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R H Y B U D D O G Y F A R F O D / N O T I C E O F M E E T I N G

  • Awdurdod Parc Cenedlaethol Eryri
  • Snowdonia National Park Authority

  • Emyr Williams
  • Emyr Williams

  • Prif Weithredwr
  • Chief Executive

Awdurdod Parc Cenedlaethol Eryri Penrhyndeudraeth
Snowdonia National Park Authority Penrhyndeudraeth

  • Gwynedd LL48 6LF
  • Gwynedd LL48 6LF

Ffôn/Phone (01766) 770274

E.bost/E.mail : [email protected]

Ffacs/Fax (01766)771211

Gwefan/Website: : www.eryri.llyw.cymru

Cyfarfod :

Dyddiad:

Pwyllgor Cynllunio a Mynediad

Dydd Mercher 17 Ionawr 2018

  • Amser
  • 10.00 y.b.

Man Cyfarfod:

Plas Tan y Bwlch, Maentwrog.

Meeting:

Date:

Planning and Access Committee

Wednesday 17 January 2018

  • 10.00 a.m.
  • Time:

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, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager, Gethin Glyn Williams;

Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy
Members appointed by Conwy County Borough Council

Y Cynghorwyr / Councillors :
Philip Capper, Chris Hughes, Ifor Glyn Lloyd;

Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government

Mr. Brian Angell, Ms. Tracey Evans, Mrs. M. June Jones, Mrs. Marian W. Jones, Mr. Ceri Stradling, Mr Owain Wyn.

A G E N D A

1. 2.

Apologies for absence and Chairman’s Announcements

To receive any apologies for absence and Chairman’s announcements.

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 6th December 2017 be signed as a true record (copy herewith) and to receive matters arising, for information.

4.

5.

Planning Annual Performance Report (APR) 2016-17: Assessment

To submit a report by the Head of Development Management and Compliance. (Copy herewith)

Inspection Panel Reports

To submit the reports of the Southern Area Inspection Panel held on 21st December 2017 together with the reports by the Director of Planning and Land Management on the applications. (Copy herewith)

6.

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)

7.

8.

Update Reports

To submit update reports, for information. (Copies herewith)

Delegated Decisions

To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)

9.

Report by the Director of Planning and Land Management

To submit a report by the Director of Planning and Land Management on policy matters. (Copies herewith)

  • -
  • 2017 Joint Housing Land Availability Study

10.

Planning Appeals

To submit an oral report by the Director of Planning and Land Management on the Inspector’s decision to refuse an appeal by Mr. Tim Bush against the Authority’s decision to refuse planning permission for a rear extension to the existing cottage together with associated alterations, Hen Bandy, Llanbedr. LL45 2NN (A copy of the Inspector’s decision is enclosed - Copy herewith)

ITEM NO. 3
SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE
WEDNESDAY 6th DECEMBER 2017

Councillor Elwyn Edwards (Gwynedd) (Chairman)

PRESENT:

Members appointed by Gwynedd Council

Councillors Freya Bentham, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager;

Members appointed by Conwy County Borough Council

Councillors Philip Capper, Chris Hughes;

Members appointed by the Welsh Government

Mr. Brian Angell, Ms. Tracey Evans, Mrs. M. June Jones, Mrs. Marian Wyn Jones, Mr. Ceri Stradling, Mr. Owain Wyn;

Officers

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

1. 2. 3.

Apologies

Councillors Ifor Glyn Lloyd, Gethin Glyn Williams.

Declaration of Interest

No declarations of Personal Interests were made in respect of any item.

Minutes

The minutes of the Planning and Access Committee meeting held on the 18th October 2017 were accepted and the Chairman signed them as a true record.

4.

5. 6.

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.

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.

Delegated Decisions

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

RESOLVED to note the report.

7.

Planning Appeal

Submitted and Received – copy of the following appeal decision:- Appeal by Mr. Stephen Jones against the Authority’s decision to refuse planning permission for a new steel portal framed agricultural building to house livestock (sheep) hay, bedding feed and fodder with a central concrete thoroughfare for tractor access within the building, land at Old Pumping Station, Cil Twllan, Gerlan, Bethesda. (Appeal dismissed)

The meeting ended at 10.50 a.m.

SCHEDULE OF PLANNING DECISIONS – 6th DECEMBER 2017
Item No.

