Planning Applications Have Been Submitted for These Fields and It Is Considered That This Application Is Being Used to Open the Land up for Further Development

PWYLLGOR DYDDIAD: 28/05/2012 SIAMBR DAFYDD ORWIG CYNLLUNIO DATE: CHAMBER, PLANNING COMMITTEE CAERNARFON

EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER

1 C12/0325/34/LL Clynnog Llwyn Isaf Landfill, Clynnog Fawr 2 C10D/0261/40/AM Llannor Tir gyferbyn, Parc Yr Efail, Efailnewydd 3 C11/1122/39/LL Llanengan Hendy Farm, Abersoch 4 C11/0828/14/LL Caernarfon Ysbyty Bryn Seiont Hospital, Pant Road, Caernarfon 5 C12/0120/17/LL Llandwrog Tafarn Tudor, Groeslon 6 C12/0217/40/LL Llannor Rhosfawr Caravan/Camping Nurseries Park, Rhosfawr 7 C12/0280/38/LL Llanbedrog Fferm Crugan Farm, Llanbedrog 8 C12/0298/16/AM Llandygai Tir gyferbyn / Land opposite, Cwr y Coed, Dob, Tregarth, Bangor 9 C12/0316/37/LL Llanaelhaearn Cae Rhif / Field No. - 6645, Moelfre Bach, Llanaelhaearn 10 C12/0379/46/LL Tudweiliog Parc Carafanau Moel y Berth Caravan Park, Llangwnnadl 11 C12/0438/46/LL Tudweiliog Penclawdd, Llangwnnadl 12 C12/0477/19/LL Bontnewydd The Workshop, Dol Beuno, Bontnewydd Number 1 Number: 1

Application Number: C12/0325/34/LL Date Registered: 08/03/2012 Application Type: Full - Planning Community: Clynnog Ward: Clynnog

Proposal: CONSTRUCTION OF AN ANAEROBIC DIGESTION FACILITY AND ASSOCIATED INFRASTRUCTURE INCLUDING CONTINUED USE OF THE SITE ACCESS TRACK FROM THE A487 Location: LLWYN ISAF LANDFILL, CLYNNOG FAWR, CAERNARFON, GWYNEDD, LL545DF

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 The Welsh Government provides support to local authorities to try and establish a network of anaerobic digestion facilities across Wales to manage food waste collected by the waste control services. ‘Towards Zero Waste’ is the Welsh Government’s waste strategy which outlines the long term framework for managing waste and draws attention to the need to reduce the volume of food waste that we throw away.

1.2 We have reduced the volume of biodegradable urban waste to landfill and Gwynedd now recycles over 45% of municipal waste. It is proposed to extend the waste collection service in Gwynedd to a weekly food collection before the end of May 2012.

1.3 There is extant consent on the site for an anaerobic digestor approved by the planning committee on 19th January 2011, to treat 15,000 tonnes of food waste collected in the County, as well as producing up to 0.5MW of renewable energy from the process.

1.4 Since 2011 the Council has appointed Biogen (UK) Limited to implement the GwyriAD project. The company has considerable experience in design, building and operating anaerobic digestion facilities to process food waste. As a result of an assessment of the plan already approved, it is proposed with this application to introduce a range of improvements based on the company’s experience operating similar sites in England.

1.5 This application requests full planning consent to adapt the design, number and layout of the structures associated with the anaerobic digestion facility in order to satisfy the company’s operational requirements. The plans have been adapted to deal with 11,000 tonnes of food waste annually rather than 15,000 tonnes as previously approved.

1.6 The application details show plans for;  retaining the existing transportation road which links Llwyn Isaf and the A487 trunk road through the Cefn Graianog quarry,  Connecting with the surface water drainage facility which is in the process of being constructed on a piece of land east of the site,  Installation of facilities for the waste treatment process within the Llwyn Isaf site to comprise a reception hall/prior waste treatment, waste digestor tanks and storage tank for process material, gas storage tank, equipment for heat and energy recovery and associated infrastructure The Anaerobic Digestion process comprises the following key elements:  Waste reception  Unpacking and conditioning waste  Waste storage  Anaerobic digestion  Pasteurisation and storage of processed material  Storage of biogas; and,  Reclaiming energy and power distribution

Anaerobic digestion methods of treating food waste produce bio-gas and it is possible for these methods of treating waste to play a vital role in assisting the UK to reach its renewable energy targets. However, not only is the renewable energy element of value in the anaerobic digestion process, the compost produced from the process is also full of nitrogen and is a good source of phosphate, potash and other elements that are required to grow healthy crops and fertilize the soil. It is proposed to produce 9,000m³ of compost per annum from the process with a purpose built tank to store 4,800m³, or worth 6 months of finished produce (bio fertilizer liquid) with additional capacity in the two anaerobic digestor tanks to store up to a year’s produce.

1.7 The application details confirm that the site’s capacity is sufficient to store the bulk of the compost produce during the winter when it is not practicable to use it when the ground is wet.

1.8 It is intended to locate the anaerobic digestion facility on 2.6 ha of land south of the existing pulverisation building, where there is extant permission for an in-vessel composting unit and the permission also included use of part of the Llwyn Isaf site as a waste transfer site. The application site is part of former sand and gravel works and is currently used to drain surface water from the landfill site in purpose-built lagoons.

1.9 The applicants have submitted a design and access statement to confirm that the proposal satisfies the requirements in terms of access, character, design, ecology, community safety and environmental sustainability.

1.10 The application has been screened for the need for an Environmental Assessment under the Town and Country Planning (Environmental Impact Assessment) Regulations (England and Wales) 1999, and the application does not require an Environmental Statement.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009:

STRATEGIC POLICY 1: TAKING PRECAUTIONARY MEASURES STRATEGIC POLICY 2: THE NATURAL ENVIRONMENT STRATEGIC POLICY 4: DESIGN STANDARDS STRATEGIC POLICY 6: LAND REDEVELOPMENT AND REUSE STRATEGIC POLICY 8: WASTE STRATEGIC POLICY 4: DESIGN STRATEGIC POLICY 9: ENERGY STRATEGIC POLICY 16: EMPLOYMENT

POLICY B8: Protecting the Llŷn Area of Natural Beauty - Safeguard, maintain and improve the character of the Area of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site.

POLICY B14: Safeguard the Character of the Snowdonia National Park Landscape - Safeguard the character of the Snowdonia National Park landscape by refusing proposals which are visually obtrusive and/or are located insensitively and uncongenially within the landscape.

POLISI B15: Protect Nature Conservation Sites of International Importance - Refuse proposals which are likely to cause significant harm to nature conservation sites of national importance unless they conform to a series of criteria aimed at safeguarding, enhancing and managing recognised features within the sites.

POLICY B16: Protect Nature Conservation Sites of National Importance - Refuse proposals which are likely to cause significant harm to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing recognised features within the sites.

POLICY B17: Protecting Sites of Regional or Local Significance - Refuse proposals which are likely to cause significant harm to sites of regional or local significance unless they conform to a series of criteria aimed at the protecting, promoting and managing recognised features within the sites.

POLICY B22: Design - Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment.

POLICY B23: Amenities - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area.

POLICY B32: Increasing Surface Water - Refuse proposals which do not include flood reduction measures or appropriate alleviating measures which will lead to a reduction in the volume and scale of surface water reaching and flowing into rivers and other water courses.

POLICY B33: Developments that Could Cause Pollution - Protect human amenities, health quality and the natural or built environment from high levels of pollution.

POLICY B34 - Lighting and Light Pollution - Ensure that proposals do not significantly impair the amenity of neighbouring land uses and the environment.

POLICY C1: Locating New Developments – Land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan. POLICY C3: Re-using Previously Developed Sites – Proposals which give priority to the use of land or buildings previously developed and located within or adjacent to development boundaries will be permitted if the site or the building and use are appropriate.

POLICY C21: Provision of Facilities to Control and Recycle Waste - Land and property listed in the policy are safeguarded and/or allocated for the provision of infrastructure that could sustain or add to the range of waste management facilities noted in the North Wales Regional Waste Management Plan.

POLICY C22: Waste Management Facilities – Proposals for waste management facilities will be approved provided that they are justifiable in terms of the ‘Best Practicable Environmental Option’, the waste disposal hierarchy and the proximity principle provided there is demonstrable local need for the development.

POLICY C27: Renewable and Sustainable Energy Schemes – Proposals for renewable energy and sustainable energy management schemes will be approved provided that a series of criteria relating to the impact on the visual quality of the landscape and environmental and social factors can be met.

POLICY CH30: Access for all – Proposals for residential units, business / industrial units, or buildings / facilities for public use, will be refused unless it can be shown that thorough consideration has been given to the need to provide appropriate access for the widest possible range of individuals.

POLICY CH33: Highways - Development proposals will be approved if they can conform to specific criteria regarding the vehicular entrance, standard of the existing road network and traffic calming measures.

POLICY CH36: Private car parking facilities - Proposals for new developments, extension of existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park.

Supplementary Planning Guidance Gwynedd Design Guidance 2004 Supplementary Planning Guidance: Landscape Character 2009

2.3 National Policies:

Regional Policies: North Wales Regional Waste Plan 2003 (First Review 2008)

National Policies: Planning Policy Wales 2011 Technical Advice Note (Wales) 12: Design Technical Advice Note (Wales) 5: Nature Conservation Technical Advice Note (Wales) 8: Renewable Energy Technical Advice Note (Wales) 21: Waste Technical Advice Note (Wales) 11: Noise Technical Advice Note (Wales) 18: Transport Protection of Habitats and Species Regulations 2010. 3. Relevant Planning History:

3.1 The site’s planning history dates back to the 1950s where permission was granted to obtain and work sand and gravel and the site was worked regularly for mineral purposes until 1983. Since 1983, two applications were approved by Dwyfor District Council including the development of landfill, in addition to a pulverisation building, and the site was used for waste disposal purposes by Dwyfor Council and Gwynedd Council until July 2000.

3.2 C06D/0256/34/R3: Approved 11 December 2006 – In-vessel and open air composting facility, with an internal infrastructure including wash-down area and storage area, along with provision for transferring waste.

3.3 C07D/0351/34/R3: Approved 3 December 2007 – Mineral excavation developments in order to provide a domestic waste landfill facility, new access road, drainage system, stockpiling area and remedial works.

3.4 C10D/0332/34/R3 Approved 19 January 2011 - Construction and implementation of anaerobic digestion facility and associated infrastructure including continuing use of an access track from the A487 along with developing the surface water infrastructure on adjacent land

3.5 C11/0225/34/R3 Approved 20 June 2011 - Construction of a lined attenuation lagoon along with associated infrastructure including access track, drainage pipe work and outfall to the afon Desach.

3.6 C12/0028/34/R3: Approved 26 March 2012 – Surface water drainage lagoon with associated network including an open channel to divert surface water, access track with drainage pipes and outfall to afon Desach.

4. Consultations:

Clynnog Fawr Community No objection Council:

Dolbenmaen Community No observations Council:

Transportation Unit: No objection. It appears from the traffic assessment that there will be less movement to and from the site

Environment Agency:  No objection but suggest that conditions 10 and 11 on the previous consent (C10D/0332/34/R3) are re-attached namely conditions to safeguard the local water environment.  Also, the development requires an Environmental Licence under the Environmental Licensing Regulations 2010

Countryside Council for Wales:  No objection as it is assumed that the development will not have a detrimental impact on the integrity of the Eifionydd Marsh European Nature Conservation Site nor the relevant features of Sites of Special Scientific Interest  No hydrological link between the site and the nature conservation sites.  Having assessed the air quality assessment submitted with the application, it is considered that the emissions from the facility’s processes will not have an impact on the Eifionydd Marsh European Nature Conservation Site.

Gwynedd Council Biodiversity No Appropriate Assessment will be required under Protection of Unit: Habitats and Species Regulations 2010 as: o There will be no impact on hydrology of the Eifionydd Marsh European Nature Conservation Site, o that air emissions (nitrogen and acid) from the anaerobic digestor facility gas machinery will not be sufficient enough to have an impact on the features of the Eifionydd Marsh European Nature Conservation Site

No wildlife habitat of any special interest within the application’s area, however, suggest examining vegetation and trees prior to commencement of work as a precautionary measure to ascertain presence of nesting birds.

Welsh Water: The site to use a septic tank but advise that re-consultation will be required with Welsh Water if circumstances change and it is necessary to connect to the public sewerage system.

Public Protection Unit, Exactly the same observations as submitted with the previous Gwynedd Council: application, namely low noise levels from the development. Anticipate that the noise levels from the development would not be louder than the existing background levels measured in Llwyngwnadl Uchaf during the day and night.

Health Service, Ysbyty No objection having submitted a full assessment of the Gwynedd: environmental impact and the benefits of the development.

Area of Outstanding Natural This application is an improvement on the development previously Beauty Officer: approved as:  Less waste would be treated on the site,  The site layout is better with less structures erected,  The development is beneficial to the area’s environment bearing in mind that landfill will be reduced and the creation of renewable energy.

Gwynedd Archaeological Not received. Service: Public Consultation: A notice was posted on site and nearby residents were notified. The consultation period expired on 21st March 2012 and one letter / correspondence was received objecting to the application on the following grounds:  Detrimental change to the character of the landscape  Impact from noise, dust and odours  Light pollution  Increase in traffic on local roads

As well as the above-mentioned objections, objections were submitted that were not valid planning objections, which include:

 Lack of consultation  The area has suffered from enough landfill developments over the years

5. Assessment of the material planning considerations:

5.1 Principle of the development: i) The demand for reusing or recycling waste materials has increased substantially in response to the European directive by means of the Landfill (England and Wales) Regulations 2000, to redirect waste from landfill sites to sources where sustainable use can be made of it. ii) One of main priorities is to get to grips with the huge problem of food waste by encouraging people to recognise and reduce how much food they throw away and via the development of effective services for the collection and treatment of food waste. Anaerobic digestion is considered especially beneficial to a future low carbon economy. Although comparatively new for food waste, anaerobic digestion has been used in the treatment of sewage and processing farm waste for some time. This application responds to the need to manage and treat waste in a sustainable way. iii) This facility would reuse food waste that would otherwise be sent to landfill and this method of treating waste is considered as a sustainable way of treating and dealing with waste. The facility would also produce renewable energy by treating the waste in this way. iv) The requirements of Technical Advice Note 21: Waste, along with the Regional Waste Plan objectives outline the need to develop a sustainable network of facilities for waste treatment, with particular emphasis on the need to provide facilities for reusing and recycling waste. v) Llwyn Isaf has been designated by policy C21 of the Unitary Development Plan (UDP) 2004-2016 for developments associated with the disposal or treatment of waste. vi) Technical Advice Note 8: Renewable Energy and policy C27 of the UDP support the principle of providing energy from waste, subject to other relevant planning considerations. vii) Therefore, the development, in terms of principle, conforms to policy C21, C22 and C27 of the Gwynedd Unitary Development Plan and national planning guidance. 5.2 Visual amenities: i) The site is located outside, but on the periphery of the Llŷn Area of Outstanding Natural Beauty and within view of high ground within the Snowdonia National Park. As a result, it is likely that some areas of the site would be visible from a distance from vantage points that are subject to statutory protection.

ii) The main structures of the development are located in a low dip within the Llwyn Isaf site that has been surrounded and screened with mature trees. These trees were established in accordance with the requirements of a planning condition for a landfill development and erection of a pulverisation building. It is possible to add to the screening measures by planting trees and shrubs to further reduce any visual impact of the development, especially on the site’s eastern boundary where an area of mature trees and shrubs were moved recently in order to install new drainage provision for the site.

iii) The development’s main building is designed to reflect the character of the area’s agricultural buildings with the digestion tanks and material store not too dissimilar to the design of slurry tanks. The application’s plans and cross-sections indicate that none of the buildings or structures will be higher than the existing pulverisation building on the site.

iv) There is a separate extant planning permission for the two attenuation pools east of the site with a landscaping scheme and a scheme to compensate for wildlife habitat have already been agreed under planning conditions. There is no intention to make additional provision to link to the electricity grid, only to upgrade the existing hook-up point and use the electricity wires that serve the site.

v) In response to consultation on the application, the Area of Natural Beauty Officer stated that the application was an improvement on the application already granted as less waste will be treated on the site and that there was an improvement in the layout of the development as less structures would be erected.

vi) An assessment of the development’s impact on visual amenities was submitted with the application as well as the impact on the character of the local landscape. In the assessment it was established that there was no significant change in terms of the impact of the amended plans to those approved by the previous planning permission. With views of the AONB south of the site it appears that the restoration work on the landfill site even screens part of the development. It is considered that there would not be a detrimental impact on the visual amenities of the area or on the inward and outward views of the Area of Outstanding Natural Beauty or Snowdonia National Park.

vii) Therefore, it is believed because of the land levels, existing buildings on the site and the established screening around the site, and the fact that there is extant permission for such a facility on the site, that the development will not have any significant impact on the visual amenities of the AONB and will therefore conform with Policies B8, B14 and B22 of the UDP.

5.3 General and residential amenities: i) The nearest residential property, namely Llwyngwnadl Uchaf, is over 400 metres from the site with other dispersed properties even further away than this, but they abut the transport road to the site. The application refers to a noise assessment submitted with the previous application, where the background noise levels in Llwyngwnadl Uchaf are low during the day and night. A noise assessment submitted with the application has been updated to consider the setting, design and materials of the new buildings and the noise levels that are likely to stem from the development’s internal and external activities. The assessment is also based on noise levels that have already been tested by operating similar facilities under the applicant’s control. ii) The noise assessments have considered that the anaerobic process must work 24 hours a day and that some of the machinery, as a result, will be working constantly. The main changes with the amended proposal and the approved plan is that there will be one building to receive and process materials and changes to the design and setting of the heat recovery unit and combined power. However, it is not considered that the noise levels from the amended development will be higher than the noise levels associated with the previous development and it is possible to conform to the planning conditions. iii) No waste will be deposited outdoors and no part of the anaerobic digestion process will be open to the elements either. There will be appropriate provision within the structure of the reception hall to manage odours from the process and it is intended to take advantage of the site’s setting by installing the doors of the hall on the northern side of the building which faces the existing buildings. iv) It is intended to transport waste material and undertake ancillary activities within the reception hall during the hours of 08:00 – 18:00 Monday to Friday and between 08:00 – 16:00 on Saturdays. In addition, the volume of the food waste that will be processed in the facility will be less than the 15,000 approved in the previous application. v) The site will not be lighted during the night i.e. after 18:00 with the last load, only security lighting will operate occasionally. It is possible to agree on the details of lighting via a planning condition in order to ensure that light pollution will not impair on the amenities of local residents. vi) The air quality assessment submitted with the application is also based on experience of operating similar facilities under the applicant’s management and having considered the impact on ecological receptors (see below) and also the impact on human receptors namely nearby residents. The assessment confirms that the entire environmental contribution for all pollutants in the process is low, and it is not considered that emissions from the anaerobic digestion process in Llwyn Isaf would have a detrimental impact on the air quality of local residents. vii) The information submitted with the planning application notes that it is intended to impose a number of management measures in place in order to reduce the impact of noise, odours, etc. from the site. In response to a consultation on the application the Public Protection Department had no objection, as long as there is consistency in the schedule of planning conditions with the terms of the previous application for the benefit of controlling activities on the site and to monitor noise, dust and odour emissions. viii) The Environment Agency, by means of its powers, will also impose management standards and will monitor the situation. In addition to applying for planning permission, it is required for any venture that involves provision for waste treatment and disposal to apply to the Environment Agency in order to license the site under the Environmental Licensing Regulations 2010. ix) It is not considered, therefore, that this development is likely to have an unacceptable impact on the amenities of local residents or the local environment and consequently the development complies with Strategic Policy 1, Policies B23, B33 and B34 of the Gwynedd Unitary Development Plan, as well as national planning guidance. 5.4 Traffic and access matters: i) All the movements associated with the development will be restricted to the purpose built transport road which links the site with the A487 trunk road via Cefn Graianog quarry. A traffic assessment was submitted with the application to review the findings of the assessment submitted with the previous application and the amendments as a result of the proposed development. In response to a consultation on the application, no objection was received from the Council’s transportation service and it appeared from the assessment results that there would be less movements to and from the site due to;

 The landfill development has been terminated prematurely with all the waste material collected by the Council now transferred to Ffridd Rasus landfill site in Harlech.  Although planning permission is extant for a waste transfer station on the site all of the waste collected in the Arfon area now is sent to Ffridd Rasus via the transfer station at Caergylchu in Caernarfon.  The amount of waste received by the site has reduced from 15,000 tonnes per annum to 11, 000 tonnes. This means that the maximum vehicular movements associated with the development will reduce from 14 vehicular movements a day to 8 during the periods where the site received and exported materials at the same time.

ii) The access statement and the application plans confirm provision for turning spaces for loading vehicles, access to the highway, parking for site staff and visitor parking and also for disabled visitors. Therefore, it is believed that the development complies with Policy CH30 of the Unitary Development Plan – Access for all. The gates have already been erected for the public footpath that crosses the transport road; however, there is no right of way or any public footpath crossing the site where it is proposed to locate buildings and structures.

iii) Since the new transport road became operational, managing transport emanating from Llwyn Isaf has improved substantially and the impact of the transportation has been mitigated substantially. No complaint was received regarding the effect of heavy traffic associated with the landfill site. Therefore, it is unlikely that there will be any detrimental impact on the users of country lanes surrounding the site. Therefore, the development complies with policy CH33 of the UDP and national planning guidance.

