No. 1 Number: 1

Application Number: C13/0577/44/LL Date Registered: 05/06/2013 Application Type: Full - Planning Community: Porthmadog Ward: Porthmadog West

Proposal: ERECTION OF A NEW DWELLING HOUSE Location: BRON Y GARTH, GARTH, PORTHMADOG, GWYNEDD, LL499TN

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 A full application to build a modern innovative dwelling house designed on separate levels over four floors to include four bedrooms, three balconies, landscaping and the creation of a vehicle parking space by the current entrance. The development means building a proposed dwelling whose floor area is shaped on an obtuse angle of approximately 130 degrees which would respond to the rocky topography of the slope. The proposal would measure approximately 6.4 metres in height on the lowest part on the south-western elevation, and approximately 9.8 metres to the ridge on the south- eastern elevation with a total internal floor surface area measuring 410 square metres. It is intended to cover the external walls of the proposed building with a combination of natural stone, cedar wood vertical cladding, colour textured render, floor length glass, plastic windows and doors and slates on the pitched roof. Two parking spaces would be provided within the curtilage and near a track that serves the existing private houses.

1.2 The site is located within the development boundary of the village of Borth y Gest and is located within the Porthmadog Conservation Area and the Aberglaslyn Landscape of Special Historic Interest. The application site forms part of the existing garden of Bron y Garth (the applicant’s property) which is located on a promontory. The Bron y Garth house is located on the north-eastern side of the application site.

1.3 The site is served by a private single track which connects from the unclassified county road known as Garth Road. To the west and the south there are individual houses, gardens and a residential area leading down to the Borth y Gest village, and to the east there are gardens, the quay road and a boat yard. The proposal lies on land that is outside and approximately 190 metres to the south east of the Pen Llŷn a’r Sarnau Special Area of Conservation (SAC) and the Morfa Harlech Site of Special Scientific Interest (SSSI).

1.4 A Design and Access Statement, details of the Code for Sustainable Homes and a Trees Report were submitted with the application. Photomontage images were received later on when dealing with the application.

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

2.2 Gwynedd Unitary Development Plan 2009: Policy B4 – Developments in or affecting the setting of Conservation Areas – Ensure proposals within conservation areas or which affect the setting of conservation areas are not permitted unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

Policy B12 – Protecting Historic Landscapes, Parks and Gardens – Safeguard landscapes, parks and gardens of special historical interest in Wales from developments which would cause significant damage to their character, their appearance or their setting.

Policy B22 – Building Design – Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

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

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

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

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

Policy C7 – Building in a sustainable manner – Proposals for new developments or for adapting and changing the use of land or buildings will be refused unless consideration is given to specific environmental matters. Proposals must conform to specific criteria relating to building in a sustainable manner, unless it can be demonstrated that it is impractical to do so.

Policy CH4 – New Dwellings on Unallocated Sites within the Development Boundaries of Local Centres and Villages – Approve proposals for the construction of new dwellings on unallocated sites within the boundaries of Local Centres and Villages if they conform to criteria aimed at ensuring an affordable element within the development.

Policy CH30 – Access For All – Refuse proposals for residential, business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals. Policy CH33 – Safety on Roads and Streets – Development proposals will be approved if they can conform to specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures.

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

2.3 NationalPolicies: Planning Policy Wales (Fifth edition, November 2012)

Part 9.3.4 – In determining applications for new housing, local planning authorities should ensure that the proposed development does not damage an area’s character and amenity. Part 4.10 – Promote sustainability through good design Part 4.11 – Planning for sustainable buildings Chapter 6 – Protecting the Historic Environment: planning for conservation areas and historic landscapes Part 8.7.1 – Development Control and Transport

Technical Advice Note 12: Design (2009)

Technical Advice Note 18: Transport (2007)

Technical Advice Note 22: Planning for Sustainable Buildings

3. Relevant Planning History:

3.1 The site has no recent relevant planning history.

4. Consultations:

Town Council: Object on the grounds that the development is too prominent and is completely visible and sets a precedent for more development on open land.

Transportation Unit: Propose standard conditions.

Natural Resources Wales: The organisation does not object to the proposal following receiving information from Biodiversity that there is no evidence of bat roosts in the trees.

Welsh Water: Propose standard conditions.

Biodiversity Unit: The development means losing a mixture of trees of high, moderate and low value, and by protecting the trees that will be retained during the development work through replanting it is deemed that the impact on trees will be low. Trees Officer: No objection and propose standard tree conditions.

Conservation Officer: No objection and suggest that the windows are changed to timber or aluminium of a dark coloured finish.

Archaeological Service: State that the site is within the Aberglaslyn Landscape of Historic Interest and state that the scale of the proposal is not such that it would detract from the significance of the designation, and that there is no archaeological or historical significance to the existing gardens and house.

Public Consultation: A notice was posted on the site and nearby residents were informed. The consultation period ended on 4 July 2013 and 25 letters / items of correspondence were received objecting to the application on the following grounds:

 Concern about the intrusive visual impact from the direction of Borth y Gest and emphasise that the style, size and location of the proposal are inappropriate in a historical landscape, adversely changing what is seen on the horizon.  State that overlooking would have an impact on privacy.  Concern that there would be an increase in traffic and the danger for pedestrians in a place where there is no pavement, and would lead to a precedent for further developments.  The development would be contrary to building guidelines in the Porthmadog Conservation Area, and the design is dominating and out of character and is visible from Portmeirion.  State that the images of the plan give a misleading impression of the setting of the development within the landscape.  Lack of clarity in the contents of the Design and Access Statement with respect to parking matters and disabled access.  The proposal does not assist or offer an addition to the number of affordable housing in the area.  Likely to have an adverse impact on the area’s trees and wildlife. There is a need to carry out a biodiversity examination of the implications and consider placing preservation orders on the trees including the Monterey Cypress tree.  Draw attention to the fact that a bat and ecological survey is required on the site.  State that the proposal does not safeguard or maintain the special character of the Garth promontory in relation to the landscape.  Propose that a less refined development is required, and which would include landscaping to include mature replanting.  State that the surface geology of the coastal rock is unstable for development and is likely to result in risk for the property.  State that there is too much glass in the design and express that the narrow access/track could lead to difficulties for the emergency services.  Concern about the effects of overloading on the local sewer.

In addition to the above, objections were received that were not valid planning objections which included:

 Draw attention to the fact that the applicant is related to a member of staff of the authority.  State that there is a covenant within the deeds for the sale of the land which prevents development on the land (a private matter).  Concern that the proposal serves only to add to the family’s current business portfolio of hiring holiday units.

Two letters/items of correspondence were received which supported / gave observations on the application:

 State that some nearby houses are modern and others are traditional and that there is a precedent to erecting such a house which complements and corresponds with the natural slope of the land.  The development is screened effectively and uses the tree canopy to protect privacy and amenity. Local privacy and amenity.

5. Assessment of the material planning considerations:

Principle of the development

5.1 The proposal involves building one 4 bedroom house on a site within the vast garden of the Bron y Garth property. There are residential houses located on land below the site. The site lies within the development boundary of the village of Borth y Gest but has not been allocated for any specific use or as protected open land. From the perspective of housing policies, the site falls within the definition of infill land and policies C1 and CH4 are relevant to this application.

5.2 Policy C1, ‘Locating new development’ states that land ‘within the development boundaries of towns and villages … will be the main focus for new development’.

5.3 Policy CH4 is relevant and states that, in principle, proposals for the construction of new dwellings on unallocated sites that are within village development boundaries will be approved provided they can conform to all the relevant policies of the Plan and the three criteria which form part of the Policy. Criterion 1 relates to having a portion of all units on the site as affordable units, unless it would be inappropriate to provide affordable housing on the site. In terms of this policy, it is not considered that it would be reasonable to request an application for one property to be affordable as the criterion talks about ‘a portion of the units on each site’ therefore referring to more than one house. The second and third criteria relate to the arrangements of providing affordable housing (if the application contains more than one house) and for the reasons already noted it is not believed that these are relevant. Based on the above it is considered that the application conforms to the principles of policies C1 and CH4 of the GUDP.

