R H Y B U D D O G YFARFOD / N O T I C E O F M EETING
Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority
Emyr Williams Emyr Williams Prif Weithredwr Chief Executive Awdurdod Parc Cenedlaethol Eryri Snowdonia National Park Authority Penrhyndeudraeth Penrhyndeudraeth Gwynedd LL48 6LF Gwynedd LL48 6LF Ffôn/Phone (01766) 770274 Ffacs/Fax (01766)771211 E.bost/E.mail : [email protected] Gwefan/Website: : www.eryri.llyw.cymru
Cyfarfod : Pwyllgor Cynllunio a Mynediad
Dyddiad: Dydd Mercher 5 Medi 2018
Amser 11.00 y.b.
Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.
Meeting: Planning and Access Committee
Date: Wednesday 5 September 2018
Time: 11.00 a.m.
Location: Plas Tan y Bwlch, Maentwrog.
Aelodau wedi’u penodi gan Gyngor Gwynedd Members appointed by Gwynedd Council Y Cynghorydd / Councillor : Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Judith Mary Humphreys, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;
Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy Members appointed by Conwy County Borough Council Y Cynghorwyr / Councillors : Philip Capper, Wyn Ellis-Jones, Ifor Glyn Lloyd;
Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mrs. Elinor Gwynn, Mr. Neil Martinson, Mr. Ceri Stradling, Mr Owain Wyn.
A G E N D A
1. Apologies for absence and Chairman’s Announcements To receive any apologies for absence and Chairman’s announcements.
2. Declaration of Interest To receive any declaration of interest by any members or officers in respect of any item of business.
3. Minutes The Chairman shall propose that the minutes of the meeting of this Committee held on 4th July 2018 be signed as a true record (copy herewith) and to receive matters arising, for information.
4. Reports by the Director of Planning and Land Management To submit the reports by the Director of Planning and Land Management on applications received. (Copies herewith)
5. Update Reports To submit update reports, for information. (Copies herewith)
6. Delegated Decisions To submit the list of applications which have been determined in accordance with delegated authority, for information. (Copy herewith)
ITEM NO. 3
SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE WEDNESDAY 4 JULY 2018
PRESENT:
Members appointed by Gwynedd Council Councillors Freya Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Gethin Glyn Williams;
Members appointed by Conwy County Borough Council Councillors Philip Capper, Wyn Ellis-Jones, Ifor Glyn Lloyd;
Members appointed by the Welsh Government Mr. Brian Angell, Mr. Ceri Stradling, Mr. Owain Wyn;
Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Ms. Iona Thomas, Mrs. Sara Roberts, Mrs. Anwen Gaffey.
1. Chairman Councillor Elwyn Edwards was elected Chairman of the Planning and Access Committee. The Chairman thanked Members for their support.
2. Vice-Chairman Councillor Ifor Glyn Lloyd was elected Vice-Chairman of the Planning and Access Committee. The Vice-Chairman thanked Members for their support.
3. Apologies Councillor Judith Humphreys; Ms. Tracey Evans.
4. Declaration of Interest No declarations of Personal Interests were made in respect of any item.
5. Minutes The minutes of the Planning and Access Committee meeting held on 23rd May 2018 were accepted and the Chairman signed them as a true record.
6. Appointment of Members to serve on the Planning and Access Committee Inspection Panels Submitted – A report by the Director of Planning and Land Management to appoint Members onto the Authority’s Inspection Panels.
RESOLVED subject to delegating authority to the Director of Planning and Land Management to assign the two new Welsh Government Members to the vacancy of their choice, to appoint Members as follows:-
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Northern Area Inspection Panel Southern Area Inspection Panel (9 Members) (9 Members)
1) Cllr. Philip Capper 1) Cllr. Freya Bentham 2) Cllr. Alwyn Gruffydd 2) Cllr. Elwyn Edwards 3) Cllr. Wyn Ellis Jones 3) Cllr. Annwen Hughes 4) Cllr. Ifor Glyn Lloyd 4) Cllr. Elfed Powell Roberts 5) Cllr. Edgar Wyn Owen 5) Cllr. John Pughe Roberts 6) Cllr. Judith Humphreys 6) Cllr. Gethin Glyn Williams 7) Mrs. M. June Jones 7) Ms. Tracey Evans 8) Mr. Owain Wyn 8) Mr. Ceri Stradling 9) Vacancy (Welsh Government Member) 9) Vacancy (Welsh Government Member)
7. Reports by the Director of Planning and Land Management Submitted – Reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
8. Update Reports Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.
Please see the Schedule of Planning Decisions attached.
9. Access Forums Report Submitted – A report by the Access Officer to provide a summary of discussions and issues raised at the Northern and Southern Snowdonia Access Forum meetings during June 2018.
Reported – The Director of Planning and Land Management presented the report and confirmed that he would be attending the Northern Area Access Forum in September where he will provide an update on the proposed new structure for the Warden and Access Service.
RESOLVED to note the report, for information.
10. Delegated Decisions Submitted and Received – List of applications determined in accordance with delegated authority.
RESOLVED to note the report.
The meeting ended at 10.50 a.m.
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SCHEDULE OF PLANNING DECISIONS – 4th JULY 2018 Item No.
7. Reports by the Director of Planning and Land Management (1) NP5/73/41Z – Erection of 20m x 6m polytunnel on hardstanding for tree nursery, Plas Tan y Bwlch Nursery, Maentwrog. RESOLVED to grant permission in accordance with recommendation with an additional condition to secure removal of the polytunnel once use has ceased.
(2) NP5/74/T6B – Demolish existing dwelling and construction of replacement dwelling, relocate vehicular access, formation of new driveway and parking area and associated landscaping, Cae Glas, Aberangell. Reported – Concerns about demolishing a traditional building were noted and as an observation a member stated that conversions are subject to 20% VAT whereas new build carries no duty. RESOLVED to grant permission in accordance with recommendation with an additional landscaping condition to soften the impact.
(3) NP4/16/404 - Installation of replacement septic tank, 1 Prince Llewelyn Terrrace, Dolwyddelan, for information. Reported – The Head of Development Management presented the report and referred to the appeal decision recently forwarded to Members.
Arising thereon, Members considered the appeal decision and discussed the recent findings against Network Rail. Members further considered the appropriateness of issuing a general press release to remind landowners of their responsibilities in relation to the management of Japanese Knotweed.
RESOLVED to note the report.
8. Update Reports (1) List of Compliance Cases – For Information RESOLVED to note the report.
(2) Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information RESOLVED to note the report.
(3) Section 106 Agreements – For Information Arising thereon, NP5/61/LB32J – Change of use of part of ground floor restaurant to dwelling, The Plas, High Street, Harlech. Officers agreed to present a further report to the next meeting of the Planning and Access Committee. RESOLVED to note the report and await a further report to the next meeting of the Planning and Access Committee on the 5th September 2018.
(4) Outstanding Applications where more than 13 weeks have elapsed – For Information NP5/62/399 – Construction of new road, land to the west of Llanbedr Village, Llanbedr. Officers agreed to present a further report to the next meeting of the Planning and Access Committee. RESOLVED to note the report and await a further report to the next meeting of the Planning and Access Committee on the 5th September 2018. 3 Rhif Eitem Cyfeirnod / Disgrifiad / Description. Swyddog Achos / / Item No. Reference No. Case Officer 1 NP5//62/399 Adeiladu ffordd newydd mewn toriadau Mr Richard Thomas a grewyd yn bwrpasol ac ar arglawdd sydd tua 1.5km o hyd tua'r gorllewin o Lanbedr, sy'n gadael yr A496 i'r gogledd o Lanbedr yn agos at y gwaith trin carthion, ac yn pontio'r Afon Artro a Ffordd Mochras i ailymuno â'r A496 yn agos at Llwyn y Pin, Tir i'r Gorllewin o Bentref Llanbedr, Llanbedr / Construction of new road in cuttings and on embankment of approximately 1.5km in length to the west of Llanbedr, leaving the A496 to the north of Llanbedr close to the sewage treatment works, bridging the Afon Artro and Mochras road to rejoin the A496 close to Llwyn y Pin, Land to the West of Llanbedr Village, Llanbedr.
2 NP4/16/377D Trosi sgubor sydd yn rhannol wedi ei Mr Aled Lloyd ddymchwel ac ei ail godi I dy, yn cynnwys mynedfa a tramwynfa newydd a gwaith cysylltiedig, Tir gyferbyn a Fferm Tanycastell, Dolwyddelan / Conversion and extension of partially demolished and rebuilt outbuilding to dwelling including new access, driveway and associated works, Land opposite Tanycastell Farm, Dolwyddelan.
3 NP4/29/48D Trosi beudy yn lety gwyliau, Ysgubor Mrs Sara D. Roberts Bryn y Grug, Penmachno / Conversion of barn to holiday accommodation, Ysgubor Bryn y Grug, Penmachno.
4 NP5/50/L450 Newidiadau i'r ty presennol ac Miss Iona Thomas estyniadau ar lefel y ddear ac lefel ddaear is, adeiladu ardal partio allanol newydd yn cynnwys newidiadau i’r wal gynnal bresennol, adeiladu garej gyda phwll nofio uwchben, a gwaith peirianyddol i greu man parcio ychwanegol, Froneithyn, Aberdyfi / Alterations to existing dwelling and extensions at ground and lower ground level, construction of new external patio area including alterations to existing retaining wall, construction of garage with swimming pool above, and engineering works to create additional parking areas, Froneithyn, Aberdyfi.
4 5 NP5/61/LB32J Newid defnydd rhan o'r bwyty llawr isaf Mr Gwilym H. Jones yn annedd, Y Plas, Stryd Fawr, Harlech / Y Plas, Stryd Fawr, Harlech, The Plas, High Street, Harlech.
5 ITEM 4 (1)
Snowdonia National Park Authority Date: 05/09/2018 – Planning & Access Committee
Application Number: NP5/62/399 Date Application Registered: 26/07/17
Community: Dyffryn Ardudwy, Llanbedr, Grid Reference: 258349.5 327434.2 Llanfair
Case Officer: Mr Richard Thomas Location: Land to the West of Llanbedr Village, Llanbedr.
Applicant: Description: Mr Geoff Doherty Construction of new road in cuttings and on Ymgynghoriaeth Gwynedd Consultancy embankment of approximately 1.5km in Swyddfa'r Cyngor length to the west of Llanbedr, leaving the Stryd y Jel A496 to the north of Llanbedr close to the Caernarfon sewage treatment works, bridging the Afon Gwynedd Artro and Mochras road to rejoin the A496 LL55 1SH close to Llwyn y Pin.
Site: Land west of Llanbedr.
Proposal: Construction of 1.5m of new road in cuttings and on embankments leaving A496 north of Llanbedr close to water treatment works bridging the Afon Artro and re-joining the A496 south of Llanbedr close to the dwelling Llwyn y Pin.
Responses from Consultees: Llanbedr Community Council In favour with concerns Gwynedd Highways No objections conditions suggested Natural Resources Wales No objections subject to conditions Dwr Cymru No objections, advisory notes provided Environmental Health Conditions suggested Network Rail No objections Gwynedd Archaeological Service No objection subject to conditions Scottish Power No observations received British Gas – Transco No objections Authority Ecologist Design and mitigation satisfactory
Designations: PRoW in close proximity TPO in close proximity
6 Within C1 Flood Risk Zone Adjacent to C2 Flood Risk Zone SSSI in close proximity SAC in close proximity
Reason(s) Application Reported to Committee: Scheme of Delegation Public interest
Publicity Undertaken: Site Notice: Yes Press Notice: Yes Neighbour Letters: Yes
Planning History: None relevant.
Relevant Planning Policies – Eryri Local Development Plan 2011
Policy No Policy Strategic Policy A National Park Purposes and Sustainable Development Development Policy 1 General Development Principles Strategic Policy D Natural Environment Development policy 2 Development and the Landscape Strategic Policy Ff Historic Environment Strategic Policy H Sustainable Rural Economy Strategic Policy L Accessibility and Transport
National Policies Policy Relevant Paragraph Planning Policy Wales (Edition 9) Sections 4 and 8 Technical Advice Note 15 6.2
1. Background
1.1 This application has arisen as a response to congestion along the A496 through the village of Llanbedr. A problem that has been evident for a number of years exacerbated by the narrowness of the listed bridge over the Afon Artro in the centre of the village, the number of junctions on to the A496, on street parking and the sheer volume of vehicles that access the Mochras (shell Island) campsite.
1.2 It is anticipated that this situation of congestion will only get worse as the use of Llanbedr Airfield increases given that it is now a part of the Snowdonia Enterprise Zone. Survey has shown an Annual Average Daily Traffic (AADT) flow in excess of 3000 vehicles pass through the village peaking in the month of August to in excess of 5000 vehicles through the village and in excess of 2000 vehicles along Ffordd Mochras.
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1.3 The need for a bypass for Llanbedr was first suggested as early as 1953 with land acquired by the Local Authority and a protected route being identified in the Local Plan. No progress was ever made on that protected route.
1.4 With the inclusion of the airfield as part of the Snowdonia Enterprise Zone in 2012 the issues of access and congestion were again discussed. It was considered by the Local Authority and Highway Authority at that time that there would be a need for improved access links in order to retain and attract new businesses.
Welsh Transport Appraisal Guidance (WelTAG) study
1.5 In response to this background Gwynedd Council resolved to initiate a Welsh Transport Appraisal Guidance (WelTAG) study. This began in June 2014 with an initial event held in the Llanbedr Village Hall. The intention of that event was to establish the public’s perception of transport related problems, opportunities and constraints within the study area.
1.6 In October 2014 a second event was held in the village hall in order to provide an update on how the publics views had provided an input into the planning stage.
1.7 A further event was held in November 2014 to present the refined options.
1.8 The WelTAG study was published in 2015 with the initial identified aims of the A496 improvements as being:
i. Improve access to Llanbedr Airfield and other sites of economic activity lying west of Llanbedr, i. Improve congestion and traffic problems within the village of Llanbedr, ii. Improve journey times and reliability along the A496, iii. To achieve aims i, ii and iii above whilst minimising adverse effects on the environment
1.9 The WelTAG process also identifies Transport Planning Objectives (TPO’s) which are ranked in order of public perception, in this case these were identified as:
Reduce traffic congestion at the Mochras Road/A496 junction. Reduce the negative impact of traffic on the community of Llanbedr. Improve transport connectivity to and from Llanbedr Airfield. Improve the efficiency and reliability of all transport to and from Llanbedr Airfield. Improve the actual and perceived safety of travel for all travellers within Llanbedr and along Mochras Road. Improve freight transport access to and from Llanbedr Airfield. Improve travel opportunities for pedestrians and cyclists within Llanbedr and along Mochras Road.
8 Minimise the impact of transport improvements on local environmental and heritage features. Be resilient to local effects of climate change, particularly future increases in flood events.
1.10 The following options have been appraised against the TPO’s and the Welsh Impact Areas of economy, environment and society, as well as public and stakeholder acceptability, financial affordability and technical and operational feasibility:
Option 1: Provide two new link roads connecting Mochras Road with the A496 north and south of Llanbedr. Option 2: Bypass Llanbedr to the west (between the A496 and the railway line), with the section of Mochras Road between the A496 junction and new bypass junction remaining open to all traffic. Option 3: Bypass Llanbedr following the previous bypass route announced in 1992 (along the line of the protected route). Option 4: Bypass Llanbedr from the A496 lay-by on the southern approach to Llanbedr then follow the route of the railway line and access track north to Mochras Road. Option 5: Improved car parking facilities and double yellow lines within Llanbedr (which would be implemented in-combination with Options 1 – 4), and; Option 6: Do nothing and continue to maintain the current situation.
1.11 The appraisal of the WelTAG (Stage 1), resulted in the following recommendations:
Discount options 1, 3, 4 and 6 due to the significant disadvantages associated with them. Option 2 considered to be the optimal route offering the largest contribution to achieving the TPO’s while avoiding the disadvantages associated with Options 1, 3 and 4; it should therefore be investigated further with a view to defining an optimal route alignment. Consider option 5 in further detail and in combination with Option 2. Once the future business use of Llanbedr airfield is confirmed, an assessment of the potential impacts of the proposed access improvement (positive and negative) on the local economy of Llanbedr and the surrounding area should be completed.
1.12 The disadvantages of options 1, 3, 4, and 6 were identified as:
Option 1 - a negative net present value for money, meaning it is not cost effective compared to Options 2 to 4. This option would also not completely address some of the TPO’s, such as reducing traffic congestion at the Mochras Road/A496 junction and reducing the negative impact of traffic on Llanbedr. This option would also result in a large landscape and land use impact as a result of an extensive cutting being required for the southern link road, with associated land take and severance.
9 Option 3 - it would not be possible to provide local access along Mochras Road east of the bypass without a high likelihood of residential properties being lost. This option would also have a large adverse impact on a Scheduled Ancient Monument and woodland protected by a Tree Preservation Order, and is estimated to be the most expensive to construct.
Option 4 - there is a high probability that properties close to the railway crossing would be lost, or severely affected. This option would also be likely to require the most departures from highway standards (particularly through the southern section) and would need to traverse an area of wet ground adjacent to the Cambrian railway line. The close proximity to the railway line also presents significant construction feasibility and safety risks.
Option 6 - would not result in most of the TPO’s being achieved, particularly improved access for Llanbedr airfield, but was included in the WelTAG study as a baseline against which to compare other options.
