R HYBUDD O G YFARFOD / N OTICE 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 17 Ionawr 2018

Amser 10.00 y.b.

Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.

Meeting: Planning and Access Committee

Date: Wednesday 17 January 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, 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. 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 6th December 2017 be signed as a true record (copy herewith) and to receive matters arising, for information.

4. Planning Annual Performance Report (APR) 2016-17: Assessment To submit a report by the Head of Development Management and Compliance. (Copy herewith)

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

8. 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. Apologies Councillors Ifor Glyn Lloyd, Gethin Glyn Williams.

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

3. Minutes The minutes of the Planning and Access Committee meeting held on the 18th October 2017 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.

6. 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) List of Compliance Cases – For Information 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 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.

(4) Outstanding Applications where more than 13 weeks have elapsed – For Information RESOLVED to note the report.

ITEM NO. 4

MEETING Planning & Access Committee

DATE 17 January 2018

TITLE PLANNING ANNUAL PERFORMANCE REPORT (APR) 2016-17: ASSESSMENT

REPORT BY Head of Development Management and Compliance

PURPOSE 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.

DISCUSSED - Discussion was had regarding the design and scale of the extensions on the traditional building. - Discussion was also had regarding the option of a replacement dwelling. Officers advised that if it can be proven that the existing dwelling is substandard and cannot be extended or improved in an appropriate manner the Authority could, in principal, consider an application favourably, subject to appropriate design and size. However, members are reminded that this application is for alterations and extensions to the existing dwelling, and a decision should be made on the application before them.

CONCLUSION The Panel concluded to discuss further at the next planning committee meeting.

SNOWDONIA NATIONAL PARK AUTHORITY

SOUTHERN INSPECTION PANEL, 20 DECEMBER 2017

NP5/77/2E - ERECTION OF 446 SQUARE METRE FORESTRY WORKSHOP AND 107 SQUARE METRE OFFICE BUILDING, NEW VEHICULAR ACCESS, LANDSCAPING AND HARDSTANDINGS, LAND AT GWRACH YNYS, YNYS, TALSARNAU.

PRESENT Councillors Elwyn Edwards, Freya Bentham, Annwen Hughes, Elfed Powell Roberts, John Pugh Roberts, Mr Brian Angell, Mr Ceri Stradling.

APOLOGIES Mrs Marian W. Jones.

IN ATTENDANCE Aled Lloyd, Head of Development Management and Compliance Richard Thomas, Principal Planning Officer

REPORTED - Authority officer was able to describe the proposed development to the Members from adjacent land to the application site. - Officer explained that the matters of concern would be the extent of hardstanding within the site boundary, the 2.4 metre high security fence and the extent of the visibility splays required at the road junction. - The Officer was able to point out public vantage points to the rear of the site being the public right of way immediately adjoining the site and the Wales Coastal Path.

DISCUSSED - There was a general consensus amongst Members that in view of the ‘agricultural’ nature of the proposed building it would not look out of place at a this location and that any long distant views would be in the context of other similar agricultural buildings and the Ffridd Rasus municipal recycling and refuse site. - Consequently there would be no significant harm to long distant views of this development, including the World Heritage Site of Harlech Castle. - Members considered that the applicant could supply additional information as to the requirement for the extent of the hardstanding around the building and the permeable surfaced area around the perimeter of the site.

- It was also concluded that any localised visual intrusion could be mitigated through a scheme of landscaping on land within the applicants ownership to the east of the application site.

CONCLUSION To discuss this application further at the next Planning and Access Committee in the light of any further information received from the applicant on the matters discussed.

PREVIOUS REPORT

Snowdonia National Park Authority Date: 06/12/2017 – Planning & Access Committee

Date Application Registered: 19/10/17 Application Number: NP5/77/2E

Community: Talsarnau, Harlech Grid Reference: 258645 333985

Application Type: Full Location: Gwrach Ynys, Talsarnau.

Applicant: Description: Mr. Geraint Williams Erection of 446 square metre forestry Gwynedd Mobile Milling Limited workshop and 107 square metre office Gwrach Ynys building, new vehicular access, landscaping Ynys and hardstanding. Talsarnau Gwynedd LL47 6TS

Consultees: Responses: Talsarmau Community Council Support Gwynedd Highways Authority No objections, subject to conditions Natural Resources Wales No objections Dwr Cymru No objections Environmental Health No observations received National Park Forestry Officer No justification for facility of this size at this location National Park Ecologist No objections Site: Land at Gwrach Ynys, Talsarnau.

Proposal: Erection of 446 square metre forestry workshop and 107 square metre office building, new vehicular access, landscaping and hardstanding.

Designations: Adjacent to Public Right of Way In close proximity to Wales Coastal Path

Publicity Undertaken: Site Notice: Yes Press Notice: No Neighbour Letters: Yes

Reason(s) Application Report to Committee Scheme of Delegation: At the request of Authority Member

Relevant Planning History: App No. Details Decision NP5/77/2D Erection of 446 square metre forestry Refused workshop and 107 square metre office 2017 building, new vehicular access, landscaping and hardstanding

Relevant Planning Policies:

Planning Policy Wales Paragraphs: 4.6.3 and 4.6.4 Priorities for Rural Areas Paragraph: 4.7.8, Development in the countryside Paragraph 4.11.10, scale and siting within areas recognised for their landscape value

Technical Advice Note 23 (TAN 23) Paragraphs: 2.1.2 & 3 Paragraph: 2.1.6, Alternative sites Paragraph: 2.1.9, Jobs accommodated Paragraph: 2.1.11, Special merit

Eryri Local Development Plan 2011

Policy No Policy A National Park Purposes and Stainable Development C Spatial Development Strategy 1 General Development Principles D Natural Environment 2 Development and the Landscape 6 Sustainable design and materials H Sustainable Rural Economy 19 New Employment and Training Development

Supplementary Planning Guidance

SPG 7: Landscapes and Seascapes of Eryri, 2014

Background

This application follows an identical planning application by this applicant on this site that was submitted only in February 2017 and following consideration was refused permission on the grounds that:

 the application presented insufficient overriding justification for a development of this nature in the open countryside  it would, if approved, present sporadic development to the detriment of the special qualities of the National Park  it would not preserve and enhance the natural beauty wildlife and cultural heritage of the area  it proposed excessive and inappropriate buildings, groundworks and vehicular access  insufficient information presented with the application on potential noise nuisance.

The applicants did not submit an appeal to the Welsh Ministers against that decision and in submitting this application have failed to address any of the above reasons for refusal other than submitting information on potential noise emanating from the facility.

Pre-application advice was sought by the applicant from this Authority in preparation for the previously refused application on the merits of a development of this nature at this location. The advice given to the applicant has been consistent in advising the applicant that national and local policy and advice do not support such a development at this location. On three occasions the applicant has been advised of this by letters dated 05/04/2016, 09/06/2016, 24/06/2016. These points were reaffirmed at a meeting held at SNPA offices on 09 September 2016 attended by applicant, applicant’s agent, Caerwyn Roberts (elected councillor at that time), case officer and Head of Development Management. Subsequent to that meeting the inappropriateness of the proposal was reiterated in a fourth letter dated 16/09/2016, copies attached at appendix.

No further pre-application advice was sought by the applicant from this Authority following the refusal of planning permission and submitting this application.

The application site

The application site refers to low lying land in an open aspect 2 miles to the north of Harlech and 1 mile south of Ynys. The land is currently utilised for agricultural purposes but has evidence of unauthorised timber preparation activity on it.

There is evidence of a small brick built structure in the south eastern corner (probably war time military) of the site which has now collapsed. The application site does not currently have direct vehicular access to the highway network. There are no landscape features on the site and there are few boundary features providing natural screening. To the south of the site is a now clear felled softwood plantation.

The western boundary of the site is defined by a public right of way (Talsarnau 19). In addition the Wales Coastal Path is in full view of this site traversing at a distance of 500 metres to the west.

