PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 PLANNING COMMITTEE DATE:

EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER

1 C10D/0487/34/MW Clynnog Chwarel Cefn Graianog, Llanllyfni 2 C11/0173/26/LL Waunfawr Tir tu cefn / Land at rear of, Min y Grug, Waunfawr 3 C11/0263/41/LL Llanystumdwy Tir Ger / Land Nr. – Angorfa, Pencaenewydd – Pwyllgor Ymweld 4 C11/0282/15/R3 Llanberis Tir tu cefn i / Land to the rear of, Llyfrgell Llanberis Library, Llanberis, 5 C11/0293/38/LL Llanbedrog Maes Carafanau Refail, Llanbedrog 6 C11/0335/04/LL Llandderfel Berwyn Deg, Llandderfel, Bala 7 C11/0378/45/LL Pwllheli Tir Ger / Land Nr. – Heol Hamdden, Pwllheli 8 C11/0422/45/LL Pwllheli Harbwr Allanol / Outer Harbour, Pwllheli 9 C11/0458/42/MG Nefyn Safle ger / Site near Plas Madryn, Llys Madryn, Morfa Nefyn 10 C11/0463/11/LL Bangor 1, Pen Y Bryn Cottage, Pen y Bryn Road, Bangor 11 C11/0471/16/LL Llandygai Gateway Park, Stad Ddiwydiannol Llandygai, Llandegai Industrial Estate, Bangor 12 C11/0484/23/R3 Llanrug Cae Chwarae / Playing Field, Ysgol Brynrefail School, Llanrug 13 C11/0485/18/MG Llanddeiniolen Llain o dir tu cefn / land at rear of the, Hen Bowling Green / Old Bowling Green, Deiniolen 14 C11/0538/24/CR Llanwnda Maengwyn, Llanwnda 15 C11/0556/40/R3 Llannor Ysgol Gynradd Pentreuchaf C11/0129/32/LL Botwnnog Crugeran, Sarn Mellteyrn – Pwyllgor Ymweld yn unig

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number 1

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C10D/0487/34/MW Date Registered: 20/12/2010 Application Type: Mwynau/Minerals Community:: Clynnog Ward:: Clynnog

Proposal: APPLICATION UNDER SECTION 73 OF THE TOWN AND COUNTRY PLANNING ACT 1990 TO VARY CONDITIONS ON AN EXISTING PLANNING PERMISSION TO EXTEND THE LIFE OF THE QUARRYING OPERATIONS. CONDITIONS 1 & 2, PLANNING PERMISSION 2/14/12G, CEFN GRAIANOG AND GRAIANOG FARM AND CONTINUATION OF VARIATION OF CONDITIONS 1 & 2 PREVIOUSLY GRANTED UNDER PLANNING PERMISSION C00D/0005/34/MW, AMENDED SCHEME OF EXTRACTION AND RESTORATION. (THE APPLICATION INCLUDES AN ENVIRONMENTAL STATEMENT)

Location: CHWAREL CEFN GRAIANOG, LLANLLYFNI, CAERNARFON, GWYNEDD, LL546SY

Summary of Approve subject to conditions Recommendation:

Description: The site has a long history of sand and gravel extraction dating back to the earliest known planning permission granted in May 1958, with documented evidence of the workings supplying material for several large-scale civil engineering contracts in the area including the Dinorwic Power Station, Stwlan Dam and several local road improvement contracts.

This proposal seeks an extension of time up until the 31st December 2020 to win and work the remainder of sand and gravel at Graianog Farm to ensure the non-sterilisation of the mineral reserve but also, to complete the restoration of the site in accordance with the permitted scheme. The proposal does not include an extension to the actual footprint of the mineral operation. Plant site activities, processing, transport and extraction of mineral will be contained wholly within the boundaries of the existing infrastructure and the terms of conditions attached to the current planning permission.

The extractive operations are already subject to a rigorous system of archaeological recording and investigation with the advancement of the working face. A scheme of restoration and aftercare to agricultural use is proposed for the most part and will continue as present as the sequence of operations progress northwards. Both the scheme of archaeological recording and restoration to agriculture at this site are well documented but in addition, the proposal recognises that there is an opportunity to enhance nature conservation and biodiversity interests and a scheme of restoration has been configured accordingly for the plant site and lagoons, as well as the area subject to phase 5 & 6 of the working face.

The information submitted with the application included information realting to:

 Landscape Character and Visual Matters  Ecology and Nature Conservation  Archaeology and Cultural Heritage  Land use  Noise  Hydrology, Hydrogeology, Water Quality, Drainage & Flood Risk  Traffic & Transport  Air Quality (Dust) PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

 Employment  Geology

Environmental Impact Assessment: The proposal is for the continuation of a scheme of working under the terms of the permission previously granted. The site, including the extraction area, processing site and lagoons measures in excess of 30 hectares and is located adjacent to an Area of Outstanding Natural Beauty and close to the National Park boundary and European Special Area of Conservation.

An application under S.73 to vary a condition and extend the life of the quarry constitutes an enabling consent for the purposes of the EIA Regulations. This proposal aims to continue operations involving the winning and working of sand and gravel processing and silt disposal facilities as well as restoration works.

Given the scale of the development and the proximity of environmental and landscape designations in the area, the applicant has agreed that the proposal falls within the description of development requiring the submission of an environmental statement.

Relevant Policies: Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 3.1.2 of Planning Policy Wales emphasise that decisions should be in accordance with the Development Plan, unless material considerations dictate otherwise. Planning considerations include National Policy and the Unitary Development Plan 2001-2016.

Gwynedd Unitary Development Plan 2009:  STRATEGIC POLICY 2 - THE NATURAL ENVIRONMENT  STRATEGIC POLICY 5 - DEVELOPMENTS WHICH CREATE RISK  STRATEGIC POLICY 7 - MINERALS  STRATEGIC POLICY 16 - EMPLOYMENT  POLICY B7 - SITES OF ARCHAEOLOGICAL IMPORTANCE - Proposals that will damage or destroy archaeological remains of national importance or their setting (whether scheduled or not) will be refused. A development which affects other archaeological remains will be permitted only if the need for the development overrides the significance of the archaeological remains.  POLICY B8 - LLYN AND ANGLESEY AREAS OF OUTSTANDING NATURAL BEAUTY - Safeguard, maintain and enhance the character of Areas of Outstanding Natural beauty by ensuring that development proposals comply with a schedule of criteria which aim to protect recognized features.  POLICY B15 - PROTECTION OF INTERNATIONAL NATURE CONSERVATION SITES - Refuse proposals which are likely to cause significant damage to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing recognised features within the sites.  POLICY B16 - PROTECTING NATIONALLY IMPORTANT CONSERVATION SITES - Refuse proposals which are likely to cause significant damage to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing recognised features within the sites.  POLICY B17 - LOCAL WILDLIFE SITES - Refuse proposals that are likely to cause significant harm to sites of regional or local significance unless they comply with a set of criteria which aim to protect, promote and manage recognized features of these sites.  POLICY B21 - WILDLIFE CORRIDORS, HABITAT LINKAGES AND STEPPING STONES - Safeguard the soundness of landscape features which are important to wild PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

flora and fauna unless the reasons for the development outweigh the need to maintain the features and mitigating measures can be provided.  POLICY B23 - AMENITIES - Protection of the amenities of local communities through securing that proposals comply with a series of criteria which aim to protect recognized features and the amenities of the locality.  POLICY B32 - SURFACE WATER - Proposals that do not include flood minimisation or mitigation measures that will reduce the volume and rate at which run off reaches rivers and other watercourses will be refused.  POLICY B33 – DEVELOPMENT THAT CREATES POLLUTION OR NUISANCE. Protection of public health, safety or amenities, or to the quality of the built or natural environment as a result of higher levels of pollution.  POLICY B35 - AVOIDING THE SPREAD OF INVASIVE SPECIES - Ensure that measures to deal with invasive species are implemented, where a development involves disturbing soil which they have polluted.  POLICY C9 - MINERAL DEVELOPMENT OUTSIDE THE LLYN AREA OF OUTSTANDING NATURAL BEAUTY - To permit sites for mineral development based on a series of criteria which involve the principles concerning the amenities of local residents, landscape impacts, operational details and the means of working the material produced.  POLICY C10 - CONTRIBUTION TO THE SUPPLY OF AGGREGATES - To have regard to current national policy for maintaining a landbank of aggregates minerals and the relevant guidance in Minerals Technical Advice Note MTAN (Wales) 1: Aggregates.  POLICY C11 - SAFEGUARDING MINERAL RESOURCES - Safeguarding of mineral resources for future use with the identification of Mineral Consultation Areas (MCAs) on the proposals map. Ensure that any non-mineral development within the MCA do not have an unacceptable impact on mineral resources.  POLICY C12 - BUFFER ZONES - Planning applications for mineral extraction within the buffer zones identified on the proposals maps will be refused unless a new buffer zone can be provided to reflect the minimum distances referred to in MTAN1: Aggregates.  POLICY C14 - RESTORATION AND AFTERCARE - Applications for mineral working will be refused unless a scheme for restoration, aftercare and afteruse, including details of proposed funding is included.  POLICY C21 - PROVISION OF WASTE MANAGEMENT AND RECYCLING FACILITIES - Land and property listed in the policy as being safeguarded/allocated for groundwork which could maintain or add to various waste management facilities listed in the North Wales Region Waste Management Plan.  POLICY CH33 - SAFETY ON ROADS AND STREETS - Development proposals will be approved only if they conform with specific development criteria including safe vehicular access, standard of the existing road network to accommodate the flow of traffic from the development and traffic calming measures.

