBER 2018

PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION

98 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 5th DECEMBER 2018

PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION

No. Application No. Description & Location Procedure/Status Case Officer

1. NP5/50/133E Change of use from guest house (C1) to Written representations Iona Thomas dwelling (C3), Ty Bodfor, 1 Bodfor Terrace, Aberdyfi.

Number of appeals on list = 1

Number of appeals on committee list 17th October = 0

Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/18 – 31/03/18 4 2 2 0 50% 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%

99 ITEM 5 (3)

PLANNING AND ACCESS COMMITTEE 5 DECEMBER 2018

SECTION 106 AGREEMENTS

100 SNOWDONIA NATIONAL PARK AUTHORITY PLANNING AND ACCESS COMMITTEE, 5th DECEMBER 2018 SECTION 106 AGREEMENTS

Application Date Location Development Present Position No. application was received

1 NP5/61/LB32J 16/01/13 The Plas, High Change of use of part of ground floor Request received from Street, Harlech restaurant to dwelling. applicant’s agent to change to commuted sum – Under Consideration. 2 NP5/64/L126 02/11/17 Rhydygarnedd, Convert part of outbuilding into dwelling Draft sent 02/10/18 Bryncrug

Number of applications on list = 2 Number of applications on committee list 17th October 2018 = 3

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 17th OCTOBER 2018

Application No. Location Development NP5/54/287A Yr Hen Ysgol, Brithdir. Conversion of former school to dwelling NP5/64/185 Primary School, Llanegryn Conversion of former school to dwelling, including installation of rooflights

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 17th OCTOBER 2018

Application No. Location Development

101 ITEM 5 (4)

PLANNING AND ACCESS COMMITTEE 5 DECEMBER 2018

OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED

102

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 05 DECEMBER 2018

OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED

Awaiting Welsh Government Highways

NP5/54/289E 26/04/2016 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with showroom. NP5/56/151A 20/07/2018 Land at Goetir Tan y Coed, near Ceinws, Corris. Creation of temporary vehicular access onto the A487(T) together with creation of temporary forestry access track to access and fell an area of hardwood trees.

Deferred

NP5/50/415D 21/02/2017 Ty Bach, Aberdyfi Conversion of former public toilets to holiday accommodation including building two storey extension above. NP5/60/26F 09/08/2018 Ty Capel Hermon, Llanfachreth. Formation of parking area and new pedestrian access to graveyard, including pedestrian access bridge and pathway.

Awaiting Property Valuations from Agent

NP4/32/L155A 27/04/2018 Capel Ebenezer, Crafnant Road, Trefriw. Change of use and alterations to form four dwellings with associated garaging and car parking, creation of vehicular access and associated groundworks.

Awaiting Response from Agent

NP5/55/60G 08/03/2018 Land adjacent to. Clydfan, Ffordd y Felin, Bryncrug. Construction of 4 dwellings (2 affordable and 2 open market) together with the installation of a sewage treatment plant and extension to estate road,