  • 1.
  • NP5/77/2E – Erection of 446 square metre forestry workshop and 107 square metre

office building, new vehicular access, landscaping and hardstanding, Gwrach Ynys, Talsarnau. Public Speaking Cllr. Eifion Williams, Talsarnau Community Council, addressed the Planning and Access Committee and asked Members to consider the following:-

  • -
  • Members were asked to note the number of people at the meeting who were

attending to show unanimous support for the applicant, Mr. Geraint Williams. local people support the creation of new, permanent jobs, in an area with few employment opportunities.
---
Members should support a young man who wants to make his living locally. Cllr. Williams referred to a pulveriser, which was located down the road from the application.
--neighbouring Tanforhesgan have no objections to the proposal. Cllr. Williams could not understand the problem, stating that communities need permanent jobs to keep young people in the area, to sustain local schools and keep the language alive.

  • -
  • the local community strongly support the application and Members were asked to

approve the proposal.

Mr. Ed Bailey, the Agent, addressed the Planning and Access Committee and asked Members to consider the following:- ----the application was simple and uncontentious and would create 5 local jobs. the applicant had consulted with officers over a period in excess of 3 years. the site was ideal and not contrary to the policies listed in the Agenda. surveys have been conducted and have shown no ecological reasons to refuse. The noise survey shows low impact and the visual impact survey states that it would not be seen from places such as Harlech Castle.

  • -
  • there is a gap in the policy between agricultural use and forestry use and the

agent read out the case officer’s assessment of the application that “the application proposes a steel portal shed of ‘agricultural’ scale and design that would not necessarily look out of place in the rural environment, if it were for agricultural purposes. A very similar agricultural building of similar scale and design was granted planning approval in 2006 and has now been erected around 1 mile to the south of this site”.

RESOLVED – Site Inspection. Case Officer to provide all consultee

correspondence relevant to this application including pre-application advice.

  • 2.
  • NP5/59/511F – Revised layout for residential development for 16 dwellings (12 open

market and 4 affordable) inclusive of existing bungalow approved under Planning Consent NP5/59/511A dated 4th February 2005, land at Penrhiw, Llan Ffestiniog. RESOLVED to authorise the Director of Planning and Land Management to grant permission for the revised layout of 11 open market and 5 affordable dwellings, subject to appropriate conditions and a Section 106 affordable local occupancy agreement.

  • 3.
  • NP5/74/6A – Alterations and extensions to dwelling, Cae Glas Aberangell.

Arising thereon, a Member raised concerns that the property had been included on the Authority’s list of traditional buildings. The applicants were not aware of this and officers were asked to provide details of when exactly the house was entered onto the traditional building list. The Director of Planning and Land Management agreed to review the Authority’s processes and procedures with regard to traditional buildings.

RESOLVED – Site Inspection. Members asked officers to provide accurate

dimensions at the site inspection.

Update Reports

(1) (2)

List of Compliance Cases – For Information RESOLVED to note the report.

Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information

RESOLVED to note the report.

(3) (4)

Section 106 Agreements – For Information

Arising thereon, the Director of Planning and Land Management outlined the formula for affordable housing sale prices, based on 3½ times the median household income in each community area. Grwp Cynefin/Tai Teg assess who meets this criteria.

RESOLVED to note the report.

Outstanding Applications where more than 13 weeks have elapsed – For

Information RESOLVED to note the report.

ITEM NO. 4
MEETING DATE

Planning & Access Committee 17 January 2018

  • TITLE
  • PLANNING ANNUAL PERFORMANCE REPORT (APR)

2016-17: ASSESSMENT

REPORT BY PURPOSE

Head of Development Management and Compliance To highlight the content of the 2016-17 APR

  • 1.0
  • Background

  • 1.1
  • The Annual Performance Report (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 be seen in the context of Welsh Government proposals to intervene where Local Planning Authorities exhibit consistent underperformance.

  • 1.2
  • This year’s APR, reviewing performance for the Authority for the period 2016-

17, will be made available before the Committee.

  • 2.0
  • Structure of the APR

  • 2.1
  • The APR sets out the context of the department in Snowdonia and includes

some important background issue, such as:

• Broad Structure of the Department:

It is a relatively small department where collaboration is very important to maintain resilience. Also, whilst there have been some cuts to staffing levels in previous years, a bigger impact was imposed this year (2016-17) with the permanent loss of 2 senior posts rather than in the year of the actual APR.

• A Unique Landscape with Unique Challenges:

The significant challenge facing a Planning Authority in a National Park setting with multiple other environmental and cultural designations, along with the added complexity of having a fragile economic and social infrastructure.

• Corporate Background

There is also a brief overview of the corporate context within which the Department operates.

• Performance

The most important section of the report relates to the actual performance of the Authority – measured primarily by the Government’s performance indicators. These are set out in Section 4 of the APR. Throughout the performance assessment, specific Actions have been included to address targeted areas where performance improvements could be achieved.