1.13 Following the publication of the WelTAG study further public events were held in June 2015 and March 2016. These events provided an update on progress and presented 3D visualisations of the proposed road (based on option 2 above).
Environmental Impact Assessment
1.14 This Authority issued a formal screening opinion in July 2015 stating that due to the proposed scheme falling within the Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2016 as a relevant project listed in Schedule 2(10) i.e. due to size (over 1 Hectare) and location within a sensitive area (National Park) the proposed scheme would require an Environmental Impact Assessment (EIA).
1.15 Following consultation with this Authority, Cadw and Natural Resources Wales and a series of Environmental Liaison Group meetings through late 2015 and early 2016 a proactive and iterative design approach was established to address key concerns during the detailed design process.
1.16 An EIA has been produced and comprises two volumes. Volume 1 comprises an Environmental Statement (ES) which details the methodologies and results of the EIA. The ES sets out ways in which identified impacts can be effectively mitigated. Volume 2 contains a set of technical appendices.
1.17 The EIA covers a range of environmental issues:
Air quality Cultural heritage Landscape Nature conservation Geology and soils
10 Materials Noise and vibration Effects on all travellers Community and private assets Road drainage and the water environment
1.18 The ES concludes that the proposed improvements to the road would provide significant benefits in terms of improving transport access to the Enterprise Zone and addresses the issues associated with congestion and safety along the A496 through the village.
1.19 Conversely the ES concludes that there would be some impacts on the local environment but that these would be mitigated, as far as possible, through the design of the scheme.
1.20 With this background the planning application was submitted and validated by this Authority in July 2017.
2. The Planning Application
2.1 The proposal subject to this application, submitted by Gwynedd Consultancy on behalf of Gwynedd Council, involves the construction of a new road of approximately 1.5 km length consisting of a single 7.3m wide carriageway with 1.0m wide hard strips each side and a minimum 2.5m wide verge beyond.
2.2 It is argued in the application that the alignment of the road has been so designed to use the local topography as much as practically possible, and to reduce the need for import and export of material. For example the excavated material from a cutting to the south of the river Artro will be used in the creation of embankments that are required to the north of the river.
2.3 The horizontal alignment provides a curving alignment from the existing A496 just south of the sewage treatment works at the northern end of the scheme, across fields and part of the floodplain of the Afon Artro to cross the river and Mochras Road on a new bridge. South of the river the proposed improvement follows a gently curving horizontal alignment, initially in a cutting, to tie into the existing A496 just south of Llanbedr.
2.4 Three main junctions are proposed, one each to the north and south of Llanbedr providing links into the village from these directions along the existing road (which would be reclassified), and one junction onto Mochras Road allowing access to/from the airfield and Shell Island to the west and to the village centre to the east. All existing local provisions for Non-Motorised Users would be maintained as part of the proposed improvement and measures have been included to improve connectivity between current facilities. All county roads, property, farm and field accesses adjoining the proposed new A496 will be designed to current standards.
11 2.5 There will be two bridges constructed as part of the proposed improvement, a single bridge spanning both the Afon Artro and Mochras Road and a second bridging a drainage ditch to the north.
2.6 It is anticipated by the applicant that construction work for the main scheme would commence in 2019 and be completed by 2020 taking 12 months to complete. During the construction period, approximately 9.29 ha of land would be temporarily taken to complete the works. Any land taken on a temporary basis would be reinstated on completion.
2.7 The applicant has stated that the works would be managed to ensure that access to all properties would be maintained throughout the construction period, though limited disturbance to movements would be expected due to traffic speed restrictions through the construction site.
3. Consultations
3.1 The planning application was advertised through site notices at numerous points through the village, a press notice and individual letters to residential properties. Consultations were sent out to statutory consultees.
3.2 To date there have been 27 letters from local residents commenting on the proposed road. 19 of which are expressing support and 8 expressing objection or concerns over the proposed access road.
3.3 Those expressing support have highlighted the social and economic benefits of the proposed access road in that it will help to ease the congestion of vehicles through Llanbedr and will assist in generating jobs on the airfield.
3.4 Those objecting to the scheme do so on the basis of:
Loss of visual amenity/visual intrusion Risk of flooding Over engineered Increased in noise and dust danger to wildlife Road safety Divert passing trade from the village No provision for cyclists Still got bottlenecks in places such as Barmouth and Harlech
3.5 In addition to the local residents three local employers and major landowner have expressed objection to the scheme. Primarily they have raised concerns over the claimed economic benefits of the new access road which have not taken into consideration of how the improved access to the airfield will adversely affect their businesses leading to loss of jobs as the use of the airfield intensifies. They consider the new road would urbanise this area of the National Park with long span bridges, underpasses, sweeping junctions, cuttings and embankments and would take the best and most versatile agricultural land.
12 3.6 Many of the objectors consider that there are alternatives available that would equally achieve the TPO’s identified in the WelTAG study. These alternatives would, it is claimed, be cheaper and be less intrusive.
Statutory Consultees
3.7 The Llanbedr Community Council have stated that whilst they are in favour of the new road they do recognise that other measures are needed to support a ‘lively, lived in village’. Many of these other measures are outside the control of a Local Planning Authority and have been passed on Gwynedd Council for possible action. However, the Community Council have raised concerns over flood risk and road safety. They consider that the junctions off the new road to access the village would improve road safety by the use of roundabouts as would a restricted speed of the road.
3.8 The Community Councils of Dyffryn Ardudwy, Llanfair and Harlech have all expressed support for the new road.
3.9 Gwynedd Council as Highways Authority have raised no objections.
3.10 Wales and West Utilities as the Licenced Gas Transporter has raised no objections.
3.11 Network Rail have raised no objections.
3.12 Gwynedd Council Public Protection have identified that two residential properties will be adversely affected through increased noise considered to be a ‘major impact’ over the long term. A further nine would experience a ‘major impact’ of increased noise over the short term (during construction phase) and 18 properties would experience a ‘perceptible’ increase in noise in the short term. The Public Protection Service have recommended that should permission be granted condition should be attached to secure the submission of a construction method statement (CMS) to ensure that any loss of amenity due to noise, dust or vibration are minimised through mitigation. The CMS will contain such mitigation to minimise loss of amenity through measures such as hours of operation, vehicle types, dust spraying, acoustic barriers etc.
3.13 Dwr Cymru have raised no objections.
3.14 Natural Resources Wales initially raised significant concerns regarding the flood risk associated with this proposed scheme. In response to these concerns the applicant undertook hydraulic modelling work as the basis of a necessary Flood Consequences Assessment (FCA) which would then determine the design of the mitigation necessary to manage the risk of flooding. Discussions have progressed between NRW and the applicant to a position now that an acceptable FCA has been formulated which has informed the design of the proposed new road.
13 3.15 Given this Natural Resources Wales have now withdrawn their holding objection to the scheme but have commented that if permission is to be granted it is to be so conditioned that the flood mitigation measures as detailed in the FCA are included in the design and construction of the new road.
3.16 NRW have commented that the proposed road is in close proximity to the Pen Llyn a’r Sarnau SAC and Meirionnydd Oakwoods and Bats Sites SAC. In highlighting that such sites are protected under the Habitats and Species Regulations 2010 (as amended), the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000 have recommended that any permission is so conditioned that the bat avoidance, mitigation and compensation measures as described in the environmental statement and bat report are set out in a method statement to be submitted and agreed prior to any works commencing.
3.17 In addition to the above NRW have recommended that in view of the nature and location of invasive non-native species (INNS) a Biosecurity Risk Assessment should be submitted to and agreed by this Authority prior to the commencement of works on site.
3.18 The Gwynedd Archaeological Planning Service have commented that inspected that submissions in regard to Archaeology and have concluded that they are up to industry standard and are appropriate for the proposed development. If permission is to be granted it is recommended that conditions be attached to ensure that a specification for a programme of archaeological work is submitted to and approved by this Authority prior to any work commencing on site and that a detailed report is produced, submitted and approved on the archaeological work within 12 months of the completion of the archaeological works.
4. Policy Framework
Planning Policy Wales
4.1 Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government. Of relevance to the consideration of this proposal will be how PPW provide guidance in the consideration of development in the rural areas, such as at paras 4.6.3 and 4.6.4 where it is stated that the priorities for the rural areas are to conserve matters such as ecology, history, archaeology, agricultural value and landscape value whilst at the same time balancing conservation against the economic, social and recreational needs of communities and visitors.
4.2 Para 4.10.1 states that land that can be described as falling within the definition of the best and most versatile agricultural land be conserved as a finite resource and that considerable weight should be given to protecting such land from development. The best and most versatile land falls within Agricultural Land Classification system (ACL) grades 1, 2 and 3a.
14 None of the land shown to be taken either temporarily or permanently is graded above grade 4 in the Agricultural Land quality scale.
4.3 At para 8.1.7 of PPW it is highlighted that the consideration of transport projects the approach is compatible with the Welsh Transport Appraisal Guidance (WelTAG) and that the full range of possible solutions are considered.
Technical Advice Note (TAN) 15: Development and Flood Risk
4.4 As the land through which this proposed road traverses falls within an area as defined in the Development Advice Maps as a flood risk zone (FRZ) the advice and guidance of TAN 15 will apply. The area to the north of the Afon Artro/Ffordd Mochras bridge is entirely within the C1 FRZ and partially within the C2 FRZ.
4.5 TAN 15 provides the technical guidance and advice when assessing development proposals within flood risk zones from both river and coastal flooding, and from additional run off from development. to development and flooding.
4.6 At paragraph 6.2 TAN 15 states that
……transport infrastructure, will only be justified if it can be demonstrated that:-
i Its location in zone C is necessary to assist, or be part of, a local authority regeneration initiative or a local authority strategy required to sustain an existing settlement; or,
ii Its location in zone C is necessary to contribute to key employment objectives supported by the local authority, and other key partners, to sustain an existing settlement or region;
and,
iii It concurs with the aims of PPW and meets the definition of previously developed land (PPW fig 2.1); and,
iv The potential consequences of a flooding event for the particular type of development have been considered, and in terms of the criteria contained in sections 5 and 7 and appendix 1 found to be acceptable.
4.7 As a consequence the applicants must produce and have agreed a Flood Consequences Assessment (FCA).
Eryri Local Development Plan
4.8 Any development proposal must address and be in conformity with all the relevant policies of the Eryri Local Development Plan. Of particular relevance to the consideration of this proposal are the following policies:
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Strategic Policy A: National Park Purposes and Sustainable Development. Criteria i. iii. Iv. v. ix. x. and xiv are of particular concern
Development Policy 1: General Development Principles. The aim of this policy is to conserve and enhance the Special Qualities and purposes of the National Park.
Strategic Policy D: Natural Environment
Development policy 2: Development and the Landscape
Strategic Policy Ff: Historic Environment
Strategic Policy H: Sustainable Rural Economy
Strategic Policy L: Accessibility and Transport
5. Assessment of the scheme
Landscape Character
5.1 The applicants have submitted a Landscape Visualisation Impact Assessment (LVIA) as part of the application submission. The LVIA has assessed the scheme in terms of its likely effects on Landscape Character, Visual amenity, effects on the ‘Special Qualities’ of the National Park and on the Visual Effect on the Llanbedr standing stones scheduled ancient monument.
5.2 The LVIA concludes that it is anticipated that the construction effects during the peak activity period would be greater than the operation effects of the Scheme. During construction two local landscape character areas (LCA 05 and LCA 08) would experience a large adverse significance of effect. Five of the remaining six LCAs would experience a slight adverse significance of effect and one (LCA 07), would experience a neutral significance of effect.
5.3 In winter of the opening year the magnitude of impact would reduce for all the LCAs affected by the scheme resulting in two LCAs (LCA 05 and LCA 08) experiencing a moderate adverse significance of effect. The remaining six LCAs would all experience a neutral significance of effect. These reductions would be brought about by the inherent design features of the scheme such as the cladding to the structures, the road side stone walls and the greening of the engineered earthworks due to the establishment of the grass seeding.
5.4 Over time and by design year 15 the proposed planting mitigation would further help to soften the engineered elements of the scheme and provide further integration. This would be reinforced with the proposed off-site planting to the northern section of the scheme, screening and integrating large parts of the scheme within LCA 05. However due to the open low lying nature of LCA 05 the embankment with traffic on it would continue to be a noticeable element within parts of the landscape.
16 Taking into consideration the proposed off-site planting, the magnitude of impact will reduce for LCA 05 to minor adverse experiencing a reduced slight adverse significance of effect. The cutting within LCA 08 would continue to form a noticeable element within the local landscape. LCA 03 would experience a slight adverse significance of effect, whilst the remaining five LCA’s (01, 02, 04, 06 & 07) would experience a neutral significance of effect.
Visual Amenity
5.5 During construction five of the representative viewpoints would experience a large adverse significance of effect and two viewpoints would experience a slight adverse significance of effect.
5.6 In the opening year of operation the magnitude of impact would be reduced, and over time the establishment of mitigation planting would help to soften the scheme and reduce the significance of the impacts. By design year 15 (summer), the loss of visual amenity has, it is shown, to have been moderated to neutral, slight or no more than moderate adverse significance of effect at any viewpoint.
Effects on the Special Qualities
5.7 In looking at the effects of the Scheme on the special qualities of the Snowdonia National Park including the settlement of Llanbedr and the tranquillity experienced by users on a section of the Wales Coastal Path the LVIA concluded that:
• There would be a moderate adverse effect on the local landscape of the lowland plain. It is recognised in both LANDMAP and within the landscape characterisation carried out by this Authority that this landscape is of high to moderate quality, with some recent developments including caravan parks affecting the overall appearance of the area.
• The view from two PRoW which traverse the banks of the Afon Artro, including a section of the Wales Coastal Path would be directly affected by the Scheme from localised sections of the footpaths. However, proposed off-site screening will reduce this significantly to the majority of views. With the introduction of off-site planting this will reduce the majority of the area to a slight adverse impact on the tranquillity and solitude experienced by walkers on the national trail.
• The scheme, through the removal of through traffic on the A496, would have a potential local improvement on Llanbedr’s townscape and associated listed structures along the A496 corridor.
Visual Effect on the Llanbedr standing stones (SAM)
5.8 The new access road would be visible on embankment and bridges as it crosses the Morfa Dyffryn to the north.
17 The removal of the overhead power lines running east to west would help to partially reduce the visual clutter, although the repositioned line would remain visible against the skyline. The proposed scheme would have a noticeable change (moderate adverse magnitude of impact) on the north and west view from the standing stones, resulting in a moderate adverse significance of effect at opening year.
Noise and Vibration
5.9 With reference to noise and vibration, at opening year, the scheme would result in a perceptible 3.5dB reduction in traffic noise levels at the standing stone when compared to the scheme not being constructed.
5.10 At year 15, with the establishment of the proposed mitigation planting, the passing traffic on the embankment would be increasingly filtered in east and north westerly views. However, it is anticipated there would be a framed filtered view to the traffic on structure as it crosses the watercourse 160m to the north west of the standing stone. The new screen planting along the watercourse to the north would help to restrict views towards the north and the proposed junction into Llanbedr. At year 15 the magnitude of impact would reduce to minor adverse, resulting in a slight adverse significance of effect in summer views, but rising to moderate adverse in winter as a result of the loss of leaf cover on the intervening planting.
5.11 With reference to noise and vibration at year 15 the scheme would result in a perceptible 3.1dB reduction in traffic noise levels when compared to the scheme not being constructed.
5.12 In terms of the overall tranquillity experienced at the standing stones, although there would be a perceived reduction in traffic noise, the Scheme would result in visual intrusion. Overtime the visual intrusion would reduce as the proposed mitigation establishes so that by summer year 15 there would be a slight adverse significance of effect on tranquillity.
Flood Risk
5.13 Part of the footprint of the embankment north of the Afon Artro/Ffordd Mochras bridge is through a flood risk area which is deemed as being high risk. This is reflected in it being within the flood zone maps produced by NRW for both fluvial and tidal risk. The area is also within the Ardudwy Marsh Internal Drainage District (IDD). IDD’s are usually areas of land which benefit from flood defences, require regular maintenance on main watercourses and have a high water table. The development advice maps accompanying TAN15: Development and Flood Risk indicate that the area is within zone C2. Consequently NRW are advising that flood risk is a major concern regarding the impact of any road embankment in this flood risk area.
18 5.14 In response to this the applicants and NRW have been in protracted negotiations to agree a baseline hydraulic model upon which a detailed Flood Consequences Assessment in support of this proposed road could be based.
5.15 The baseline hydraulic model has now been agreed and an FCA produced. The FCA has been assessed by NRW and following design amendments consider that the flood risks have been addressed satisfactorily and provided that the flood mitigation as detailed in the FCA are incorporated then the risks can be managed.
6. Conformity with Policy
6.1 In principle it is concluded that the proposed access road is in accordance with the policies and guidance set out in PPW, TAN 15 and the Eryri Local Development Plan.
6.2 In terms of the proposal being in accordance with PPW the applicant has been able to show that all those matters of concern, such as ecology, history, archaeology, agricultural value and landscape value have been examined and any loss has been mitigated.
6.3 TAN 15 requires the submission and agreement of an FCA. This has been done and rigorously examined by NRW.
6.4 TAN 15 states that once the FCA has been agreed it is the responsibility of the Local Planning Authority (i.e. This Authority), if it is to approve the planning application, to then justify the approval of that development in that location. It is considered that the criteria utilised in the justification process for development of this nature (as outlined in para 4.6 above) have been met in that an FCA has been submitted and agreed and that the proposed development, i.e. new transport infrastructure, is necessary to contribute to a key to employment objective i.e. the Snowdonia Enterprise Zone at Llanbedr Airfield.