Total applications on list = 6

Total applications on list Committee 17 October 2018 = 8

103 ITEM 5 (5)

104 ITEM 6.0

PLANNING AND ACCESS COMMITTEE 5 DECEMBER 2018

DELEGATED DECISIONS

105 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 05 DECEMBER 2018

DELEGATED DECISIONS

Applications Approved

Application No. Proposed Location Decision Case Officer Date 1. NP2/11/L252F Construction of side and rear extensions Gwastadanas, Nant 16/11/18 Mrs. Sara Gwynant. LL55 4NW Roberts 2. NP2/11/LB228D Change use part of dwelling from café (Use Meirionfa, Gwynant Street, 16/11/18 Mr. Arwel Ll Class A3) to dwelling use only (Use Class C3) Beddgelert. LL55 4LU Thomas 3. NP2/16/79R Erection of two storey office and showroom Aberdunant Hall Caravan 16/10/18 Mr Richard building Park, Prenteg. LL49 9SR Thomas 4. NP3/10/LU119 The use for use of property as a single Ysgubor Bach, Henffordd, 15/11/18 Mrs. Sara dwellinghouse. Abergwyngregyn, LL33 Roberts 0LY. 5. NP3/12/164B Proposed Hydro-electric Scheme (99.9Kw) Ffridd Uchaf, Rhyd Ddu. 19/10/18 Mr Richard comprising intake weir, buried pipeline, turbine LL54 6TN Thomas house, outflow and grid connection 6. NP3/21/47F Construction of cattle shed Y Gell Farm, Llanllechid. 05/11/18 Mr Aled Lloyd 7. NP4/11/173J Removal of existing car port and construction of Bod Afon, Betws-y-Coed. 15/10/18 Mrs. Sara garage and utility room (Repeat application) LL24 0BB Roberts 8. NP4/11/253E Application to discharge condition No.9 of Ty'n y Bryn, Pentre Felin, 12/11/18 Mrs. Sara Planning Consent NP4/11/253C dated Betws y Coed. LL24 0BL Roberts 08/12/2017 9. NP4/11/315B Application for non-material amendment to Glenwood, Betws y Coed. 05/11/18 Mrs. Sara Planning Consent NP4/11/315A dated 27/07/18 LL24 0BN Roberts to change window frames to white upvc

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10. NP4/11/T339C Extension and alterations to three houses in Y Felin, Betws y Coed. 29/10/18 Mr Richard multiple occupation LL24 0BB Thomas 11. NP4/12/145B Erection of netted tunnel Bryn Heilyn, Rowen. LL32 01/11/18 Mrs. Sara 8YT Roberts

12. NP4/13/90D Erection of agricultural building Dolgam, Capel Curig. LL24 18/10/18 Mrs. Sara 0DS Roberts 13. NP4/26/289E Erection of new single storey building to Hafod Farm, Betws Road, 22/10/18 Mr Aled Lloyd accommodate dining and bar area and removal Llanrwst, LL260RA of the use of land to site 2 marquees previously granted 14. NP4/29/480A Discharge of Conditions 3 (Construction Method Afon Wybrnant, near Ty 13/11/18 Mr Richard Statement), 4 (Restoration Plan) and 5 Mawr Wybrnant, Thomas (Ecological Clerk of Works) attached to Planning Dolwyddelan. Approval Notice NP4/29/480 dated 20/04/2018 15. NP4/29/488 Re-profiling of Afon Machno and its Afon Machno, Carrog, 07/11/18 Mr Richard embankments to enable the reinstatement of Cwm Penmachno. Thomas natural flood management processes and establishing raised livestock refuge area and livestock egress 16. NP4/29/489 Construction rear extension 2 Wesley Terrace, Cwm 29/10/18 Mrs. Sara Penmachno. LL24 0RN Roberts 17. NP4/32/329B Proposed demolition of existing single storey Gelli Newydd, Trefriw. 09/11/18 Mr Richard rear extension, erection of two storey and single LL27 0QA Thomas storey rear extension and incorporation of part of outhouse into dwelling 18. NP4/32/329C Installation of septic tank and soakaway system Gelli Newydd, Trefriw. 09/11/18 Mr Richard LL27 0QA Thomas 19. NP4/32/L329A Proposed conversion, extensions and Gelli Newydd, Trefriw. 12/11/18 Mr Richard alterations to two rural outbuildings to two short LL27 0QA Thomas term, self-catering holiday accommodation units 20. NP5/50/722 Erection of two-storey extension, extend Tan-y-Foel, Aberdyfi. LL35 11/10/18 Ms Iona Thomas curtilage of dwelling, construction of detached 0SL garage, relocation of existing vehicular access and associated landscaping and engineering works.