Design and visual amenities

5.4 Policies B22, B23 and B25 of the GUDP are relevant to the application and relate to: design, finishes, elevations and visual amenities. It is considered that the design would offer a modern, unique and innovative house located on the top of the promontory on a fairly restricted site and looking down at an angle towards the dwellings of Tŷ Garth and looking back towards Yr Eifl. The dwellings nearby vary in size, design and finishes and are a combination of traditional and modern houses. They have no definite pattern or common theme. However, it is considered that any new development needs to be designed in a compatible manner that will not detract from the area’s existing character.

5.5 It is acknowledged that a difference of opinion on a modern design is an objective matter and it can be seen that differing opinions have been conveyed by neighbours in relation to the design of the proposed plan. There is a reference to design in paragraph 9.3.1 of Planning Policy Wales which states that “new housing developments should be well integrated and connected to the existing pattern of settlements”. The proposal offers a house of a substantial size and of a scale and form which would on the whole correspond with the context of the site, and the design of the house in the shape of an obtuse angle responds positively to the rocky topography of the slope on the site. Due to the scale of the development and following receipt of the application, illustrative materials of photomontage images were requested which have been a means of seeing an image of the two-storey dwelling from the direction of Borth y Gest. The dwelling would be located amongst a canopy of trees and the images also better convey the separated levels of the four floors. The design is further influenced by the use of innovative elements in respect of its modern and sustainable appearance with the use of slates on the roof and a combination of stone, cedar wood vertical cladding, colour textured render and floor length glass on the external elevations of the building. This would allow the building to blend in and not have a negative effect on the visual amenities and character of the area, and would respect the features of local building materials and prominent views the public have of the Garth promontory.

5.6 It is not considered that the proposed development would have a detrimental impact on the character or appearance of the area and although it is a modern and different design, it is considered that it would suit the surrounding area. Consequently it is considered that the proposal conforms to policies B22, B23 and B25.

Conservation and Historic matters

5.7 The site is located within but on the southern boundary of the Porthmadog Conservation Area and within the southern boundary of the Aberglaslyn Landscape of Special Historic Interest. Observations were received from the Gwynedd Archaeological Service and the Council’s Conservation Officer on the proposal and they had no objection. The Conservation Officer observed that the proposal would be improved if the application installed windows and doors that were timber or aluminium of a dark coloured finish and this can be dealt with through a condition. It is not considered that the proposal would have a detrimental impact on the Conservation Area or on the Landscape of Special Historic Interest, and therefore it is considered acceptable in terms of policies B4 and B12.

Sustainability matters

5.8 The National Code for Homes (‘the Code’) is a means of assessing and improving the sustainability of new homes by satisfying the required three star standard – level 3 of the Code. The site has been registered with a sustainability code assessor and the applicant has submitted a pre-assessment report to show that the dwelling could exceed the required standard, reaching a score of 65 and achieving Level 3 of the Code for Sustainable Homes. It is aimed to reach the standards of the code by incorporating design features that are environmentally sustainable and planning conditions will have to be imposed in order to ensure compliance. The application therefore satisfies policy C7 and TAN 22.

General and residential amenities

5.9 Policy B23 asks for consideration to be given to the effect of the proposal on nearby residential amenities. Furthermore, concern has been expressed by objectors regarding overlooking and loss of privacy. There are three properties near the application site: Bron y Garth (which is owned by the applicant), Yr Eifl and Tŷ Garth, namely two properties that are located below the site and adjacent to Garth Road. Yr Eifl is positioned slightly higher than this road and Tŷ Garth is positioned back from the road but the track leading to it and its front curtilage along with the western elevation of the house itself are completely visible from the road. The rear gable-end of Tŷ Garth faces the cliff below the site and therefore the application site is considerably higher than Tŷ Garth itself. The steep nature of this area means that the houses are built on different levels and are located so as to take advantage of the spectacular views surrounding them.

5.10 The location and design of the proposal take into consideration the nature of the area and the amenities of the houses below, namely Yr Eifl and Tŷ Garth. To avoid any doubt the amenities of the two houses are assessed separately:

 Yr Eifl: it is not considered that the proposal is likely to create unacceptable overlooking as the ground level of the site is much higher than this property. The new property would also be located so that it is set back from the boundary of the site. It is not considered that there is any potential overlooking from the northern elevation as this would be facing the curtilage of the proposed property i.e. part of the application site, and this is to the rear of the Eifl and on much higher ground. It is not considered either that there would be any overlooking from the western elevation, which is an entire glass elevation, but this is set back under a ridged roof to create an external roofed balcony. This would be set back from the edge of the site and the main view would be to the west, away from Yr Eifl. Should it be considered that there is any possible overlooking from the side of these balconies towards Yr Eifl, it must be noted that this would only be over the roof of Yr Eifl therefore there would be no implications in terms of overlooking or loss of privacy. To summarise, it is not considered that there would be any unacceptable overlooking or loss of privacy from the proposed development on the private spaces or main windows of Yr Eifl.  Tŷ Garth: the western elevation and curtilage of Tŷ Garth along with the track leading to it are fairly open from the adjacent public road. The rear gable-end of this property faces the cliff that borders the application site. The southern elevation of the proposed house, which is also at an angle, would look over land that is within the application site and then over the bank towards the entrance and access track of Tŷ Garth below. The combination of distance and the bank together with the fact that this part of the Tŷ Garth site is prominent from the public road anyway would mean that there would be no unacceptable overlooking or loss of privacy from the proposed development on the private spaces or main windows of Tŷ Garth.

5.11 Consequently, in respect of the location of the proposed dwelling in relation to neighbouring houses, and given the steep landscape between them, it is not considered that the location of the house is within an unacceptable distance of existing houses as those houses back on to the bank. This along with the extensive landscaping available on the site (or to be added through a condition) contributes to reducing any likely impact in relation to loss of privacy. Therefore, it is not considered that the proposal would cause unacceptable harm to the amenities of the residents of nearby houses or the local neighbourhood and as a result, the proposal is considered acceptable in respect of Policy B23.

Trees and Biodiversity matters

5.12 Following consultation with Natural Resources Wales, observations were received stating they had no ecological concerns in relation to the proposed development and they did not consider that there was a need for an ecological inspection or a bat survey. A trees report was submitted with the application showing that the development would require felling five trees to include one mature tree, namely a beech tree and a yew tree of a high amenity value, and cutting back hedges that are currently on the site. These trees are not the subject of a Tree Preservation Order but it is considered that they are pleasant trees with an amenity value, but unfortunately due to lack of management over the years a number of the trees are in a poor condition. Should the application be permitted, it is considered that conditions should be included to ensure that appropriate landscaping is provided to mitigate the loss and to soften the impact and maintain the area’s character. This ensures that the proposal is consistent with the principles of policy B27 of the GUDP.

Transport and access matters

5.13 It is intended to use the current vehicular entrance together with a private track that leads to the site from Garth Road nearby. It is intended to provide two parking spaces within the curtilage of the site. It is considered that the proposal would satisfy road safety requirements, and the Transport Officer proposes standard road conditions. 5.14 The parking, turning and roads provision would be consistent with the objectives of policies CH33 and CH36 which require that road safety, parking and vehicle turning considerations are addressed in plans on new developments.

Response to the public consultation

5.15 Full consideration has been given to the objections and concerns of the local community in assessing this application and it is considered that there is no matter that outweighs the relevant policy considerations and that the application is acceptable and complies with the requirements of the local and national policies and guidelines, subject to including relevant conditions.

6. Conclusions:

6.1 It is considered that the development of a new house on this site is acceptable with respect to the relevant policies noted above and it is not considered that it would have an adversely harmful impact on the area’s amenities or on neighbouring residents. Furthermore, it is considered that the location, design, finish and form of the development is acceptable and corresponds with the context of its location. Having given full consideration to all the relevant planning matters and all the objections received, it is considered that the development is suitable for the site and that it complies with the local and national policies and guidelines noted.

7. Recommendation:

7.1 To approve – conditions 1. Fiveyears 2. Work in accordance with the plans 3. Materials / slates 4. Highways / parking 5. Code for sustainable homes 6. Landscaping / trees 7. Water 8. Withdrawal of general permitted rights.

No: 2 Number: 2

Application Number: C13/0719/11/LL Date Registered: 19/08/2013 Application Type: Full - Planning Community: Bangor Ward: Menai (Bangor)

Proposal: APPLICATION TO CONVERT EXISTING ANCILLARY BUILDING INTO SELF CONTAINED LIVING UNIT.