5.5 Biodiversity matters: i) Although the proposed development will not directly cause the loss of habitat or species, it is vital to consider the impact of the development on the special area of conservation (SAC), which is the Eifionydd Marsh European Nature Conservation designation and as with the previous application, the development has to be considered as a plan or project that would have an impact on the SAC features.

ii) The information submitted with the application includes drainage details to connect with the surface water drainage that have already received planning permission on a plot of land east of the site. The anaerobic digestion process is totally enclosed and there will be no contact with the hydrology of the Special Area of Conservation that is located approximately 330m south. In response to consultation on the application no specific concerns were received from the Environment Agency regarding the possible impact on the local water environment as long as the development conforms with standard conditions and also for the applicant to contact them as a result of the requirements of the Environmental Licensing Regulations 2010.

iii) The applicant has re-submitted information on the impact of emissions from the anaerobic digestion facility processes. In response to consultation, neither the Countryside Council for Wales nor the Biodiversity Unit of Gwynedd Council had no objection to the application as it was assumed that the processes of the anaerobic digestor facility would not have a detrimental impact on the integrity of the Eifionydd Marsh European Nature Conservation Site or on the relevant features of the Sites of Special Scientific Interest. Therefore, there is no need to undertake and Appropriate Assessment under the provisions of the Protection of Habitats and Species Regulations 2010. Provision for monitoring air emissions would fall under the authority of the Environment Agency with site licensing regulations.

iv) Based on the evidence, it is not believed that the development will have any significant impact on the qualities of the SAC or on the biodiversity of the area. Therefore, the development complies with Strategic Policy 2, policy B15, B16, B17, B32 and B33 of the Unitary Development Plan, as well as national planning guidance.

v) Gwynedd Council’s Biodiversity Unit confirms that there is no wildlife habitat of any special interest within the application’s area. However, as part of the application’s plans it is necessary to move part of a screening bund on the eastern side of the development and consequently the service suggests that trees and vegetation is checked prior to commencing the work as a precautionary measure to ascertain if any birds are nesting.

5.6 Sustainability matters i) The development in terms of its nature is sustainable as it has significantly increased the amount of waste to be treated in a sustainable manner to reach the Assembly targets to divert waste from landfill and which has already been assessed in this report under ‘Development Principle’.

ii) The building design also ensures that the best is made of natural lighting and the building's roof has a system to collect rainwater to feed into the anaerobic digestion process.

5.7 The economy The proposal will safeguard 3 full time posts to operate the facility as well as a number of other posts associated to the supply chain and the agricultural industry. The proposal therefore complies with strategic policy 16 of the UDP and has a positive impact on the area’s economy.

5.8 Response to the public consultation: i) The main concerns being raised in response to the application mainly involve the possible impact on residential amenities and the area's landscape character.

ii) Full consideration has been given above to the objections and planning grounds received in response to the consultation on this application. It is believed that there is no basis to justify the refusal of planning permission in this case based on the impact on amenities as any impacts can be alleviated via planning conditions and planning permission is extant on the site for a facility of this type. In addition, the development will need to comply with the requirements of the Environment Agency.

6. Conclusions:

6.1 Food waste is a substantial percentage of all organic domestic waste and there are substantial environmental advantages available if it is possible for it to be collected and treated. It also appears that the choice is now moving away from in-vessel composting and towards anaerobic digestion as it offers opportunities to produce renewable energy from an organic waste stream.

With the possibility that sending food waste to landfill will be prohibited in the near future, increasing landfill taxes and the increasing need to produce renewable energy in the UK, there will be more and more demand for AD facilities to treat municipal waste and commercial waste in the next years. Also, the development reflects national and regional objectives and guidance relating to the most sustainable methods of dealing with waste and providing renewable energy.

The main advantages of the plan mean:

 Diverting approximately 11,000 tonnes of food waste from landfill in Gwynedd,  Producing 0.5 MW of green energy which is sufficient for approximately 500 homes,  Producing approximately 9,000 m³ per annum of nitrate and bio-compost material to be used for agricultural purposes,  The development of carbon neutral technology is supported by the Welsh Government and contributes to the general aims of getting to grips with climate change,

The development proposed via this application conforms to the relevant planning policies and the application should be approved as:

 The proposed development is acceptable in principle,  There will be no unacceptable impact on the safety of the users of any road and the development should improve safety on the existing road network, by using the purpose-built transport road,  There will be no detrimental impact on the character of the Area of Outstanding Natural Beauty.  There will be no impact on the features of the SAC and SSSI or on the biodiversity of the area.  There will be no unacceptable impact on the amenities of local residents in terms of noise and odours.  The development would have a positive impact on the economy in terms of creating jobs  It is believed that the development complies with local planning policies and regional and national planning guidelines. 7. Recommendation:

7.1 To approve the development with conditions to ensure appropriate planning control in the following areas:

 Length of time  Compliance with the application’s plans  Development rights  External materials  Site working hours  No working on Sundays or Bank Holidays  Noise, dust, odour monitoring and management plan  Restricting transportation to the purpose-built transport road  Planting/management plan and after-care of vegetation on the site’s eastern 'clawdd'  Examine for presence of nesting birds in wooded areas before commencement of clearance work  External lighting details. Number: 2 Application Number: C10D/0261/40/AM Date Registered: 28/06/2010 Application Type: Outline Community: Llannor Ward: Efailnewydd/Buan

Proposal: CONSTRUCTION OF 2 SINGLE-STOREY AFFORDABLE HOUSES Location: LAND ADJACENT TO, PARC YR EFAIL, EFAILNEWYDD, PWLLHELI, GWYNEDD, LL535TH

Summary TO DELEGATE POWERS TO APPROVE of the Recommendation:

1. Description:

1.1 The proposal involves erecting 2 affordable dwellings. Originally, this was an application for two open market dwellings; however, it has now been amended so that it is an application for affordable dwellings. This is an outline application and it is considered that the houses would be single-storey two bedroom houses with a floor surface area of approximately 80 square metres.

1.2 The site is located outside the Efailnewydd development boundary but it is immediately nearby the boundary. The site lies within a Landscape Conservation Area. To the east of the site there is a housing estate; otherwise, fields surround the site. Access would be gained to the site through the nearby housing estate.

1.3 An affordable housing Design and Access Statement was received as part of the application.

1.4 The application is being submitted to committee following receipt of three or more objections to the proposal.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009: B10 – PROTECTING AND ENHANCING LANDSCAPE CONSERVATION AREAS – Protecting and enhancing Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant damage to recognised features.

B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features of the amenities of the local area. B25 – BUILDING MATERIALS - Safeguard the visual character by ensuring that building materials are of high standard and in-keeping with the character and appearance of the local area.

C1 - LOCATING NEW DEVELOPMENTS – Land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan.

C28 – SAFEGUARDING AGRICULTURAL LAND - Proposals which would lead to the loss of grades 1, 2 or 3a agricultural land will be refused unless it can be shown that there is overwhelming need for the development, and proved that there is no previously developed land available and that there is no land of lower agricultural grades available apart from land of environmental value which outweighs agricultural considerations.

CH7 – AFFORDABLE HOUSING ON RURAL EXCEPTION SITES DIRECTLY ADJOINING THE BOUNDARIES OF VILLAGES AND LOCAL CENTRES – Permit affordable dwellings on rural sites directly adjoining the boundaries of Villages and Local Centres provided they conform to criteria relating to local need, affordability and impact on the form of the settlement.

CH36 – PRIVATE CAR PARKING FACILITIES – Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidance. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where there is an assessed need for off-street parking and when the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the developer contributes to the cost of improving the accessibility of the site or providing the number of necessary parking spaces on another site nearby.

Supplementary Planning Guidance: Affordable Housing (November 2009) Supplementary Planning Guidance: Planning for sustainable building (April 2010) Supplementary Planning Guidance: Landscape Character (November 2009)

2.3 National Policies: Planning Policy Wales (Fourth edition, February 2011) Technical Advice Note 2: Planning and Affordable Housing Technical Advice Note 6: Planning for Sustainable Rural Communities Technical Advice Note 12: Design Technical Advice Note 18: Transport Technical Advice Note 22: Planning for Sustainable Buildings

3. Relevant Planning History:

3.1 There is no relevant planning history to the site; however, the site in question formed a broader piece of land that was designated specifically for housing in the GUDP deposit draft version (2004). However, the Inspector’s Report recommended removing this designation from the Plan and excluding the site from the development boundary of Efailnewydd.

4. Consultations:

Community/Town Council: Support.

Transportation Unit: The Parc yr Efail estate is an adopted highway; therefore, any application to extend the estate road to serve additional properties would require a section 38 agreement for the extension. As the extension to the estate road would only serve two additional properties and which would measure approximately 20 metres long, no additional turning space would be required; however, the existing turning spaces would need to be modified to enable reversing vehicles to turn around. Conditions must be included on the planning permission in respect of the estate road, completion of turning space and parking provision.

Environment Agency: Not received.

Welsh Water: Conditions need to be imposed on any planning permission in relation to foul water, surface water and land drainage.

Public Protection Unit: Not received.

Trees Officer: Potential impact on trees abutting the north-western boundary; however, the trees are not of a high amenity standard.

Affordable Housing Officer: The following observations were received regarding the application in its original form as one for 2 open market houses (however, no observations were received after the application was amended for 2 affordable dwellings):- From the information submitted by the applicant on the application form, the basis of the application is to provide two open market units; however, the site is outside the boundary and to that end, local or national policy do not permit open market housing on such sites.

No response had been received when preparing the agenda in terms of the Affordable Housing Statement received as additional information from the agent. Public Consultation: A notice was posted on the site and nearby residents were notified about the original plans and this consultation period ended on 9 August 2010. Eight objections were received to this original proposal. After the application was changed to be one for two affordable dwellings, a second consultation was undertaken and that advertising period ended on 31 January 2011. Five letters / pieces of correspondence were received, objecting on the following grounds:

 The size of the dwellings – changed to be single-storey affordable dwellings; would this include bedrooms in the roof space?  Are they going to consider two houses on each plot?  If two affordable houses are being built here then before long more will be built further away in the field.  Enough houses for sale in Efailnewydd at an affordable price; therefore, there is no need for this development.  Other land has been earmarked for housing in Efailnewydd.  Efailnewydd does not have the services or facilities to cope with another housing development – no school, no public footpath to Pwllheli or Nefyn, no cycle path.  The land was removed from being included in the GUDP following the inspection undertaken by the planning inspector.  Construction traffic travelling through the Parc yr Efail estate.  Children use the estate road for play.  The existing turning space at the far end of the estate road needs to be modified.  The access road of the estate is very narrow and any addition to the estate will create even more hazards for the residents.  Increase in traffic using the existing estate road, thus affecting safety in the estate.  Vehicles being parked near the access of the existing estate road, thus creating traffic hazards.  Drains under the estate road have not been adopted; therefore, the residents of the estate have to pay for any work that is carried out on them.  Trees have been felled on the site.  The fields to be used for the development are of the highest quality and they have been underused.  Need to safeguard grade 1 agricultural land from a development that is not genuinely needed.  Loss of unbroken views of the countryside. 5. Assessment of the material planning considerations:

5.1 Principle of the development The application site is located outside the development boundary of Efailnewydd as noted in the GUDP; however, the site immediately abuts the development boundary. Policy C1 states that land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and supplementary facilities in open countryside will be refused with the exception of a development which is permitted under another policy within the Plan. The policy notes that affordable housing on suitable sites immediately abutting the development boundaries is an example of the type of development that can be approved in the countryside.

Taking the application site into account and the fact that Efailnewydd is defined as a village in the GUDP, the principle of developing houses on this site is contrary to Policy CH7. In accordance with the requirements of this Policy, it is important to establish whether the site is acceptable for a residential development. Therefore, the development would have to form a reasonable extension to the village and should not form an extension that is unacceptable to the countryside or create a fragmented pattern of development. In this case, consideration should be given to what was noted about the site during the process of preparing the GUDP. This application site, as part of a broader site, was designated specifically for housing in the deposit draft version of the Gwynedd UDP (2004). However, the Inspector’s Report recommended removing this designation from the Plan and excluding the site from the development boundary of Efailnewydd. It was noted that the proposed designation would extend a finger of development even further into the open countryside surrounding the village, the housing development would not reinforce the existing development area by consolidating the gap between built areas. Rather, it would introduce a prominent development in the landscape which can be seen clearly from the A497 nearby. It would not integrate well with the existing settlement pattern, contrary to the advice in Planning Policy Wales. On these grounds, this housing designation was removed and the site was excluded from the development boundary in the Proposed Modifications draft of the GUDP (2008). However, it must be noted that the size of the application site is much smaller than the size of the previous housing allocation and contrary to developing a much larger part of the field for housing, it is not considered that locating two additional dwellings immediately nearby the existing housing estate would create an unacceptable extension to the countryside and it would not create a fragmented pattern of development. To this end, it is considered that the site is acceptable to locate two dwellings and it must also be borne in mind that if these two dwellings are developed then under the GUDP, the land beyond the existing application site would not be located immediately nearby the development boundary of the village for further housing development.

In assessing the proposal to develop a rural exception site, paragraph 2.30 of the Supplementary Planning Guidance for Affordable Housing notes that consideration should be given to whether the need for affordable housing can be met through the use of the current housing stock, buildings or land within the development boundary. One site has been designated for housing in Efailnewydd, namely near Ty’n Ffordd. There are two extant planning permissions for this site and between them they will supply three residential units. These two permissions have been implemented as the work of building the residential units has commenced. These two permissions involve developing the entire designated site and therefore, there will be no more room for additional units on this site. None of the units approved for this site have been designated as affordable units. Excluding the location of the designated housing site, the Efailnewydd development boundary has been drawn tightly surrounding the existing built form of the village; therefore, there are not many opportunities to provide affordable dwellings within the development boundary. In addition, only one affordable unit has been granted planning permission in Efailnewydd and in terms of this specific aspect, it is believed that the concept of developing on a rural exception site in Efailnewydd is acceptable. The applicant submitted an affordable housing statement in February 2012 which presents information regarding the need for the houses. This statement provides the names of seven people who have contacted the applicant showing an interest in the land. It is also understood that Tai Eryri has 12- 14 people on their waiting list in the area. From the statement, it is understood that the proposal is to offer the plots either as building plots for the prospective buyers or to be sold by the applicant as low priced owner-occupied housing.

5.2 Affordable Housing The proposal has been submitted as one for two single-storey affordable dwellings. They would be two bedroom houses with a floor surface area of 80 square metres. This would be in keeping with the requirements of paragraph 5.17 of the Affordable Housing Supplementary Planning Guidance which notes that a two bedroom single- storey house can measure 80 square metres. As this is an outline application, full details of the houses have not been received; however, there will be a need to ensure with the details application that the houses proposed are genuinely single-storey and that it would not be possible to include bedrooms in the roof space in future as that could have implications in terms of the size of the houses and their affordability. It will also need to be ensured that the houses continue to be affordable in future by signing a 106 agreement that binds the houses to those who can prove that they have a general local need for an affordable house.

5.3 Visual amenities The site is located within a Landscape Conservation Area. In accordance with Policy B10, there will be a need to assess the impact of the proposed development on the positive features of the landscape and those elements of it that contribute to the character of the unique local landscape along with the location, design and materials of the proposed development and how it can integrate into the landscape. As this is an outline application, the full visual impact of the proposal cannot be assessed. However, it is considered that an acceptable design can be obtained that would be in keeping with the surrounding area. It can also be ensured that suitable materials are used on the external elevations and roofs of the proposed houses and a condition should be imposed on any permission to secure a slate roof and to agree on materials with the local planning authority. Therefore, it is considered that two houses can be located on the site in such a way so that they do not have a detrimental impact on the visual amenities of the area and without having a detrimental impact on the Landscape Conservation Area. It is considered that the proposal will be assessed in full in terms of Policy B22 and B25 at the time of submitting the reserved matters application.

5.3 General and residential amenities The site is located near an existing housing estate. The full design of the proposed houses has not been received; however, it is considered that the houses can be located on the site in such a way so that it will ensure reasonable privacy for the users of the houses closest to the site. It is likely that there would be an increase in the volume of traffic using the nearby estate road, in particular during the construction work. However, the construction period would only last temporarily and it is not considered in the long-term that traffic associated with the two houses would cause significant harm to the amenities of the local neighbourhood. It is considered that the proposal is acceptable in terms of Policy B23; however, it must be ensured that the design of the proposed houses ensure reasonable privacy for the users of nearby properties. 5.4 Traffic and access matters The observations of the Transportation Unit have been received regarding the proposal. From these observations, it appears that the Parc yr Efail estate road has been adopted. As the extension to the road would only serve an additional two properties and that an extension of approximately 20 metres only would be required for the proposal, the transportation unit is not of the opinion that an additional turning space would be needed; however, the existing one would need to be modified. The transportation unit is eager to impose conditions in respect of the estate road, completion of turning space and parking provision. It is not considered that the proposal would have a detrimental impact on road safety and it is considered that the proposal is acceptable in terms of Policies CH33 and CH36 of the GUDP.

5.5 Any other considerations The application site is located on grade 1 agricultural land that forms part of the best and most multi-purpose agricultural land. Paragraph 4.9.1 of Planning Policy Wales notes that considerable weight should be placed on safeguarding such land from being developed because of its special importance. Policy C28 of the GUDP conveys what is noted in the national guidelines in respect of the fact that developments on such land should be refused unless there is an essential need for the development and where it can be proven that no previously developed land is available and that land of a lower agricultural grade is available, except for land with an environmental value recognised by a landscape, wildlife, historical or archaeological designation that outweighs agricultural considerations. The proposal is for the provision of two affordable houses on the site. The site designated for housing in Efailnewydd is in the process of being developed and there is no more room for additional houses on that site. In addition, the Efailnewydd development boundary has been drawn tightly surrounding the existing built form of the village; therefore, there are not many opportunities to provide affordable dwellings within the development boundary. Therefore, it is considered that there is no suitable alternative site available to supply affordable houses in Efailnewydd. Only a part of agricultural land would be lost as a result of the proposal and the rest of the field would be available for agricultural purposes. Taking all factors into account, it is considered that the proposal would be acceptable in relation to Policy C28 of the GUDP.

Concern has been expressed that trees have been felled on the site in recent years. There was no tree preservation order on the land; therefore, the landowner was entitled to fell those trees. The observations of the Trees Officer were received regarding the proposal and he noted the potential impact on trees abutting the north- western boundary; however, the trees are not of a high amenity standard. Should trees or hedges be felled as a result of the development, a condition could be imposed on the permission to ensure that a landscaping plan is submitted so that new vegetation is planted to replace what will be lost.

6. Conclusions:

6.1 The site is located outside the development boundary of Efailnewydd; however, it immediately abuts the boundary, thus the proposal must be considered as a rural exception site. This application site is much less than the one removed from the GUDP in the Inspector’s Report. It is not considered that the proposal of locating two dwellings immediately nearby the existing housing estate creates an unacceptable extension to the countryside and that it would not create a fragmented pattern of development. To this end, it is considered that the site is acceptable to locate two houses and it should be noted that if these two houses are developed then the land beyond the site that abuts the boundary as shown in the GUDP would not be used for any further housing developments. Details were received regarding the demand for housing and it is understood that the houses would be two bedroom single-storey dwellings and that the proposed size of 80 square metres conforms to the requirements of the Affordable Housing Supplementary Design Guidance. Despite the full details of the proposal not being available in terms of assessing the visual impact implications, it is considered that two houses could be located on the site in such a way as not to have a detrimental impact on the Landscape Conservation Area. An acceptable design for the houses would need to be ensured when submitting reserved matters. The site is on grade 1 agricultural land. The proposal would provide two affordable dwellings on the site and there is no acceptable alternative land available in Efailnewydd for the supply of affordable houses. There would be a need to sign a 106 agreement that binds both houses to general local need for affordable housing.