There are no ecological designations for this site which is described as improved grassland of negligible ecological interest.

The applicant, through agents, sought pre-application advice from this Authority and the Highways Authority. The Highways Authority raised no ‘in principle’ objections to the creation of a new access at the location proposed and through the submission of amended plans during the consideration of the application the required standards in terms of geometry and visibility splays have been met.

This application proposal comprises:

 The erection of a steel portal building for use as a workshop, measuring 24.3m x 18.4m by 6m to ridge.  The erection of a steel portal building for use as an office, measuring 12.1m x 8.7m by 3.14m to ridge.  Installation of septic tank and soakaway  Laying down of 77.5m x 68m (5270sqm) hardstanding,  Erection of a 2.4m high steel palisade security fence around the whole site  Boundary planting to north, west and east boundaries  Creation of 62m x 8m x 2.5m high earth bund from excavated topsoil  Creation of 85m of new tarmac access track at 4m width at narrowest point widening to 30.7m at the road verge to meet highway standards.  Removal of 30.7m of stone wall to highway verge.

The applicant has stated that he runs a building and joinery business employing circa 7 persons. Alongside this building firm the applicant operates a mobile milling business and through these activities has identified the potential for wood manufacturing, storing, drying and processing which requires a specialist premises of the type now being applied for. It is stated that it is envisaged that the proposal will generate 5 additional jobs.

From this it is evident that this proposal cannot be viewed as a genuine rural enterprise as it cannot be described as agricultural diversification nor as a forestry enterprise as it is not in association with any farm business or forestry harvesting/management scheme. As raw materials are being transported to the proposed site, processed and then sold on this facility is to be viewed as a manufacturing facility which has no particular locational requirements.

Policy considerations:

Applications such as this will be judged against national policy and guidance as found in Planning Policy Wales (PPW) and Technical Advice Notes (TAN) and at a local level in the Eryri Local Development Plan (ELDP) and Supplementary Planning Guidance.

Local Policy

Eryri Local Development Plan

Whilst applications of this nature are to be judged against all the policies of the ELPD some are more relevant than others. Of particular relevance are the following policies.

National Parks are so designated in recognition of their ‘special qualities’. Consequently in assessing development proposals with the open countryside of National Park the effects of that development must be judged against and found not to harm those special qualities. Primarily any application must therefore be found not to be in conflict with ELDP Strategic Policy A, (SPA).

Following on from SPA, Development Policy 1 (DP1) provides the criteria upon which development will be judged as to its potential effect on the special qualities of the National Park. DP1 details 16 criteria, all of which must be considered and the proposed development not to be in conflict with those deemed relevant.

Strategic Policy C (SPC) provides the spatial development strategy for the National Park and states that in the open countryside development will be restricted to:

xx. Conversion of rural buildings to support economic uses. xxi. Conversions of rural buildings for affordable housing for local needs. xxii. New housing development through conversion will be restricted to no more than 12% of the overall housing requirement and will be monitored during the Plan period. xxiii. Replacement dwellings. xxiv. Housing relating to an essential need to live in the countryside in line with national planning policy. xxv. Other essential community facilities to serve local residents where there are no suitable locations in settlements listed in the settlement hierarchy. xxvi. Agricultural developments which are sympathetically accommodated in the landscape.

This proposed development does not fall within any of the above criteria and is therefore in conflict with this Strategic Policy.

Strategic Policy D (SPD) highlights the importance on ensuring that where development is deemed acceptable developers ensure that the natural environment, in terms of the protection of the natural resources, biodiversity, geodiversity and (of importance to this application) the ‘Special Qualities’ of the National Park are protected and enhanced.

Development policy 2 (DP2) is relevant to his case as it details matters and designations that must be taken into consideration when assessing the impact on the landscape of a proposed development.

Of relevance to the consideration of any planning application will be compliance with Development Policy 6 (DP6) and ensuring that the proposal does not conflict with the policy criteria.

To be considered favourably under the terms of Development policy (DP19) new employment development should be located within or adjacent to the main built up areas of local service centres, service settlements or secondary settlements.

Policy DP19 was devised to allow for a great deal of flexibility in the consideration and permitting of employment proposals within the National Park. However, this proposal falls well short of the criteria expected in terms of the location and scale which could be considered acceptable under this policy.

Supplementary planning guidance (SPG)

SPG 7: Landscapes and Seascapes of Eryri, 2014 is relevant to this case. This guidance identifies the key characteristics of Landscapes Character Areas (LCA’S) and Seascape Character Areas (SCA’S) and sets out how to manage change within them.

National Policy

Planning Policy Wales

PPW (Edition 9): At paragraph 4.6.3 and 4.6.4 it is stated that one of the priorities for rural areas is that the ‘environment …….. are conserved and enhanced’, (the countryside) must be conserved and, where possible, enhanced for the sake of its….landscape…and at 4.7.8 That

“Development in the countryside should be located within and adjoining those settlements where it can be best be accommodated in terms of infrastructure, access and habitat and landscape conservation. Infilling or minor extensions to existing settlements may be acceptable, in particular where it meets a local need for affordable housing, but new building in the open countryside away from existing settlements or areas allocated for development in development plans must continue to be strictly controlled. All new development should respect the character of the surrounding area and should be of appropriate scale and design.”

At para 4.11.10 PPW it is commented that ‘In those areas (such as National Parks) the impact of …….the scale and siting of new development…….will be particularly important’.

TAN 23

Para 2.1.2 states that: ‘Where economic development would cause environmental or social harm which cannot be fully mitigated, careful consideration of the economic benefits will be necessary. There will of course be occasions when social and environmental considerations will outweigh economic benefit. The decision in each case will depend on the specific circumstances and the planning authority’s priorities.’

Para 2.1.3 goes on to state that ‘where a proposed development would cause unacceptable environmental or social harm, demand should be steered to an alternative location, unless the harm is outweighed by the additional benefit of development at the original site in question. Such alternative locations will not necessarily be in the same local authority area.’

Assessment of Application:

From the submitted documents by the applicant it is clear that this facility is proposed to serve the existing building and joinery business and a potential new business of wood processing. It should therefore be viewed more in terms of a builders yard with the potential for wood processing.

Given the exposed location of this site any application for development of any nature would have to be afforded the highest regard to its visual impact on the landscape. This application proposes the erection of 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. That building was granted planning approval following assessment of agricultural justification and its location in close proximity to existing farm buildings and complex. It was considered to be justified for agricultural purposes and suitably located to minimise sporadic development in the open countryside.

Unlike the above example the applicants have failed to produce a business case or justification for the builders/wood processing yard to be sited in this location, other than it is in the applicants ownership. The location of this proposal is far removed from its source of timber and from its source of customers.

This development site is located immediately adjacent to a public right of way in the form of a public footpath and within 500 metres of the Wales Coastal Path both of which are well used by visitors enjoying the special qualities of this part of the National Park. Developing this site in the nature proposed will significantly harm this experience, certainly visually and potentially in terms of noise also.

Policy Considerations

As this proposal is in conflict with the adopted Local Development Plan, it is important that officers understand why the proposal must be located in this particular location – and why it could not be better located in an industrial estate or at least in or near to a built up area / other buildings and structures. This has not been provided. This ‘locational driver’ is a key material consideration that officers require to consider approving a proposal which must be regarded as a ‘departure’ from the LDP. A further material considerations which is relevant here are the number of jobs that the proposal would generate. Whilst all employment generated is something positive within the National Park, officers do not consider that the employment generated is sufficient to outweigh the LDPs policies in this regard.

Finally, another key material consideration is the impact that the proposal has on the open countryside setting – and on this occasion

Proposals such as this where it is to be sited in the open countryside have to be judged on the impact of such a development on the special qualities of the National Park. Of primacy in this case would be to judge the development against bullet point 1 under paragraph 1.29 of the ELPD which gives the diversity of high quality landscape and coastal areas as one of the ‘special qualities’ of the National Park. It must not be forgotten that the National Parks are so designated for their highest degree of landscape qualities.