Location: 13, MENAI VIEW TERRACE, BANGOR, LL572HF

Summary of the TO APPROVE Recommendation:

1. Description:

1.1 Application to convert an ancillary building into a two bedroom self contained living unit.

1.2 The site is located at the far end of the curtilage of terraced residential houses that have been listed and face Holyhead Road. The building is located between the residential garden of number 13 Menai View Terrace and a boundary with the residential garden of number 26 Victoria Street, with a communal yard to the front. The site is located on – but outside – the boundary of the Conservation Area. The building already exists and despite its poor aesthetic condition it appears that the building is structurally sound; and it appears that it has been used recently for associated storage purposes by number 13 in the terrace.

1.3 It is proposed to convert the building for the provision of a two bedroom residential house. It is proposed to demolish an existing porch extension with a flat roof at the front of the building and to install a variety of windows along with timber cladding boards, and to replace the existing garage door with a formation of patio windows and a glass door. It is proposed to install a new render on this front elevation, whilst retaining the masonry work on the other elevations. Currently, there are no openings in the remaining elevations and there is no proposal to install any new ones.

1.4 Parking provision includes one specific space within the communal yard in front of the property.

2. Relevant Policies:

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

POLICY B3 – DEVELOPMENTS AFFECTING THE SETTING OF LISTED BUILDINGS Ensure that proposals have no adverse effect on the setting of Listed Buildings and that they conform to a series of criteria aimed at protecting the special character of the Listed Building and the local environment.

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

POLICY B24 – ALTERATIONS AND BUILDING EXTENSIONS WITHIN DEVELOPMENT BOUNDARIES, RURAL VILLAGES AND THE COUNTRYSIDE Ensure that proposals for alterations or extensions to buildings conform to a series of criteria aimed at protecting the character and amenity value of the local area.

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

POLICY C4 – ADAPTING BUILDINGS FOR RE-USE Proposals to adapt buildings for re-use rather than demolition will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages.

POLICY CH3 – NEW HOUSES ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND URBAN CENTRES Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres.

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

POLICY CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the proximity of the site to a public car park. 2.3 NationalPolicies:

Planning Policy Wales, Fifth edition (November 2012) TAN 12 Design

3. Relevant Planning History: None

4. Consultations:

Community/Town Council: Object as there is insufficient space around the building to satisfy amenities of residents within the new unit and the neighbours. It is equivalent to a development at the rear that overlooks the rear of residential buildings.

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

Welsh Water: Standard conditions

Natural Resources Wales: No objection

Biodiversity Unit: No objection provided that the work adheres to the instructions of the survey and that work commences within two years.

Conservation Officer: No objection as it would have no impact on the Listed Building or the Conservation Area.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The first advertising period ended on 05.03.2013 and one item of correspondence was received opposing any external changes to the building.

5. Assessment of the material planning considerations:

Principle of the development

5.1 Policy C4 of the Gwynedd Unitary Development Plan involves adapting buildings for re- use, and states that policies to adapt buildings for re-use will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages.

5.2 Policy CH3 of the Gwynedd Unitary Development Plan involves new houses on unallocated sites within the development boundaries of the sub-regional centre; and it approves the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre. 5.3 In this case, the property is suitable for its intended use as a residential house, it is located in a corner between the curtilages of existing houses within a residential area which is characterised by a variety of houses, ranging from three or four-storey terraced houses with long and ample gardens to small one or two-bedroom terraced houses with very small curtilages or none at all. The proposal involves minor external modifications which include replacing openings only on the front elevation of the property (there are no openings in the remaining elevations in any case) along with installing a render and wooden boards in a part of the building’s front. It is considered that these modifications are completely suitable for the building and the site. It is therefore considered that the proposal conforms with the requirements of policy C4 of the Gwynedd Unitary Development Plan.

5.4 Policy CH3 approves new housing on unallocated sites within a development boundary which usually appear on a random basis. Although this proposal is not for the construction of a new residential unit, changing the use of the property for residential use raises the same type of Planning matters, and there is no specific policy for the conversion of buildings within the boundaries of the sub-regional centre. It is considered that the building is located on a suitable site although it is located behind the houses on Menai View Terrace and Victoria Street; its location is also facing a communal yard and a vehicular entrance between the existing houses on Victoria Street. The building already exists and there are no windows or openings that are likely to cause substantial overlooking. It is therefore considered that the proposal conforms with the requirements of policy CH3 of the Gwynedd Unitary Development Plan.

General and residential amenities

5.5 Policy B23 of the Gwynedd Unitary Development Plan involves protecting the amenities of the area and any neighbouring residents. The site is located within a residential area of terraced houses in a variety of sizes. The building is located to the rear and to the side of existing residential houses. However, the door and window openings are only on the front elevation that faces the communal yard and the vehicular entrance off Victoria Street. It is not proposed to provide a specific curtilage to the property; however, small residential units of these type are typical of different parts of the City of Bangor. It is considered that the proposed use is appropriate for the site, and the proposal is not likely to cause any detrimental impact to the amenities of the area or any adjacent property. Therefore, it is considered that the proposal complies with the requirements of policy B23 above.

5.6 Policies B22, B24 and B25 of the Gwynedd Unitary Development Plan ensure that modifications to existing buildings along with proposed materials are suitable. The proposal includes minor modifications to the building’s primary front elevation only which include the demolition of a porch extension with a flat roof at the front and replacing the garage door with patio windows and a glass door. It is also proposed to install new openings on the building’s front elevation, as well as installing a render and wooden panels. It is considered that these modifications are completely appropriate and in keeping with the original building, therefore, the proposal conforms with the requirements of policies B22, B24 and B25 above.

Conservation Matters

5.7 Policy B3 of the Unitary Development Plan involves developments that affect the setting of a listed building and it ensures that proposals have no adverse effect on the setting of Listed Buildings and that they conform to a number of criteria aimed at safeguarding the special character of the Listed Building and the local environment. Policy B4 of the Gwynedd Unitary Development Plan involves developments within or that affect the setting of conservation areas and it ensures that proposals within conservation areas, or which affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting. In this case, the building is located on the periphery of a Grade II listed building’s curtilage and immediately outside the boundary of the Conservation Area. The building already exists and there is an intention to restore it and undertake minor external modifications to improve its appearance. It is not considered that the proposal would cause substantial harm to the listed building or its setting, nor to the setting of the conservation area; therefore, it is considered that the proposal conforms to the requirements of policies B3 and B4 above.

Transport and access matters

5.8 Policy CH33 and CH36 of the Gwynedd Unitary Development Plan involve ensuring safety on roads and streets and parking provision. The application site is located within the development boundaries of the City of Bangor, and is completely accessible in terms of distance to bus stops, a railway station, shops and facilities in the Upper Bangor area and the City Centre and there is a sufficient roads network and specific parking space in front of the site. The transportation unit has confirmed that the parking provision is sufficient and that the proposal is not likely to cause a detrimental impact on road safety. It is therefore considered that the proposal complies with the requirements of policies CH33 and CH36 of the Gwynedd Unitary Development Plan.

6. Conclusions:

6.1 In light of the above assessment, I do not consider the proposal to be contrary to any relevant policy. The proposal is not likely to have a detrimental effect on the amenities of the local area, on any adjacent properties or on the local transport network.

7. Recommendation:

7.1 To approve with conditions.

1. Two years, 2. development to be completed in accordance with the submitted plans, 3. agree on external materials, 4. slates on the roof, 5. to prevent permitted development rights, 6. the designated parking space must be kept for the sole use of the property permitted through this planning permission.

No. 3 Number: 3

Application Number: C13/0758/42/LL Date Registered: 25/07/2013 Application Type: Full - Planning Community: Nefyn Ward: Morfa Nefyn

Proposal: CREATE SITE FOR 16 TOURING CARAVANS INCLUDING HARDSTANDINGS Location: TU HWNT I'R FFRWD, LÔN UCHAF, MORFA NEFYN, GWYNEDD, LL53 8UP

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 The application involves changing the use of an agricultural field to establish a new touring caravan site for 16 caravans, along with providing a track around the field, additional landscaping and reinforcing existing hedging. It is also proposed to create hard standings for the caravans using ‘bodpave’ which enables grass to grow through it. The field in question is approximately 50m from the second class county road, namely the B4412 to Morfa Nefyn.

