R HYBUDD O GYFARFOD / NOTICE OF M EETING

Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority

Emyr Williams Emyr Williams Prif Weithredwr Chief Executive Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority Penrhyndeudraeth Penrhyndeudraeth Gwynedd LL48 6LF Gwynedd LL48 6LF Ffôn/Phone (01766) 770274 Ffacs/Fax (01766)771211 E.bost/E.mail : [email protected] Gwefan/Website: : www.eryri.llyw.cymru

Cyfarfod : Pwyllgor Cynllunio a Mynediad

Dyddiad: Dydd Mercher 22 Mai 2019

Amser 10.00 y.b.

Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.

Meeting: Planning and Access Committee

Date: Wednesday 22 May 2019

Time: 10.00 a.m.

Location: Plas Tan y Bwlch, Maentwrog.

Aelodau wedi’u penodi gan Gyngor Gwynedd Members appointed by Gwynedd Council Y Cynghorydd / Councillor : Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Judith Mary Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;

Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy Members appointed by Conwy County Borough Council Y Cynghorwyr / Councillors : Philip Capper, Wyn Ellis-Jones, Ifor Glyn Lloyd;

Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Ms. Elinor Gwynn, Mr. Neil Martinson, Mr. Ceri Stradling, Mr Owain Wyn.

A G E N D A

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

2. Declaration of Interest To receive any declaration of interest by any members or officers in respect of any item of business.

3. Minutes The Chairman shall propose that the minutes of the meeting of this Committee held on 3rd April 2019 be signed as a true record (copy herewith) and to receive matters arising, for information.

4. Reports by the Director of Planning and Land Management To submit the reports by the Director of Planning and Land Management on applications received. (Copies herewith)

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

6. Report by the Director of Planning and Land Management To submit a report by the Director of Planning and Land Management on policy matters. (Copy herewith) - Supplementary Planning Guidance (8): Visitor Accommodation

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

8. Planning Appeals (1) To submit an oral report by the Director of Planning and Land Management on the Inspector’s decision to dismiss an appeal by Mr. Brian Douglass against the Authority’s decision to refuse planning permission for the partial conversion of existing workshop into live/work unit, Y Wenllys, Nantmor, Beddgelert, Gwynedd. LL55 4YL (A copy of the Inspector’s decision is enclosed - Copy herewith)

(2) To submit an oral report by the Director of Planning and Land Management on the Inspector’s decision to dismiss an appeal by Mrs. Sian Breese against the Authority’s decision to refuse planning permission for 4 No. mobile cabins/pods between the months of March and November, Cefn Crib Caravan Park, Cwrt, Pennal. SY20 9LB (A copy of the Inspector’s decision is enclosed - Copy herewith)

ITEM NO. 3

SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE WEDNESDAY 3rd APRIL 2019

Councillor Elwyn Edwards (Gwynedd) (Chairman)

PRESENT:

Members appointed by Gwynedd Council Councillors Freya Bentham, Alwyn Gruffydd, Judith Humphreys, Edgar Wyn Owen, Elfed Powell Roberts;

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

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

Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Ms. Rebeca Jones, Mrs. Iona Roberts, Mrs. Jane Jones, Ms Elen Hughes, Mrs. Anwen Gaffey, Mrs. Gwen Aeron.

Apologies Councillors Annwen Hughes, John Pughe Roberts, Gethin Glyn Williams; Mr. Neil Martinson.

1. Chairman’s Announcements The Chairman was pleased to inform the Planning and Access Committee that the statutory consultation period for the Eryri Local Development Plan had come to an end, and the Plan was now formally adopted.

Members thanked the Policy team for their work.

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

3. Minutes The minutes of the Planning and Access Committee meeting held on the 6th March 2019 were accepted and the Chairman signed them as a true record.

4. Inspection Panel Report Submitted – The report of the Southern Area Inspection Panel held on 13th March, 2019.

NP5/70/9L Erection of detached garage, land adjoining Plas Gywair, Llangywair.

Reported – Case Officer referred Members to the applicant’s statement.

1

RESOLVED to refuse permission in accordance with the conclusion of the Inspection Panel on the grounds that it is contrary to Development Policy 1 and Strategic Policy C of the Eryri Local Development Plan, was an unnecessary intrusion into open countryside, and there was sufficient land within the curtilage of the listed building to accommodate the development.

Arising thereon, the Director of Planning and Land Management advised that he will be presenting a report to the Planning and Access Committee in July 2019 to review the Inspection Panel process. The report will provide guidance, purpose, attendance data etc., for Members’ to review the current procedure.

5. Report by the Director of Planning and Land Management Submitted – Report by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached.

6. Update Reports Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached.

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

RESOLVED to note the report.

The meeting ended at 10.45

2

SCHEDULE OF PLANNING DECISIONS – 3rd APRIL 2019

Item No.

5. Report by the Director of Planning and Land Management (1) NP5/71/AD38A – Installation of 5 information panels, Caer Gai, Llanuwchllyn. Reported – Case Officer presented the report and the detailed background. Public Speaking Mr. Tomos Jones, the Applicant, addressed the Planning and Access Committee and asked Members to consider the following:- - the applicant thanked Members for raising their concerns. - the National Park ecologist has undertaken a site visit and raised no concerns. If any nests are found, then the work would stop until the end of the nesting season and any moss will be moved etc. - the use of steel was felt to be appropriate on a working farm. - this is partly a maintenance project which provides access and interpretation for visitors. - it would be difficult to convey the full history of the site, from the Roman settlements to the civil war, with less than 5 panels. - the project aims to cater for all audiences and more information will be available on the National Park website. - a panel referring to the legend of King Arthur will also be included. - the project delivers on National Park purposes.

Arising thereon, Members made the following observations:- - Members welcomed the scheme and the use of the standard national park colour pallet. - Members asked officers to work at encouraging walkers to the site. The website could provide information on how to get to Caer Gai and information panels could be erected along the long access track. - Members asked officers to consider methods other than panels in future, such as developing QR codes, providing drone overviews, 3D models etc. Officers advised that all this was being considered but as the technology was in its infancy, problems had been encountered. - Members suggested preparing leaflets to market the site from other tourist properties run by the Authority, such as Yr Ysgwrn, Plas Tan y Bwlch and the Information Centres. - Glanllyn could provide a young audience, and local schools were also a target market. Members will also visit during a Member Development Day. - RESOLVED to grant permission in accordance with recommendation.

3

6. Update Reports (1) Enforcement Notices, Listed Building Enforcement Notices served under delegated powers and List of Compliance Cases – For Information Arising thereon, NP3/21/ENF35C & 35D – Pant Hwfa, Llanllechid Officers advised that the delay was due to the applicants changing their Agent. A deadline of May 2019 has now been agreed for submitting a planning application. NP5/61/ENF23P – Untidy Condition of Building, St. David’s Hotel Harlech. Members were advised of the current position. RESOLVED to note the report.

(2) Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information RESOLVED to note the report.

(3) Section 106 Agreements – For Information RESOLVED to note the report.

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

4 ITEM NO. 4 Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP4/16/123E Lledu’r fynedfa bresennol, newid Mr Richard Thomas defnydd hen floc stabl a gweithdy i'w ddefnyddio fel gweithdy ffabrigo metel a pheirianneg amaethyddol a chodi sied storio ffrâm ddur (Ail Gais), Ty Llwyd, Pont-y-Pant, Dolwyddelan / Widening of existing access, change of use of former stable block and workshop for use as metal fabrication and agricultural engineering workshop and erection of steel framed storage shed (Repeat Application), Ty Llwyd, Pont-y-Pant, Dolwyddelan.

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

5 ITEM NO. 4.1

Snowdonia National Park Authority Date: 22/05/2019 – Planning & Access Committee

Application Number: NP4/16/123E Date Application Registered: 17/01/19

Community: Dolwyddelan Grid Reference: 275419 353897

Case Officer: Mr Richard Thomas Location: Ty Llwyd, Pont-y-Pant, Dolwyddelan.

Applicant: Description: Mr. Iwan Davies Widening of existing access, change of use Tŷ Llwyd of former stable block and workshop for use Dolwyddelan as metal fabrication and agricultural Conwy engineering workshop and erection of steel LL25 0PQ framed storage shed (Repeat Application).

Summary of the Recommendation:

To GRANT permission subject to conditions relating to:

 Start work within 5 years.  Accordance with approved plans.  Pre-commencement submission of landscaping plan  To be in compliance with bat mitigation  No work to outbuilding during bird nesting season  Hours of operating  In accordance with highway standards

Reason(s) Application Reported to Committee: Scheme of Delegation

Applicant related to a Member of Authority Staff

Land Designations / Constraints:

Open Countryside Vehicular access on to trunk road Public Right of Way in close proximity

6 Site Description:

The site subject to this application is located approximately 2.5km (1.5 miles) to the east of the village of Dolwyddelan along the A470 trunk road. This building and land is situated attached to the property Tŷ Llwyd, but would not be regarded as being within its curtilage. The existing building has dimensions of 14.25m by 5.8m (82.65sqm) with a height to the ridge of 5.5m.

The existing building, formerly used as a stables and tack room is of undistinguished design and finish being of two storey height with roughcast render to the walls and corrugated sheeted roof. The area around the building is generally level and sits below the dwelling Tŷ Llwyd. The site has recently been cleared of vegetation and surfaced with stone chippings.

The site currently enjoys vehicular access onto the A470(T) and onto a minor road to the rear. A public right of way (footpath) runs in close proximity to the site.

Proposed Development:

The proposed development shows the retention of the existing stables/tackroom for their use in connection with the applicants metal fabrication and agricultural engineering company. In association with the use of and attached to this building it is proposed to erect a purpose built steel profile shed with dimensions of 18.4m by 15.5m (285.2sqm) with an overall height to the ridge of 7.5m.

The existing building is shown to be utilized as a workshop, grinding room and store. The proposed larger new shed is shown to be used for the safe storage of materials and vehicles together with a metal guillotine and folder.

An enhanced vehicular access to the adjacent A470 is also proposed.

A scheme of landscaping will be a requirement of any permission which will provide for biodiversity enhancement and landscape screening.

Relevant Planning Policies:

Eryri Local Development Plan 2016-2031

 SPC: Spatial Development strategy  SPD: Natural environment  DP9: Conversion and change of use of rural buildings  DP19: New employment and training development  DP1: General development principles

7 The Well-being of Future Generations Act (Wales) 2015

The Well-being of Future Generations Act (Wales) 2015 places a duty on the Authority to take reasonable steps in exercising its functions to meet the seven well-being goals within the Act. This report has been prepared in consideration of the Authority’s duty and the 'sustainable development principle', as set out in the 2015 Act. In reaching the recommendation, the Authority has sought to ensure that the needs of the present are met without compromising the ability of future generations to meet their own need.

Consultations:

Community/Town Council: Expressed some concern, suggests committee panel visit

Natural Resources Wales Concerns over landscape integration can be overcome through appropriate landscaping plan. Condition required to secure bat mitigation measures

Highways Authority No objections raised

Welsh Government Highways Agency Initial concerns overcome

Environmental Health No objections raised

SNPA Ecology No objections subject to conditions

Response to Publicity:

The application has been publicised by way of a site notice and neighbour notification letters.

At the time of writing this report 23 letters of objection/support had been received.

14 letters of support have been received from local businesses, farming enterprises and local residents. They see the proposed business as:

 Providing a beneficial local service  Providing local employment opportunities  Providing a skilled and knowledgeable service  Benefiting the community

9 letters from 6 residences objecting to this proposal have been received stating that this proposal if approved would:

 be detrimental to existing leisure businesses

8  not fit in to the area, adverse visual impact  be detrimental to highway safety  create noise, light, odours and dust  be detrimental to wildlife  increase crime  create run-off and waste to waterway  too close to public right of way

Relevant Planning History:

App No. Details Decision NP4/16/123D Widening of existing access, change of use of Withdrawn 2018 former stable block and workshop for use as metal fabrication and agricultural engineering workshop and erection of steel framed storage shed

NP4/16/123A Refurbishment of old stables & coach house Approved 1991

NP4/16/123 Refurbishment of old stables & coach house Refused 1991

Assessment:

1. Background

1.1 The applicants sought pre-application advice from this Authority on this proposal. Encouragement was given to the applicant to pursue an application on the basis that the proposal could be viewed favourably but final decision would be subject to proposal details and in the light of statutory and local consultation responses.

1.2 An application along the same lines was withdrawn by the applicant in 2018 following a consultation response from the Highways Agency requiring more detailed plans for the proposed access onto the A470 trunk road. The plans as submitted did not reach minimum standards of visibility to ensure highway safety. The applicant chose to withdraw the application and engage the services of an highways engineer to draw up suitable plans.

2. Principle of Development

2.1 When determining planning applications regard is to be had to the adopted Eryri Local Development Plan (ELDP) 2016-2031; the determination shall be made in accordance with the plan unless material planning considerations indicate otherwise.

2.2 Based on the policy context outlined above the principle of the development is considered to not be in conflict with ELDP policies.

9 3. Planning Considerations

3.1 Landscape impact: at around 285sqm this proposed building is a large structure to introduce into an area which can be viewed from public vantage points. However it is of a scale that would not be regarded as excessive if it were to compared to an agricultural building of similar design and finish. With the introduction of screen planting its impact on the landscape can be reduced. Natural Resources Wales have assessed the landscape impact of this proposed building and have suggested boundary screening would minimise any impact.

3.2 Neighbouring amenity: in view of the distances involved between this proposal and private residences it is not envisaged that any harm will be derived from the use of this building for metal fabrication. The objectors at Plas Penaeldroch Manor are around 200m to the south east, at Fron Goch and Rhiw Goch are over 600m to the north east and Station House is around 350m to the south west. None of these objector properties has a direct view of the application site and are of sufficient distance not to adversely affected by dust, noise or odours. Conwy Council environmental health have been consulted and have raised no concerns in regard to any adverse effects on neighbouring amenity.

3.3 Biodiversity: A protected species survey report submitted with the application has been assessed by this Authority’s ecologist and Natural Resources Wales who have concluded that the mitigation measures proposed will safeguard the protected species (bats and swifts) and their habitat. The introduction of a suitable landscaping scheme will enhance the biodiversity of the area.

3.4 Highway safety: following discussions between the applicant and the Welsh Government Highways Agency a suitable and safe vehicular access onto the A470 trunk road has been agreed and is included as a part of this application.

4. Conclusion

4.1 This application would be in conformity with ELDP policies, notably Strategic policy C and development policy 19.

4.2 Strategic Policy C states that within the open countryside at criterion xviii the conversion of rural buildings to support economic uses can be viewed favourably and at criterion xxiv new small-scale employment development can be viewed favourably provided it is in accordance with DP policy 19.

4.3 Development policy 19 would support this application for a new small scale employment development in the open countryside as the criteria iv – vii have been satisfied with the submitted plans with associated landscaping and the submission of justification showing no suitable alternative options of location. Criterion iii has been shown to be satisfied as there are no suitable alternatives in the locality.

10 4.4 Development policy 19 would also support the conversion of the existing stables/tackroom to the proposed use as the building is of sound construction with no reconstruction required. In addition the area around this building along with the additional storage shed would provide for sufficient parking and turning of vehicles.

4.5 Other Matters: it has been concluded through consultation responses that there would be no long term adverse impact local biodiversity or landscape impact. Similarly it has been concluded that there would be no adverse effect on neighbouring amenity.

4.6 This application is therefore considered to be in conformity with ELDP policies and the concerns of neighbouring properties are not considered to be overriding.

Background Papers in Document Bundle No.1: Yes

RECOMMENDATION: To GRANT permission subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans:

 Ty/459/PL02C  Ty/459/PL03C  Ty/459/PL04C  Ty/459/PL01C  EEL.7304.D07.001 rev C  EEL.7304.D07.002 rev C  EEL.7304.D07.003 rev A  EEL.7304.D01.001 rev A

3. No development shall commence before the proposed vehicular access onto the A470 (T) is completed in accordance to the entire satisfaction of the Local Planning Authority and retained for as long as the development remains in existence.

4. No development or site clearance shall take place until there has been submitted to and approved by the local planning authority a scheme of landscaping by means of a formal application. The scheme shall include indications of all existing trees (including spread and species) and hedgerows on the land, identify those to be retained and set out measures for their protection throughout the course of development.

11 5. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is sooner; and any trees or plants which within the period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

6. The applicant/developer shall ensure that the mitigation recommended in the bat survey report (Cartmel Ecology Ltd, August 2018) are followed and implemented in full.

7. No work on the conversion/change of use of the existing outbuilding shall be carried out during the bird nesting season (1st April – 30th September).

8. The roofing sheets & wall cladding of the new building hereby approved shall be finished in slate grey / BS18B29 colour.

9. The use of the buildings hereby approved shall not be carried out outside the hours of 08:00 to 18:00 Monday to Friday, 08:00 to 13:00 on Saturdays and at no time on Sundays.

10. The access and visibility splays shall be laid out, constructed and maintained strictly in accordance with the submitted plans.

11. The proposed access / junction shall meet the standards required by the DMRB.

12. Any gate provided shall be set back at least 10 metres from the edge of the trunk road and hung so as to open inwards only.

13. There shall be no other new vehicular or pedestrian access from the development site directly onto the trunk road.

14. Adequate provision shall be made within the development site to enable vehicles to turn around, so that they may enter and leave the site in a forward gear.

15. The proposed access shall be completed to the written satisfaction of the Planning Authority in consultation with the Welsh Government (Transport) before the proposed development is brought into use.

16. The applicant shall provide wheel-washing facilities or an alternative method to be approved by the Local Planning Authority in consultation with the Welsh Government at the site exit. Such facilities shall thereafter remain available during the construction stage and be used by all vehicles exiting the site.

12 17. Prior to the commencement of any works, provision shall be made for a construction compound within the curtilage of the site for approval by the LPA in consultation with the Welsh Government (Transport). The plan should identify sufficient parking and turning in association with the construction works as well as the residual parking/turning that would be required to support the existing operation of the site.