National Policies  Policies, guidance and general principles set out in the Welsh Assembly Government Minerals Planning Policy (Dec 2000),  Policies, guidance and general principles set out in the Welsh Assembly Government Planning Policy Wales (March 2002),  Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 5: Nature Conservation  Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 11: Noise PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

 Policies, guidance and general principles set out in the Welsh Assembly Government Technical Advice Note (Wales) 18: Transport  Policies, guidance and general principles set out in the Welsh Assembly Government Minerals Technical Advice Note (Wales) 1: AGGREGATES (March 2004)  Policies, guidance and general principles set out in the Regional Technical Statement 2008

Relevant Planning History: The site has in recent years been operational under planning permission 2/14/16G granted on the 1st March 1996 and included both the Cefn Graianog processing area and the extractive operations at Graianog Farm. A further permission, C00D/0005/34/MW granted under in May 2000 to vary conditions 1 & 2 of this consent to alter the sequence of extractive operations. This variation enabled the operation to blend various mineral types within the working face to meet production/sales requirements and to rationalise the sequence of progressive restoration.

Consultations:

Clynnogfawr Community No Objection Council:

Llanllyfni Community No Response Council:

Eryri National Park No objections or observations to make on the application. Authority:

Gwynedd Council Streetcare No objection or direction issued in respect of the proposal. and Transportation Service:

Gwynedd Council Public Ensure that public footpaths which cross the site are protected Rights of Way Officer: during and after the development.

Environmental Health:  No objection in principle, existing noise conditions to be imposed on the development.  No instances of complaint relating to noise at this site and that the control of extractive and mineral processing operations should continue under the scope of existing planning conditions.

Department for Rural  No objection in principle to securing an extension of time Affairs, Welsh Government: to complete the scheme of phased extraction and restoration.  Positive but not excessive restoration gradients required for productive agricultural afteruse.  Ensure that soil placement is carried out in accordance with best practice to maximise the potential of the soil resource.  Use of coarser textured overburden in the lower subsoil layers recommended in the interests of securing adequate drainage. Suggest that clay overburden could be out to beneficial use in the creation of open water features and associated damp areas in other parts of the site.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Welsh Water: No Response

Environment Agency:  No objection to the development as the proposed workings are above the water table and dewatering is not required.  Secure further biodiversity enhancements in the restoration concept for the plant & lagoon site.  Enhance nature conservation interest where possible to compliment the adjacent Cors Gyfelog SSSI.

Gwynedd Archaeological Updated programme of archaeological assessment meets the Planning Service: required standards for such work. Recommendations and mitigation proposed in the archaeological assessment to be included in an updated schedule of conditions.

Gwynedd Council  It is considered that the proposal to continue sand and Biodiversity Unit: gravel extraction will not have any effect on the SAC and this opinion is further supported by CCW. Proposals will not alter the hydrology of the SAC, cause loss of bog habitat or affect the protected species or features of the SAC.  Prefer that the restoration plans include for a much greater area for biodiversity, including rough grazing land, habitat creation should include ponds, shrub woodland, wetlands and rush pasture in accordance with a Biodivresity Management Plan.  Water management/containment works to be completed within 12 months of the date of the permission.

Countryside Council for First Response Wales: No objection in principle, but the Appropriate Assessment processes under the Habitat (Natural Habitats, & c) Regulations 2010 should assess any likely significant impacts of the development on listed features of the SAC and their attributes, i.e.  Run off into a watercourse which may have an impact on the designated sites,  Altering watercourses and drainage which may have an impact on designated sites, especially during the reclamation phase.  Also, further desk study and survey work required to assess the potential of the site and surrounding land to support birds and other protected species.

Second Response  In response to additional information submitted by the applicant to address the above concerns, the CCW are satisfied that the itinerary of measures proposed can be implemented to avoid adverse effects on the SAC, NNR & SSSI.  Welcome the concept of permissive pedestrian and cycle access with the restoration proposals incorporating a viewpoint of the SSSI, NNR and SAC.  Encourage the applicant to devise a brief management plan for land under their ownership within the SSSI & SAC. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultations: No letters of representation have been received in response to statutory publicity on this application; Additional Information: The application is to be determined in accordance with the authority's delegated procedure and presented to the planning committee for decision in that the scale of the proposal to continue mineral working at Cefn Graianog/Graianog Farm and the proximity of environmental and landscape designations in the area constitutes development for which an EIA is required.

Other Relevant Planning Considerations: Principle of the Development In June 2008, the Gwynedd Council Board resolved to endorse the Regional Technical Statement produced by the North Wales Regional Aggregates Working Party. The North Wales Regional Technical Statement has been prepared in accordance with the provisions of the Minerals Planning Policy (Wales) and Technical Advice Note (Wales) 1: Aggregates (MTAN1), to set out an overarching objective to ensure a sustainable managed supply of aggregates. The main purpose of the statement is to set out the strategy for the provision of the aggregates in the North Wales region for the period until 2021.

As a Mineral Planning Authority, the Council has a duty to ensure that mineral resources are exploited in a sustainable way so that they can make an appropriate contribution to the area’s construction materials requirements. Gwynedd has a long history of mineral extraction and it remains an important facet of its economic and social make up. There are extensive deposits of a variety of materials suitable for aggregates in North Wales, particularly igneous rock and limestone. Deposits of sand and gravel however are more limited and are mainly concentrated in parts of Gwynedd, Flintshire and in particular, Wrexham. The Regional Technical Statement assesses the environmental capacity of each authority to contribute to an adequate supply of primary aggregates. The Council, as Mineral Planning Authority, is required to maintain a landbank of permitted reserves of aggregate minerals with current guidance stating a minimum 7 year landbank for sand and gravel. Graianog is the only active sand and gravel quarry in Gwynedd with further dormant reserves located at two sites in Penygroes. The material extracted at the quarry is used for direct building products, sea defence works, decorative cobbles but mainly to supply ready mixed concrete outlets throughout North West Wales including the National Park, Anglesey and parts of Conwy. The uniqueness of the coarse sand within the deposit may be used with lime to produce a lime mortar suitable for conservation, restoration and building works.

The continuation of sand and gravel extraction at Cefn Graianog will ensure that the Council can fulfil its apportionment obligations of supplying minerals for the North Wales sub-region and maintain a 7 year landbank of sand and gravel. There are few permitted reserves of sand and gravel in North West Wales and this proposal will secure an essential supply of sand and gravel for the local building economy. This will reduce the need to import materials from outside Gwynedd, thereby minimising costs and carbon emissions.

It is not considered that the proposal to continue mineral extraction at Cefn Graianog will compromise the safeguarding obligations for potential waste sites under policy C21 of the Unitary Development Plan.

Subject to the consideration of all other material planning considerations, it is considered that the development complies with National and Regional Planning Policy and Guidance as well as the requirements of Policy C10 of the Unitary Development Plan.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Cultural Heritage The landscape is one that is known to be rich in archaeological remains, with a number of sites having been excavated close to the area of extraction. The consultation response received from the Development Control Archaeologist confirms that the programme of archaeological work at Graianog has been implemented with a great deal of success, yielding some interesting results and has altered the interpretation and understanding of the local landscape. The response does mention however that further information compiled from aerial photographs taken by the Royal Commission on Ancient and Historic Monuments of Wales has revealed further extensive multi-period field system, surviving as shallow earthwork features within the area of extraction. The Archaeological Planning Service further request that the archaeological assessment be revised and updated as part of the EIA in order to comply with modern standards and guidance.

In response, the applicant commissioned a revised methodology for archaeological survey and assessment works as part of the EIA in full compliance with the Archaeological Planning Services requirements.