6.5 In terms of ensuring that National Park Purposes and the Special Qualities of the National Park have been adequately addressed the applicant has presented an application that is supported by an Environmental Statement, a Landscape Visualisation Impact Assessment and a Flood Risk Assessment, that demonstrate with the aid of appropriate mitigation, that any adverse effects of the proposed new road can be managed and enhanced. In addition to the already proposed enhancement measures it is considered that other mitigation measures can be made through conditions to any permission to ensure that the special qualities are conserved and enhanced.
6.6 Consequently it is considered that the criteria of Strategic Policies A and D and Development Policies 1 and 2 have been satisfactorily addressed through landscaping and habitat protection and enhancement.
6.7 The Environmental statement identified 10 topic areas for assessment:
i. Air quality
19 ii. Cultural heritage iii. Landscape iv. Nature conservation v. Geology and soils vi. Materials vii. Noise and vibration viii. Effects on all travellers ix. Community and private assets x. Road drainage and the water environment
Each topic is examined below in terms of Eryri Local Development Plan policy compliance.
Air quality
6.8 It has been recognised that the proposed improvements will have the potential to cause air quality impacts during the construction and operational phases.
6.9 During the construction phase the has been identified potential reduced air quality due to demolition, earthworks, construction and trackout of mud and debris onto the highway. Provided that good practice dust control measures are implemented the residual significance of potential air quality impacts are predicted to be negligible.
6.10 During the operational phase the modelling assessments indicated that the levels of NO2 (nitrogen oxide)and PM10 (atmospheric aerosol particles) concentrations arising from the use of the proposed road would be below the required Advice Quality Standards (AQS). A regional assessment was undertaken which showed that between a baseline of 2015 and the year 2020 emissions of NO2, PM10 and CO2 all reduced which led to the conclusions that the impacts of the proposed road would be largely beneficial on air quality and the impacts are not considered to be significant.
6.11 Given this it is considered that the policies of the ELPD have been satisfied
Cultural heritage
6.12 The submitted Environmental Statement outlines the assessment of the impact of the proposed development which highlighted potential adverse visual impact to the setting of Meini Hirion Standing Stones which are a Scheduled Ancient Monument. The assessment indicates that the visual impact would reduce as the new screen planting becomes established and would be substantially reduced by year 15 of operation, the removal of existing power lines will also reduce the impact. Due to the reduced flows on the existing village through road the traffic noise levels would be reduced at the site as soon as the scheme becomes operational and would remain reduced while the scheme was operational. Improved access and interpretation at the site would increase public knowledge and appreciation, which would work to ameliorate some of the adverse impact.
20 6.13 The assessment has also identified potential beneficial impacts to Listed Buildings and Scheduled Ancient Monuments on the current A496 in Llanbedr due to a potential reduction in traffic.
6.14 Given this the application is considered to be in compliance with ELDP policy Ff: Historic Environment.
Landscape
6.15 By way of assessing the landscape and visual impact of the proposed road a Landscape and Visual Impact Assessment (LVIA) was undertaken. The submitted LVIA has been undertaken in accordance to and makes reference to the appropriate LVIA guidance for highways, notably:
Highways Agency (2008) HA 205/08: DMRB Volume 11, Section 2, Part 5: Assessment and Management of Environmental Effects; Welsh Government (2014) Interim Advice Note (“IAN”) 135/10 (Wales Only): ‘Landscape and Visual Effects Assessment’ (Ref 8-2). (IAN 135/10 supersedes Volume 11, Section 3, Part 5 of the DMRB; Landscape Institute (2011) Advice Note 01/11 ‘Photography and Photomontage in Landscape and Visual Impact Assessment’; LI & IEMA (2013) Guidelines for Landscape and Visual Impact Assessment: Third Edition; and Institute of Lighting Professionals (2005) ‘Guidance Notes on the Reduction of Obtrusive Light’.
6.16 The LVIA is supported by an environmental masterplan and a series of photomontages which illustrate the proposals at year 1 without mitigation and at tear 15 with mitigation planting.
6.17 The outcomes of the LVIA are considered to be appropriate and well considered.
6.18 The design of the access road has been well considered and has, as far as it is possible been integrated into the local landscape. The principle measures which help to integration are:
• external concrete walls and abutments faced with stone-effect cladding in keeping with local materials • highway boundary walls constructed of local stone to be in keeping with the appearance of the existing A496 extend along most sides (not where in cutting) of the road carriageway and the junction slip roads • New native species boundary hedgerow planting • Undergrounding of power lines - not clear on the location, what size pylons e.g. wood pole, lattice) or whether this has visual benefits to receptors. Whilst a matter for detailed design the exact details of these OHLs is not immediately evident • cutting slope profiles are reduced to soften their appearance to create a more naturalistic flow that is more in keeping with the local topography
21 • localised, mostly off site, tree and shrub planting designed to help locally integrate the scheme and provide screening to residential, and other, receptors. These include:
- New block woodland to screen and integrate Maes Artro - off site hedgerows - infill native scrub, shrub and tree planting to reinforce tree line west of the SAM - shrub and low level tree planting close to the Afon Artro flood bunds west of Llanbedr village
6.19 It is considered that in addition to the above mitigation measures the scheme would benefit from a scheme of landscaping on the exposed embankments to the north of the Afon Artro/Ffordd Mochras bridge. This can be covered by a pre-commencement condition requiring a detailed landscaping scheme.
Nature conservation
6.20 An Ecological Impact Assessment (EcIA) has been completed for the proposed new road. The EcIA explains the survey and assessment methodologies that have been applied, summaries the key nature conservation legislation and policy and describes the baseline condition of all important ecological features.
6.21 This Authority has been fully engaged throughout the design process in providing specialist ecological input from pre-planning stages through to the submission of the planning application.
6.22 The project documentation has been reviewed by the Authority ecologist where it relates to nature conservation, ecology and biodiversity and has provided detailed comments throughout the pre-planning stages. In response the applicants have proposed a number of satisfactory solutions to address the points raised.
6.23 Following a series of ecological design changes to the proposed scheme, informed by the potential impacts on habitats and species, mitigation has been incorporated. The design is considered to be satisfactory in nature conservation terms in that the mitigation that has been incorporated into the scheme is adequate to minimise any residual ecological impacts on ecological rich and/or sensitive habitats and species identified within the scheme footprint and beyond.
6.24 Consequently ELPD policy D: Nature Conservation is considered to be satisfied.
Geology and Soils
6.25 The ES outlines that there are there are no geological sites such as SSSI’s, RIGS or GCR’s located within or directly adjacent (within 1km) to the proposed scheme. The baseline conditions in terms of geology and geomorphology are valued as low and generally of local interest and importance.
22
6.26 The Proposed Improvement is considered unlikely to affect hydrogeological water movement, water abstraction, contamination or potential future economic geological exploitation to any significant degree.
6.27 Some soil will be lost due carriageway construction and new access provisions, however the environmental value of the soil lost is low.
6.28 One potential sources of contamination that will be affected by the works has been identified, a sewage treatment works, but this is already a controlled site and the effect on the site by the project is peripheral.
6.29 Consequently there are no ELDP policy concerns with this topic.
Materials
6.30 For the purpose of the ES the term ‘material resources’ encompasses the materials and products required for the construction of the new road. Material resources include primary raw materials such as aggregates and minerals, and manufactured construction products. Many material resources will originate off site, purchased as construction products, and some will arise on site such as excavated soils or recycled road planings.
6.31 As these are generally not matters under the control of an Local Planning Authority they do not raise any ELDP policy concerns.
Noise and vibration
6.32 A noise and vibration assessment has been undertaken which evaluates the potential impacts of the new road on Llanbedr. In summary the assessment shows that in the short and long term more properties will experience perceptible noise decreases than increases. It is stated that additional mitigation measures will be considered for those properties experiencing the worst effects of noise through acoustic bunding and screening.
6.33 Gwynedd Council Public Protection have been consulted on this issue and have suggested conditions to be attached to any permission which will reduce and mitigate any loss of amenity experienced as a result of the new road.
6.34 With appropriate safeguards through mitigation and conditions attached to any approval notice ELDP policy will be satisfied.
Effects on All Travellers
6.35 For the purposes of an assessment all travellers have been categorised into two groups Non-Motorised Users (NMU’s) and Vehicle travellers. NMU include pedestrians, cyclists and equestrians.
6.36 The assessment shows that for NMU’s through Llanbedr the conditions would improve significantly as traffic levels fall by 90% resulting in safer and more
23 ‘ambient’ surroundings. For vehicle travellers the traffic congestion is expected to decrease significantly in line with the aims of the proposed improvements.
6.37 As there are clear benefits to all travellers ELPD policies 1 and L are satisfied.
Community and Private Assets
6.38 The ES considers the effect on i) private property, associated land-take and land use by the community and ii) the effects on agricultural land.
i) There is no land allocated for housing, employment or retail or designated as public open space that would be acquired for the new road.
It is indicated that land attached to seven properties situated adjacent to the existing A496 at either end of the works and would be within the temporary and permanent land take for the scheme. Impacts upon these properties would be mitigated by financial compensation for loss of land, careful undertaking of construction activities and reinstatement of temporary land take.
ii) The proposed route of the new road would result in both permanent and temporary land take. Temporary land take would occur during the construction phase, and consist of land required for the construction compound, storage and construction access. This would be a short term temporary impact. Permanent land take would include the new road and associated embankments/cuttings. This would also occur during the construction phase and this effect would continue throughout the operational phase.
It is proposed that a total of 2.49 ha of agricultural land would be acquired for a temporary period and 6 ha acquired permanently. The applicant has declared that none of this land is graded above grade 4 in the Agricultural Land Quality scale.
Road drainage and the water environment
6.39 In assessing the scheme the ES considered the existing water environment conditions, it investigates the likely effects of the proposed road on the quality of the surface water, groundwater and flood risk both during the construction and operational phases. In so doing it considers the FCA, a Water Framework report, a drainage strategy report and water quality tests.
6.40 The objectives of the assessments are to identify and where possible quantify the potential impacts of the new road on the existing road drainage and water environment and if required propose mitigation and reduce the significance of any effects.
24 6.41 The conclusions are that providing best practice is adhered to during the construction phase the magnitude of the impact will be negligible.
6.42 During the operational phase it is stated that the design of the new road will ensure that all discharges will comply with the environmental quality standards and would meet and pass the Runoff Specific Thresholds. In addition and following mitigation the drainage design would pass the Tier 1 test for Method A Assessment of Pollution Impacts from Routine Runoff to Surface Waters.
6.43 There is therefore no conflict with ELDP polices in terms of road drainage and the water environment.
7. Conclusions
7.1 As with most major infrastructure proposal the construction phase of this proposed new access road will have the greatest adverse effect on the landscape, visual amenities and residential amenities. The acceptability of a scheme will be how these adverse impacts are managed and mitigated over time moving forward.
7.2 It has been shown that any adverse effect categorised as ‘large adverse’ at any of the viewpoints will be confined to the construction phase. Through appropriate mitigation and time these large adverse effects will be reduced, at worse, to moderate and in some cases reduced, by year 15, to neutral and slight.
7.3 Similarly the adverse effects resulting from noise and vibration will be confined to the construction phase. However there will be a reduction on perceptible traffic noise during the operational phase when compared with the current levels of traffic noise.
7.4 Flood risk has been shown to be capable of being managed through the appropriate design of the proposed new road.
7.5 the evidence submitted with the application shows that the traffic passing through the centre of Llanbedr will reduce by around 90%. The benefits of this to the health and wellbeing of the residents of Llanbedr, it is considered, cannot be overstated.
7.6 At the outset the aims of the proposed new road as outlined in the WelTAG study report were to:
i. Improve access to Llanbedr Airfield and other sites of economic activity lying west of Llanbedr, ii. Improve congestion and traffic problems within the village of Llanbedr, iii. Improve journey times and reliability along the A496, iv. Achieve the aims of i, ii and iii above whilst minimising adverse effects on the environment.
25 7.7 Through the examination of the submitted ES, LVIA, FCA other associated surveys and reports it is shown that the largest of the adverse effects are confined to the construction phase and that through mitigation the resultant adverse effects can be minimised during the operational phase.
7.8 It is considered that due to the identified benefits of the proposed new road in terms of the health and wellbeing of residents, the prospect of assisting economic benefits and through mitigation and management compliance with national and local policy framework has been shown.