Having viewed the plans and considered them in the light of their potential impact on the landscape it is concluded that an isolated development of this scale, i.e.:

 a building of 24.4 metres by 18.3 metres by 6 metres high  5676.24 square metres of hardstanding surround,  2.4m high security fence around the whole site  new access track 4 metre wide widening out to over 30 metres would have a significant impact on the landscape and would consequentially be detrimental to and have an adverse effect on the special qualities of the National Park.

In such terms ELPD Strategic policy A: National Park Purposes and Sustainable Development has to be considered. Given the nature of this scheme of development it is considered that this proposal does not conserve or enhance the National Parks special qualities and is therefore in conflict with National Park purposes and must be refused permission.

In addition, the above development as proposed would place it firmly in conflict with policy DP1 in that the proposed nature, scale and design of the proposed buildings and the associated works such as the security fencing, excessive hardstanding and the requirement for an excessively large vehicular access does not accord with the landscape setting and character of the area and will have an unacceptable impact.

This policy stance is emphasised in PPW in particularly at paragraph 4.7.8 where it is stated that:

‘Development in the countryside should be located within and adjoining those settlements where it can be best be accommodated in terms of infrastructure, access and habitat and landscape conservation. ………new building in the open countryside away from existing settlements or areas allocated for development in development plans must continue to be strictly controlled. All new development should respect the character of the surrounding area and should be of appropriate scale and design.’

Furthermore PPW highlights at para 4.11.10 that:

‘In areas recognised for their landscape, townscape or historic value, such as National Parks, Areas of Outstanding Natural Beauty and conservation areas,……. the impact of development on the existing character, the scale and siting of new development, and the use of appropriate building materials (including where possible sustainably produced materials from local sources), will be particularly important.’

In TAN 23 at para 2.1.5 advice is given for the consideration of planning applications for economic development where harm to the environment is envisaged. In such cases the TAN suggests that the Local Planning Authority should ask three questions in order to balance the economic, social and environmental issues.

Firstly, are there any alternatives? The applicants were asked to provide evidence of alternative sites and their availability. The evidence provided showed that there are alternatives available but that the terms of the lease would not be conducive to the long term investment envisaged by the applicant. Whilst this is understandable to a certain degree leases are negotiable and can be extended.

In addition, it is considered that the evidence supplied by the applicant is not robust enough to rule out all alternatives. For instance there is no evidence that of enquiries with Gwynedd Council on availability of sites and buildings on public land nor is there any evidence of advice from the Council’s economic development department.

On this basis it is considered that the applicant has failed to fully consider alternative sites and buildings to accommodate this venture.

The second question to ask is how many direct jobs will be based at the site? The applicant has declared that the current business, which operates independent of the success or failure of this application, is 7 employees. It is envisaged by the applicant that the proposed facility may provide an additional 5 jobs. This figure is not backed up by a business plan with firm data or analysis. Consequently this question posed is not adequately addressed or answered by the applicant.

TAN 23 suggest a third question that should be asked, ‘Does the project deserve Special Merit?’ The applicants have failed to show that there is special merit in this application to show that this facility can only be sited at this location and have failed to show that it could not be sited in a less prominent and visually damaging location. In this case the opposite would be regarded as the case, the overriding policy objective of the ELDP would be to protect the special qualities of the National Park, there are no mitigating factors for this project that would override this overarching policy objective.

Other policy considerations

Policy SPC provides the spatial development strategy for the National Park and states that in the open countryside development will be restricted to:

 conversion of existing buildings for economic uses  conversion of buildings for housing  replacement dwellings  essential rural housing  community facilities  agricultural development

This policy directs new employment development such as in this proposal to within existing settlements.

This proposed development places it firmly in conflict with this policy.

New employment and training development also has to be judged against DP19 which states that any new employment facility such as this must be located within or adjacent to the main built up area of a local service centre, service settlement and secondary settlement. This proposal is 2 miles north of Harlech (a service settlement) and 1 mile south of Ynys (a smaller settlement). Consequently it is 2 miles outside any built up area that could initially be considered for new employment development. Therefore this application fails to satisfy the requirements of this policy.

The applicants claim to have made enquiries but have presented unconvincing arguments nor have they presented evidence as to the suitability of those quoted and have not looked at sites in such centres as Penrhyndeudraeth, Porthmadog, Barmouth and Dolgellau. There is no evidence submitted that enquiries have been made with the Gwynedd Council economic development department, as advocated by TAN 23 at para 2.1.7, to provide assistance in the search for a suitable site for this venture nor as to the availability of land or buildings on existing public sites.

Consultation responses

The Local community council have expressed support for this application on the basis of economic development benefits.

No letters of support or objection were received from local residents during the consultation period.

No technical objections to this application were received from Natural Resources Wales, Gwynedd Highways and Dwr Cymru.

Conclusions

This application is in conflict with the policies of the Eryri Local Development Plan in so far as this proposal submission presents no overriding locational justification for this timber manufacturing facility to be sited at this location.

Whilst the marginal economic development opportunities that this application may bring to the local economy, the fledgling business is yet to establish itself with certainty. The applicants have failed to produce a business plan to show that a facility of this scale and nature is essential at this time. In addition, they have not shown with certainty what activities will be operated within a building of this scale nor that a hardstanding surrounding the building, which is the size of a rugby pitch, is necessary for the scale of business proposed.

The impact of a sporadic building, unrelated to any other buildings, of this scale with the associated infrastructure, i.e. over 5,000 square metres of hardstanding, 2.4 metre high security fencing around the whole site, excessively large vehicular access, will present an unwarranted intrusion into an exposed area of land that is noted for its open aspect and long views to the dune system.

The applicant has presented unconvincing reasoning as to why the facility has to be sited at this location and why alternatives are not suitable. There are buildings and land available at the Llanbedr Enterprise Park which is a Tier 1 Area, which means that companies within these Zones can benefit from the highest level of grant aid in the UK. Fledgling businesses such as this should rightly be directed to these established facilities where existing infrastructure exists and would not present sporadic development in the open countryside.

Approving this application would present a dangerous precedent for other similar developments in the open countryside. It is therefore advisable to take a precautionary approach in consideration of this application.

Consequently it is considered that the marginal and unsubstantiated economic benefits do not merit a departure from national and local policies that are there to protect the environment from inappropriate development within a sensitive environment such as a National Park. In addition the applicant has not presented credible arguments that there are no other established locations that would satisfy the needs of a fledgling business of this nature.

It is considered that the marginal economic benefits do not outweigh the established policies to protect the environment of this part of the National Park.

On the basis that this proposal fails to satisfy the requirements of PPW and ELDP in terms of locational criteria (ELDP Policy DP19) and the potential harm to the special qualities of the National Park (ELDP Policies SPA, SPD, DP1, DP2 and DP6 and SPG 7) and in the light of the policies of PPW and TAN 23 to protect the landscape of National Parks and to ensure the correct considerations for economic development are made this application is recommended for refusal.

By proposing a new employment facility within the open countryside this proposal in in conflict with Eryri Local Development Plan policy SPC.

In addition the applicants have failed to present adequate evidence presented the three questions that TAN 23 suggest should be addressed have not been adequately answered and therefore fails to satisfy the requirements. The correct recommendation for this application is one of refusal.

RECOMMENDATION: REFUSE

1. By reason of this application proposing a development in the open countryside for which there is insufficient overriding justification this development would if approved represent sporadic development in the open countryside to the detriment of the special qualities of the National Park and would not conserve and enhance the natural beauty, wildlife and cultural heritage of the area. Consequently this application is in conflict with Planning Policy Wales: Section 4, TAN 23: Section 2 and Eryri Local Development Plan Strategic Policies A, C and D and Development Policy 1 and Supplementary Planning Guidance 7. 2. By reason of this application proposing a building, groundworks and vehicular access that are of a scale considered to be excessive and inappropriate in this location and would be harmful to the visual qualities of this part of the National Park this application is in conflict with Eryri Local Development Plan Development policies 1, 2, 6 and 19.

Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP5/57/1100A Codi stabl a newidiadau i'r fynedfa Miss Iona Thomas cerbydau presennol (ailgyflwyniad), Ffridd Graig Wen, Ffordd y Gader, Dolgellau / Erection of stable and alterations to existing access (resubmission), Ffridd Graig Wen, Ffordd y Gader, Dolgellau.

2 NP5/62/399 CAIS AM BANEL YMWELD CYN Mr Richard Thomas YSTYRIED YR ADRODDIAD PWYLLGOR, Adeiladu ffordd newydd mewn ‘toriadau’ ac ar arglawdd oddeutu 1.5km o hyd, gan bontio'r Afon Artro ar Ffordd Mochras,Tir i’r Gorllewin o Lanbedr / REQUEST FOR INSPECTION PANEL PRIOR TO CONSIDERATION OF COMMITTEE REPORT, Construction of new road in cuttings and on embankments approximately1.5km in length bridging the Afon Artro and Mochras Road, Land West of Llanbedr.

Snowdonia National Park Authority Date: 17/01/2018 – Planning & Access Committee

Date Application Registered: 11/10/17 Application Number: NP5/57/1100A

Community: Dolgellau Grid Reference: 272030 317451

Application Type: Full Location: Ffridd Graig Wen, Ffordd y Gader, Dolgellau.

Applicant: Description: Nicola Marsh Erection of stable and alterations to existing Rhandir Mwyn access (resubmission). Cae Deintur Dolgellau. LL40 2YL

Consultees: Responses: Dolgellau Town Council No objection Gwynedd - Highways No objection Natural Resources Wales No objection Ecology No objection Forestry No objection Policy No response received

Site: Located on the northern fringe of Dolgellau opposite Nant y Gader housing estate, the stable would be located approx. 60m south of Cader Road, and 80m from the nearest dwelling on the estate in an elevated position within the sloping agricultural field. The site of the stable would be well screened by exiting mature trees. There is an existing vehicular access onto Cader Road opposite Nant y Gader housing estate. Some shrubs and small trees define the road boundary.

Proposal: This is a resubmitted application for the erection of a stable building approx. 7.5m x 3.8m of timber construction with slate grey metal profiled roofing sheets. It is also proposed to carry out alterations to widen the existing vehicular access.

Designations: Outside housing development boundary Non-statutory conservation site

Publicity Undertaken: Site Notice: Yes Press Notice: No Neighbour Letters: Yes

Reason(s) Application Reported to Committee Scheme of Delegation Due to number of objections received

Planning History: Application No. Details Decision NP5/57/1100 Erection of stable and alterations to Refused existing vehicular access 13-Jul-2016

Relevant Planning Policies – Eryri Local Plan: Policy No. Policy SP A National Park Purposes and Sustainable Development SP C Spatial Development Strategy SP D Natural Environment DP 1 General Development Principals

Background:

The site has been subject to a previous planning application of the same description. The last application (NP5/57/1100) was considered by the Planning and Access Committee at its meeting on the 13th July 2016, following an inspection panel, where it was resolved to refuse the application on the basis of:  By reason of its close proximity to residential properties the proposal by reason of bad odour nuisance is likely to have an adverse effect on their amenities. The proposal is therefore contrary to the Eryri Local Development Plan policy 1(iii) which seeks to ensure that development is not unduly prominent in the landscape and will not significantly harm the amenity of neighbouring properties.  Insufficient information has been forwarded to ensure that the proposal does not have an adverse effect on a species rich, section 42 habitat, in order not to conflict with Strategic Policy D Natural Environment of the Eryri Local Development Plan which seeks to protect local sites of nature conservation and biodiversity importance.

The current application was initially submitted with the same details at the previous application (i.e. it was proposed to erect the stable in the same location), but with additional information in support of the application (National Vegetation Classification (NVC) Survey, Protected Species Survey and Tree Report). During the application process the applicant has decided to relocate the stable building, further into the field, away from neighbouring properties. Statutory consultees and neighbouring properties have been re-consulted. Replies are awaited at the time of writing.

Consultation Responses:

No objections were received from any statutory consultees in relation to the application as originally submitted.

Dolgellau Town Council had no objection.

Gwynedd Council Highways requested additional information in the form of cross sectional plans and measures to reduce water surface runoff from the access. The requested information has been received and Highways consider their initial concerns have been addressed and details are acceptable.

NRW did not object to the application but has provided comments/advice regarding pollution prevention and construction waste.

The Authority’s Ecologist had no ecological concerns.

The Authority’s Forestry Officer also raised no objections. The application is accompanied with a tree report which addresses the concerns raised with the previous application with strong mitigation in place to protect the tree.

Further comments on the revised location of the stable are awaited.

Neighbour objections:

Five letters of objection have been received from local residents with regards to the initial proposal to site the stable adjacent to the road. These are summarised below:  Stable would look out of place and landscaping would not be sufficient to screen the stable from neighbouring properties.  There are more suitable locations further away from residential properties.  Storage of manure would create unpleasant small and attract vermin.  Storage of food would encourage vermin.  Noise from animals and owners when working on site.  Neighbouring properties would be overlooked due to elevated position of stable; invasion of privacy.  Overshadowing of gardens (13 and 14 Nant y Gader) due to elevated position of stable.  Concerns over drainage due to steep slope of the land.  Amendments to access unnecessary, will cause dangerous road conditions and immediate neighbours will suffer from increased traffic disruption.  Amended access no in keeping with the area, would be imposing due to elevated position of entrance overlooking a number a properties.  Disturbance associated with construction of stable and changes to access.

A copy of the objections received are included in Document Bundle 1.

In response to these objections the applicant has since submitted amended plans showing the stable relocated some 60m south of the original location; approx. 80m from the nearest residential property. Neighbours have been re- consulted. Any further comments received will be reported to members.

Assessment:

Officers consider that the revised location of the stable will alleviate the majority of the concerns raised by local residents with regards to the stable. The site is well screened and additional screening is proposed.

Highways have raised no concerns with regards to traffic implications and highway safety in connection with the amendments to the existing access; officers must come to the conclusion that neighbours concerns in this regard is unfounded. The proposed works are considered to have no detrimental impact on the visual amenity of the area, and there is strong mitigation in place to protect the larger tree immediately adjacent to the access.

In response to the relocation of the stable, confirmation has been received from the author of the NVC Survey that ‘provided that the stable is located in the same field as the original proposed stable, further up slope (i.e. to the south), there is no difference in the ecological impact of the proposed project, as the vegetation community is the same throughout the field. The conclusions of my original report would not change and the addition of a hedge to screen off the proposed stable would have a beneficial impact on the ecology of the site’.

Background Papers in Document Bundle No.1: Yes

RECOMMENDATION: Subject to no adverse comments as a result of re- consultation, to approve the application with appropriate planning conditions.

SNOWDONIA NATIONAL PARK AUTHORITY

REQUEST FOR INSPECTION PANEL PRIOR TO CONSIDERATION OF COMMITTEE REPORT

OFFICER: Richard Thomas

APP No: NP5/62/399

Site: Land West of Llanbedr

Proposal: Construction of new road in cuttings and on embankments approximately 1.5km in length bridging the Afon Artro and Mochras Road

Background:

Gwynedd Council has submitted a planning application for the above.

The application, registered on the 26 July 2017, refers to the proposed construction of a new road to the west of the village of Llanbedr.

The proposed new road is approximately 1.5km (0.9 miles) in length, it will leave the existing line of the A 496 to the north of Llanbedr close to the sewage treatment works. Proceeding south it will be raised on an embankment until it reaches Afon Artro where a new bridge will take it over the river and the Mochras road.

Continuing south the proposed new road is then shown in a cutting across open agricultural land and eventually re-joining the A496 to the south of the village.