The formal comments of the Archaeological Planning Service confirmed that the updated programme of archaeological assessment meets the required standards for such work and further that the recommendations and mitigation proposed in the archaeological assessment be included in an updated schedule of conditions.

Archaeological recording at Graianog has developed in recent years in accordance with modern standards and guidance and the scheme implemented at Graianog goes beyond the requirements of existing planning conditions. It is therefore requested of the planning committee that officers are given the authorisation to discuss the matter further with the applicant and archaeological planning service, in order to agree an appropriate scheme of archaeological recording and mitigation for the remainder of the extractive operations.

It is considered that the archaeological assessment submitted as part of the EIA is sufficient to mitigate for the potential archaeological and cultural heritage impacts of the development and complies with the requirements of Policies B7, C9 & C14 of the Unitary Development Plan.

Visual Amenity The preferred viewpoints for the visual impact assessment includes an appraisal of the visual impact of the development on the Llyn AONB and the Snowdonia National Park providing a selection of viewpoints and photomontages taken from vantage points within these designations. The assessment makes an appraisal of the site during progressive stages of extraction and as a final landform including an evaluation of the surrounding landscape in terms of the AONB, SNP as well as local impact. In response to consultation, the Snowdonia National Park authority confirmed that they had no objection to the proposal.

A principal concern is the final treatment of the processing area and operational lagoons as these are likely to be the most prominent of the residual features at such time the permitted operations cease. In addition, the treatment of any residual material (silt) upon final cessation of operations should be closely linked to the restoration objectives and the creation of a landform that is capable of providing the optimum conditions for wildlife habitat and provision for public access.

It is recognised that varying techniques and methods of restoration and planting may be sought and it is important for the success of the scheme that a methodology be applied in a cohesive strategy for the whole site. A recent inspection of the former southern lagoon area revealed that the concept of restoration to rough grazing has largely achieved its objective, but in addition, the plant site is located in a prominent location, adjacent to a SSSI and SAC, and PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) the type and quality of the restoration will play a major role in the long-term future appearance of the area.

The proposal includes for the continuation of the phased agricultural restoration at the working face of the quarry which has been implemented with a great deal of success since the grant of planning permission in 1996. The application statement and plans confirm that the scheme of restoration and aftercare of this part of the site will continue on a progressive basis in accordance with the current arrangements.

With a requirement for a restoration plan for the plant site and lagoons to include a biodiversity management plan, it is considered that the proposal is acceptable in principle in that the development is compliant with Policies B17, B21 & C14 of the Unitary Development Plan.

Highway Safety Traffic and transport derived from the operation will not have a detrimental effect on the integrity of the local road infrastructure and it is not considered appropriate to impose output restrictions under planning condition. The site has direct access onto the A487 and it is considered that the proposal is acceptable in principle in that the development is compliant with Policies CH33 of the Unitary Development Plan.

Noise, Dust and Residential Amenity The proposal by its nature is similar to the type of activity that has been implemented on the site for many years and which has been the subject of environmental controls through planning conditions, or permits issued under specialist remit of the Environment Agency.

The consultation response received from the authority’s public protection department confirms that there are no instances of complaint relating to noise at this site and that the control of extractive and mineral processing operations should continue under the scope of existing planning conditions. With the imposition of similar planning conditions for the previous development for the processing of minerals, it is considered that there would be no adverse impact on amenities of local residents and that the development conforms to policy B23 of the UDP (amenities).

Biodiversity The site is located adjacent to Cors Gyfelog SSSI & NNR which forms part of the Corsydd Eifionydd SAC and CCW’s response goes into some detail as to the potential impacts of the proposals on groundwater, site hydrology and water quality affecting notified features of these designations. It is considered that the main risks posed by the proposal are:

 run-off into a watercourse which may have an impact on the designated sites,  altering watercourses and drainage which may have an impact on a designated site, especially during the reclamation phase.  also, further desk study and survey work required to assess the potential of the site and surrounding land to support birds and other protected species.

CCW’s response highlights the potential impacts of the proposals on notified features of the SAC & SSSI and the same concerns are reflected in the Environment Agency’s response with respect to groundwater, site hydrology and water quality. The Agency also refer to a recent consultation with the CCW on their Habitats Directive Review of Consents process, detailing concerns about the current discharge arrangements as well as highlighting the potential for an overtopping or breach of the southern settlement lagoon causing silt contamination in the adjacent SAC/SSSI.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

The CCW comment on the current water discharge infrastructure and the potential for pathways to connect with the adjacent SAC. The letter proposes a review of the best available technology to ensure that any improvements to the water management system has the capacity to deal with periods of high rainfall and the potential risk for overtopping of the receiving stream.

The CCW’s letter sets out an itinerary of requirements to address the potential risks of silt contamination having an adverse impact on the integrity of the Corsydd Eifionnydd SAC. A site meeting was convened on the 18th April with CCW officers in order to discuss the issue in more detail and that the output of that meeting identified mitigation measures that may be applied to overcome their concerns.

Under regulation 61 of the Habitats Regulations 2010, Gwynedd Council as Competent Authority is obliged to consider any effects of the proposal on conservation objectives of the SAC. Additional information has been submitted by the applicant to address the issue of water management to ensure that the surface water infrastructure has sufficient capacity to avoid potential silt contamination to the bog. A test of significance confirmed that the proposal did not require the authority to carry out an appropriate assessment under the provisions of the Habitats Regulations 2010.

In response to additional information submitted by the applicant to address potential silt contamination, the CCW are satisfied that the itinerary of measures proposed can be implemented to avoid adverse effects on the SAC, NNR & SSSI. The CCW confirm that they have no objection to the proposal to continue sand and gravel extraction at Cefn Graianog.

It is considered therefore that the proposal to continue sand and gravel extraction will not have any effect on the SAC and this opinion is further supported by CCW. Proposals will not alter the hydrology of the SAC, cause loss of bog habitat or affect the protected species or features of the SAC.

The impacts of a proposal to continue mineral operations within the remainder of the permitted extraction and processing areas is unlikely to affect any habitats or species of significant ecological value. It has been further agreed with the applicant however that the outcome of the habitats and species surveys undertaken to date should inform the restoration concept for the site in order to conserve and enhance the nature conservation resource of the area. Furthermore, such an approach should constitute an integral component of the scheme of working and that the species and habitat surveys should therefore continue and be further extended into the area of the former southern lagoon which currently provides a buffer between the processing area and the SAC.

Both the CCW and Gwynedd Council Biodiversity Officer recommend that;  the restoration plans include for a much greater area for biodiversity, including rough grazing land. Habitat creation should include ponds, shrub woodland, wetlands and rush pasture.  Biodiversity management plan to be produced for the long-term maintenance of the site, to include part of the site covered by the SAC designation.  Detailed restoration plan be submitted for the plant site & lagoons together with a biodiversity management plan which includes land within the ownership of the quarry having SAC status,  Water management/containment works to be completed within 12 months of the date of the permission, to follow the recommendations set out in the EIA to avoid damage to species and enhance the biodiversity potential of the site.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

It is considered therefore that the development and complies with National Planning Policy guidance as well as Policy B15, B16, B17, B21, C9 & C14 of the Unitary Development Plan.

The site will require a separate operating consent from the Environment Agency under the Environmental Permitting Regulations and in terms of the control of surface water flows and prevention of pollution, the proposal conforms to the requirements of Policies B32 & B33 of the UDP.

Public Rights of Way There are two public footpaths or rights of way that cross the site and there is no requirement therefore to make any provision for specific protection. The restoration plan recognises a potential link between the Lon Eifion cycle track and the proposed viewpoint within the restored quarry. The CCW welcome the concept of permissive pedestrian and cycle access with the restoration proposals incorporating a viewpoint of the SSSI, NNR and SAC. The proposal therefore complies with the requirements of Policy CH22 of the Unitary Development Plan.

Economy The development proposed extends the operational lifetime of the quarry and therefore extends the period of employment of workers employed directly and indirectly as a result of the quarry operations. Furthermore, sand and gravel is essential for the local building economy and a local source keeps costs as well as carbon emissions down. The prosposal will therefore be likely to make a positive contribution on the economoy of the area in accordance with strategic policy 16 of the UDP.

Conclusions A proposal for the continuation of the phased mineral extraction and restoration scheme at Graianog needs to be assessed against planning policy criteria and the authority consulted widely on this application to ascertain the potential impacts of the development.

