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Applications for Planning Permission

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Applications for Planning Permission PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C12/0059/11/LL Bangor Junction of Deiniol Road and Sackville Road, Bangor 2 C12/0874/16/MW Llandygai Chwarael Penrhyn / Penrhyn Quarry, Bethesda 3 C12/0891/23/LL Llanrug Cae'r Eglwys, Ffordd Llanberis, Llanrug 4 C12/0980/17/LL Llandwrog Dinlle Caravan Park, Dinas Dinlle 5 C12/1001/23/LL Llanrug The Cottage, Pant Afon, Llanrug 6 C12/1002/23/CR Llanrug The Cottage, Pant Afon, Llanrug, 7 C12/1123/22/LL Llanllyfni Tir Ger / Land Nr. - Tir Capel Bach, Penygroes, 8 C12/1189/11/LL Bangor Vron Oleu, The Crescent, Bangor 9 C12/1193/22/LL Llanllyfni The Rectory, Llanllyfni, 10 C12/1283/30/AM Aberdaron Rhan Cae / Part Field AO/OS 1254 ger/near Efail Bach, Rhoshirwaun PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Number: 1 PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Number 1 Application Number: C12/0059/11/LL Date Registered: 14/06/2012 Application Type: Full - Planning Community: Bangor Ward: Deiniol Proposal: ERECTION OF A NEW FOUR-STOREY BUILDING TO INCLUDE A RESTAURANT AND ASSOCIATED SERVICES ON THE GROUND FLOOR INCLUDING A BAR AND HOT FOOD TAKEAWAY FACILITIES WITH 25 SELF-CONTAINED ONE AND TWO BEDROOM APARTMENTS ON THE UPPER FLOORS AS WELL AS THE CREATION OF A NEW VEHICULAR AND PEDESTRIAN ACCESS, 19 PARKING SPACES, SITE CLEARANCE WORKS INCLUDING TREE FELLING AND SITE LANDSCAPING WORKS. Location: JUNCTION OF DEINIOL ROAD AND SACKVILLE ROAD, BANGOR, GWYNEDD, LL57 1LD Summary of the TO REFUSE Recommendation: 1. Description: 1.1 Full application for planning permission to construct a new four-storey building to include a restaurant and ancillary services, including a bar and provision of hot food take- away on the ground floor with 25 one and two bedroom living units provided on the upper floors, along with creating a new vehicular and pedestrian access, 19 parking spaces, clearing the site including felling trees and landscaping the site. 1.2 The application description has been amended from what was originally noted, to include additional details, also, an amended design and access statement was received and additional information relating to traffic matters. 1.3 The site is located within the development boundaries of the city of Bangor, which has been defined as a sub-regional centre in the Gwynedd Unitary Development Plan (July 2009), and is in a prominent location on a plot of land located between Deiniol Road and Sackville Road and close to the city centre. The new roundabout to service the new commercial development on the former Farrar Road football ground is located adjacent to the site's south western boundary. 1.4 Deiniol Road runs along the site’s northern boundary with various university buildings located adjacently along with nearby residential housing and housing on streets leading from Deiniol Road, such as Farrar Road, Lôn Abaty etc. On Sackville Road, which runs along the site’s southern boundary, various sites and uses can be found, including residential housing, a health clinic and public car parks. 1.5 Historically, the site has been used as a garden linked to the former use of the adjacent school building, which is now used as a library for the university. The plot of land PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) includes a number of substantial trees and it appears not to have been formally kept for some time. However, a decision has been made to impose a temporary Tree Preservation Order (TPO) on the site, and there is a report submitted to this Committee with a recommendation to confirm the temporary tree order with amendments. 1.6 The plans included with the committee report show the proposed development, and it can be seen from these details that the scale of the proposed building measures approximately 14.5 metres at its highest point while the finishes will be a combination of render and slate/brick blocks with a flat roof. 1.7 In brief, the proposal will include the following works: clearing the site, including the felling of all trees installing infrastructure and services creating a new vehicular and pedestrian access off Sackville Road constructing a building and ancillary services including 19 parking spaces (with two disabled spaces) and bicycle storage area. Landscaping 1.8 The living units will vary in size and type, and an element will be designated for social renting, namely: 14 one bedroom units 6 two bedroom units 3 one bedroom units (social renting) 2 two bedroom units (social renting) The restaurant would include the following: 325 square metre surface area tables to seat 135 customers bar/reception kitchen toilets staff resources / facilities 2. Relevant Policies: 2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. 2.2 Gwynedd Unitary Development Plan 2009: 2.2.1 Taking A Precautionary Approach – Strategic Policy 1 Development proposals that would have an adverse or uncertain impact on the environment, the economy or the Welsh language or the cultural character of the Plan area will be refused unless it can be conclusively shown by an appropriate impact assessment that this can be negated or mitigated in a manner acceptable to the Planning Authority. PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) 2.2.2 Design Standards – Strategic Policy 4 Developments will be expected to be of a good design in order to ensure that it makes a positive contribution, wherever possible, to the landscape, built environment and sustainable development. Wherever possible, for the landscape, the built environment and sustainable development. Policy A3 – Precautionary Principle - Refuse proposals if there is any possibility of serious or irreversible damage to the environment or the community unless the relevant impact assessment can show beyond doubt ultimately that the impact can be avoided or alleviated. Policy B19 – Protected trees, woodlands and hedgerows - Approve proposals that will lead to the loss of, or damage to protected trees, woodlands or hedgerows only when the economic and/or social benefits of the development outweigh any harm. Policy B22 – Building Design - Promote the design of good buildings by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. Policy B23 – Amenities - Safeguard the amenities of the local area by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. Policy B25 – Building materials - Safeguard the visual character by ensuring that the building materials are of high standard and in-keeping with the character and appearance of the local area. Policy B27 – Landscaping Plans - Ensure that permitted proposals incorporate soft/hard landscaping of high standard which is appropriate for the site and which takes into consideration a series of factors aimed at avoiding damage to recognised features. Policy C3 – Re-using Previously Developed Sites - Proposals which give priority to the use of land or buildings previously developed and located within or adjacent to development boundaries will be permitted if the site or the building and use are appropriate. Policy CH3 – New Houses on Unallocated Sites within the Development Boundaries of local centres and villages – Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres. Policy CH30 – Access for All – Refuse proposals for residential/business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals. Policy CH33 – Safety on Roads and Streets - Development proposals will be approved if they can conform to specific criteria regarding the vehicular access, standard of the existing road network and traffic calming measures. Policy CH36 – Private Car Parking Facilities - Proposals for new developments, extension of existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park. PWYLLGOR CYNLLUNIO DYDDIAD: 26/11/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) In addition to GUDP policies, full consideration is given to the Authority’s adopted Supplementary Planning Guidance (SPG), which are material and relevant considerations. Gwynedd Design Guidelines 2.3 National Policies: Planning Policy Wales (edition 4, 2011) Chapter 3 – determining planning decisions and enforcing them Chapter 5 - protecting and improving the natural heritage and coastline Chapter 6 – sustaining the economy Chapter 8 - transport Chapter 9 - housing Technical Advice Note (TAN) TAN 2: Planning and Affordable Housing TAN 10: Tree Preservation Orders TAN 12: Design TAN 18: Transport 3. Relevant Planning History: 3.1 Application C07A/0627/11/LL – erection of mixed development consisting of retail units, leisure facilities, student accommodation and restaurant – approved 28.01.09. 3.2 Application C06A/0738/11/AM – demolition of football stadium and erection of leisure units (class D2) and class A3 (food and drink) – approved 26.02.07.
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