8. Recommendation
8.1 To APPROVE this application subject to appropriate conditions
Background Papers in Document Bundle No.1: Yes
26 Cais Rhif / Application No. NP5/62/399
TH 16M
TH 10M
TH 10M TH 10M
TH 14M 2.84 TH 16M TH 6M TH 14M 2.86 TH 11M TH 9M TH 9M TH 11M 2.88 TH 16M 2.93 TH 12M 2.90 TH 12M TH 10M SOF = 1.78 TH 4M TH 12MTH 12M IL = 0.46 2.78 SOF = 1.68 2.95 TH 10M TH 12M IL = 0.38 2.81 2.98 IC CL = 2.89 2.93 TH 9M
2.83 TH 11M TH 3M 3.02 TH 18M 2.87 3.04 TH 4M TH 18M 3.10 3.10 2.86 TH 3M TH 12M TH 15M TH 12M TH 10M 3.15 3.21 TH 4M TH 12M 3.02 TH 13M TH 15M 3.20 3.18 TH 10M TH 10M 3.04 TH 10M TH 8M TH 7MTH 12M 3.17 3.25 TH 15M TH 7M NRG25 3.08 TH 10M TH 7M TH 10M RS 3.22 3.17 TH 5M 3.16 TH 5M TH 7M TH 12M
3.14 3.24 TH 10M TH 10M TH 12M TH 10M TH 9M 3.14 TH 10M SOF = 2.09 3.16 TH 10M IL =SOF 0.65 = 2.01 3.22 TH 11M TH 2M 3.12 3.14 TH 9M TH 12M 3.21 TH 14M TH 14M 3.11 TH 14M 3.13 TH 9M 3.19 TH 9M TH 10M TH 9M 3.14 TH 14M TH 14MTH 14M 3.10 TH 11M IL = 1.06 TH 12M 3.18 3.06 TH 6M 3.08 TH 13M MP TH 9M TH 11M MP TH 10M FH TH 12M 3.18 TH 4M TH 13M TH 2M IL = 1.31 3.06 3.03 TH 14M 3.14 TH 10M TH 9M TH 18M TH 12M TH 16M TH 7M IC CL3.09 = 3.10 TH 14M 2.99 3.08 3.04 3.06 TH 12M 2.98 RS 2.97 TH 12M 3.04 TH 10M TH 13M 2.96 TH 7M TH 10M 2.98 TH 9M 3.04 TH 10M
TH 4M 2.96 TH 13M TH 4M IL = 1.65 2.89 TH 14M 2.95 3.03 TH 14M 2.87 TH 10M
TH 13M TH 10M TH 14M 3.00 3.53 TH 12M TH 9M TH 10M 2.85 TH 3M TH 13M TH 6M 3.46 2.95 TH 2M TH 7M TH 10M TH 4M TH 7M TH 10M TH 13M 2.90 TH 13MTH 13M 2.94 TH 13M TH 13M TH 12M MP TH 13M TH 13M 2.89 2.91 TH 12M MP TH 12M TH 13M 2.92 TH 12M TH 6M TH 8M TH 9M TH 10M TH 2.5M 2.92 TH 12M
TH 13M 2.95 TH 10M TH 11M TH 10M TH TH11M 12M 3.36 TH 13M TH 12M TH 14M TH 13M 2.84 2.94 TH 5M FH TH 13M 2.96 TH 3M SV TH 8M 2.87 TH 14M
2.98 TH 8M 2.97 3.67 TH 8MTH 8M
TH 12M 2.97 2.87 TH 1M TH 15M TH 2M 2.86 3.11 RS TH 8M 2.99 TH 12M TH 12M TH 8M TH 8M TH 4M TH 5M 2.89 3.20 TH 9M 3.32 2.90 3.10
TH 10M 3.13 3.57 NRG26 3.00
3.07 3.98
3.45 5.15 RS RS TH 13M 3.14 TH 12M RS 3.83 TH 13M 4.58 4.53 SV
3.64 SV SV SV 4.29
4.96
4.06
4.66 5.27 TH 10M TH 10M TH 11M TH 11M TH 2M 4.48 TH 2M TH 7M TH 2M TH 11M TH 11M TH 2M TH 13M TH 11M TH 10M TH 9M SV 5.12 TH 10M Post 10.76 TH 11M TH 10M TH 10M TH 9M TH 15M TH 9M TH 10M TH 11M TH 9M TH 3M 5.59 TH 8.5M 10.81 SV TH 3M
IC CL = 10.73 5.56 TH 2M TH 10M
TH 12M
5.39 TH 10M TH 9M IC CL = 10.5410.54 TH 11M
10.51 10.56 TH 8M SV TH 3M TH 10M TH 16M TH 3M TH 6M TH 8M TH 8M TH 8M TH 8M TH 10M G 6.11 TH 12M TH 15M TH 6M 10.38 TH 19M TH 19M TH 12M TH 14MTH 14M TH 9M TH 4M 6.14 6.46 TH 4M TH 19M 10.60 SV 10.27 TH 2.5M G 10.32 TH 11M 6.32 TH 10M TH 12M TH 20M 6.06 TH 12M G TH 12M IC CL = 6.15 TH 11M
TH 22M 6.33 TH 22M TH 10M RS TH 22M
NRG27 6.22 10.08 6.59 10.60 LP 10.09
9.96 6.48
TH 18M 7.08 TH 7M 6.53 TH 18M
9.75 9.83 IC CL = 6.44 6.46 SV SV TH 18M SV 6.45 9.80 IC CL = 9.81
6.48 TH 6M TH 3.5M IC CL = 9.81 TH 6M TH 12M
6.43 RS RS 9.67 LP TH 14M
9.58
TH 6M 9.55 TH 18.277M 6.42 9.37 TH 14M TH 14M
TH 14M IC CL = 6.39 6.45 6.40 TH 3M
TH 8M IC CL = 6.39 TH 10M TH 8M TH 10M TH 9M TH 10M 6.34 9.15 9.13 6.43 SV THTH 18M 18M 6.34
8.98 TH 10M
IC CL = 6.18
TH 5M 6.30 6.10
6.19 TH 5M 5.95
IL = 1.19 SV 8.75
TH 14M 6.02 8.80 TH 5M TH 19M 8.73
TH 5M 5.90 TH 3.5M 5.73 TH 19M IL = 0.59
5.78 TH 12M
TH 16M
5.63
TH 19M
TH 5M
5.63 2.54 IC CL = 2.56
NRG28 5.57 TH 16M 5.53 5.51 8.38 TH 17MTH 19M 8.49
8.41
5.40 TH 3M
SV 5.45 TH 18M TH 17M
IC CL = 5.63 G 5.36 8.23 SV TH 18M 8.28 IC CL = 5.47 8.33
5.47 TH 4M
5.45 5.47 TH 11M
TH 18M BT CL = 8.19 5.32 TH 18.5M
TH 5M TH 5M 5.47 TH 4M SV 8.14
5.55 8.19 8.14 5.40 SV TH 10M
0.95 1.06 5.56 5.63
5.50 5.71 TH 17M 5.72 G TH 15M TH 16M TH 5M TH 6M IC CL = 8.07 2.14 2.02 5.65 1.97 TH 4M 5.80 2.29 5.61 2.14 TH 13M 5.74 TH 12M 7.90 5.69 7.98
7.91 3.50 IC CL = 5.64 5.29 TH 9M 5.63
SV 5.31 TH 15M TH 4M 4.74 5.23
4.85 7.73 G RS 4.42 SV 4.79
RS 2.67 4.36 G TH 10M 4.46 IC CL = 2.75 SV IC CL = 4.39 7.72 IC CL = 7.90
7.69 Bin G SV 4.35 4.39 NRG13
TH = 7.90 TH 16M NRG29 4.32 4.30 SV IC CL = 7.90 TH = 4.32 7.91 G 4.29 TH 3M SV TH 22M 4.38 7.50
Post
7.55 TH 21M G IC CL = 7.88 TH = 7.92 4.30 7.54
LP 4.31 TH 10M 4.36 IL = 6.73 IC CL = 7.46
SV BT CL = 7.42
TH 15M TH 4M TH 20M
TH 6M 7.35 TH 15M IL = 3.05 4.35 G
7.39 TH 5M MP TH 20M
TH 6M 7.33 TH 17 M 4.28 SV TH 6M IC CL = 7.38 TH 5M TH 6M TH 17M G TH 7M TH 9M 4.28 TH 9M TH 9M
TH 12M 4.39 TH 18M TH 3M
TH 14M
7.23 G 4.27 SV TH 13M 7.14 4.34 IL = 6.09 TH 7M IL = 6.64 TH 19M IC CL = 3.55 TH 9M TH 5M IC CL = 7.13
4.47 TH 15M TH 5M TH 5M TH 15M TH 23M 7.05 TH 19M
4.33 LP TH 14M FH TH 11M 4.40 SV TH 15M TH 19M BT CL = 7.20 TH 15M IC CL = 4.50 4.52
TH 15M TH 18M 4.44 4.46 TH 15M
6.93
7.48 4.57 6.97
6.92 7.30 TH 19M
7.34 TH 13M
IL = 3.47 4.45 7.35 7.29 TH 16M 7.28
Bin
7.25
LP TH 4M
6.85 SV SV TH 15M
6.81 6.76 7.22 6.75
G 7.24 RS G TH = 6.87 G 7.38
6.73 IC CL = 6.80
G TH 13M 2.69 TH = 6.81 G IC CL = 6.79 TH = 6.69 7.18 TH 16M 6.78 IC CL = 2.78 G TH = 6.69 G
IC CL = 6.61 G TH 2.5M TH 3.5M LP TH 9M 6.70
7.23 IC CL = 6.71 6.66 TH 3M
TH 1.5M
6.78 IC CL = 6.72 NRG12 6.89 TH 6M G TH 20M 6.74 IC CL = 7.00
6.70 7.02 IC CL = 7.01 6.89 TH = 7.06 TH 2.5M 6.85 SV TH = 6.83 G 7.08 TH = 7.16
6.79 TH 2.5M TH 4M Bin RS 6.75 G RS
TH 9M
6.99 FH Phone TH 4M
6.77 RS
RS 6.75 6.86 7.14 TH 5M 7.71 7.16 SV TH = 6.87 7.13 TH 10M 7.54 TH 5.5M TH 4M IC CL = 7.14 6.86 7.60 7.27 7.44 7.40
7.27
TH 9M 7.45 6.84 TH 10M TH 6M TH 3M G TH 4M TH 4M 7.06 IC CL = 7.16 7.83 7.69 SV TH 3M TH = 7.17 8.64 TH = 7.19 G Bin SV SV SV SV SV
RS 8.72 MP SV
8.65
9.33 9.65
8.03 TH 6M
9.57 TH 5M
Bin
9.81 Post NRG11 9.85 RS
G 10.01
TH 13M
TH 5M MP 9.76 TH 5M 10.02
SV
9.70 9.91 9.92
SV TH 2M BT CL = 9.69
TH 6M
IC CL = 9.98 TH 2M RS
TH 3M
TH 2M 9.40 TH 7M SV SV FH
SV
9.44 9.49 10.10 RS Bollard
Post 9.85 10.05 TH 9M TH 10M G
Post 2.69 Bollard TH 15M IC CL = 2.75 TH 8M TH 10M TH 10M TH 5M 9.02 TH 11M TH = 9.47
9.08
TH 14M 9.07 9.06 MP
TH 12M
8.72 TH 14M SV TH 10M
SV 8.82 TH 7M TH 12M 8.73 TH 6M
TH 11M SV
TH 11M TH 6M TH 3M TH 11M 8.47 2.12 TH 13M TH 2M TH 12M 8.52 TH 12M TH 12M TH 3M TH 13M NRG10
TH 4M 8.46 TH 12M TH 13MTH 13M SV 2.00 TH 7M TH 13M
TH 14M
TH 13M
TH 14M TH 13M 8.26 IC CL = 2.36 TH 8M
TH 8M 8.31
8.27
TH 12M TH 4M BT CL = 8.11 TH 12M SV TH 3M TH 3M TH 18M
8.15 TH 4M TH 19M
8.10 TH 2M G TH 6M G
IC CL = 8.12 7.96 TH 5M TH 15M TH 5M G 8.08 TH 4M
8.08 TH 6M TH 15M TH 17M TH 17M
TH 6M TH 6M 7.90
TH 7M SV TH 17M TH 7M TH 12M 8.00 TH 6M
TH 9M 8.08 TH 11MTH 12M 12MTH IC CL = 2.87 TH 9M TH 8M TH 12M TH 6M
TH 11MTH 12M 7.81 TH 4M TH 8M
TH 12M
7.92 TH 4M TH 12M TH 13M TH 12M MP BT CL = 7.85 8.03 SV TH 4M TH 13M TH 4M TH 13M TH 4M
TH 13M TH 4M
TH 6M TH 2.5M TH 14M 7.87 7.61 TH 17M TH 16M IC CL = 7.82 TH 2M TH TH16M 17M TH 13M TH 16M TH 17M SV TH 7M TH 14M TH 12M TH 16M TH 17M 7.70 SV 7.76 NRG9
TH 5M TH 18M TH 18M TH 19M TH 11M 7.43 TH 5M TH 18M
7.54 IC CL = 3.60 TH 19M TH 18M TH 12M 3.41 TH 18M TH 18M
TH 12M TH 18M TH 18M
3.38 TH 19M 7.23 TH 3M TH 19M 7.50 TH 13M TH 19M SV TH 19M TH 19MTH 19M G 7.32
TH 19M 7.10
TH 20M 7.37 2.57
TH 20M TH 4M 7.18 IC CL = 7.33
7.00 MP TH 20M 7.22 SV TH 20M 7.06 IC CL = 7.06 BT CL = 7.03 IC CL = 3.54 FH
TH 20M 7.04 TH 20M
2.54 6.85 TH 17M
TH 17M 7.30 6.86 TH 17M
SV 6.72 6.85
TH 18M 6.75 TH 18M TH 17M RS
2.13 6.54
6.60 TH 18M 6.56 SV
TH 10M
TH 8M TH 12M TH 13M TH 15M TH 2M TH 15M 6.32
6.35 TH 12M
6.31 BT CL = 6.16 IC CL = 6.28 TH 12M TH 10M TH 5M TH 9M
6.08 TH 4M
TH 12M 6.12 TH 6M IL = 4.35 G TH 5M 6.08
TH 12MTH 11M TH 3M TH 7M TH 14M TH 15M TH 7M TH 5M TH 3M TH 9M 5.88 TH 7M TH 10M 6.05 TH 9M TH 3M TH 11M TH 13M 5.97 TH 6M TH 8M
TH 12M 6.08 TH 5M RS TH 13M TH 9M TH 9M TH 5M TH 2M TH 12M
TH 6M 5.87 TH 6M TH 10M TH 5M 5.67 SV TH 8M TH 11M TH 11M MP
TH 12M TH 3M TH 14M 5.75 TH 11M TH 12M TH 4M TH 10M TH 6M TH 5M TH 9M TH 13M TH 8M 5.79 TH 11M TH 10M TH 11M 5.60 TH 9M TH 10M TH 8M TH 12M TH 4M TH 3M TH 6M TH 10MTH 10M TH 10M TH 6M TH 10M TH 9M TH 12M TH 3M TH 11M TH 8M TH 8M
TH 12M
TH 9M 3.35 TH 10M 3.07 TH 6M TH 9M
TH 10M 4.99 4.92 5.54
TH 10M 4.86 TH 10M IC CL = 5.74 TH 7M 4.81 TH 12M NRG6 5.63 TH 6M 4.84 4.83 4.84 TH 15M 4.74 5.72 TH 15M 4.83 TH 10M 4.58 4.85 5.40 4.55 4.61 4.70
4.85
LP 3.48 4.77 2.56 TH 8M TH 8M 4.64 5.66 TH 13M 4.77 4.77 BT CL = 5.43 TH 12M TH 12M 4.79 TH 12M TH 12M TH 8M RS 4.85 TH 10M TH 8M 4.65 5.55 4.50 4.83 5.35 4.83 FH 4.85 4.97 4.92 5.65 4.94 5.16 5.49 4.89 TH 3M 4.59 TH 12M 4.93 5.08 MP 5.21 IC CL = 5.58 NRG7 4.94 IC CL = 5.03 SV TH 3M SV 5.33 NRG8 TH 11M RS 5.58 TH 8M 4.52 MP 5.16 TH 4M 5.28 SV 4.35 5.46 TH 11M TH 12M TH 12M TH 13M TH 12M TH 12M 4.58 TH 11M 3.31 IL = 2.89 3.33 TH 11M 4.54 TH 12M TH 12M TH 12M TH 13M TH 11M TH 12M TH 10M TH 12M TH 12M TH 12M TH 12M 4.38 TH 12M TH 12M TH 12M TH 12M TH 12M TH 12M TH 13M TH 10M TH 12M 3.99 MP TH 11MTH 11M 4.55 TH 11M TH 10M SV TH 12M 3.94 TH 10M
4.55 TH 10M TH 10MTH 10M TH 10M TH 10M TH 10M TH 12M 4.07 4.37 TH 12M TH 12M IC CL = 4.76 4.38 TH 10MTH 10M 4.46 4.79 TH 12M 4.81 4.81 4.81 TH 11M 4.81
4.61 TH 13M 4.81 TH 14M TH 9M TH 14M TH 14M 4.55 LP TH 14M TH 13M 4.89 TH 14M TH 13M 4.88 TH 14M 4.43 TH 13M 4.89 4.77 4.88
4.81
Post 4.90
4.88 LP 4.64 Post
4.79 4.59
TH 10M 4.88
4.82 NRG5 4.80 4.45 4.89 4.85 G TH 11M 4.89 4.91
4.78 RS TH 15M 4.81 BT CL = 4.43 TH 12M
Post TH 12M 4.82
4.62 4.58 Bin 4.66 TH 12M TH 15M TH 12M TH 12M 4.42
4.77 TH 12M TH 8M 4.66 4.55
4.70
TH 13M RS TH 12M
4.66
TH 13M
TH 8M 4.56
H=3m 4.51 4.40
TH 13M 4.74 4.48
4.68 IC CL = 4.83 SV TH 11M IC CL = 4.81 SV TH 11M MP Cab SV IC CL = 4.80 SV TH 12M MP TH 12M 4.56 IC CL = 4.82 TH 12M 4.38 4.44 SV MP Post
SV 3.73 MP LP SV 4.26 4.62
FH IC CL = 4.82 5.10 IC CL = 4.64 SV
TH 5M
2.93 TH 10M
3.03 4.63 TH 10M 4.60 TH 10M 4.44
TH 10M TH 8M TH 8M
TH 8M
TH 10M TH 10M
4.52
4.69 4.63 2.77 NRG4 2.80
NRG4 8.80
TH 10M TH 10M TH 8M TH 7M TH 4M
8.93
4.63 4.62
2.85 2.79
TH 3M
TH 3M 9.15
4.52 TH 5M
4.57
4.59
2.77 TH 6M 2.87
TH 3M 9.61
TH 3M 9.61 TH 5M
TH 2.5M
TH 12M
4.50
4.57 4.57
TH 3M
TH 3M
2.91
2.77 10.27
TH 4M TH 12M
10.33 4.53
4.57 TH 14MTH 14M 4.54 TH 14M TH 4M TH 14M TH 3M Post TH 14M LP
TH 13M
TH 14M
TH 13MTH 12M
2.90 2.78 10.92
TH 14M
4.52
4.54 4.48 THTH 15M 15M TH 4M TH 14M 11.23 TH 14M TH 14M TH 14M
TH 14M TH 14M TH 14M TH 14M 11.38
TH 15M TH 10M TH 12M TH 14M TH 11M TH 6M TH 4M TH 8M TH 15M TH 5M
TH 15M
2.90
4.43
2.85 4.48 11.72
4.36 TH 9M THTH 8M 11M
TH 9M TH 5M TH 13M TH TH8M 9M TH 14MTH 14M TH 5M THTH 8M 9M TH 9M TH 14M TH 14M TH 12M TH 14M TH 12M TH 6M
TH 12M 12.30
TH 12M
3.04 2.95 TH 10M
TH 10M 4.30
4.35 THTH 8M 9M 4.25 TH 5M
TH 14M TH 14M TH 6M TH 9M THTH 9M10M TH 13M TH 8M THTH 4M 9M9MTH TH 6M TH 12M
TH 14M TH 14M
TH 14M
NRG3
4.14
3.06
4.17 TH 14M
2.93 4.11
TH 14M TH 2M
TH 8MTH 9M 13.10 TH 8M TH 14M 24.97 TH 8M SV 24.99 TH 8M
25.05 3.96 TH 10M
3.95 TH 4M 3.89 TH 14M TH 4M
TH 8M
TH 6MTH 6M TH 14M 13.38
MP TH 7M
TH 14M 2.92
2.80 TH 14M 25.63
TH 14M TH 5M 25.60 TH 10M TH 6M TH 10M TH 14M
14.03 3.68 25.57
3.70 TH 5M TH 14M 3.61 TH 10M
TH 10M
26.18 2.68
2.60 26.12 14.66
26.01 3.40
3.45 G 3.37
IL = 3.19
IL = 1.41 15.64
5.61
2.62 2.59 26.72
26.62
5.15
27.08 3.24
3.22 IC CL = 27.06
3.12
2.70 2.66
27.33
Cab
27.20
3.17
3.15 3.03
27.61
2.63 2.59
27.85
27.78 27.61
3.14
2.96 2.72
28.29 28.19
28.04
2.68
3.21
3.12 4.81
RS TH 13M
TH 5M
TH 15M
TH 15M TH 13M TH 15M TH 15M
3.21 TH 6M
TH 12M 2.98 TH 14M
TH 9M RS 2.82 TH 12M
2.80 TH 6M SV 29.50 28.55
28.72
TH 12M 28.80 4.63
TH 14M
4.64 3.11
TH 8M 1.61 TH 15M TH = 1.61 TH 5M
TH = 1.59
TH 4M TH 12M TH 12M 2.86 RS RS TH 15M
2.89 TH 6M 2.78
TH = 1.58 G TH 15M 29.00
29.16 29.26 TH 12M BT CL = 3.26 3.29 TH 7M TH 12M TH 12M TH 12M TH 14M
24.39
1.61 24.45 TH 10M
2.93 TH 3M SV TH 8M MP SV TH 12M TH 9M 3.80 TH 12M TH 8M TH 17M TH 10M 2.58 3.46 TH 8M TH 11M
3.12 TH 7M TH 8M TH 8M
NRG2 24.21
TH 8M 24.26 TH 10M TH 6M 2.69 TH 7M 33.83 G 4.81 TH 11M
4.82 TH 8M 2.77 TH 3M TH 8M TH 7M TH 10M TH 12M
29.82 TH 10M TH 4M 29.96 TH 7M MP G RS TH 8M 2.55 5.84 30.02 TH 8M TH 4M
2.31 SV 2.61
3.27 23.85
FH RS 2.63 3.15 3.26 TH 8M 5.80 23.93 TH 9M TH 8M 2.97 2.61 TH 5M TH 8M TH 8M TH 11M TH TH8M 7M 6.84 TH 8M 2.70 TH 10M TH 4M TH 10M TH 4M 6.84 TH 8M TH 4M TL 3.10 TH 4M 3.48 TH 6M
3.16 TH 12M 23.44 TH 4M TH 12M 3.55 7.89 TL TH 8M 23.49 3.49 7.84 TH 4M Cab Cab 3.57 TH 9M
3.38 TL 3.32
3.58 3.34 TH 14M TH 10M TH 5M TH 8M TH 7M
3.58 3.28
3.54 30.56 8.71 TH 1.6M
3.37 TL TH 8M 30.70 23.00 TH 14M 33.68
2.90 TH 2M 30.81 TH 14M TH 11M TH 11M 23.12 TH 5M TH 15M 3.28 9.61 26.06
2.95 TH 9M TH 14M
BT CL = 2.86
2.62 33.68 2.89 TH 4M TH 10M
22.66 TH 9M TH 3M 36.16 36.68 TH 15M TH 7M TH 11M TH 8M 22.74 2.65 TH 6MTH 5M
10.34 TH 8M 30.93
24.63 TH 2M 31.08 2.60 11.33
31.19 TH 17M TH 14M 22.21 IC CL = 24.32 35.91 2.58 TH 4M TH 3M TH 16M BT CL = 2.52 22.28 TH 15M FL = 30.02 2.64 2.49
TH 13M 2.65 21.97 FL = 30.41 TH 7M TH 15M
31.27 TH 6M TH 11M TH 9M
21.97 TH 9MTH 7M 2.68 31.39 2.57 32.52 2.69 29.74 TH 16M
TH 14M 31.49 TH TH9M 9M 21.82
2.72 TH 12M FL = 32.61
21.76 34.74
2.62 TH 7M TH 5M 31.58 TH 10M 2.66 TH 5M 30.34 TH 8M TH 6M TH 12M TH 11M TH 8M TH 8M FL = 32.76 TH 7M TH 11M TH 5M 32.57 MP 2.74 TH 4MTH 6M TH 9M IC CL = 32.50 TH 6M TH 9M 33.30 21.54
TH 15M TH 16M 2.63 31.55 TH 8M TH 15M 30.00 TH 11M TH 14M TH 14M TH 12M TH 10M 21.49 TH 9M 33.37 TH 9M
SV FL = 30.26 TH 7M 31.71 21.44 32.34 NRG1NRG12.70