7. Recommendation:

7.1 To delegate powers to the Senior Planning and Environment Manager to approve the application subject to signing a 106 agreement to bind the two houses as affordable houses for general need, and subject to the following conditions: 1. Time to commence the development. 2. Submit reserved details within two years. 3. Slates on the roof. 4. Agree on materials for the external elevations. 5. Withdrawal of permitted development rights. 6. Landscaping. 7. Complete the estate road with compacted and fixed stabilising rocks with the surface water drainage system having been completed prior to commencing any work on the dwellings it serves. 8. Installation of kerbs, surfacing of carriageway and footway and lighting. 9. Completion of turning space according to the plans. 10. Provision of parking space. 11. Disposal of surface and foul water separately from the site. 12. No surface water to connect directly or indirectly with the public sewer. 13. No run-off drainage to discharge directly or indirectly into the public sewer. Number: 3 Application Number: C11/1122/39/LL Date Registered: 19/12/2011 Application Type: Full - Planning Community: Llanengan Ward: Abersoch

Proposal: PLACE 50KW PHOTOVOLTAIC PANELS AND KEEP ELECTRICITY SUPPLY BUILDING. Location: HENDY FARM, ABERSOCH, PWLLHELI, LL537HY

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 The proposal involves installing 50Kw photovoltaic panels on the land. The surface area of the panels would be 1000m2. The maximum height of the panels would be 2.5m. It is intended to erect a 2 metre high clawdd topped by a blackthorn hedge located to the south and the east of the panels. It is also intended to erect fencing on either side of the public footpath which runs through the field along with planting a blackthorn hedge on either side of the proposed fencing. It is intended to install a container / shed to the rear of the panels in order to store equipment for the site. The application also asks for permission to retain an electricity supply building which is already located on a section of the field.

1.2 The site is situated in the countryside and lies within an Area of Outstanding Natural Beauty. It is a relatively prominent location and is located in part of a sloping field. A clawdd runs through the field. A public footpath runs across the lower part of the field, but not on the section of land to which this application applies. There are houses located on the outskirts of the field.

1.3 A Design and Access Statement was submitted as part of the application.

1.4 The application is re-submitted to the Committee following the resolution of the Planning Committee held on 27 February 2012 to defer the application in order to hold further discussions with the applicant, so as to obtain clear plans and details with regard to the size and location of the panels, and for additional public consultations to be held locally when the full information is available.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

B8 - THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) - Safeguard, maintain and enhance the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site. B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

B25 – BUILDING MATERIALS - Safeguard the visual character by ensuring that building materials are of high standard and in-keeping with the character and appearance of the local area.

C27 – RENEWABLE AND SUSTAINABLE ENERGY SCHEMES – Proposals for renewable energy and sustainable energy management schemes will be approved provided that a series of criteria are met.

2.3 National Policies: Planning Policy Wales (Fourth edition, February 2011) Technical Advice Note 8 – Renewable Energy (2005)

3. Relevant Planning History:

3.1 C06D/0097/39/AM – Construction of low cost eco homes – Field no. 4800, near Tyddyn Callod, Abersoch –Withdrawn – 14/06/06.

3.2 C06D/0098/39/AM – Construction of affordable eco homes – Field no. 5500, near Bron Eifion, Abersoch –Withdrawn – 14/06/06.

3.3 C09D/0102/39/AM – Mixed use development including ten affordable houses (mixed tenure), ten holiday homes (part-ownership) and six light industry units (B1 class use) - Field no. 5500, near Bron Eifion, Abersoch –Withdrawn – 02/07/2009.

3.4 C09D/0446/39/AM – Residential development of six affordable homes of mixed tenure – Land near Hendy Farm, Abersoch –Withdrawn – 10/03/10.

4. Consultations:

Community/Town Council: Refuse, because it is an overdevelopment within an Area of Beauty and would set a precedent.

Transportation Unit: I refer to the aforementioned application and wish to state that I do not intend to submit a recommendation as it is supposed that the proposed development would not have a detrimental impact on any road or proposed road.

Footpaths Officer: Need to ensure that public footpath no. 33 Llanengan is protected during and also at the end of the development.

AONB Officer: These are observations on the amended plan. As noted in the original application, the application site is located within the Llŷn AONB. The AONB is a statutory designation which has the same status as a National Park. The Llŷn AONB was designated in recognition of the area’s exceptional landscape and coastline. In the revised plan, the panels have been turned to lie from the west towards the east. The panel surface area is per the original plan, and again the panels would cut across a historical clawdd. The revised plan shows a 1.2m clawdd with thorns planted to landscape the structure. The revised plan is an improvement on the original due to the landscaping, however, the need to demolish part of a traditional clawdd remains, and it will be visible from a number of local points. In its current form, it is not believed that the development is one which is in-keeping with the AONB.

Countryside Council for Wales: The current application is very similar to the original one for which the Countryside Council for Wales provided observations on 26 February 2012. The principal difference being that the latest application notes the location and the size of the shed proposed to store the electrical equipment. Once again, there is no landscape impact assessment. Consequently, it is not possible to anticipate whether or not the alleviation measures are acceptable and we are still of the opinion that the planning application proposal cannot be accepted in its current form. As you are aware the proposed plan is located in the Llŷn Area of Outstanding Natural Beauty. We wish to remind you of the duty of your Authority under Section 85 of the Countryside and Rights of Way Act 2000, which exacts that public bodies must consider the purposes relating to protecting and enhancing the natural beauty of the Area of Outstanding Natural Beauty.

Biodiversity Unit: Not received.

Public Consultation: The original consultation period ended on 25 January 2012 and 36 letters / correspondences objecting to the proposal were received. A second consultation on the proposal was undertaken on 2 April 2012 and on 16 April 2012. The latest consultation ended on 30 April 2012 and 33 objections were received during the most recent second consultation, on the grounds of:

 It extends Abersoch’s defined development boundary.  Development boundaries have a specific purpose and have been allocated around towns and villages to restrict development to sites which lie within the settlements in order to manage development and safeguard the countryside.  Within an AONB which is a statutory designation of the same status as a National Park.  It substantially interferes with the rural landscape of this sensitive location which has been identified as an Area of Outstanding Natural Beauty and which is also located within proximity of the Heritage Coast.  The development will have a major visual and environmental impact on the area will be visible to everyone from the nearby roads and from afar.  The location is prominent on a hill and would be very visible from the surrounding countryside and from nearby properties and it will also have a detrimental impact on the area’s environment and amenities.  Impact on the character of the area.  The panels would be a dominant feature in the fields and would be harmful to the area’s beauty.  The bunds are recognition of the fact that the scheme will have a serious impact on the landscape within an AONB and the purpose of bunds on the public footpath is not made clear.  Visible from all directions – with glare from the glass and no element of screening can overcome this.  It changes the area for neighbours, visitors, pedestrians and tourists who are encouraged to visit Wales for its green land and beauty.  It is a popular walking route for local people and visitors to see the countryside and views of the hills, rather than steel structures and solar panels.  There will be hundreds of solar glass panels and frames all over the field which will be visually intrusive and will destroy the AONB.  Effect on wildlife.  The old Llŷn ‘clawdd’ between the fields will be destroyed thus changing the landscape.  The Plan has been unnecessarily set across two fields and the Llŷn clawdd.  The earth bunds across the field will change the AONB landscape and disrupt the character of the traditional fields.  Affects the traditional boundaries which are an archaeological feature.  There is a standing stone on the site which has not been identified as a monument; however it could be of archaeological interest.  The development destroys and eradicates traditional field boundaries (cloddiau) which are an important archaeological conservational feature and the proposal would cut across two fields.  The application for a 50kw solar system equates to an industrial development and is different to domestic systems that are usually 5kW or less.  Change of use of land from agricultural to industrial.  Loss of prime agricultural land.  This application possibly opens the door to a number of other applications in the area and in nearby fields.  A number of planning applications have been submitted for these fields and it is considered that this application is being used to open the land up for further development.  Need to build a comprehensive infrastructure to serve the system and this would have a substantial impact on the area e.g. electrical equipment to connect to the grid, shed and new road.  The area’s roads are very narrow especially the back road from Lôn Engan up to the site, it has no pavements either and this is a cause for concern because in many places there is only enough room for one vehicle to pass along the road at any given time, and there are no purpose built passing places.  The panels would be installed within view of the public footpath.  The electricity supply shed has been built without permission and should be removed.  The shed is not in-keeping and disrupts the AONB.

5. Assessment of the material planning considerations:

5.1 Principle of the development This is a proposal to install photovoltaic panels on the land. Paragraph 3.15 of TAN 8 - Renewable Energy states that unless there are circumstances when visual impact is critically harmful to listed buildings, monuments or conservation area scenery, proposals for suitably planned solar thermal and photovoltaic systems will be supported. Similarly, Policy C27 – GUDP is supportive of proposals for renewable energy and sustainable energy management schemes provided that a series of criteria relating to the impact on the visual quality of the landscape and environmental and social factors can be met.

A number of the objections have voiced concern that the proposal is located outside the Abersoch development boundary. However, policies related to renewable energy do not restrict these types of developments to inside development boundaries; therefore, it is considered that it is appropriate to locate such developments in the countryside.

5.2 Visual amenities The site is located within an AONB as noted in the proposals map. The AONB is a statutory designation which has the same status as a National Park. Generally, it is considered that a development which causes significant harm to the landscape and the coast (including views in and out of the area), wildlife, historical remains and buildings, language and culture and the quiet and unpolluted nature of the area is contrary to the objectives of this designation.

The site is located in the middle of a field where there is a traditional clawdd. To a degree, the proposal therefore appears to straddle two fields and crosses over the clawdd. In light of the need to install solar panels in the field and the intention to erect a clawdd to the south and the east of the panels, this traditional clawdd will be affected. This involves changing the pattern of the appearance of the fields which are currently quite traditional in nature, and would also affect the traditional remains which separate the fields. Attempts were made for the applicant to move the solar panels either towards the hedges that abut the road to the north, or so that they are located to one side of the clawdd. It was considered possible to install the panels in one of these locations in a way that would not have such an impact on the visual amenities of the AONB or the clawdd, as opposed to the current site. However, the applicant continues to want to place these solar panels in the centre of the field as per the original application.

A public footpath runs through the lower part of the field and the application site would be visible from this public footpath. It would also be visible from sections of the nearby county road. The choice of site is explained in the design and access statement as the best possible location for the brightness required to generate maximum electricity. Initially, when submitting the application, no landscaping had been shown for the site. However, the application now includes a clawdd to the south and east of the solar panels, to be 2 metres high and topped by a blackthorn hedge. As part of the application, the applicant also intends to erect fencing and to plant on either side of the public footpath. It is likely that the reason for introducing this intention to attempt to screen the proposal from the view of the users of the nearby public footpath. However, it is considered that this type of proposal to landscape both sides of the public footpath would create a tunnel effect for the users of this public footpath and could contribute to an oppressive feeling for the footpath users, as opposed to the current situation where the footpath is completely open. Landscaping the footpath and creating the clawdd could possibly mitigate some of the concerns related to the appearance of the proposal in the landscape, however it is not considered that this landscaping would enable the solar panels to be fully compatible with the landscape, and creating the clawdd as shown in the plans would be out of character with the traditional form of the fields and would lead to losing the remains of cloddiau which are a traditional feature of the area. It is therefore considered that the proposal would have a detrimental effect on the traditional remains of the AONB and would cause detrimental harm to the area and the landscape’s visual amenities.

The observations of the Countryside Council for Wales and the AONB Officer on the proposal were received. In relation to the comments of the Countryside Council for Wales, they note once again that no landscape impact assessment has been submitted and therefore it is not possible to anticipate whether or not the mitigating measures are acceptable and therefore their opinion remains that they cannot accept the proposal in its current form. In relation to the observations of the AONB Officer, he states that the amended plan is an improvement of the original plan as the proposal offers a clawdd with thorns to landscape the structure. However, he also notes that due to the intention to landscape, the proposal would still involve the need to demolish a section of a traditional clawdd and it will be visible from a number of local points and therefore, in its current form, it is not believed that the development is in-keeping with the AONB. These observations reiterate the fact that the proposal in its current form is not acceptable for this location and therefore the proposal is contrary to Policies B8 and C27 of the GUDP.

In relation to the building that has been erected in order to provide electricity supply it is considered that the design is acceptable, however, should the application be approved, an acceptable finish would have to be secured for the external walls and the roof. It is considered that the proposal for the building is acceptable in terms of Policy B22 and B25 of the GUDP.

5.3 General and residential amenities There is residential housing near the outskirts of the field where it is proposed to locate the photovoltaic panels, and the nearest houses are approximately 60 metres away. The proposal is likely to be visible from these houses but loss of view in itself does not constitute a planning reason for refusing the proposal. Criterion 4 of Policy B23 refers to the fact that the site plan should minimise opportunities for individuals to behave anti-socially and create an environment where people feel they can walk, cycle and play safely. It has already been mentioned that the proposal to landscape both sides of the public footpath would create a tunnel effect for the users of this public footpath and could contribute to an oppressive feeling for the footpath users, as opposed to the current situation where the footpath is open. In light of this it is considered that this proposal has implications relating to creating opportunities for individuals to behave anti-socially and by creating an environment where people would not feel safe enough to walk. Therefore it is considered that the proposal is contrary to Policy B23 of the GUDP.

5.4 Traffic and access matters In terms of transport matters, it is likely that the increase in traffic related to the development would only be short term, during the period when the equipment etc, would be installed on the land. It is not considered that there will be a long term impact on the surrounding roads, and it is considered that the proposal is acceptable in terms of Policy CH33 of the GUDP.

A public footpath runs through the lower part of the field but does not cross the application site. The route of this path is not affected by the proposal; however its nature would be changed by means of the proposed landscaping. The observations of the Footpaths Officer state that public footpath no. 33 should be protected during and at the end of the development. Therefore, should it be wished for the application to be approved, there would be a need to include a condition on any permission to safeguard the public footpath. Hence, it is not considered that the proposal would have a detrimental impact on this public footpath.

5.5 Biodiversity matters Objectors voiced concerns regarding the proposal’s impact on biodiversity. The observations of the Biodiversity Unit on the proposal’s impact on biodiversity are awaited.

5.6 Relevant planning history It can be seen from the planning history that a number of applications have been submitted to the Council in recent years for residential developments on the land; however those applications were withdrawn for various reasons. A number of the letters of objection have voiced concern that the proposal is a means of obtaining permission for something else on the land. However, the application must be determined by its own merits, and should any applications for further development be submitted in the future, those applications would be considered under the policies relevant at that time.

6. Conclusions: 6.1 The proposal is for installing photovoltaic panels on the site that would have a surface area of 1000m2 along with erecting cloddiau and landscaping and also ancillary buildings. The site is located within an AONB and the proposal would affect a traditional clawdd located at the centre of the field. This involves changing the pattern of the fields which are currently quite traditional in nature, and would also affect the traditional remains which separate the fields. It is also intended to landscape both sides of the nearby public footpath. Landscaping the footpath and creating the clawdd could possibly mitigate some of the concerns related to the appearance of the proposal in the landscape, however it is not considered that this landscaping would enable the solar panels to be fully compatible with the landscape, and creating the clawdd as shown in the plans would be out of character with the traditional form of the fields and would lead to losing the remains of cloddiau which are a traditional feature of the area. It is therefore considered that the proposal would have a detrimental effect on the traditional remains within the AONB and would cause significant harm to the area and the landscape’s visual amenities. Therefore, it is considered that the proposal is contrary to policies B8 and C27 of the GUDP. Additionally, criterion 4 of Policy B23 refers to the fact that the site plan should minimise opportunities for individuals to behave anti-socially and create an environment where people feel that they can walk, cycle and play safely. It is intended to landscape both sides of the nearby public footpath and it is considered that this would create opportunities for individuals to behave anti-socially by creating an environment where people would not feel safe enough to walk. Therefore it is considered that the proposal is contrary to Policy B23 of the GUDP. The observations of the Biodiversity Unit on the proposal are awaited. 7. Recommendation:

7.1 To refuse – reasons- 1. The site lies within an AONB and it is considered that the proposal would cause significant harm to the traditional remains and would affect the visual amenities of the landscape and is therefore contrary to policies B8 and C27 of the GUDP. 2. It is considered that landscaping both sides of the public footpath would create opportunities for individuals to behave anti-socially by creating an environment where people would not feel safe enough to walk and the proposal is therefore considered to be contrary to Policy B23 of the GUDP. Number: 4 Application Number: C11/0828/14/LL Date Registered: 30/09/2011 Application Type: Full - Planning Community: Caernarfon Ward: Seiont

Proposal: DEMOLISH EXISTING HOSPITAL AND ERECT A 67 BED SPECIALIST NURSING CARE FACILITY TOGETHER WITH CAR PARKING, NEW LAUNDRY BUILDING, LANDSCAPING AND CLOSE ONE OF THE EXISTING ACCESSES Location: BRYN SEIONT HOSPITAL, PANT ROAD, CAERNARFON, LL552YU

Summary of the TO DELEGATE THE RIGHT TO APPROVE Recommendation:

1. Description:

1.1 This is an application to demolish the structure of the existing hospital and erect a 67 bed specialist nursing care facility (with an emphasis on caring for patients with general ill-health, Alzheimer and dementia), along with creating parking spaces, extension to the existing building to create a new laundry, kitchen and staff room, landscaping and the closure of one of the accesses from Pant Road, along with creating a footpath (gradient 1:20 every 10 metres of length), from the nearby trunk road (A487) up to the site.

1.2 It must be borne in mind that the original application was submitted to the Planning Committee in February 2012 for a three-storey building with 77 care beds with a recommendation to delegate the right to approve. It was decided to defer the application to allow time for the additional information to be considered, and for further discussions to be held with the applicant. This information included re- designing the building, reference to the proposed external materials and creating a footpath from the trunk road. This information is now to hand (see assessment below).

1.3 The site is located to the south of Caernarfon on high ground overlooking Afon Seiont. On the northern boundary of the site there is mature woodland of indigenous species located on quite a steep slope, to the west there are mature trees which are the subject of a trees preservation order and also there is agricultural/ grazing land in this direction. To the south there is an enclosed garden and the residential property known as Talgoed and to the west there are three residential properties known as Bwthyn, Erw Goed and Manora, along with a third class county road (Pant Road).

1.4 Currently, the site and buildings are redundant although temporary cabins are located in a part of the car park for the Blood Service. The main building has been boarded up on health and safety grounds. The existing buildings are of a traditional design and materials, such as Welsh slate for the roofs and plain brick rendered walls and the structures vary from single –storey to three-storeys.

1.5 The application involves demolishing the existing structure and constructing a two- storey building in the centre of the site and on 77% of the footprint of the hospital of quadrangular form that creates a courtyard within its walls. Within the new building there will be 67 private rooms with 33 bedrooms on the ground floor and 34 bedrooms on the first floor. There will be associated rooms such as kitchens, lounge / reception, bathrooms, day rooms for relaxing, a therapy room along with store rooms and an equipment room. There will be a corridor linking the building within the courtyard which will include a day room, bathroom and a small kitchen.

1.6 Externally, the elevations will include a mixture of coloured render, steel panels and clean brick walls. The roof will be grey-blue in colour but a further discussion is required with the applicant regarding the exact material of the roof. It is proposed to install solar panels on the roof in the future and this part of the development will be the subject of a planning application in due course. The laundry, kitchen and staff room building will have timber walls and a slate roof and will be located near the access which is to be closed up on the western boundary of the site.

1.7 The existing car park will be reconfigured by using the hard surface area with a landscaped ‘island’ in the centre. There are a total of 52 parking spaces associated with this development (including 17 for staff), which is acceptable for this type of use, also taking into consideration the accessibility of the site from the town and by means of public transport. As referred to above, it is proposed to link the site with the nearby trunk road by locating a footpath from the bus stop in Muriau Park running in a westerly direction to the main entrance. The proposal also means implementing a landscaping scheme which includes planting indigenous trees on the southern boundary of the site with a few individual trees to be planted within the site as the proposal means felling a number of mature trees that are on the site.

1.8 As part of the application and in accordance with TAN 12 on “Design”, a design and access statement was submitted referring to the five statutory headings and which justifies the application on the basis of its principle and the context of the relevant policies and guidelines. Following amendments to the application as it was submitted originally, the content of the statement has been updated to take into consideration these amendments. It is believed that this latest statement reflects the nature and the scale of the development.

1.9 Also submitted is a brief assessment of the demand for this type of facility on this site. The applicant has a similar successful facility in Wrexham (Parc Pendine) and the intention is to create a similar facility here in Caernarfon. There is a shortage of specialist units for those suffering from dementia throughout Wales and especially here in Gwynedd. Betsi Cadwaladr University Health Board and Gwynedd Council are currently undertaking a strategic review of nursing and residential care of the elderly and this review is promoting the modernisation of this sector and as there is a lack of funding to fund such modernisation, public services depend more and more on the co-operation of the private sector to achieve this aim.

1.10 An ecology and trees assessment was submitted with the application and this concludes that national and European regulations must be complied with in relation to bat conservation and nesting birds on the site. Reference is also made to the importance of landscaping and replanting shrubs and trees on the site. Reference is also made to trees on the application site that are part of a trees preservation order and relevant regulations must be adhered to if pruning and felling work is to be undertaken on them or if they are to be safeguarded during the construction work.

1.11 In addition to the above assessments, a sustainability assessment was submitted in accordance with the BREEAM requirements (“New Construction”– BREEAM 2011) that concludes that the development could achieve a BREEAM rating of “very good”. Following receipt of amended plans an updated version of the assessment is submitted which comes to the same conclusion as the original assessment.