1.2 A planning application (C12/1564/42/LL) was approved by the Committee in February of this year to create a site and hard standings for 11 touring caravans. Prior to this, planning permission no. C11/0576/42/LL and amended application C12/0862/42/LL were granted for establishing a new touring caravan site for 14 touring caravans, toilet block and associated works on another field within the holding. Work has commenced on constructing the toilet block, however no caravans have used either of the two fields to date. Therefore, the 16 caravans noted in this application will be in addition to the 25 caravans that have already been granted.

1.3 The site lies within a Landscape Conservation Area, and is also within 230m of the Cors Geirch Site of Special Scientific Interest (SSSI). A public footpath runs alongside the access road to the property.

1.4 The application is submitted to Committee as it involves a development of five or more caravans.

2. Relevant Policies:

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

2.2 Gwynedd Unitary Development Plan 2009: POLICY B10 – PROTECT AND ENHANCE LANDSCAPE CONSERVATION AREAS - Protect and enhance Landscape Conservation Areas by ensuring that proposals conform to a series of criteria aimed at avoiding significant harm to recognised features.

POLICY B16 – PROTECTING NATIONALLY IMPORTANT NATURE CONSERVATION SITES - Refuse proposals which are likely to cause significant harm to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing the recognised features of the sites.

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

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

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

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

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

POLICY D19 – NEW SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS - Proposals for developing touring caravan sites, camping, or new touring units will be approved if they conform with specific criteria regarding design, setting, appearance and location of the development, traffic issues, restrictions on use of the units and the accumulative impact on the local area.

Supplementary Planning Guidance, Gwynedd Council: Holiday Accommodation (July 2011

2.3 NationalPolicies: Planning Policy Wales (Fifth edition) November 2012 Technical Advice Note 13 – Tourism Technical Advice Note 18 - Transport

3. Relevant Planning History: C12/1564/42/LL – Change of use to create a site for 11 touring caravans including hard standings: Approved 11 February 2013. C12/0862/42/LL - Establish a new site for 14 touring caravans, construction of toilet block, changes to access and creation of a new access track (Amended application to that of C11/0576/42/LL): Approved 5 September 2012.

C11/0576/42/LL – Application to establish a new site for 13 touring caravans, construction of toilet block, changes to access and creation of a new access track: Approved 22 December 2011.

C10D/0112/42/LL – Application to establish a site for 33 touring caravans, 33 hard standings, construction of toilet block, track and improvements to the existing access. Refused May 2010 on grounds of visual amenities.

C09D/0270/42/LL – Establish site for 33 touring caravans, 33 hard standings, construction of toilet block, track and improvements to the existing access. The application was withdrawn in September 2009 in order to give the applicant an opportunity to prepare a landscape plan and to plant trees.

4. Consultations:

Community/Town Council: No objection

Transportation Unit: No objection to the proposal – the improvements to the access and the access road to the site have already been approved and it is deemed that these are sufficient to accommodate increased traffic in relation to this site.

Senior Rights of Way Officer, The Countryside and Access Department is keen to ensure that Dwyfor: public footpath no. 13 Nefyn is protected during and after its completion.

Public Protection Unit: Not received

Welsh Water: No objection

Fire and Rescue Service: No observations

Public Consultation: A notice was posted on site and nearby residents were informed. The consultation period ended on 30 August 2013 and one letter was received in support of the application.

5. Assessment of the material planning considerations:

5.1 The main considerations in the case of the current application include the principle of establishing a new touring caravan park; its impact on the area’s visual amenities and road considerations.

Principle of the development 5.2 Policy D19 permits proposals to develop new touring caravan sites and touring units provided they conform to all of the noted criteria. These include the need for the development’s design, setting and appearance to be of a high quality and to be situated in an unobtrusive location; screened effectively by existing landscape features and/or where touring units can be readily assimilated into the landscape in a way that does not significantly harm the visual quality of the landscape; that the site is close to the main highway network and that adequate access can be provided; that the site is used for touring purposes only and that the proposal will not exceed the reasonable capacity of the immediate locality to accommodate the development taking into account any accumulative impact of existing touring caravan sites.

5.3 The field relevant to this application is located approximately 50m from the B4412 county road between the Bryncynan roundabout and Morfa Nefyn and is relatively flat and open in nature. It is noted that a ‘clawdd’ was recently constructed and soft planting has been undertaken, however, the landscaping is not established to a degree that would screen a development of 16 caravans, and there are many open gaps on the boundaries. It is considered that a development of this scale, in this flat and open location, would be visible from the B4412 county road and would be intrusive in the landscape, which has been designated a Landscape Conservation Area. The proposal includes further landscaping to reinforce the existing works, however, this would take time to establish and is unlikely to integrate or screen the proposal. Such a development, in this location, would not integrate with the landscape or contribute positively to the area’s visual amenities. Therefore, it is considered that the proposal is contrary to criterion 1 of policy D19 and policy B10 of the GUDP which seek to protect and enhance Landscape Conservation Areas.

5.4 In relation to the proximity of the site to the road network, access to the field is approximately 90 metres from the second class county road. It is proposed to undertake work to improve the access which has already received permission in previous applications, and the changes are not likely to cause any significant harm to the character or features of the landscape. A suitable vehicular track leads from the access and down to the application site.

5.5 The application does not propose any caravan storage area on the site and therefore it is considered that the touring caravans would not be retained on any part of the land when not in use for holiday purposes.

5.6 It must be borne in mind that planning has already been granted for touring caravan developments on the site, with one field for 14 units and another for 11 units, thus granting a total of 25 units on the site. It could be argued that the additional 16 units on the holding would be an overdevelopment of the site. It must also be questioned whether there is real justification to approve more caravans on a site when the use has not yet commenced. Whilst there are concerns regarding the site being overdeveloped, it is not considered that there would be a significant cumulative effect as there aren’t many existing sites in the vicinity.

5.7 The proposal does not comply with the main principles of policy D19 of the GUDP as the location is not suitable; is not hidden by existing landscape features and the units would not assimilate with the landscape.

5.8 General and residential amenities With the exception of the Bryncynan Inn, there are no residents near this field, therefore there is no significant concern that the proposal would have an impact on the amenities of nearby residents in this case. The proposal is not contrary to policy B23. Nevertheless, there are concerns regarding the impact of the proposal on the area’s visual amenities, which have been already discussed.

5.9 Transport and access matters Improvements to the vehicular access were authorised by previous applications for a caravan site and the work involved widening the access to 5.5 metres near the side of the county road. The applicant has not yet undertaken the changes, however planning permission C12/0862/42/LL did include a condition stipulating that the improvements be implemented prior to using the site for caravans. On grounds of previous discussions and details, the Highways Unit do not object to the proposal and they are satisfied that the improvements agreed by previous applications are suitable and sufficient for the proposed additional numbers. Therefore, the proposal complies with the requirements of policy CH33 relating to road safety. It is not considered that the proposal would affect the public footpath wich runs parallel to the holding’s vehicular track.

Relevant planning history 5.10 The holding already has permission for 25 touring units, although these consents have not been implemented yet. Generally, the locations of the previous applications were for fields that are less prominent and less open than the field in question here, where landscaping is established and where it is possible to integrate the units with the landscape. Each application must be considered on its own merit, and in this case it is considered that the proposed location is unsuitable and intrusive and is contrary to the requirements of the policy for new touring sites. It is noted that the committee report for the previous application, C12/1564/42/LL, stated that it would not be suitable to extend the site that had already been approved due to the landscape’s more open nature.

6. Conclusions: 6.1 Due to its location and scale, it is considered that the proposal would be intrusive in the landscape and would lead to an unacceptable harmful effect on the visual amenities of the Landscape Conservation Area. Whilst it is noted that there are concerns on grounds of highways or local amenities, the main policy objectives for caravans have not been met, as it is considered that the application for new touring caravans site is in a unsuitable open location . The proposal is therefore contrary to policy B10 and D19 of the GUDP.

7. Recommendation:

7.1 To Refuse -

The site occupies a prominent position in open countryside which has been designated as a Landscape Conservation Area and the proposal, if approved, would create ac intrusive development in the landscape which would have a significant harmful effect on the visual amenities of the area contrary to policies B10 and D19 of the Gwynedd Unitary Development Plan.