The proposal does not involve additional land workings, only an extension of time in order to extract the remaining reserve of mineral and complete the scheme of restoration. There is unlikely to be any apparent change in site working conditions. There are no overriding planning policy issues sufficient to warrant refusal of planning permission, and issues relating to noise, dust & environmental controls are considered acceptable on this established site and subject to further scrutiny and detailed consideration during monitoring visits

 The development is acceptable in principle and it would contribute to infrastructure of primary sand and gravel reserves in Gwynedd and conforms to regional and local mineral planning policy requirements (specifically Policy C9, C10 & C14),  The site will be the subject of an approved and well established restoration plan for agricultural use but also an extended scheme of restoration for the lagoons and plant site to nature conservation/amenity use, based upon the findings of a habitat & species surveys undertaken within & around the site. (Policy C14 & B17, B21),  It is considered that the proposal will not have a detrimental impact on any additional features of archaeological importance (Policy B7),  It is considered that the long-term proposals will mitigate the impact of the mineral workings on the setting of the National Park and AONB,  It is considered that the proposal will not have a detrimental impact on the local water environment (Policy B32 & B33),  It is considered that the duplication of established conditions and environmental controls are sufficient to safeguard the amenities of existing properties already located within the designated buffer zone (Policy C12), PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

 A Test of Significance undertaken in accordance with the provisions of the 2010 Habitat Regulations concludes that the proposal will not have a detrimental impact on National, International and Local Biodiversity (Policies B15, B16 & B17)  The quarry has a dedicated haul road with direct access to the A487 Trunk Road and it is considered that the proposal has the potential to further develop recreational routes in the area and enhance the potential for biodiversity to contribute to the local economy (Policy CH22 & CH33),  The inclusion of planning conditions as imposed under a previous grant of permission are sufficient to control the potential impacts of noise and dust and there would be no adverse impact on amenities of residents of the area (Policy B23),  The proposal will be likely to have a positive impact on the economy of the area.

Recommendation: To grant subject to conditions to include appropriate planning controls based on the following;  Duration of Working,  Permitted Operations & Compliance with the Submitted Details/Plans,  Restriction on Permitted Development Rights & location of processing equipment,  Hours of Working & father restriction during phase 6 of operations,  Implementation of measures to safeguard the SAC from potential silt contamination, and complete the schedule of surface drainage works required to satisfy the concerns of the CCW, in the interests of securing the integrity of the Cors Gyfelog SAC,  Continuation of restoration to agricultural use within the extractive phases of development but also to restore the plant / lagoon site to nature conservation/amenity use with access from the adjacent Lon Eifion,  Biodiversity management plan to be produced for the long-term maintenance of the site, to include part of the site covered by the SAC designation,  Implementing measures for the control of Japanese Knotweed, (Policy B35),  Dust controls & noise limitations the same as existing.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 2

Application Number: C11/0173/26/LL Date Registered: 21/02/2011 Application Type: Full - Planning Community: Waunfawr Ward: Waunfawr

Proposal: CHANGE OF USE AND CONVERSION OF FORMER CARPET WAREHOUSE INTO 4 DWELLING UNITS Location: LAND AT REAR OF MIN Y GRUG, WAUNFAWR, GWYNEDD, LL554YS

[Click here and insert Media file [MAPP1] from the N Drive]

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: This is an application to convert and change the use of a previous carpet warehouse into four residential living units on a site to the rear of established housing adjacent to Ffordd Waunfawr near Pant y Waun. The site currently contains a storage area and empty workshop (one floor and two floors respectively), along with parking spaces in the yard. There is agricultural land to the north of the site, to the east are the back gardens of established housing, to the south are the gardens of established housing, and to the west is the drive to the site along with established housing.

The existing entrance to the site is used by many of the occupiers of nearby houses and by commercial vehicles when the property was a carpet warehouse.

The proposal involves modifying one of the buildings into a three-bedroom unit with a lounge, kitchen and dining room, with the middle part of the structure which currently connects the buildings together to be demolished to create four parking spaces and gardens for the other three units. These three units will be located in the largest building which is located on the eastern side of the site. The roof ridge of this building will be raised from 5.5m to 7.5m in height in order to create a second floor within the building itself.

As referred to above, this building will be converted into three units with the ground floor to include a lounge, utility room and a kitchen/diner, and the first floor to include three bedrooms and a bathroom.

Externally, the windows of the first unit (and the largest of the four units) will be changed in terms of size and design to reflect the internal facilities/rooms. The majority of the changes will be seen in the largest building which will be adapted into three residential units. The roof ridge will be raised approximately 2m in height in order to have additional height within the building for creating the first floor. The northern elevation (facing the field) will include three windows on the ground floor and one window on the first floor for a bedroom. The western elevation (facing towards the first unit and the proposed parking spaces) will include doors and windows on the ground floor and six fairly narrow windows on the first floor in order to reduce any overlooking. The southern elevation includes three windows on the ground floor, and an existing window on the first floor will be made smaller from the bottom upwards in order to reduce any overlooking towards the rear of the houses near the main road. The eastern elevation includes doors and windows on the ground floor, and two narrow, opaque PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) glass windows on the first floor for the bathrooms, and seven windows in the roof in order to reduce overlooking to the gardens of the houses of Pant y Waun estate. A timber fence measuring 1.8m in height will be placed around the southern and eastern boundary of the site, to reduce any overlooking to the houses surrounding the site. The proposal will also include work for managing and preventing surface water from running down to nearby properties and gardens. This part of the proposal responds to local residents’ concerns that were submitted following the statutory consultation.

Externally, the residential units will have roofs of natural slate, walls of light- coloured render, and uPVC windows and doors/rainwater goods.

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

Gwynedd Unitary Development Plan 2009:

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

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

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

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

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

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

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

POLICY CH36 – PRIVATE CAR PARKING FACILITIES PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

POLICY D28 – SAFEGUARDING VILLAGE SHOPS AND PUBLIC HOUSES Proposals to change the use of a village shop or public house will be refused unless a similar service is available that is as fully accessible to the residents of the vicinity or, if there is no similar service present, that the property has been on the market for a reasonable selling price or rent for a continuous period of 12 months.

National Policies:

TAN 12 on “Design” (June 2009).

Relevant Planning History: Application number 3/26/138A – extension to the carpet and furniture store approved in September 1985.

Consultations:

Community/Town Council: Need to discuss the application at the Planning Committee rather than deal with it under the Council’s delegated rights.

Transportation Unit: Conditions.

Environment Agency: Not received

Welsh Water: Standard conditions.

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

Affordable Housing Officer: The units are reasonable in terms of size and there is demand for this type of housing in the village. Two of the units need to be affordable dwellings and should be sold for 80% of the open market price. Performance and Policy Should ensure that the site’s use as a warehouse and shop has been Manager: on sale for 12 months without success prior to changing its use to residential use. There is justification for offering affordable housing in the village according to the evidence available to the Council.

Access Officer: No specific observations but acknowledged what is proposed.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ended on 07.06.11 and letters of objection were received on the following grounds:  Surface water running from the site to the gardens of the surrounding houses, as the site is situated on higher ground than the houses.  The application was not advertised adequately.  The applicant does not own the drive to the site - a risk of legal aspects being overlooked.  Changing the use of the site to residential units will not increase the economic benefit to the community.  Work for altering the entrance has already begun.  Traffic to the site will increase should the application be approved.  There is lack of parking spaces currently, and the situation could deteriorate with four new dwellings.  Problems regarding refuse collection/recycling services – adds to the assortment of bins that are emptied/collected at present.  The existing drive is inadequate along with the entrance to the highway.  Inconvenience during the construction works.  The location plan had been submitted incorrectly and contained land that is not owned by the applicant.  The proposal would generate overlooking to the rear of the houses around the site, and would act as a barrier which would reduce sunlight to the gardens of the existing houses.  The proposal to create four dwellings would generate noise and disturbance to nearby residents. In response to the above-mentioned concerns, additional information was submitted by the applicant’s agent, stating the following:- 1. As referred to in the deeds the applicant (the owner of Min y Grug) has right of way over the drive for any purpose at any time with, all types of vehicles. 2. The applicant has been undertaking maintenance work of the drive since 1977. 3. As the carpet business was a family business, only the family gained financial benefit from this use. »Should four residential units be created here, the benefit would be to the community in general, and especially to families who need affordable housing. 4. The entrance from the highway has been improved by the applicant in order to make it easier to enter and exit Min y Grug. The boundary wall that runs along part of the drive had been reconstructed in order to widen the drive itself.« It should be noted here that this work did not require planning permission. 5. The site currently has room to park four transit vans and four cars, and there will be no reduction in the parking scheme for the four residential units. 6. There have been problems in the past with large, heavy lorries attempting to unload goods into the former carpet store. There will be no such situation should four residential units be permitted on the site. 7. It is possible that some of the occupiers of the unit will not have vehicles as the site is located in a central part of the village and near a bus stop There will be less traffic to the PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

8. Less waste will be produced from four residential units than from a carpet and furniture store, which will mean smaller bins. 9. Statutory services to the site such as electricity and sewerage already exist. 10. Due to local residents’ concerns about surface water overflowing from the site to their lands, it is intended to create an overflow prevention system along the site’s boundaries and within the site itself, and create a new water run-off system to work with the current system. 11. A timber fence measuring 1.8m in height will be placed around relevant parts of the site in order to reduce any overlooking and to maintain the privacy of the occupiers of the existing houses and proposed units.