  • 3.0
  • Performance

  • 3.1
  • The positive changes introduced in recent years have improved the

Authority’s development management performance. Key performance measures are detailed below

o 81% of applications were determined within the required timescales o 87% of all applications were approved o 13 of the Authority’s applications were appealed with 69% being upheld o 18% of applications made contrary to officer advice o 77 days average time to determine applications

  • 3.2
  • The LDP continues to serve the Authority well, and the latest LDP Annual

Monitoring Report (AMR) indicated that a ‘short form’ review was likely to be the most effective way forward for the review of the LDP. This review has of course now commenced – and can be reported on in more detailed in next year’s APR.

  • 4.0
  • Action Measures

  • 4.1
  • 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 2016-17 APR contains 3 such measures.

4.2

Action 1 – Customer Focus SNPA to continue to assess how customers (in particular planning applicants) are dealt with at pre- and post-application stages.

4.3

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

a) Regular Programme of Performance Management Meetings b) Improving the way planning communicates with both external and internal consultees c) Improving our internal systems through making better use of
ICT generally including the website d) Looking for ‘marginal gains’ in improving efficiency of the process of determining a planning application

4.4

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

a) Improving our ICT systems and reviewing how we consult with external consultees through our electronic services; b) Collaboration on Natural and Built Heritage in the Planning
Process – in partnership with all North Wales Authorities, NRW and CADW; c) Collaboration with the Planning Departments at Brecon Beacons
National Park and Pembrokeshire Coast National Park; d) Making improvements to how we consult and receive consultee responses from internal departments.

  • 5.0
  • Conclusion

  • 5.1
  • 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 performance 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.

  • 6.0
  • 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

SNOWDONIA NATIONAL PARK AUTHORITY SOUTHERN INSPECTION PANEL, 20 DECEMBER 2017 NP5/74/6A - ALTERATIONS AND EXTENSIONS TO DWELLING, CAE GLAS, ABERANGELL.

  • PRESENT
  • Councillors Elwyn Edwards, Annwen Hughes,

Elfed Powell Roberts, John Pughe Roberts, Mr Owain Wyn, Mr Brian Angell, Mr Ceri Stradling.

  • APOLOGIES
  • Councillors Freya Bentham, Gethin Glyn Williams, Mrs

Marian W Jones

  • IN ATTENDANCE
  • Aled Lloyd, Head of Development Management and

Compliance Iona Thomas, Principal Planning Officer - Development Management

  • REPORTED
  • - Details of the application.

- The proposal involves the demolition of existing single storey lean-to extensions and alterations and extensions to the dwelling in the form of two storey extensions, raising the height of the roof and the removal of a chimney.
- The dwelling is included on the Authority’s list of traditional buildings. The purpose of the list is to identify such buildings for their significance and contribution to local vernacular. The purpose of Development Policy 7 is to protect these traditional buildings from significant harm, not to stifle future development.
- Officers are of the opinion that the height, form, scale and design of the proposal is not in keeping with the original dwelling. The proposed extensions on the west (new front) elevation in particular are not compatible with the character of the site or the local area and would detract from the character of the existing dwelling. Together with the other extensions and alterations, the character of the dwelling would be entirely lost as a result of the proposed work. The proposal is therefore contrary to Development Policies 1, 7 and 15.
- Member’s attention was drawn to a recent appeal decision where the main issue under consideration was the effect of a proposed extension on the character and appearance of a traditional building. Officers consider the inspector’s comments in coming to the conclusion to dismiss the appeal echoes officers opinion of this current application – ‘The proposed extension would be an unsympathetic addition based on a need for additional accommodation rather than a considered approach to the character of the cottage’.
- The total floor area of the proposed extensions, increasing the height of the existing roof, and the height of the proposed extensions would be contrary to Development Policy 15.
- The floor area of the original building should not be confused with that of the existing dwelling. “Original” is defined in The Town and Country Planning (General Permitted Development) Order 1995 as ‘in relation to a building existing on 1st July 1948, as existing on that date and, in relation to a building built on or after 1st July 1948, as so built’. The agent’s calculations with regards to increase in floor area are based on measurements of existing floor area (including additions after 1st July 1948). Development Policy 15 clearly states that the calculations should be based on the original dwelling; or in this case any part thereof that remains.
- Calculations of floor areas (total existing, original and proposed extensions) were provided on annotated plans which will be made available to all members in Document Bundle 1.
- No pre-application advice was sought prior to the submission of the application.
- On contact with the agent, they have confirmed that they did look at the option of a replacement dwelling, but decided to retain what they could of the original, albeit changing the design considerably. The option of an extension that was detached from the house with a simple link between was also considered but discounted as it did not work with the levels and the applicants requirements.
- Members need to consider whether the height, form, scale and design of the proposed extensions are compatible with, and will not significantly harm, the character of this traditional building.

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