13 14 15 16 17 18 19 20 21 Base Layer Binder Course Sub-Base Surface Course Longitudinal Joint at Edge of Existing Road Edge of existing surfacing 300 Section Showing Access Junction Construction Surface Course:

Binder Course: 70° Base Layer: Min 3.15m Sub-Base: 300 Access Junction Construction 1:80 Scale 1:10 120mm thk 32 dense bin 100/150 to BS EN 13108-1 300mm thk mot type 1 sub-base material to specification clause 803 60mm thk AC 20 dense bin 100/150 to BS EN 13108-1 40mm thk HRA 55/14C surf 40/60 des PSV 55 to BS en 13108-4 Design Based on 3% CBR 300

136.747m Access Junction Scale 1:25 Min 6.3m C L Existing road surface 900mm long drop-kerb to be placed at end of HB2 kerb radius to tie into existing carriageways edge 1:80 Min 3.15m

136.729m adequate over-banding to be placed over joint post re-instatement Saw cut finished carriageway, Proposed new HB2 Carriageway reinstatement 100mm kerb (Refer Detail) existing carriageway construction Min 150mm thk sub base

depth x 300mm wide to match R9000 under tarmac surface HB2 Re-Instatement Detail

136.808m

136.315m

100 EEL.7304.D07.001 for further details) Denotes proposed 900mm tie-in to existing carriageway (Refer Drawing Scale 1:10 Proposed Access Junction Layout

136.428m 136.550m 12200 136.689m

136.718m 6.250m

Proposed Access Junction Layout

10.630m 100 136.356m

136.462m 4.80m Ref Detail 1 & 2 for Kerbing details

(Diagram No. 1009)

136.598m

300 A470 Denotes extent of existing junction (to be modified) Scale 1:100

136.702m

136.308m

136.729m White Lining Detail

136.798m

2000 Scale 1:100 4000

600 R9000 (Diagram No. 1004) Proposed new HB2

Access road kerb (Refer Detail) (type HB2) to BS 7263-3 :2001 on 22 construction 125x255mm half battered pc kerb Existing road sign to be re-located outside see drawing No. of proposed new visibility splay extent

600 (Diagram No. 1023) 13259/0006 12200 10mm class 1 mortar bed Mortar bed may be omitted if the units are bedded onto concrete that is still plastic

1250

(Diagram No. 1003)

150

HB2 Kerb Detail

Detail 1 3750 2100 Scale 1:10 300 125 150

300 Denotes proposed 900mm tie-in to existing carriageway (Refer Detail) 600 900

136.681m 150

136.284m

300 3mm LIP

200 75 75

haunch Concrete mix st1 base & 200 existing carriageways edge at end of HB2 kerb radius to tie into 900mm long drop-kerb to be placed Denotes existing as surveyed carriageway edge over-banding to be placed over joint post Saw cut finished carriageway, adequate 300mm wide to match existing carriageway Carriageway reinstatement 100mm depth x Min 150mm thk sub base 136.661m Access road under tarmac surface

Bull Nose Re-Instatement Detail construction 125x150mm bullnosed pc kerb re-instatement see drawing No. 136.272m (type BN) to BS 7263-3 :2001 Mortar bed may be omitted if the units are bedded crossings onto concrete that is still plastic Vehicular upstand 25mm. flush for pedestrian 13259/0006 on 10mm class 1 mortar bed construction Detail 2 BN Kerb Detail

100 Scale 1:10

Scale 1:10 25 150 300

150 50 & haunch Concrete mix ST1 base Ref drg EWP6344 kerbing layout and S (20) L005 for details

136.631m

136.249m e oiiainB h p Date App Chk By Modification Rev Drawing Number Status Date Drawn by Notes .Survey information provided by Client on 10.12.18. 1. 2 Drawing is for planning purposes only, and should not 12. Extent of tie-in works to footway and carriageway be 11. Works to be approved by NMWTRA & Welsh 10. Key: .Do not scale from this drawing. 3. .All works in accordance with specification for highway 7. .All works to be in accordance with roads for adoption 6. This drawing is to be read in conjunction with all other 5. .Immediately prior to laying each new construction 9. Existing road construction to be scarified at all interfaces 8. .All dimensions in millimetres and all levels metres 2. .Any anomalies on this drawing should be brought to the 4. Proposed Development at relevant specification clauses relevant engineer's and architect's drawings be utilised for Section 278 application submission or brushed clean of dirt and loose material. Conwy where applicable Government attention of Egniol Environmental Ltd. construction purposes determined on site. course the ex surface at its interface shall be dry and Above Ordnance Datum Newlyn. with new road construction works 14.12.18 Proposed Access Road OB Ty Llwyd, Dolwyddelan General Arrangement ILD Engineering Ltd. EEL.7304.D01.001 Unit 7 Llys Onnen, Ffordd y Llyn, Egniol Environmental Limited Telephone: 01248 355996 Draft Re-Instatement Detail) Proposed kerb re-instatement (Refer to Proposed landscaped area (To be confirmed Detail). Proposed tie-in to existing highway (Refer Proposed access road (Refer Section by architect) Longitudinal Joint at Edge of Existing Road Showing Access Road Construction) Email: [email protected] Parc Menai, Bangor, Date Checked by LL57 4DF GOJR 17.12.18 Date Approved by Scale @ A1 AS SHOWN 17.12.18 DW Revision

CAD File Ref: M:\CAD Projects\7304 Ty Llwyd Dolwyddelan Junction Design\Drawings\Current Working Drawings\EEL.7304.D01.001.dwg © EGNIOL ENVIRONMENTAL LIMITED Notes

1. Do not scale from this drawing.

2. Any anomalies on this drawing should be brought to the attention of Egniol Environmental Ltd. EGNIOL ENVIRONMENTAL LIMITED ©

Rigid Vehicle Entering Site from West Rigid Vehicle Exiting Site to West

Rev Modification By Chk App Date

Egniol Environmental Limited Unit 7 Llys Onnen, Ffordd y Llyn, Parc Menai, Bangor, LL57 4DF Telephone: 01248 355996 Email: [email protected]

ILD Engineering Ltd.

Ty Llwyd Dolwyddelan Junction Design

Rigid Vehicle Swept Path Analysis

Drawn by Checked by Approved by GOJR OB DW Date Date Date 28.11.2018 28.11.2018 28.11.2018 Status Scale @ A1 Draft 1:250

Rigid Vehicle Entering Site from East Rigid Vehicle Exiting Site to East M:\CAD Projects\7304 Ty Llwyd Dolwyddelan Junction Design\Drawings\Current Working Drawings\EEL.7304.D07.001.dwg

Drawing Number Revision EEL.7304.D07.001 - CAD File Ref: 23 Notes

1. Do not scale from this drawing.

2. Any anomalies on this drawing should be brought to the attention of Egniol Environmental Ltd. EGNIOL ENVIRONMENTAL LIMITED ©

Car & Trailer Entering Site from West Car & Trailer Exiting Site to West

Rev Modification By Chk App Date

Egniol Environmental Limited Unit 7 Llys Onnen, Ffordd y Llyn, Parc Menai, Bangor, LL57 4DF Telephone: 01248 355996 Email: [email protected]

ILD Engineering Ltd.

Ty Llwyd Dolwyddelan Junction Design

Car & Trailer Swept Path Analysis

Drawn by Checked by Approved by GOJR OB DW Date Date Date 28.11.2018 28.11.2018 28.11.2018 Status Scale @ A1 Draft 1:250

Car & Trailer Entering Site from East Car & Trailer Exiting Site to East M:\CAD Projects\7304 Ty Llwyd Dolwyddelan Junction Design\Drawings\Current Working Drawings\EEL.7304.D07.002.dwg

Drawing Number Revision EEL.7304.D07.002 - CAD File Ref: 24 Garden Area

134.609m 135.000m 135.281m A470

Public Footpath 134.166m Ty Llwyd 134.597m 135.418m 134.939m

Garden Area 135.050m 135.477m

A470 135.127m 135.482m © EGNIOL ENVIRONMENTAL LIMITED 135.251m 135.514m 135.290m 135.595m 135.325m Denotes proposed 215m x 4.8m Visibility splay to the 135.330m East of the proposed junction (All objects within splay 135.631m 135.326m to be less than 1.0m in height). 135.356m136.356m 135.428m 135.661m 135.325m 135.462m 135.550m 135.681m 135.598m 135.249m 135.689m 135.702m 135.798m 135.272m

4.80m 135.718m Existing sign and associated A470 135.284m 135.808m post to be re-located outside of proposed new visibility splay 135.729m Notes 135.308m 1. Survey information provided by Client on 10.12.18. 135.747m 135.315m Denotes proposed 215m x 4.8m Visibility splay to the 2. All dimensions in millimetres and all levels in metres West of the proposed junction (All objects within splay Above Ordnance Datum Newlyn. to be less than 1.0m in height). 135.776m 135.346m 3. Do not scale from this drawing.

135.659m 135.358m 4. Any anomalies on this drawing should be brought to the attention of Egniol Environmental Ltd.

135.812m 5. This drawing is to be read in conjunction with all other 135.613m relevant engineer's and architect's drawings and relevant specification clauses

135.594m 6. All works to be in accordance with roads for adoption in Conwy where applicable

7. All works in accordance with specification for highway 135.791m works

135.543m 8. Existing road construction to be scarified at all interfaces with new road construction Visibility Splay Layout 9. Immediately prior to laying each new construction 135.771m A470 Scale 1:100 course the ex surface at its interface shall be dry and brushed clean of dirt and loose material.

10. Works to be approved by NMWTRA & Welsh Government 135.499m 11. Extent of tie-in works to footway and carriageway to be determined on site. 135.767m 12. Drawing is for planning purposes only, and should not be utilised for Section 278 application submission or for 135.476m construction purposes

Key:

135.764m

Proposed Access Junction Layout Proposed access road (Refer Section Showing Access Road Construction)

135.426m Proposed landscaped area (To be confirmed by architect)

135.800m

135.412m

136.796m

A470 Rev Modification By Chk App Date

135.401m 136.803m

Egniol Environmental Limited Unit 7 Llys Onnen, Ffordd y Llyn, Parc Menai, Bangor, LL57 4DF Telephone: 01248 355996 Email: [email protected]

ILD Engineering Ltd.

Proposed Development at Ty Llwyd, Dolwyddelan

Proposed Access Road General Arrangement

Drawn by Checked by Approved by OB GOJR DW Date Date Date 14.12.18 17.12.18 17.12.18 Image of Visibility to the West Image of Visibility to the East Status Scale @ A1 Scale 1:100 Scale 1:100 Draft AS SHOWN M:\CAD Projects\7304 Ty Llwyd Dolwyddelan Junction Design\Drawings\Current Working Drawings\EEL.7304.D07.003.dwg

Drawing Number Revision EEL.7304.D01.001 CAD File Ref: 25 ITEM NO. 4.2

Snowdonia National Park Authority Date: 22/05/2019 – Planning & Access Committee

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

Community: Llangelynin Grid Reference: 258116.4 304903.4

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

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

Site: Land at Castell Mawr Farm, Llanegryn

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

Designations: PRoW (bridleway) borders the site to the north Scheduled Ancient Monument within 50 metres SSSI in close proximity (1.7km) SAC in close proximity (1.8km)

Reason(s) Application Reported to Committee Public interest

Consultee Responses:

Community Council Llangelynnin No comments received Gwynedd Highways No objections conditions suggested Natural Resources Wales Significant concerns, subject to meeting 2 requirements (refer to report below for details) Dwr Cymru No objections, advisory notes provided

26 Public Protection Service Concerns raised Cadw No objection subject to mitigation Gwynedd Archaeological Service No objection subject to conditions SNPA Ecologist Part objection/concerns SNPA Head of Agriculture No objections

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

Planning History: No relevant planning history

Relevant Planning Policies: Eryri Local Development Plan 2016-2031 Policy No Policy Strategic Policy A National Park Purposes and Sustainable Development Strategic Policy B Major Development Strategic Policy C Spatial Development Strategy Development Policy 1 General Development Principles Strategic Policy D Natural Environment Development policy 2 Development and the Landscape Strategic Policy Ff Historic Environment Strategic Policy H Sustainable Rural Economy Development policy 20 Agricultural Diversification

National Policies Policy Planning Policy Wales (Edition 10) Technical Advice Note 5 Nature Conservation and Planning Technical Advice Note 6 Planning for a Sustainable Rural Communities

The Well-being of Future Generations Act (Wales) 2015

The Well-being of Future Generations Act (Wales) 2015 places a duty on the Authority to take reasonable steps in exercising its functions to meet the seven well-being goals within the Act. This report has been prepared in consideration of the Authority’s duty and the 'sustainable development principle', as set out in the 2015 Act. In reaching the recommendation, the Authority has sought to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs.

27 1. Purpose of this Report

1.1 To review the decision reached at the Planning and Access Committee of 5th December 2018 in the light of planning Policy Wales edition 10 published on the same day.

1.2 To bring to the committee Members attention information regarding ecological issues that should have been included in the report presented to the December committee.

1.3 To bring to members attention additional information submitted by the applicant subsequent to the Planning and Access Committee of the 6th March 2019 in regard to dust and odours and to present the results of further consultations with relevant statutory consultees, organisations and members of the public on these matters.

2. Background

2.1 This application was first reported to Planning Committee on 17th October 2018, with an officer recommendation for a Site Inspection Panel to be conducted in advance of a more detailed report and conclusion of consultations. A more detailed report was delayed as additional information was requested from the applicant on outstanding issues which require resolution prior to a fully informed decision can be made.

2.2 These outstanding issues included:

 Further clarification of management of manure,  Further details on landscaping around the proposed building and at the access point to the highway and general enhancements  Detailed report on air quality implications  Possible amendments to scheme arising from Gwynedd Council Public Protection comments to reduce noise and dust implications

2.3 Following a site inspection panel on the 24th October, a final report was submitted to the 5th December planning committee with a recommendation to approve.

2.4 The Planning Committee was minded to grant conditional planning permission.

2.5 However, it was incumbent on the Authority to review the recommendation and resolution to grant conditional planning permission in the light of three issues:

28 2.6 Firstly, Planning Policy Wales (PPW) edition 10 which was published by the Welsh Government on the day of the Planning and Access Committee of 5th December 2018. The Director of Planning and Land Management notified committee that a review of PPW edition 10 would have been necessary before releasing any decision notice. Officers subsequently concluded issues raised in PPW edition 10 needed to be assessed further and these have been included in this report.

2.7 In addition to the above and following the committee, it was recognised that certain information regarding some issues raised by the ecologist should have been included in the report presented to committee. Therefore, this report uses the previously presented information in October and December Committee, along with the missing information that has now been included.

2.8 Thirdly the Eryri Local Development Plan (2016-2031) had been fully adopted since the last committee.

2.9 The site subject to this application lies in open countryside on elevated land approximately 1 mile to the west of the village of Llanegryn and 2.5 miles to the north of Tywyn.

2.10 The site and surrounding agricultural land is undulating, currently laid to grass and utilised for livestock grazing. It currently has some limited and sporadic vegetation on its boundaries. Access to the site is gained by a field access and track directly onto a narrow local road and then onto the A493.

2.11 There are a number of private residential properties in close proximity with the nearest being Castell Mawr at 85m to the north west of the nearest point of the proposed shed. The next nearest falls at just over 300m to the north east, 360m to the west, 470m to the east and 700m to the south. The nearest point of the village of Llanegryn and Llanegryn School is just over 1.5km to the east. At a distance of 50m to the south west is the scheduled ancient monument of Castell Mawr hill fort. A public right of way (bridleway) runs in very close proximity to the proposed shed at a distance of 30m at its closes point.

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

29 2.13 The proposed shed is topped with 10 ridge mounted ventilation fans giving an overall height of 7.03m. The walls and roof of the proposed building is shown to be finished in coloured profile steel cladding above a small concrete plinth. A 7m concrete access apron is shown around the entire building with a parking and turning area at one end of the building.

2.14 As the application site currently rises in a south westerly direction there will be a requirement to level the land off through excavating the south westerly end by approximately 3m and raising the north easterly end by approximately 2.5m.

2.15 In order to reduce its visual impact a scheme of landscaping is proposed which would retain all the existing boundary trees and vegetation and introduce additional trees and hedgerow around the whole application site, reseed embankments and introduce a ‘cluster’ of trees to reduce the visual impact from the scheduled ancient monument to the south west.

2.16 The poultry unit will be a part of the existing activities of the agricultural holding which covers 160 acres of land. Currently the farm has approximately 2000 egg laying chickens, 500 head of sheep and rears 100 calves through the winter.

2.17 The applicant has stated that the farm holding currently has one full time worker with 2 sons helping as much as they can during nights and weekends. It is stated that this proposal will enable one of the sons to become full time on the farm, including retaining the father full time on the farm and create 2 additional part time jobs.

2.18 The proposed building will house the hens along with a service area and egg storage section. No other associated buildings are proposed. Feed for the birds is shown to be stored in 4 external steel hoppers immediately adjoining the building each with an overall height of 6.5m which automatically convey feed into the building. The feed will be delivered to the unit by six or eight wheeler HGV’s 2 or 3 times a month. Eggs will be collected approximately once every 3 days.

2.19 The unit will utilise a two-tier system which will allow hens to perch on two tier perches which allow droppings to fall to the floor onto a conveyor belt which would be run every 3 to 4 days. This will allow the droppings to be disposed of from the building to a manure spreader parked outside or to a covered trailer to transport the manure to a covered manure store elsewhere on the farm holding.

30 2.20 The applicant has stated in their Design and Access Statement that the manure produced will be a relatively dry product of a friable nature which can be readily stored where weather conditions do not allow for spreading immediately. It is stated that all of the muck will be utilised on family farmland and will be stored in the existing manure store. Dependant on the time of year the manure is removed from the building it would be spread directly on the grassland in accordance with good agricultural practice for soil, water and air in accordance with the control of pollution, slurry and agricultural fuel regulations in line with the farm’s manure management plan.

2.21 After a period of 14 months, the unit will be washed and cleaned and a new flock will be introduced to the unit.

2.22 As part of the application a Design and Access Statement, a Method Statement incorporating Pollution Prevention, a Plant Noise Assessment and a Manure Management Plan were submitted. In addition an assessment of the likely impacts on the SAM has been submitted in line with methodology outlined in the Welsh Government’s Setting of Historic Assets (Cadw, 2017). An Air Quality Assessment and a report Ammonia dispersal modelling have also been undertaken.

2.23 It was also confirmed that the applicant had undertaken a pre application consultation in accordance with Article 1 of the Town and Country Planning Act (Development Control Procedure)(Wales)(Amendment) 2016, and an information pack regarding the pre-application consultation associated with this application has been included.

2.24 The application has been screened by this Authority in accordance with the Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017. It was positively screened by the Local Planning Authority who considered significant environmental effects to be likely, and therefore this development would require an Environmental Impact Assessment (EIA). However, this was challenged by the applicant and following referral to the Welsh Government it was negatively screened – and confirmed that an Environmental Impact Assessment was not required in relation to this development. In addition the Welsh Government confirmed that this proposed development is not major development of more than local importance.

2.25 In view of the possible hydrological pathways from this development to the Pen Llyn a'r Sarnau SAC, this Authority's ecologists have undertaken a screening and stage 2 (appropriate assessment) Habitats Regulations Assessment (HRA) of the proposals. NRW have been consulted on the stage 2 assessment and have agreed with the conclusions.

31 3. Consultations

Statutory Consultees

3.1 Community Council – no views expressed.

3.2 Gwynedd Highways – No objections subject to conditions

3.3 Gwynedd Council Public Protection – Concerns over loss of residential amenity to neighbouring properties in terms of the level of dust, smells and noise nuisance have been raised but in particular to dust and smells.

3.4 Dwr Cymru – No objections

3.5 Cadw – Cadw have confirmed that the Impact Assessment produced by Trysor dated April 2018 is comprehensive in terms of assessing the visual impact of the proposals on the setting of the scheduled monument and follows the methodology recommended by the Welsh Government’s Managing Setting of Heritage Assets (2017) Guidance.

3.6 Based on the conclusions of this assessment Cadw have not objected provided that the mitigation to ensure an appropriate finished colour of the building and planting to screen the southern elevation of the building..

3.7 Natural Resources Wales – stated that they have 'significant' concerns unless 2 requirements are met: i) submission of enhanced landscaping scheme and ii) a detailed in combination assessment. In addition to these requirements, which have now been met, NRW have made the following comments on a range of topics:

 Landscape impact - no objections, provided that a landscaping scheme is submitted and agreed in order to minimise visual intrusion.

 NRW have confirmed that they have reviewed the detailed Modelling Report (AS Modelling & Data Ltd, 2018) submitted in support of the application and have drawn the following conclusions on the likely impact of the proposed unit on both the Broadwater SSSI and Glannau Tonfanau i Friog SSSI:

o In terms of ammonia the process contributions from the unit is below the thresholds for potential impacts on protected sites.

o In terms of nitrogen deposition NRW have commented that the process contribution would be slightly in excess of the lower threshold of 8.0 kg-N/ha/y. However, it is added, that 8.0 kg- N/ha/y is the lower bound of the range for acid dune grassland and also that it is unlikely that this habitat occurs at the parts of either SSSI where the exceedances are predicted. Also the

32 Broadwater SSSI is mainly aquatic and the lagoon has saline influences and is therefore not likely to be sensitive.

o For the Glannau Tonfanau i Friog SSSI whilst having a maritime influence may be more sensitive to nitrogen deposition. Natural Resources Wales have suggested that due to its nature 10.0 kg-N/ha/y is a more appropriate figure to adopt. As such Natural Resources Wales have stated that a detailed in-combination assessment with other intensive agriculture developments will have to be carried out.

 Manure Management Plan – generally satisfied with the level of detail and what is outlined in the Plan.  Ranging Plan - generally satisfied with the level of detail  Drainage Plan - generally satisfied with the level of detail  Pollution Prevention Plan - generally satisfied with the level of detail

3.8 Natural Resources Wales in their consultation response made two requirements:

Requirement 1: The submission of a suitable landscape scheme to minimise visual intrusion – this has been done and can be further enhanced through a planning condition to produce a biodiversity enhancement plan.

Requirement 2: A detailed in combination assessment which considers other intensive livestock units and other sources of nitrogen will need to be undertaken by the decision-making authority to ensure damage does not occur to the SSSI – this has been carried out. The conclusion of this assessment is that are no sites that meet the criteria set out by NRW within 5km, as such there is no in-combination effects involved with this scheme.