TH 9M 31.79 21.48 TH 8M TH 4M TH 8M 2.71 21.29 FH TH 10M TH 5M TH 6M TH 9M 21.24 TH 8M 21.49 21.20 TH 7M TH 6M 21.77 TH 8M TH 9M 22.09 TH 8M 2.71 TH 9M TH 18M 2.60 22.45 21.27 30.46 SV 21.46 21.14 21.13 TH 7M TH 9M 21.77 TH 3M TH 10M SV TH 4M TH 8M TH 5M TH 12M 2.76 22.44 TH 11MTH 10M 37.92 TH 10M TH 10M FL = 30.43 TH 10M TH 5M TH 10M TH 7M TH 9M 37.92
TH 11M 2.66 30.14 32.01 37.16 TH 10M 37.20
TH 12M
TH 10M TH 12M 30.05
IC CL = 26.98 32.10 TH 10M TH 12M TH 7M TH 5M TH 9M TH 4M TH 10M FL = 30.12 TH 6M TH 3M TH 12M
37.58 TH 4M 30.30 RS IC CL = 30.20 TH 10M 37.62 TH 10M 32.22 TH 4M TH 8M 30.20 TH 8M TH 7M FL = 30.06 TH 8M TH 6M TH 10M TH 10M TH 8M SV 32.34 TH 8M TH 6M TH 11M 31.26 TH 10M IC CL = 30.20 TH 5M TH 10M 30.14 TH 5M TH 7M TH 2M SV 32.51 36.52 32.45 TH 3M TH 2M 37.23
TH 6M TH 10M
TH 10M FL = 30.38 30.24 TH 7M TH 6M TH 12M 36.58 37.26
TH 10M TH 4M TH 3M 32.73
TH 8M 32.75 30.96 TH 4M 30.56 TH 6M TH 5M 28.72 IC CL = 28.80 TH 6M Post 32.82 TH 12M RS 32.90 35.90 36.74 THTH 6M 5M Post 36.81
TH 3M 35.86 FL = 30.30 IC CL = 32.95 TH 10M 33.05
TH 11M
-999.00
FL = 30.64 33.20
36.23 28.50
-999.00 33.31 36.28
28.42 33.29 31.89 35.06 IC CL = 30.46
TH 10M FL = 30.78 35.03
FL = 29.34 33.45 TH 8M 30.12 TH 10M
35.65 TH 9M 33.58 TH 7M FL = 29.35 33.59 TH 8M 35.66 TH 9M TH 5M TH 9M 30.93 TH 7MTH 6M
34.37 33.69
FL = 29.06 TH 6M TH 7M G NRG18 TH 12M TH 6M TH 8M 34.10 SV 27.86 FL = 29.00 33.82
27.71 34.40 27.71 TH 6M SV 35.92 28.44 33.94 29.56 FL = 28.44 34.02 34.50 TH 6M
IC CL = 34.02
27.64 TH 6M 35.84 29.54 34.04
34.38 TH 5M FL = 28.44 TH 5M 34.29 RS
28.44
TH 8M 28.74 28.64 27.38
27.32 28.11 34.38 28.67 FL = 28.42 34.76 RS 45.70 27.13 TH 7M
28.03 TH 4M 27.90 34.79 TH 10M G
35.10 27.95 RS
34.82 27.98 44.71
TH 10M 35.48 27.34
35.51
TH 3M
43.81 35.55 35.88
TH 5M 35.97 TH 7M TH 6M
G 36.30 36.03
TH 13M 42.54 TH 2M 36.44 TH 2M TH 10M TH 2M 36.75 36.48
42.21
36.85 TH 2M
TH 2M
37.22 36.95 41.22 TH 2M 41.19 TH 5M 41.19
37.34 TH 2M TH TH2M 2M TH 2M 37.63
TH 2M 37.48 TH 2M
TH 3M
TH 2M TH 6M 37.77 39.67 39.64 39.64 TH 2M TH 2MTH 2M 38.04 TH 2M 37.90 RS SV
TH 2M RS 39.05 SV G G 38.19 TH 2M TH 2M TH 6M TH 2M TH 8M TH 2M
TH 2M TH 2M 38.35 TH 2M
TH 2M TH 3M
38.70 38.21 38.26 NRG17 TH 2M G TH 5M 38.66
38.31 38.90 38.79
TH 4M IC CL = 38.55 SV 38.68 39.10 39.01
39.05
SV TH 6M
SV 39.18 38.75 TH 2M
39.29 39.51 TH 3M
39.17 39.72 39.00 39.56
TH 2M
SV IC CL = 39.18 39.65 39.77 40.00 38.85 SV 39.20 SV TH 2M SV 38.95 TH 2M 39.45 MP Post 40.22 MP 39.85 TH 5M 40.03 IC CL = 38.36 G TH 2M
39.67 40.00 40.23 40.48 38.26 40.06 38.17
37.71 40.72 37.68 40.25 40.49 TH 2M TH 2M TH 2M TH 2.5M 38.23
40.06 40.49 40.97 NRG16 40.69
40.32 37.56 38.07
TH 3M 40.71 41.21 36.81 40.97 38.07
36.69 38.15 41.41 TH 3M TH 3M 40.92 41.18 38.22 G
41.36 36.93 41.11 38.42
TH 3M 35.75 41.30 TH 3M 35.74 38.74 TH 3M
38.85
TH 12M
34.55 38.79
34.54
36.11
36.45
33.46 36.30 33.54 TH 3M TH 2M TH 2M TH 2M TH 2M TH 2M
TH 2M
TH 2M TH 2M 32.70 TH 10M TH 2M 35.93 32.74
TH 4M TH 14M
31.52 TH 14M
34.37 30.72 31.47 14.47 TH 3M TH 3M 14.54 30.73
28.93
29.02
TH 14M
DARLUNWYD GAN : DYDDIAD DARLUNWYD : CYNLLUN / SCHEME : CLEIENT / CLIENT : RW 18/05/2018 A496 - Llanbedr Access Improvements DRAWN BY : DATE DRAWN : GWIRIWYD GAN : DYDDIAD GWIRIWYD : A496 - Gwelliannau Mynediad Llanbedr NW 18/05/2018 CHECKED BY : DATE CHECKED :
Taflen o GRADDFEYDD : TEITL LLUNIAD / DRAWING TITLE : 2 5 1:5000@A3 Sheet of SCALES : Environmental Masterplan - Public Version CYWI Rhif Lluniad REV Overview Figure 7.2 E 27 Drawing No. ITEM 4 (2)
Snowdonia National Park Authority Date: 05/09/2018 – Planning & Access Committee
Application Number: NP4/16/377D Date Application Registered: 29/05/18
Community: Dolwyddelan Grid Reference: 272569 352348
Case Officer: Mr Aled Lloyd Location: Land opposite Tanycastell Farm, Dolwyddelan.
Applicant: Description: Cameron Lewis-Roberts Conversion and extension of partially Garreg Fawr demolished and rebuilt outbuilding to Dolwyddelan dwelling including new access, driveway LL25 0RZ and associated works.
Site: The site is located along the A470 in Dolwyddelan. The application site comprises of: ‐ A derelict existing barn (part re-built) ‐ A derelict Dutch barn
Proposal: The proposal is to convert and extend of partially demolished and rebuilt outbuilding to dwelling including new access, driveway and associated works.
Responses from consultees: Dolwyddelan Community Council Support Welsh Government Highways No objection, subject to conditions Conwy – Highways No objection, subject to conditions Natural Resources Wales No objection Dwr Cymru No objection Ecology No objection, subject to conditions
Designations: There are no statutory designations affecting the site.
Publicity Undertaken: Site Notice: Yes Press Notice: No Neighbour Letters: No
Reason(s) Application Reported to Committee: Scheme of Delegation Supported by Community Council
28 Planning History: Application No. Details Decision NP4/16/377C Conversion of partly built barn to Refused 26/01/18 form affordable dwelling including formation of new access and driveway NP4/16/377B Conversion of partly built barn to Refused 12/10/18 form affordable dwelling NP4/16/ENF377A Enforcement file re: rebuilding of n/a agricultural building NP4/16/ENF377 Enforcement file re: siting of n/a caravan - evidence of permanent residence
Relevant Planning Policies – Eryri Local Development Plan: Eryri Local Development Plan 2011 Policy No Policy 1 General development principles 2 Development and the landscape 6 Sustainable design and materials 7 Listed and Traditional Buildings 9 Conversion and Change of Use of rural buildings G Housing D Natural Environment
Planning Policy Wales, 9th edition
1.0 Background
1.1 The site has a long and protracted planning history and the development has been considered previously as detailed. Officers have been in correspondence with the applicant and the agent since is was observed that a static caravan had been sited on site and was being used for residential purposes. The static caravan has since been removed from the site.
1.2 It is evident that works have been progressing on site and officers are conserned on the apperance of the site and has been in contact with the owner.
1.3 The works to the building involved some internal structural works and the rebuilding of one of the side walls. Works progressed through 2014 and 2015 where the roof was removed and the walls and gables reduced in height and rebuilt to such an extent that the works that had been undertaken were tantamount to a rebuilding of the outbuilding.
29 2.0 Assessment of the material planning considerations
2.1 The following documets have been submitted as part of the application Ecological Assessment Design and Access Statement Welsh Government Departure from Standards Form Structural Report
2.2 The proposal is to Renovate, extend and convert existing stone barn into a 4 bedroomed affordable home (120m2 in accordance with affordable housing requiremetns); Demolition of steel framed duch barn and concrete block lean-to shed. Erection of a single storey extension to the rear of the stone barn to form the 4th bedroom and a garage New site access road to run parallel to the A470 to the site
3.0 Policy Considerations (Eryri Local Development Plan)
3.1 The most relevant polices in relation to the proposal under consideration is Development Policy 9: Conversion and change of use of rural buildings will allow for the conversion and change of use of rural buildings for their use as a dwelling.
3.2 The first criteria of the policy states “The building is of permanent and substantial construction, of traditional form and character and has an architectural value worthy of preservation”
3.3 The policy is well established and been part of assessing applications and appeals. A proposal for any conversion of a rural building will show minimal need for rebuilding, external alteration or extension and any works will not harm the character of the building or its surroundings
3.4 The submitted structural survey states that there has been re- construction of the external walling which has provided a stable structure. The survey indicates that there has been re-building works which goes against the main thrust of policy 9 and is therefore in conflict with the policy. It appears that the building has been substantially rebuilt. This is clearly contrary to the policy.
3.5 Following the refusal of the previous application the agent was advised that the main policy consideration in determining the application would be Development Policy 9.
3.6 Development Policy 7 states that alteration, extension or change of use of a listed or traditional building will only be supported when specific criteria are satisfied. Criteria iii states that the proposal conforms with all relevant policies of this plan especially Development Policy 9.
30 3.7 The applicant has shown a willingness to enter into a section 106 agreement to secure the affordability of the dwelling and restrict occupancy to persons in need of housing.
4.0 Publicity and Consultation
4.1 Publicity for the application has included a site notice erected near to the application site, as a result 5 letters in support of the application have been received. No letters of objection have been received.
4.2 The reasons for supporting the application are stated as Improvement to the site Demolition of the Dutch barn will enhance the appearance of the site Applicant works in the building trade
4.3 No adverse observations have been received from statutory consultees. Dolwyddelan Community Council supports the application on the grounds that the applicant is local and provides employment. Both the Welsh Government Highways and Conwy County Borough Council have no objections and that conditions should be imposed on the grant of planning permission. NRW have no objections and DWR Cymru have no observations.
5.0 Conclusion
5.1 There is no policy in the Eryri Local Development Plan that supports what can only be described as tantamount to a new dwelling in the open countryside.
5.2 It is clear that there have been attempts to re-build the building.
5.3 The proposal has been refused on two occasions previously and there are clear and precise reasons for refusing the current proposal.
Background Papers in Document Bundle 1: Yes
RECOMMENDATION: To REFUSE planning permission for the following reason:
1. By reason of this application proposing significant rebuilding and alteration of this rural building this application is in conflict with Eryri Local Development Plan policies 1: General Development Principles, policy 7: Listed and Traditional Buildings and policy 9: Conversion and change of use of Rural Buildings
31 32 33 Cais Rhif / Application No. NP4/16/377D
34 Cais Rhif / Application No. NP4/16/377D
35 Cais Rhif / Application No. NP4/16/377D
36 Cais Rhif / Application No. NP4/16/377D
37 Cais Rhif / Application No. NP4/16/377D
38 Cais Rhif / Application No. NP4/16/377D
39 ITEM 4 (3)
Snowdonia National Park Authority Date: 05/09/2018 – Planning & Access Committee
Application Number: NP4/29/48D Date Application Registered: 14/06/18
Community: Bro Machno Grid Reference: 279206 349372
Case Officer: Mrs. Sara Roberts Location: Ysgubor Bryn y Grug, Penmachno.
Applicant: Description: Mr. & Mrs. A. Davies Conversion of barn to holiday Dylasau Isaf accommodation. Padog Betws-y-Coed Conwy LL24 0ND
Site: Ysgubor Bryn y Grug, Penmachno.
Proposal: Conversion of barn to holiday accommodation.
Responses from consultees: Bro Manchno Community Council Object Conwy Council - Highways No objection, comments and advice provided Natural Resources Wales No objection Ecology No objection Built Environment Comments provided Gwynedd Archaeological Planning No objection, comments provided Service
Designations: Open Countryside Traditional Building
Publicity Undertaken: Site Notice: Yes Press Notice: N/A Neighbour Letters: N/A
Reason(s) Application Reported to Committee: Scheme of Delgation Bro Machno Community Council objecting to proposal
40 Planning History: Application No. Details Decision NP4/29/48A Outline Application for Refused 11/09/1990
conversion of barn to dwelling NP4/29/48B Full Application for conversion Refused 13/11/1991 of redundant agricultural Dismissed at appeal building to dwelling
Relevant Planning Policies – Eryri Local Development Plan: Policy No. Policy A National Park Purposes and Sustainable Development 1 General development principles 2 Development and the Landscape 6 Sustainable Design and Materials D Natural Environment 7 Listed and Traditional Buildings 9 Conversion and Change of Use of Rural Buildings Ff Historic Environment
Assessment:
1 Site
1.1 The site is located in a relatively prominent and isolated position well up on the slope of the eastern side of the Machno valley and is the last remaining outbuilding of the former Bryn-y-Grug farm. It is accessed via a forest track from the highway that runs between Penmachno and Cwm Penmachno. The building of is of traditional stone construction with a corrugated iron roof and is accessed via rough stone track from the nearby unclassified road.