No. 4 Number: 4

Application Number: C13/0765/25/LL Date Registered: 13/08/2013 Application Type: Full - Planning Community: Pentir Ward: Pentir

Proposal: CONVERSION OF OUTBUILDINGS INTO 4 HOLIDAY UNITS TOGETHER WITH THE INSTALLATION OF A SEWAGE TREATMENT SYSTEM AND SOAKAWAY AND PROVISION OF PASSING BAY AND ALTERATIONS TO THE ACCESS Location: TŶ COCH, GLASINFRYN, BANGOR, LL574UB

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 An application to convert vacant outbuildings to four holiday units along with installing a sewage treatment system and creating an associated soak away; creating a passing bay on the access track and undertake alterations to the entrance to the access track.

1.2 The site includes substantial outbuildings located in open countryside. There is an access track to the site which also serves another two residential properties, namely the ‘Lodge’ located on the junction near the highway, and Neuadd Tŷ Coch which has its own track forking off the main track that leads to the outbuildings which are the subject of this application.

1.3 The buildings which are the subject of this application are substantial; the main building is an L-shaped building, the southern building is single-storey and the western building is two-storey. The extension is in the form of a lean-to (to be demolished), constructed of zinc sheets to the rear of the two-storey building. The northern associated buildings vary in size and condition, from one and a half-storey stone buildings with a slate pitched roof, a single-storey stone building with a slate hipped roof, single-storey buildings in the form of a lean-to constructed partly from stone and partly from zinc sheets, to ruins of stone pig-sties.

1.4 The current openings of the main building vary from small square and rectangular windows to traditional stable and barn double doors. The current openings of the associated buildings include many small square openings, along with traditional doors as per the main building, with large openings on the part constructed from zinc sheets.

1.5 The proposal includes converting the main building into two holiday units, including one unit and storage in the two-storey section of the main building and another separate unit in the single-storey section of the main building These units have two bedrooms each. It is also proposed to retain one of the associated buildings as storage and to demolish the pig-sties completely, along with changing the form of the roof of the other buildings from a zinc sheet lean-to, into a slate pitched hipped roof to create two additional holiday units providing two bedrooms each. The number and size of the openings continue as existing on the whole on the main elevations of the main building except for the addition of one first floor window in the two-storey building. There are no openings on the elevation facing Neuadd Tŷ Coch, except for conservation type roof lights; roof lights have been added to every elevation. Changes will be made to the form and number of openings in the associated buildings to create holiday units; nevertheless, they are traditional in terms of their symmetry and size.

1.6 There is a planning application on the site under reference No. C11/0543/25/LL for converting buildings into two holiday units, along with a manager's house which has already been refused by the Planning Authority for reasons involving road safety and creating a living unit without justification in open countryside and later, following lodging an appeal, the same scheme was refused by the Planning Inspectorate because there was no justification for creating a living unit in open countryside without any evidence to prove that economic use was appropriate for the site. The adjudication of the appeal confirms that the proposal before the Inspector was unlikely to have a detrimental effect on road safety because it would be possible to improve the entrance and create a passing bay by using land in the ownership of the applicant, and the proposal was unlikely to cause significant harm to the lifestyle of any neighbouring resident.

2. Relevant Policies:

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

2.2 Gwynedd Unitary Development Plan 2009:

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

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

POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. POLICY C4 – ADAPTING BUILDINGS FOR RE-USE Proposals to adapt buildings for re-use rather than demolition will be approved provided they can conform to specific criteria relating to the suitability of the building, visual considerations, design and the impact on the vitality of neighbouring towns and villages.

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

POLICY D15 – SELF-SERVICED HOLIDAY ACCOMMODATION Proposals for developing new, permanent self-catering holiday accommodation and adaptation of existing buildings or existing establishments will be approved provided the design, setting and appearance of the development is of high standard and if it conforms to criteria relevant to the location and scale of the development, impact on the permanent housing stock and on residential areas and availability of this type of holiday accommodation.

In addition to GUDP policies, full consideration is given to the Authority’s adopted Supplementary Planning Guidance (SPG), which are material and relevant considerations. The following are relevant in this case:

 Converting buildings in open countryside and in rural villages

Gwynedd Design Guidelines

2.3 NationalPolicies:

Planning Policy Wales (edition 5) 2012 TAN 12: Design

3. Relevant Planning History:

3/25/272 Change of use of agricultural buildings into a restaurant and club APPROVED 1/6/1983

3/25/272A Convert empty agricultural buildings into holiday units - APPROVED 04/09/84

3/25/272B Change of use of part of the farmhouse into an allergy treatment home - APPROVED 5/11/1986

3/25/272C Construction of 10 holiday units - APPROVED 6/6/1990 C11/0543/25/LL Application to convert vacant outbuildings into one house and two holiday units, together with associated soakaways REFUSED 27.02.12. An appeal against this decision was also refused 28.08.12.

4. Consultations:

Community/Town Council: Object because the proposal is contrary to Strategic Policies 1 and 17, Policies D15, CH33, B15, B16, B17, and C7, which involve the precautionary approach, tourism, holiday accommodation, road safety, protected species and building in a sustainable way. There is also concern that the holiday units will be used as full-time housing.

Transportation Unit: No objection. It must be ensured that water does not discharge directly into the road. The newest part of the access will remain private land and will not be adopted.

Natural Resources Wales: No response

Welsh Water: No response

Gwynedd Archaeological Trust: No response

Biodiversity: No objection to the proposal provided that the mitigating measures are shown on the plans and are completed as part of the application. No trees should be felled because of the potential for bats to use them for roosting. There is a need to ensure the proposed use of external lighting.

Land Drainage Officer: No response.

Public Protection Unit: Suggest imposing a condition to ensure that no installation will cause pollution or have a severe detrimental effect on surface water and/ or ground water; the environment; amenities or public health. The applicant must provide details of a land percolation test prior to any permission being approved. Septic tanks and the supplementary system must comply with building standard BS6297, and no part of the system will be permitted to be installed within 10 metres of a stream, ground drain or ditch. Public Consultation: A notice was posted on the site and nearby residents were informed. The consultation period ended on 4.9.13 and three letters/correspondences were received objecting to the application on the following grounds:

 No information regarding the proposed work to the entrance.  Increase in traffic which could mean damage to property because vehicles would have to reverse.  Increase in traffic on a highway which is narrow and winding.  The track has already been damaged as a result of ditches overflowing; approving this proposal would exacerbate the situation because it is proposed for more water to flow into the ditches.  Concern that the units will be used as permanent residences.  There is a need to ensure that the units will not be sold separately.  The application proposes to widen the entrance and to provide a passing bay; however, the applicant is not the owner of the access track.  The impact on the quality of life and health of neighbouring residents.  The impact of the development on a bat roost located outside the application site.  No evidence that there is a demand for this type of holiday accommodation development in the area.  The location of the development is unsuitable because it is directly next door to a house that is not in the same ownership.  The proposal does not provide a suitable means of draining surface water from the application site. The existing drainage system of drainage down ditches along the access track is unsuitable as it is. There is currently a dispute regarding this matter between land owners.  The existing access track is unsuitable for a new development. There is currently a dispute regarding the track and, therefore, it is not intended to repair the track during this dispute.  The southern side of the access is dangerous for pulling out into the highway and there is no intention to improve this side.  A certificate has been submitted with a notice for the owner of the track referring to the fact that the land is shared between them. It is noted that the applicant is not the owner of the track from the highway to the junction with Neuadd Tŷ Coch. It is considered reasonable for the owner of the track to refuse to enter any agreement to make alterations to the track and to the entrance because of the continuing dispute between the parties.  It is considered that approving the proposal would cause a nuisance for residents of Tŷ Coch and therefore the development would not comply with the requirements of the restrictive covenants included on the deeds. 5. Assessment of the material planning considerations:

Principle of the development

5.1 Policy C4 of the Gwynedd Unitary Development Plan approves plans to adapt buildings for re-use subject to compliance with criteria, which include ensuring that the building is of permanent construction and is structurally sound and that it can be converted without major reconstruction work; that the building is suitable for the proposed use; that the design respects the structure, form and character of the original building and its surroundings; ensuring that no additional buildings or external work will cause significant harm to the visual quality and character of the surrounding area and that the development will not lead to dispersing activities on a scale that would harm the vitality of towns and villages. In this case, the proposal complies with all of the abovementioned policy’s criteria, as follows:

5.2 The buildings which are the subject of this application are empty agricultural buildings of a substantial size, mainly constructed from natural stone, with a slate pitched roof. There are traditional and natural openings to the buildings and parts of the building are two- storey. Other associated agricultural buildings have been constructed partly from natural stone and partly from zinc sheets. A structural survey has been submitted as part of this application which confirms that the buildings are suitable to be converted although it is possible that some work needs to be done to strengthen, maintain and repair, including local rebuilding where appropriate, along with strengthening the roof. The plan for the holiday accommodation includes changing the form of the current roof, along with building on top of existing walls and covering them with zinc sheets. Considering the size of the buildings, the percentage of the rebuilding work for the scheme as a whole is not considered to be substantial.