Additional Information:

In accordance with the requirements of TAN 12 on “Design”, a design and access statement was submitted with the application, referring to the five statutory headings. It is believed that the content of the statement reflects the nature and the scale of the proposal.

In addition to this, a structural report was submitted which concluded that the existing structure could be adapted into four residential units in accordance with the plans that had been submitted with the application.

Material Planning Considerations:

Visual amenities 1. As referred to above, alterations and extensions will be carried out on the existing structure on the site. The first unit will more or less remain as it is now in terms of appearance, apart from changes to the location and shape of some windows and a door. The middle part of the structure will be demolished so that the first unit stands alone. The majority of the work will be carried out on the large warehouse which is to be converted into three residential units. It will involve raising the roof ridge 2m from its current height, reinstalling the existing profiled steel sheet roof with a natural slate roof, along with altering and placing new windows and doors on the elevations. Porches will be placed to the front of the three residential units within the gardens. The units' finishes will reflect the external appearances of other buildings in the nearby area. Having considered these alterations and extensions, it is not considered that the proposal will have a significant impact on the visual amenities of this area, which contains an eclectic mixture of building materials along with different designs to the existing structures in the area. Therefore, it is believed that the proposal is acceptable and complies with the requirements of Policies B22 (building design), B23 (safeguarding local amenities), B24 (alterations to buildings) and B25 (building materials) of the Unitary Plan.

Residential amenities 2. As referred to in the above report, one of the local residents’ concerns is that the proposal will affect the privacy of the residents themselves. This was a materially important matter during the early discussions that were held between the applicant PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

and the local Planning Authority. As a result of these discussions, the plans regarding the three residential units near the site’s eastern boundary were changed, which included relocating and reducing the size and number of windows which faced the houses of Pant y Waun and the houses by the highway. These changes included placing windows in the roof itself rather than in the walls, and the only exception to this are the bathroom windows which will consist of opaque glass. These windows are necessary to ensure that the bedrooms receive natural light. It is believed that the windows installed in the new roof will not cause direct overlooking to the rear of the houses of Pant y Waun, also given that these will not be habitable rooms. It also believed that the proposal to raise the existing roof will not cause an unacceptable barrier (by affecting the existing lighting at the rear of the houses and within the houses themselves) to the occupiers of these houses, given that the new roof runs away from the rear of the houses. From the perspective of the houses which run parallel with the highway, the large window which currently overlooks the rear gardens of these dwellings is being reduced, so that it is not possible to look through it to the rear of the dwellings. Only the highest part of the window will be retained in order to secure natural light into the bedroom. The front windows of the three units face the gable-end of the first unit, and this does not affect the occupiers of these units in terms of overlooking. There is also a reference by local residents that noise and disturbance will be created as a result of this development. It should be borne in mind that the legal use of the site was as a workshop/storage area/shop/warehouse which in itself generates disturbance and noise. It is believed that locating four residential units will not aggravate the disturbance generated when the site was being used as a carpet warehouse, given that the proposed use is less intensive than the previous use. In this respect, it is believed that the proposal is acceptable on grounds of the requirements of Policy B23 of the Unitary Plan.

Road Safety 3. The existing entrance to the site is from the adjacent highway, which is a class I county road (A4085). As a rule, it is considered that vehicular access to four residential units is acceptable from a private road/entrance, according to the Highways Unit. Although the proposal increases the number of dwellings that are served from two residential units and a carpet warehouse to six residential units, it is believed that this change is relatively small and there will not be a significant difference in traffic flow to the proposed units – in fact, it is believed that the traffic flow to the site could possibly decrease, especially so in light of the size and type of vehicles that previously served the site, and those that will serve it. It is believed that the proposed number of parking spaces is sufficient to serve the site and complies with national requirements. Therefore, the proposal complies with Policies CH33 (road safety) and CH36 (private car parking facilities) of the Unitary Plan.

Type of houses 4. Policy CH4 states that proposals to build new dwellings on unallocated site within the development boundaries of villages will be approved provided they conform to a number of guidelines. In this case, one of the main guidelines is that a proportion of the units must be affordable, which satisfies a local need. According to the observations of the Affordable Housing Officer, 2 of the 3 three-bedroom residential units should be sold at 80% of the open market price, and that this would be bound by committing to a Section 106 Agreement.

Location of site 5. Policy C3 of the Unitary Plan states that proposals that give priority to re-using land or buildings that are located within development boundaries, rather than using green sites, will be permitted provided that the site or building is appropriate. In this case it PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

is believed that the existing site and structure is suitable for converting into residential units in accordance with the content of this report.

Safeguarding village shops and public houses

6. Policy D28 states that proposals to change the use of a village shop or public house will be refused unless a similar service is available that is as fully accessible to the residents of the vicinity or, if there is no similar service present, that the property has been on the market for a reasonable selling price or rent for a continuous period of 12 months. In this respect, the business and property has been advertised by a local estate agent for a period of over 12 months, but no one has shown an interest, and as a result the property remains redundant.

Conclusions:

Taking into consideration the above observations, it is considered that the proposal is acceptable in terms of its location, scale, density, design, materials and nature.

Recommendation:

To delegate the right to the Planning Manager to approve the application, subject to the applicant signing a legal agreement under Section 106 of the Town and Country Planning Act 1990, to ensure that two of the residential units are affordable housing in order to satisfy a local need.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 3

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0263/41/LL Date Registered: 18/03/2011 Application Type: Full - Planning Community: Llanystumdwy Ward: Llanystumdwy

Proposal: FULL APPLICATION FOR THE ERECTION OF A SINGLE-STOREY AFFORDABLE DWELLING Location: LAND NR. - ANGORFA, PENCAENEWYDD, PWLLHELI, LL536RB

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description:

The proposal involves the erection of a single-storey affordable dwelling with a separate private garage in Pencaenewydd.

The site is located behind buildings coloured in red on the inset map of the rural village of Pencaenewydd. There is a terrace of dwellings to the south of the site and a new dwelling house has been built to the west of the site. At the moment, the site forms part of a field and there are hedges and trees on the northern and eastern boundaries. A ditch / small river also runs along the eastern side of the field. More fields are located to the north.

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

Gwynedd Unitary Development Plan 2009: Policy B22 – Building Design Promote the design of good buildings by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment.

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

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

Policy CH5 - New Housing in Rural Villages Approves a residential development which includes one or two units only in a Rural Village on specific sites if it conforms to criteria relating to local need for the development, effect on the landscape and the specific features of the site.

Policy CH33 – Safety on roads and streets PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

Supplementary Planning Guidance: Affordable Housing (November 2009) This document assists with the interpretation and application of national and local policies relating to the promotion of the provision of affordable housing by means of the planning system.

National Policies: Planning Policy Wales, fourth edition, February 2011 Technical Advice Note 2: Planning and Affordable Housing Technical Advice Note 12: Design

Relevant Planning History: C09D/0222/41/LL – Construction of a two-storey affordable dwelling. Refused on 24/02/2010 and refused upon appeal on the grounds of the size of the proposed house.

Consultations:

Community/Town Council: Not received

Transportation Unit: It is intended to use the existing (new) access that has already been approved with conditions as part of a previous application, therefore, the only recommendation I propose is to impose a condition relating to parking and turning spaces.

Environment Agency: Observations refer to the response to the previous application:

“We are aware that flooding caused difficulties in the area surrounding Tŷ’r Felin and Efail in Pencaenewydd. It appears that this problem is linked to an old road culvert that closes up occasionally, thus causing the flooding, but as the water course in question is not a main river, our advice is that you should contact Mr Wil Elphick in your Drainage Department. He may have more information. I note the following in relation to Mr and Mrs Hughes’s concerns regarding surface water drainage from the proposed new dwellings: In the case of larger developments, we used to recommend delaying the flow in order to ensure that water did not flow from the site quicker than the natural grassland overflow rate. In the case of small developments like this, it is difficult to delay the flow (e.g. by using Hydro-Break), because of the substantial risk of closing small crevices. Bearing in mind the past flooding problems, it appears that it would be wise to encourage the developer to use porous materials (e.g. gravel instead of tarmac), for the hard surfaces surrounding the property. Furthermore, we notice that the developer intends to discharge surface water to a soak away; therefore, tests should be carried out to ensure that the land is suitable for that. If it is PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

not, we would wish for you to re-consult with us regarding any other surface water disposal method.”