3.9 Gwynedd Archaeological Trust – no objections raised but has suggested that should permission be granted it is subject to condition requiring a programme of archaeological recoding during the proposed works.

3.10 SNPA ecologist – The footprint of the proposed building falls on improved grassland of negligible ecological interest. Concern is expressed on the potential adverse effects on the Broadwater SSSI and the Glannau Tonfanau i Friog SSSI through elevated levels of run off of nutrients reaching the SSSI’s.

3.11 The particular concerns are that potential impacts associated with the proposed development may compromise the special features of Broadwater SSSI, especially given that the (original) Manure Management Plan, submitted in support of this planning application, states that all the manure generated by the poultry unit will be provided to farmers in the area to spread on their land or use in anaerobic digesters.

33

3.12 This, given the location of the proposed development site within the Dysynni Catchment which drains into Broadwater SSSI, and the relative proximity of the proposed development site to Broadwater SSSI is of concern. The opinion of the ecologist is that any further application of manure generated by the poultry unit on surrounding farmland and any associated manure run-off from the adjacent Ranging Land will result in elevated nutrient levels reaching water courses within the catchment which drain into Broadwater SSSI. 3.13 Elevated nutrient levels, from run off associated with the spread of manure waste from the poultry unit and adjacent 16 ha Ranging Area may in turn impact on the trophic status of watercourses in the surrounding area and may impact on the special features of the SSSI, through enrichment. Any associated run off from fields within the wider area within the Dysynni catchment where manure from the proposed poultry unit and associated Ranging Area has been spread may result in elevated nutrient levels in the SSSI.

3.14 It is further commented by the ecologist that ‘In practice, regulation of the practice of manure application is also difficult to effect.’ i.e. difficult to control.

3.15 The Manure Management Plan, as originally submitted, was considered to be ambiguous and lacking in detail as to where and how the manure will be stored and distributed. The MMP has been amended to address these concerns. The amended MMP has been assessed by the ecologist who has concluded that it now acceptable.

3.16 The ecologist commented that to the south west of the proposed new access track, the hedge is a fairly substantial, tall uniform hedge above a low dry stone wall. Hawthorn was noted as being the dominant species in the hedge, with occasional to frequent sycamore, and blackthorn, scattered throughout its length. The hedge together with the wall to the north east of the proposed access provide excellent nesting opportunities for birds and the many crevices noted in the dry stone walls provide suitable opportunities for reptiles such as slow worm, adders and common lizard and amphibians such as the common toad.

3.17 The ecologist suggested that the applicants submit a report on Reasonable Avoidance Measures for the demolition of the road side wall and hedge and for the provision of suitable habitat replacement as mitigation for the permanent loss of habitats for protected species, namely nesting wild birds, reptiles and amphibians.

34 3.18 Unfortunately the ecologist misinterpreted the plans for the proposed access and referred to the removal of hedge and wall either side of the existing access and to the partial removal of a grassy knoll, this is not the case. The proposed removal of wall and hedge is only on one side of the existing access (to the north west) and there is no proposal to remove the gorse scrub or trees in this area, consequently no loss of potential bird nesting habitat in this area.

3.19 The ecologist also expressed concern on the potential detrimental impact on species rich hedges and verges around the site through airborne pollutants and potential damage by vehicles running along the narrow lane.

3.20 The ecologist expressed that if approved it would be expect to see consideration and commitment to a Biodiversity Enhancement and Landscaping Scheme which provides sound biodiversity gain which is incorporated into the proposal and which would seek to offset the negative impacts associated with the current development proposal. This would be in addition to the revised landscaping scheme which shows intention to provide screening only for the proposed building.

3.21 In conclusion the ecologist stated that: ‘whereas I have no purely ecological concerns regarding the location footprint for the proposed poultry unit building itself, I do have significant concerns over the potential off-site implications of this proposed development for ecology and the wider environment, given the lack of an adequate, sound evidence base upon which to assess such implications. Unfortunately, such concerns cannot be eliminated through consideration of the submission documentation.’

3.22 In view of the possible hydrological pathways from this development to the Pen Llyn a’r Sarnau SAC, this Authority’s ecologists have undertaken a screening and stage 2 (appropriate assessment) Habitats Regulations Assessment (HRA) of the proposals. NRW have been consulted on the stage 2 assessment and have agreed with the conclusion.

3.23 SNPA Head of Conservation, Woodlands & Agriculture – initial concerns over the Manure Management Plan. The plan is vague and lacking in certainty. The MMP has been amended in response to these concerns. The Head of Conservation, Woodlands & Agriculture is now satisfied with the content of the MMP and raises no objections.

Other Comments

3.24 15 letters were received expressing support for this proposal generally stating that it will help sustain and diversify the activities of a working farm, help the local economy and provide jobs.

35 3.25 130 letters of objection were received with the scale of the building, visual impact, increase in traffic, impact of the manure, increase in vermin, impact of noise, dust and smells as the main concerns. These comments include a detailed objection from the immediate neighbouring dwelling at Castell Mawr and others in the near vicinity.

Further Consultations

3.26 The publication of edition 10 of Planning Policy Wales coincided with the planning and access committee of 5th December 2018. It was incumbent on the Authority to review the officer recommendation and committee resolution to grant conditional planning permission in the light of any revised content of PPW that may lead to a change emphasis or interpretation of policy.

3.27 Having reviewed the content of PPW edition 10 it was considered that there were matters that required further consideration by this Authority and consultees. These relate in particular to Paragraph 6.7.15-6.717 (relating to air pollution) and 6.4.26 (relating to Ancient Woodlands).

Paragraph 6.7.15: Location of Potentially Polluting Development

3.28 Attention is drawn to paragraph 6.7.15 of PPW edition 10 which refers to the location of potentially polluting development. This paragraph identifies potentially polluting development as commercial, industrial, energy and agricultural or transport infrastructure. This application clearly falls into this category. PPW now states that: “Such development should be located in areas where there is low potential for public exposure, or where its impact can be minimised.”

3.29 In addition, paragraph 6.7.16 states that in making planning decisions on such developments impacts on health and amenity should be considered, as well as location issues – “including the reason for selecting the chosen site itself.” No specific case has been made for having to site the proposal in this particular location, and there is no reason to believe the site has to be located in this particular location for operational reasons. Therefore pollution impacts could potentially be further minimised by locating the proposal further away from neighbouring properties.

3.30 Paragraph 6.7.17 states that “The location of potentially polluting development adjacent to sensitive receptors will be unacceptable where health and amenity impacts cannot be minimised through appropriate design and mitigation measures.”

36 3.31 With regard to these new paragraphs in edition 10 of PPW, officers were of the opinion that this proposal does provide the potential for public exposure of pollution. However, in deciding whether the impact of this proposal had been sufficiently minimised, clarification was sought from Gwynedd Public Protection Service and Public Health Wales.

3.32 Gwynedd Council Public Protection Service (PPS) re-considered this application in the light of this and responded by clarifying that whilst the unit will not fall under the requirements of an Environmental Permit to operate*, this proposed unit will have to be implemented so that it does not create a statutory nuisance or be predjudicial to health in terms of noise, dust or odour.

3.33 *Environmental permits are required for poultry units of over 32,000 hens. Consequently this proposed unit is as large as is possible without the requirement for environmaental permit which provide legislative protection against any adverse effect on neighbouring amenity.

3.34 The PPS stated that the main way to avoid nuisance is “to ensure that the Unit is placed as far as possible of existing residential homes. This unit is close to residential homes and, therefore, it is possible that environmental odours can affect the amenities of the area if good practices are not followed.”

3.35 Officers therefore considered this to be relevant to the issues raised in PPW (edition 10) as to whether the impact has been minimised (Para 6.7.15, PPW) in this instance, along with the justification for the proposal to be located in this particular location (Para 6.7.16).

3.36 The PPS advised that “there is potential for the release of odours from the building when manure is removed and through the extraction system, which would include a series of fans on the poultry unit roof. In addition, apertures or passive vents would provide a further opportunity for the escape of odours when the fans were not in use.”

3.37 The PPS’s response suggests that the extractor fans would not be used often, particularly in winter, but there is no detailed assessment of either the extent to which they would be likely to be operated during a defined period, nor of their effectiveness in dispersing odours. The report explains that manure would be removed and stored on an enclosed trailer prior to disposal. There is no information about the extent of odour which could be emitted during this activity.

3.38 In addition, apertures or passive vents would provide a further opportunity for the escape of odours when the fans were not in use.

37 3.39 The PPS stated that: “I can only conclude that there is a potential for odour release from the poultry unit and manure spreading, and although the prevailing winds would carry emissions away from one property this does not account for the times when there is a change in weather conditions. Given the proximity of these sensitive dwellings, the information submitted does not demonstrate that there would not be an unacceptable effect on the amenities of nearby residents.”

3.40 Officers therefore concluded that there is potential for an unacceptable effect on the amenities of nearby residents.

3.41 The PPS further commented that “There are regulations to ensure a dusty atmosphere must be avoided within the poultry unit to safeguard the welfare of the birds and stockpersons, but whereas that requirement indicates that measures would be taken to remove dust from the building, it provides no reassurance about the effect of dust emitted. A condition concerning air quality and dust mitigation can be conditioned as I have suggested in my previous correspondence, however this would not overcome my concern about the potential nuisance to neighbours from dust emissions and any associated health impacts from Pm10.”

Once again, based on this, officers concluded that there is a potential for an unacceptable effect from dust emissions and any associated health impacts from Pm10.

3.42 Whilst not a statutory consultee the views of Public Health Wales have been sought in their capacity as the national health agency for Wales. In response they have stated that:

‘Most evidence concerning the health effects associated with intensive farming operations comes from occupational studies. While health effects among farmers exposed to high levels of bioaerosols are well documented, there is also a potential impact on respiratory health among communities, especially children, living near intensive farming operations.

The most recent published review of the literature recognised the potential impact on children living near to such sites but also concluded that the current evidence is not sufficient to recommend an increase in the distance required for a risk assessment from 100m to 250m; the latter being the limit used for composting facilities. Until more robust evidence becomes available, Public Health Wales recommends that local planning authorities and regulators ensure that, where there are sensitive receptors within 100m from the boundary of an intensive farming operation, the applicant undertakes a detailed risk assessment that objectively considers how the operator will effectively manage and minimise emissions

38 including ammonia, odour and bioaerosols (through the application of Best Practical Means and industry practice).’

3.43 It should be noted that they did not view the specific details of this planning application, and their response is of a generic nature and attributable to any development of this type. This application proposes an intensive farming operation within the 100m distance which Public Health Wales recommend that the applicant undertake a detailed risk assessment to manage and minimise emissions. The applicants had not carried out a risk assessment of the potential for a loss of amenity to neighbouring dwellings and the public from airborne pollutants. Therefore a loss of amenity could not be ruled out. However, this has now been provided by the applicant and is reported on in Paragraph 6 below.

4. Policy Framework

Planning Policy Wales (Edition 10)

4.1 The date of the Planning and Access committee at which it was resolved to grant planning permission for this proposed development coincided with the publication of Edition 10 of PPW i.e. 5th December 2018. The Director of Planning notified all Committee Members at the start of that committee meeting that all decisions taken would, following the committee, be subject to a check of the contents of PPW edition 10 to make sure that any proposals were compliant with the latest version.

4.2 This had to be carried out due to the fact officers had not had an opportunity to read edition 10 of PPW, and the content of edition 10 of PPW would not have been reflected in the officer’s report. It was noted that if any new content of edition 10 of PPW is ‘material’ to the determination of this planning application, the Committee have a right to see this.

4.3 As referenced above and having checked the content of the latest edition of PPW in relation to this application, it has been confirmed that there are issues which should be brought to the attention of the committee.

4.4 Of particular note are paragraphs (full text at appendix 1):

 6.7.15: ‘agricultural infrastructure…..should be located in areas where there is low potential for public exposure, or where its impact can be minimised.  6.7.16: ‘considerations in making planning decisions for potentially polluting development’  6.7.17: ‘location of potentially polluting development …will be unacceptable where health and amenity impacts cannot be minimised…’

39 Technical Advice Note 5

4.5 Paragraph 2.4: ‘…..when deciding planning applications that may affect nature conservation, local planning authorities (the proposed development) should (amongst other criteria):

 contribute to the protection and improvement of the environment  promote conservation and enhancement  ensure that appropriate weight is attached to designated sites  protect wildlife and natural features in the wider environment  avoid harm to nature conservation, minimise unavoidable harm by mitigation measures, offset residual harm by compensation measures and look for new opportunities to enhance nature conservation; where there may be significant harmful effects local planning authorities will need to be satisfied that any reasonable alternative sites that would result in less or no harm have been fully considered

Technical Advice Note 6

4.6 Paragraphs 3.1.2: ‘The development plan should facilitate diversification of the rural economy by accommodating the needs of both traditional rural industries and new enterprises, whilst minimising impacts on the local community and the environment.’

Eryri Local Development Plan (2016-2031)

4.7 The Eryri Local Development Plan has been through a review process and on the 6th February 2019 the updated version was fully adopted by this Authority. Whist there are in general no significant changes to the policies relevant to the consideration of this proposal Development Policy 1 at criterion vi does make greater reference to the protection of Ancient Woodlands from loss as a result of proposed developments.

4.8 Any development proposal must address and be in conformity with all the relevant policies of the Eryri Local Development Plan. Of particular relevance to the consideration of this proposal are the following policies:

Strategic Policy A: National Park Purposes and Sustainable Development.

Strategic Policy B: Major Development

Strategic Policy C: Spatial Development Strategy

Development Policy 1: General Development Principles.

Strategic Policy D: Natural Environment

40

Development policy 2: Development and the Landscape

Strategic Policy Ff: Historic Environment

Strategic Policy H: Sustainable Rural Economy

Development Policy 20: Agricultural Diversification

17 October 2018 Planning and Access Committee

4.9 At the committee meeting of 17 October 2018 Members resolved to undertake all Member visit to the site.

12 November 2018 All Member visit

4.10 Those in attendance:

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

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

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

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

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

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

41 4.13 Officers were able to outline the issues upon which this development is to be considered, namely:

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

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

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

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

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

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

5 Assessment of the scheme

Landscape impact (ELDP policies C and 2)

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

42 5.2 The conclusions of your officers are that the proposed site for this development will not have a significant harmful landscape impact when viewed from a distance. This opinion is derived at given the existing lie of the land in combination with existing and proposed screen planting is considered.

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

5.4 Natural Resources Wales had significant concerns about the proposal unless a landscaping scheme to minimise visual intrusion was produced. The applicant did produce such an enhanced landscaping scheme which has been deemed acceptable.

Highway matters (ELDP policy 1,ix)

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

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

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

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

Neighbouring Amenity (ELDP policy 1 criteria iii, xi and xii)

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

43 5.10 The nearest dwelling, Castell Mawr, is sited at a distance of around 85 metres to the northwest with other outbuildings between it and the proposed building. Other dwellings with potential to have view the building are Fron Eunydd (300m northeast), Ty Bach Ffordd (460m east) and Clos Bach (570m south east).

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

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

5.13 In regard to these issues and following a consultation with Gwynedd Council Public Protection Service (PPS) the applicants have submitted additional information in regard to potential nuisance arising from noise, smells, dust and vermin. These details were forwarded to the PPS who initially concluded that potential nuisance could be controlled to an acceptable level through planning condition. However, on reviewing the advice particularly in the light of the paragraph 6.7.15 in PPW edition 10 the PPS concluded that even with the imposition of planning conditions concerns over nuisance cannot be ruled out. The Environmental Health Officer has stated that ‘Given the proximity of these sensitive dwellings, the information submitted does not demonstrate that there would not be an unacceptable effect on the amenities of nearby residents.’

5.14 It was reported to the March Planning Committee that given the concerns of the PPS (based on available information submitted by the applicant), there was the potential for an unacceptable effect on the amenity of nearby residents from odour, along with their concerns about the potential nuisance to neighbours from dust emissions and any associated health impacts from Pm10. Officers therefore concluded that this proposal fails to comply with criterion xi and xii of Development Policy 1. However, further information has been submitted to the Authority following the March planning committee, and officers have used air quality consultants to further assess these issues. This is reported further in Section 6 of this report.

44 Impact on nearby SSSI and SAC (ELDP policy D)

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

Impact on the adjacent Scheduled Ancient Monument (ELDP policy Ff)

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

5.17 Impact on adjacent Public Right of Way and Bridleway (ELDP policy 1 criterion xiv)

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

Manure Management (ELDP Policy 1 criterion xi)

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

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

Consideration of Eryri Local Development Plan Policy 2016-2031

Strategic Policy A: National Park Purposes and Sustainable Development.

5.21 This policy seeks further National Park purposes and duty whilst conserving and enhancing the special qualities of the National Park.

45 5.22 Having considered the likely visual impact of this proposed development on the landscape it is considered that this policy is complied with. However, concerns over the potential adverse effect on an Ancient Woodland site have been raised by the Authority’s ecologist, which have been addressed in the ammonia report by the applicant and show no adverse effect through airborne pollutants (ammonia), which has been accepted by NRW.

5.23 Through the sustaining of existing and creation of new jobs in the agricultural industry it is considered that this proposal contributes towards the duty to of the National Park Authority to see to foster the economic and local communities.

Strategic Policy B: Major Development

5.24 During pre-application discussions with the applicant it was this Authority’s officers conclusion that a development of this scale within a National Park should be regarded as major development. This was based on the size of the building being in excess of 100sqm and being located in a sensitive location i.e. National Park. however, this was challenged by the applicant and a judgement was sought from the Welsh Government. The Welsh Government provided a judgement in their letter of 01 August 2018 stating that this proposed development is ‘not major development of more than local importance’. Consequently this policy is not now considered to be overriding.

Strategic Policy C: Spatial Development Strategy

5.25 The spatial development strategy of the ELDP defines where certain types of development would be appropriate. In terms of the open countryside, as in this case, criterion xxvi is applied which states that appropriate development will be ‘Agricultural developments which are sympathetically accommodated in the landscape.’

5.26 With the introduction of screen planting around the proposed building and the reduction in the visible height of the building through the required reduction of the existing ground level by three metres at the eastern end it is considered that the building will not pose a significant intrusive feature in the landscape. This view has been shared by Natural Resources Wales in their raising of no objections subject to an appropriate landscaping scheme and by the Welsh Government in their conclusion that this proposed development does not warrant an Environmental Impact Assessment on the basis of no resultant significant adverse effects.

5.27 Having considered the likely visual impact of this proposed development on the landscape it is considered that this policy is complied with as the visual impact of this proposed development is not considered to be harmful to the landscape of the Park.

46 Development Policy 1: General Development Principles

5.28 This Policy introduces the broad requirements on a criteria based approach which all development should meet if it is to be considered favourably. In the report presented to the March Planning Committee, the proposal was not considered not to satisfy criteria xi and xii of this policy through the potential for (on the basis of information provided) unacceptable levels of airborne discharges leading to an adverse effect on neighbouring amenity. However, further information was submitted on odour and dust issues by the applicant following the March committee and these are dealt with in Section 6 of this report.

Strategic Policy D: Natural Environment

5.29 This policy outlines the principle that the natural resources, biodiversity, geodiversity and the special qualities of the National Park will be protected from inappropriate development. The policy goes on to state that proposals should not adversely affect biodiversity including designated sites and that the natural environment is protected and enhanced.

Development Policy 2: Development and the Landscape

5.30 Having considered that the likely visual impact of a development of this scale and design at this location on the landscape character of this part of the National Park it is concluded that it will respect and conserve the character of the landscape and that this policy is complied with.

5.31 As with policy C the impact on the landscape can be militated against through an appropriate landscaping scheme and the reduction in visible height of the building through reduced land levels.

Strategic Policy Ff: Historic Environment

5.32 Following consultation with Cadw it is considered that there will be no adverse impact on the Scheduled Ancient Monument located approximately 50m from the proposed development site.

Strategic Policy H: Sustainable Rural Economy

5.33 Through the sustaining of existing and creation of new jobs in the agricultural industry it is considered that this proposed development satisfies the criterial of this policy.