The proposed plans show link roads into the village at either end of its route with a further link into the village via Mochras road which also provides access to the Llanbedr airfield enterprise zone.

Members may recall an initial report on this application being presented to the Planning and Access Committee of 13 September 2017 for information purposes with a recommendation for a member site visit in advance of a comprehensive report and determination of the application.

However, since that time and following consultation responses certain matters have required the applicant to undertake further work to support the application. These outstanding matters included visualisations/photomontages of the proposed road and a Flood Consequences Assessment (FCA).

It is understood from the applicant that these matters are being addressed and in the case of the FCA, agreement is being sought with Natural Resources Wales.

At the time of writing this report the visualisations/photomontages had not been presented to this Authority for consideration and the FCA had not been finally agreed with Natural Resources Wales.

It is to be hoped that these matters will be resolved in sufficient time for a complete and comprehensive report to be presented by officers and considered for determination by Members at the Planning and Access Committee of 07 March 2018.

RECOMMENDATION:

For Members to note the content of this report and visit the proposed route of the new road in advance of a more comprehensive officer report and recommendation at a future planning and access committee for consideration and determination.

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 17th JANUARY 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 NP4/30/ENF7J December 2017 Pendyffryn Farm Caravan Static Caravan in Field not Contact made with the owner of the land. Park, Dwygyfylchi used in connection with Static caravan will be moved off the field as the Site soon as the ground conditions improve. Situation to be monitored.

2 NP4/30/ENF22V December 2017 Pendyffryn Hall Caravan Breaches of Condition 3 & Contact made with the owner of the site and Park, Dwygyfylchi 4 of NP4/30/22S relating advised on how compliance can be achieved to landscaping and lighting with the conditions. 3 NP5/50/ENFL274B October 2017 7 Copperhill Street, Use of Retail Shop as Site meeting held with the owner of the Aberdyfi Storage Unit premises. Agreed to cease the storage use by the end of March 2018, which will provide some time to seek alternative storage accommodation.

4 NP5/58/ENF455E December 2017 Afonig Loyw, Ffordd Glan Extension not being Built Site meeting held with the owners of the Mor, Talybont in Accordance with Plans property. Apparent door and window details Approved under differ to the approved plans. Advised to submit NP5/58/455D a non-material amendment application for the variations.

5 NP5/61/ENF611A October 2017 Creigiau, Harlech Engineering works on Contact made with the owner of the land. Access Drive Works require planning permission. Owner advised a retrospective planning application will be submitted in an attempt to try and regularise the matter.

6 NP5/65/ENF348 November 2017 Land to the Rear of Creation of Turning Contact made with the owner of the land. To Halfway House, Bontddu Vehicle Turning submit a retrospective planning application in Area/Parking Area an attempt to try to regularise the works. 7 NP5/71/ENF433B December 2017 Land Near Pont Lliw, Footpath Bridge not in Site meeting held with the contractors. Llanuwchllyn Accordance with the Negotiations ongoing to try to resolve the Approved Plan situation.

8 NP5/72/ENF237B November 2017 8 Tai Rhos, Parc, Y Bala Breach of Conditions 2,3,4 The owner, Cartrefi Cymunedol Gwynedd are & 5 of planning permission addressing the issues. NP5/72/237B

Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application

9 NP4/13/ENF76E May 2017 Dolgam Campsite, Capel Six Unauthorised Site meeting held with the owner of the land. A Curig Hardstanding & Hook Ups Retrospective planning application has been & One Unauthorised requested for the hardstandings and hook ups. ‘Chicken Coop’ Also advised to submit an application for a CLEUD for the use of the land as a caravan and camping site.

10 NP5/50/ENF362D October 2017 Foel y Graig, Aberdyfi Replacement Garage Not Contact made with the owners planning Built in Accordance with agents. Awaiting the submission of a Plans Approved under retrospective planning application. NP5/50/362D

11 NP5/54/ENF16P July 2017 Llwyn yr Helm, Brithdir Extension of Existing Site meeting held with the owner of the land. Caravan Site to Create Advised planning permission is required. Play Area Awaiting a retrospective planning application.

12 NP5/59/ENF790 August 2017 Glan yr Afon Bach, Rhyd y Possible Creation of Moto- Site meeting held with the owner of the land on Sarn, Blaenau Ffestiniog Cross Bike Track and Re- the 28th September 2017. Advised to submit a building of dilapidated retrospective planning application for the building building works.

13 NP5/70/ENF118C August 2017 Ty Isaf Caravan & Siting of Three Biomass Correspondence taken place with the owner of Camping Park, Ffordd Boiler Containers the land. Awaiting the submission of a Llangynog, Bala retrospective planning application.

14 NP5/77/ENFLB60 April 2016 Maes y Neuadd Hotel, Possible Unauthorised Awaiting the submission of a Listed Building Talsarnau Works to a Listed Building Consent application. Various meetings and discussions have taken place between the owner and Cultural Heritage/Compliance Officers over the last few months. The site continues to be monitored with the last visit undertaken in December 2017.

15 NP5/78/ENF7Q September 2017 Rhiw Goch Inn, Bronaber, Internal Alterations to a Site meeting held with the owner of the Trawsfynydd Listed Building premises. Extensive internal alterations are currently taking place including re-locating the bar and the removal of panelling. Advised to cease all further works. The owner has intimated an application for listed building consent will be submitted in due course.

Retrospective Application Received

16 NP5/59/ENF683B July 2017 Cil y Coed, Llan Ffestiniog Construction of Single Permitted development rights have been Storey Extension restricted where planning permission is required for the extension. Retrospective planning application now received but currently incomplete.

17 NP5/64/ENF179B January 2017 Ysgol Craig yr Deryn, Alteration to the External Meeting held with Gwynedd Council on the 9th Llanegryn Air Duct situated on the March 2017. Retrospective planning Roof of the Building. application received but currently incomplete.

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

18 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Planning Contravention Notice served on the Pennant 19th July and replies received on the 7th August. Site meeting held, advised to submit a planning application to regularise the matter.

19 NP3/22/ENF94 August 2017 Land adjacent to Kinmel Storage of Motor Trying to ascertain who the owner of the land Terrace, Nantlle Vehicles is.

20 NP5/50/ENF562N August 2017 Chalet N24, Plas Panteidal, Decking Site visit undertaken whereby it was noted Aberdyfi planning permission is required for the decking. Currently trying to make contact with the owner/occupier.

21 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Site visit carried out where it was noted the Property property appears empty. Currently trying to contact the owner. Section 330 Notices (requisition for information) now served on all properties the owner appears to have a connection. Responses due by the 24th December 2017. 22 NP5/55/ENF143A May 2017 Former St. Matthew’s Untidy Condition of Currently attempting to make contact with the Church, Bryncrug Land owner.

23 NP5/57/ENF982A July 2016 Ysgubor Las, Brynrhug, Barn conversion not in Retrospective planning application refused on Islaw’r Dref, Dolgellau Accordance with the the 6th September 2017. Enforcement Notice Approved Plans – currently being drafted. Addition of Conservatory and Balcony.

24 NP5/61/ENF308C August 2017 Y Garreg, Y Llech, Harlech Building Work Currently trying to make contact with the owner of the property.

25 NP5/61/ENF580C March 2017 Land adjacent to Bryn Awel, Possible Breach of Site visit carried out. Currently liaising with the Hwylfa’r Nant, Harlech. Condition 6 of Planning internal Ecologists to ascertain if a breach of Permission the condition has taken place. NP5/61/580A relating to Japanese Knotweed.

26 NP5/69/ENF56J September 2017 Sunbeach Caravan Park, Engineering Operations Contact made with the owners of the land. Llwyngwril to Facilitate the siting of Currently liaising with their planning agent to an Additional 41 Static determine whether planning permission is Caravans. required for the works. In the meantime, all further works on the site have ceased whilst discussions take place.

27 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.