1.12 The original proposal was submitted to the Design Commission in December 2011 with the following conclusions:- (1) The principle of developing the site is acceptable. (2) The potential of the site as a notable site must be acknowledged. (3) Concern regarding the internal lay-out of the building – need to enhance the life experience. (4) Need to aim for an "excellent" BREEAM status. (5) Doubt regarding the suitability of the external elevations – it is not a requirement for the building to have a slate roof. (6) Too many parking spaces and loss of character of a walled garden that is currently located there. (7) Need for a footpath that links the site with the adjoining trunk road. (8) Need for a more purpose built building on the site.

1.12 To the above end, and following further discussions with Council officers, the original plans have been updated and amended to take into consideration the observations of the Commission and the officers and it can be seen now that there is a footpath linking the site with the nearby trunk road; a reduction in the number of parking spaces which means that the walled garden remains as it is; amendments to the design of the building including reducing the height of the building to two-storeys and vary the external elevations by using different types of materials and colour.

2 Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY A1 – ENVIRONMENTAL OR OTHER IMPACT ASSESSMENTS Ensure that sufficient information is provided with the planning application regarding any environmental impacts or other likely and substantial impact in the form of an environmental assessment or assessments of other impacts.

POLICY B22 – BUILDING DESIGN Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment.

POLICY B23 – AMENITIES Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area.

POLICY B27 – LANDSCAPING SCHEMES Ensure that permitted proposals incorporate high quality soft/hard landscaping which is appropriate to the site and which takes into consideration a series of factors aimed at avoiding damage to recognised features.

POLICY C3 – RE-USING PREVIOUSLY DEVELOPED SITES Proposals that give priority to re-using previously developed land or buildings that are located within or near development boundaries will be permitted provided that the site or building and the proposed use are appropriate.

POLICY C7 – BUILDING IN A SUSTAINABLE MANNER Proposals for new development or for the adaptation and change of use of land or buildings will be refused where consideration has not been given to specific environmental matters. Proposals must conform to specific criteria relating to building in a sustainable manner, unless it can be demonstrated that it is impractical to do so.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they can conform to specific criteria relating to the vehicular entrance, the standard of the existing roads network and traffic calming measures.

POLICY CH37 – EDUCATIONAL, HEALTH AND COMMUNITY FACILITIES Development proposals for new educational, health or community facilities or extensions to existing facilities will be approved provided they conform to a series of criteria relating to the location of the proposal, its accessibility using different modes of travel, together with highway considerations, the design of any new school and the effect on an identified town centre.

2.3 National Policies:

TAN 12 ‘Design’ (June 2009).

TAN 22 ‘Planning for Sustainable Buildings’ (February, 2011).

Planning Policy Wales (February 2011), Chapter 4 – “Planning for Sustainability” and Chapter 7 - “Supporting the Economy”.

3. Relevant Planning History:

3.1 There is no recent planning history to this site although there have been discussions between the applicant and various departments of the Council, Betsi Cadwaladr University Health Board, along with the public (a recent public exhibition).

4. Consultations:

Community/Town Council: Agree.

Transportation Unit: No objection to the revised plans – need for a pedestrian access from the trunk road (A487).

Environment Agency: A condition regarding restricting surface water runoff from the site. No additional observations to the amended plan.

Welsh Water: Standard conditions regarding surface water and foul water disposal.

Public Protection Unit: A desktop investigation is required to assess the pollution risk.

The Council’s Access Welcomes what is proposed. Officer:

Gwynedd Archaeological Archaeological programme condition. Planning Service:

The Council’s Strategic and The Council’s vision is to support older people to live as Improvement Department independent as possible in their own homes, however, it is (Social Services): recognised that there will be an increase in the demand especially nursing care for those suffering from dementia. It is also predicted that there will be an increase in demand for specialist residential care for those suffering from dementia and it would be worthwhile if this proposal could address this type of provision. The market is already adapting and changing to address the needs of dementia across Gwynedd including Arfon. Having a purpose–built facility of the type proposed here which has been designed with the needs of people throughout the county who suffer from dementia in mind is to be welcomed and taking into account the observations of the Design Commission regarding ensuring that the internal plan of the building conforms to “best practice” guidelines for this type of facility.

The Council’s Biodiversity A strategy needed to safeguard the bats that roost within the Unit: site.

Betsi Cadwaladr University Not received. Health Board:

Public Consultation: A notice was posted on site and nearby residents were notified. The advertising period ended on 08.11.11 and one observation has been received from a neighbour that adjoins the site confirming that there is no objection to the application if the existing wall is retained in order to screen the proposed car park. The amended proposal was re-advertised and the consultation period ends on 04.05.12 but thus far no responses have been received from the public to the amended proposal.

5. Assessment of the material planning considerations:

5.1 Principle of the development The principle of the site’s use has been accepted as the proposed use has been included under the same class of use in the Town and Country Planning Order (Use Classes) 1987, namely “residential establishments” which includes hospitals. The proposal also involves re-development / re-using previously used sites, in accordance with the requirements of Policy C3 (re-using previously used sites) of the Unitary Plan.

5.2 Visual amenities The site, although it is located on elevated land, has been well screened from the north, partly screened from the east and from the west by means of established and thick woodland (even in winter). The new building has been designed and located so that it is modern rather than in context in terms of appearance and scale. The building is of simple appearance which reflects its purpose with a horizontal emphasis and this creates an impression that the building is smaller in size than it is in reality (the building has now been reduced from a three-storey building measuring 10.76m to the roof ridge, to a two-storey building measuring 8.76m to the roof ridge). The building must be considered as a new response to its context rather than a reference back to the original building which had, over time, been extended when the need arose (this is why there are several different buildings of various sizes, design and appearance located on the existing site without any architectural link between them). The new building is located as near as possible on the footprint of the existing building but it will not spread out as much on the site. The roof has been designed and lowered in order to reduce its impact on the environment; the enclosed garden is retained as “green” and there are pockets of landscaping within the parking spaces in order to break up and “soften” the hard surfaces. Parts of the southern boundary of the site where there are currently spaces between the trees will be filled in by planting indigenous trees. It is important to note here that the existing building (on the basis of health and safety, design and size), is unsuitable for the new facility proposed by the applicant. As referred to above, the original plan was submitted to the Design Commission and as a result of their response, the plans have been amended. If this planning application is approved, it is recommended that a condition is imposed requesting the applicant to submit further details of the external finish of the building.

Taking the abovementioned into consideration, it is believed that the proposal is acceptable on the grounds of its impact on the visual amenities of this semi-rural area and conforms to the requirements of Policy A1 (Environmental and Other Impact Assessments), B22 (building design), B23 (safeguarding the amenities of the local neighbourhood), B25 (building materials) and C3 (re-using previously developed sites) of the Unitary Development Plan.

5.3 General and residential amenities There are two residences located adjacent to the site itself but the proposed building is located towards the northern boundary of the site which is approximately 45m away from the nearest house. The building is located in such a way that any direct overlooking is towards the car park and the fields at the rear of the site rather than towards the dwellings. Also, no objections have been received from local residents regarding the impact of the building on residential amenities. It is therefore believed that the proposal is acceptable on the grounds of the requirements of Policy A1, B23 and C3 of the Unitary Plan.

5.4 Traffic and access matters The site will be served by using the adjacent class 3 county highway (Pant Road) that is linked to the A487 (T) trunk road by a junction to the north of the site. The road between the junction and the site is fairly narrow and winding without a footpath. According to the applicant, it is not possible to create a footpath from the junction itself up towards the application site because of the steep topography of the land surrounding the site and the fact that the woodland is the subject of a trees preservation order. After further discussions with officers, a compromise was reached that a footpath can be created from the bus stop near Muriau Park towards the main entrance of the facility. This will make the development more accessible to visitors. Also, it is anticipated that the majority of visitors to the site will use vehicles rather than walking there on foot. There will be two main accesses to the site – the existing access to the car park and the second access that is approximately 25m to the north. The third access (approximately 10m to the north again and the smallest of the three) will be closed off and the land behind it will be used for the new laundry, staff room and kitchen. Between the second access and this access, the boundary wall will be reduced in height to have better visibility to the north.

Taking into consideration the above improvements, it is believed that the proposal is acceptable in respect of the requirements of Policy C3, CH33 (safety on roads and streets) and CH 37 (education, health and community facilities) of the Unitary Plan.

5.5 Biodiversity matters The plans have been revised in order to safeguard bats on the site by re-designing the new laundry/ kitchen. The mortuary will no longer be demolished (it will now be adapted for a staff room along with space for the bats). In addition to the above, an ecology and trees assessment was submitted with the application stating that European regulations will have to be adhered to if any work involves interfering with the ecology of the site or if it means felling and pruning trees. The proposal also involves quite extensive replanting and landscaping work. It is therefore believed that the proposal is acceptable on the grounds of the requirements of Policy A1 (environmental assessments or other assessments), B23, B27 (landscaping schemes) and C3 of the Unitary Plan.

5.6 Archaeological Matters Gwynedd Archaeological Planning Service states that a condition must be imposed in any permission that requires an archaeological assessment of the current site.

5.7 Public safety and crime prevention The development has been designed and set out having taken into account the needs of patients and visitors which are reflected in the internal design of the rooms and external design of the site which includes parking spaces and the footpaths.

5.8 Sustainability matters The proposal as submitted is in accordance with the BREEAM requirements (New Construction – BREEAM 2011) that concludes that the development could achieve a BREEAM rating of “very good”. It is therefore believed that the proposal conforms to Policy C7 (building in a sustainable manner) of the Unitary Plan.

5.9 Relevant planning history There is no recent planning history to this site although the current proposal has been the subject of very broad discussions beforehand with the applicant and his agent.

5.10 The economy It is believed that the proposal will be of benefit to the local economy during the construction work and after completing the work when the building will need to be maintained. It is also proposed to have as many local, professional workers as possible to work in the centre such as administrative staff and nurses / doctors. Therefore, it is believed that the proposal conforms to the advice included in the Planning Policy Wales document, Chapter 4 on ‘Supporting the Economy’ and Policy C3 of the Unitary Development Plan.

5.11 Floods matters – there is no history of flood problems on this site.

5.12 Response to the public consultation The only response received from the public was from the occupiers of the dwelling known as Bwthyn, which is located to the south west of the site. They had no objections if the existing stone wall was retained to screen the extension to the existing car park. However, this is no longer relevant as this plot of land will no longer be used for parking purposes.

6. Conclusions:

6.1 Taking the above assessment into consideration, it is believed that the proposal (revised after taking into consideration the observations of the Design Commission, along with further discussions with officers) is acceptable on the grounds of location, design, scale, materials, density, road safety, residential and visual amenities, landscaping and ecology /trees.

7. Recommendation:

7.1 To delegate the power to the Senior Planning and Environmental Service Manager to approve the application, subject to receiving the observations of the Design Commission and in accordance with the following conditions:- 7.2 Commencement of the work. 7.3 In accordance with the plans. 7.4 Highways. 7.5 Landscaping. 7.6 External materials of the building – samples needed which will be agreed by the Local Planning Authority 7.7 Ecology /bats. Number: 5 Application Number: C12/0120/17/LL Date Registered: 14/02/2012 Application Type: Full - Planning Community: Llandwrog Ward: Groeslon

Proposal: DEMOLISH PART OF EXISTING BUILDING AND ERECT A NEW GARAGE IN ITS PLACE TOGETHER WITH EXTENDING THE EXISTING CURTILAGE OF THE DWELLING Location: TAFARN TUDOR, GROESLON, CAERNARFON, LL547UE

Summary TO APPROVE SUBJECT TO CONDITIONS of the Recommendation:

1. Description:

1.1 This is a partially retrospective application to demolish part of the existing outbuilding and erect a new building in its place for the applicant’s classic vehicle maintenance garage. The new building will be of a fabrication and design that is very similar to an agricultural or industrial building in terms of appearance as it has a roof and gable ends fabricated from coloured (dark green in this case) profile steel sheets, with a relatively large timber door with a smaller opening and gate located on the eastern elevation of the building, i.e. opening outward to the curtilage. The garage will measure 16.6m long, 6m deep with the highest part of the roof measuring 4.3m high at the front and 3.7m high at the rear and located approximately 22m to the south-west of the applicant’s house. 1.2 In addition to constructing the new building, the application also includes a retrospective part, namely that the applicant has already extended the curtilage of the house to the rear so that he can park his vehicles from public view. The existing access off the adjacent road is used to serve the property. The extension to the residential curtilage of the house is located to the rear of the house itself and includes a plot of land measuring approximately 20mx20m with a gravelled surface. This curtilage is used to park the applicant’s cars. 1.3 In accordance with the requirements of TAN 12 on “Design”, a design and access statement was submitted, supporting the application based on the five statutory headings. It is explained in the statement that the new garage will replace a smaller building and will be used by the applicant to undertake maintenance work on his cars and tractors; some of which are classic vehicles. It is believed that the content of the statement reflects the nature and the scale of the proposal.

2. Relevant Policies:

POLICY C1 – LOCATING NEW DEVELOPMENT Land within the development boundaries of towns and villages and the developed form of rural villages will be the main focus for new development. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved if they can conform to specific criteria regarding the vehicular entrance, standard of the existing road network and traffic calming measures.

2.3 National Policies: TAN 12 on “Design” (June 2009).

3. Relevant Planning History:

3.1 Alongside this particular application, an application was submitted to erect an agricultural shed and keep agricultural machinery and equipment on the north-west plot in the property under reference number C12/0121/17/LL.

4. Consultations:

Community/Town Council: No objection; however, members assume that the buildings are outside the boundary of the community council. However, it is confirmed that the site is within the boundary of Llandwrog community council, not Llanllyfni.

Environment Agency: Low risk to the environment.

Welsh Water: Not received.

Public Protection Unit: Not received.

Public Consultation: A notice was placed on the site and the owner of nearby land was informed. The consultation period ended on 09.05.12 (amended plans) and five letters / correspondences were received objecting to the application on the following grounds:

 The application includes a property which is not in the applicant’s ownership (the pigsty currently used by the applicant as a storage area/garage).  The land surrounding the application site is in the ownership of Garthdorwen and any developments on this site could have a detrimental impact on the Garthdorwen agricultural holding.  The existing garage does not have planning consent.  The applicant has already felled some trees prior to erecting the existing building, contrary to what is stated in the application forms. This does not comply with the Welsh Government’s strategy.  Oil must be disposed of and oil spillages must be managed without polluting nearby land – confirmation has been received that any oil/liquid is collected by a specialist company from Liverpool.  It is said that a private road serves the site; however, this is not completely accurate as the occupiers of Garthdorwen have a right of way along this road.  Erecting the building will not contribute towards the local economy.  This is not an application to redevelop an established building as the existing building is new.  Erecting this new building will not do anything to improve the image of the site.  The proposal is contrary to the requirements of Policy C1 of the Unitary Plan as it involves erecting a building on land that was originally green land in the countryside.  The proposal does not involve erecting a building in a sustainable way.  There is no evidence to confirm that the proposal protects water resources, in particular disposing of surface water.  There is no evidence to confirm that the proposal will not have a detrimental effect on visual amenities and the environment.  As Tafarn Tudor is not part of the working farm, it is believed that unnecessary vehicle transportation will be needed to serve the proposal.  There is no shed in the area that is similar to the applicant’s shed based on size and character.  It is alleged that the applicant owns nearby land where livestock is kept. There is no reference to this land in the application.  The fence included in the plans (to the north of the house) is not on land in the applicant’s ownership.  The application is contrary to the land use strategy included in the Gwynedd Unitary Development Plan.  Approving this proposal would have a detrimental and undetermined effect on the natural environment and character of the area’s landscape.

As a result of receiving these objections, amended plans were submitted removing the part of land not in the applicant’s ownership from the planning application, along with other changes requested by the Local Planning Authority. The objectors were re-notified and a letter was received confirming that the original objections remained valid and that there were sufficient reasons to refuse the application and demand that the applicant demolishes the existing building which has not been granted planning approval.

5. Assessment of the material planning considerations:

The principle of the development – the proposal is to build a shed / garage for the personal use of the applicant to maintain vehicles in a rural area located between the village of Groeslon (to the north) and Penygroes (to the south). No residential dwelling is located near the site, despite the fact that an agricultural unit is located adjacent to the site known locally as Garthdorwen and a tenant there farms the land surrounding the application site. In principle, it is believed that the proposal is acceptable subject to imposing relevant conditions including restricting the use to ancillary use for Tafarn Tudor itself.

Visual amenities – the new building will be larger than the existing building; however it will be located on the footprint of the existing building in the south-western corner of the site. Adjacent to the site are the buildings of the Garthdorwen agricultural unit. The site is partially concealed from the trunk road (to the west) and to the north along the former trunk road leading to Penygroes. The site can be seen sporadically (including retaining the new extension within the curtilage) and taking into account that its size and design reflects similar designs permitted in the countryside for agricultural uses it is believed that the proposal is acceptable based on its impact on the visual amenities of the area and complies with the requirements of Policy B22 (building design) and B23 (safeguarding the amenities of the local neighbourhood) and C1 (locating new development) of the Unitary Plan.

General and residential amenities – the property is located in the countryside with the buildings of an agricultural unit adjacent to the site; however, this holding does not include a farmhouse. Taking the scale of the application into account, it is believed that the proposal does comply with the requirements of Policy B22, B23 and C1 of the Unitary Plan.

Transport and access matters – it is proposed to use the existing access off the main road between Groeslon and Penygroes and it is not believed that the development will have an unacceptable effect on road safety based on its scale and nature. It is believed, therefore, that the development complies with the requirements of Policy CH33 of the Unitary Plan regarding safety on roads and streets.

The response to the public consultation – it can be seen above that a number of objections have been received following the submission of the application. It should be noted here that the objections have been received from the owners of the land surrounding the site rather than from the occupants of nearby dwellings. A number of the matters raised are civil matters (relating to land ownership) between the applicant himself and the owners of the nearby land. However, the other points raised by the objectors are acknowledged; however when weighing them up it is believed that the development is acceptable subject to the inclusion of relevant conditions. Reference is also made here to the advice included in Planning Policy Wales which states that imposing conditions on planning approval is a way of allowing many development proposals to go ahead when planning approval would otherwise need to be refused. Making appropriate use of conditions can improve the quality of a development and nurture the public’s confidence in the conclusions of the planning system. In this case, it is believed that the Local Planning Authority has considered these objections as material considerations when preparing a recommendation for this application.

6. Conclusions:

6.1 Taking into consideration the above observations, it is believed that the application is acceptable based on its location, scale, use, materials and nature.

7. Recommendation:

7.1 To approve – conditions 1. in accordance with the plans. 2. restrict the use to ancillary use for Tafarn Tudor. Number: 6 Application Number: C12/0217/40/LL Date Registered: 19/03/2012 Application Type: Full - Planning Community: Llannor Ward: Abererch

Proposal: SITING OF 20 ADDITIONAL TOURING CARAVANS, ADDITIONAL STORAGE SITE FOR TEN TOURING CARAVANS AND EXTENSION OF EXISTING FACILTIES BUILDING. Location: RHOSFAWR CARAVAN/CAMPING NURSERIES PARK, RHOSFAWR, PWLLHELI, GWYNEDD, LL536YA

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 The proposal involves the siting of 20 additional touring caravans, additional storage site for ten touring caravans along with an extension to the existing facilities building. As part of the application, it is also intended to plant additional trees. The plan submitted with the application refers to a static caravan for the site manager; however, the application description on the application form does not refer to this at all. The applicant was contacted in order to confirm this situation; however, no response had been received when the agenda was being prepared.

1.2 The site is located in the countryside. A second class road serves the site and is located to the south. Some dwellings are located near the site.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009: B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

B25 – BUILDING MATERIALS - Safeguard the visual character by ensuring that building materials are of high standard and in-keeping with the character and appearance of the local area.

CH33 – SAFETY ON ROADS AND STREETS – Development proposals will be approved if they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures. CH36 – PRIVATE CAR PARKING FACILITIES – Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidance. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where there is an assessed need for off-street parking and when the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the developer contributes to the cost of improving the accessibility of the site or providing the number of necessary parking spaces on another site nearby.

D20 – TOURING CARAVAN, CAMPING AND TOURING UNIT SITES – EXTENSIONS, ADDITIONAL PITCHES, RELOCATION AND EXCHANGES - To approve proposals to increase the number of pitches or extensions to sites, or to relocate plots or exchange plots subject to meeting specific criteria relating to environmental and visual improvements, the setting, design and appearance of the site and its location in the surrounding landscape, the reasonable ability of the area to include such developments and cumulative effect of caravan sites, camping sites and current touring units.

D21 – STORING TOURING CARAVANS - To approve proposals for storing touring caravans provided that they conform to specific criteria relating to the location of the caravans in suitable buildings or non-obtrusive open air locations and using the site to store unused touring caravans.