Welsh Water: Standard conditions.

Affordable Housing Officer: I refer to my letter to the applicant, dated 24 February 2011, where I have assessed the applicant’s need. I note in my letter that I am of the view that the applicant complies with the definition of Need and Local for an Affordable House; HOWEVER, I question the real need for four bedrooms based on the ages of the family’s children. However, based on the household’s current structure of need (2 parents and 3 children), and the fact that the applicant has substantially reduced the area of the house to comply with the Affordable Housing Planning Guidance, November 2009, I would not object to a four bedroom affordable house.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 21/04/11 and six letters were received objecting to the application on the following grounds:  Flooding and land drainage problems  The size of the house, too large to be an affordable house  Questioning the need for an affordable house  Detrimental impact on the amenities of nearby houses because of noise, loss of privacy and traffic  Concerns regarding the local sewerage system

Additional Information: None.

Material Planning Considerations:

The design and principle of constructing a house on the site 1. The location of the site and the principle of the development has already been acknowledged as acceptable by the Local Planning Authority by means of the previous application; the house was refused on the grounds of its size only. The affordable housing officer had no objection to the application after reassessing the applicant’s needs. The size of the house in this application has been reduced substantially; therefore, it is considered that the proposal now complies with policy CH5 of the GUDP and the supplementary planning guidance for affordable housing.

2. In terms of the appearance and its setting on the site, it is considered that the proposal is acceptable and that it would not harm the visual amenities of the area. It is also considered that its finish matches that of the nearby dwellings. Therefore, it is considered that the proposal is acceptable in respect of Policies B22 and B25 of the GUDP.

Amenities 3. The site is located to the north of dwelling houses and the rear of these houses face the application site. There are some windows in the rear elevations of these houses; however, it is not considered that the proposal would cause significant harm in terms of loss of privacy for the occupants of these houses. Also, it is not considered that the proposal would be an overdevelopment of the site and that the traffic associated with PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

the proposed house would cause significant harm to local amenities. Therefore, it is considered that the proposal complies with policy B23 of the GUDP.

Roads 4. It is considered that the roads leading to the site are acceptable and that there would be sufficient parking spaces within the curtilage. The transportation unit has no objection to the proposal and it is not considered that the proposal would have a detrimental impact on road safety. It is, therefore, considered that the proposal complies with policy CH33 and CH36 of the GUDP.

Flooding 5. Many of the letters of objection have voiced concerns in relation to the issue that developing the land would exacerbate the flooding problem that exists in the area already. The Environment Agency has suggested that porous materials should be used, such as gravel, rather than tarmac, for the hard surfaces surrounding the property. This can be ensured by imposing a condition on any permission asking for a porous surface to the service road and to the land surrounding the house.

Design and Access Statement 6. As noted previously, the application seeks permission to erect an affordable dwelling. In accordance with the Town and Country Planning Order (General Development Procedure) (Wales) 2009, a Design and Access Statement is required. Technical Advice Note 12 – Design, provides clear advice. The Design and Access Statement is a material consideration that those determining the application must consider. The applicant has noted in the statement that consideration was given to the character, movement, environmental sustainability, community safety and access. The Design and Access Statement has received due emphasis and consideration in determining this application, but has not changed the recommendation.

Conclusions: It is considered that the use, location, design and proposed materials are acceptable and that they will not have a detrimental effect on the character and appearance of the area. All material considerations were addressed when determining this application, but this has not changed the recommendation.

Recommendation: To delegate powers to the Planning Manager to approve the application subject to conditions and signing a section 106 agreement to retain the dwelling as a local need affordable house – conditions – five years, materials, code for sustainable homes, parking spaces, porous materials, withdrawal of permitted development rights, sewerage, surface water and the development to conform to approved plans.

Number 4:

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0282/15/R3 Date Registered: 12/04/2011 PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Type: Regulation 3 Community: Llanberis Ward: Llanberis

Proposal: APPLICATION TO ERECT A FOOTBRIDGE Location: LAND TO THE REAR OF LLANBERIS LIBRARY, LLANBERIS, CAERNARFON, GWYNEDD, LL55 4SH

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description:

The members are reminded that this application to erect a new footbridge along with creating a new footpath on land adjacent to and behind Llanberis Library was deferred in the July committee in order to receive additional information from the Transportation Unit in the form of a safe footpaths to school review (see paragraphs 7 – 10 of the Relevant Considerations for a summary of this review).

The proposed footbridge crosses Afon Goch in a location between the land at the rear of the existing Library in the village and a housing estate for the elderly, known as Glanrafon. The bridge measures 7m in length, 2m in width with handrails on each side. The bridge will be constructed of steel and finished with a covering of timber panels.

The proposed footpath is located on land at the rear and adjacent to the Library, between the library and the boundary of Afon Goch and Minafon Terrace, Llanberis. The proposed footpath measures 1.5m wide and there is a handrail on part of the footpath, measuring 1.2m high.

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

Gwynedd Unitary Development Plan 2009:

Policy B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria aiming to safeguard the recognised features and amenities of the local area.

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

POLICY CH29 – PROTECT AND IMPROVE LINKS FOR PEDESTRIANS - Proposals within Centres and Villages will be refused unless they provide safe, attractive and direct footpaths for pedestrians across and out of the site where there is an obvious opportunity for such a provision to be made.

POLICY CH30 – ACCESS FOR ALL – Refuse proposals for residential/business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

National Policies:

Planning Policy Wales (Version 4, February 2011) Technical Advice Note 18: Transport (2007)

Relevant Planning History:

None

Consultations:

Community/Town Council: Observations in response to the amended plans. States that the proposal of installing a bridge will not resolve the problem with taking children to the local school. The proposal is likely to cause a detrimental effect on the amenities of neighbouring residents.

Transportation Unit: Observations in response to the original application. The proposal is likely to result in loss of a parking space within Glanrafon Estate in order to ensure an open and safe access for users. There needs to be an agreement with the library to ensure safe access through the site. The proposal is likely to promote sustainability in terms of walking and reduces the journey to school by creating a direct route to the school rather than using existing vehicular roads with parts of it being without a footway. The increase in pedestrians is not likely to be excessive.

Environment Agency: No objection to the original plans but note the observations in relation to the abutment and work on the river channel, and protection of fish.

Welsh Water: Not received

Countryside Council: No objection in response to the original application.

Access Officer: Offer observations in relation to complying with the British standards requirements BS8300 or similar document in relation to ramp access.

Biodiversity: No observations in response to the amended plans.

Library Service Originally objected to the proposal due to concern regarding the users of the footbridge crossing the library's car park. Although the plans were amended with a footpath created to the rear of the library, therefore avoiding the site’s car park, objections existed due to concerns regarding the management of the site and the additional maintenance costs that would possibly fall on the library service. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultation: A notice was placed on the site and neighbouring residents were informed. There was a second consultation due to an amended plan. The advertising period ended on 27 June 2011 and, at the time of writing the report, seven letters had been received objecting to the application on the following grounds:

 The proposal is likely to affect the peace and quiet of Glanrafon Estate due to the increase in traffic.  The proposal is likely to affect the privacy of Glanrafon Estate.  Glanrafon is an estate for disabled people and many residents use mobility scooters on the estate.  Local heavy traffic is likely to cause danger for children walking in the area.  It is likely that the bridge would be used by other users and cause a detrimental effect at times when the school is closed.  The proposal is likely to be used as a meeting place for young people and would possibly increase antisocial behaviour.  The proposal will create further maintenance work on land under the management of the Library.  The proposal will increase Health and Safety risk.  The proposal will mean the loss of a disabled parking space at the Library.  The proposal will involve the narrowing of the entrance from the highway to the Library and, therefore, cause danger to users – pedestrians and vehicles.  The lack of enforcing the opening and closing times of the bridge to safeguard from other users outside school hours.  The entrance gate to the library is locked when the library is closed and, therefore, there will be no access to the bridge at those times.  Concern that the bridge will be used by visitors from the Youth Hostel for more convenient access to the centre of the village past the housing estate for the elderly at Glanrafon.  The proposal will cause a problem where there are currently no effects.  The proposal is likely to cause parking problems within Glanrafon Estate when parents drop off/pick up their children at school.