Development Policy 20: Agricultural Diversification.

5.34 This proposed development is to be regarded as agricultural development and not under the definition of agricultural diversification.

47 6 Consideration and further consultation on odour and dust implications following deferment at the 6th March 2019 committee meeting.

6.1 Members will recall that at the Planning and Access Committee of 6th March 2019 any discussion and decision was deferred at the request of the applicant.

6.2 The request was made by the applicant to enable them to address the recommendation and reasons for refusal, which referred to insufficient information to enable a conclusion on the impacts of dust and odour. Members acceded to that request on the basis that the applicant submitted further detailed reports on dust and odour management to Officers by lunchtime 7th March 2019. This would enable a two week consultation period to be undertaken with relevant statutory consultees, organisations and members of the public.

6.3 The applicant was able to submit the further details within the prescribed timescale and a two week consultation period was undertaken between 8th and 22nd March with the results outlined below.

Consultation Responses

6.4 Consultation requests were sent out to the following:

• Gwynedd Council Public Protection Unit • Public Health Wales • Natural Resources Wales • Community Council • Snowdonia Society • Coed Cymru • Cllr L. Hughes • Ysgol Craig y Deryn • Neighbours (x10)

6.5 In addition, the services of an Air Quality Consultancy have been engaged on behalf of this Authority to gain independent specialist advice on the content of the applicants submitted noise report and dust risk assessment.

6.6 The results of those consultation responses are summarised below, full copies of the responses are contained in the document pack.

48 Gwynedd Council Public Protection Service (PPS)

6.7 The PPS have in response to the additional information supplied by the applicant stated that the management of dust is normally by means of putting in place appropriate measures to control any emissions and dispersal. If this is not possible mitigation should be employed. The initially mitigation would be to place as much distance between the development and the sensitive receptor.

6.8 It is noted by the PPS that the report has taken into consideration sensitive receptors of less than 100 m distance and has suggested appropriate mitigation techniques. Consequently the PPS have suggested that any permission should be so conditioned to state that the Management Plans should be adhered to and updated on a yearly basis to reflect best practice.

6.9 In addition it is suggested that the filtration/dust collection system proposed is placed on all the fans and that the type of unit is agreed and conditioned on any permission.

6.10 The PPS has highlighted that there may be a resultant increase in noise nuisance as a result of the additional use of fans in relation to the dust mitigation measure. This it is suggested should be reflected in the Noise Management Plan, unless it can be shown that the proposed mitigation can achieve the noise conditions as stated in the Noise Assessment Report of 5th March 2019.

6.11 In regard to potential airborne pollutants within the PM2.5 and PM10 ranges the PPS have stated that whilst this unit falls outside the threshold limits which would require permitting and no regulation can be imposed the PPS is of the opinion that the air quality of the local area should not be affected.

6.12 It is suggested that it would be worth considering conditioning any permission for the use of Dust Monitoring Units, which are available to rent. These could be utilised for short periods to gather information on PM2.5 and PM10 particulates.

Public Health Wales

6.13 No further comments received

Natural Resources Wales

6.14 No further comments to make

Llanegryn Community Council

6.15 No comments received.

49 Snowdonia Society

6.16 The Snowdonia Society in addition to reiterating their earlier concerns and objections to this proposed development have commented on the additional information on Odours and the Risk Assessment submitted by the applicant subsequent to the last Committee meeting.

6.17 The Society question the entire validity of the odour report in so far as the modelling used has no basis in fact with no direct evidence or references provided. The Society question the conclusion reached that according to this modelling is the entire 32,000-bird unit would be undetectable at a short distance away under most circumstances: they raise the argument that anybody who has been near a unit a fraction of this size knows that that is simply absurd.

6.18 In regard to the Dust Report the Society consider that there is a fundamental lack of clarity which is unacceptable, they state that they find it impossible to scrutinise the report properly where such basic information is unclear. this they state is particularly so in the distances from the unit used for the various receptors. The Society question the use of theoretical conditions rather than actual conditions. they conclude that the assessment provides no sound basis for a sound decision which adequately protects people and nature in the National Park.

Coed Cymru

6.19 No further comments received

Cllr L. Hughes

6.20 No further comments received

Neighbours/Local residents

6.21 During the two week consultation period comments were received from 10 local residents. Copies of all representation made are include in the document pack.

6.22 The closest neighbour to the proposed new Poultry Unit at the residential dwelling Castell Mawr have submitted additional comments and have sought specialist professional advice from Filkin & Co (report included in document pack). They have stated in their letter of objection that the proposed development would have the potential for pollution and consequential adverse impact on health. They state that they would like to be able to continue to enjoy their property, including the manège, stables, sheds and surrounding area. They have stated that they do not agree with the applicant’s odour assessment and that the proposed development does not comply with Planning Policy Wales edition 10 or ELDP policy 1.

50 6.23 The occupiers of Castell Bach (230m north west) have questioned why the farmstead occupied by the applicant at Ty’n y Pwll has not been included in the risk assessment given that that is where the manure is to be stored. In addition no proper assessment has been made of the projected traffic movements along the narrow lanes frequented by cyclists, hikers, school parties and horse riders. This respondent has stated that developments such as this should be located in areas of low or minimal potential for public exposure. It is asserted by this respondent that as this is not previously developed land it must be new development and should therefore by subject to the precautionary principle as espoused in para 6.7.15 of PPW.

6.24 Representation has also been received from the occupiers of Fron Eunydd (280 metres East). They have commented that the development will cause significant harm to the environment, neighbouring residential amenity and the amenity of the Park by way of noise dust, vibration, odour, light pollution, hazardous materials and waste products. They consider that this proposal (if approved) would not comply with National Park ethos to protect and safeguard the threats against what makes it special and to conserve and enhance the natural beauty and wildlife of the area. The application is therefore contrary to ELPD policies.

6.25 The resident at Yr Efail (440m north west) has stated that in terms of dust the risk is not just a nuisance but is a health hazard and that there is a risk that EU air quality thresholds will be exceeded. In terms of noise no assessment is made to the internal conveyor and external augurs, which will not be silent. In addition it can be expected that he users of the adjacent bridleway will be subjected to high levels of noise and dust which has not been assessed by the applicant.

6.26 A fourth respondent has stated that the applicant has had more than enough time to provide sufficient information and the application should be refused. In addition the respondent raises doubts as to how ‘free range’ these units are and questions how the unit can be ‘policed’ to ensure compliance with restrictions.

6.27 An e-mail has also been submitted in objection which states that the road is unfit for heavy vehicles being narrow and winding so causing danger to other road users and residences along the land.

6.28 Other comments have been received which highlight potential health risks to those accessing the public right of way, residences and the school, dust, smells, traffic, risk to biodiversity, increased vermin, risk to drinking water, over-fertilisation.

51 Independent Air Quality consultancy review of documentation

6.29 These independent consultants have, on behalf of this Authority, reviewed the submitted information on odour and dust emissions.

Odours

6.30 In regard to odours their review states that it has taken into consideration the application submitted documentation and the previous comments received from the Public Protection service and focuses on the potential impacts of the development on local residential properties.

6.31 In reviewing the methodology utilised by the applicant in the odour assessment it is considered that the study area is appropriate.

6.32 In terms of the estimated odour emissions the methodology utilised whereby the hourly emission rates multiplied by ventilation rate is considered appropriate. In addition the approach utilised has been based on an overestimation of 120% of likely odour emissions.

6.33 It is concluded that modelling on the basis of 3 point sources is appropriate.

6.34 The consultants have raised a minor issue of the elevations showing 10 ventilation points, rather than the three points modelled.

6.35 In addition the plans show caps on the ventilating points which would impede the vertical dispersal of odours, which could alter the conclusions of the assessment.

6.36 The metrological data and approach utilised is considered to be appropriate.

6.37 The odour report does not make it clear whether the odour concentration as the maximum predicted in any individual year or on average metrological conditions.

6.38 In reviewing the results the consultants have stated that the assessment thresholds utilised are appropriate for what is considered to be a moderately offensive odour.

6.39 The predicted impacts are based on contours across the local area with the highest predicted impact at Castell Mawr. The consultants have highlighted that the impact at Castell Mawr at 1.5 OUE/m3 is well below the 3 OUE/m3. This is considered to be appropriate for this proposed development.

6.40 Overall the conclusions would appear to be valid subject to the confirmation of the approach in estimating the efflux velocity and presentation of results.

52

6.41 The independent consultant has highlighted that in order for the odour assessment to be considered valid the fans should operate continually to maintain a negative pressure and minimise fugitive odour emissions. On this basis it is recommended that a condition be attached to any permission to ensure that the ventilation fans are maintained and in operation at all times, when the sheds are in operation.

6.42 In addition to the above condition it is recommended that any permission is so conditioned that a belt litter system is employed and that an Odour Management Plan is employed and maintained at all times. As for the clean out of the shed (once every 13 months) it is recommended the Management Plan be updated to state that this will not happen when the wind is blowing from the unit towards Castell Mawr and that this would only happen from the doors at the eastern end of the building. Dust

6.43 The independent consultants have also reviewed the Detailed Risk Assessment and Management Plans submitted following the last Planning and Access Committee.

6.44 The review identifies that only a small proportion of most coarse dust will travel up to 100m, as such only a fraction of any dust will reach the residential property. Any risk of nuisance will only occur if significant amounts were to be emitted from the source. The review also notes that any mature vegetation between the source and the dwelling will form an effective barrier.

6.45 The Risk Assessment does not appear to have considered the potential for smaller PM10 dust particles on the health of local residents. However, the review has commented that based on the 85m distance the risk of exceedance of the 24-hour PM10 objective would be exceedingly small and that it would not be necessary to carry out ay PM10 monitoring.

6.46 In regard to the ventilation fans the review of the risk assessment has highlighted that there are no details of the fans other than they will be on top of a bespoke air/dust collection chamber. The review has recommended that if the application is approved a condition should be attached to ensure that adequate dust removal is carried out through filtration prior to expelling the air through the ventilation fans, which should be maintained and in operation at all times when the shed is in operation.

6.47 Other conditions recommended are that the measures to minimise dust as a result of feed and bedding delivery and litter removal are ensured.

53 6.48 In addition it is recommended that the Management Plan is updated to state that the sheds would not be cleaned out (every 13 months) when the wind is blowing from the unit towards Castell Mawr and that only the doors on the eastern gable would be utilised.

7. Implication of comments received

7.1 It has been concluded that the odour assessment has followed a broadly appropriate methodology and the conclusions that odour concentrations at the nearest residential property, Castell Mawr, will be acceptable are appropriate.

7.2 However, a number of mitigation measures are necessary to ensure that impacts on Castell Mawr and the surrounding area are minimised and the conclusions of the odour assessment remain valid. It is essential that the ventilation fans are in operation to maintain the building under negative pressure at all times.

7.3 Similarly the Dust Risk Assessment has followed a broadly appropriate methodology and the conclusions that dust impacts at the nearest residential property, Castell Mawr, will be “not significant if carefully managed” are appropriate.

7.4 A number of mitigation measures are necessary to ensure that potentially dust sources are “carefully managed” and impacts on Castell Mawr and the surrounding area are minimised and the conclusions of the dust assessment remain valid.

7.5 Given the above assessment of the odour report and the Dust Risk Assessment which concludes that with appropriate conditions risk of fugitive odours and dust can be managed to a level that would not cause harm to residential amenity.

8 Conclusions

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

8.2 The potential for likely harmful effects on the features of the Broadwater SSSI is one that is difficult to qualify, particularly as there is no historical baseline data on which to assess likely effects. It has to be acknowledged that the Dysynni catchment, which flows into the Broadwater SSSI, is already known to have been subject of widespread agricultural improvement and the spreading of manure. Approving this proposal could exacerbate this situation without careful consideration and if approved the imposition of strict conditions for its spreading on the adjoining land, its movement from the unit and storage is required.

54 8.3 The manure management plan as originally submitted was considered to be lacking in detail and certainty. This has been rectified with the submission of an amended MMP which has been assessed by this Authority’s Head of Conservation, Woodlands and Agriculture and ecologist. The conclusion is that the MMP is now fit for purpose and provides certainty over the movement and storage of the manure which will provide assurance that the integrity of features of the Broadwater SSSI can be managed.

8.4 Natural Resources Wales have concluded that the level of potential water and airborne pollutants are at a level that would not harm the SAC and SSSI features.

8.5 The conclusion of this Authority’s ecologist is that no SAC features will be affected either directly or indirectly by the proposed development provided that the measures in the manure management plan and ranging plan are implemented and secured through planning condition. The ecologist has stated that the proposal is unlikely to have a significant effect either alone or in combination on a European site.

8.6 In view of the additional comments presented by the PPS and this Authority's consultant who have reviewed the additional comments by the applicant on air quality implications following the last Planning and Access Committee it is evident that any potential loss in neighbouring amenity can be mitigated through conditions attached to a planning approval notice.

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

Recommendation: To GRANT planning consent subject to the following conditions:

1. The development hereby permitted shall be commenced before the expiration of FIVE years from the date of this decision.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

 GD-MZ147-01: Location Plan  GD-MZ147-02: Elevations and Floor Plan  GD-MZ147-03A Block Plan  GD-MZ147-04A: Highway Plan  GD-MZ147-05: Sections Plan  RPP/GD-JOB53-03: Proposed Site Plan

55  RPP/GD-JOB53-04: Landscaping Site Plan  RPP/GD-JOB53-05: Proposed landscaping Site Plan  RPP/GD-JOB53-06: Cross Sections

3. No development in pursuant to this permission shall commence until such time as an Odour Management Plan has been submitted and approved by means of a formal application to the Local Planning Authority. Any such Management Plan shall cover matters including:

 Food preparation and storage  Ventilation unit  Rubbish  Storage and disposal of carcases  Density of bird stock  Drinking water systems  Production and storage of foul water (washout)  Manure

4. The development hereby approved shall be carried out in strict accordance with the following submitted and approved plans and reports:

 Manure Management Plan  Lighting plan  Control of noise  Control of rodents

5. The applicant/operator shall, during the operational lifetime of the poultry unit hereby approved, produce, submit to and receive written approval from the Local Planning Authority an annual manure management plan to reflect any changes in the operation of the unit.

6. No construction plant or machinery shall operate outside the following hours:

Monday to Friday 08:00 – 18:00 Saturday 08:00 – 13:00 At no time on Sunday, Bank or Public Holidays (except for works of an emergency nature)

7. There shall be no feed delivers to the unit during its operational phase outside the following hours:

Monday to Friday 08:00 – 18:00 Saturday 08:00 – 13:00 At no time on Sunday, Bank or Public Holidays

56 8. The applicant/operator shall ensure that that levels of PM10’s and PM2.5’s do not give rise to a nuisance and shall not exceed the objectives contained in the table below as measured at any nearby sensitive human health receptor:

Authority Pollutant Objective Measured Relevance as -3 EC/UK Air PM10 50μg/m 24 hour Air Quality Quality exceeded no mean in relation Standard more than 35 to public times per annum health -3 EC/UK Air PM10 40μg/m Annual Air Quality Quality mean in relation Standard to public health EC/UK Air PM2.5 Target value Annual Air Quality Quality 25μg/m-3 by 2020 mean in relation Standard - to public target health

9. The applicant/operator shall ensure that that any fugitive dust emissions do not give rise to a nuisance and shall not exceed the objectives contained in the table below as measured at any nearby residential property:

Authority Pollutant Objective Measured Relevance as Nuisance Dust Particulate 200mgm- Average Nuisance Deposition 3/day over 1 Dust Rate month – Deposition Annual mean

10. No manure spreading shall take place within a 10 metre wide buffer zone measured from any nearby water.

11. No development or site clearance shall take place until there has been submitted to and approved by the local planning authority a scheme of Landscaping and Biodiversity Enhancement Plan by means of a formal application. The scheme shall include indications of all existing trees (including spread and species) and hedgerows on the land, identify those to be retained and set out measures for their protection throughout the course of development.

57 12. All planting, seeding or turfing comprised in the approved details of landscaping and biodiversity enhancement shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is sooner; and any trees or plants which within the period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

13. No development shall commence (including any ground disturbing works or site clearance) pursuant of this permission until the applicant/developer shall submit to and receive written approval from the Local Planning Authority for an archaeological specification for a programme of works which must meet all relevant archaeological standards. The applicant shall thereafter carry out the development in strict accordance with the approved specification of works and shall, within six months of the completion of the archaeological field work, produce and submit to the Local Planning Authority a detailed report on the outcomes of that archaeological fieldwork.

14. The roof and walls of the building hereby permitted shall be covered with BS18 B 29 (slate grey) coloured steel profile sheeting and maintained thereafter.

15 The applicant/developer shall ensure to maintain unhindered access along Public Right of Way/Bridleway, Llangelynnin G69_33.

58 59 60 61 62 63 ITEM NO. 5.1

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

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

64 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 22ND MAY 2019

ENFORCEMENT NOTICES & LISTED BUILDING ENFORCEMENT NOTICES SERVED UNDER DELEGATED POWERS

Reference Date Served Location of Site Details of Planning Breach Date Notice Period of Takes effect Compliance NP3/22/ENF94 10/4/2019 Land at Blaen y Garth, Without planning permission, the material 15 May 2019 One month Nantlle change of use of land from agriculture to a mixed use of agriculture and storage of vehicles for commercial purposes.

Required to:-

Remove every vehicle that is being stored for commercial purposes and to permanently cease the use of any part of the land for vehicle storage for commercial purposes. Vehicle storage for personal and agricultural purposes can continue.

65

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 22 MAY 2019

LIST OF COMPLIANCE CASES

New cases

Reference Date of initial Location of Site Details of Planning Current Position complaint or Breach Date observed by Compliance Officers

1 NP4/11/ENF391 March 2019 2 Mill Street, Betws y New Vehicular Access Site meeting held with the owner and advised Coed planning permission is required for the new access. 2 NP4/11/ENF323F March 2019 Ultimate Outdoors, Untidy Condition of Contact made with the owner of the building Holyhead Road, Betws y Building and discussions ongoing as to how the Coed condition of the building can be improved. 3 NP5/65/ENF307B January 2019 Hawddamor, Tai Siting of Pod with Garden Site meeting held with the owner. Appears the Cynhaeaf, Bontddu siting and proposed use of the pod will benefit from permitted development rights. File closed. 4 NP5/65/ENF360 March 2019 Anwylfa, Tai Cynhaeaf, Excavation Works in Site meeting held with the owners. The works Bontddu Garden Area have been carried out to create an off-road parking area. To submit a retrospective planning application to try to regularise the works.

66 5 NP5/78/ENF197J April 2019 Cabin 211, Trawsfynydd Decking Contact made with the owner who has Holiday Village, Bronaber intimated they will submit a retrospective planning application.

Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application

6 NP5/62/ENF57W November 2018 Cae Nest, Llanbedr Erection of agricultural Site visit’s and correspondence with landowner building taken place. Retrospective application to be submitted.

7 NP5/78/ENF511 February 2019 Cabin 210, Trawsfynydd Alteration works not in Contact made with the owner of the cabin. To Holiday Village, Bronaber Accordance with Plans submit a retrospective planning application in approved under an attempt to regularise the completed works. NP5/78/511.

Retrospective Application Received

8 NP2/11/ENF542A November 2018 Ty’n y Coed, Beddgelert Erection of Detached Retrospective planning application submitted. Building

9 NP5/51/ENF458B November 2018 Farch Ynys Farm, Untidy Condition of Land & Site meeting taken place where it was noted Bontddu Possible Unauthorised the condition of the land had improved. Use of Agricultural Planning permission is required for the Building installation of a biomass boiler within the agricultural building. A retrospective planning application has now been received.

10 NP5/59/ENFT595A February 2019 Capel Horeb, Cwm Teigl, Extension Clad in Wood Retrospective planning application submitted. Llan Ffestiniog and not Stone

67 11 NP5/61/ENF132 December 2018 Pant Mawr, Harlech Engineering Operations & Site owner has appointed an agent who is Construction of Retaining currently arranging the submission of a Walls retrospective planning application for the retention of retaining walls and site boundary treatment at the upper most corner (plot 13) of the site. The application will also include variations noted in respect to the site layout at this corner of the site. The works should not affect the use of the nature trail. An application has now been received.