Supplementary Planning Guidance Draft - Tourism Accommodation - Amended 2011

2.3 National Policies: Planning Policy Wales (Fourth edition, February 2011)  Chapter 7 - Sustaining the Economy  Chapter 11 - Tourism, Sport and Recreation

3. Relevant Planning History:

3.1 2/20/246 – Site for 12 touring caravans – Field no. 2761, Tyddyn Berth, Rhosfawr – Refused 19 June 1981.

3.2 2/20/246A – Garden produce centre and tourist recreation activities - Tyddyn Berth, Rhosfawr - Refused 6 December 1983.

3.3 2/20/246B – Use of land for touring caravans and tents – Field no. 2761, Tyddyn Berth, Rhosfawr – Refused 11 July 1984.

3.4 2/20/246C – Use of land for touring caravans and tents – Tyddyn Berth, Y Ffôr – Refused 19 February 1985. An appeal was lodged against the decision which was refused on 7 April 1986.

3.5 2/20/246D – Siting of 20 touring caravans and tents – Tyddyn Berth, Rhosfawr – Refused 24 March 1987. An appeal was lodged against the decision which was granted on 17 February 1988. 3.6 2/20/246E – Toilet block and septic tank - Tyddyn Berth, Rhosfawr - Approved 6 January 1993.

3.7 C02D/0212/40/LL – Construction of new toilet block and extending the touring caravan site in order to site 20 additional caravans - Rhosfawr Nurseries & Camping, Rhosfawr - Approved 17 June 2002.

3.8 C05D/0505/40/LL – Storage of ten touring caravans over the winter – Rhosfawr Caravan & Camping, Rhosfawr - Approved 21 February 2006

3.9 C03D/0605/40/LL – Amend condition 12 on application no. C02D/0212/40/LL to grant replacing a toilet block with a portacabin and siting 20 additional touring caravans – Rhosfawr Nurseries & Camping, Rhosfawr - Approved 21 February 2006.

4. Consultations:

Community/Town Council: Refuse - overdevelopment in the countryside of Wales.

Transportation Unit: The application includes a proposal to increase the number of caravans with 20 additional pitches along with storage for ten others. There is no information regarding the existing capacity and this information is required in order to know the volume of movements in the entrance. Should the figures be acceptable, I would recommend formalising the entrance by resurfacing the entrance up to the gate, kerbing the edge of the road and cutting back the growth along the visibility splay in the western direction.

Caravan Site Inspection Defer making a decision as insufficient information has been Officer: received in accordance with the licence conditions in this planning application. I would be grateful to receive further information on the application confirming that the application has been undertaken in accordance with the Model Standards 1983 with reference to the following:- 1. Confirmation of width between units 2. Number of existing and proposed toilets / washbasins / showers 3. Provision of existing or proposed toilet and washing facilities for the disabled. 4. Fire points 5. Water points 6. Capacity of the septic tank to accommodate additional touring caravans

Footpaths Officer: Need to ensure that Restricted Byway no. 19 Llannor is protected during and also at the end of this development.

Access Officer: Acknowledge what is proposed. However, I would like to receive further information regarding the entrances along with the external surface area of the building in terms of the provision for disabled people i.e. wheelchair users. I would be grateful if you would draw the attention of the applicant and his agent to this. Public Consultation: A notice was posted on site and nearby residents were notified. The consultation period ended on 20 April 2012 and no observations had been received during this period.

5. Assessment of the material planning considerations:

5.1 The principle of increasing the number of touring caravans Policy D20 of the GUDP supports the principle of increasing the number of units on existing touring unit sites, extending existing sites or relocating pitches from prominent sites if it is included in a plan to undertake environmental and visual improvements to the existing site and that the area would be able to reasonably cope with such a development, and to consider the cumulative effect of existing caravan, camping and touring unit sites which have been approved in the vicinity. The proposal would involve extending the boundary of the current caravan park and locating additional touring caravans on the land.

There is currently permission to locate a total of 40 touring caravans/tents on the site. The proposal would increase these numbers to a total of 60. Therefore the proposal to have a total of 20 additional touring caravans would be an increase of 50% but it should also be noted that Policy D20 does not refer to the number of additional pitches or the size of the extension which could be acceptable and it states that each application will be considered according to its own merit.

In terms of the environmental improvements proposed, it is intended to reinforce the landscaping and it is also intended to improve the existing facilities building.

There are many trees and hedges around the site currently. Consequently, the site is fairly concealed in the landscape and from the highway to the south. It is intended to reinforce the existing vegetation by planting further trees within the site and on the boundaries. It is considered that this additional planting would contribute to improving the appearance of the site within and also reducing any visual effect the site has on the landscape.

The existing facilities building on the site is cladded with timber and has a green roof. As part of the improvement proposed, it is intended to extend this building and this would in turn improve the facilities available on the site. This extension would be finished to be in keeping with the existing property in terms of finishing the external walls with timber and a similar roof. The roofs would be pitched roofs which would be in keeping with the existing roof. It is considered that the proposal for the extensions would be in keeping with the existing building on the site and that it is acceptable in terms of its design and the materials which are intended to be used. Also, as the application in question is an extension to an existing building, it is not considered that the proposal for the building would have any further effect on the landscape and visual amenities than the existing building. Therefore, it is considered that the proposal for the building is acceptable in terms of Policies B22 and B25 of the GUDP.

In his observations, the Caravan Site Inspection Officer asks for further details in terms of obtaining confirmation of the width between the units, the number of existing and proposed toilets / washbasins / showers, provision of existing or proposed toilet and washing facilities for the disabled, fire points, water points. We have contacted the applicant to obtain this information and are currently awaiting a response. If needs be, any additions required should be included as improvements to be included on the current application. It is intended to landscape the site further and it is considered that there are obvious attempts to improve the site environmentally and ensure that the proposed new caravans will not be obtrusive in the landscape. Also, as part of the improvements, it is intended to extend the existing facilities building in order to improve the facilities for the site users. Consequently the proposal could be considered as complying with the requirements of policy D20 in terms of environmental and visual improvements as it is considered that the site has been concealed effectively by the existing and proposed landscaping without compromising or causing significant harm to the visual quality of the landscape.

5.2 The principle of increasing the number of touring caravans Permission currently exists to store ten touring caravans on the site during the winter (1 November to 31 March). Although the plan received as part of the application refers in one part to ten additional touring caravans, another part of the plan refers to additional touring caravans for storing. The applicant was contacted in relation to this and his response is awaited. In terms of having ten additional touring caravans for storing over the winter, it is considered that this would not have a detrimental effect on the landscape bearing in mind that permission already exists to store ten caravans. The site is fairly unobtrusive and it is intended to undertake further landscaping around the storage site. It is considered that storing ten touring caravans over the winter period would be acceptable in terms of Policy D21 of the GUDP; however, if confirmation is received from the applicant noting that he would want more than this, the proposal would have to be reconsidered in relation to Policy D21 of the GUDP.

5.3 General and residential amenities There are a few residential properties near the application site boundaries. However, considering the existing use and landscaping and the proposed planting scheme, it is not anticipated that the proposal would have an adverse effect on their amenities. Therefore, it is considered that the proposal complies with Policy B23 of the Gwynedd Unitary Development Plan.

5.4 Traffic and access matters A second class road serves the site. The observations of the Transportation Unit have been received. In the observations, they refer to the need to know the existing capacity of the site in order to assess the volume of movements that can take place in the entrance. They proceed to state that, should the figures be acceptable, the entrance would need to be formalised by resurfacing the entrance up to the gate, kerbing the edge of the road and cutting back the growth along the visibility splay in the western direction. The Transportation Unit was contacted following receiving these observations to confirm that the site currently has permission for a total of 40 touring caravans / tents and that, should the current application be granted, there would be permission for 60. Also, it was explained that there was permission for storing ten touring caravans over the winter and that the current application requests a further ten caravans but that there was doubt having looked at the plan whether they were asking for more than ten touring caravans for storage as part of the application. No further observations have been received from the Transportation Unit following this and the applicant’s response is awaited in terms of the number of touring caravans to be stored on the site. Therefore, their responses are awaited in order to assess the proposal in full in terms of Policy CH33 of the GUDP. It is considered that there are sufficient parking spaces on the site in terms of complying with Policy CH36 of the GUDP.

Restricted Byway no. 19 Llannor runs with part of the western boundary of the site and, in accordance with the observations of the Footpaths Officer, it should be ensured that this Restricted Byway is protected during and also at the end of the development.

6. Conclusions:

6.1 As part of the application, it is intended to undertake landscaping improvements and improvements to the facilities building. It is considered that there are obvious attempts to improve the site environmentally and ensure that the proposed new caravans will not be obtrusive in the landscape. In terms of the information to hand currently, it is considered that the number of touring caravans to be stored over the winter should be limited to a total of 20 (including the ten for which permission has already been granted). Confirmation must be received that the entrance is acceptable for the numbers proposed. The applicant’s response is awaited in relation to the observations of the Caravan Site Inspection Officer.

7. Recommendation:

7.1 To delegate powers to the Senior Planning and Environment Service Manager to approve the application, subject to receiving the confirmation of the Transportation Unit that the access is acceptable for 60 touring caravans and storing 20 touring caravans over the winter, along with the following conditions:- 1. Commencement within five years. 2. Restrict the layout of the caravans to that indicated on the plan. 3. Limit the total number of touring caravans on the site to 60. 4. Occupancy period of the touring caravans 1 March – 31 October. 5. Siting of actual touring caravans on tour only. 6. Keeparecordofvisits. 7. The roof of the extension to the facilities building to be in keeping with the existing roof. 8. The external walls to match the existing property. 9. Limit the number of touring caravans for storing to 20. 10. Limit the period within which touring caravans can be stored to between 1 November and 31 March. 11. The touring caravans to be stored not to be used for residential use and to be set within 1 metre of each other when located on the site. 12. Complete the landscaping plan in accordance with the details submitted. 13. Prohibit the felling of trees and hedges without the consent of the LPA. 14. Protecting Restricted Byway no. 19 Llannor. 15. Any roads conditions. Number: 7 Application Number: C12/0280/38/LL Date Registered: 14/03/2012 Application Type: Full - Planning Community: Llanbedrog Ward: Llanbedrog

Proposal: INCREASE NUMBER OF TOURING CARAVANS TO 40 AND EXTEND THE FACILITIES BUILDING. Location: CRUGAN FARM, LLANBEDROG, PWLLHELI, LL537NL

Summary of the Recommendation: TO DELEGATE POWERS TO APPROVE

1. Description:

1.1 The proposal involves increasing the number of touring caravans on the site to 40 as well as erecting an extension to the facilities building. The applicant has already planted trees within the site and it is proposed, as part of the application, to plant trees on the south western boundary.

1.2 The site lies in the countryside and within a Landscape Conservation Area. The boundary of the Area of Outstanding Natural Beauty (AONB) is located on the opposite side of the highway towards the east. A first class road serves the site. The house and the farm buildings nearby are grade II listed buildings.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009: B3 – DEVELOPMENTS AFFECTING THE SETTING OF A LISTED BUILDING - Ensure that proposals have no adverse effect on the setting of Listed Buildings and that they conform to a number of criteria aimed at safeguarding the special character of the Listed Building and the local environment.

B10 – PROTECTING AND ENHANCING LANDSCAPE CONSERVATION AREAS – Protecting and enhancing Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant damage to recognised features.

B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features of the amenities of the local area.

B25 – BUILDING MATERIALS - Safeguard the visual character by ensuring that building materials are of high standard and in-keeping with the character and appearance of the local area.

D20 – TOURING CARAVAN, CAMPING AND TOURING UNIT SITES – EXTENSIONS, ADDITIONAL PITCHES, RELOCATION AND EXCHANGES - To approve proposals to increase the number of plots or extensions to sites, or to relocate plots or exchange plots subject to meeting specific criteria relating to environmental and visual improvements, the setting, design and appearance of the site and its location in the surrounding landscape, the reasonable ability of the area to include such developments and cumulative effect of caravan sites, camping sites and current touring units.

Supplementary Planning Guidance Draft - Tourism Accommodation - Amended 2011

2.3 National Policies: Planning Policy Wales (Fourth edition, February 2011)  Chapter 7 - Sustaining the Economy  Chapter 11 - Tourism, Sport and Recreation

3. Relevant Planning History:

3.1 2/18/W.217 – Lawful Use Certificate to use the land to locate 18 touring caravans and/or tents during the period between 1 March and 31 October – Part of OS field no. 5348, Crugan Farm, Llanbedrog.

3.2 C04D/0600/38/LL – Use land to store 20 caravans from October to the end of March – Crugan Farm, Llanbedrog – Approved 21 December 2004.

4. Consultations:

Community/Town Council: There was no objection to the application but it was noted that the increase was substantial – one and a half times more than the current site. If your Council has rules and regulations regarding the extension of touring caravan sites and that this extension in Crugan is greater than the acceptable figure then the Council is willing to accept this.

Transportation Unit: It is unclear from the details in the application which access is being used. Also, it is unclear how many caravans can be kept on the site at present. From the plans it appears that the access to the site is located beyond the information that is shown on those plans. If the access directly off the main entrance to Crugan is used then I am concerned about the swing in and out. I recommend that you request further information in order to be able to consider the application without any doubt.

Caravan Site Inspection There is no objection to the application but a number of issues will Officer: need to be addressed in terms of complying with a site licence. Amongst these matters is relocating the caravans on the highest point of the site so that they follow the same pattern as the remainder of the site so that the gable end of every caravan is on the boundary and ensure that there is approproate distance between the caravans as decking has been installed in some places.

Environment Agency: Submitted – observations in terms of the cesspit and the septic tank that is on the land.

Welsh Water: No observations.

AONB Unit: The site in question is opposite the AONB boundary on the outskirts of the village of Llanbedrog. Currently, 18 touring caravans are permitted on the site. The site is concealed from the road but is visible from some of the local areas such as Mynydd Tir y Cwmwd and the nearby public footpath. Crugan holiday park is nearby with a vast number of static caravans/chalets. Approving this application to increase the number of caravans from 18 to 40 would intensify the use, make the site more visible and increase the vehicular movements. There is concern about the proposed increase in the number of units on the site close to the AONB boundary. Although it is intended to plant trees, no significant environmental improvements have been proposed.

Access Officer: No reference to disabled people has been noted in the access statement or any sign of provision either i.e. accessible toilet/shower. I would be grateful if you would draw the attention of the applicant and his agent to this.

Public Consultation: A notice was posted on site and nearby residents were notified. The consultation period ended on 20 April 2012 and no observations had been received during this period.

5. Assessment of the material planning considerations:

5.1 Principle of the development Policy D20 of the GUDP supports the principle of increasing the number of units on existing touring unit sites, extending existing sites or relocating pitches from prominent sites if it is included in a plan to undertake environmental and visual improvements to the existing site and that the area would be able to reasonably cope with such a development, and to consider the cumulative effect of existing caravan, camping and touring unit sites which have been approved in the vicinity. The proposal would involve extending the boundary of the current caravan park and locating additional touring caravans on the land.

There is currently permission to locate a total of 18 touring caravans on the site. The proposal would increase these numbers to a total of 40. Therefore the proposal to have a total of 22 additional touring caravans would more than double the number of caravans on the site, but it should also be noted that Policy D20 does not refer to the number of additional pitches or the size of the extension which could be acceptable and it states that each application will be considered according to its own merit.

The site is located within a Landscape Conservation Area and the AONB boundary is nearby. Currently, there are trees and hedges on the south-eastern boundary and then a clawdd and hedges on the north-eastern side. Towards the south-west there are a number of buildings. Consequently, the site is fairly concealed from the nearby highway. However, the north-western side currently consists of a wire fence and posts. It is proposed as part of the application to plant trees and hedges along this boundary. The proposal would involve planting indigenous trees / hedges. Furthermore, additional planting has been undertaken during the past year within the site. It is considered that this additional planting would improve the appearance within the site and also its appearance from the outside. The AONB Unit has voiced its concern about the increase in numbers as the site is visible from some local areas such as Mynydd Tir y Cwmwd and a nearby footpath. There are public footpaths in the vicinity of the site towards the west and it is considered that the intention to landscape the north-western boundary of the site would improve the appearance of the site from those public footpaths. However, from elevated grounds such as Mynydd Tir y Cwmwd it would be very difficult to ensure that the site is totally concealed. However, it is considered that the planting that has already been undertaken and the planting that will be undertaken, should the application be approved, would contribute to improving the appearance of the site in the landscape. A static caravan park is also located to the west of the site and it is not considered that the increase in the numbers that are requested now would have a detrimental impact on the landscape compared with the current situation. It is considered that the proposal complies with policy B8 and B10 of the GUDP.

In her observations the Caravan Site Inspection Officer refers to the location of the caravans, amongst other things, at the top end of the field and the need for them to be located similar to the other caravans and also that some of the pitches have decking nearby. The applicant was contacted in relation to this and his response is awaited. In terms of the situation with the decking, it would be possible to place a condition on the permission restricting any decking near caravan pitches, and to be honest as it is a touring caravan site there is no reason to have decking near the pitches. The disposal of things such as decking would also improve the appearance of the site.

It is also intended, as part of the application, to erect an additional building for toilets / showers in order to improve the facilities that would be available to the site users. The new building would take the same form as the current toilet / shower building that is on the site. The external walls would be finished with pebbledash and the roof would be dark grey in colour. It is considered that the proposal for the building would be in keeping with the current building on the site and that it is acceptable in terms of its design and the materials which are intended to be used. Also, as it is located near the existing buildings it is not considered that it would have a detrimental effect on the area’s visual amenities. However, as the Access Officer states, there is no indication of provision for disabled people included in the building. The applicant was contacted in relation to this and his response is awaited. However, in terms of its design it is considered that the proposal is acceptable in terms of Policies B8, B10, B22 and B25 of the GUDP.

As there have already been landscaping improvements undertaken, along with proposals for further landscaping, it is considered that there have been obvious efforts made to improve the site environmentally and to ensure that the new proposed caravans do not intrude into the landscape of the Landscape Conservation Area and the AONB nearby. Also, as part of the improvements, it is intended to add to the number of showers / toilets that would be available to the site users. Consequently the proposal could be considered as complying with the requirements of policy D20 in terms of environmental and visual improvements as it is considered that the site has been concealed effectively by the current and proposed landscaping without compromising or causing significant harm to the visual quality of the sensitive landscape.

5.2 General and residential amenities There are a few residential properties near the application site. Considering the distance between them, the existing landscaping and the proposed planting scheme, it is not anticipated that the proposal would have an adverse effect on their amenities. Therefore, it is considered that the proposal complies with Policy B23 of the Gwynedd Unitary Development Plan.

5.3 Traffic and access matters A class 1 road runs past the site. However, the transportation unit has voiced its concern about the details that have been received in terms of the access in that it is unclear which access would be used for the proposal. The applicant was contacted in order to obtain full details about the access that is to be used for the proposal. Their response is awaited and in order to assess the proposal in full in terms of Policy CH33 of the GUDP. It is considered that there are sufficient parking spaces on the site in terms of complying with Policy CH36 of the GUDP.

5.4 Effect on a listed building. Listed buildings are located near the site but it is not considered that the proposal would have a detrimental effect on the setting of those listed buildings. It is considered that the proposal complies with policy B3 of the GUDP.

5.4 Relevant planning history In 1993 a lawful use certificate was released to use part of OS field 5348 for locating 18 touring caravans. The location plan that is connected to this permission refers to a part of the field that is smaller than what is currently used for locating the caravans. Therefore, an element of this application is retrospective.

6. Conclusions:

6.1 As there have already been landscaping improvements undertaken, along with proposals for further landscaping, it is considered that there have been obvious efforts made to improve the site environmentally and to ensure that the new proposed caravans do not intrude into the landscape of the Landscape Conservation Area and the AONB nearby. It is not considered that the proposal would have a detrimental effect on the amenities of neighbouring residents. From the information submitted as part of the application there is doubt as to which access is to be used from the proposal and a full explanation is expected on this in order to assess the implications of the proposal in full from a road safety perspective. Their response is also awaited in terms of responding to the observations made by the Caravan Site Inspection Officer and the Access Officer.

7. Recommendation:

7.1 To delegate powers to the Senior Planning and Environment Service Manager to approve the application, subject to receiving full details of the access and to favourable observations from the Transportation Unit to these details and to the following conditions:- 1. Commencement within five years 2. Restrict the layout of the caravans to that indicated on the plan. 3. Restrict the total number of touring caravans on the site to 40. 4. Occupancy period 1 March – 31 October. 6. Siting of actual touring caravans on tour only. 7. Keeparecordofvisits. 8. The roof of the shower / toilet building is to be dark grey in colour. 9. The external walls to match the existing shower / toilet building. 10. No decking near the caravan pitches at any time. 11. Complete the landscaping plan in accordance with the details submitted. 12. Prohibit the felling of trees and hedges without the consent of the LPA. Number: 8 Application Number: C12/0298/16/AM Date Registered: 01/03/2012 Application Type: Outline Community: Llandygai Ward: Tregarth a Mynydd Llandygai

Proposal: OUTLINE APPLICATION FOR THE ERECTION OF A SINGLE DWELLING FOLLOWING DEMOLITION OF EXISTING BUILDING ON THE SITE Location: LAND OPPOSITE, CWR Y COED, DOB, TREGARTH, BANGOR, GWYNEDD, LL574PN

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 This application is an outline application and relates to a proposal to demolish existing outbuildings, erect a single dwelling, improve the existing access, create new parking and turning spaces and create a formal curtilage. The site is located within the Tregarth development boundary which has been identified as a village within the Gwynedd Unitary Development Plan.