1.2 A previous application for the conversion of the building to a dwelling was refused by the Authority in 1991 and the appeal was dismissed.
2 Proposal
2.1 The proposal involves the conversion of the building to form a holiday letting unit and the plans show the main body of the building shown retained with a new slate roof installed.
2.2 Alterations to the building – Rebuilding of the lean to section with a slate roof and additional window openings The insertion of new two new openings, one door opening on the rear elevation and one small window on the South West facing elevation. The addition of a full first floor level Addition of roof-lights to the roof
41 2.3 In terms of use of materials, it is proposed to re-roof the building in natural mineral slate. Widow frames and doors are show as being of timber construction
2.4 Further details in relation to elevation drawings showing any areas to be re-built and details in relation to the garden/ curtilage area has been requested from the agent and their response will be reported verbally to committee.
3 Consultation responses
3.1 Bro Machno Community have raised an objection to the proposal stating that the building is located in a prominent location in the countryside without any other buildings nearby. They raise concerns whether the building is suitable to be converted into holiday accommodation, and if the walls would be able to support first floor or would the walls need to be re-built once the roof was removed. In addition the Community Council felt that permitting the development would open the door for similar applications for every barn or similar building in the building area.
3.2 Gwynedd Archaeological Planning Service does not object to the proposal but do request a condition in relation to a photographic survey of the building being undertaken prior to the commencement of the development and submitted and approved in writing by the Local Planning Authority
3.3 The Authority’s Head of Cultural Heritage raises some concerns in relation to the proposal and the details provided. He states that many of the alterations proposed (including the addition of steel roof trusses, large roof lights, new openings and re-building of the lean-to structure) harms the character and the historical characteristics of the traditional building and is in conflict ELDP polices.
4 Eryri Local Development Plan Policy considerations
4.1 Polices within the ELDP support the conversion of buildings provided certain criteria is met.
4.2 The most relevant polices in relation to this proposal are Development Polices 1, 2, 6, 7, 9 and Strategic polices Ff and D of the Eryri Local Development Plan.
4.3 It is considered that the nature, scale and form of the proposed development is compatible with the capacity and character of the site. While the site is located in an isolated location away from other buildings, few changes are proposed to the building and no additional ancillary structures are proposed on the site. The materials proposed for the conversion retains much of the existing and re-instates the slate roof on the building. Windows and doors will have timber frames or will be of timer construction. The building already benefits from a private access
42 track and no changes are proposed to this access as part of this application. Adequate parking is provided within the proposed curtilage.
4.4 The proposal retains much of the external appearance of the existing traditional building and re-instates the slate roof of the building. The finishes and materials proposed externally are considered to be compatible with that of the existing building.
4.5 An independent structural survey submitted with the proposal concludes that the external walls can be retained as part of the proposal with some new elements that will improve its structural stability. Therefore evidence has been provided that the building is of permanent and substantial construction and has an architectural value worthy of preservation.
4.6 The Protected Species report submitted with the application did not find any evidence of the building being used by bats or any other protected species.
5 Conclusion
5.1 Taking all the above into consideration and provided the additional details requested do not show that large sections of the building are proposed to be rebuilt it considered that the proposal conforms to the relevant polices as set out in the Eryri Local Development Plan.
5.2 To ensure the Authority has control of any additional alterations to the building or any new structures within the curtilage permitted development rights will be removed as part of any planning approval.
5.3 The application in line with Development policy 9 would be subject to a condition limiting the occupancy of the building to short-term holiday lettings of no more than 28 days.
Background Papers in Document Bundle No.1: No
RECOMMENDATION: To APPROVE the application subject to the following conditions:
1. The development hereby permitted shall be commenced before the expiration of five years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: Location Plan, Ty316/PL01, Ty316/PL02, Ty316/PL03. 3. The roof of the adeilad shall be covered with blue-grey slates from the Blaenau Ffestiniog area, or slates with equivalent colour, texture and weathering characteristics details of which shall be provided and approved in writing by the Local Planning Authority and retained thereafter.
43 4. The materials to be used in the construction of the external walls of the extension shall be constructed with materials of the same type, texture and colour as the external walls of the adjoining building. 5. No development shall take place until samples of the materials to be used in the construction of the external walls of the building have been submitted to and approved by the local planning authority by means of a formal application. Development shall be carried out in accordance with the approved details. 6. All external doors and windows in the development hereby permitted shall be of timber construction and shall at all times thereafter be retained as timber. 7. The self catering holiday accommodation hereby approved shall be for short term holiday use only, and shall not be used as a second home or for the sole or main residence of the occupiers. No person shall occupy the holiday accommodation hereby permitted for a continuous period of more than 28 days in any calendar year. An up to date register of the names of all occupiers, including their main home addresses shall be maintained and the information made available upon request for inspection by the Local Planning Authority. 8. Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 1995 (as amended by the Town and Country Planning General Permitted Development) (Amendment) (Wales) Order 2013 (or any Order revoking or re-enacting or amending that Order with or without modification) nothing shall operate so as to permit (within the area subject to this permission) any development referred to in the Parts and Classes of Schedule 2 to the Order, summarised below: PART 1: DEVELOPMENT WITHIN THE CURTILAGE OF A DWELLINGHOUSE Class A: The enlargement, improvement or other alteration of a dwellinghouse. Class B: The enlargement of a dwellinghouse consisting of an addition or alteration to its roof. Class C: Any other alteration to the roof of a dwellinghouse. Class D: The erection or construction of a porch outside any external door of a dwellinghouse. Class E: The provision within the curtilage of the dwellinghouse, of any building or enclosure, , raised platform, swimming or other pool required for a purpose incidental to the enjoyment of the dwellinghouse as such, or the maintenance, improvement or other alteration of such a building, enclosure, platform or pool; or a container used for domestic heating purposes for the storage of oil or liquid petroleum gas. Class F: The provision within the curtilage of a dwellinghouse of a hard surface for any purpose incidental to the enjoyment of the dwellinghouse as such; or the replacement in whole or in part of such a surface. Class G: The installation, alteration or replacement of a chimney on a dwellinghouse Class H: The installation, alteration or replacement of a microwave antenna on a dwellinghouse or within the curtilage of a dwellinghouse.
44 PART 2: MINOR OPERATIONS Class A: Gates, fences, walls and other means of enclosures. Class B: The formation, laying out and construction of a means of access to a highway which is not a trunk road or a classified road, where that access is required in connection with development permitted by any Class in this Schedule (other than by Class A of this Part). Class C: The painting of the exterior of any building or work. PART 40: INSTALLATION OF DOMESTIC MICROGENERATION EQUIPMENT No such developments shall be carried out at any time within these Parts and Classes without the express grant of permission by the Local Planning Authority. 9. Nothwithstanding the provisions of Section 55 (2)(d) of the Town and Country Planning Act 1990, no caravan shall be positioned within the curtilage of the dwellinghouse hereby approved without the express grant of permission by the local planning authority. Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990 2. To define the permission and for the avoidance of doubt 3. To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials, in accordance with Eryri Local Development Plan Policies and in particular policies 1, 6 and A. 4, 5. To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials in accordance with Eryri Local Development Plan Policies and in particular Policies 1, 6, 7, 9. 6. To protect the character and appearance of the building and its setting in accordance with Eryri Local Development Plan Policies and in particular Policies A, 1, 6 and 7. 7. To ensure that the site does not become a permanent residential site, in accordance with Policy 22 of the adopted Eryri Local Development Plan. 8. The local planning authority considers that such development should be subject to formal control in order to safeguard the amenities of the area. 9. The Local Planning Authority considers that such development should be subject to formal control to safeguard the visual amenities of the area.
45 46 Cais Rhif / Application No. NP4/29/48D
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ARFAETHEDIG / PROPOSED 52 ITEM 4 (4)
Snowdonia National Park Authority Date: 05/09/2018 – Planning & Access Committee
Application Number: NP5/50/L450 Date Application Registered: 10/07/18
Community: Aberdyfi Grid Reference: 261624 296214
Case Officer: Ms Iona Thomas Location: Froneithyn, Aberdyfi.
Applicant: Description: Mr. Antony Joseph Alterations to existing dwelling and Froneithyn extensions at ground and lower ground Hopeland Road level, construction of new external patio Aberdyfi area including alterations to existing Gwynedd retaining wall, construction of garage with LL35 0NH swimming pool above, and engineering works to create additional parking areas.
Site: The existing property is a detached two-storey dwelling finished in pebbledashed render with slate roof standing in fairly extensive sloping grounds and set back from the road by approx. 30m. The site is in an elevated position within the village overlooking the water and is surrounded by properties of a similar size in varying sized grounds.
Proposal: The proposal involves the demolition of three small lean-to extensions to the existing dwelling and the construction of an extension at ground and lower ground level with a flat roofed link between the existing dwelling and the proposed extension. It is also proposed to construct a double garage into the sloping land (to include storage area and plant room) and a swimming pool.
Engineering operations area also proposed to construct a new patio area / terrace which would involve alterations to the existing retaining wall, the creation of new external steps and excavation works to allow for level surfaces for additional parking.
53 Consultees: Responses: Cyngor Cymuned Aberdyfi Object - overdevelopment of the site and would impact substantially on the character and appearance of the immediate area and on residential amenity of neighbours. - Design overbearing and out of scale. - Concern about the amount of excavation and long term damage to neighbouring properties through subsidence. Gwynedd Council - Building No response received Control Welsh Water No response received Built Environment No objection in relation to design but floor area of the extension appears to be more than the original dwelling and could easily be divided to form two dwellings. Ecology No response received
Responses as a result of site notice and neighbour consultation: Two letters of concern has been received from neighbours. Their comments are summarised as follows: Plot is being overdeveloped, especial with regard to the building of a swimming pool. Very concerned about the amount of subsoil and rock that is to be removed. Vibrations incurred in the extraction could have detrimental effect on existing boundary walls and foundations of nearby dwellings. The weight of the rock, shale and soil being removed from the site could also put added stress to and damage the drains, road and walls in proximity of the works. Disruption during time of building/excavation. Concerns over excess water runoff from the site.
Designations: Within housing development boundary Conservation area Traditional building
Publicity Undertaken: Site Notice: Yes Press Notice: Yes Neighbour Letters: Yes
Reason(s) Application Reported to Committee Scheme of Delegation Community Council object.
54 Officer recommendation would be a departure from the policies of the Eryri Local Development Plan.
Planning History: Application No. Details Decision NP5/50/LU450A Application for Certificate of Lawful Certificate Use (Proposed Use) for the erection of granted a single storey rear extension 19/07/18
Relevant Planning Policies – Eryri Local Development Plan: Policy No. Policy SP A National Park Purposes and Sustainable Development SP Ff Historic Environment DP 1 General Development Principles DP 6 Sustainable Design and Materials DP 7 Listed and Traditional Buildings DP 15 Extensions
1. Assessment
1.1 Proposals for the alteration or extension of a traditional building will only be supported where it can be shown that there will be no significant harm to the special historic or architectural character and setting of the building or historic features.
1.2 The dwelling is located within large grounds and the design of the extension is such that it would be perceived as subservient to the original dwelling, with much of the proposed accommodation located at lower ground floor. The use of materials (slate wall) will also allow the extension to assimilate with the large retaining wall (which is already a feature of the site), reducing its impact further. Whilst the proposed extension is large officers are of the opinion that the proposal, by virtue of its design and use of materials, would not detract from the character and form of this traditional building, which would remain clearly defined and distinguishable. There would also be no detrimental harm to the character of the conservation area.
1.3 The size of the proposed extension would however fail to comply with the requirements of Development Policy 15, which requires that the floor area of an extension is less than the original property. The current proposal seeks an extension of approx. 160m2, compared with the original dwelling which has a floor area of approx. 135m2. The purpose of this policy is to ensure that disproportionally sized extensions do not harm the external appearance of the original dwelling and the character of a settlement. Judgement on this matter should to be made in each case according to the property type, size and location and cannot be made purely in a mathematical way by reference to size, whether measured in floorspace, volume or mass.
55 It has been established earlier that it is officers opinion that the proposed extension, despite its size, would not detract from the character and form of this traditional building.
1.4 The proposed garage, swimming pool and other engineering works (to re‐shape the existing retaining wall, new access steps and revised parking areas) are also considered to be compatible with the capacity and character of the site. The roof of the garage will incorporate additional planting to screen the swimming pool, alleviating any potential overlooking from this part of the development, and would help assimilate the building within the mature garden. The use of materials, slate wall to match that of the retaining wall, will also help assimilate the structures.
2. Consultation responses
2.1 The Community Council and two neighbours have raised concerns that the proposals amount to overdevelopment of the site. Officers are of the opinion that the proposals do not constitute overdevelopment. The size of the curtilage and the form and design of the proposals are such that the development would not dominate the existing dwelling, the street scene or have an unacceptable impact on the character of the immediate area. There would also be no detrimental impact on neighbouring amenity.
2.2 Concerns have also been raised regarding potential long term damage to neighbouring properties though subsidence resulting from the excavation work as well as potential damage to drains, walls and the road. The Authority would take advice from Building Control on matters of land stability; as no comments have been received it must be assumed that they have no significant concerns on the matter. Any potential issues should be addressed as the development progresses through Building Regulations.
2.3 Additional information has been sought in relation to how both foul and surface water flows are to be dealt with in light of Welsh Water’s comments. Any information received will be reported to members.
2.4 Built Environment raises no objection to the design but does comment that the extension is larger than the original dwelling and could be separated to form two dwelling. Whilst the extension does not appear to have been designed as a separate dwelling, given its size the Authority could impose a condition to ensure that this additional accommodation is only used for purposes ancillary to the existing dwelling to prevent the creation of an unjustified separate dwelling.
3. Conclusion
3.1 The proposed development complies with the requirements of Development Policy 1, 6 and 7 whereby:
56 the height form and scale of the development is compatible with the capacity and character of the site and locality; it will not detract from the character and form of the existing dwelling or significantly harm the amenity of neighbouring properties; there will be no significant harm to the character and setting of the traditional building or conservation area; and the materials are sympathetic to and enhance their surroundings.
3.2 The proposal would also comply with the requirements of Strategic Policy Ff and Development Policy 7 whereby it would not adversely affect in any way the setting of the conservation area or the traditional building and would, in the opinion of officers, both preserve and enhance the character of the conservation area.
3.3 Whilst the proposal fails to comply with Development Policy 15 in terms of size, the overall scale of the proposed extension is not considered to dominate the original dwelling or harm its character.
3.4 It is officers recommendation that the application is approved, contrary to the requirements of Development Policy 15, subject to appropriate conditions.
Background Papers in Document Bundle No.1: Yes
RECOMMENDATION: To GRANT permission subject to the following conditions:
1. The development hereby permitted shall be commenced before the expiration of five years from the date of this decision. 2. The development hereby permitted shall be carried out in accordance with the following approved plans: Location and Site Plans - Drawing no. 17897_A20_LSP Proposed Site Plan - Drawing no. A(10)SP Proposed Elevations - Drawing no. A(10)E02 Proposed Lower Ground Floor and Site Plans - Drawing no. A(10)P02 Proposed Ground, First, Second Floors and Roof Plans - Drawing no. A(10)P02 Proposed Cross Sections B, C, D and E - Drawing no. A(10)S02 3. The roof of the extension shall be covered in natural Welsh mineral slate or slates of the equivalent colour, texture and weathering characteristics as the slates on the main roof of the dwelling house and maintained thereafter. 4. Prior to any stonework commencing on the site, a trial stonework panel including pointing not less than 2.00 m² shall be constructed. No building operations in stone shall be carried out on the site unless and until the trial panel has been inspected and approved by means of a formal application
57 to the Local Planning Authority. The stonework of the extension shall be built in accordance with the approved sample. 5. Development of the swimming pool area shall not commence until details of a scheme for the attenuation of flows into the public sewer has been submitted to and approved by way of formal application to the local planning authority. The scheme shall be implemented in accordance with the approved details prior to the use of the development and retained in perpetuity. 6. No surface water from any increase in the roof area fo the building/or impermeable surface within its curtilage shall be allowed to drain directly or indirectly to the public sewerage system. 7. The applicant/developer shall ensure that the mitigation recommended in the Protected Species Survey V2 by Bev Plummer Ecology, dated June 2018 are followed and implemented in full. 8. The extension shall not be occupied other than for purposes ancillary to the residential use of the dwelling outlined in red on the submitted Location and Site Plans (Drawing no. 17897_A20_LSP). Reason(s) for Condition(s): 1. To Comply with Section 91 (as amended) of the Town and Country Planning Act 1990 2. To define the permission and for the avoidance of doubt 3. To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials, in accordance with Eryri Local Development Plan Policies and in particular policies 1, 6 and A. 4. To ensure a satisfactory standard of appearance of the development and the use of appropriate local building materials, in accordance with Eryri Local Development Plan Policies and in particular policies A, 1, 6 (and 7 if applicable). 5, 6. To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment. 7. To ensure a satisfactory standard of development and to minimise the risk of unacceptable harm or disturbance to protected species in accordance with Eryri Local Development Plan Policies and in particular Policy D. 8. To ensure that the development is only used for purposes ancillary to the existing dwelling and to prevent the creation of an unjustified separate dwelling in accordance with the Eryri Local Development Plan and in particular Policy 14 and SPG 11.