107 21. NP5/54/16S Part retrospective application for the retention of Llwyn-yr-Helm, Brithdir. 09/10/18 Mr Geraint Evans engineering works for a proposed extension of LL40 2SA the touring caravan park boundary for recreational facilities; retention of the change of use of an agricultural building to a reception area and site office for the caravan park and external alterations; retention of a treatment plant and proposed treatment plant

22. NP5/54/LU16R The use of the land as a caravan site for 35 Llwyn-yr-Helm, Brithdir. 06/11/18 Mr Geraint Evans touring caravans and a campsite for 14 tents, for LL40 2SA the period between 1 March to 31 October each year. The use of the land for winter storage of 15 touring caravans between 1 November and 28 February. 23. NP5/55/21A Part retrospective application for formation of Tyn Llwyn Hen, Bryncrug. 04/10/18 Ms Iona Thomas parking area and the change of use of LL36 9RE outbuilding/pottery to holiday let and holistic therapies facilities 24. NP5/56/153A Part retrospective application for a mountain Land at Esgair Forest, 29/10/18 Mr Geraint Evans bike training venue for use on weekends; Pantperthog. retention of bridges, structures and ramps, use of loading bay for parking and proposed siting of storage container 25. NP5/57/1134 Installation of gas tank Pen Clogwynau, Dolgellau. 08/11/18 Mrs. Sara Roberts 26. NP5/57/1141A Proposed 29kw Hydro-electric scheme Afon Gwern Graig, 01/11/18 Ms Iona Thomas incorporating intake structure, buried pipe, Dolgellau. turbine building, outflow and buried grid connection 27. NP5/57/1147 Construction of raised patio decking to front Bryn Hyfryd, 04/10/18 Ms Iona Thomas elevation and removal of chimney stack Penmaenpool, Dolgellau, LL401YD

108 28. NP5/57/42P Vary Condition No. 2 and 6 of Planning Consent Mile End Filling Station, 24/10/18 Ms Iona Thomas NP5/57/42M dated 25/04/2017 to extend Dolgellau. LL40 2AB forecourt and parking area to the rear, relocate parking areas and installation of cladding system to rear slope in place of stone retaining wall 29. NP5/57/982D Non-Material amendment for alterations to Ysgubor Las, Bryn Rhug, 09/11/18 Mr Aled Lloyd balcony and heating equipment room doors Dolgellau. LL40 1TD

30. NP5/57/LB465 Listed Building Consent for alterations to install Riverside, South Street, 14/11/18 Mr. Arwel Ll a new gas fired domestic heating system Dolgellau. LL40 1NN Thomas including a vertical balanced flue through the roof 31. NP5/57/LB465A Install a vertical balanced flue through the roof Riverside, South Street, 14/11/18 Mr. Arwel Ll Dolgellau. LL40 1NN Thomas 32. NP5/57/T537A Remove existing asbestos roof and replace with J P & Sons, Meyrick 29/10/18 Ms Iona Thomas slate roof together with reinstatement of Street, Dolgellau. LL40 traditional shop fronts and sash windows 1LN 33. NP5/58/72G Erection of dormer bungalow (revised design for Plot 4 Tan y Foel, Ffordd y 24/10/18 Ms Iona Thomas dwelling previously approved under NP5/58/72B Capel, Dyffryn Ardudwy. dated 05/08/14) 34. NP5/58/72H Erection of dormer bungalow (revised design for Plot 7, Tan y Foel, Ffordd 24/10/18 Ms Iona Thomas dwelling previously approved under NP5/58/72B Capel, Dyffryn Ardudwy. dated 05/08/14) 35. NP5/59/177N Replacement of existing single storey office and Ffestiniog Power Station, 07/11/18 Mr Richard welfare unity with two storey office and welfare Tanygrisiau. LL41 3TP Thomas unit 36. NP5/59/706B Construction of extension on north–east Bryn Blodau, Llan 29/10/18 Mrs. Sara elevation Ffestiniog. LL41 4LW Roberts 37. NP5/60/91R Discharge Condition No. 3of Planning Consent Coed y Brenin Visitor 12/11/18 Mrs. Sara NP5/60/91P dated 03.09.18 Centre, Ganllwyd. LL40 Roberts 2HZ 38. NP5/61/43U Discharge of condition 4 (landscaping) attached Woodland Caravan Park, 07/11/18 Mr Richard to planning approval notice NP5/61/43T dated Harlech, LL46 2UD Thomas 07/02/2018

109 39. NP5/61/59C Non-Material amendment to Planning Consent Fila Medi, 1 Heol Y Bryn, 25/10/18 Mr Aled Lloyd NP5/61/59B to amend balcony design and Harlech. LL46 2TU ground floor storage area