1.2 The site is currently dormant and includes a variety of small stone outbuildings in poor condition and hard standings. The land slopes away from the adjacent public road. There are other houses around the site to the north, south and east along with agricultural land to the west. The nearby houses vary in design, scale, layout and size.

1.3 Substantial trees are located on the agricultural land which abuts the site in the west.

1.4 The adjacent public road is relatively narrow in parts. The road is used regularly, not only to reach the nearby houses but also by traffic going in the direction of Sling and Mynydd Llandygai. The current access to the site is gated while the accesses to other nearby houses vary in size and form.

1.5 The proposal seeks to establish the principle of erecting the house on the site with a curtilage and garden that are sufficient for the proposed house by using the space near the access as a turning and parking space.

1.6 The outline application is submitted with details of the access and the likely location of the proposed house and its rough scale as a two storey house measuring a maximum of 8m to the ridge.

2. Relevant Policies:

2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. 2.2 Gwynedd Unitary Development Plan 2009:

POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area.

POLICY C7 – BUILDING IN A SUSTAINABLE MANNER Proposals for new development, or for the adaptation and change of use of land or buildings will be refused where consideration has not been given to specific environmental matters. Proposals must conform to specific criteria relating to building in a sustainable manner, unless it can be demonstrated that it is impractical to do so.

POLICY CH4 – NEW DWELLINGS ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF LOCAL CENTRES AND VILLAGES Approve proposals to build new dwellings on unallocated sites within the boundaries of Local Centres and Villages provided they conform to criteria aimed at ensuring an affordable element within the development.

POLICY CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extensions to existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the proximity of the site to a public car park.

2.3 National Policies:

Planning Policy Wales - Edition 4, 2011 TAN 12: Design TAN 22: Sustainable Building

3. Relevant Planning History:

3.1 The site has no relevant planning history.

4. Consultations: Community/Town Council: No objection

Transportation Unit: No objection only to draw the applicant’s attention to the presence of a surface water drainage system running through the site and suggest standard conditions.

Environment Agency: Not received.

Welsh Water: Suggest standard conditions in relation to drainage and sewerage.

Access Officer: Acknowledges what is proposed.

Biodiversity Unit: Occurrence of protected species in the buildings is unlikely.

Public Protection Unit: Not received.

Public Consultation: A notice was posted on site and nearby residents were notified. The advertisement period ended on 28.03.12 and three letters/correspondences were received objecting to the application on the following grounds:

 Road safety  Unacceptable increase in traffic and pedestrians  Unacceptable size  Loss of privacy  Overlooking  Flooding

As well as the above-mentioned objections, objections were submitted that were not valid planning objections, which include:

 Loss of light  Misleading information  The right to maintain drainage works  Land covenant

5. Assessment of the material planning considerations:

5.1 Principle of the development

5.1.1 The site is located within the development boundary adopted by the Gwynedd Unitary Development Plan and therefore Policy CH4 applies. The principle of erecting a house on such a site is acceptable, subject to other relevant matters and compliance with the requirements of the relevant policies.

5.1.2 It is not customary to ask for a percentage of affordable housing for an application for a signal dwelling, therefore the criteria for this policy in relation to affordable housing is not applicable in this case.

5.2 Visual, general and residential amenities 5.2.1 Concerns have been raised by local residents regarding the impact of the proposed development on their residential amenities.

5.2.2 Issues relating to design, finishes and elevations are issues that are considered when dealing with a detailed application or a reserved matters application. The agent has suggested that the maximum height of the house will be 8 metres, however the details of the finished levels and heights of the house, as well as its layout and the location of windows, will be a material consideration at that time; for example, any impact relating to overlooking will be considered when detailed plans are submitted, where the requirements of Policy B23 must be satisfied.

5.2.3. Due to the location of the site and although the type, size, design and finishes of nearby houses vary, it must be ensured that it will be a development of a high design standard, and in doing so, it can be ensured that the requirements of policies B22 and B25 are satisfied.

5.2.4 It is suggested that a formal condition could be imposed to submit suitable landscaping plans for the site and by ensuring that suitable landscaping is proposed for the site, nearby residents’ visual and residential amenities will be safeguarded, and this will be sufficient to satisfy the requirements of policy B27.

5.3 Transport and access matters

5.3.1 The site has an access already, therefore there is already an established use for the site. The proposal involves changing and improving the existing access meaning that the access will be more suitable for the site and will safeguard other users of the relatively narrow road, in comparison with the existing access.

5.3.2 The site access is currently gated meaning that current users need to leave their vehicle on the road in order to open the gate before proceeding into the site. The Transportation Unit suggests a condition to prevent the site from being gated, and it is considered that doing this will be a vast improvement in terms of road safety which ensures that the requirements of policy CH33 will be met.

5.3.3 The submitted plan shows that a turning and parking space can be provided for three vehicles within the site which satisfies the requirements of policy CH36.

5.3.4 The Transportation Unit do not object to this application provided that the suggested conditions are implemented. They also draw attention to the presence of a surface water drainage system which crosses the site and the need for it to be secured in the future.

5.4 Sustainability Issues

The submitted report states that the buildings would meet the requirements of level 3 for sustainable building and this, along with current building standards, means that the development would comply with the requirements of policy C7.

5.5 Any other considerations

Design and Access Statement As is required under current legislation, the application is supported with a Design and Access Statement. The applicant has noted in the statement how consideration was given to the context of access, design, character, environmental sustainability and site analysis. The statement is considered acceptable and is a relevant consideration when determining this application. 5.6 Response to the public consultation

5.6.1 The responses to the public consultation have raised many points as outlined above. Briefly, the main matters are:

 Road safety  Unacceptable increase in traffic and pedestrians  Unacceptable size  Loss of privacy  Overlooking  Flooding

5.6.2 The highway matters, including the safety of the highway are discussed above, and the concerns have been acknowledged and considered.

5.6.3 It must be borne in mind that an outline application is to consider the principle of erecting a house on the site, and as outlined above, full consideration will be given to matters such as size, design, layout, overlooking etc in dealing with the reserved matters application.

5.6.4 No response to the consultation was received from the Environment Agency, therefore, given the lack of response, it is supposed that they have no concerns about the flooding relating to the site or to the nearby area. Should the objection to the proposal be based on concern regarding the surface water drainage system located on the site, reference has already been made to this matter, and it is unlikely to be a material planning matter as already mentioned.

5.6.5 As well as the above-mentioned objections, objections were submitted that were not valid planning objections, which related to loss of light and a land covenant. These matters would be a private matter and not a matter for the Planning Department.

6. Conclusions:

6.1 The objections by local residents have received full consideration as noted above. Based on the above assessment, and having considered the relevant matters, including the objections, it is not considered that the proposal is contrary to the local and national policies noted in the assessment, nor are there any material planning considerations that state otherwise. Based on the above, it is believed that the proposal is acceptable subject to relevant conditions.

7. Recommendation:

7.1 To approve – conditions

1. Time 2. Reserved Matters 3. Materials 4. Water/Drainage 5 Landscaping 6. Access/highway conditions 7. Sustainability Number: 9 Application Number: C12/0316/37/LL Date Registered: 19/03/2012 Application Type: Full - Planning Community: Llanaelhaearn Ward: Llanaelhaearn

Proposal: TEMPORARY PERMISSION TO SITE A 40 METRE ANEMOMETER MAST TO MEASURE THE WIND Location: FIELD NO. - 6645, MOELFRE BACH, LLANAELHAEARN, CAERNARFON, GWYNEDD, LL545BE

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 The application involves installing a mast measuring 40 metres in height together with associated anchor ropes for a period of 12 months on field no. 6645 near Moelfre Bach, Llanaelhaearn. The purpose of the mast is to measure wind velocity and direction. It is also noted that a ‘measuring mast is vital to work out the business plan and the viability of the project’.

1.2 A statement containing further information and plans of the mast was received with the application. Additional information was also received on the ‘Vision and Background’, together with photomontages of the proposal.

1.3 The site is located on a site that is approximately 220m above sea level, on the eastern slopes of Moelfre near Moelfre Bach, and faces the road which leads to Bronmiod farm. This road forms the boundary with the Llŷn Area of Outstanding Natural Beauty.

1.4 Houses and farms are dispersed around the site, within an open and sensitive landscape that is undeveloped, and there are prominent and open views into and out of the site. On elevated grounds around the site stands Tre’r Ceiri, one of the most well-preserved hill forts in Britain, and a great number of ancient monuments and public footpaths also. The site is also adjacent to the boundary of the Landscape of Historic Interest in Wales (Llŷn and Bardsey).

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

Strategic Policy 2 – The Natural Environment. The area’s natural environment and landscape character, and views in and out of the Snowdonia National Park and the Anglesey and Llŷn Areas of Outstanding Natural Beauty, will be maintained or enhanced by refusing proposals that will significantly harm them.

POLICY B7 – SITES OF ARCHAEOLOGICAL IMPORTANCE Refuse proposals which will damage or destroy archaeological remains of national importance (whether scheduled or not) or their setting. Also refuse any development which will affect other archaeological remains unless the need for the development overrides the significance of the archaeological remains.

POLICY B8 – THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) Safeguard, maintain and enhance the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site.

POLICY B12 – PROTECTING HISTORIC LANDSCAPES, PARKS AND GARDENS Protect landscapes, parks and gardens of special historic interest in Wales from developments that would cause significant harm to their character, appearance or setting.

POLICY B20 – SPECIES AND THEIR HABITATS THAT ARE OF INTERNATIONAL AND NATIONAL IMPORTANCE Proposals that are likely to cause unacceptable disturbance or harm to protected species and their habitats will be refused unless they can conform to a series of criteria aimed at safeguarding the recognised features of the site.

POLICY C26 – WIND TURBINE DEVELOPMENTS Proposals for wind turbine developments on sites within the Llŷn AONB will be refused. In other locations, only proposals for small-scale or community or domestic based wind turbine developments will be approved provided that a series of criteria can be met that relate to the effect on the visual quality of the landscape and environmental and social factors.

POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they can conform to specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

Supplementary Planning Guidelines – Onshore Wind Energy (public consultation version, January 2012).

2.3 National Policies: Planning Policy Wales (Edition 4, February 2011), Heading 5 – Conserving and Improving Natural Heritage and the Coast. Planning Policy Wales (Edition 4, February 2011), Heading 13 – Minimising and Managing Environmental Risks and Pollution.

Technical Advice Note 8: Renewable Energy (2005)

LANDMAP

LANDMAP Information Guidance Note, Countryside Council for Wales, Number 3 – ‘Using LANDMAP for Visual Assessment of Onshore Wind Turbines’ (June 2010).

The Welsh Office Circular 60/96 ‘Planning and the Historic Environment – Archaeology’ (December 1996).

Section 85 of the Countryside and Rights of Way Act 2000 which requires Local Authorities to address the aim of safeguarding and enhancing the natural beauty of the AONB.

3. Relevant Planning History:

3.1 There is no formal planning history attached to this site, but the applicants did receive advice relating to the installation of a 500kW wind turbine, with a 50m high column giving a total height of 66.5m to the tip of the blade, on a site in Moelfre Mawr. Officers provided a Screening Opinion on the proposal to install a turbine (prior to receiving this application for an anemometer mast), and concern was expressed about the size of the proposed turbine and its visual impact.

4. Consultations:

Community/Town Council: No response.

Transportation Unit: No objection since the proposal would have no detrimental effect on any road. It is recommended to submit a Traffic Management Plan (should the application be permitted) to show how it is intended to transport the mast to the site if it involves using an abnormal load vehicle.

Welsh Water: No response.

Public Protection Unit: No response.

CADW: CADW does not agree with the applicant’s statement that there are no archaeological remains on the site. Whilst there are no ancient monuments directly on the site, there are many in the area, with some on higher levels. These are shown on a plan attached to the observations. Of special interest is Tre’r Ceiri, one of the best-preserved hill forts in Britain. The area is very popular with walkers and visitors. There is no information about the impact of the proposal on the setting of these ancient monuments, despite the fact that it would be visible form them and would affect their setting and the wider historic environment. In CADW’s opinion, the application does not contain sufficient detail to be able to fully consider the impact of the proposal, and consequently the applicant has failed to show that the proposal would not adversely affect the historic environment. CADW note what they would expect as suitable details. On this basis, they note that it would be inappropriate for the LPA to consider approving the application. The proposal is also by the Glasfryn Historic Park and Garden and is located adjacent to the boundary of the Landscape of Historic Interest in Wales (Llŷn and Bardsey).

Conservation Officer: No response.

Countryside Council: No observations, advise consulting with the AONB Unit.

Snowdonia National Park: No observations on this application but there would be a need to consult should there be an application for a wind turbine.

Scottish Power/Manweb: No response.

Biodiversity Unit: No objection but there is concern regarding further development on this field that would lead to loss of, or harm to the habitats here. Suggest conditions should the application be permitted.

AONB Unit: The site in question is outside the Llŷn AONB but it will be visible from the area. It is aimed to limit obtrusive developments in the AONB. The site is also adjacent to an area that is on the Register of Landscapes of Outstanding Historic Interest. The development would be visible from the road leading to Bronmiod and will be visible from the houses in this area and from some other locations locally. A 40 metre mast would be taller than any other structure in the area, and the mast and the network of steel cables anchoring it would be visible in the landscape from some locations. The fact that this is an application for temporary permission is significant, as the whole structure would be taken down in 12 months’ time. Considering the site, the development and the fact that the anemometer mast would only be up for a short period of time, it is not believed that there will be an unacceptable impact on the AONB or on the views into and out of the area. There would be different implications to consider should an application for a wind turbine on the site be submitted. In such a case, an assessment of the development would be required according to the details submitted and by means of a bespoke landscape and visual impact assessment.

Archaeological Service: About 2km away from Tre’r Ceiri – an archaeological site of local and national significance. The site is adjacent to the boundary of the Landscape of Historic Interest in Wales which contains Tre’r Ceiri. A lack of professional photomontages/further information means that the service recommends deferring the application, since it cannot be assessed based on the information to hand.

Campaign for the Protection of Object on the grounds of policy and the impact on Tre’r Ceiri and the Rural Wales: AONB.

MoD: No response.

NATS: No response. OFCOM: No response.

BBC: No objection but they would need to be informed of any wind turbine application.

Crown Castle UK: No response.

Gas: No response.

Public Consultation: Four notices were placed on/around the site and neighbouring residents were informed. A notice was placed in the ‘Caernarfon & Denbigh Herald’ and the ‘Bangor and Anglesey Mail’. The advertising period ended on 4/5/12 and at the time of preparing the report there were many correspondences amounting to a total of 47 names received (some have written more than once under the same name, but are recorded here only once), who objected on the following grounds (observations have been summarised):

 Significant visual impact  Prominent and valuable views around  Prominent from important locations e.g. Tre’r Ceiri and the Eifl  A nearby AONB designation – prominent from the AONB and impacts significantly on it  The AONB is a public amenity area  Close to public footpaths  Incredible views  Not in the interest of safeguarding natural beauty  Unacceptably obtrusive  Unsuitable diversification  The character of the landscape and the substantial negative impact on it  An eye-sore/ugly  Out of character  A prominent and alien structure  Industrial scale/large structure  No complete and accurate Visual Impact Report  Photomontages are not a true reflection and are misleading. No scale to the photos and the incorrect method was used to provide the photos. A professional set should be prepared.  Unsuitable to the area  Inappropriate in the rural agricultural landscape  Contrary to UDP policies  Impact on residents  Noise from the wires  Health and well-being  Impact on air safety  Effect on nature/rare birds in the vicinity/no intense farming in the surrounding area therefore there is wildlife present here.  Effect on tourism and the economy.  The area is described as: beautiful; unspoilt; with prominent views from afar and near; quiet and tranquil; vistas; sensitive.  Submitted a summary of similar appeals.

As well as the above-mentioned objections, objections were submitted that were not valid planning objections, which included:

 The applicant has already spoken of a 67 metre high mast, and approving the application could make it difficult to refuse an application for a turbine.  There is mention of a turbine to follow, therefore why is the anemometer needed?  Concern about the method by which the applicant consulted with the public.  Concern about the community side of the initiative and the way it is being promoted as a community initiative.  Concern about what exactly will be the community benefit.  Better and safer methods of producing energy.  Let’s not forget that the purpose of the application is to justify a larger turbine.  The information submitted with the application is sub-standard.  A conflict of interest between the project’s investors and their role in Antur Aelhaearn. At the time of preparing the report several correspondences had been received giving a total of 22 names who supported the application on the following grounds:  Community/financial benefit  Deprived area  Pioneering  No concerns  Green village  Clean energy  Generally support.

5. Assessment of the material planning considerations: 5.1 This application is for a 40m mast to measure the wind, and there is no local policy that is directly relevant to this type of development. Policy C26 of the Development Plan relates to ‘Wind Turbine Developments’ and states that ‘proposals for wind turbine developments within the Llŷn AONB will be refused. In other locations, only proposals for small scale or community or domestic based wind turbine developments will be approved, provided that the criteria noted can be complied with’. The criteria state:

1) that the development would not have a significantly harmful impact on the setting of the Llŷn or Anglesey AONBs or the Snowdonia National Park; 2) that any associated ancillary developments…are designed and, where possible, sited so as to alleviate their potential visual impact; 3) that the development (either individually or combined with other wind turbine developments) will not have a significant detrimental impact upon the landscape or nature conservation features; 4) that there are no unacceptable potential environmental impacts or effects on amenity arising from the wind turbines including noise, light reflection and shadow flicker; 5) that the development will not create significant electromagnetic interference to existing transmitting or receiving systems that cannot be adequately mitigated; 6) that adequate provision has been included in the scheme regarding the decommissioning …, restoration and after-care of the land…; 7) that the development will not cause significant harm to areas of archaeological importance, particularly within or near designated areas.

5.2 Whilst Policy C26 is not entirely relevant in the sense that the proposal is not a wind turbine, it could be deemed that the criteria noted above may be material planning considerations when assessing a 40m high mast for measuring the wind. In this context, criteria 1, 3, 4, 5, 6 and 7 are considered relevant and they are addressed below.

The main matters of this application are the impact of the proposed development on:

a) Visual Amenities

5.3 Nature of the structure and the nature and character of the landscape

The nature of the structure and the anchor ‘ropes’ is simple but the scale and area are vast. The mast would measure 40m in height and the anchor ropes would be stationed up to 35m outwards in every direction from the bottom of the mast. The mast and anchor ropes would be of steel/aluminium construction.

5.4 The proposal is not considered to be a ‘building’ as noted in Policy B22 ‘Building Design’, but it is considered a structure and in this context it is believed that the design principles discussed in Policy B22 must be considered. Policy B22 requires a proposal to respect the site and its surroundings in terms of scale, size, form and location and also requires a proposal not to have an unacceptable detrimental impact on the form and character of the surrounding landscape, or on the local natural or historical environment. Policy B22 also states that a proposal should not have an unacceptable detrimental effect on prominent public views into, out of or across the open countryside.

5.5 This is supported by criterion 3 of Policy C26 which states that the development should not have a significant detrimental impact on the landscape. 5.6 The character and nature of the landscape is defined by the LANDMAP work (Countryside Council for Wales). Briefly, the LANDMAP assessment states that the area has outstanding importance as a historic landscape and notes that it has a remote feeling and a ‘heightened sense of exposure’ with very attractive views in and out, and no views that impair this. It also states that there is a high visual and sensory value to the area, and particular value to scenery – the tree nursery and the A499 are the main things that impair the views, and the main feature is the highland feeling which should be safeguarded together with the quite, rural atmosphere.

5.7 The site and the surrounding area may be described as a sensitive location because it is arid and open, unspoilt and undeveloped. There are no structures or vegetation and it is a quite and peaceful place for the eye and ear. Nothing can compete with the dramatic landscape or views within the area.

5.8 Due to the substantial and alien nature of the proposal given the open and rural character of the site, it is believed that the scale, size, form and location of the proposal would have an unacceptable detrimental impact on the form and character of the surrounding environment and landscape and also on the local historical environment (which is discussed in more detail below). More specifically, there would be an unacceptable detrimental impact on prominent views the public have into, out of or across the open countryside, which is contrary to Policy B22, B23 and criterion 3 of Policy C26.