28 NP5/74/ENF133 September 2016 Groes Lwyd, Cwm Cewydd, Unauthorised business Site meeting held with the owners of the land. Dinas Mawddwy use relating to Further information required about the contracting/machinery business use involved. A Planning Contravention Notice has been served and replies received. Further site meeting has taken place and it is anticipated an application will be made in due course.

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

29 NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech Untidy Condition of Section 215 Notice as to land that adversely Building affects the amenity of the area has been served. The Notice is due to be complied with by the 18th April 2017. Prosecution proceedings have been instigated and a hearing took place on the 21st September 2017. The defendant company failed to turn up and the court agreed to deal with the matter in their absence. They were fined the maximum fine of £1,000, victim surcharge of £100 and costs of £552.50. The Authority has written to the company to strongly advise them to comply with the Notice or further proceedings will be taken.

30 NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Barn being Used for Further meeting held with the owner of the Talsarnau Permanent Residential land on the 9th December 2016. Currently Occupation in breach of looking into appealing the certificate of lawful a CLEUD which only use decision. To date no appeal has been stipulates 4 months’ submitted. A Planning Contravention Notice residential use. has been served and replies received in April 2017. Currently assessing the responses before considering the taking any formal action. Referred to Legal.

Listed Building Cases

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.

32 NP5/73/ENFLB51D March 2017 2 Fron Goch, Maentwrog. Alternations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.

33 NP5/73/ENFLB148B March 2017 5 Fron Goch, Maentwrog Alterations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 17th JANUARY 2018

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

No. Application No. Description Procedure/Status Case Officer

1 NP5/53/164D Appeal against conditions in relation to the Modular Written Representations Richard Thomas filling station & fuel oil depot, Former System Scaffolding Site, Unit 5, Bala Enterprise Park.

Number of appeals on list = 1

Number of appeals on committee list 6th December 2017 = 2

Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/17 – 31/03/18 6 2 4 0 67% 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% 01/04/13 – 31/03/14 19 6 13 1 65%

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 17TH JANUARY 2018

SECTION 106 AGREEMENTS

No. Application Date Location Development Present Position No. application was received

1 NP5/53/T154G 15/06/17 National Westminster Change of use of ground floor from bank Draft agreement sent Bank Buildings and (Use Class A2) to restaurant (Use Class land to rear, 44-46 A3) including new frontage and single High Street, Bala storey extension, conversion of existing flat on 1st and 2nd floors to 4 flats, and construction of one pair of semi-detached dwellings at rear of site 2 NP5/59/511F 23/02/16 Land at rear of Residential development for 16 dwellings Draft agreement sent Penrhiw, Ffestiniog. (11 open market and 5 affordable) 06.07.17 inclusive of existing bungalow approved Discussions being held with under Planning Consent NP5/59/511A the applicant dated 4th February 2005 3 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. 4 NP5/59/53C 14/08/17 Land adjacent to Erection of dwelling Draft agreement sent Arenig, Llan 14.11.17 Ffestiniog

Number of applications on list = 4 Number of applications on committee list 6th December 2017 = 7

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 6TH DECEMBER 2017

Application No. Location Development NP4/16/196E Mur Coch Farm, Dolwyddelan Conversion of rural building to affordable dwelling, bat roost in adjacent building, and installation of sewage treatment plant. NP5/54/126D Glyn yr Aur, Hermon, Dolgellau Use of holiday let as permanent dwelling NP5/62/68D Plot adjacent to Bryn Mair, Demolish air raid shelter and erect two bedroom bungalow Llanbedr NP5/77/37P Land adjacent to Ship Aground, Erection of dwelling Talsarnau.

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 6th DECEMBER 2017

Application No. Location Development

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 17 JANUARY 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.

Awaiting Comments From Ecology on Protected Species and Habitat Surveys

NP5/69/394B 06/09/2047 Wendy's, Llwyngwril. Creation of vehicular parking bay.

Deferred

NP5/50/415D 21/02/2017 Ty Bach, Aberdyfi Holiday Accommodation,

Habitat Regulations Assessment Awaited

NP5/50/682 30/06/2015 The Wharf, Aberdyfi. Construction of new quay wall.

Awaiting Amended Drawings from Agent

NP5/50/712 05/06/2017 Barn forming part of Tyddyn Rhys, Aberdyfi. Conversion of barn to rural enterprise dwelling including installation of septic tank.

Awaiting Further Details / Reports

NP5/62/81Z 25/08/2017 Land at Shell Island, Mochras, Llanbedr Temporary drill compound for up to 12 months for scientific research project,