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65 ITEM 4 (5)
ITEM NO.
MEETING Planning and Access Committee
DATE September 5th 2018
TITLE Planning application number NP5/61/LB32J. Y Plas, Stryd Fawr/ High Street, Harlech
REPORT BY Head of Cultural Heritage
PURPOSE Update on application
Background
The property is a three storey building with a cellar within a row on the western side of the High Street approximately 130m south of the castle, within the Harlech Conservation Area. It was listed Grade II on 21 June 2001.
In 2005, listed building consent and planning permission were granted for amendments to change of use of the restaurant on the ground floor and the cellar into a living unit, but the work was not carried out within five years.
Planning Application NP5/61/LB32J
Planning application NP5 / 61 / LB32J was registered to change the use of part of the ground floor restaurant into a dwelling on 18 January 2013 and at the same time a Listed Building Consent application number NP5 / 61 / LB32H was registered for changes to convert part of the bottom floor restaurant into a dwelling and to convert the rest of the restaurant into a shop selling hot food.
On April 10, 2013, a letter was written to the Agent notifying them that the applicant was required to enter into a Section 106 Agreement to change the use of the restaurant into a dwelling, and also the requirement for two valuations, in accordance with Strategic Policy G (Housing) of Eryri LDP. In an email on 8 October 2013, the agent was reminded that we had not received a response to the letter. The valuations and information required were received on 21st October 2013 with a letter from the agent confirming that the applicant agreed to enter into a Section 106 Agreement.
Improvements have been negotiated after the application was registered to reduce the impact on the character of the building, and a long delay ensued before amended plans were received. The Listed Building Consent notice was released on
66 22 May 2014 on the basis of the amended plans. Listed Building Consent applies to changes that affect the character of a listed building only. It does not apply to the use of a building that is subject to planning permission.
The planning application was referred to the Authority's legal department on 10 April 2014 with the advice that the intention was to approve the application subject to the completion of a Section 106 Agreement to restrict the occupancy of the house for a local person and an affordable house.
A copy of the Agreement was sent to the applicant to sign but nothing was received in return. The file was returned to the Legal Department's case officer on 16 September 2014 because a response to the correspondence had not been received and a letter was sent to the agent extending the time for them to provide the information until 30 September 2014.
A period of correspondence ensued with the Agent arguing (inaccurately) that the Listed Building Consent also granted planning permission so that the Section 106 Agreement was not necessary. The Section 106 Agreement discussions were started again between the Authority's legal department and the applicant on September 15 2015 but the file from the legal department was returned to the case officer again on 21 April 2016 as the applicant did not respond to letters. The Agent confirmed on the 25th April 2016 that the applicant wished to negotiate a Section 106 Agreement with an appropriate deferred payment.
During a visit by the applicant to the Authority's Office he informed the case officer that he would not be willing to sign a Section 106 Agreement for the one-bedroom unit that was the subject of the planning application, but would be willing to sign an Agreement if the residential unit was expanded to include the rest of the restaurant thus abolishing that use. No revised application was received.
Due to mixed messages from the agent and the applicant, determination of the application was not given priority and focus was put on determining other applications.
Correspondence has been re-started with the agent and confirmation is expected if the deferred payment negotiations should be based upon a one-bedroom unit as shown on the application.
Recommendation To note the contents of the report
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70 ITEM 5 (1)
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 5TH SEPTEMBER 2018
LIST OF COMPLIANCE CASES
New cases
Reference Date of initial Location of Site Details of Planning Current Position complaint or Breach Date observed by Compliance Officers
1 NP3/21/ENF35C July 2018 Pant Hwfa, LLanllechid Annexe not in Accordance Site meeting held with the owner. Currently with the Approved Plans & assessing the planning situation. Conditions 2 NP4/13/ENF240 June 2018 Land Near Pont Ty Hyll, Abandoned Caravan Site visit carried out where it was noted the Betws y Coed land is highway owned. Referred to Conwy Highways. 3 NP4/19/ENF106 June 2018 Land at Tyddyn Mawr, Quarrying and Depositing Site visits carried out. Works benefit from Rowen on Agricultural Land permitted development rights. File closed.
4 NP4/30/ENF161 July 2018 Verge on Glan yr Afon Circus Advert Circus advert now removed. File closed. Road, Dwygyfylchi
5 NP5/57/ENFL1C July 2018 Gwyndy, Bridge Street, Extension of Tea Room Site meeting held with the owners of the Dolgellau including use of outdoor premises. To submit a retrospective planning courtyard application in an attempt to regularise the extension of the tearoom.
6 NP5/57/ENF212N June 2018 Gwyndaf Evans Motors, Alterations/Extension of Contact made with the owners of the garage. Arran Road, Dolgellau Garage Building Currently assessing information received in respect to the works that have taken place.
71 7 NP5/62/ENF68D June 2018 Land adjacent to Bryn Non-compliance of Contact made with the owner of the land and a Mair, Llanbedr Conditions imposed under meeting held. Relevant details have been NP5/62/68D for an received in respect to the compliance of the Affordable Dwelling conditions. However, it was noted at the meeting a retaining wall was currently under construction at the site and no planning permission had been obtained. A retrospective planning application has been submitted in an attempt to regularise the retaining wall.
8 NP5/69/ENF354A July 2018 Maes y Crynwyr, Installation of Flue and Site meeting held with the owner. Advised the Llwyngwril Roof Lights and flue and the roof lights require planning Construction of Timber permission. They have intimated they will Framed Building submit a retrospective planning application to try to regularise the development. The summerhouse has not been completed. Discussed where it may be positioned in the garden where it would benefit from permitted development rights.
Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application
9 NP5/71/ENF433B December 2017 Land Near Pont Lliw, Footpath Bridge not in Site meeting held with the contractors. Llanuwchllyn Accordance with the Awaiting the submission of a retrospective Approved Plan planning application.
10 NP5/78/ENF7Q September 2017 Rhiw Goch Inn, Bronaber, Internal Alterations to a Site meeting held with the owner of the Trawsfynydd Listed Building premises. Extensive internal alterations are currently taking place including re-locating the bar and the removal of panelling. Advised to cease all further works. The owner has intimated an application for listed building consent will be submitted in due course.
72 Retrospective Application Received
11 NP5/54/ENF16P July 2017 Llwyn yr Helm, Brithdir Extension of Existing A retrospective planning application has now Caravan Site to Create been received for the retention of engineering Play Area works to extend the caravan park for recreational facilities; retention of change of use and external alterations to agricultural building to form a reception area and retention of treatment plant and proposed treatment plant.
12 NP5/62/ENF253H May 2018 Telecommunication Site, Siting of Temporary Retrospective planning application has been Tal Artro, Llanbedr Mobile Mast with diesel received. generator
13 NP5/73/ENF338C April 2018 3 Cefn Llys, Gellilydan Boundary Fence and Part retrospective planning application has Terrace been conditionally approved on the 3rd July 2018.
Awaiting further Information or Replies to a Planning Contravention Notice or a Section 330 Notice
14 NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Unauthorised Quarrying Site meeting held, advised to submit a Pennant planning application to regularise the matter.
15 NP3/15/ENF67L March 2018 Penceunant Isaf, Llanberis Possible Engineering Site meeting held with the owner of the land. Works Engineering works require planning permission. Currently obtaining further information to enable further assessment of the situation.
16 NP3/22/ENF35D May 2018 Pant Hwfa, Llanllechid Unauthorised Camp Site meeting held with the owner. Currently Site, erection of a BBQ assessing the situation. The owner has hut and creation of Two intimated they will be submitting a Holiday Cottages retrospective planning application.
73 17 NP4/16/ENF405 March 2018 Land Opposite Tan y Castell, Dumping of Building Currently in contact with the owner. Planning Dolwyddelan Material and Waste Contravention Notice replies have been received. Discussions ongoing.
18 NP4/19/ENF4D April 2018 Gwern Borter Cottage, Siting of Containers Contact made with the owner. The containers Rowen are only temporary as proposing to submit a planning application for a permanent building. Site meeting has been arranged to discuss the matter further.
19 NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Site visit carried out where it was noted the Property property appears empty. Currently trying to contact the owner. Section 330 Notices (requisition for information) now served on all properties the owner appears to have a connection. No response received. Reminder letters sent. Section 215 Notice now being drafted.
20 NP5/57/ENF1030D May 2018 Former Workshop Site, Non-compliance of Contact made with the owner of the land and Glyndwr Street, Dolgellau Section 215 Notice advised not all of the requirements of the Section 215 notice have been complied with. Currently in discussion to finalise full compliance with the Section 215 Notice.
21 NP5/59/ENF789A February 2018 2 Maes y Coed, Llan Felling of Site visit undertaken and matter discussed Ffestiniog Trees/Engineering with the owner of the land. Currently Works determining whether a breach of planning control has taken place.
74
22 NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Untidy Condition of the Currently trying to contact the owner of the Banc, Llanuwchllyn Building premises which appears to be derelict and empty.
23 NP5/73/ENF197H March 2018 Bryn Arms, Gellilydan Engineering Operations Site visit undertaken and works discussed with and Siting of Static the occupants of the land. In respect to the Caravan engineering works, they intend to return the land back to its former condition. Further information is currently being collated in respect to how the caravan is being used.
Cases where formal action is being considered/has been taken.
24 NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech Untidy Condition of Further prosecution proceedings are Building commencing in respect to the continued non- compliance of the Section 215 Notice.
The second prosecution took place on the 18th April 2018 where the owners of St. David’s Hotel were fined £20,900 and ordered to pay costs of £782 and a victim surcharge of £170.
The Authority are exploring the possibility of initiating ‘direct action’ under Section 219, to attempt to secure the demolition of the hotel.
25 NP5/71/ENF474A March 2018 Glofer, Llanuwchllyn Siting of Two Site meeting taken place with the owner. Containers within Advised highly likely that any application Garden submitted to retain the containers would be recommended for refusal. Discussed alternative options to resolve the matter including the removal of the containers from the land.
75 Since the meeting, the owner has made no further contact with the Authority, despite writing. A Requisition for Information under Section 330 of the Town and Country Planning Act 1990 has been served. Awaiting a response.
26 NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Barn being Used for Further meeting held with the owner of the Talsarnau Permanent Residential land on the 9th December 2016. Currently Occupation in breach of looking into appealing the certificate of lawful a CLEUD which only use decision. To date no appeal has been stipulates 4 months’ submitted. A Planning Contravention Notice residential use. has been served and replies received in April 2017. Currently assessing the responses before considering the taking any formal action. Referred to Legal. Further site meeting has been arranged with the owner for the 4th September 2018.
Listed Building Cases
27 NP5/71/ENFLB372A April 2017 Glan yr Afon, Llanuwchllyn Unauthorised Works to a Site meeting held with the owners of the land. Listed Building. To submit the relevant listed building consent application in respect to works already carried out and for proposed future works.
28 NP5/73/ENFLB51D March 2017 2 Fron Goch, Maentwrog. Alternations to Chimney. The Authority have determined it is not expedient to pursue the matter any further. File closed.
29 NP5/73/ENFLB148B March 2017 5 Fron Goch, Maentwrog Alterations to Chimney. The Authority have determined it is not expedient to pursue the matter any further. File closed.
76 ITEM 5 (2)
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 5th SEPTEMBER 2018
PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION
No. Application No. Description Procedure/Status Case Officer
1 NP5/73/134J Appeal against the refusal of planning permission for Hearing 16/07/18 Richard Thomas the construction of 4 detached houses (2 affordable & 2 open market), construction of 4 footbridges and formation of new vehicular/pedestrian access, Land at Coed y Glyn, Gellilydan.
2 NP5/75/245A Appeal against the refusal of planning permission for Written Representations Iona Thomas the erection of agricultural building including workshop, general store, farm vehicle store, straw, feed and equipment stores, farm office, kitchen, wc & shower room and the formation of a hardstanding area, Bettws, Cwrt, Pennal.
Number of appeals on list = 2
Number of appeals on committee list 4th July = 2
Number of appeals Determined Granted Dismissed Withdrawn Number of appeals dismissed as % 01/04/18 – 31/03/18 2 2 0 0 01/04/17 – 31/03/18 7 3 4 0 57% 01/04/16 – 31/03/17 13 4 9 1 69% 01/04/15 – 31/03/16 10 5 5 0 50% 01/04/14 – 31/03/15 13 3 10 0 77%
77 ITEM 5 (3)
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE, 5th SEPTEMBER 2018
SECTION 106 AGREEMENTS
Application Date Location Development Present Position No. application was received
1 NP2/16/L261A 08/03/18 Trip, Convert and extend former agricultural Draft sent 26.07.18 Garndolbenmaen. outbuilding to dwelling and garage, erection of shed and greenhouse, create new drive to the property and temporary siting of caravan, 2 NP5/50/715 25/04/18 Christ the King RC Change of use from Church (D1) to Engrossments sent 07.08.18 Church, Aberdyfi. dwelling (C3), including alterations to roof, replacement windows and external finishes and creation of first floor terrace
3 NP5/59/131E 05/01/18 Former Gwynedd Demolish of former council depot and Engrossments sent 02.08.18 Council Depot, erection of three 2/3 storey affordable Peniel, Llan local occupancy dwellings Ffestiniog 4 NP5/61/LB32J 16/01/13 The Plas, High Change of use of part of ground floor Request received from Street, Harlech restaurant to dwelling. applicant’s agent to change to commuted sum – Under Consideration.
Number of applications on list = 4 Number of applications on committee list 4th July 2018 = 3
78 APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE PLANNING & ACCESS COMMITTEE 4th JULY 2018
Application No. Location Development
APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT WHICH HAVE BEEN REFUSED, WITHDRAWN, OR DISPOSED, OR WHERE AN AGREEMENT IS NO LONGER NECESSARY SINCE PLANNING & ACCESS COMMITTEE 4th JULY 2018
Application No. Location Development
79 ITEM 5 (4)
SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 05 SEPTEMBER 2018
OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED
Awaiting Welsh Government Highways
NP5/54/289E 26/04/2016 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with showroom.
Additional Information requested from Welsh Government Highways
NP4/11/160T 17/04/2018 Land adjacent to The Waterloo Hotel, Betws y Coed. Proposed erection of mixed use development comprising 21 bedroom serviced accommodation, spa facility, 3 commercial units, car parking, landscaping and alterations to existing vehicular access
Deferred
NP5/50/415D 21/02/2017 Ty Bach, Aberdyfi Conversion of former public toilets to holiday accommodation including building two storey extension above.
Habitat Regulations Assessment Awaited
NP5/50/682 30/06/2015 The Wharf, Aberdyfi. Construction of new quay wall.
Awaiting Ecology Reports / Comments
NP5/55/21A 09/03/2018 Tyn Llwyn Hen, Bryncrug. LL36 9RE Holiday Let.
NP5/64/185 15/03/2018 Primary School, Llanegryn. LL36 9SS Dwelling.
Awaiting Additional Information from Agent
NP4/29/482 11/05/2018 Land at Moel Llechwedd Hafod, Cwm Penmachno. Erection of 25m high lattice telecommunications mast supporting 3 no. antennas and 2 no. 0.6m dish antennas together with 3 no ground based equipment cabinets , generator, satellite dish and ancillary development enclosed within secure compound 80 NP5/69/16C 25/04/2018 Castell Mawr Farm, Llanegryn. Proposed erection of 2,700 square metre (135m x 20m x 7.03m) 32,000 bird poultry unit for the production of eggs, improvements to access track and associated ground works. NP5/70/156 09/05/2018 Land at Foel-y-Ddinas, Cwm Hirnant, Rhosygwaliau. Installation of 15m lattice telecommunications mast supporting 3.no antennas, 2.no 0.6m dishes antennas together with 3.no equipment cabinets and generator within secure compound.