12 NP5/70/ENF6F October 2018 Maesafallon, Rhosygwalia Engineering & Excavation A retrospective planning application has been Works received but currently incomplete.

13 NP5/73/ENFT417 January 2019 Pen y Bont, Gellilydan Poor condition of Building The building was the subject of a fire during 2018. An application for a replacement dwelling has been received but currently remains incomplete.

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

14 NP2/14/ENF18B February 2019 Nant Cwmbran Isaf, Extension & Meeting held with the owner. Replies received Nasareth, Caernarfon Conservatory to the Planning Contravention Notice. Owner has intimated they plan to submit a Certificate of Lawfulness for the conservatory. It is considered expedient to initiate formal action in respect to the unauthorised extension and an Enforcement Notice is currently being drafted.

68 15 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Site visit on undertaken on the 12th April. Pennant and Track Creation Unauthoried works carried out, enforcement proceedings commenced.

16 NP3/15/ENF180G November 2018 Land Adjacent to 3 Bryniau Dumping of Building Site meeting held. Requested removal of the Gerddi, Llanberis Waste Material waste material by the 18th February 2019. Waste material not removed and a Requisition for Information has been served with a view to initiating formal action. A planning agent has now been in contact to progress the matter with a view of submitting a planning application.

17 NP3/21/ENF35C July 2018 Pant Hwfa, LLanllechid Annexe not in Site meeting held with the owner. Planning Accordance with the Contravention Notice served to obtain further Approved Plans & information about the annexe and how it is Conditions being used. Owner contacted at the end of January to advise an application would be forthcoming in February. No application received. Matter being pursued.

18 NP3/21/ENF35D May 2018 Pant Hwfa, Llanllechid Unauthorised Camp Site meeting held with the owner. Owner Site, erection of a BBQ contacted at the end of January to advise an hut and creation of Two application would be forthcoming in February. Holiday Cottages A planning application has now been received and currently going through validation checks.

69 19 NP4/16/ENF405 March 2018 Land Opposite Tan y Castell, Dumping of Building Owner advised to clear the land of building Dolwyddelan Material and Waste materials and restoring the land back to its original state. Also advised to remove the touring caravan. Site visit undertaken in January 2019 where it was noted the building material and waste was still on the land. Enforcement Notice currently being drafted.

20 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Section 215 Notice served on the 18th Property February 2019. To take effect on the 22nd March 2019 unless an appeal is made beforehand. No appeal has been forthcoming.

21 NP5/55/ENF235A March 2019 Tynllwyn Farm, Bryncrug Siting of a Static Site vists carried out to determine the exact Caravan location of the static caravan. A site meeting has been held with the owner of the land who has advised how they intend to use the caravan. Currently assessing whether planning permission is required.

22 NP5/57/ENF1030D May 2018 Former Workshop Site, Non-compliance of Works to comply with the Section 215 Notice Glyndwr Street, Dolgellau Section 215 Notice have now been completed. Close file.

23 NP5/58/ENF144K December 2018 Land at Tan y Coed, Talybont Siting of Static Caravan Contact made with the owner of the land. Site used for Residential meeting taken place where the siting and use Purposes of the caravan was discussed. Owner currently considering their options to regularise the situation.

24 NP5/58/ENF616 December 2018 Land adjacent Coed y Siting of Static Caravan Contact made with the owner and a site Bachau, Dyffryn Ardudwy used for Residential meeting has taken place. Planning Purposes Contravention Notice served and replies recently received and being assessed.

70 25 NP5/62/ENF232A February 2019 Glanrafon, Llanbedr Removal of Two Contact made with the owners of the property. Chimneys A requisition of information has been served and responses received. The owner has intimated they will rebuild the chimneys. Awaiting further details.

26 NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Untidy Condition of the The Authority understand the owner, as stated Banc, Llanuwchllyn Building on the land registry, has passed away. Awaiting confirmation of the next of kin.

27 NP5/74/ENFL442A January 2019 Capel Peniel, Mallwyd Poor condition of the Currently trying to make contact with the Chapel owner of the land.

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

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

Construction of the bat barn is complete.

The bat barn is to potentially facilitate the demolition of the hotel (but subject to achieving the necessary funding).

Tender documentation for the demolition of St. David’s Hotel has been published on Sell2Wales. The deadline for any tender bids is by noon on Wednesday 22nd May 2019.

71 29 NP5/71/ENF474A March 2018 Glofer, Llanuwchllyn Siting of Two Enforcement Notice served 30th October 2018. Containers within Enforcement Notice Appeal submitted and Garden commenced 21st December 2018. Appeal site visit took place in February. Awaiting the appeal decision.

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

Listed Building Cases

31 NP5/69/ENFLB326A September 2018 Ty Gwyn, Llwyngwril External and internal A site meeting has taken place. Advised to Alterations to a Listed submit a listed building consent application in Building respect to the unauthorised works that have taken place.

72 ITEM NO. 5.2

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

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

73 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE, 22nd MAY 2019

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

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

1. NP5/71/ENF474A Siting of Two Containers within Garden Written representations Jane Jones Glofer, Llanuwchllyn.

Number of appeals on list = 1

Number of appeals on committee list 3rd April 2019 = 3

Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/18 – 31/03/18 7 2 5 0 71% 01/04/17 – 31/03/18 7 3 4 0 57% 01/04/16 – 31/03/17 13 4 9 1 69% 01/04/15 – 31/03/16 10 5 5 0 50% 01/04/14 – 31/03/15 13 3 10 0 77%

74 ITEM NO. 5.3

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

SECTION 106 AGREEMENTS

75

SNOWDONIA NATIONAL PARK AUTHORITY PLANNING AND ACCESS COMMITTEE, 22nd MAY 2019 SECTION 106 AGREEMENTS

Application Date Location Development Present Position No. application was received

1. NP5/55/60G 08/02/18 Land adjacent to Construction of 4 dwellings (2 affordable Sent to legal on the 20/03/19. Clydfan, Ffordd y and 2 open market) and extension to Draft sent 02/05/19. Felin, Bryncrug. estate road

Number of applications on committee list 3rd April 2019 = 1

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 3rd APRIL 2019

Application No. Location Development

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT WHICH HAVE BEEN REFUSED, WITHDRAWN, OR DISPOSED, OR WHERE AN AGREEMENT IS NO LONGER NECESSARY SINCE PLANNING & ACCESS COMMITTEE 3rd APRIL 2019

Application No. Location Development

76 ITEM NO. 5.4

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED

77

SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED

Awaiting Welsh Government Highways

NP5/54/289E 26/04/16 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with showroom.

Deferred

NP4/29/482 11/05/18 Land at Moel Llechwedd Hafod, Cwm Penmachno. Erection of 25m high lattice telecommunications mast supporting 3 no. antennas and 2 no. 0.6m dish antennas together with 3 no ground based equipment cabinets , generator, satellite dish and ancillary development enclosed within secure compound

Awaiting Amended Plans

NP2/11/52G 05/09/18 Pen-y-Pass Car Park, Nant Gwynant Erection of 10m high timber clad monopole telecommunications mast supporting 2 no. antennas together with ground based equipment cabinets enclosed with a stone wall NP5/57/960B Football Pitch, Marian Mawr, Dolgellau. Erection of 2.4m fence around first team football pitch.

Further Details Requested

NP3/16/28 01/08/18 Land adjacent to Ogwen Car Park, Nant Ffrancon, Erection of 15m high timber clad monopole supporting 3 no. antennas and 2 no. dish Bethesda. antennas together with ground based equipment cabinets and ancillary development. NP4/19/6D 15/01/19 Derwen Deg, Llechwedd, Conwy. Change of use of land to form manege enclosed by timber fence. NP5/62/68E 12/07/18 Murmur y Dail, Llanbedr. Erection of retaining wall

Discussion Between Applicant and N.R.W Ongoing

NP5/57/212P 17/01/19 Gwyndaf Evans Motors, Ffordd Pont yr Aran, Dolgellau. Retrospective application for extension to existing garage.

Total applications on list = 8

Total applications on list Committee 3rd April 2019 = 4 78 ITEM 5.5

79

ITEM NO. 6

MEETING Planning and Access Committee

DATE 22nd May 2019

TITLE SUPPLEMENTARY PLANNING GUIDANCE (8): VISITOR ACCOMMODATION

REPORT BY Elen Hughes (Research and Planning Policy Assistant) / Jonathan Cawley (Director of Planning and Land Management)

PURPOSE To approve the draft Supplementary Planning Guidance 8: Visitor Accommodation, with any necessary changes for public consultation.

1. Background

The Authority adopted the Eryri Local Development Plan (ELDP) 2016-2031 on the 6th February 2019. As Members are aware, the Eryri LDP contains strategic policies and development policies as a basis for deciding planning applications. Supplementary Planning Guidance documents (SPGs) provide further detailed information, in support of the ELDP policies. To give further guidance regarding the new policies formed through the short form revision a series of new and updated SPGs are being prepared to provide further information and guidance on the implementation of polices contained in the ELDP. SPGs should expand and interpret planning policies and not in themselves, form new areas of policy.

2. Purpose

Following discussion during March’ Members Working Group regarding the initial draft document of the Visitor Accommodation SPG; the aim and purpose during this Planning and Access Committee is to agree upon the current content of the draft SPG, for it to be subject to a public consultation to receive input by organisations, developers and members of the public to obtain a positive guidance regarding visitor accommodation development whilst adhering to policies and objectives set out within the ELDP.

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The draft guidance under consideration is attached as Appendix 1 of this report. The amendments following Members Working Group are shown as Track Changes within the draft guidance.

3. SPG 8: Visitor Accommodation

The main changes to the Visitor Accommodation policies within the ELDP 2016-2031 formally agreed upon and adopted in February 2019, are the two new policies, Development Policy 28: New Build Serviced Accommodation, and Development Policy 29: Alternative Holiday Accommodation. Since the previous version of this SPG was adopted in October 2012, developments have occurred within the visitor accommodation sector, national legislation and guidance as well as the new policies presented in the LDP. It is therefore necessary to revise the SPG as a whole to provide an up to date and appropriate guidance to assist those determining applications, agents and members of the public on Visitor Accommodation developments within the Snowdonia National Park.

Specifically, this SPG has been updated to include:

 Detailed guidance to support policies in relation to Visitor Accommodation.  Further detailed guidance to users of the planning system on how the policies will be applied.  Greater guidance on what is meant by environmental and landscape improvements including biodiversity enhancements in particular on existing sites, and guidance regarding new developments.  An overview of various types of Visitor Accommodation such as New Build Serviced and Self-Serviced Accommodation, Conversions, Improvements to Chalet, Static Caravans, Touring and Camping Sites, as well as Alternative Holiday Accommodation.  Guidance to assist Officers and Members in determining planning applications for Visitor Accommodation developments, and provide an understanding of the objectives regarding this type of development within the National Park for the public.

Noted within the SPG, there are two parts to this guidance. The first part discusses Legislation, Guidance and Compulsory Considerations for all Visitor Accommodation Development, such as the following;

 National guidance,  Background evidence and guidance regarding Tourism and the National Park working towards a Sustainable and Eco approach,  the Landscape Considerations with every development proposal,  the Welsh Language Considerations, and;  the possible documentation required whilst submitting a development proposal.

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The second part, (sections 9-17) gives specific guidance relating to the various types of visitor accommodation developments and elaborates the objectives of the ELDP policies to ensure appropriate developments within a National Park context. The Authority recognises that these various types of accommodation have an important role in the accommodation provision and economy within the National Park; therefore, this guidance aims to elaborate on the policies within the ELDP to ensure that any future developments respect the protected landscape and special qualities of the Snowdonia National Park.

4. Next Steps

Following any amendments agreed by the Planning and Access Committee of the draft SPG, it is proposed for the Visitor Accommodation SPG to be subject to a 6 week public consultation. All responses received following this consultation will be included in a report to the Planning and Access Committee before formally adopting the guidance as a material planning consideration.

5. RECOMMENDATION

For Members to approve the Visitor Accommodation SPG for a 6 week public consultation, subject to any modifications considered appropriate.

82 ITEM NO. 6 - APPENDIX 1

SNOWDONIA NATIONAL PARK AUTHORITY

SUPPLEMENTARY PLANNING GUIDANCE: 8) VISITOR ACCOMMODATION

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

83 Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

2 84 Environment Act 1995

61. Purposes of National Parks. The provisions of this Part of this Act shall have effect for the purpose -

(a) of conserving and enhancing the natural beauty, wildlife and cultural heritage of the areas specified in the next following subsection; and

(b) of promoting opportunities for the understanding and enjoyment of the special qualities of those areas by the public.

Planning Policy Wales: Edition 10 – December 2018

6.3.6 In National Parks, planning authorities should give great weight to the statutory purposes of National Parks, which are to conserve and enhance their natural beauty, wildlife and cultural heritage, and to promote opportunities for public understanding and enjoyment of their special qualities. Planning authorities should also seek to foster the social, economic and cultural well-being of their local communities.

6.3.9 The special qualities of designated areas should be given weight in the development planning and the development management process. Proposals in National Parks and AONBs must be carefully assessed to ensure that their effects on those features which the designation is intended to protect are acceptable. The contribution that development makes to the sustainable management of the designated area must be considered.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

3 85 Well-being of Future Generations (Wales) Act 2015

The Well-being of Future Generations Act is about improving the social, economic, environmental and cultural Well-being of Wales. It establishes a ‘sustainable development principle’ which means that a defined public body must act in a manner which seeks to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs. The Act puts in place seven well-being goals:

 A globally responsible Wales  A more equal Wales  A prosperous Wales  A Wales of cohesive communities  A resilient Wales  A Wales of vibrant culture and a  A healthier Wales thriving Welsh language

Eryri Local Development Plan: Objectives for Supporting a Sustainable Rural Economy

Encourage sustainable economic growth by supporting a rural economy that provides employment opportunities and maintains thriving communities.

Support tourism and outdoor recreation which maximise local economic benefits, minimise environmental impact and are in sympathy with the ‘Special Qualities’ of the National Park.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

4 86 Contents

Introduction ...... 7 Status ...... 8

Part One: Legislation, Guidance and Compulsory Considerations for all Visitor Accommodation Development National Planning Policy Wales (Edition 10 – December 2018) ...... 9 Tourism and the National Park ...... 10 Sustainable or Eco Tourism ...... 11 Landscape Considerations ...... 12 The Welsh Language and the Social and Cultural Fabric of Communities ...... 13 Supporting documentation with planning applications ...... 14

Part Two: Information and Guidance on Specific Developments Serviced Accommodation ...... 17 New Build Serviced Accommodation ...... 19 Self-Serviced Accommodation and Conversions ...... 21 Improvements to existing chalet and static caravan sites ...... 23 Touring and camping sites ...... 25 Application for season extensions on Touring Caravan Sites ...... 26 Touring Caravans - Winter Storage ...... 26 Application for season extensions on Static Caravan and Chalet Site ...... 26 Alternative Holiday Accommodation ...... 27 Treehouses ...... 30

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

5 87

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

6 88 Introduction

1.1 This guidance is one of a series of Supplementary Planning Guidance (SPG) documents that provides detailed information on how policies contained in the Eryri Local Development Plan (ELDP) will be applied in practice by the Snowdonia National Park Authority. The contents of this SPG is a material planning consideration and is intended for use by planning officers, planning specialists and members of the public. The contents of this document aim to provide further detailed guidance on Visitor Accommodation within the National Park Authority Area.

1.2 The purpose of this Supplementary Planning Guidance is to;  Provide detailed guidance to support policies in relation to Visitor Accommodation.  Give further detailed guidance to users of the planning system on how the policies will be applied.  Give greater guidance on what is meant by environmental and landscape improvements including biodiversity enhancements in particular on existing sites, and guidance regarding new developments.  Provide an overview of various types of Visitor Accommodation such as New Build Serviced and Self-Serviced Accommodation, Conversions, Improvements to Chalet, Static Caravans, Touring and Camping Sites, as well as Alternative Holiday Accommodation.  Provide guidance to assist Officers and Members in determining planning applications for Visitor Accommodation developments, and provide an understanding of the objectives regarding this type of development within the National Park.  Provide guidance and information regarding Visitor Accommodation developments within the Snowdonia National Park for the Planning Inspectorate, Statutory Consultees, Community Councils, members of the Public, and other interested parties.

1.3 Pre-application engagement offers the potential to improve both the efficiency and effectiveness of the planning application system and improve the quality of planning applications. The Authority is committed to working with applicants at the pre-application stage and actively encourage pre-application discussions for all types of development. Further information can be found on the Authority’s website; http://www.snowdonia.gov.wales/planning/planning-permission/pre-application- enquiry

This guidance should be read as a whole and provides additional guidance to the policies contained within the LDP related to Visitor Accommodation. Proposals must comply with the policies and guidance provided.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

7 89 Status

2.1 This SPG is subject to public consultation, and if necessary will be amended before being formally adopted by the Authority. It will then be a material planning consideration when determining planning applications and appeals regarding Visitor Accommodation developments.

2.2 This guidance provides support for the following policies regarding Visitor Accommodation within the ELDP;

 Development Policy 9: Conversion and Change of Use of Rural Buildings  Development Policy 22: Chalet and Static Caravan Sites  Development Policy 23: Touring and camping sites  Strategic Policy I: Tourism  Development Policy 28: New Build Serviced Accommodation  Development Policy 29: Alternative Holiday Accommodation

This list is not exhaustive. Each development proposal will be evaluated on its own merit in conjunction with National and Local Policies and Guidance.

2.3 Some large visitor accommodation proposals may be classified as major development and therefore would have to be considered against Strategic Policy B: Major Development. Any new development that is associated with tourism should support the principles of sustainable tourism and development, and conform to the relevant policies within the LDP. The proposal should be compatible with the character and capacity of the site especially in terms of scale and siting within the landscape and conform to Development Policy 1: General Development Principles, and Development Policy 2: Development and the Landscape.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

8 90

National Planning Policy Wales (Edition 10 – December 2018)

3.1 The Welsh Government’s aim for tourism is set out in paragraph 5.5.2 of Planning Policy Wales (PPW) and is as follows:

“The planning system encourages tourism where it contributes to economic development, conservation, rural diversification, urban regeneration and social inclusion, while recognising the needs of visitors and those of local communities. The planning system can also assist in enhancing the sense of place of an area which has intrinsic value and interest for tourism. In addition to supporting the continued success of existing tourist areas, appropriate tourism-related development in new destinations is encouraged. In some places however there may be a need to limit new development to avoid damage to the environment or the amenity of residents and visitors.”

3.2 PPW (edition 10) paragraph 5.5.3, 5.5.4 and 5.5.6 states that:

“5.5.3 In rural areas, tourism-related development is an essential element in providing for a healthy and diverse economy. Here development should be sympathetic in nature and scale to the local environment.”

“5.5.4 Much of the existing provision of facilities and accommodation for tourism occurs in urban locations, including historic and coastal towns and cities. There will be scope to develop well-designed tourist facilities in urban areas, particularly if they help bring about regeneration of former industrial areas. The sensitive refurbishment and re-use of historic buildings also presents particular opportunities for tourism facilities in all areas.”

“5.5.6 Planning authorities should provide a framework for maintaining and developing well-located, well designed, good quality tourism facilities. They should consider the scale and broad distribution of existing and proposed tourist attractions and enable complementary developments such as accommodation and access to be provided in ways which limit negative environmental impacts as well as consider the opportunities to enhance biodiversity.”

3.3 The Authority will take into account all of the above when determining planning applications and in particular that development in rural areas should be sympathetic in nature and scale to the local environment.

3.4 Additionally within the National Policy context, information and guidance regarding Visitor Accommodation is found within Technical Advice Note (TAN) 6: Planning for Sustainable Rural Communities and TAN 13: Tourism.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

9 91 Tourism and the National Park

4.1 The Landscape of Snowdonia was designated as a National Park because of its spectacular scenery, natural beauty and rich cultural heritage, which all contribute to its ‘Special Qualities’. These ‘Special Qualities’ include rugged mountains, high moorland, wooded valleys, lakes, waterfalls, estuaries, coast, and many traditional and historic buildings of cultural significance. Some upland landscapes, where development is sparse, or absent, are inherently dark at night and can be considered as ‘Dark Landscapes’. In 2015, the National Park was awarded the status of a Dark Sky Reserve. This is a prestigious award given for those areas where the quality of their night sky is deemed as outstanding and have implemented measures to reduce obtrusive light pollution. The Authority is therefore dedicated in the protection and furtherance of the Dark Sky Reserve as it contributes to Snowdonia’s night-time tranquillity and sense of wildness, and can lead to broader health and well-being benefits for both residents and visitors alike. Development guidance for the Dark Sky Reserve can be found in SPG 14: Obtrusive Lighting.