40. NP5/61/99B Alterations and extensions including front and Allt y Morfa, Heol y Bryn, 09/11/18 Ms Iona Thomas side extensions, garage, formation of new Harlech. LL46 2TU vehicular access and widening of existing access 41. NP5/62/404 Erection of 15m high timber clad monopole Land at Werngron, 22/10/18 Mr Richard telecommunications mast supporting 3 no. Llanbedr. LL45 2PF Thomas antennas and 2 no. 0.6m dish antennas together with ground based equipment cabinets, generator, satellite dish and ancillary development enclosed within secure compound 42. NP5/62/6C Single storey extension to staff flat Ty Mawr Hotel, Llanbedr. 07/11/18 Mr Richard LL45 2NH Thomas 43. NP5/63/236A Construction of rear extension and internal Craignant, Capel Celyn, 12/11/18 Mrs. Sara alterarions Bala, LL237NY Roberts 44. NP5/70/153A Construction of two storey rear extension 2 Plas Onn, Llangower. 19/11/18 Mrs. Sara LL23 7BY Roberts 45. NP5/71/L377C Discharge Condition 12 of Planning Consent Cwm Ffynnon, Nant y 05/11/18 Mrs. Sara NP5/71/L377B dated 23/07/2018 Barcud, Llanuwchllyn. Roberts LL23 7DF 46. NP5/74/E139A Consultation under Section 37 of the Electricity Pennantigi Uchaf, Dinas 09/10/18 Ms Iona Thomas Act 1989 for installation of underground Mawddwy. SY20 9LX electricity supply 47. NP5/75/32D Construction of two-storey extension, porch and Penmaen Bach, Cwrt, 16/10/18 Ms Iona Thomas pergola Pennal. SY20 9LD 48. NP5/77/LB59A Listed Building Consent for en-suite shower to Glyn Cywarch, Talsarnau. 15/11/18 Mr. Arwel Ll Nursery room first floor NW wing. ‘Yoga’room LL47 6TE Thomas and rooms within Attic to be insulated, curved ceilings to dormers to be ‘thin’ boards, oak cills to windows. Provide secondary glazing to existing rooflights R1,R2,R3. Insulation to Ground Floors both concrete and timber floors. Installation of 4 nr. woodburners and flexible liners to existing chimney flues C4,C5,C6,C7.

110 49. NP5/78/475A Application to discharge Condition No. 3 of Barn near Gelli Goch, 15/10/18 Ms Iona Thomas Planning Consent NP5/78/475 dated 11/07/2012 Bronaber. LL41 4YD 50. NP5/79/318C Conversion dairy to form annexe Pen y Bont, Happy Valley, 05/10/18 Ms Iona Thomas accommodation to Pen y Bont, including Tywyn. LL36 9HU erection of porch

Applications Refused

1. NP4/12/225 Proposed demolition of existing Ty Pandy, Rowen. LL32 8YT 18/10/18 Mr Richard conservatory, erection of veranda to side Thomas elevation and erection of flat roofed single storey extension to rear and side elevations 2. NP5/50/477C Replace existing dormer with a full width Flat 3 Compton House, 13b 31/10/18 Ms Iona Thomas flat roofed dormer and installation of Glandyfi Terrace, Aberdyfi. LL35 rooflight 0EB 3. NP5/50/716A Demolish existing dwelling and Penhelig Uchaf, Aberdyfi. LL35 31/10/18 Ms Iona Thomas outbuildings and construction of 0SH replacement dwelling, conversion of outbuilding to garage/play barn, installation of private sewage treatment plant, formation of new driveway and parking area and associated engineering/landscaping works 4. NP5/51/T677A Demolition of lean-to sheds, conversion of Cil Ynys Barn, Barmouth. LL42 29/10/18 Ms Iona Thomas stone barn to holiday letting unit including 1DX extension, installation of sewage treatment plant, erection of detached stone bat shed and associated hard and soft landscaping 5. NP5/71/L319B Construction of rear extensions and Tyddyn Felin, Llanuwchllyn. 16/11/18 Mrs. Sara replacement of flat roofed dormers with LL23 7UE Roberts pitched roofs

111