5.9 Llŷn Area of Outstanding Natural Beauty The aim of the AONB is to safeguard, maintain and enhance the AONB. Policy B8 notes that development proposals that would ‘cause significant harm to the area’s landscape (including views into and out of the area)…, historic remains and buildings…, and its quiet, unpolluted nature will be refused unless in very exceptional circumstances that a proven significant national economic or social need has been established; that consideration has been given to the cost and scope for providing the development outside the area or of meeting the need for it in some other way; that consideration has been given to limiting any detrimental effect on the area’s character and measures to attain this have been included as part of the application’. It will also be ‘necessary to show that detailed consideration has been given to the character of the area in every development proposal…’

5.10 The landscape around the site has been designated as an Area of Outstanding Natural Beauty, but the site itself is not within the AONB. Nevertheless, the site is very visible from nearby parts (it is nearly adjacent to these) of the AONB and from elevated points of the AONB (which include Tre’r Ceiri, Mynydd Carnguwch, Llethr Ddu, Cwm Coryn, Moel Bronmiod etc.) and we can confirm that the proposal would affect views into and out of the AONB.

5.11 Because of the close relationship of the site to the AONB and the fact that the site is visible from the AONB and vice versa, the application must be considered in the context of Policy B8 and whether the proposal safeguards, maintains or enhances the AONB. 5.12 The AONB Unit’s observations have been included above, but briefly it is agreed that ‘the development would be visible from the road leading to Bronmiod and will be visible from the houses in this area and from some other locations locally. A 40 metre mast would be taller than any other structure in the area, and the mast and the network of steel cables anchoring it would be visible in the landscape from some locations’. Furthermore, the AONB Unit also notes that ‘the fact that this is an application for temporary permission is significant, as the whole structure would be taken down in 12 months’ time. Considering the site, the development and the fact that the anemometer mast would only be up for a short period of time, it is not believed that there will be an unacceptable impact on the AONB or on the views into and out of the area.’

5.13 Given the quiet and unpolluted nature of the area and the character of the landscape, it is considered that the proposal would create a prominent and alien feature, which would lead to a significant negative impact on the landscape, and would also significantly impair the views into and out of the AONB. It is also considered that the proposal would lead to a substantial negative impact that is contrary to the main aim of an AONB designation, which is to safeguard, maintain and enhance the character of those areas.

5.14 It appears that the AONB Unit does not believe that there will be an unacceptable impact on the AONB, on the basis that the application is only for a temporary 12 month period. In weighing up the nature of the development and the character of the area, it is not believed that this temporary aspect is sufficient to justify a structure of this type, even for a temporary period of time. Ultimately, it is not considered that the development is acceptable on such a sensitive site for any period of time.

5.15 On this basis, it is therefore believed that the proposal is contrary to the main aim of designating Areas of Outstanding Natural Beauty, is contrary to Policy B8 and is also contrary to Strategic Policy 2 which protects the AONB and seeks to maintain and enhance it by refusing development proposals that would significantly harm it. It is also believed that the proposal is contrary to criterion 1 of Policy C26.

5.16 Landscape of Historic Interest and Sites of Archaeological Importance

5.17 The site is adjacent to the boundary of the Landscape of Historic Interest in Wales which contains Tre’r Ceiri. Of special interest is Tre’r Ceiri, one of the best-preserved hill forts in Britain, and an archaeological site of significant importance on a local and national level. CADW does not agree with the applicant’s statement that there are no archaeological remains on the site. Whilst there are no monuments directly on the site, there are many in the area, with some on higher levels and with prominent views from them towards the site. These are shown on a plan attached to the observations. The proposal is also near the Glasfryn Historic Park and Garden.

5.18 Policies B7 and B12 apply here. Policy B7 requests that proposals which will damage or destroy archaeological remains of national importance or their setting be refused, and Policy B12 notes that the LPA will seek to ensure that registered historic landscapes, parks and gardens are protected and enhanced. In respect of Policy B12, it is not believed that the proposal (given its location) would impact on the Glasfryn Historic Park and Garden.

5.19 Due to the sensitive nature of the application site (as already described) and its prominence from scheduled ancient monument sites around the area and the clear views from these sites across the area (including the application site), it is believed that the application would significantly impact on the setting of these ancient monuments, contrary to Policy B7 and Circular 60/96.

5.20 The proposal is also contrary to Policy B12 as it is considered that the prominent location and nature of the proposal would have a negative impact on the features that make the area important and worthy of being a Registered Historic Landscape, and although the application site is not situated within the Historic Landscape, it is very prominent from it. 5.21 Consequently, the proposal is also contrary to criterion 7 of Policy C26, as it would cause significant harm to the setting of areas of archaeological importance, particularly near designated areas. b) General and residential amenities

5.22 Policy B23 requests that proposals that would cause significant harm to the amenities of the local neighbourhood be refused, and to this end, it is important to ensure that the impact of new developments on the quality and character of the surrounding environment is assessed.

5.23 It is not considered that the proposal would cause significant harm from the perspective of noise, and a wind-measuring mast is unlikely to cause shadow or light reflection as noted in Criterion 4 of Policy C26. Neither is it considered that the anemometer mast would be likely to cause electromagnetic interference to existing transmitting or receiving systems, as noted in Criterion 5 of Policy C26. This is based on the fact that the nature of the proposal is to locate a mast whose main purpose is to measure the wind.

5.24 The effect on the area’s visual amenities, including consideration to the visual amenities of local residents, is considered under “visual amenities” above. c) BiodiversityMatters

5.25 In accordance with the Biodiversity Unit’s observations, it is not considered that the anemometer mast is likely to affect any protected species or their habitats, therefore it is not considered that the proposal is contrary to Policy B20 of the Development Plan. However, specific planning conditions are recommended to ensure an acceptable form of development should the proposal be permitted. Furthermore, the proposal therefore satisfies the second part of Criterion 3 of Policy C26 of the Development Plan, as the development will not have a significant detrimental impact upon nature conservation features. d) Traffic and access matters

5.26 In terms of access matters and traffic associated with the proposal, the Highways Unit does not object as it is not anticipated that it would have any adverse impact on any road. It is therefore considered that the proposal complies with Policy CH33.

d) Response to public consultations

 The assessment has disregarded observations relating to wind turbines (some in favour and some against) as this is not the application that was submitted. If an application for a wind turbine was submitted, it would be assessed on its own merits at that time.  The above assessment has given consideration to the response to the public consultation.  There is no evidence to justify the other objections submitted on the basis of planning matters, apart from those objections that are based on the visual impact of the proposal.  The support to the application does not overcome the concerns regarding the visual impact. 6. Conclusions:

6.1 Based on the above assessment it is believed that a mast for measuring wind in this location would have a significant detrimental impact on the open feel of the area and on the prominent views into and out of the AONB and into and out of the Landscape of Special Historic Interest, and would also have a significant detrimental impact on the setting of scheduled ancient monuments, by creating an alien feature in open countryside that is of a high amenity value.

6.2 For the reasons noted above, it is not believed that the proposal would be acceptable for any period of time.

6.3 To this end, and based on the information submitted as part of the application, the anemometer mast would be contrary to Policies B7, B8, B12, B22, B23 and C26 as well as Strategic Policy 2 and the advice provided in Circular 60/96.

7. Recommendation:

To Refuse –

1. The proposal due to its nature and location would create an unacceptably alien feature in the landscape, causing a significant detrimental impact on views into and out of the Llŷn Area of Outstanding Natural Beauty, contrary to Policies B8, C26 and Strategic Policy 2 of the Gwynedd Unitary Development Plan 2009 and Planning Policy Wales (Edition 4, February 2011).

2. The proposal due to its nature and location would significantly impact on the setting of the Scheduled Ancient Monuments which have a view across the site, or where their setting is enhanced by the open feel of the area that is unspoilt and undeveloped, contrary to Policies B7 and C26 of the Gwynedd Unitary Development Plan 2009, the Welsh Office Circular 60/96 ‘Planning and the Historic Environment – Archaeology’ (December 1996) and Planning Policy Wales (Edition 4, February 2011).

3. The proposal due to its nature and location would have a significant negative impact on the open feel of a vast area and on prominent views into and out of the area, and would have an unacceptable impact on landscape that has been designated as a Landscape of Outstanding Historic Interest in Wales, contrary to Policies B12 and C26 of the Gwynedd Unitary Development Plan 2009 and Planning Policy Wales (Edition 4, February 2011).

4. The nature and scale of the structure are considered alien and inappropriate to its sensitive location, and would therefore have an unacceptable detrimental impact on the form and character of the surrounding landscape, and also on prominent public views into, out of and across open countryside, which is contrary to Policies B22, B23 and C26 of the Gwynedd Unitary Development Plan 2009 and Planning Policy Wales (Edition 4, February 2011). Number: 10 Application Number: C12/0379/46/LL Date Registered: 23/03/2012 Application Type: Full - Planning Community: Tudweiliog Ward: Tudweiliog

Proposal: INCREASE NUMBER OF STATIC CARAVANS FROM 15 TO 30, NEW ANCILLARY BUILDING, DRAINAGE SYSTEM AND LANDSCAPING /

Location: MOEL Y BERTH CARAVAN PARK, LLANGWNNADL, PWLLHELI, GWYNEDD, LL53 8NT

Summary of the Recommendation: TO REFUSE

1. Description:

1.1. This is an application to increase the number of static caravans on the existing site from 15 to 30 units, along with construction of a new building to provide washing facilities for visitors, part of which will be a shop/café for public use also. It is proposed to install a new drainage system and undertake work to widen the access to the field. The plan shows that a new road will be created in the field leading to the caravans; a parking provision surrounding it and improvements such as creating a children’s play area, an amenity area and landscaping and planting work within the site and in places on the boundaries.

1.2 The caravan site is located in a rural area in Llangwnadl off a winding rural unclassified road which leads to the beach at Porth Colmon. Access to the site is gained by means of a vehicular track approximately 120m which also leads to the property of Moel y Berth. Open fields surround the site except the field to the west, which is also a separate static caravan site. The site is located within an Area of Outstanding Natural Beauty and near a Heritage Coast.

1.3 The application is submitted to the committee as it involves an increase of over five caravans.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009: B8 – THE LLŶN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) To safeguard, maintain and improve the character of the Area of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site.

B9 HERITAGE COAST - Refuse proposals for any building or structure on the heritage coast unless they can conform to a series of criteria aimed at avoiding significant damage to recognised features. B27 LANDSCAPING SCHEMES Ensure that permitted proposals incorporate soft/hard landscaping of a high standard which is appropriate for the site and which takes into consideration a series of factors aimed at avoiding damage to recognised features.

CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

CH34 – RURAL LANES Development proposals will be refused if they cause an unacceptable increase in the number of vehicles using Rural Minor Roads where the main users are expected to be pedestrians, cyclists or horse riders.

CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extensions to existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the proximity of the site to a public car park.

D17 – UPGRADING OF EXISTING STATIC HOLIDAY CARAVAN AND HOLIDAY CHALET SITES Proposals to upgrade existing static holiday caravan and holiday chalet sites using specific methods will be approved provided they conform to criteria regarding improving the range and quality of accommodation and facilities; substantial and permanent improvements to the design, setting, and appearance of the site and its setting in the surrounding landscape; together with increasing the number of units.

Supplementary Planning Guidance – Holiday Accommodation (2011)

2.3 National Policies:

Planning Policy Wales, Fourth Edition, February 2011. 3. Relevant Planning History:

C05D/0358/46/LL – Installing 11 steel sheds for every individual static caravan - Approved 15 July 2005 3/4/313A – Increase the number from 15 to 20 caravans – Refused 3 May 1971 3/4/181C – Three additional caravans – Refused 24 June 1964 2111B - Caravans in Moel y Berth (15 caravans) - Approved 8 March 1961 2111A – Increase the number of caravans from 6 to 15 – Approved 17 May 1957.

4. Consultations:

Community/Town Council: Support.

Transportation Unit: I refer to the above application and recommend considering refusing the application on the grounds of road safety. The road leading to the site is a narrow and winding single carriage road, which already serves a number of private houses and is used as access to a popular beach. I am therefore concerned about the increase in traffic as a result of this proposal and the conflict between the existing local traffic and the seasonal traffic. I am of the view that the proposed 100% increase in numbers is excessive in this case, for the reasons outlined above, and that a smaller increase of around 15-20% would be more acceptable, and would only result in a gradual increase in local traffic levels.

Caravan Site Inspection There is no objection to the above application provided that the Officer: licence conditions and the details listed below are complied with. 1. Change all sheds made from flammable materials to metal sheds. 2. Modify the road within the site to measure 3.7 metres in width, unless a clearly marked one-way traffic system is put in place, in which case the width could be decreased to 3 metres. 3. Suitable lighting should be provided which is in keeping with the site’s requirements and characteristics. 4. Fire points should be installed as required to conform to being located within 30 meters of each static caravan. 5. The site’s information, name and address should be provided at the emergency telephone. 6. The whole site’s electrical installation should be maintained annually (and at least every 3 years). The applicant should receive a certificate of the electrical inspection and display it with the site licence in a prominent place at the site. The applicant will be required to apply to this department to amend the site licence.

AONB Officer: The site of the application is within the AONB and is close to the Llŷn Heritage Coast. These are landscapes of national importance which must be maintained and protected. The road to Porth Colmon is narrow and winding. The application is to substantially increase the number of static caravans, from 15 to 30 units to and erect a new office/toilet block. This would make the site more visible on the landscape, would increase the traffic on the road and disturb the area’s tranquillity. Although the proposal includes additional landscaping and specificies that the units must be green, it is considered that the development would have a detrimental impact on this rural and coastal area of the AONB.

Footpaths Officer: The Countryside and Access Department is anxious to ensure that Tudweiliog public footpath no. 37 will be protected during and at the end of this development.

Welsh Water: As it is intended to use a septic tank system, it is advised that the applicants contact the Environment Agency.

Public Consultation: A notice was posted on site and there are no nearby residents. The consultation period ended on 20/04/12 and two letters were received with observations on the following grounds:  No objection to the increase in caravans.  Strong objection to the construction of a shop and café as there is already an existing established shop/café at the adjacent static caravan site which serves the needs of visitors and owners of nearby caravan sites. 5. Assessment of the material planning considerations:

Principle of the development 5.1 As noted above, a number of policies within the Gwynedd Unitary Development Plan are relevant when determining the application. The main policy to consider when assessing the principle of the development is policy D17. The policy permits applications for upgrading existing static sites, minor extensions to the land area, relocating units or for a minor increase in numbers provided the three relevant criteria can be conformed to.

5.2 Point 1 of the Criteria: that the proposed development is part of a scheme to improve the range and quality of tourist accommodation and facilities on the site. The scheme is ambitious and demonstrates an intention to invest substantially to develop and improve the quality of the site, which has remained largely unchanged since it was established. It is intended to site 15 new caravans and erect a new purpose-built amenities block which is substantially larger than the facilities currently offered. The proposed building measures 26.4m by 8m, and is almost 6m in height, finished with stone with a slate roof incorporating solar panels. Concern must be raised about the building’s scale and size, and the need for such a large building on a comparatively small static site must be questioned. The Design and Access Statement notes that the applicant wishes to attract the public to use the facilities, and in particular users of the Coastal Path. It is noted that two objections have been received regarding the proposal to establish a shop and café, arguing that there is no need for another development in the area as there is already a shop/café in operation at the adjacent Llain Fatw caravan site. Despite this, competition between businesses is not a planning consideration. The proposal certainly demonstrates an aspiration to improve the range and quality of facilities and experiences offered to visitors in accordance with the requirements of criteria 1, but concern must be expressed regarding the scale of the development.

5.3 Point 2 of the Criteria: that the proposed development offers significant and permanent improvements to the design, layout and appearance of the site and its setting in the surrounding landscape. The proposal will mean extending the land area of the existing caravans, which is approximately 6780m², and siting new caravans along the eastern boundary and a number in the centre of the field, which means an increase of approximately 5000m² in the site’s area. The applicant has given consideration to the appearance and image of the site, and the Design and Access Statement specifies that all the proposed new caravans and old renovated caravans would be green, to try to assimilate the units into the landscape. Improvements to the access road are also shown, and reinforcement work to the existing boundary hedges and new landscaping within the site to screen the new units and to promote nature. Whilst recognising that significant improvements are proposed within the site, this could be at the detriment of appearance and landscape. The current site is visible from a distance from the B4417 county road near Mynydd Cefnamlwch and from the public footpath which runs behind the field boundary. It is considered that increasing the numbers, extending the site and locating the caravans in the centre of the field and constructing a large amenities building will have a substantial impact on the distant views towards Porth Colmon. Due to the nature of the lay of the field, which slopes down towards the rear of the site, the eastern boundary landscaping measures would be unlikely to screen and conceal the development from view. Although the green caravans would be more in keeping with the surroundings, they would still be visible and intrusive in the sensitive landscape of the AONB and Heritage Coast. It could be argued that the scale of the development is excessive and constitutes an overdevelopment which compromises the appearance and the landscape’s striking views, which is one of the main visitor attractions in the first place. While the policy promotes improvements and the upgrading of current sites, that should not be at the expense of the landscape. The proposed setting does not take advantage of the existing landscaping features, the proposed landscaping would take time to become sufficiently established and yet would be unlikely to completely screen this substantial development. It is not considered that the proposal complies with criteria 2 of policy D17. 5.4 Point 3 of the Criteria: that any increase in the number of static holiday caravan or holiday chalet units is minor and is commensurate with the scale of any improvements to the site. The policy elaborates further, and states that the increase in numbers should be no more than 10% above the number when the first application to increase the number of units was made. In this case, the proposal is to double the number of units from the current 15 to 30, an increase of 100% which is substantial and excessive, especially in such a sensitive site. It was explained to the applicant prior to submitting the application that it would not be possible to support such an increase, but he persisted with the application on the grounds that the substantial investment would provide economic and environmental benefits. While the applicant has argued that there should be more flexibility when dealing with smaller caravan sites, the Council does not believe that the proposed increase reflects the size of the existing site. Supporting such a large scale development would set a precedent for sites of all types and scale in an area that currently has a high density of caravans. While acknowledging that the proposal offers substantial improvements it is considered that the scale of the development is an overdevelopment of the site and is contrary to the objectives of criteria 3 of policy D17 and is contrary to the policy in its entirety.

Visual amenities

5.5 Policy B8 and B9 of the Unitary Development Plan assesses the impact of developments on Areas of Outstanding Natural Beauty and Heritage Coasts. It is noted that the AONB Officer considers that the development will have an impact and will affect this rural area. The concerns regarding the impact of the development on the landscape have already been discussed in point 2 above, and it is considered that the scale of the development would have a substantial and significant impact on the visual amenities of the vicinity and is therefore contrary to policies B8 and B9 that aim to protect, maintain and improve the AONB which is so close to a Heritage Coast.

5.6 The proposed plan shows details of the existing trees and hedgerows and also lists the type and location of the proposed landscaping. It is considered that the trees/hedgerows are suitable to the site and are in keeping with the current character of the area, and therefore comply with policy B27 of the GUDP. Despite this, because of the nature and lay of the land, the landscaping measures are unlikely to conceal the development completely from distant views.

Traffic and access matters

5.7 Policies CH33 and CH34 of the Unitary Development Plan are involved with assessing proposals in terms of their effect on safety on roads and streets, in particular minor rural lanes. The single track from the county road to the caravan site is around 120m without a passing place which is not ideal for the intended increase. The transport department is concerned that the increase in the units will lead to an escalation in traffic levels on the narrow country road which will have a detrimental impact on road safety. It is therefore considered that the proposal will place significant pressure on the road network and is contrary to the aims of policies Ch33 and Ch34.

5.8 Policy CH36 relates to the provision of parking facilities when developing sites. In this case, it is proposed to provide a designated parking area surrounding the vehicular road. It is considered that the provision is sufficient and complies with the requirements of policy CH36 of the Unitary Development Plan.

6. Conclusions: 6.1 Although the development in question demonstrates a considerable investment and evident improvements in the quality, facilities and experience offered to visitors, the extension to the area and the increase in numbers proposed are not reasonable and do not reflect the scale and size of the current site. It is considered that the scale of the development is excessive, and is an overdevelopment which corresponds to a 100% increase on the current number, which exceeds the 10% allowed under policy D17. The proposal in its entirety would be intrusive and visible from a distance and from the public path, and would have an unacceptable detrimental impact on the visual amenities of the AONB and the Heritage Coast. It is therefore considered that the proposal will place significant pressure on the road network and will increase the traffic level on the narrow and winding country road. All material considerations were addressed when determining this application, but this has not changed the recommendation.

7. Recommendation:

7.1 To refuse. 1. The proposed increased in the number of static units is excessive as it equates to a 100% increase, which is therefore contrary to policy D17 of the GUDP which states that any increase in the numbers of static units on existing sites should be small and equal to no more than 10% of the current number on the site.

2. The site is visible from a distance and from the public path, and it is considered that a proposal of this scale would be intrusive and would have a considerable and significant impact on the visual amenities of an Area of Outstanding Natural Beauty and a Heritage Coast and is therefore contrary to Policies B8 and B9 of the Gwynedd Unitary Development Plan.