5.3 The buildings are more than sufficient for the proposal in terms of size, and are suitable in terms of location and design. They respect the original building in terms of openings, materials and design (including changing the form of the roof of the building being converted into accommodation units), and no additional associated buildings are proposed as part of this application. The scale of the proposal for four holiday units is not likely to harm the vitality of towns and villages.

5.4 As a result of the above, it is considered that the proposal complies with the requirements of policy C4 of the Gwynedd Unitary Development Plan in relation to reusing buildings.

5.5 Policy D15 of the Gwynedd Unitary Development Plan approves proposals for converting existing buildings into self-serviced holiday accommodation, provided the design, layout and appearance of the development are of a high standard; that the proposal will not result in a loss of permanent housing stock; that the development will not be within a residential area, and that the proposal will not lead to an excessive concentration of accommodation units of this type within the area.

5.6 The proposal involves converting the existing buildings into four holiday units with associated storage. The design respects the original buildings and the building work is minimal. The proposal is located in open countryside with two residential dwellings nearby, as is typical of this type of substantial farm outbuildings located within a dispersed pattern of rural settlements. It is not considered that the site is located in a residential area with a specific built pattern (e.g. a village or a rural village) and the proposal does not involve the loss of permanent housing stock. The site is located between the city of Bangor and the village of Glasinfryn and this area is not characteristically an area which includes a concentration of this type of accommodation. In addition, having searched the internet, it appears that there is no self-serviced holiday accommodation available in this area between the A424 and the city of Bangor. It is therefore considered that the proposal conforms to all the requirements of policy D15 of the Gwynedd Unitary Development Plan.

Visual, general and residential amenities

5.7 Policies B22, B24 and B25 of the Unitary Development Plan relate to assessing proposals to make alterations to existing buildings, together with ensuring a suitable design and materials for the site.

5.8 The proposal intends to retain the main original building without any demolition or rebuilding; and the original openings will be retained more or less as they are on the main elevations – with traditional doors manufactured from timber and symmetrical glazed panels fitting within the existing openings. There are new openings on the roof and on the rear elevation of the main two-storey building which match the existing openings. Only the new openings on the roof have been installed on the elevation facing the adjoining property.

5.9 It is proposed to replace the roof of the zinc sheet lean-to on the building to be converted into holiday units with a slate pitched roof; however, it is proposed to retain the cladding of zinc sheets on the top half of the walls of this building. There are some new openings in this building; however, the nature of the openings matches what exists there already.

5.10 It is proposed to demolish the parts of the existing buildings that are not required for this scheme, namely the lean-to zinc sheet extension to the rear of the main building, along with the old pig-sties near the access to the site.

5.11 It is intended to retain the materials as they are at present on the site, namely, stone, slate and zinc sheets. It is proposed to install timber doors and windows.

5.12 As a result of the above, it is considered that the proposal complies with policies B22, B24 and B25 as described above, as the plan respects the original character of the site in terms of its design, size, density, form and materials.

5.13 Policy B23 of the Local Development Plan relates to protecting the amenities of nearby residents against any nearby development. In this case, one property is located immediately next door to the development, and one elevation of the main single-storey building (which is it to be converted into one of the holiday units), is located on the boundary between both properties. Nevertheless, full consideration has been given to the property next door as there is a solid stone wall on the elevation which faces this property and it is proposed to provide openings in the roof that ensures privacy for both properties. The track that leads to the site, and past the site towards a more modern agricultural shed and agricultural fields at the far end, is shared with the property next door, as well as another property located immediately near the track’s entrance to the highway. The proposal involves four holiday units; however, it is not considered that this addition will have a detrimental impact on the amenities or privacy of the residents of any existing property, particularly given that it is possible to use this track for agricultural purposes already.

5.14 The previous application on the site, under reference no. C11/0543/25/LL was to convert the outbuildings to provide two holiday units and one living unit and following the refusal of the application by the Planning Committee, the applicant lodged an appeal to the Planning Inspectorate. Although the appeal was rejected because the proposal did not comply with policy CH12, conversion of buildings in open countryside to residential houses, in his report the inspector confirmed that he had noted the concerns of the occupier of the residential house nearby (Neuadd Tŷ Coch) and he had concluded that the proposal would not create unacceptable damage to his living conditions. Comparing the proposal which was the subject of the appeal (permanent living unit and two holiday units) and the proposal before the committee (four holiday units), and considering that there is no difference to the number or type of openings on the elevation facing the property of Neuadd Tŷ Coch between the two applications, it is not considered that this application creates any additional material features which could create a detrimental impact on the amenities and living conditions of residents of Neuadd Tŷ Coch.

5.15 As a result of all the above-mentioned points, it is considered that the proposal complies with all requirements of policy B23 described above, and the development is not likely to cause any detrimental impact on any nearby property or the local area.

Transport and access matters

5.16 The proposal involves widening the existing access in a northern direction, along with providing a passing bay on the access track leading from the highway to the site. The entrance and the access track up to its junction with a specific track to Neuadd Tŷ Coch, is not owned by the applicant, but the land which would be used to widen the track and for creating the passing bay is owned by the applicant. The entrance is located on a single-track public road.

5.17 Policies CH33 and CH34 of the Unitary Development Plan relate to ensuring safety on roads and streets, including on small rural lanes. The Transportation Unit has confirmed that the proposal for improving the access is appropriate for the number and type of units proposed. Therefore, there is no concern regarding the use of the access or existing road network leading to the site, despite the fact that the highway is a single-track road. It is not considered that the proposal for four holiday units is likely to create an unacceptable increase in traffic flow in the area, particularly given the agricultural nature of the area and the existing use of the road network by residents, farm machinery and visitors.

5.18 The appeal decision on the previous application under reference no. C11/0543/25/LL, for converting the buildings into one residential unit and two holiday units, accepts that the existing visibility for drivers exiting the access track in a northerly direction is far below the current standards. However, the Inspector considered that the land required to improve this visibility was controlled by the applicant and it would be possible to ensure a safe access by means of appropriate conditions, along with ensuring a passing bay along the track to overcome the possibility of vehicles coming from the opposite direction having to reverse back into the public highway. On that basis, the Inspector considered that the proposal before the appeal would not compromise road safety and it would be in accordance with Policy CH33 above. 5.19 Although the proposal before the committee this time is for four holiday units instead of one residential unit and two holiday units, the Transportation Unit continues to be of the opinion that the improvements are sufficient to provide a safe access and the proposal would not compromise road safety in this case. Therefore, the proposal complies with the requirements of policy CH33 above.

5.20 Policy CH36 of the Gwynedd Unitary Development Plan involves ensuring sufficient car parking facilities for proposed developments. The application form and the block plan confirms that there is sufficient room in the yard in front of the units for parking eight vehicles and that this is sufficient for the umber of units which are proposed. Therefore, it is considered that the proposal complies with the requirements of the abovementioned policy.

Biodiversity matters

5.21 A species survey has been completed on the site when the previous application was submitted in 2011 and the ecological consultant has visited the site again and he has confirmed by e-mail, dated 5.08.2013 (and which has been submitted as part of the application), that mitigating measures which were proposed in the original survey continue to be suitable. The survey includes clear methods of mitigating any impact on the species and the developer will be bound to follow the methods by means of a planning condition, or by providing more detailed plans before approving the planning application. Policy B20 of the Unitary Development Plan relates to ensuring the safety of species and habitats that are of international and national importance; it is considered that by adhering to the advice given in the survey that the proposal does not disturb or harm species in this case.

Response to the public consultation

5.22 Three letters were received in objection to the proposal of converting the existing buildings into four holiday units following consultation with the public.

5.23 In response to the points raised, it is considered that all the necessary information for assessment has been submitted. There are detailed plans of the changes to the access, along with confirmation that the previous bat report continues to be relevant and valid.

5.24 The impact of the proposal on traffic and road safety has been discussed above and the Transportation Unit confirms that the changes to the access along with the provision of a passing bay are sufficient to ensure a safe access into and out of the site.