Total applications on list = 6

Total applications on list Committee 06 December 2017 = 9

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 17 JANUARY 2018

DELEGATED DECISIONS

Applications Approved

Application No. Proposed Location Decision Case Officer Date NP2/11/108B Construction of extension to rear of existing café Caffi Colwyn, Beddgelert. 22/11/17 Mrs. Sara LL55 4YA Roberts NP2/16/54B Demolition of existing side and rear sections of Tyddyn Drain, 04/12/17 Ms Iona Thomas dwelling and replacement single storey side and Garndolbenmaen, rear extensions LL519UJ NP3/21/46C Retrospective application for Artist studio and Ty'n Y Mynydd, Tai'r Cae, 28/11/17 Mr Geraint Evans compost toilet and erection of second compost Carneddi, Bethesda. LL57 toilet. 3UF NP4/12/152D Proposed erection of single storey side extension Pen Y Bont, Rowen, 22/11/17 Mr Richard Conwy, LL328YU Thomas NP4/12/181B Installation of rooflight on rear elevation Hafod, Rowen, Conwy, 22/11/17 Mrs. Sara LL328YW Roberts NP4/12/192C Proposed new vehicular access, parking area and Cefn Y Coed, Rowen, 22/11/17 Mr Richard turning area Conwy, LL328TP Thomas NP4/13/19H Change of use of bunkhouse (Use Class C2) to Bryn Engan, Plas y 19/12/17 Mr Richard non-residential training centre (Use Class D1), Brenin, Capel Curig. LL24 Thomas non-motorised cycle storage & repair shop (Use 0EL Class D1), single storey extension and insertion of door to West elevation NP4/19/11D Demolition of existing garage and erection of new Llawenydd, Llechwedd, 08/12/17 Mr Richard garage Conwy. LL32 8DZ Thomas NP4/31/113D Retrospective application for the retention of an Gwern Hywell Isaf, 22/11/17 Mr Richard agricultural building Pentrefoelas. LL24 0HS Thomas NP5/50/147K 5 additional touring caravan pitches on area Nyth Robin Campsite, 27/11/17 Ms Iona Thomas currently used as a ‘Caravan Club’ certified site, Panteidal, Aberdyfi. LL35 and extend season from 8 months to 11 months 0RG NP5/50/720 Structural refurbishment including installation of 1- 6 Bryn Gwylan, 23/11/17 Mrs. Sara external cladding Aberdyfi. LL35 0LF Roberts NP5/50/L488B Application for non-material amendment to Mount Pleasant, 22 13/12/17 Ms Iona Thomas Planning Consent NP5/50/L488A dated Copperhill Street, 06/06/2017 to reposition the extension and Aberdyfi. LL35 0HH amendments to fenestration NP5/50/LB63D Application to vary Condition 2 of Listed Building Leadenhall, 19 Sea View 04/12/17 Mr Gwilym H Conent NP5/50/LB63A dated 2906/2017 to Terrace, Aberdovey, Jones include rebuilding of rear extension. LL350LL NP5/52/379 Alterations and additions to dwelling including Fronallt, Bryn Road, 01/12/17 Ms Iona Thomas enlargement of existing dormer window on front Fairbourne, LL382HX elevation, construction of new dormer window on rear elevation including platform to rear garden, increase in roof height, removal of chimney and installation of flue, installation of rooflight and installation of external insulation finished with timber cladding to walls. NP5/52/381 Demolition of flat roofed extension and porch, Isfryn, Arthog. LL39 1YY 08/12/17 Ms Iona Thomas erection of two storey extension, partial raising of roof level & formation of dormer window NP5/53/4H Application to discharge Condition Nos. 5 and 7 of Ysgol Y Berwyn, Ffrydan 15/12/17 Mr Aled Lloyd Planning Consent NP5/53/4D dated 06/06/2016 Road, Bala. LL23 7RU NP5/54/440B Installation of oil tanks Barns No. 2 & 3, Coed 06/12/17 Ms Iona Thomas Brithgwm, Brithdir. NP5/54/LB197C Listed Building Consent for alterations including Ffrwd Yr Hebog, 13/12/17 Mr Gwilym H re-roofing, add rooflights & replace rainwater Llanfachreth. LL40 2NR Jones goods; underpin part of external wall, restore chimney and upper part of wall on south west gable & form new opening to lean to extension; reopen window opening on rear elevation, repoint; repair and replacement of doors and windows; add doors to front elevation of lean to extension; add mechanical ventilation and boiler flue; & internal alterations including excavating the ground floor and insert concrete slab; form door openings in internal wall, add partition in lean to extension and alterations to partitions; add en- suite bathroom; add central heating. Alterations to curtilage building NP5/57/1135 Structural refurbishment including installation of Block 1, Ffynhonnau, 22/11/17 Mrs. Sara external cladding Dolgellau. LL40 1LY Roberts NP5/57/31C Erection of single storey extension to provide Tafarn Y Gader, Smithfield 08/12/17 Mrs. Sara access to rear Street, Dolgellau, Roberts LL401AA NP5/57/529B Construction of cricket training nets Dolgellau Cricket Club, 14/12/17 Mrs. Sara The Marian, Dolgellau. Roberts LL40 1UU NP5/57/891A Structural refurbishment including installation of Block 1, Pen y Caeau 04/12/17 Mrs. Sara external cladding Flats, Dolgellau. LL40 Roberts 1PN NP5/57/896D Construction of two storey rear extension and 1 Tai Newyddion, Ffordd y 22/11/17 Ms Iona Thomas retaining wall Gader, Dolgellau. LL40 1TA NP5/57/999D Application to vary condition no.2 of planning 1 & 2 Marian Road, 30/11/17 Ms Iona Thomas consent NP5/57/999A dated 30/11/2010 to Dolgellau, LL40 1DT change details of hard standing, changes to hard landscaping and addition of retaining wall. NP5/57/L580D Application to vary Condition No.2 attached to The Lombard, Lombard 05/12/17 Ms Iona Thomas appeal decision APP/H9504/A/17/3171170 dated Street, Dolgellau. LL40 27/07/2017 to remove existing external staircase, 1PU install patio doors, and installation of juliet balconies on south elevation within rear courtyard NP5/58/13G Application to vary condition no's 2 and 4 of Ynys Gwrtheyrn, Dyffryn 22/11/17 Ms Iona Thomas planning consent NP5/58/13F dated 14/08/17 to Ardudwy, LL442DD change windows and external doors from timber to aluminium. NP5/58/T339A Construction of side sun room Llecheiddior Isaf, 05/12/17 Mrs. Sara Talybont, LL432BA Roberts NP5/59/177H Proposed alterations and extensions comprising Ffestiniog Power Station, 22/11/17 Mr Richard first floor office extension, additional car parking Tanygrisiau. LL41 3TP Thomas spaces, lay by delivery shelter, extension to transformer buildings and alterations to walled compound NP5/59/791 Construction of garage in place of existing Talarfor, Sun Street, Llan 11/12/17 Mrs. Sara outbuilding Ffestiniog. LL41 4NE Roberts

NP5/61/3R Change of use of amenity centre and audio visual Amenity building near 22/11/17 Mr Richard suite to a 9 bedroomed hotel with associated car Coleg Harlech, Harlech. Thomas parking for 12 vehicles. NP5/61/427A Partial demolition of single garage to create two Tegfan, Ffordd Isaf, 07/12/17 Mrs. Sara parking spaces and reconfigure access steps and Harlech. LL46 2PR Roberts gate NP5/61/595B Non Material Amendment to that approved under 70 Cae Gwastad, Harlech. 05/12/17 Mr Richard NP5/61/595A dated 26/06/2017 LL46 2GY Thomas NP5/62/253G Application for non-material amendement to Talartro Farm, Llanbedr. 13/12/17 Ms Iona Thomas Planning Consent NP5/62/253F dated 15/06/2017 LL45 2DZ to change cabinet layout, NP5/62/403 Erection of bat roost building Land near Maes Artro, 30/11/17 Mr Richard Llanbedr. Thomas NP5/62/68D Demolish air raid shelter and erect two bedroom Plot adjacent to Bryn Mair, 30/11/17 Mr Richard bungalow Llanbedr Thomas NP5/65/235C Erection of open fronted lean-to to existing steel Borth Farm, Bontddu. 23/11/17 Mrs Jane Jones framed building and part retrospective application LL40 2TT for the erection of part raised timber decking NP5/69/397 Construction of side extension Ael y Bryn, Llwyngwril. 23/11/17 Ms Iona Thomas LL37 2UZ NP5/71/E467B Consultation under Section 37 of The Electricity Craig y Tan, Llanuwchllyn. 04/12/17 Mrs. Sara Act 1989 to retain high voltage electricity line. LL23 7TA Roberts NP5/72/2A Retrospective application for conservatory 3 Bryn Tegid Cottages, 05/12/17 Ms Iona Thomas Llanycil. LL23 7YG NP5/72/LB142D Application for approval of details reserved by Rafel, Parc. LL23 7YU 01/12/17 Mr Gwilym H Condition 4, Listed Building Consent Jones NP5/72/LB142A NP5/73/T289D Construction of side extension including retaining Utica, Gellilydan. LL41 01/12/17 Mrs. Sara wall 4DU Roberts NP5/77/326 Creation of balcony on existing flat roofed 12 Bryn Eithin, Cilfor, 22/11/17 Mrs. Sara extension including construction of additional Talsarnau. LL47 6YF Roberts platform to side enclosed by glass panels NP5/77/37P Erection of dwelling Land adjacent to Ship 21/12/17 Mr Richard Aground, Talsarnau. LL47 Thomas 6UB NP5/78/E175B Consultation under Section 37 of The Electricity Y Gors, Cwm Prysor. 08/12/17 Mr Aled Lloyd Act 1989 to retain high voltage electricity line LL41 4TR

Applications Refused

NP2/16/T151C Erection of single storey side extension Garreg Wen Fach, Cwm 22/11/17 Mr Richard Pennant. LL51 9AX Thomas NP5/51/683 Demolish existing rear lean-to and construction of Llwyn Onn Uchaf 30/11/17 Ms Iona single storey rear and side extensions and Cottage, Barmouth. LL42 Thomas alterations to dormer windows 1DX NP5/57/868E Construction of garage, formation of new vehicular The Coach House, Mount 30/11/17 Ms Iona access, parking area and driveway and extension Pleasant Road, Thomas to curtilage Dolgellau. LL40 1ST NP5/71/474 Construction of storage building Glofer, Llanuwchllyn, 28/11/17 Mrs. Sara Bala, LL237TW Roberts NP5/75/234A Construction of 1 detached dwelling (Re- Plots 4 & 5 Felindre, 28/11/17 Ms Iona submission) Pennal. Thomas

ITEM NO. 9

MEETING Planning and Access Committee

DATE 17th January 2018

TITLE 2017 JOINT HOUSING LAND AVAILABILITY STUDY

REPORT BY Head of Planning Policy

PURPOSE To Inform Members of the findings of the 2017 Joint Housing Land Availability Study for the period 2016 – 2017

1. BACKGROUND Local Planning Authorities in Wales are required to undertake a Joint Housing Land Availability Study (JHLAS) annually in accordance with Welsh Government Technical Advice Note 1. The study forms an important part of the evidence base for LDP preparation and provides information on the status and progress of housing permissions, the distribution of housing land and the anticipated delivery rates of development plan allocations and housing commitments. The results of the study are agreed with a study group (comprising key housing stakeholders such as Home Builders’ Federation, housing associations, Dwr Cymru etc) and sent to the Welsh Government before being published and made publically available.