3. The rural county road which serves the site is narrow and winding and it is considered that increasing the number of units would lead to an escalation in traffic levels on the road network and is therefore considered contrary to policies CH33 and CH34 of the Gwynedd Unitary Development Plan. Number: 11 Application Number: C12/0438/46/LL Date Registered: 02/04/2012 Application Type: Full - Planning Community: Tudweiliog Ward: Tudweiliog

Proposal: CREATE TOURING CARAVAN SITE - EIGHT CARAVANS. Location: PENCLAWDD, LLANGWNADL, PWLLHELI, LL538NW

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1. The proposal involves creating a new touring caravan site for eight touring caravans along with widening the existing vehicular access. It is also proposed to undertake engineering works to erect an earth ‘clawdd’ and undertake landscaping work. The field has a gradual slope and it is proposed to locate the caravans in the upper part of the field along the boundaries.

1.2 The field which is the subject of this application is located to the rear of the properties known as Pen Clawdd and Sŵn y Wylan, which are located near a class 2 county highway (B4417). There is a single track vehicular access to the site. The site is located in a rural location within a Landscape Conservation Area designation.

1.3 The site has been the subject of enforcement enquiries as it has been operating as a touring site without planning permission since 2010 and the application is submitted in order to regulate the situation. The applicant applied for a Caravan Club Certificate but was refused on the ground of concerns regarding road safety. There are mobile toilet facilities already on the site.

1.4 This application is submitted to the planning committee as it is an application involving a development of over five caravans.

2. Relevant Policies:

Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan.

2.2 Gwynedd Unitary Development Plan 2009:

STRATEGIC POLICY 17 – TOURISM Proposals to develop or improve the variety and quality of tourist facilities and attractions will be approved provided they do not significantly harm the environment, the area’s cultural characteristics or the amenities of nearby residents. B10 – PROTECTING AND ENHANCING LANDSCAPE CONSERVATION AREAS Protecting and enhancing Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant damage to recognised features.

B23 – AMENITIES Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area.

B27 – LANDSCAPING SCHEMES Ensure that permitted proposals incorporate soft/hard landscaping of a high standard which is appropriate for the site and which takes into consideration a series of factors aimed at avoiding damage to recognised features.

CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved if they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

D19 – NEW SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS – Proposals for new touring caravan, camping or touring unit sites will be approved provided they comply with specific criteria relating to the design, layout, appearance and location of the development, the highways network and adequate access, use for touring purposes only, the cumulative impact of existing touring caravan, camping and touring unit sites, and the capacity of the immediate locality to accommodate such developments.

Supplementary Planning Guidance – Holiday Accommodation (2011)

2.3 National Policies:

Planning Policy Wales, Fourth Edition, February 2011.  Chapter 7 - Sustaining the Economy  Chapter 11 - Tourism, Sport and Recreation

3. Relevant Planning History:

C07D/0353/46/LL – Agricultural shed for sheep and implements – Approved 3 August 2007.

4. Consultations:

Community/Town Council: Not received.

Transportation Unit: No objection. Recommend standard conditions.

Caravans Officer: No objection to the above application from the perspective of licence conditions provided there is full compliance with the conditions of the licence. 1. It has been confirmed that there is a toilet block on the site but it was not stated that there was a disabled facility. 2. A full provision is required in terms of fire points. Should this application be successful, the applicant will need to contact the Public Protection Service to discuss an application for a site licence.

Welsh Water: Not received.

Environment Agency A development of low risk to the environment. Fire Service: No observations.

Public Consultation: A notice was posted on site and nearby residents were notified. The advertising period ended on 14 May 2012 and one letter of objection was received when preparing the report, objecting to the application on the following grounds:  Loss of privacy because of the steep nature of the field.  An intrusive lay-out without screening.  A dangerous access from the narrow busy 60mph road in close proximity to bends and the entrance to Cefn Gwyn.  The Caravan and Camping Club had refused a certificate on the grounds of road safety.  Caravans are located for the season and are not on tour.  Sufficient caravan sites in the locality  Contrary to all the criteria in policy D19.  Visible from several county roads and from public footpaths 4 and 6 Bryncroes and numbers 43 and 44 Llangwnadl  No details of sewerage and the site is in close proximity to a water course.  Concern regarding the risk of fire.  The site operates without permission and no consideration given to planning regulations.

5. Assessment of the material planning considerations:

Principle of the development

5.1 As noted above, a number of policies within the Gwynedd Unitary Development Plan are relevant when determining the application. The main policy to consider when assessing the principle of the development is policy D19. The policy states that proposals to develop new touring caravan, camping or touring unit sites will be permitted provided that they comply with the criteria. Points 1, 2, 3 and 4 of the policy are relevant bearing in mind that the application involves creating a new site.

5.2 Point 1 of the Criteria: that the proposed development is of a high quality in terms of design, layout and appearance, and is sited in an unobtrusive location which is well screened by existing landscape features and/or where touring units can be readily assimilated into the landscape in a way which does not significantly harm the visual quality of the landscape. It is not considered that the site is prominent or intrusive in the landscape as the field is surrounded by fields with hedges and trees along their boundaries which screen and conceal the site from vantage points from the B4417 county road. Also, the site is concealed and is located to the rear of the properties of Penclawdd and Sŵn y Wylan. Currently, because of the lay of the land and as the site is already operational, it is possible that some units are visible from more elevated sites further away, such as through gaps in hedges from the rural class 3 county highway from the direction of Bryncroes and from the public footpaths crossing parallel in both directions a field’s width away. However, the plan shows that it is proposed to incorporate soft landscaping and to construct an earth ‘clawdd’ through the centre of the field which would be an appropriate measure to screen the site from those locations across the valley. It is believed that the touring units can be easily assimilated into the landscape in a way which does not significantly harm the visual quality of the landscape and, therefore, it is in accordance with the requirements of Landscaping Policy B27. Although perhaps it will not be entirely concealed, it is not considered that the proposal is likely to create an intrusive or prominent feature in the landscape which is within the Landscape Conservation Area designation. Therefore, it is considered that the proposal satisfies the requirements of criteria 1 of policy D19 and the aims of Policy B10 involving Landscape Conservation Areas.

5.3. In terms of criteria 2, the site is located approximately 90 metres from a second class county highway (B4417) which is in close proximity and is convenient. Although it is proposed to undertake improvements to widen the access, the proposed changes are not substantial or excessive or likely to create significant damage to the character and features of the landscape in this case. For this reason, it is not considered that the proposal is contrary to point 2 of the criteria in Policy D19.

5.4 The objector states that the site does not currently operate as a touring site with caravans on tour but rather the units are located there throughout the whole of the season without authorisation. It is not considered that this is a factor which would justify refusing the application, bearing in mind that it is possible to control the use of the site for touring purposes by means of planning conditions and to move the units during the periods when they are not in use. Therefore, it is not considered that the application is contrary to point 3 of the criteria.

5.5 Criteria 4 also requires to take into account the cumulative impact of existing and approved touring caravan, camping and touring unit sites approved within the immediate locality and the proposed development will not exceed the capacity (e.g. environmental, social and cultural, road network, amenities etc.) of that locality to reasonably accommodate such developments. The locality of the application does not characteristically have a high density of touring sites at the moment. Whilst the observations of the objector are accepted that there are other touring sites nearby, namely Tai Cryddion and Penbont Bach, these could be operating under permittable development rights or under an exemption certificate on a small scale only. It is not considered that approving this caravan use would be beyond the reasonable capacity of the locality in terms of the effect on the environment, amenities or roads and which would justify refusing the application. Therefore it is not considered that the application is contrary to point 4 of Policy D19. After weighing-up the principle of the proposal, it is considered that the proposal satisfies the requirements of policy D19 entirely.

General and residential amenities

5.6 Whilst preparing the report, only one letter of objection had come to hand involving the development, namely from the property known as Penybryn, which is directly adjacent across a small valley to the caravan field. The main concern expressed was the effect of the development on their amenities and photographs were submitted and they stated that they had suffered a substantial loss of privacy and overlooking since the site started to operate without permission in 2010. Whilst acknowledging that the site is more prominent and visible from the property of Penybryn because of the nature of the slope facing them, it is noted that the caravan site is over 160m away from the property of the objector and across a valley. Considering the distance between both sites and bearing in mind the landscaping measures and the earth ‘clawdd’ which is proposed to be erected across the field forming a natural screen to alleviate any adverse visual impact, it will be difficult to place considerable weight on the argument of loss of amenities. It must be borne in mind that the Inspector disregarded arguments regarding the effect of a development of five caravans on the amenities of Bryn Bychan, Mynytho in a recent appeal; although that property abutted the boundary of the field and one of the caravans was only a few metres from the gable end of the property. For the reasons noted above, it would be difficult to justify refusing the application on the basis of loss of privacy as there is sufficiently ample distance between the two sites. 5.7 Also, it is not considered that a site of eight touring caravans would be an overdevelopment of the site and neither would it lead to a significant increase in traffic. Although operating the site without permission cannot be excused, the application must be considered on its merit and it must be realised that the use will not be significantly different from the current use. Having weighed-up the arguments regarding amenities, it is not considered that it is possible to argue a case of substantial damage to local amenities, noise or nuisance that would be sufficient to justify refusing the application, therefore the proposal is not contrary to Policy B23 of the Gwynedd Unitary Development Plan.

Highway Considerations

5.8 The site is convenient to the B4417 highway, which is within 90 metres of the field; however, neither the access nor the visibility splays are currently sufficient to satisfy the requirements of highway standards. A site visit was arranged between the Transportation Officer and Planning Officer, prior to submitting the application and it was noted that there was sufficient visibility in the direction of Pen-y-groeslon but it was recommended that a corner of the ‘clawdd’ in the Tudweiliog direction should be demolished, remodelled and the vegetation on the boundary cleared away to provide a sufficient visibility splay in that direction. It was stated at the time that the vehicular access was not in the ownership of the applicant but rather it belonged to the property known as Sŵn y Wylan. The plan before the committee shows a proposal to undertake the improvements recommended to widen the access and improve the visibility splay in the Tudweiliog direction. These amendments on the plan are in accordance with the recommendation of the Transportation Officer and he is satisfied with the proposal and recommends standard conditions. It is noted that the objector argues that the highway is narrow and winding in places near to the site but it must be realised that this is one of the main roads to Aberdaron. Support for the application depends on the applicant being able to make the amendments to the access and considering that the site is already operational, it would be reasonable to request that the work to the access is completed within one month of the date of approving the application, in order to overcome concerns regarding road safety for access users. It is considered that the proposed improvements responds to the concerns of road safety and the character of the landscape will not be compromised as a consequence of the widening work if the design is kept simple and rural in nature. As the Transportation Officer is satisfied, it is considered that the amendments satisfy the requirements of policy CH33 of the GUDP involving road considerations.

6. Conclusions:

6.1 Having weighed-up the development and considered all the relevant planning issues, including local and national policies and guidelines, it is considered that retaining the use as a touring caravan site is acceptable. Improvements to the access and the landscaping work are measures which overcome the planning concerns involving road safety and the effect on the Landscape Conservation Area and by means of relevant conditions it will be possible to control the site. It is therefore considered that the proposal conforms to the above policy requirements and is acceptable to be approved.

7. Recommendation:

7.1 To approve – conditions – five years; to conform with plans; eight touring caravans only; touring caravans on tour only; staying period; to undertake improvements to the access within one month of the date of the decision; road conditions; to erect an earth ‘clawdd’ within one month of the date of the decision; landscaping. Number: 12 Application Number: C12/0477/19/LL Date Registered: 16/04/2012 Application Type: Full - Planning Community: Y Bontnewydd Ward: Y Bontnewydd

Proposal: ERECTION OF A TWO-STOREY AFFORDABLE DWELLING (FOLLOWING THE WITHDRAWAL OF OUTLINE APPLICATION REF NO C11/0640/19/AM) Location: THE WORKSHOP, DÔL BEUNO, Y BONTNEWYDD, CAERNARFON, GWYNEDD, LL552UE

Summary of the TO APPROVE WITH CONDITIONS Recommendation:

1. Description:

1.1 This is an outline application to demolish the existing single-storey workshop and replace it with a two-storey house within an established residential estate named Dôl Beuno in the centre of the village. On the ground floor there will be a lounge/dining room, bathroom and kitchen at the rear with two bedrooms on the first floor along with a small study and bathroom. Its appearance will be of a two-storey house with a height of 6.5m at the front which is lower than the house next door (no. 20 Dôl Beuno) and 6.1m at the rear and it will have a slate pitched roof. It will be 5m wide at the front and 3.5m at the rear (which faces the primary school). There will be a small garden at the rear as amenity space for the occupants of the proposed house.

1.2 To the north of the site there is an unclassified county road which serves the properties of Dôl Beuno; to the east there is a store and the Golden Cod shop; there is a third class county road to the south which links the village with Lôn Pant and the house known as 20 Dôl Beuno is to the west.

1.3 The shape of the house more or less follows the shape of the existing site/workshop with pedestrian access from the Dôl Beuno estate road. There is a parking space for one vehicle in front of the site (although not in the applicant’s ownership); it is currently used for the applicant’s work vehicle. The house is described as an “affordable house” by the applicant bearing in mind its size and design, although there is no intention to secure this through a 106 agreement.

1.4 In accordance with the requirements of TAN 12 on “Design” (June 2009) an access and design statement was submitted with the application, referring to the five statutory headings. It is believed that, in this case, the content of the statement reflects the nature and the scale of the proposal.

1.5 Details were submitted also regarding the Level 3 Sustainable Homes Code assessment in accordance with the requirements of the Sustainable Homes Code: Technical Guidance April, 2009.

1.6 This latest application was submitted after the original application was withdrawn after it was submitted to the Committee in October 2011. At that time the Committee decided to defer the application in order to enable the members to visit the site before it was submitted back to the Committee in November 2011. However, in October the agent decided to withdraw the application in order to re-submit the same proposal but expanding upon the access and design statement. In addition, reference is made here to the Unitary Plan’s policies regarding the design of buildings (Policy B22), the amenities of the local community (Policy B23), locating new developments within development boundaries (Policy C1), building new dwellings on unallocated sites within the development boundaries of villages (Policy CH4) as well as a reference to the advice included in the TAN 12 document on “Design” (June, 2009) and TAN 22 on “Planning for Sustainable Buildings” (2010). It is also noted that this latest application is a detailed application rather than an outline application as was previously submitted.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

2.3 National Policies: TAN 12 on “Design” (June 2009) and TAN 22 Planning for Sustainable Buildings (February, 2011).

3. Relevant Planning History:

3.1 Application no. 3/19/63 – Change of use of garage to be carpenter’s workshop - approved in September, 1988.

3.2 Application no. 2/4/B938 – Erection of garage for storage use and to keep a former Arfon Borough Council van - approved in 1966.

3.3 Application no. C11/0640/19/AM – erection of a two-storey affordable dwelling, withdrawn by the agent after it had been submitted before the Planning Committee in October, 2011. The officers’ recommendation was to approve the application subject to relevant conditions.

4. Consultations:

Community/Town Council: Object based on an overdevelopment of the site, site not ideal for a house considering that the area is already busy and problems regarding sewage in the area.

Transportation Unit: Not received.

Environment Agency: Low risk to the environment.

Welsh Water: Standard conditions regarding the disposal of surface/foul water. Public Protection Unit: Not received. Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period will come to an end on 18.05.12 and three letters / correspondences were received at the time of writing this report objecting to the application on the following grounds:

 Affecting the residential amenities of neighbouring houses on grounds of disturbance, that the proposed house is a mask and loss of privacy.  The estate cannot accommodate an additional house as the nearby roads network is already busy with users such as school children and the vehicles of local residents.  The proposed house will affect and intervene on the garden/curtilage of no. 20 Dôl Beuno.  The area is already busy due to the fish and chip shop attracting customers.  There are not enough parking spaces outside the site for a new house.  Sewage problems already exist in the area and approving the application would make the situation worse.  Impossible to build the house without interfering with land that is owned by the tenants of 20 Dôl Beuno.

5. Assessment of the material planning considerations:

Principle of the development

The principle of a residential development within the development boundary of the village is acceptable in terms of Policy C1 (locating new development) and CH4 (new houses on undesignated sites that lie within development boundaries) of the Unitary Development Plan (UDP) provided that it satisfies the criteria and all other material planning issues.

5.2 Visual amenities The elevations submitted with the application reflect the design of the houses around the site in terms of size, scale and architectural features such as rendered walls, natural slate roof and its shape which reflects the shape of the nearby roofs along with the design of the windows. It is, therefore, believed that the proposal is acceptable in terms of Policy B22 (building design) and B23 (building materials) of the UDP.

5.3 Residential amenities As noted in the aforementioned assessment, the site is located opposite a store to the east and a house (no. 20 Dôl Beuno) to the west which is at the end of a terrace of four houses. The house takes up the surface area of the front of the site as well as approximately 13m² of the rear (which is currently a plot of open grass). The house will follow the western boundary of the site which is also the boundary of no. 20 Dôl Beuno and, to this end, the requirements of the Party Walls etc. Act 1996 will be relevant (however, that will be a private matter). There is a void of 3.7m between the boundary wall of the proposed house and the gable of the house next door which has quite a narrow window on the ground floor and a similar window on the first floor (which are placed in the middle of the gable itself). In the western front gable of the new house there are two windows facing no. 20 on the first floor only which provide light for the bathroom and small study and these windows have been designed so as to be located higher than usual in order to reduce overlooking to no. 20 (it is possible to ensure that there will be no overlooking by imposing a condition that the study window should be of opaque glass permanently). At the rear there is a slightly larger window for the kitchen on the ground floor; however, the distance between both houses extends to 5m. The rear of the proposed house is located 1.5m closer to the rear road than the rear of no. 20. Despite the fact that the proposed house is close to no. 20 it is 800mm lower with the run of the roof going away from no. 20 and the front of the house reflecting the rear gable elevation of no. 20 (i.e. creating a gable shape). There already exists an element of general overlooking on the estate, bearing in mind the design and layout of the houses, which creates a close environment for this residential area and it is believed that erecting a house on this site will not worsen the situation substantially for no. 20 or other neighbouring houses to such an extent where there would be no option but to refuse the application.

5.4 As referred to above, the proposed house is a two-storey house which reflects the design of neighbouring houses in terms of height and size and such a design on infill sites could cause concern regarding creating a mask for the residents of neighbouring houses on the grounds of their proximity to those houses. This situation usually arises as it casts a shadow over a neighbouring property. In this case, it is believed that some shadow will be cast on the side garden of no. 20 although some shadow already exists from the workshop. The new house will not detrimentally affect the living rooms of no. 20 as the majority of the living room windows are at the rear and front of the property and the new house will not cast a shadow over them (using 45 degrees angle in accordance with the British Standards Code of Practice). However, the narrow windows of the gable of no. 20 will be darkened somewhat by a shadow from the new house but it is not believed that this loss is significant to such an extent where there would be no option but to refuse the application. Taking into consideration the above comments, it is believed that the proposal complies with the requirements of Policy B23 of the UDP.

5.5 Traffic and Access The access to the site is through an existing opening to the rear of the estate from an unclassified road which is then linked to a third class county road. Although there is no private parking space on the estate road connected to the site, for the last twenty years, the applicant has used an empty space in the front of the site to park his vehicle. The size of the house and the number of bedrooms means that only one parking space is needed and this can be provided without affecting the adjacent road. Although the Highways Unit acknowledges that the site is small they have also proposed highways conditions. However, as there is no room within the site for parking and turning these conditions can not be included in the permission. It is also acknowledged that a large number of local residents already park along the side of the road. It is, therefore, believed that the proposal is acceptable in terms of the requirements of Policy CH33 (safety on roads and streets) and Policy CH36 (private car parking facilities) of the UDP.

5.6 Response to the public consultation It is seen from the information above that several local neighbours have objected to the application on grounds of the suitability of the site and the adjacent roads to accommodate a house. Although the reasons for objecting to the application are material and relevant it is believed, after consideration, that the proposal will not have a significant impact on the amenities of local residents nor on road safety and the area's infrastructure. 5.7 Relevant planning history Permission was granted back in 1988 for the original garage to be used as a carpenter’s workshop and prior to that the garage was used as a store and garage to keep a former Arfon Council van. Therefore, it is seen that commercial use has been made of the site since the mid-sixties without restrictions on hours of work from the building itself. It is believed that the proposed residential use is a suitable use for the site and is more in keeping with the residential area than the use currently made of the site.

5.8 Affordable Housing Policy CH4 of the UDP states that proposals to build new houses on unallocated sites within the development boundaries of villages will be approved provided that a percentage of the units are affordable. In this case, bearing in mind that only one house is proposed as well as the restricted size and design of the house, it is believed that it is not reasonable to request a Legal agreement to bind the house to be an affordable one.

6. Conclusions: 6.1 Taking into consideration the above assessment, it is believed that the proposal is acceptable in terms of its location, scale, design, road safety, visual amenities and the amenities of local residents. And having given detailed consideration to the objections to the development I am not of the opinion that there are material planning considerations outweighing the presumption to approve the development.

7. Recommendation:

7.1 To approve - conditions 1. commencing the work/submitting full details 2. withdrawing permitted development rights 3. slates 4. sustainability 5. Welsh Water conditions