5.25 It appears that there is a dispute between the applicant and the owner of the access track and the property of Neuadd Tŷ Coch nearby and this dispute involves the condition of the access track, together with damage / maintenance work to the ditches on the side of the access track. It appears that this work is not currently being maintained and this is the cause of surface water and run-off problems here. Part of the access track is not owned by the applicant but the land required for the improvements is owned by the applicant (i.e. the field to the north of the track). Whilst it is considered that the applicant will have to discuss and agree on this work with the owners of the access track, this is not a planning matter to be considered when determining the application. In addition, who is responsible for maintaining the track or the ditches is not a matter for this application. Currently, there is no evidence that more water will flow into these ditches on the side of the track or that the increase in volume of water would be likely to cause an overflow. Porosity tests have been received and these are acceptable.

5.26 The application is for the conversion of outbuildings into holiday units and, therefore, there will be appropriate conditions imposed to ensure the units are used for holidays only as their use as permanent living units will not be acceptable in terms of policy. It is not considered that there is sufficient justification to restrict the sale of the units separately; it is possible to impose conditions to ensure that two parking spaces are attached to each holiday unit; however, it is not considered that selling the units individually would create any further substantial detrimental effect on the area. An assessment of the suitability of the site for holiday units has already been discussed.

5.27 The impact of the development on the amenities of the area and the amenities of neighbouring residents has been discussed above.

6. Conclusions:

6.1 Based on the above, it is not considered that the proposal is contrary to any relevant policy. The proposal is not likely to have a detrimental effect on either the amenities of the local area or on any nearby properties.

7. Recommendation:

7.1 To approve

1. Commence permission within five years. 2. Complete the development in accordance with the plans. 3. Complete the mitigation methods in accordance with the plans and survey submitted. 4. Cover the roof of the holiday units in slate to be approved with the LPA. 5. The colour of doors and windows to be confirmed. 6. Withdrawal of permitted development rights. 7. Use the holiday units for holiday use only and not as residential units. 8. Written records of the visitors must be kept. 9. Improvements to the entrance and to the passing bay must be completed prior to work commencing on any part of the proposal approved here. 10. The applicant must take every care to prevent surface water from the curtilage of the site from discharging onto the highway. 11. It must be ensured that two parking spaces are available for each holiday unit at all times 12. Any lighting installed in connection with the development approved must be low voltage lights. 13. The proposed septic tank / sewerage treatment system and the associated soak away system must comply with SP6297 and no part of the system is to be located within 10 metres of any water course. 14. Roof windows must be of conservation type.

No. 5 Number: 5

Application Number: C13/0805/11/LL Date Registered: 02/08/2013 Application Type: Full - Planning Community: Bangor Ward: Menai (Bangor)

Proposal: APPLICATION TO ERECT A THREE-STOREY BUILDING PROVIDING FIVE, ONE BEDROOM SELF CONTAINED LIVING UNITS. Location: LAND ADJACENT TO 9-13 CRAIG Y DON ROAD, BANGOR, GWYNEDD, LL57 2BG

Summary of the Recommendation: TO REFUSE

1. Description:

1.1 A full application to erect a three-storey building that would create five one-bedroom self contained residential living units with parking spaces for two vehicles, a bicycle storage area and bin storage facilities on the ground floor.

1.2 The site is located within the city’s development boundaries, specifically within the Upper Bangor area. It is relatively close to Holyhead Road, one of the main roads into the city. The site is currently empty and is overgrown a high stone wall runs along the site’s southern boundary which is adjacent to a public narrow road. Residential buildings of different size and appearance surround the site’s northern, southern and western boundaries with Craig y Don Road running past the site’s north-eastern boundary.

1.3 The proposed building would include a flat roof in the centre with sides extending upwards. Externally, it would be finished with a mixture of smooth render, timber cladding and glass with a Juliet balcony on the openings facing Craig y Don Road and the narrow road to the side of the site. There is an open access into the ground floor from the adjacent narrow road.

1.4 The living units measure 39 square metres each and include a lounge/kitchen, bedroom and bathroom.

2. Relevant Policies:

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

2.2 Gwynedd Unitary Development Plan 2009:

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

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

2.3 National Policies:

Technical Advice Note 12 – Design

Planning Policy Wales – Edition 5 2012

3. Relevant Planning History:

3.1 C11/0341/11/LL - resubmission of a previous application that was refused (C10A/0062/11/LL) to erect a three-storey building consisting of five one-bedroom living units – refused 19.09.11

C10A/0062/11/LL - to erect a new three-storey building to create five living units – refused 09.04.10

C06A/0726/11/LL - to erect two houses and to create parking spaces – refused - 08.01.2007

C02A/0382/11/LL - to erect one house and to create a new access and parking space – approved - 15.08.2002

4. Consultations:

Community/Town Council: Object on the grounds of overdevelopment of the site and inappropriate design that would lead to having a detrimental impact on the character and general and visual amenities of the area.

Transportation Unit: No objection due to the proximity of the site to public transport links and local resources. The parking provision is acceptable due to its central location and standard conditions are suggested to ensure the development is completed to an acceptable standard and safeguards nearby public roads, including pavements.

Welsh Water: General observations and draw attention to the need to agree on the site’s drainage and connection arrangements.

Biodiversity Unit: No objection Local Member: An overdevelopment on the site would have a detrimental impact on the area’s amenities including parking and waste. Public Consultation: A notice was posted on site, an advert posted in the local press and nearby residents were informed. The consultation period ended on 05.09.13 and two letters / items of correspondence were received objecting to the application on the following grounds:

 Too many houses in multiple occupation in the area  Lack of amenity space  Insufficient parking  Out of character/poor design  Inappropriate materials / finishes  Adjacent road is too narrow

In addition to the above, objections were received that were not valid planning objections which included:

 Need more flats for workers not students

5. Assessment of the material planning considerations:

Principle of the development

5.1 The proposed development is located on an infill site between buildings and an existing road and is a previously developed site. It is located mainly within a residential area and is close to the university’s main campus. However, it is not considered that the development, in the form in which it was submitted, is acceptable as it would lead to an overdevelopment of the site based on the size of the proposed building and the development would, due to its form, have a detrimental impact on the amenities of nearby residents and on the visual and general amenities of the nearby area.

Visual amenities

5.2 The site is in a prominent location on the bend of a junction in Upper Bangor. A number of residential buildings surround the site and there is also a public house on land adjacent to the site. There are a variety of buildings in the area in terms of design and finish. Despite this variety, the buildings in the area share common elements, such as slate roofs, stone/brick finishes etc. It is considered that this development would not be in keeping with its location in terms of its surroundings. Although developments that use traditional designs and finishes are not necessarily unacceptable, in this case the proposal is not acceptable due to the restricted nature of the site and the size and form of the proposed building. It is considered that the application would not completely satisfy the requirements of policies B22 and B23.

General and residential amenities

5.3 The adjacent buildings that face the site include windows that directly overlook the development site. The windows of the proposed building have been placed on the elevation that overlooks Craig y Don Road and the adjacent narrow road intentionally, however the setting of the building would mean that a distance of approximately 2 metres (at its nearest point) would be between the proposed building and the buildings of number 9, 11 and 13 Craig y Don Road which would have an oppressive impact on these houses and their residents.

5.4 Plans showing the setting of the building in relation to the adjacent buildings in order to see how it would sit within the street and its actual relationship within the streetscape were not submitted with the application. Therefore there is concern as to how the development in the form submitted would appear within the local landscape, in terms of design but also in terms of setting.

5.5 It is acknowledged that there is no uniform pattern to the buildings in this area in terms of size, design and finish, however it is not considered that the design and size of this building within a site of this size would be in keeping with the area. It is considered that the scale of the building is excessive and that it is an overdevelopment which means that it would not satisfy the objectives of polices B22, B23 and C3.

5.6 The site is within the development boundaries of the Unitary Plan but it has not been designated specifically for residential development, therefore it is considered that it is a site that becomes available at random. However, the explanation of the relevant policy, namely policy CH3 states ‘…it must be ensured that the development will not involve an overdevelopment of the site…’ Previous permission has been granted to erect a residential unit on the site, therefore the principle of developing the site has been accepted, but in this case and as previously referred to, it is considered that the development in the form in which it was submitted is excessive to the site and therefore it is considered that the development is unacceptable as it would be an overdevelopment of the restricted site. Therefore, it is considered that it does not satisfy the requirements of policy CH3.

