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Pwyllgor Cynllunio Dyddiad: 13/12/2010 Adroddiad Pennaeth Adran Rheoleiddio Pwllheli (Cynllunio, Trafnidiaeth a Gwarchod Y Cyhoedd)

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Pwyllgor Cynllunio Dyddiad: 13/12/2010 Adroddiad Pennaeth Adran Rheoleiddio Pwllheli (Cynllunio, Trafnidiaeth a Gwarchod Y Cyhoedd) PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) DYDDIAD: PWYLLGOR CYNLLUNIO 13/12/2010 DATE : PLANNING COMMITTEE EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C10A/0230/11/LL Bangor Robinson Building, Ffordd Deiniol, Bangor 2 C10A/0357/11/LL Bangor Robinson Building, Ffordd Deiniol, Bangor 3 C10M/0131/09/LL Tywyn Neuadd Pendre, Brook Street, Tywyn 4 C10D/0299/42/LL Nefyn Porthdinllaen Lifeboat Station, Morfa Nefyn 5 C10D/0429/45/R3 Pwllheli Y Maes/Rhes Mitre, Pwllheli, Gwynedd 6 C10A/0436/15/AM Llanberis Tir Groeslon , Clegir, Llanberis 7 C10A/0535/14/LL Caernarfon 72, Stryd Llyn / Pool Street, Caernarfon 8 C10A/0567/16/R3 Llandygai Lôn Las Ogwen (phase 1) Tregarth , Bangor PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Number : 1 Application No: C10A/0230/11/LL Registered date: 23/04/2010 Application Type : Full - Planning Community : Bangor Ward: Menai (Bangor) Proposal: CHANGE OF USE OF BUILDING FROM ACADEMIC USES TO A NIGHTCLUB AND STUDENT OFFICE ACCOMMODATION Location: ROBINSON BUILDING , DEINIOL ROAD , BANGOR , GWYNEDD . LL572UW Recommendation Summary: REFUSE This application was deferred in the Arfon Area Planning Committee on 28 July so that a more detailed noise assessment report could be prepared regarding the proposed development. An updated third issue of the Noise Assessment report was submitted for consideration on 5 November 2010. Description : This application seeks approval for the change of use of an academic building in the ownership of the university into a building primarily used as a nightclub, but will also include student office accommodation, stores, shop/café and other associated uses. The site lies within a prominent area of the city, adjacent to Deiniol Road, and is surrounded by buildings of varying scale and appearance, which form part of the university campus. Residential properties are located on higher ground between and 57m and 105m from the property. The site is located within the development boundary of Bangor which is identified as a sub regional centre in the adopted Gwynedd Unitary Plan. Relevant policies : Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales (edition 3 July 2010) emphasise that 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. Gwynedd Unitary Development Plan 2009 (GUDP) B23 – Amenities - Safeguard the amenities of the local area by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. C1 – Locating new developments - Land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and supplementary facilities in open countryside will be refused with the exception of a development which is permitted under another policy within the Plan. C4 – Adapting buildings for re-use - Proposals to adapt buildings for reuse rather than demolish them will be approved provided they conform to specific criteria regarding the aptness of the building, visual considerations, design and the effect on the vitality of neighbouring towns and villages. PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) 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. CH33 – Safety on road and streets - Development proposals will be approved if they can conform with specific criteria regarding the vehicular entrance, standard of the existing road network and traffic calming measures. National Policies: Planning policy Wales (version 3 2010) states amongst other things that:- 3.1.3 Factors to be taken into account in making planning decisions (material considerations) must be planning matters; that is, they must be relevant to the regulation of the development and use of land in the public interest, towards the goal of sustainability. 3.1.4 Material considerations must also be fairly and reasonably related to the development concerned. The courts are the final arbiters of what may be regarded as material considerations in relation to any particular application, but they include the number, size, layout, design and appearance of buildings, the means of access, landscaping, service availability and the impact on the neighbourhood and on the environment. The effects of a development on, for example, health, public safety and crime can also be material considerations, as in principle, can public concerns in relation to such effects. 4.8.2: Many previously developed sites in built-up areas may be considered suitable for development because their re-use will promote sustainability objectives. This includes sites: • in and around existing settlements where there is vacant or under-used land, commercial property or housing; • in suburban areas close to public transport nodes which might support more intensive use for housing or mixed use; • which secure land for urban extensions, and; • which facilitate the regeneration of existing communities. Technical Advice Note (Wales) 11: Noise – Paragraph 8 states: Local Planning Authorities must ensure that noise generating development does not cause an unacceptable degree of disturbance. They should also bear in mind that if subsequent intensification or change of use results in greater intrusion, considerations should be given to the use of appropriate conditions. Relevant Planning History : Application C04A/0042/11/HD – Demolition of university buildings (including Robinson building) – notification of intent not opposed, 17.02.04 Consultations : Community / Town Council: Refuse on the grounds of its detrimental effect on the amenities of the area in terms of excessive noise and disturbance. Building Regulations: : Not received PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) Transportation Unit: Comments and concerns regarding drop off/pick up points. Environmental Agency: No objection but advice given relating to the site’s permitted use of radioactive substances. Health and Safety Executive Confirmation that the site is not a designated major hazard site Fire service Not received Access officer Comments regarding accessibility issues North Wales Police Not received Welsh Water: Standard conditions relating to drainage issues. Environmental Health Unit: Noise Information provided does not comply with agreed noise criteria. In addition comments and further requirements relating to contaminated land issues, noise, smoking shelter, food preparation and sanitary facilities. Public Consultations : The application was advertised by means of 4 separate notices placed on various sites surrounding the building, an advertisement placed in the local press and notification letters sent to residential properties, the publicity period came to an end on 17 June 2010. A substantial number of objections were received raising the following concerns: • noise nuisance/pollution • antisocial behaviour • safety • established night clubs elsewhere • public order nuisances • unsuitability of building for use • close proximity of chemical store • increased traffic • soundproofing of building • conflict with vehicles along Deiniol Road • fire hazard • non-compliance with local and nationally policy • out of character with use of adjoining buildings • capacity of use • effect on residential properties • effect on academic activities Additional Information : The application included the following documents: 1. An acceptable design and access statement referring to specific topics relating to accessibility, community safety, landscaping, movements, environmental sustainability, and character (scale, layout, appearance). PWYLLGOR CYNLLUNIO DYDDIAD: 13/12/2010 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO PWLLHELI (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) 2. Acoustic appraisal report specifically in relation to impact on identified key dwellings that may be at risk of disturbance, as required by Technical Advice Note 11: Noise. Material Planning Considerations : The main considerations in the determination of this application is the appropriateness of the siting, use, visual impact, effect on amenities of area including residential properties and the proposal’s compliance with local and national policy and advice. Effect on general amenities of the area including residential properties . 1. The site is located in a prominent position adjacent to Deiniol Road within the university campus. Substantial buildings surround the proposed development site including the multi-storey Department of Chemistry building, the Wheldon Building Thoday building and Memorial building. In addition the Department of Computing building is located directly opposite the site. The nearest residential properties Trem y Ddinas are located on higher ground to
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