4.2 The Authority is committed to promoting the protection, management and planning of Snowdonia’s landscape in accordance with Local, National and European policy and guidance.

4.3 The National Park’s ‘Special Qualities’ are a significant foundation for the prosperity of the economy, employment and tourism within Snowdonia National Park, especially as tourism is one of the main employers. As the ‘Special Qualities’ of the Park are the main attraction, it is vital to protect and ensure that the Snowdonia National Park Authority continues to consider these Special Qualities as a priority. It will be a primary objective of this SPG to provide further guidance on the policies within the LDP that aim to conserve and enhance the special qualities and promote opportunities for their understanding and enjoyment.

4.4 According to the STEAM (2017) survey, there has been a 7.2% increase in visitor numbers within the National Park since 2008. In addition, since 2016 there has been an increase of 5.6% in the number of staying visitors; with an increase of 1.2% staying in serviced accommodation, and an increase of 7% staying in non-serviced accommodation. These latter figures could be the result of the number and availability of this type of accommodation (non-serviced) available within the National Park. Therefore the policies within the LDP, which this SPG provides further guidance on, promotes the development of a range of appropriate visitor accommodation to address the needs identified within the Snowdonia National Park.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

10 92 Sustainable or Eco Tourism

5.1 The important role of tourism within the local economy is recognised by the Authority, and polices within the LDP are supportive of sustainable tourism development, in particular Strategic Policy I.

5.2 Sustainable tourism is as defined by the European Charter for Sustainable Tourism, ‘is any form of development, management or tourist activity which ensures the long-term protection and preservation of natural, cultural and social resources and contributes in a positive and equitable manner to the economic development and well-being of individuals living, working or staying in protected areas.’

5.3 The International Ecotourism Society defines Ecotourism as, ‘responsible travel to natural areas that conserves the environment, sustains the well-being of the local people, and involves interpretation and education.’

A checklist of features that would constitute as a Sustainable Tourism Proposal:

 Does not have an adverse impact on the Special Qualities of the National Park.

 Does not have an adverse impact on the landscape, protected landscape areas or features,

heritage or biodiversity importance including listed buildings, scheduled ancient monuments and register historic parks and gardens.

 Avoids adverse impacts on undesignated features of the historic environment or implements appropriate measures to mitigate against any such impacts.

 Gives people the opportunity to understand and enjoy the Special Qualities of the National Park

such as its outstanding beauty, tranquility, historic environment and culture.

 Serve visitors and residents alike and generate benefits for the local economy and services.

 Be in a sustainable location within or close to existing settlements or within an existing tourism attraction with existing facilities and infrastructure.

 Be accessible to different modes of transport e.g. train, bus, cycle tracks and walking routes.

 Have good connections with the existing main road network.

 Provide access to all, in particular disabled people.

 Makes appropriate use of existing buildings and previously developed land.

 Respects the setting of existing building(s) in terms of scale, design and materials.

 Is energy efficient and makes use of renewable resources without harming the environment.

 Conforms to the policies of the ELDP.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

11 93 Landscape Considerations

6.1 In order to conserve and enhance Snowdonia’s landscape whilst also fostering the economic and social well-being of local communities within the National Park, it is vital that every development fits unobtrusively within a suitable location without causing significant adverse effects on the Special Qualities and visual amenity of the Park, or any protected and designated sites.

6.2 Information and guidance regarding landscape considerations for development can be found in SPG 7: Landscapes and Seascapes of Eryri and SPG 13: Landscape Sensitivity and Capacity Assessment.

6.3 An Environmental Impact Assessment (EIA) may be required for developments that are located in, or partly within a ‘sensitive area’ or fall within Schedule 2 of the Regulations1 and exceed the relevant thresholds. A Landscape and Visual Impact Assessment would be required in these circumstances. The LVIA should be undertaken in accordance with the Guidelines for Landscape and Visual Impact Assessment, 3rd Edition (Landscape Institute and Institute of Environmental Management and Assessment (2013) or any subsequent updates and be undertaken by a landscape professional. Where planning applications raise concerns about effects on the landscape and/or visual amenity the Authority may require a Landscape and Visual Appraisal. This would entail a short report with a description of the site, its landscape characteristics, natural and built heritage features, night-time character and the location and nature of public/residential views of the site. Photographs, an annotated site layout plan, and sketch illustrations are helpful to explain the existing site and the development proposal. The report would need to demonstrate how the planning proposal positively addresses the landscape and visual issues.

6.4 In order to maintain the distinctiveness and the character of settlements within the National Park, it is important that the scale and sustainable design including materials of the development must be appropriate and conform to its surroundings. Within Development Policy 6: Sustainable Design and Materials of the LDP, material considerations and requirements are listed to ensure appropriate sustainable development within the National Park.

6.5 Additional information and guidance regarding sustainable design and development within the National Park can be found in SPG 1: Sustainable Design in the National Parks of Wales, and SPG 12: Enabling Sustainable Development in the Welsh National Parks.

6.6 Consideration will not only be given to the visible aesthetic features of an area of land, as Snowdonia’s landscape consists of a Historic and Cultural landscape, a Geological landscape, Landscape Habitats, and a Visual and Sensory landscape. These will all be material considerations when determining planning applications within the National Park.2

6.7 In addition, other material considerations which may need to be assessed regarding landscape and location are Ancient Woodland designations, Tree Preservation Orders, Local Nature Reserves, National Nature Reserves, Sites of Special Scientific Interest (SSSI), Special Protected Areas (SPAs), Special Areas of Conservation (SAC), and RAMSAR sites, and any other areas of ecological characteristics.

1 The Town and Country Planning (Environmental Impact Assessment) Regulations 2017. 2 LANDMAP can provide this information for the site and its visual context. This baseline information can be accessed through the Lle portal and Archwilio, or through https://landmap- maps.naturalresources.wales/. Natural Resources Wales have produced systematic instructions on how to use the resource in GN2 Accessing LANDMAP Information. Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

12 94 The Welsh Language and the Social and Cultural Fabric of Communities

7.1 As stated within the LDP, the Welsh language is fundamental to the cultural richness of Snowdonia. The Welsh language is part of the social and cultural fabric of all the communities in Snowdonia. The maintenance and the prosperity of the language in the future forms an obvious part of the work of protecting heritage within the Park, and thus fulfilling one of the main aims of the National Parks and their related duty to ‘foster the social and economic wellbeing of local communities.

7.2 PPW (Edition 10) para 3.25 states the following regarding the Welsh Language and Placemaking;

‘The Welsh language is part of the social and cultural fabric and its future well-being will depend upon a wide range of factors, particularly education, demographic change, community activities and a sound economic base to maintain thriving sustainable communities and places. The land use planning system should take account of the conditions which are essential to the Welsh language and in doing so contribute to its, use and the Thriving Welsh Language well-being goal.’

7.3 Regarding promoting Healthy and Sustainable Communities, one of the LDP objectives is to promote measures to encourage development that supports the vibrancy of the Welsh language and protect communities from developments that are insensitive to impact on the Welsh language. This conforms to the Wellbeing of Future Generations goal of a Wales of vibrant culture and a thriving Welsh language. This is established primarily within Development Policy 18: The Welsh language and the Social and Cultural fabric of communities and SPG 3: Planning and the Welsh Language.

Development Policy 18: The Welsh language and the Social and Cultural fabric of communities (18)

In determining all planning applications within the National Park the needs and interests of the Welsh Language will be taken into account. This will be achieved through:

i. Supporting development which maintains or enhances the integrity of the Welsh language.

ii. Refusing development which, due to its size, scale or its location, would cause significant harm to the character and language balance of a community. To be able to make an informed decision on applications that may have an effect on the future of the Welsh language within communities, applicants will be required to submit a:

a) ‘Community and Linguistic Statement’ to accompany a planning application for unanticipated windfall sites of 5 or more residential units , a commercial, industrial or tourist development with an area of 1000m2 or more; a development which is likely to lead to the loss of community facilities or employment opportunities and a tourism development creating ten or more holiday units.

b) More detailed assessment in the form of a ‘Community and Linguistic Impact Assessment’ to accompany a planning application where developments are on a larger scale. Larger developments in this case are regarded as proposals which are substantially above the thresholds outlined in criterion (a) and are likely to be located on unallocated sites, have

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

13 95 some significance beyond the National Park boundary and be unrelated to specific policies in the Plan. iii. Mitigating against any adverse effect through requiring, in appropriate circumstances a financial contribution through a Section 106 agreement. iv. Encouraging all signage by public bodies and by commercial and business companies to be bilingual or in Welsh only to protect and promote the distinctive cultural amenity of the National Park. v. Encouraging the use of Welsh place names for new developments, house and street names.

Further guidance can also be found within TAN 20: Planning and the Welsh Language. 7.4 Elaborating on the criteria within Development Policy 18, it is adopted and stated within SPG 3: Planning and the Welsh Language (para 8.3)

‘If, in the opinion of the Planning Authority, it can be clearly demonstrated that the development is likely to have a negative effect on the community and on the Welsh language, it will be possible for the Planning Authority to refuse the application solely on these grounds.’

Further guidance regarding development proposals in relation to the Welsh Language, and advice for the preparation of the statements and assessments discussed in criteria (ii), can be found in SPG 3. In addition, the National Park Authority will encourage Welsh names for new developments and bilingual or Welsh Language signage as outlined in criterion (iv) of Development Policy 18. 7.4 7.5 Further guidance can also be found within TAN 20: Planning and the Welsh Language.

Supporting documentation with planning applications

In order to determine applications, Planning Officers can request additional information where appropriate, such as;  Landscape and Visual Impact Assessment for EIA development, or Appraisal (to demonstrate how the planning proposal positively addresses the development’s landscape and visual context)  Landscaping Plan  Ecological Assessment; including protected species survey  The proposed building materials, detailing and use of colour (to complement local building vernacular and/ or achieve good landscape integration)  Management Plan (for matters such as traffic/parking and restoration/remediation plan of any features should the use cease)  Lighting scheme, (to dark sky standards and to avoid intrusive night time effects beyond the site)  Business Plan for an agricultural diversification scheme or for an existing visitor attraction  Community and Linguistic Statement and/or Impact Assessment

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14 96 When submitting a planning application, the Authority will expect developers to provide sufficient evidence to support the application. This evidence should include the following where appropriate:  The reason for wishing to extend (where relevant).

 The significant and permanent environmental and biodiversity improvements proposed. These could include3; o more effective year-round landscaping, o reduced densities in areas visible from public view, in combination with additional planting (which will not subsequently be increased), the use of recessive landscape colours and materials to elevations and roofs of development seen from the wider landscape, o improved frontages and entrances to the site, o improved visitor amenity and facilities such as play areas within the site.

 As part of the planning application, applicants will be expected to produce a Masterplan to a professional standard of the site including any landscaping proposals clearly showing existing facilities and layout and the proposals for change.

 Consideration of the Dark Sky Designation and conserving dark night-time landscapes.

 Drawings showing location of existing landscape features (trees, shrubs, planted areas, hedges etc.) including any loss or retention of any of this vegetation in the proposals.

 An Ecology Assessment including a tree survey may be required if there are any trees with root protection zones on or near the site.

 Location and retention of historic landscape features.

 Sketch and detail design drawings and written specifications for hard landscape features for example: retaining structures, paving, surfaces, edgings, steps, boundary treatments, lighting, street furniture, car parks, structures, play equipment, storage areas, cycling facilities, signage, areas of gravel, boulders, fountains and other elements in the external works.

 Sketch and detail design drawings and written specifications for soft landscape features e.g.: earthmoving and changes to site contours, removing or filling with soil, including levels information or cross sections to indicate any significant changes in levels. In addition: areas to be seeded, covered by turf or planted with trees, shrubs, groundcover, herbaceous planting, hedges, natural watercourses, ponds, etc.

 Where appropriate, visuals and photos from key viewpoints to demonstrate the visual impact of a development.

 Measures for the protection of trees and vegetation to be retained.

 Details associated with temporary access roads, compounds, storage areas for construction.

3 This is relevant to applications regarding Development Policy 22 and Development Policy 23, and is not applicable to development considered under Development Policy 29. Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

15 97

Should the evidence provided by developers be insufficient for a Planning Officer to appropriately and accurately assess the site and proposed development, the Planning Officer has the authority to refuse the proposed development.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

16 98 Serviced Accommodation

2.19.1 The benefits of hotels and guest houses to local communities are recognised by TAN 13: Tourism, as is the impact the loss of hotels to alternative uses. TAN 13 states that: “The conversion of hotel stock to alternative uses can weaken a seaside town’s ability to retain its resort status, and this issue should be addressed in development plans for such areas. Care should be taken not to use the planning system to perpetuate outdated accommodation for which there is no longer a market demand.”

2.29.2 In recent years there has been a loss of guest houses and hotels within the National Park, especially in coastal areas. This loss has been a result of the change of use from guest houses to self-catering units and other non-tourist uses. Whilst the Authority recognises that accommodation needs within the National Park changes over time, there is still a market for hotels and guest houses and they are an important part of the range of accommodation offered to visitors to the park.

2.39.3 Serviced accommodation can make a greater contribution to the National Park economy. The coastal areas are particularly dependant on the availability of serviced accommodation as it provides jobs and ensures that visitor spend is within the local area. The Authority will seek to maintain the serviced accommodation sector by supporting the improvement of facilities and services provided by this sector and the upgrading of existing accommodation.

2.49.4 Due to the importance of hotels and guest houses as outlined above, and in accordance with Development Policy 28: New Build Serviced Accommodation, proposals to convert or change of use of serviced accommodation to other uses, particularly if those uses mean that the conversion back to serviced accommodation in the future will not be possible, will be resisted. The only exception would be to meet a recognized need for affordable housing.

2.59.5 The provision of high quality serviced accommodation is more likely to be sustainable as part of an existing tourist attraction and therefore to conform to the principles of sustainable tourism (as outlined in section 5) and with the criteria of Strategic Policy I: Tourism. This policy is both relevant for tourist attraction and accommodation. Moreover, there will generally be a presumption to improve existing attractions and accommodation as part of this policy.

2.69.6 The following diagram provides guidance on the most relevant sections of the Eryri LDP to be considered when determining an application for Serviced Accommodation:

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17 99

Diagram 1

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

18 100 New Build Serviced Accommodation

3.110.1 New build serviced accommodation will be permitted within and adjacent to the main built up areas of the local service centres, service settlements, and the secondary settlements, providing it conforms to all the relevant policies within the ELDP and National Policy Guidance.

3.210.2 However, within Housing Development Boundaries (see Proposals Maps and Inset Maps Document); if there is an identified need for affordable housing, priority will be given to Affordable Housing. This will only be applicable should there be a competition for the development of a particular site between New Build Serviced Accommodation and Affordable Housing. In addition, Serviced Accommodation would be in preference to Self-serviced Accommodation, for reasons outlined in para. 9.1-9.3.

Development Policy 28 : New Build Serviced Accommodation (28)

New build serviced accommodation will be permitted within or adjacent to the main built up area of local service centres, service settlements, and secondary settlements providing the following criteria are met:

i. The proposal is not on a site which is required for local affordable housing need

ii. The scale and design of the development is compatible with its setting.

The change of use of serviced accommodation to the non-serviced sector, or its conversion to other non- tourist uses which would prevent its subsequent re conversion back to serviced tourist accommodation, will not be permitted within the National Park unless to meet a recognised need for affordable housing.

3.310.3 As stated within para 6.35 within the ELDP, new tourist developments will only be supported where it can be demonstrated that there will be no adverse effects on the character of Snowdonia’s ‘Special Qualities’; developments must also be located near a main road and therefore place no extra pressures on minor rural roads which may be unsuitable and should not cause a significant increase in car borne traffic.

3.410.4 The following diagram provides guidance on the most relevant sections of the Eryri LDP to be considered when determining an application for New Build Serviced Accommodation:

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

19 101

Diagram 2

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

20 102 Self-Serviced Accommodation and Conversions

4.111.1 The number of self-serviced units within the National Park is significant, with a large percentage of these units located along the coastal areas. Evidence collected and presented in the Tourism Background Paper as part of preparing the ELDP, indicated that there is an over provision of self-catering accommodation within the National Park. Such accommodation includes caravans, chalets and also self-catering holiday houses, cottages and flats. Visitors staying in these types of accommodation do not make such a contribution to the local economy as they often bring provisions with them from their own homes. Many of the larger caravan parks offer a range of facilities on site thus reducing the need to spend in the wider surrounding economy.

4.211.2 In the case of New Self-Catering Accommodation, proposals will be subject to a condition as follows;

‘The self-catering holiday accommodation hereby approved shall be for short term holiday use only, and shall not be used as a second home or for the sole or main residence of the occupiers. No person shall occupy the holiday accommodation hereby permitted for a continuous period of more than 28 days in any calendar year. An up to date register of the names of all occupiers, including their main home addresses shall be maintained and the information made available upon request for inspection by the Local Planning Authority.’ The Authority will make a request to see a register of occupants staying at the property to ensure that the condition is being adhered to.

4.311.3 Development Policy 9: Conversion and Change of Use of Rural Buildings within the Visitor Accommodation context supports the conversion of rural buildings for use as short term (not exceeding 28 consecutive days per occupant) as self-catering properties as part of an existing rural enterprise scheme to benefit the local economy of the National Park. The definition of a rural enterprise scheme is contained in Technical Advice Note 6. If the conversion is part of an agricultural diversification scheme the Authority would require evidence that the proposal is secondary to the use of the livestock or crop production and the proposal takes place on a holding which is registered as an existing agricultural business. Farm plans would also be useful to support an application to demonstrate how the short term self-serviced holiday accommodation fits into the wider farming picture. Other existing rural enterprise schemes that are in line with the definition in TAN 6 should provide evidence that the existing rural enterprise scheme is an established enterprise along with a business plan for the enterprise to demonstrate how the short term self-serviced holiday accommodation fits in with the wider rural enterprise scheme. The Authority will use a Planning obligation to tie the converted building to the land, so as to discourage the subsequent fragmentation of the enterprise scheme by separate sale of the building and to prevent them being sold separately without further application to the authority.

4.411.4 Converting Rural Buildings can be beneficial as they encourage the reuse of underused or redundant buildings, which may enable traditional buildings to be brought back into use and preventing deterioration. Sympathetic Reuse and Refurbishment of Traditional Buildings can make a positive contribution to the built environment of the National Park. However, where the proposal involves a listed building or a building of traditional form or design, the proposal must conform with Development Policy 7: Listed and Traditional Buildings. Officers will require a Structural Survey should there be doubt over the structural stability of the building.

4.511.5 A protected species survey will usually be required to support an application for the conversion of rural buildings. Due to the seasonality of the surveys, these need

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

21 103 to be considered at early stages of the planning process to improve efficiency and effectiveness of the planning application system.

4.611.6 The following diagram provides guidance on the most relevant sections of the Eryri LDP to be considered when determining an application for Self-Serviced Accommodation:

Diagram 3

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

22 104 Improvements to existing chalet and static caravan sites

5.112.1 TAN 13 (Tourism) states that: ‘New and extended sites should be effectively screened, and planned so as not to be visually intrusive. And in some cases to facilitate improvement or relocation, local planning authorities may need to consider some expansion of the area covered by a site, so that improved layouts and better landscaping can be implemented. Local Authorities may also need to consider dividing large sites into smaller units to reduce the overall environmental impact.’