Additional Information:

An amended plan was submitted on 3 June 2011 showing the change to the location of the footpath from the new footbridge at the rear of the Library and out to the pavement on the highway.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Material Planning Considerations:

The main considerations in this application are the suitability of the proposal in terms of its use, location, scale, size, design and materials along with its visual impact and any impact on the amenities of any nearby properties.

Highways and Access Matters 1. The proposal is to create a footbridge to be used by children on their way to and from the nearby Primary School due to current problems and the conflict between vehicular traffic and pedestrians. The proposal seeks to alleviate these problems by redirecting the existing footpath from the village to the school through a housing estate and to the rear of the library instead of along a busy highway with no pavement.

2. Although concerns have been raised regarding further conflict between the library traffic and children walking to school through the existing estate and the Library land; the highways department states that it is possible to overcome these problems by ensuring safe access through the application sites and out to the highway where a pavement already exists. There is a suggestion that the footpath and the bridge would create parking problems within the existing Glanrafon Estate when parents drop off/pick up their children at this location rather than in front of the school; however, it is possible to overcome such problems through the use of relevant lines. By reducing the number of pedestrians using the highway the proposal complies with policy CH33 of the Unitary Development Plan which involves safety on roads and streets.

3. The proposal seeks to create a better and safer connection for school children and pedestrians linked with the school by redirecting the footpath from the highway used ordinarily by children. The proposal offers an improvement to the current situation, therefore, in terms of creating a safe link for pedestrians and the proposal complies with the requirements of policy CH29 of the Gwynedd Unitary Development Plan which involves protecting and improving links for pedestrians subject to agreement between the relevant departments of the Council for protecting the link.

4. The proposed bridge and footpath are 2m and 1.5m in width each and a handrail will be installed on the bridge itself and parts of the footpath and will, therefore, be suitable for all likely users. Despite this, the Access Officer is eager for the proposal to comply with the British standards requirements BS8300 or similar document in relation to ramp access. On the whole, the proposal complies with the requirements of policy CH30 of the Gwynedd Unitary Development Plan which involves ensuring access for all subject to the proposal complying with the relevant access standards.

Amenities 5. There is local concern regarding the possible effect of the bridge and footpath on the amenities of the local area and residents. Neighbouring residents on both sides of the bridge are concerned about loss of privacy and about the use of the bridge during unsociable hours and the possibility of the area being used as a meeting place for young people.

6. There is an existing pavement which leads to the end of Glanrafon Estate and the Library land is also used by the public and it is not possible to prevent that. The action plan for the bridge is that it is used during school hours only. Antisocial behaviour is a matter which will be dealt with by the police.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

7. In the context of the proposed use of the bridge and the footpath, the proposal complies with the requirements of policy B23 of the Gwynedd Unitary Development Plan in relation to amenities.

Materials 8. The bridge will be constructed of steel and finished by a covering of hardwood panels. It is also proposed to install a timber handrail. Consequently, the proposal complies with the requirements of policy B25 of the Gwynedd Unitary Development Plan in relation to landscaping plans.

Safe Footpaths to School Survey 9. This report was submitted by the transportation unit following deferring a decision on the application at the most recent planning committee. The report includes an interpretation of questionnaires sent by the school to parents regarding the issue of a safe footpath to school and an assessment of the direct and wider site.

10. The information included in the report shows that 89% of parents who were consulted support the plan with 11% against (based on 61 of the 115 completed questionnaires received, namely 53% of the total).

11. The assessment refers to the likely number of children that will be using the bridge based on the post codes included in the questionnaires received, namely a likely number of 48, which means that the number of children that walk along Ffordd Capel Coch would reduce approximately 33%.

12. The assessment refers to various provisions that are present along Ffordd Capel Coch from the High Street, Ffordd Tŷ Du and through Glanrafon estate.

Conclusions:

In view of the above assessment, including the additional information submitted by the applicant, I do not consider the proposal to be contrary to any relevant policy. The proposal is not likely to have a detrimental effect on the amenities of the local area or any nearby property.

Recommendation:

To approve – conditions – time and carrying out the work in accordance with the amended plans submitted as part of the application.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number 5:

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0293/38/LL Date Registered: 06/05/2011 Application Type: Full - Planning Community: Llanbedrog Ward: Llanbedrog

Proposal: EXTEND EXISTING CARAVAN SITE TO RE-LOCATE ONE TOURING UNIT, RETAIN TWO AND SITE FIVE ADDITIONAL TOURING UNITS (TOTAL FORTY TOURING UNITS) Location: REFAIL CARAVAN SITE, LLANBEDROG, PWLLHELI, GWYNEDD, LL53 7NP

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: The proposal involves extending an existing caravan site in order to site eight touring units. Five of these touring units will be additional ones and the other three will involve re-locating one touring unit from the existing caravan park and retaining two that are currently located on the land.

The site is located in the village of Llanbedrog. However, it is outside the development boundary but directly adjacent to it. It also lies within a Landscape Conservation Area. A Class 2 road runs past the access to the site. Residential dwellings are situated adjacent to the site.

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

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

B23 - Safeguarding the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria which aim to safeguard the recognised features and amenities of the local area.

CH33 – Development proposals will be approved if they comply with specific criteria involving the vehicular access, the quality of the existing road network and traffic calming measures.

CH36 – Proposals for new developments, extension of existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where off-street parking is needed and when the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) developer contributes to the cost of improving the accessibility of the site or providing the necessary parking spaces on another nearby site.

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

National Policies: Planning Policy Wales (Edition 4, February 2011)

Relevant Planning History: 2/18/U94A – Established Use Certificate for touring caravans and tents – Refail, Llanbedrog – Approved 1 July 1987.

2/18/94B – Continued use as caravan and camping site and retention of toilet block – Refail, Llanbedrog – Refused 9 June 1986.

C96D/0189/18/TC – Locate up to thirty-three touring units during May, June, July, August and September – Refail, Llanbedrog – Approved 16 May 1997.

C02D/0636/38/LL – Store twenty-five touring units including boats – Refail Carafan Park, Llanbedrog – Approved 1 March 2003.

C04D/0099/38/LL – Full application to erect an agricultural shed – Refail, Llanbedrog – Approved 31 March 2004.

C04D/0751/38/LL – Application to locate up to thirty-three touring caravans on the site for periods without conforming to the twenty-one day stay condition between March and November in any one year – Refail, Llanbedrog – Approve 1 March 2005.

Consultations:

Community/Town Council: It was resolved to recommend approving the application with a condition that all the residents of the caravans and their friends park within the site and not on the highway. The members of the council had received complaints in the past from local residents regarding over-parking on the B4413 and Lôn Bribwll, which created problems in terms of road safety. The following observations were made: a. That the site is tidy and of a high standard. b. That the piece of land that would be used to extend the current site nor the caravans are visible. c. That the applicant has possibly in-filled land where the proposal relates to and also adjacent land. Trees had been felled and vegetation cleared, including some wild and rare orchids. We as a council do not know whether there is permission for this or whether permission is needed. ch. Dirty black water stagnates on the site that has been in-filled by overflow from the nearby footpath. The water could be a health hazard. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

d. There are two public footpaths on the applicant’s land; one running parallel to the site and the other leading through the site. The registered numbers of the footpaths are 11 and 16 on the Council's footpaths map.

Transportation Unit: The site is well-established with a satisfactory direct access off the B4413 in the centre of the village of Llanbedrog. I do not anticipate that the increase is likely to have a detrimental effect on road safety on the local roads network.

Caravans Officer: This section has no observations on the above application. Should the application be successful, the applicant would need to comply with licence conditions (Model Standards 1983).

Fire Service: No observations on the accessibility for fire equipment and water supply.

Footpaths Officer: The Countryside and Access Department is very concerned with protecting paths number 11 and 16 in Llanbedrog during and at the end of this development. Landscaping/infilling work on this site seems to have had an impact on the drainage on path number 11.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 13 June 2011 and five letters were received objecting to the application on the following grounds:  That the site is already large enough and that it would constitute overdevelopment considering the location of this site in the centre of the village.  That the proposal would increase the numbers from 20% to 25%.  That the area is already well-served by caravan sites in more suitable environments and not in the centre of the village.  The access is situated on a dangerous bend and do not want more vehicles using the access.  No room for two vehicles to pass each other in the entrance to the site.  A vast number of cars park near the entrance, especially at some particular times during the day when parents take their children to school and pick them up.  Vehicles from the site have caused traffic jams on the highway through the village and danger to pedestrians and vehicles on a sharp corner and increasing the numbers would worsen the problems.  The toilet building has been extended.  Loss of orchids.  The land where the proposed units will be situated has been in-filled and levelled out without permission.  Unauthorised work has also taken place on land beyond the site of the application and it is considered that this area will also become the subject of an unauthorised planning or extension application.