Awaiting Consultation Responses Following Submission of Additional Information
NP5/57/1141A 08/05/2018 , Afon Gwern Graig, Dolgellau. Proposed 29kw Hydro-electric scheme incorporating intake structure, buried pipe, turbine building, outflow and buried grid connection
Total applications on list = 10
Total applications on list Committee 04 Gorffennaf 2018 = 9
81 ITEM 5 (5)
82 ITEM 6.0 SNOWDONIA NATIONAL PARK AUTHORITY
PLANNING AND ACCESS COMMITTEE 05 SEPTEMBER 2018
DELEGATED DECISIONS
Applications Approved
Application No. Proposed Location Decision Case Officer Date NP2/16/170D Construction of menage Lon Gert, 17/07/18 Mrs. Sara Garndolbenmaen, Roberts LL519UX NP2/16/320A Conversion of redundant barn to holiday let Caerfadog Isaf, Cwm 12/07/18 Ms Iona Thomas accommodation and installation of sewerage Pennant, treatment plant Garndolbenmaen. NP3/10/L96B Construction of lychgate on site of existing gated St. Bodfan's Church, 24/07/18 Mrs. Sara access to churchyard to house World War 1 Abergwyngregyn. LL33 Roberts memorial tablet 0LR NP3/12/14W Erection of plant room for electrical switch gear, Castell Cidwm, Betws 10/07/18 Mr Richard water treatment plant and ground maintenance Garmon. LL54 7YT Thomas equipment NP3/12/185 Structural refurbishment including installation of 1, 3, 4, 5 & 6 Cefn 23/07/18 Mrs. Sara external cladding Cwellyn, Rhyd Ddu. LL54 Roberts 6TP NP3/16/10C Change use of land to parking for 5 vehicles, Pair of cowhouses, Pentre 27/07/18 Mr Gwilym H storage of materials, engineering operations and Farm, Nant Ffrancon, Jones landscaping. Air source heating pump, works to Bethesda. LL57 3LZ workshop/office and mess room. Erection of a timber shed and associated works NP3/16/LB10D Siting of two storage containers for temporary Pair of cowhouses, Pentre 26/07/18 Mr Gwilym H period Farm, Nant Ffrancon, Jones Bethesda. LL57 3DQ NP3/21/42B Partial demolition of existing single storey side Marlow, Llanllechid. LL57 22/06/18 Mrs. Sara extension and erection of enlarged single storey 3LE Roberts extension
83 NP4/11/121B Construction of dwarf retaining wall and Dola, Dolydd Terrace, 28/06/18 Mrs. Sara amendments rear balcony and access stair Pentre Du, Betws-y-Coed. Roberts permitted by Planning Approval NP4/11/121A LL24 0BU dated 11/08/2016 NP4/11/315A Demolition of garage and construction of annex to Glenwood, Betws y Coed. 27/07/18 Mrs. Sara be used as additional guest accommodation LL24 0BN Roberts NP4/12/213B Discharge of Conditions 3 (Construction Method Cowlyd Reservoir, Trefriw. 18/07/18 Mr Richard Statement), 4 (Land Restoration Plan) and 5 Thomas (Ecological Clerk of Works) attached to Planning Permission NP4/12/213 dated 12/08/2016 NP4/12/224 Alterations and extensions to dwelling Lowecroft, Rowen. LL32 29/06/18 Mrs. Sara 8TP Roberts NP4/12/29W Non-material amendment to planning permission 4 Yr Hen Berllan, Rowen. 11/07/18 Mr Richard NP4/12/PIAW29S dated 01/05/2014 to insert 2 LL32 8YU Thomas roof windows to north elevation and 12 solar panels to south roof pitch NP4/13/183B Construction of footbridge over existing weir Llyn Gorddionduon, Betws 16/07/18 Mrs. Sara structure y Coed. Roberts NP4/13/19L Discharge of Condition 6 (submission of Natural Bryn Engan, Plas y 10/07/18 Mr Richard Resources Wales protected species licence) as Brenin, Capel Curig. LL24 Thomas attached to planning approval notice NP4/13/19H 0EL dated 19/12/2017 NP4/14/25 Construction of double garage Pinewood Towers, 02/08/18 Mrs. Sara Sychnant Pass Road, Roberts Conwy, LL328BZ NP4/26/199B Construction rear single storey extension Bryn Ifan, Capel Garmon. 24/07/18 Mrs. Sara LL26 0RR Roberts NP4/26/331B Removal of chimney Nant y Mynydd, Capel 23/07/18 Mrs. Sara Garmon. LL26 0RB Roberts NP4/30/88B Erection of side and rear extensions Bron y Nant, Dwygyfylchi. 02/08/18 Mr Richard LL34 6TB Thomas NP4/30/LB78E Application for approval of details reserved by Capel Horeb, Conwy Old 05/07/18 Mr Gwilym H Conditions Nos 3, 4, 6, 9 & 10 of Listed Building Road, Dwygyfylchi. LL34 Jones Consent NP4/30/LB78B 6RB
84 NP5/50/31H Part retrospective application for alterations to 4 Bodfor Terrace, 23/07/18 Ms Iona Thomas rear lean-to to incorporate new bi-fold doors and Aberdyfi, LL350EA timber decking, and form new full height window openings at basement level on the front elevation to create a bay window. NP5/50/337 Replacement & alterations to windows of first floor 29 Sea View Terrace, 29/06/18 Ms Iona Thomas flat Aberdyfi. LL35 0LL NP5/50/558F Application for non-material amendment to Cae Newydd, Aberdyfi. 12/07/18 Ms Iona Thomas Planning Consent NP5/50/558E dated 11/01/2018 LL35 0SW to increase size of porch/extension and the use of stone to all external walls, change windows in porch/extension from timber to upvc and install additional windows NP5/50/LB63K Application to vary Condition 2 of Listed Building Leadenhall, 19 Sea View 27/07/18 Mr Gwilym H Consent NP5/50/LB63C dated 09/11/2017 to Terrace, Aberdyfi. Jones include rebuilding of rear extension to an amended design NP5/50/LB63L Application to vary Condition 2 of Planning Leadenhall, 19 Sea View 11/07/18 Mr Gwilym H Permission NP5/50/LB63E dated 27/10/2017 to Terrace, Aberdyfi. Jones include rebuilding of rear extension to a revised design. NP5/50/LB63M Application to vary Condition 2 of Listed Building Leadenhall, 19 Seaview 25/07/18 Mr Gwilym H Consent NP5/50/LB63D dated 04/12/2017 to Terrace, Aberdyfi. Jones include rebuilding of rear extension to a revised design NP5/50/LU450A Application for Certificate of Lawful Use (Proposed Froneithyn, Hopeland 19/07/18 Ms Iona Thomas Use) for the erection of a single storey rear Road, Aberdyfi. LL35 0NH extension NP5/51/469A Conversion of domestic accommodation to self- Glandwr Mill, Glandwr, 31/07/18 Ms Iona Thomas contained holiday accommodation Barmouth, LL421TG NP5/52/101F Vary Condition No.1 of Planning Consent Ty'n y Coed Quarry, 26/06/18 Mr Aled Lloyd NP5/52/101E dated 04/08/2010 to extend period Arthog. till 30/04/2028 (Condition as amended under Planning Inspectorate Appeal H9504/A/98/512577 dated 04/09/1999) to allow re-working of quarry waste)
85 NP5/52/382A Structural refurbishment including installation of 7 & 8 Glasfryn Terrace, 23/07/18 Mrs. Sara external cladding Arthog. LL39 1AZ Roberts NP5/52/384 Installation of 15m timber clad telecommunication Land at Cefn-yr-Owen 07/08/18 Mrs. Sara monopole supporting 3 no antennas, 2 dish Isaf, Penmaenpool. LL40 Roberts antennas,1 satellite dish, associated equipment 1TP cabinets and generator enclosed within a secure compound NP5/52/LB37A Listed Building Consent for the replacement of Hafod Dywyll, Islaw'r Dref, 27/07/18 Mr Gwilym H three metal windows (two to rear elevation) with Dolgellau. LL40 1TR Jones single glazed hardwood side opening casement windows and four timber windows with two pane openings with single glazed side opening hardwood windows all painted finish NP5/53/111A Demolition of a conservatory and the construction Gwynle, 2 Mount Street, 08/08/18 Mrs. Sara of a three storey rear extension Bala. LL23 7RS Roberts NP5/53/164F Discharge of Conditions 9 (lighting) and 10 Unit 5, Enterprise Park, 25/07/18 Mr Richard (landscaping) attached to planning permission Bala. LL23 7NL Thomas NP5/53/164D dated 14/02/2018 NP5/53/496C Proposed variation of Clauses 3.1 and 3.5 and Awel y Coleg, Bala. 17/07/18 Mr Richard additions to the list of definitions attached to Thomas Section 106 agreement dated 05 February 2010. NP5/53/LB229C Listed Building Consent for alterations to external Bronallt , Heol yr Orsaf, Y 25/06/18 Mr Gwilym H wall of rear wing to add extension to adjoining Bala Jones property. NP5/54/130C Construction of agricultural building together with Garth Uchaf, Brithdir. 10/08/18 Ms Iona Thomas associated engineering works LL40 2SA NP5/54/317B Extend boundary of site and amended site layout Y Wern, Land to South of 06/07/18 Ms Iona Thomas for part of development previously approved under Village Hall, Rhydymain. planning consents NP5/54/317 dated 02/04/2004, NP5/54/PIAW317 dated 07/12/2006 and NP5/54/317A dated 02/04/2009 to re-position 6 dwellings. NP5/54/450B Discharge Conditions 3, 4, 5, 6 & 7 attached to Nant Helyg Hydro Electric 10/07/18 Mr Richard Planning Permission NP5/54/450A dated Scheme, Abergeirw. Thomas 25/08/2017
86 NP5/54/50J Application to discharge Condition no.3 of Plot 3, Bryn Derw, Brithdir. 05/07/18 Ms Iona Thomas Planning Permission NP5/54/50H dated LL40 2SD 29/10/2014
NP5/54/8A Construction of replacement front extension, Gellfachreth, Llanfachreth. 31/07/18 Mrs. Sara enlargement of domestic curtilage and LL40 2EH Roberts construction of double garage with ancillary residential accommodation of first floor with terrace to rear NP5/54/LB70A Listed Building Consent for changes to internal Coed y Moch Lodge, 25/07/18 Mr Gwilym H layout including kitchen/ living area with log burner Dolgellau. LL40 2ND Jones repositioning of stairs and door opening underneath the main arch closed up in stonework to ground floor, bathroom and bedroom to first floor. Changes to windows to include double glazing. Shed to be re-built boarded with oak and corrugated roof on gable, West Elevation, New slate roof oak frame porch off dwarf stone walls over entrance and new oak door to East Elevation NP5/54/LB70B Planning application for the construction of a new Coed y Moch Lodge, 25/07/18 Mr Gwilym H oak framed slate roof porch over side entrance on Dolgellau. LL40 2ND Jones East elevation and change of use to holiday let. NP5/55/11J Change of use of holiday let to rural enterprise Cynfal Farm, Bryncrug. 10/08/18 Ms Iona Thomas dwelling LL36 9RB NP5/56/154 Demolition of existing porch and erection of single Pennant, Dyfi Bridge, 19/07/18 Ms Iona Thomas storey side extension Machynlleth, SY209QY NP5/57/LB330J Application for approval of details reserved by Beechwood House, 29/06/18 Mr Gwilym H Condition Nos. 4, 6 & 8 of Listed Building Consent Dolgellau. LL40 1AU Jones NP5/57/LB3300B NP5/57/LB474F Listed Building Consent for external alterations to Liverpool House, Upper 11/07/18 Mr Gwilym H rear elevation including replacement of door Smithfield Street, Jones frame, second floor window and rainwater goods, Dolgellau. alterations to chimney capping, structural repairs and removal of redundant modern fixtures.
87 NP5/57/LB86B Listed Building Consent for alterations to Siop Newydd, Eldon 11/07/18 Mr Gwilym H shopfront on north elevation, reopen cellar access Square, Dolgellau. LL40 Jones on south elevation, restore canopy and replace 1RD window with fixed door at second floor level east elevation. Amend window and door details to restore historic pattern, & internal alterations including adding bulkhead structure over cellar stairs, form access trap in ceiling, install insulation and fire precaution equipment NP5/58/22M Change of use of existing camping field from 30 Islawrffordd Caravan Park, 17/07/18 Ms Iona Thomas tents to 15 tents and children’s play area, Talybont including installation of play equipment. NP5/61/559A Proposed variation of Clause 7.12 and alterations Pant yr Eithin, Harlech. 17/07/18 Mr Richard of and addition to definitions attached to Section Thomas 106 Agreement dated 24 January 2014 NP5/61/617A Construction of single storey extension and Min Y Don, Beach Road, 28/06/18 Mrs. Sara installation of slate and glass roof over existing Harlech, LL462UG Roberts side extension (repeat application). NP5/61/LB301B Application to discharge Condition No. 4 of Listed Ty'r Felin, Y Llech, 26/06/18 Mr Gwilym H Building Consent NP5/61/LB301A dated Harlech, LL46 2YL Jones 11/10/2017 NP5/62/76A Replacement sewage treatment system Land opposite Ty Capel 29/06/18 Ms Iona Thomas Salem, Llanbedr. NP5/69/50H Construction of single storey side extension, front Rola, Llwyngwril. LL37 30/07/18 Ms Iona Thomas porch and construction of balcony at first floor 2QJ NP5/69/ADL277 Advertisement Consent to display one non- Glanaber, Llwyngwril, 12/07/18 Ms Iona Thomas B illuminated facia sign and one non-illuminated LL37 2YQ projecting sign NP5/71/117C Erection of agricultural building Land at Pant y Ceubren, 15/08/18 Mrs. Sara Llanuwchllyn. LL23 7DD Roberts NP5/71/2F Retrospective application for retention of car port Penrhiw Dwrch, Cynllwyd 14/08/18 Mrs. Sara and application to enclose car port Isaf, Llanuwchllyn. LL23 Roberts 7DE NP5/71/466A Discharge of conditions 3 (Construction Method Afon Twrch, Llanuwchllyn. 19/07/18 Mr Richard Statement), 4 (Restoration Plan) and 13 Thomas (Ecological Clerk of Works) attached to decision notice NP5/71/466 dated 15/03/2017 88 NP5/71/L377B Conversion of former dwelling and construction of Cwm Ffynnon, Nant y 23/07/18 Mrs. Sara side extension on site of former barn to form Barcud, Llanuwchllyn. Roberts holiday letting unit including creation of parking area and installation of septic tank
NP5/71/T192B Installation of rooflights on rear elevation Llwyn Piod, Llanuwchllyn. 01/08/18 Ms Iona Thomas LL23 7SU NP5/72/118D Installation of oil tank Bryn Goleu, Rhyd Uchaf, 28/06/18 Mrs. Sara Bala, LL237SD Roberts NP5/72/183D Construction of sun room extension to rear of Cefn Bodig, Parc, Bala, 25/07/18 Mrs. Sara converted outbuilding LL237YU Roberts NP5/73/196E Conversion of existing garage including Bryn Awelon, Gellilydan. 24/07/18 Mrs. Sara construction of porch to form residential annexe LL41 4ES Roberts NP5/73/338D Part retrospective application for retention of 3 Cefn Llys, Gellilydan. 03/07/18 Mr Geraint Evans terracing and proposed greenhouse LL41 4ED NP5/73/418A Application for non-material amendment to Ty Nant, Gellilydan. LL41 02/07/18 Ms Iona Thomas Planning Consent NP5/73/418 dated 25/04/2018 4RD to replace wooden garage doors with upvc glass doors and reduce height of doorway NP5/73/LB47 Listed Building Consent to replace existing upcv 1 Glandwr Cottages, 11/07/18 Mr Gwilym H windows and doors with traditional timber items, Maentwrog, Jones add conservation roof light to kitchen roof & mechanical vents for kitchen and bathroom. Internal alterations to remove modern fireplace surround, open up and install multi fuel stove and chimney lining, amend kitchen appliance layout and bathroom sanitary ware. NP5/74/133D Construction of replacement agricultural building Groesllwyd, Cwm 27/06/18 Mr Geraint Evans and siting of steel container for temporay period Cewydd, Machynlleth, SY20 9HP NP5/74/452B Erection of agricultural building Troed-y-Foel, 09/07/18 Ms Iona Thomas Llanymawddwy. SY20 9AH NP5/74/464B Discharge of Condition 2 (Landscape Remediation Land at Graig Wen, Dinas 11/07/18 Mr Geraint Evans and Management Plan) attached to planning Mawddwy. permission NP5/74/464A dated 15/06/2017 89 NP5/76/327 Adeiladu garej gyda storfa uwchben Tryfan, 28/06/18 Mrs. Sara Penrhyndeudraeth. Roberts
Applications Refused
NP2/16/L304F Change of use of former school building to self- Ty'r Ysgol, Cwm 24/07/18 Mr Richard contained short term holiday letting unit including Pennant, Thomas demolition of attached outhouse, erection of single Garndolbenmaen. LL51 storey extension, new vehicular entrance and 9AX parking arrangements NP4/11/173H Removal of existing car port and construction of Bod Afon, Betws y Coed. 10/08/18 Mrs. Sara attached garage and utility room LL24 0BB Roberts NP4/11/383C Replacement roof material from canvas canopies The Alpine Coffee Shop, 02/08/18 Mr Richard to standing seam aluminium Station Approach, Betws Thomas y Coed. LL24 0AE NP4/16/404A Proposed discharge of conditions 3 (Japanese 1 Prince Llewelyn 07/08/18 Mr Richard Knotweed eradication plan) and 4 (timing of works) Terrace, Dolwyddelan. Thomas attached to planning approval NP4/16/404 dated LL25 0DJ 05/06/2018 NP5/57/911A Application for non-material amendment to Old Gaol, Bodlondeb, 12/07/18 Ms Iona Planning Consent NP5/57/911 dated 27/03/2007 to Dolgellau. Thomas amend windows, replace render on west elevation with stone, and use of lower ground floor as self- contained flat NP5/58/520B Enlargement of existing dormer window, removal Awelfryn, Dyffryn 04/07/18 Ms Iona of two chimneys and installation of external Ardudwy. LL44 2DN Thomas cladding NP5/61/580G Non-material amendment to permission Land adjoining Bryn 19/07/18 Mr Richard NP5/61/580A dated 21/02/2017 to omit feature Awel, Hwylfa’r Nant, Thomas chimneys, contrasting render detail to windows, Harlech. omit porches and omit stone corner detailing NP5/74/L171 Demolish existing dwelling and construction of Penrhyn, Dinas 06/07/18 Ms Iona replacement dwelling Mawddwy. SY20 9JG Thomas NP5/78/475B Application for non-material amendment to Barn near Gelli Goch, 13/07/18 Ms Iona Planning Consent NP5/78/475 dated 11/07/2012 to Bronaber. Thomas install solar slate to south elevation of the roof
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