5.212.2 Within the Authority’s SPG 13: Landscape Sensitivity and Capacity Assessment (October 2016), a study was conducted to review the Sensitivity of Wind Energy, Solar Energy, Overhead Lines, Mobile Masts and Static / Chalet Parks to Wales’ Landscape. The data findings on Overall Sensitivity to Static Caravan / Chalet Sites demonstrate that sensitivity is on the medium to very high spectrum throughout the National Park with no Landscape Character Areas (LCAs) on the low to medium spectrum. (See SPG 13: Landscape Sensitivity and Capacity for the full data findings on Overall Sensitivity to Static Caravan / Chalet Sites within each LCA.)

5.312.3 The openness of coastal areas are not suited to caravan development, as the landscape has few natural landforms or areas of woodland which would offer screening. They are also overlooked by higher ground. The majority of the large sites are located along the Ardudwy Coast and have a significant effect on the landscape. For this reason the aims of the policies within the LDP are to reduce the impact of the existing sites by not allowing any addition to the number of existing pitches or new sites. The Authority will however support the upgrading of facilities within sites. Exceptionally, site extensions could be permitted but without increasing pitches, if this is part of an overall environmental improvement to the site and results in reducing the overall impact of the site on the surrounding environment.

I n line with TAN 13 Tourism, Development Policy 22: Chalet and Static Caravan Sites

within the ELDP supports the environmental improvement and upgrading of facilities on static caravan and chalets sites to reduce their impact on the landscape of the National Park. There are areas in the National Park where large static caravan sites have a significant impact on views within, into and out of the National Park. The caravan units are set in regimented rows with little or no screening to soften their impact on the landscape. They also have little or no internal landscaping in order to break up their visual

monotony within the landscape.

5.412.4 Development Policy 22: Chalet and Static Caravan Sites is the primary policy. If a site extension is proposed, the applicant will need to clearly show how the development benefits the site and is a genuine proposal to reduce environmental impacts (including the impact on the Dark Sky Reserve) and not an attempt to simply extend boundaries to create more space for development within the site. As an example, a physical extension could be supported if this helps to reduce densities within a caravan park, does not increase pitches and does create more space for landscaping leading to an improved overall layout.

5.512.5 Where the application also includes significant and permanent environmental improvements, the LVIA would need to demonstrate a net benefit to the landscape and visual amenity of the National Park. Benefits should be focussed towards areas of the existing development that currently have an adverse landscape and visual effect.

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23 105

5.612.6 See section 8 for further guidance.

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24 106 Touring and camping sites

6.113.1 The Authority will not support the provision of new touring or camping sites within the National Park. The purpose of Development Policy 23: Touring and Camping Sites is to secure improvements to existing sites within the National Park, not to allow the creation of new sites. These improvements include both environmental and internal landscaping improvements to the site. The main aim of the policy is however not to allow for the increase in numbers of pitches on existing sites but to improve existing facilities and to minimise any impacts on the environment. An increase in the number of pitches will only be permitted on appropriate sites where there are significant environmental improvements proposed and a reduction in impact on the surrounding landscape. The Authority will have to be satisfied that the overall improvements to the site are significant enough to warrant the increase in pitch numbers.

6.213.2 Sites which are seeking an extension already need to be well screened from main public viewpoints and the scale of any increase in pitches should be appropriate with its surroundings and in keeping with the size of the existing site. Extensions must be physically attached to the existing site. Improvements could include the moving of existing pitches to another part of the site that is better screened within the landscape setting or by providing additional new screening on the boundary and within the site.

6.313.3 The Authority will require a detailed plan to a professional standard of the existing and proposed internal landscaping improvements as part of the extension or upgrading proposals. See section 8 for further guidance.

6.413.4 If the site extension includes the addition of 10 or more pitches then the Authority will expect a Linguistic Impact assessment to be submitted along with the application. Consideration will also be given by the Authority to the cumulative effect on the landscape of any increase in units on individual sites especially where there are a large number of sites close to each other. See section 6 and 7 for further guidance.

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

25 107 Application for season extensions on Touring Caravan Sites

7.114.1 Consideration will be given to the extension of the season on touring sites for caravans that are on tour, providing the site is already well screened. Screening by mixed deciduous and evergreen trees will be a particularly important consideration in this instance to ensure that the site is well screened throughout the year. Where there would be an increase in the impact on the landscape as a result of winter storage the application would not be looked upon favourably.

Touring Caravans - Winter Storage

8.115.1 Applications for winter storage of touring caravans will be considered against the relevant policies in the Local Development Plan (as outlined previously) including Development Policy 2: Development and the Landscape and Development Policy 1: General Development Principles. Winter storage of touring caravans can have a negative impact on the landscape of the National Park, particularly if the proposed site is not well screened. The Authority will support storage within existing buildings (where suitable) to minimise the impact on the landscape, or on areas within the site that are well screened and hidden from public views. If the proposed winter storage site is not well screened, the Authority will not consider the scheme appropriate.

Application for season extensions on Static Caravan and Chalet Site

9.116.1 Permitted applications regarding seasons extensions on Static Caravan Sites will be subject to the following condition;

‘The caravans shall be occupied for holiday purposes only and shall not be occupied as a person’s sole or main place of residence. The owners/operators shall maintain an up- to-date register of the names of all owners/occupiers of individual caravans and of their main home addresses, and shall make this information available at all reasonable times to the Local Planning Authority.’

9.216.2 Permitted applications regarding seasons extensions on Chalet Sites will be subject to the following condition;

‘The chalets shall be occupied for short term holiday use only, and shall not be used as a second home or for the sole or main residence of the occupiers. No person shall occupy the holiday accommodation hereby permitted for a continuous period of more than 28 days in any calendar year. An up to date register of the names of all the occupiers, including their main home addresses shall be maintained and the information be made available upon request for inspection by the Local Planning Authority.’

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26 108 Alternative Holiday Accommodation

10.117.1 In recent years there has been a significant development in the types of alternative self-catering temporary/mobile accommodation on the market (see list below). They have become increasingly popular, and ‘glamping’ is now another type of holiday experience.

10.217.2 The Authority recognises the contribution that these novel forms of alternative self-catering accommodation can make in providing a wider range of accommodation on offer within the National Park, and also provide wider benefits to the local economy.

10.317.3 The types of accommodation that would be considered under this policy are low impact and small scale in nature. They are generally less intrusive than the more traditional static and touring caravans as their purpose is to ensure the quiet enjoyment of the area by visitors, and to provide a kind of ‘back to nature experience’. As a result, they can be considered as Alternative Low Impact Sustainable Holiday Accommodation. However, as the market is continuously developing, each proposal for this type of development will be considered on their own merit, in accordance with National and Local Policies and Guidance.

These various types of accommodation include:  Pods  Trailers  Teepees  Roulotte

 Yurts  Geodomes  Shepherds Huts  Treehouses  Wagons This list is not exhaustive.

10.417.4 Proposals that are based on the principles of sustainable tourism as identified in section 5, which promote opportunities for the understanding, and enjoyment of the Special Qualities of the National Park will be supported.

17.5 In order to avoid the proliferation of sites and adverse cumulative impacts, and to support the local rural economy of the National Park, only proposals that are part of a bona fide agricultural diversification scheme or are ancillary to a new or existing tourist attraction will be acceptable.

10.5 A tourist attraction is defined as a place of cultural significance and interest that offers leisure, adventure and amusement, drawing people to visit and experience the particular offering. Tourist accommodation are considered as ‘facilities’ rather than an ‘attraction’.

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27 109

The Authority will require evidence that the proposal is part of an agricultural diversification scheme which takes place on a holding which is registered as an existing agricultural business. A Farm Plan would also usefully support applications to provide more information on the viability of farms and the case for diversification. Proposals will need to conform to the requirements set out in TAN 6: Planning for

Sustainable Rural Communities and Development Policy 20: Agricultural Diversification- criterion (i – iv) (p.102).

If the proposal is to support an existing visitor attraction, then a business plan will

need to be provided for the enterprise to demonstrate that the visitor attraction will not be solely reliant on the alternative accommodation and the tourist attraction is still viable, and will still continue to function ensuring that the site does not become solely an alternative accommodation. A condition will be attached to the permitted proposal, which will state that should the existing visitor attraction cease then the alternative

accommodation units will have to be removed.

10.617.6 The main considerations will be the need to protect the landscape, therefore any proposal for this development will need to be small-scale and in an unobtrusive location. In this context, small-scale relates to the capacity of the chosen site to assimilate the development and where the development does not compete for visual attention with the natural landscape.

Pods are usually constructed off site and are transported on to site as a completed unit. For the avoidance of doubt, large chalet type structures will be treated in planning policy terms the same as static caravans and chalets and therefore considered in accordance with Development Policy 22: Chalet and Static Caravan sites of the ELDP. Under this policy the Authority would give favourable consideration to the replacement of static units with pods as part of an overall site improvement plan if appropriate.

10.717.7 Developments will need to be in locations that are already well screened by existing landforms and vegetation, where the units can be readily assimilated into the landscape and have an unobtrusive visual impact in the wider landscape. Developments that are not, will not be permitted. Locations that are well screened by existing woodland or a treescape setting that can provide adequate screening are preferred, including natural features, effective traditional boundaries or farm structures. Supplementary landscaping would be welcomed where adjoining existing woodland.

10.817.8 The Authority will require a detailed plan showing the proposed development, views of the site (with photographs) and existing landscaping Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

28 110 when presented with an application. Unsuitable sites in the open countryside where there are no existing natural screening or when the development is in a sensitive and/or prominent location, will not be permitted. Excessive / significant excavation will not be permitted, especially within tree root protection areas. Sympathetic excavation may be permitted where appropriate, providing an appropriate working methodology is used, i.e. no heavy machinery in areas that would cause detrimental effects to the landscape.

10.917.9 Where planning applications raise concerns about effects on the landscape and/or visual amenity, the Authority will require a Landscape and Visual Impact Assessment/Appraisal, including photomontages from viewpoints agreed with the Authority. See section 6 and 8 for further detail.

10.1017.10 Views of the site from public vantage points agreed with the Authority will also be critical in assessing the suitability of any given site. Where appropriate, an LVIA and photomontages from viewpoints agreed with the Authority will be required. The development should respect the natural contours of the landscape and respect and protect views. The nature, location and siting, size, height, scale, design and colour of the accommodation units will be critical in this respect. Generally, the dimensions of the structures will be determined by the capacity of the site and its ability to screen them from public vantage points. Hard standing, fencing and other man made features should be avoided. Additionally, in order to protect the National Park’s Dark Sky Designation, no obtrusive outside lighting will be permitted.

10.1117.11 The development must demonstrate that the accommodation units are truly temporary in nature and capable of being dismantled and moved when no longer in use. The visual impact of the site during the winter months, when there are no leaves on the trees, will be an important consideration. Whether the development will be permitted to remain all year round will depend on the proposal and setting.

10.1217.12 As alternative holiday accommodation are temporary in nature, should the use cease, the alternative holiday accommodation will have to be removed, therefore, the Authority will require a detailed strategy outlining how the land will be returned to its original condition and use if the proposed use ceases as part of the application.

10.1317.13 To prevent the installation of additional equipment / furnishings that will have adverse affects on the landscape and visual amenity around the site or in the vicinity of the accommodation units, relevant permitted development rights will be removed as part of any planning permission. Conditions will be imposed to restrict additional equipment / furnishings that will have adverse affects on the landscape and visual amenity. This is in order to ensure that the site remains as unobtrusive as possible and to reduce the visual impacts of man-made clutter in the country-side.

10.1417.14 In order to ensure that these temporary structures are being used exclusively for holiday purposes and do not become full time, permanent dwellings, the structures should only provide basic facilities for sleeping, seating and eating, and not require the installation of utilities such as mains water, sewerage and electricity.

10.1517.15 Facilities such as showers or WC connected to mains water (if not already present) should be provided separately from the accommodation through the conversion or extension of existing building(s). In exceptional circumstances, if no suitable building(s) are available, the need for additional temporary and low impact facilities needs to be clearly demonstrated by the applicant and commensurate with the nature and scale of the development and the character of the site within which it is located. Facilities for such temporary structures could include compost toilet(s), solar powered lighting (dark sky compliant), rainwater harvesting, wood burning stove, gas burners etc. However, should the use cease, these temporary structures must be Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

29 111 removed. No additional permanent facilities will be permitted in order to conform to criteria (iv) of Development Policy 29.

10.1617.16 This does not necessarily mean that the quality will be of a lower standard; see link below for Welsh Government’s brochure on ‘Glamping Quality Standard’ for qualities of high standard sustainable glamping that may be considered as an acceptable development within a National Park. As stated within the brochure, the purpose of this scheme is to maximise the business potential of glamping sites where assessment will be carried out in order to award accreditation and provide detailed feedback for further improvements. There are two levels of recognition within the Glamping scheme: Visit Wales Accreditation and Visit Wales Gold Award. The aim of the assessment is to highlight the strengths of the business, and provide support and guidance where lacking without disrupting the character, style or uniqueness of the business.

https://businesswales.gov.wales/sites/business- wales/files/tourism/WG31965_Glamping_Grading_Brochure_E.pdf

10.1717.17 It is accepted that sites will be rural in nature and that most people will be arriving by private car. In order to promote sustainability, preference shall be given to those developments that facilitate and promote the use of public transport or cycle paths. See Strategic Policy L: Accessibility and Transport for further guidance. Additional parking spaces can have an adverse effect on the landscape. The development proposal should not lead to the creation of vehicular access or parking areas that would adversely affect landscape character. The creation or expansion of any car park should not be harmful to residential amenity or road access and be consistent with National Park purposes and the ‘Special Qualities’ of the National Park. Parking considerations will depend on the location, the existing landscape features in regards to screening and its visual impact.

10.1817.18 The specific type of alternative holiday accommodation will need to be made clear within the application process, and a condition will be imposed when permitted to ensure that the development accords with the agreed plans. Should the need to change the type of accommodation arise, a new application or an application to vary the latter condition will need to be submitted, depending on the existing and proposed type of accommodation. As previously stated in para 11.2 with self-serviced accommodation, proposals will only be permitted for short-term self-catering holiday accommodation and this will be secured by a condition. The condition will limit the occupation by no more than 28 consecutive days per occupant in one calendar year and require a register of occupants to be kept and made available for inspection by the Authority on request.

Treehouses

10.1917.19 Treehouses are often substantial timber structures constructed several metres off the ground within wooded areas. In addition to accommodation units they may also include elevated platforms and walkways with handrails and stairs. Rather than being physically attached to, or supported by trees they are often constructed on stilt like structures anchored in the ground. As a result they have an air of permanence, in that they cannot be easily dismantled. They may also have a greater potential impact on the surrounding landscape and trees than accommodation units at ground level, particularly in the winter months if located in a deciduous woodland. Treehouses may also be potentially harmful to tree health and structure, tranquillity and biodiversity, for example nesting birds and roosting and foraging bats, through the introduction of noise and artificial lighting. As other policies in the ELDP protect trees and woodlands, and ancient Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

30 112 woodlands in particular along with historic parks and gardens, treehouse developments would be better suited to mature commercial conifer plantations.

10.2017.20 This type of development will require an arboriculture survey and ecological input for example a protected species survey, along with the requirements stated in section 5-8.

10.2117.21 The following diagram provides guidance on the most relevant sections of the Eryri LDP to be considered when determining an application for Alternative Holiday Accommodation:

Diagram 4

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

31 113

Supplementary Planning Guidance 8: Visitor Accommodation Snowdonia National Park Authority

32 114 ITEM NO. 7

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

DELEGATED DECISIONS

115 SNOWDONIA NATIONAL PARK AUTHORITY

PLANNING AND ACCESS COMMITTEE 22 MAY 2019

DELEGATED DECISIONS

Applications Approved

Application No. Proposed Location Decision Date Case Officer 1. NP2/11/126A Construction of rear extension 2 Church Street, Beddgelert. LL55 09/05/19 Mrs. Sara 4YA Thomas 2. NP2/11/309H Retrospective Application for air-source Cae Ysgubor, Cae Canol, Beddgelert. 29/04/19 Mrs. Sara heat pump LL55 4NE Thomas 3. NP2/11/309J Variation of Condition to allow increase of Cae Ysgubor, Cae Canol, Beddgelert. 26/04/19 Mrs. Sara bed spaces from 10 to 20 LL55 4NE Thomas 4. NP3/12/LU173C Operational development consisting of Cwm Bychan 21/03/19 Mr Geraint repairing stone walls and construction of Evans a new roof on agricultural building. 5. NP3/21/LB61B Listed Building Consent to replace Tan-y-Garth Bach, Gerlan, Bethesda. 26/04/19 Mr. Arwel Ll rooflights with conservation type rooflights LL57 3UH Thomas 6. NP4/11/253F Non-Material Amendment to Planning Ty'n y Bryn, Pentre Felin, Betws y 11/04/19 Mr Aled Lloyd Consent NP4/11/253E dated 12/11/2018 Coed. LL24 0BL insert new window to kitchen on south elevation; Velux changed to fire escape type on south elevation; additional window to kitchen on north elevation; reduced rooflight from three number to one on north elevation; external door designs all to be stable door type; bathroom window sizes adjusted; lounge Velux roof windows repositioned.

116 7. NP4/11/39W Removal of existing waste compactor and Royal Oak Hotel, Betws-y-Coed. 25/03/19 Mr Richard associated structure and erection of bin LL24 0AY Thomas store 8. NP4/11/AD165C Proposed advertisement consent to Spar Stores, Tandderwen, Betws-y- 08/04/19 Mr Richard display illuminated projecting signs, coed, LL240AY Thomas window graphics, facia sign, trough facia lighting and surface signage. 9. NP4/12/225A Retrospective application for roof Ty Pandy, Rowen. LL32 8YT 29/03/19 Mr Geraint alteration to dormer and retaining walls in Evans garden 10. NP4/12/AD222 Siting of welcome sign Junction to Rowen Village, Rowen. 05/04/19 Mr Richard Thomas 11. NP4/16/408 Replacement of porch installation of Tan y Clogwyn, Dolwyddelan. LL25 30/04/19 Mrs. Iona rooflights 0HJ Roberts 12. NP4/29/167H Proposed change of use of and Llawr Ynys, Dolwyddelan. LL25 0PZ 26/03/19 Mr Richard alterations to an industrial storage Thomas building for its use as company offices, canteen, and sanitary facilities and installation of new septic/treatment tank and the removal of existing portable office and sanitary facilities 13. NP4/29/44B Proposed hydro-electric scheme (9kw) Afon y Foel, Hafod y Rhedwydd, 27/03/19 Mr Richard comprising intake weir, buried pipe, Cwm Penmachno. Thomas turbine building and outflow 14. NP4/29/495 Change of use of dwelling (C3) to shop Plas Morda, Penmachno. LL24 0UF 26/04/19 Mr Richard (A1) and replacement front extension, Thomas windows and door 15. NP5/50/588D Replacement windows 4 Plas Panteidal Holliday Village, The 08/05/19 Mrs. Iona Old Stables, Aberdyfi, LL35 0RF Roberts 16. NP5/50/717A Construction of dormer to rear of property 53 Maes Newydd, Aberdyfi. LL35 12/04/19 Mrs. Iona and installation of one rooflight on the 0PD Roberts front 17. NP5/50/718A Construction of single storey extensions, Hafan, Aberdyfi. LL35 0HR 08/04/19 Mrs. Iona installation of rooflights, extend patio area Roberts to front including retaining wall and access steps, formation of new patio area at the rear and erection of garden shed (revised scheme).