Transport and access matters

5.7 Although the local member and the objectors highlighted concerns in relation to the lack of parking provision, the general parking situation in the area and the narrow road which runs past the site, the transportation unit does not object to the application. The location of the site is close to established public transport links which means that a vehicle is not really needed. On this basis, standard parking requirements do not require the number of parking spaces to correspond with the number of bedrooms created.

Relevant planning history

5.8 It can be seen that there is previous planning history to this site, including planning permission that was granted quite a long time ago to erect a residential house. Since then, two applications have been submitted, namely the same development as the subject of this application, later followed by an amended application to include a reduction in the size of the building and eliminating one unit. Both applications were refused due to concerns relating to overdevelopment and the detrimental impact on the area’s visual and general amenities.

Any other considerations – None

6. Conclusions:

6.1 Based on the above and having considered all the relevant matters, including local and national policies and guidelines it is considered that this proposal is unacceptable in terms of size and design and would lead to an overdevelopment of the site. Also, it is considered that the building would have a detrimental impact on the amenities of the residents of adjacent buildings (specifically number 9, 11, 13 Craig y Don Road) and on the area’s visual amenities and general character. Although the site’s current condition and appearance is acceptable, it is not considered that the proposal is suitable to justify approving the development in the form in which it was submitted.

7. Recommendation:

7.1 To refuse – reasons

1. The proposal is contrary to the requirements of policies B22, B23 and C3 of the Gwynedd Unitary Development Plan (2009) which deals with design, amenities and location and is contrary to the requirements of national policies and guidelines, specifically paragraphs 9.3.3 and 9.3.4 of Planning Policy Wales (2012) which refers to the density of developments, infill, character and the amenities of an area.

No. 6 Number: 6

Application Number: C13/0849/44/MG Date Registered: 22/08/2013 Application Type: Reserved Matters Community: Porthmadog Ward: Porthmadog – Tremadog

Proposal: RESERVED MATTERS FOR THE ERECTION OF A NEW DWELLING Location: LAND REAR OF DUBLIN STREET, TREMADOG, GWYNEDD, LL49 9RH

Summary of the Recommendation: TO APPROVE WITH CONDITIONS

1. Description:

1.1 The application deals with approving reserved matters following the granting of outline planning permission under application number C10D/0259/44/AM. The setting of the house has already been approved as part of the outline permission; therefore, the appearance, size, access and landscaping form part of the application before the committee.

1.2 A row of 8 garages currently occupies the site. The site is located within the development boundary of Tremadog on the GUDP proposal maps. There is a row of houses to the south of the site. The site is served by a minor road off the A487. The northern part of the site is on sloped higher ground where trees and hedges grow. Further north there is a row of residential dwellings that are grade II listed buildings with the Tremadog conservation area boundary running in front of the said dwellings.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B4 – DEVELOPMENTS IN OR AFFECTING THE SETTING OF CONSERVATION AREAS Ensure that proposals within conservation areas, or proposals that affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting. POLICY B22 – BUILDING DESIGN Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment.

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

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

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

POLICY CH30 – ACCESS FOR ALL Proposals for residential/business/commercial units or buildings/facilities for public use will be refused unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals.

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

2.3 National Policies:

Planning Policy Wales – Fifth Edition (November 2012) - Part 4.10 – Promoting sustainability through good design - Part 4.11 – Planning for sustainable buildings - Para. 6.5.9 – Effect on listed buildings - Para. 6.5.16 – 6.5.18 & 6.5.20 – Effect on listed buildings - Para. 8.7.1 – Development control and transport

Technical Advice Note 12: Design

Supplementary Planning Guidance: Planning for Sustainable Building Gwynedd Design Guidance 3. Relevant Planning History:

C10D/0259/44/AM – Erection of two-storey dwelling. Approved 03/11/10

C09D/0479/44/AM – Erection of two dwellings with an integral car port. Refused 26/04/10

4. Consultations:

Community/Town Council: Object on the grounds of consistency with other similar applications that have been refused. The outline application is clear that windows facing the nearby housing terrace should not be approved. It was felt that this application was unacceptable.

Transportation Unit: I refer to the above application, and confirm that I have no objection to the proposal. Parking spaces and turning spaces are shown within the curtilage and I confirm that the provision shown is acceptable.

Welsh Water: Standard conditions.

Biodiversity Unit: No further observations to those noted in the outline application – work to be undertaken on trees outside the bird nesting season.

Trees Unit: No objection.

Public Consultation: A notice was posted on site and nearby residents were informed. The consultation period ended on 26/09/13. At the time of writing the report, two letters / items of correspondence had been received objecting on the following grounds:  Increase in traffic on the access track  Surface water matters  Noise during the construction period  The location of infrastructure  Stability of Sunnyside road.  Surface water is a problem in the gardens of Dublin Street already  Effect on wildlife  No public consultation  How and where will refuse bins be collected?  Design and Access Statement on the outline application state that no windows will face towards the houses of Dublin Street; however, windows are shown in this location in this application.  Loss of privacy and overlooking.  Parking matters.

In addition to the above, objections were received that were not valid planning objections which included:  Access matters during the construction period 5. Assessment of the material planning considerations:

Principle of the development

5.1 The main considerations in the case of this application are the suitability of the proposed plan and its details on this site bearing in mind that an outline application has been approved and that the principle of constructing a house on the site has been supported.

General and residential amenities

5.2 The current houses on Dublin Street have rear windows and gardens that look out onto the site of the proposed dwelling. Although the applicant stated during the outline application that no windows would be installed in the southern elevation, no condition on the outline application prevents this. It is considered that windows could be installed in this elevation without having a substantial effect on the privacy of the houses in Dublin Street.

5.3 It is not considered that the ground floor windows will lead to unreasonable overlooking or loss of privacy due to the distance between windows. Many sheds / garages and fences are located at the rear of the gardens of the Dublin Street houses which also contribute to the privacy of residents. One first-floor window faces towards the Dublin Street houses. The window provides light to the landing and also provides balance and character to the design of the house. Although the landing is not a residential room, it is still considered reasonable to ensure that this window will not lead to overlooking and loss of privacy by imposing a condition to install a window with opaque glass. Also, Velux windows are located in this elevation; however, they are approximately 2m above ground level; therefore, it will not be possible to look out of the windows. Also, the privacy of the residents of Dublin Street can be managed and ensured by imposing a condition not to install any additional windows without planning permission. Consequently, it is not considered that the proposal would lead to unreasonable loss of privacy or overlooking from the southern elevation or from other elevations. It is therefore considered that the proposal complies with policies B22 and B23.

Visual amenities

5.4 It is considered that the location of the proposed house on the plot is suitable; the size of the house is acceptable also, considering the size of the plot. The design of the building reflects elements of adjacent houses in the area reflecting the height, scale, elements of the design and also the materials. It is considered that the design, scale, height and mass are suitable for the site and that it would not create an unacceptable or foreign feature in the townscape. Similarly, the use of appropriate materials as noted will be suitable to the site reflecting the character of the surrounding houses. It is, therefore, considered that the proposal would be acceptable and in accordance with Policies B22 and B25.

Transport and access matters

5.5 Policies CH33 and CH36 relate to safety on roads and streets and private car parking facilities. The transportation unit has responded to the consultation and has no objection to the proposal. The road leading to the site is considered suitable for a development of this scale. The submitted plan shows that a turning and parking space can be provided for two vehicles within the site which satisfies the requirements of policy CH36 and condition number 8 on the outline permission. Due to the scale, nature and the proposed use, it is not anticipated that the development will aggravate the current situation on this road to an unacceptable level that would lead to the refusal of this application. The concerns of the objectors have been acknowledged and have been considered in full but it is considered that the proposal is in accordance with Policy CH33 and CH36 of the GUDP.

Response to the public consultation

5.6 The concerns regarding an increase in heavy traffic using the site during the building stages are recognised but this is true on any site where building work is carried out and this would only be temporary.

5.7 Also, the concerns regarding land drainage issues are realised. The suitability of the site has already been approved through the outline planning approval and Welsh Water had no objection to the proposal. Therefore, there is no justification to refuse the application solely for this reason.

6. Conclusions:

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

7. Recommendation:

To approve – conditions

1. Materials and finishes 2. Withdrawal of permitted rights 3. Development to comply with the approved plans