2. 2017 JHLAS Local planning authorities are required to ensure that sufficient land is genuinely available to provide a 5 year supply of land for housing. This year for the first time since the Eryri Local Development Plan (2007-2022) was adopted, the Housing Land Supply has dropped below 5 years and stands at 3.6 years as can be seen in the table below.

Study Number of Year years supply 2012 9.3 2013 9.5 2014 8.3 2015 7.0 2016 5.4 2017 3.6

A number of factors have contributed to this. Firstly it is to be expected that as the time towards the end of the plan period draws closer the housing land supply will decrease. Secondly in 2014, Welsh Government changed the way sites were categorised i.e. the category for sites affected by low market demand has now been removed from the 5 year supply which means sites which the Authority used to be able to consider as available for development within the 5 years are no longer counted within the 5 year supply. The consequences of having a land supply of less than 5 years is that the JHLA Study may be a material planning consideration to decisions on individual planning applications and when determining planning appeals. There is the potential to receive applications for speculative development however this is very unlikely as we do not have volume house builders that operate in the National Park area and other planning policies which give protection to the National Park’s landscape and Special Qualities would still carry a lot of weight in determining any planning application. In comparison with other local planning authorities in Wales, in 2016 only 6 out of the total 25 local planning authorities in Wales (which included Snowdonia NPA) had a land supply of 5 years or above.

3. CONCLUSION In the 2017 JHLAS, the housing land supply has dropped below 5 years for the first time since the Eryri Local Development Plan was adopted in 2011. A decrease in housing land supply is to be expected as the time towards the end of the adopted plan period (2007-2022) draws closer. As members are aware the Authority is currently undertaking a short form revision of the Eryri Local Development Plan which involves rolling forward the end date of the Plan to 2031 and the identification of new housing allocations. When the revised plan is adopted the housing land supply figure will increase to take into consideration the revised plan’s housing land supply.

4. RECOMMENDATION To note the contents of the report.

5. BACKGROUND PAPERS 2017 JHLA Study for the period 2016-2017 Welsh Government Technical Advice Note 1: Joint Housing Land Availability Study (January 2015)

Penderfyniad ar yr Apêl Appeal Decision Ymweliad â safle a wnaed ar 21/11/17 Site visit made on 21/11/17 gan Richard Duggan BSc (Hons) by Richard Duggan BSc (Hons) DipTP DipTP MRTPI MRTPI Arolygydd a benodir gan Weinidogion Cymru an Inspector appointed by the Welsh Ministers Dyddiad: 13/12/17 Date: 13/12/17

Appeal Ref: APP/H9504/D/17/3186354 Site address: Hen Bandy, Llanbedr LL45 2NN The Welsh Ministers have transferred the authority to decide this appeal to me as the appointed Inspector. x The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. x The appeal is made by Mr Tim Bush against the decision of Snowdonia National Park Authority. x The application Ref NP5/62/T124D, dated 2 June 2017, was refused by notice dated 28 July 2017. x The development proposed is described as a rear extension to the existing cottage together with associated alterations.

Decision

1. The appeal is dismissed.

Main Issues

2. I consider the main issues in this case to be the effect of the proposed development on the character and appearance of the host dwelling and on the special qualities of the National Park (NP).

Reasons

3. The appeal property is a two-storey traditional stone built cottage located in a relatively isolated position outside Llanbedr. It is clear that the cottage has been respectfully renovated in recent years and two single-storey pitched roof extensions have been constructed on either side of the dwelling. Although the cottage has been renovated and extended it retains its character and many of its original features including the two dormer windows on the rear elevation.

4. The proposal would include a two-storey twin apex rear extension and a single-storey lean-to extension attached to the south-eastern facing elevation of the two-storey element. No alterations would be undertaken to the front of the cottage.

5. The twin apex and asymmetrical design of the extension would result in it being at odds with the main roof of the dwelling and that, together with the two dormer windows sited high up on either side of the extension, would result in a confusing and harmful variation in the roofscape of the property which would fail to reflect the form and style of the cottage. The twin apex design would also result in the rear elevation Appeal Decision APP/H9504/D/17/3186354

extending to approximately 8m across the rear of the cottage which would overwhelm the property.

6. Whilst the ridge height of the extension would be marginally below that of the original cottage in an attempt to make it appear subservient, and the materials and finishes would be acceptable, the scale and mass of the rear extensions would be out of proportion with the existing house and would not seem subordinate to it as a result. The proposed extension would appear as an unsympathetic addition based on a need for additional accommodation rather than a considered approach to the character of the cottage. The proposal is an inelegant solution to the need for more space which would have an excessive dominance over the dwelling.

7. Overall, the extension would significantly enlarge the existing footprint and increase the bulk of the dwelling, with the result that all sense of the original structure would be lost. The result would undermine the identity and composition of the dwelling because it would be overly dominant and disproportionate in scale and bulk. In my judgement, the dwelling would be overwhelmed by the proposal and its identity and composition lost.

8. I acknowledge that the existing cottage is small and that extending the property to provide the additional space required for the family is not straightforward, especially given the low eaves height and the existence of the two original dormer windows on the rear elevation. However, these features are part and parcel of the character of the cottage and add to the value of the property and hence need to be retained as far as possible.

9. Although not highly visible in the wider landscape, when viewed at close range the scale of the extension would detract from the character and appearance of this cottage. As traditional buildings form an important component part of the area it would, therefore, fail to conserve or enhance the special qualities of the NP.

10. For these reasons, the development would conflict with Policy 1 (General Development Principles) of the Adopted Eryri Local Development Plan (LDP) 2011, which aims to conserve and enhance the special qualities of the NP, including the character and form of existing dwellings; and Policy 15 (Extensions) which allows extensions to existing dwellings providing they do not detract from the property or the character of the surroundings in which it is located.

11. Policy 15 of the LDP also states that an extension to an existing dwelling will be permitted providing that the floor area is less than the original property. The Appellant and the Authority have both provided their respective calculations regarding the existing and proposed floorspace, but there are significant differences in the totals provided, and no detailed evidence has been provided to illustrate how the respective calculations have been established. As such, it is difficult for me to reach a definitive conclusion on this aspect of LDP Policy 15. Nonetheless, this does not alter my conclusions on the main issues outlined above.

12. I note that the dwelling is included on the Authority’s Traditional Buildings Register; however, the evidence before me does not include details of the record from this register. Whilst the inclusion of this building on such a register should not represent a bar to future change, in this particular case, certain aspects of the proposal do not relate well to the modest and traditional character and appearance of the host building for the reasons outlined above. As such, I also find conflict with LDP Policy 7 (Listed and Traditional Buildings) because proposals are required to take into account the historic environment and the alteration or extension of a traditional building will only

2 Appeal Decision APP/H9504/D/17/3186354

be supported where it can be shown that there will be no significant harm to the special historic or architectural character of the building.

13. I acknowledge that the Appellant has already undertaken a significant amount of work to sympathetically renovate and extend the cottage, and I saw for myself the excellent standard of workmanship and care taken to regain the character of the dwelling. I have also taken account of the Appellant’s need to increase the size of the dwelling to accommodate the family’s needs, and the family’s desire to continue to live in the property and the area, and to receive income from the adjoining holiday let. Whilst I have had regard to the Appellants’ personal circumstances and I do not dispute the significant benefits of the proposal to the family, it nonetheless does not outweigh the harm I have identified.

14. In reaching my decision, I have taken into account the requirements of sections 3 and 5 of the Well Being of Future Generations (Wales) Act 2015. I consider that this decision is in accordance with the Act’s sustainable development principle through its contribution towards the Welsh Ministers’ well-being objective of supporting safe, cohesive and resilient communities.

15. For the reasons given above I conclude that the appeal should be dismissed.

Richard Duggan INSPECTOR

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