117 18. NP5/50/L417 Erection of a dormer/extension at second 17a Copperhill Street, Aberdyfi. LL35 05/04/19 Mrs. Iona floor 0HA Roberts 19. NP5/53/422C Erection of two detached dwellings and Bron y Graig, Bala. LL23 7YA 25/04/19 Mrs. Iona associated vehicular accesses Roberts 20. NP5/53/LB64D Change of use to Shop Capel Saesneg, Y Stryd Fawr, Bala, 19/03/19 Mr. Arwel Ll LL237AG Thomas

21. NP5/53/LB64E Listed Building Consent for internal Capel Presbyteraidd Lloegr (Capel 19/03/19 Mr. Arwel Ll alterations to include paying desk , Saesneg), 28 Stryd Fawr, Bala. LL23 Thomas internal siop division panels and new 7AG store on stage and the removal of modern sink near W.C. 22. NP5/54/130D Construction of agricultural building Garth Uchaf, Brithdir. LL40 2SA 08/05/19 Mrs. Iona together with associated engineering Roberts works (Revised Application) 23. NP5/54/16T Erection of replacement agricultural Llwyn-yr-Helm, Brithdir. LL40 2SA 26/04/19 Mrs. Iona building Roberts 24. NP5/55/196E Demolish derelict outbuildings and Land adjacent to Bronwylfa, 17/04/19 Mrs. Iona erection of new dwelling with detached Bryncrug. LL36 9RA Roberts garage, formation of driveway and use of existing static caravan as accommodation during construction 25. NP5/55/3B External alterations including removal of Yr Hen Ysgol, Bryncrug. LL36 9PR 21/03/19 Mrs Jane one chimney Jones 26. NP5/57/1038G Erection of 600mm high tubular metal Marian Bach Park, Dolgellau. LL40 17/04/19 Mr Aled Lloyd style fence on top of existing flood 1DF defence wall 27. NP5/57/1153 Erection of rear flat roofed dormer on rear Bod Hyfryd, 20 Maesbrith, Dolgellau. 17/04/19 Mrs. Sara elevation, removal of chimney and of LL40 1LF Thomas stone cladding on front elevation 28. NP5/57/67B Demolition of existing conservatory and Maes Merlyn, Carreg Feurig, 11/04/19 Mr Aled Lloyd erection of extension and alterations Dolgellau. LL40 2YA 29. NP5/57/911C Construction of detached dwelling The Old Gaol, Bodlondeb, Dolgellau. 15/04/19 Mrs. Iona (revised design) LL40 1SN Roberts 30. NP5/57/L631 Installation of external flue Y Bwthyn, 4 Upperfield Street, 05/04/19 Mrs. Iona Dolgellau. LL40 1NA Roberts

118 31. NP5/57/LB389C Siting of a timber framed shed pitched Lion Cottage, Lion Street, Dolgellau. 09/04/19 Mr Aled Lloyd roof within the curtilage of a Grade II LL40 1DG Listed Building 32. NP5/58/18Y Alterations to road layout at entrance and Barmouth Bay Holiday Village, 28/03/19 Mrs. Iona related hard-landscaping, and installation Talybont. LL43 2BJ Roberts of entrance features 33. NP5/59/360C Construction of front extension Uwch y Ddol, Llan Ffestiniog. 26/04/19 Mrs. Sara Thomas

34. NP5/60/130C Erection of summerhouse 2 Bryn Goleu, Ganllwyd. LL40 2HU 23/04/19 Mrs. Iona Roberts 35. NP5/61/188A Demolition of existing garage and Tan y Garth, Old Llanfair Road, 19/03/19 Mrs. Iona erection of new single storey extension, Harlech. LL46 2SS Roberts installation of rooflights and glazed balustrading to existing walled area 36. NP5/62/102K Retrospective application for the retention Hafan Artro, Llanbedr, LL45 2LE 07/05/19 Mr Geraint of extensions to rear elevation, Evans construction of store and external bar counter. 37. NP5/65/263E Variation of Condition 7 of Planning Allt Fach, Llanelltyd. LL40 2TA 05/04/19 Mrs. Iona Permission NP5/65/263A to alter existing Roberts window/door openings, remove rooflights, amend position of flue, alterations to porch, alter wall finishes to lower substructure and change balcony guarding 38. NP5/65/335C Proposed Hydro-electric scheme (34kw) Afon Hirgwm, Bontddu. 26/03/19 Mr Richard comprising part buried part overground Thomas pipeline, turbine house, outflow and buried grid connection (Repeat Application)

39. NP5/66/263 Erection of rear single storey extension Gwern Yr Hedydd, Frondeg, Llanfair. 17/04/19 Mr Aled Lloyd LL46 2RE 40. NP5/67/LB220B Listed Building Consent to remove render 3 Tan y Bryn, Abergynolwyn. LL36 16/04/19 Mr. Arwel Ll to chimney and to insert a lead-tray detail 9UY Thomas prior to rebuild

119 41. NP5/69/45A Installation of doors and replacement Ty Ar Y Bryn, 3 Gwastadgoed Isaf, 23/04/19 Mrs. Iona window on lower ground floor Llwyngwril. LL37 2LA Roberts 42. NP5/71/L319C Erection of two storey rear extension Tyddyn Felin, Llanuwchllyn. LL23 16/04/19 Mrs. Sara 7UE Thomas 43. NP5/75/234B Construction of one detached Plots 4 & 5 Felindre, Pennal. SY20 08/05/19 Mrs. Iona dwellinghouse, including formation of new 9DP Roberts vehicular access, parking area and storage sheds

44. NP5/78/400C Conversion of barn to residential annexe Dol Prysor, Cwm Prysor, 22/03/19 Mrs. Iona Trawsfynydd. LL41 4TR Roberts 45. NP5/78/539 Installation of timber decking Cabin 213, Trawsfynydd Holiday 09/04/19 Mr Aled Lloyd Village, Bronaber. 46. NP5/78/540 Erection of agricultural shed Coed y Rhygen Trawsfynydd. LL41 17/04/19 Mrs. Iona 4TS Roberts 47. NP5/78/T355 Change of use of café on ground floor to Bodwyn Cafe, Fronwynion Street, 26/04/19 Mrs. Sara form part of existing residential Trawsfynydd, LL41 4SF Thomas accommodation of first floor togethwe with external alterations to front elevation

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Applications Refused

App No. Proposed Location Reason for Refusal Case Officer 1. NP3/15/228A Proposed seasonal Land adjoining 15/04/19 Mr Richard overflow car park (in existing Snowdonia Thomas excess of 250 cars) National Park By reason of the applicant failing to produce an from 01 May to 30 Authority car park, adequate Traffic Management Plan as required in September in any one Nant Peris. the consideration of any new car park in such a year (Repeat location this application is in conflict with Eryri Local application) Development Plan policy 25.

2. NP4/26/251F Erection of two-storey Gelli, Capel 20/03/19 Mr Richard side extension Garmon. LL26 0RG Thomas By reason of this application proposing an additional extension onto a traditional cottage which in conbination with other additions to the dwelling would now be regarded as over-dominant and harms the traditional character of the original dwelling. As such this application is in conflict with Eryri Local Development Plan 2016-2031 policy 1 and 15.

By reason of this application proposing full gable height glazing which would create unwarranted light pollution and spillage with the Eryri Dark Skies Reserve. As such this proposal would place it, if approved, in conflict with Eryri Local Development Plan 2016-2031 policy 1 and 2, Supplementary Planning Guidance 14 and Planning Policy Wales (edition 10) paras 6.8.1 and 6.8.2.

121 3. NP5/62/102J Erection of external Hafan Artro, 07/05/19 Mr Geraint Evans television screen Llanbedr, LL45 2LE during summer season The propsoed development, by virtue of noise (March to October) generated from viewing customers and associated speakers, would cause significant harm to the neighbouring residential amenity and be contrary to Development Policy 1.

4. NP5/64/L68A Erection of stone Capel Peniel, 22/03/19 Mrs. Iona Roberts shed/storage building Llanegryn. LL36 9TY The applicant has failed to demonstrate that the risk and consequences of flooding associated with the proposed development could be managed on and off site to an acceptable level in line with National Planning Policy. The proposal would therefore be contrary to the requirements of Development Policy 1 of the Eryri Local Development Plan 2016-2031 and Technical Advice Note 15.

5. NP5/66/262 Installation of two Bryn y Wern, 15/04/19 Mrs. Sara rooflights on the front Llanfair. LL46 2TD Thomas elevation and a flat The proposed dormer window extension by virtue roof dormer on the rear of its scale, design and configuration would elevation adversely affect the character of the original dwelling and be contrary to Policies 1 and 15 of the adopted Eryri Local Development Plan 2016-2031 and the Authority's Design Guide E11 on Roof Dormers.

6. NP5/71/L32C Construction of single Rhos Isaf, 20/03/19 Mrs. Iona Roberts storey side extension Llanuwchllyn. LL23 7UG 1) By reason of this application presenting a flat roofed extension of inappropriate design and use of materials the development would present an incongruous addition which would harm the traditional character of the original dwelling.

122 The proposal is therefore in conflict with Development Policies Ff, 1, 6, 7 and 15 of the Eryri Local Development Plan 2016-2031 which seeks to ensure that the form of the development is compatible with the character of the existing dwelling and uses material that are sympathetic to or enhance their surroundings and compatible with those of the original structure.

123 ITEM NO. 8.1

Penderfyniad ar yr Apêl Appeal Decision Ymweliad â safle a wnaed ar 23/01/19 Site visit made on 23/01/19 gan Iwan Lloyd BA BTP MRTPI by Iwan Lloyd BA BTP MRTPI Arolygydd a benodir gan Weinidogion Cymru an Inspector appointed by the Welsh Ministers Dyddiad: 12.04.2019 Date: 12.04.2019

Appeal Ref: APP/H9504/A/18/3216651 Site address: Y Wenllys, Nantmor, Beddgelert, Gwynedd LL55 4YL The Welsh Ministers have transferred the authority to decide this appeal to me as the appointed Inspector. • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr Brian Douglass against the decision of Snowdonia National Park Authority. • The application Ref NP2/11/191D, dated 14/06/2018, was refused by notice dated 29/08/2018. • The development proposed is partial conversion of existing workshop into live/work unit.

Decision

1. The appeal is dismissed.

Procedural matters

2. The revised Eryri Local Development Plan (LDP) 2016-2031 was adopted on 6/02/2019 and supersedes the previous development plan for the area. Planning applications must be determined in accordance with the adopted plan unless material considerations indicate otherwise (Section 38(6) of the Planning and Compulsory Purchase Act 2004). This appeal must therefore be determined having regard to the revised LDP. The relevant policies have been provided and the parties have had an opportunity to comment on this matter and so no prejudice would arise in my dealing with the appeal on this basis.

Main Issue

3. The Authority refused permission because the appellant was unwilling to enter into a Section 106 agreement to either secure an affordable residential unit or make an appropriate affordable housing contribution.

4. I consider the main issue is whether there are other material considerations sufficient to outweigh any conflict with the development plan.

Reasons

5. The appeal site is situated in the countryside outside recognised settlement boundaries in the revised LDP and the development relates to an outbuilding in the grounds of Y Wenllys which is used as a joinery workshop and a picture framing workshop. Both workshops share the entrance to the building and are divided by an

124 Appeal Decision APP/H9504/A/18/3216651

internal partition and doorway. The joinery workshop is marginally bigger than the picture framing workshop and this section of the building would house the proposed development, accommodating a kitchen, bedroom, dining/living room, bathroom and lobby. The access front and back to the building would not change and the occupants of the picture framing workshop would gain access to the unit through part of the lobby and lounge of the residential dwelling. The appellant’s intention given this configuration of the layout would be to provide a live/work unit and to retain ownership of the appeal building and Y Wenllys as one entity.

6. Revised LDP Strategy Policy C, and Policy 9 permit conversions of rural buildings in the open countryside for affordable housing for local needs or an open market dwelling with payment of a commuted sum for contribution towards an affordable housing unit other than on the site. Policy 9 refers in paragraph 4.30 that in all cases where an application for the reuse of a rural building for residential purposes is acceptable, the Authority will require that the applicant demonstrates that the occupant of the new house satisfies the requirements of paragraphs 5.26 and 5.27 (the housing need and local person definitions). The policy explanation continues by indicating that affordable housing commuted payments may be acceptable for applications of this type and refers to Supplementary Planning Guidance on the matter.

7. The appellant contends that because the proposed residential unit is integral with the picture framing workshop an affordable housing unit would be unsuitable for a qualifying affordable housing tenant/occupant due to the noise and disturbance caused by the manufacturing workshop. As a result, the appellant asserts that the unit is only suitable for a close family member given the health and safety implications and the anti-social hours of working. The appellant has written to local housing agencies and departments to establish whether the unit is suitable as an affordable housing unit but has received no response. The proposal would allow the appellant’s son and partner to return to the village to continue the family’s long established business. The proposed accommodation would allow the appellant’s son to work and live in the workshop/residential unit and let the appellant and his wife to retire. The enterprise employs on a full-time basis the appellant and his wife and two part-time workers in the retail stores located in Porthmadog and Criccieth.

8. The workshop was granted permission in 1987 and was permitted on the basis of promoting local and rural development in the area and this objective is relevant to the appeal proposal. The appellant contends that the request for a Section 106 agreement or commuted sum payment is a mechanism to prohibit development and indicates that the commuted sum payment would be as much as £30K. The commuted sum payment and the legal and land registry costs would be considerable and be difficult for the business to sustain this level of expenditure.

9. I consider that the proposed arrangement of the shared facility combining the residential and workshop uses as a live work unit would be unsuitable and unworkable as a unit to house an affordable housing tenant/occupant. Nevertheless, local planning policy provides for situations where on-site provision for affordable housing would be impractical and which could be secured through commuted sum payments. I have no information to corroborate whether the payment is a much as the appellant asserts, but the appellant has not provided evidence to demonstrate that the commuted sum payment would make the existing business unviable. Evidence on viability would be a material factor in deciding whether the contribution is necessary in full or in part. Given the absence of evidence on the point LDP Policy 9 and Strategic Policy C require a financial contribution towards affordable housing and the proposal fails to accord with these recently adopted development plan policies.

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10. I have had full regard to the material considerations put forward by the appellant, but these are not sufficient to outweigh the conflict with the development plan.

11. I have considered the duty to improve the economic, social, environmental and cultural well-being of Wales, in accordance with the sustainable development principle, under section 3 of the Well-Being of Future Generations (Wales) Act 2015 (the WBFG Act). In reaching my decision, I have taken into account the ways of working set out at section 5 of the WBFG Act and I consider that this decision is in accordance with the sustainable development principle through its contribution towards one or more of the Welsh Ministers’ well-being objectives set out in section 8 of the WBFG Act.

12. The planning balance is against allowing this appeal. Iwan Lloyd

INSPECTOR

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126 ITEM NO. 8.2

Penderfyniad ar yr Apêl Appeal Decision Ymweliad â safle a wnaed ar 22/03/19 Site visit made on 22/03/19 gan Vicki Hirst BA (Hons) PG Dip TP by Vicki Hirst BA (Hons) PG Dip TP MA MA MRTPI MRTPI Arolygydd a benodir gan Weinidogion Cymru an Inspector appointed by the Welsh Ministers Dyddiad 03.05.2019 Date: 03.05.2019

Appeal Ref: APP/H9504/A/19/3220254 Site address: Cefn Crib Caravan Park, Cwrt, Pennal, SY20 9LB The Welsh Ministers have transferred the authority to decide this appeal to me as the appointed Inspector. • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mrs Sian Breese against the decision of Snowdonia National Park Authority. • The application Ref NP5/75/126G, dated 26 July 2018, was refused by notice dated 10 September 2018. • The development proposed is 4 no. mobile cabins/pods between the months of March and November.

Decision

1. The appeal is dismissed.

Procedural Matters

2. The description of development in the banner heading above has been taken from the application form submitted to Snowdonia National Park Authority (the Authority). Both the Authority’s decision notice and the appeal form refer to an associated parking area. It is evident from the submitted plans that the proposal includes a parking area and as both parties have referred to it and it more accurately describes the development proposed I find no prejudice would occur in taking it into account. I have therefore done so in reaching my decision.

3. The Authority adopted the revised Eryri Local Development Plan (the LDP) on 6 February 2019 and has drawn my attention to changes to policies relevant to this appeal. The appellant’s agent has responded that it was assumed that the appeal would be considered under policies in place at the time of the Authority’s determination and has accordingly not commented on the revised policies. The revised LDP is now the development plan against which this appeal should be determined. Notwithstanding the appellant’s agent’s comments, I have not sought further views as I am satisfied that the revised version does not make any material difference to the main issue in this case.

127 Appeal Decision APP/H9504/A/19/3220254

4. Version 10 of Planning Policy Wales (PPW) was published in December 2018 after the Authority’s decision was made. I am satisfied that the revised version does not make any material difference to the main issue in this case and I have had regard to it in reaching my decision.

Main Issue

5. The main issue is whether the proposal would comprise an appropriate site for development having regard to policies that seek to control the location and extension of touring caravan sites.

Reasons

6. The appeal site is located within a valley in the open countryside to the south west of the village of Pennal within the Snowdonia National Park. It is located to the east of the A493 road. Static caravans and touring pitches are located on the valley floor and pitches for tents and bell tents are situated on higher ground on the western side of the valley above the main caravan park.

7. The proposal would provide four mobile cabins/pods and an associated parking area on the eastern side of the valley on elevated ground above the caravan site. Whilst no detailed design of the cabins/pods has been provided it is intended that they would be fully mobile. Access to the site is obtained from either the existing tarmac road that traverses through the caravan park or via an existing stoned track to the east of the park. At the time of my site visit the site was laid to pasture with several groups of mature trees.

8. The Authority has cited policy 23 of the LDP in its decision notice. This states that no new touring or camping sites will be permitted. Extensions or upgrading of existing sites will be permitted providing all of a number of criteria are met. The Authority’s case is that the proposal should be considered as a new site due to its location away from the main caravan park. Nonetheless, even if the proposal is considered to be an extension to the existing site it contends that it would fail to satisfy the requirements of the policy in this regard.

9. The proposed mobile cabins/pods would be located on the valley side some distance from the main park facilities and the statics, tourers and tents. Whilst I note the appellant’s contention that the site is adjacent to an area used for recreation, the topography and the distance of the site from this area and the main park result in it appearing divorced from it. I also noted on my site visit that, whilst not the appellant’s intent to use the stoned track, the proposed site is capable of being accessed via a track separate to the main access into the park.

10. Nonetheless, the site entrance from the A493 would be the same as that for the overall park and I note from the submissions that although being some distance to walk, it is intended that the existing shower and toilet facilities would be utilised by the proposed development with a gap provided in the hedge to facilitate a shorter route. Furthermore, planning permission has been granted for bell tents on the higher land on the opposite side of the valley and I observed on my site visit that this is similarly located some distance from the main park. In my assessment the proposal would not represent a new site but an additional area linked to the existing, albeit somewhat divorced from it.

11. In considering the proposal as an extension to the existing site, the site is relatively well screened from public vantage points and the cabins/pods would be seasonal. Nonetheless the proposal would result in additional development within an attractive,

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undeveloped part of the landscape. Although I note the intent is for the cabins/pods to be mobile, the indicative plan suggests a large parking area and decking for each pitch which would result in a degree of permanence.

12. Furthermore, the proposal would not reduce the impact of the existing caravan park on the landscape or significantly improve landscaping of the site. However, even if it did, I do not find that this would result in the site being an appropriate area for an extension of the park for the reasons given above. As such I find that the proposal would not conform with criteria i, ii or iv of policy 23 in respect of the extension of existing sites. The proposal would also fail to be in accord with the main aim of policy 23 which is identified in the Authority’s Supplementary Planning Guidance “Visitor Accommodation” as to not allow for the increase in numbers of pitches but to improve existing facilities and minimise any impacts on the environment.

13. In reaching my decision I have had regard to the location of the site within the National Park whose designation affords the area the highest status of protection in landscape terms with the statutory purpose to conserve and enhance the natural beauty, wildlife and cultural heritage of the area1.

14. I have also taken into account that the licencing authority has raised concerns relating to the distance from the existing facilities on the site and has suggested that providing facilities in each cabin/pod would overcome its concerns. This could necessitate the provision of a sewage system which would result in a more permanent form of development. Notwithstanding, I have no evidence before me that this would be the only solution to providing any necessary facilities and this matter has not been determinative in reaching my decision.

15. I have taken into account all other matters, including that the land is not used or registered as agricultural land and the appellant’s offer to provide environmental improvements, but none outweigh my conclusion that the proposal would not comprise an appropriate site for development having regard to policies that seek to control the location and extension of touring caravan sites. For the reasons above I dismiss the appeal.

16. In reaching my decision, I have taken into account the requirements of sections 3 and 5 of the Well Being of Future Generations (Wales) Act 2015. I consider that this decision is in accord with the Act’s sustainable development principle through its contribution towards one or more of the Welsh Minister’s well-being objectives as required by section 8 of the WBFG Act. Vicki Hirst

INSPECTOR

1 Section 61, Environment Act, 1995

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