Additional Information: A satisfactory Design and Access Statement was submitted as part of the application.

Also, details of the improvements that have been undertaken on the site during recent years were received:  Building to include toilets and washing facilities for costs in excess of £100,000  Gravel hard standings beneath each caravan  A tarmac road through the site  Levelling and re-seeding of field  Provide low lighting throughout the site  Provide boat parking spaces for caravan owners  Provide two additional parking spaces, one on the highway and the other within the site  Between 400 – 500 trees had been planted along the public footpath to the north west of the site  Provide a playing field for children by levelling out land and re-seeding the surface in the north-west end of the site, and, specifically, no playing equipment has been provided because this attracted the village’s children to the site along the public footpath and therefore the playing field has been designated for ball games  Provide a nature trail on adjacent land  The site has been rated as 5* due to the improvements made (five star).

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Material Planning Considerations:

Extending existing touring caravan sites 1. Policy D20 of the GUDP supports the principle of increasing the number of units on existing touring unit sites, extending existing sites or relocating pitches from prominent sites if it is included in a plan to undertake environmental and visual improvements to the existing site and that the area would be able to reasonably cope with such a development, and to consider the cumulative effect of existing caravan, camping and touring unit sites which have been approved in the vicinity. The proposal would involve extending the boundary of the current caravan park and locating additional touring caravans on the land. There is currently permission to locate a total of thirty-three touring caravans on the site. The proposal would increase this number to a total of forty by retaining two touring caravan plots that have been used without planning permission and would involve five other touring caravans. Also, one plot for one other touring caravan exists on the land that forms the extension to the caravan park and this plot has been relocated to this site. Therefore, the proposal to have a total of seven additional touring caravans would be an increase of approximately 21% in terms of the numbers, although it should be noted that Policy D20 does not refer to the number of additional pitches or the size of the extension which could be acceptable and it states that each application will be considered at its own merit. The additional touring caravans would be sited in the northern part of the site and although they would be visible from the adjacent public footpath, it is not considered that this location would have a substantial impact on the visual amenities of the area, especially in view of the fact that it is an extension of an existing touring caravan site. To the north of the proposed site the land rises to a higher level and reduces the visual impact of the caravan site from this direction. A number of trees have also been planted in the north-west part of the site and this in time will reduce the visual impact of the site from the adjacent public footpath. Therefore, it is not considered that the proposal would have a detrimental effect on the visual amenities of the area which is also a Landscape Conservation Area. The proposal therefore complies with Policy B10 of the GUDP. The applicant has referred to a number of improvements that have recently taken place to improve the site as listed in the additional information section in this report. These improvements mean that the current caravan site is of a high standard and has been rated as 5*. It is considered that the additional landscaping work undertaken while the site matured contributes to the reduction of the visual impact of the proposal, especially from the adjacent public footpath. However, it is considered that a landscaping condition could be placed on any planning permission in order to add to the current landscaping work that is found around the site. It is considered that the numbers applied for and the location of the extension is acceptable in terms of Policy D20 of the GUDP.

Road Issues 2. A number of the objection letters have raised road safety issues as grounds for their objection, including that the access is not sufficiently wide, that the access is on a sharp bend and that a number of cars park near the access. The access already exists and serves a touring caravan park with a total of thirty-three touring caravans. It is not considered that seven additional touring caravans using the access would have a substantial impact on the current use made of the access. The observations of the Transportation Unit on the proposal have been received and it is of the opinion that the site is an established one with an adequate access directly off the B4413 in the centre of the village and therefore, it does not consider that the increased use is likely to have a detrimental impact on road safety on the local roads network. It also appears that the objections refer to the fact that the vehicles that use the caravan site park on the side of the road. However, in response to this, the applicant stated that there is PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

sufficient parking space on the caravan site and that they do not force anyone to park on the road. In terms of touring caravan sites, it is considered more often than not that only one vehicle is associated with one touring caravan and it is considered that there is space within the current caravan site to park a vehicle next door to the caravan pitches. It is considered that the proposal is acceptable in respect of Policies CH33 and CH36 of the GUDP.

The amenities of nearby residents 3. The caravan site is located in the centre of Llanbedrog village and therefore, residential dwellings can be seen adjacent to the site. It is considered that there is sufficient space for increase without constituting over-development of the site and, although there would be some increase in traffic using the site, it is not considered that this increase would cause significant harm to local amenities. Also, these additional touring caravans would be located further away from the adjacent dwellings than the touring caravans on the current caravan site and therefore it is not considered, in view of the current use, that the proposal would cause significant harm to the amenities of the local neighbourhood. It is therefore considered that the proposal is acceptable in relation to Policy B23 of the GUDP.

Footpaths 4. The public footpath runs alongside the site but it is not considered that the use of the land for locating touring caravans would have a detrimental impact on this public footpath. It is proposed to impose a condition on the permission in accordance with the Footpath Officer’s observations to safeguard footpath number 11 and 16.

Allegations of work without permission 5. The letters of objection also refer to land levelling work which has been undertaken on the site without permission. This has been looked into by the enforcement service and it was decided that there was no case to bring against the applicant. Also, the toilet block is referred to which has been constructed without planning permission. If caravan sites are forced to provide facilities due to health and safety issues in relation to a caravan licence, then it is not required to submit a planning application for the proposal. We contacted the Caravans Officer to obtain confirmation in terms of this building and we are awaiting a response.

Conclusions: It is considered that the extension to the site and the proposed additional numbers are acceptable and that they would not have a detrimental impact on the visual amenities of the area which is a Landscape Conservation Area. Neither is it considered that the proposed increase would have a detrimental impact on road safety or the amenities of neighbouring residents. It is proposed to impose a condition on the permission to safeguard the adjacent public footpaths. A response by the Caravans Officer is awaited regarding the toilet block.

Recommendation: To approve – conditions – commence within five years, limit the layout of the caravans to that shown in the plans, number of touring caravans on site limited to forty, no touring caravans to stay on site between 31 October in any year and 1 March in the following year, to site actual touring caravans which are on tour only, landscaping plan, safeguard public footpaths eleven and sixteen.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number 6:

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0335/04/LL Date Registered: 04/05/2011 Application Type: Full - Planning Community: Llandderfel (inc. Llanfor) Ward: Llandderfel

Proposal: ERECT TWO-STOREY TWO BEDROOM DWELLING WITH INTEGRAL GARAGE Location: BERWYN DEG, LLANDDERFEL, BALA, LL23 7HG

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: Full application to erect a two-storey two bedroom dwelling to include a single integral garage and patio above, create a parking space and landscaping work adjacent to the existing access. The development includes a proposed dwelling, measuring approximately 11.6m in length and 6.8m in width and approximately 6.5m in height with a total floor surface area extending to 142m2. The associated single garage would be approximately 5.2m in length and 3.0m in width adjacent to a track which serves private houses.

The site of the new building forms part of empty land which is partially excavated out of land that rises on a steep gradient below the dwelling and gardens of Bryn Llan, located on the north-western side. The external walls of the building are covered in natural stone, painted timber windows and doors and slate on the ridge roof.

The site is served by a single track linked from the B4402 county road to the west. There are stone walls on both boundaries and piles of stone and soil on the eastern side of the site adjacent to a wooden fence and a residential garden. To the south east there is an uneven single track, gardens and individual dwellings, including a residential home which is a listed building.

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

Gwynedd Unitary Development Plan 2009: Policy B3 - Developments affecting the setting of a listed building – Ensure that proposals have no adverse effect on the setting of Listed Buildings unless they conform to a number of criteria aimed at safeguarding the special character of the Listed Building and the local environment.

Policy B11 – Open Spaces Between or Within Villages and Towns – ensures that proposals that cause significant harm to the duty or importance of open spaces between villages/towns or open spaces within towns which are important to he town’s character are refused.

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

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

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

Policy C1 - Locating New Developments – Land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and supplementary facilities in open countryside will be refused with the exception of a development which is permitted under another policy within the Plan.

Policy C7 - Building in a sustainable manner – Proposals for new developments or for adapting and changing the use of land or buildings will be refused unless consideration is given to specific environmental matters. Proposals must conform to specific criteria regarding sustainable buildings, unless it is not practical to do so. Proposals must conform to specific criteria regarding sustainable building, unless it is not practical to do so.

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

Policy CH33 – Safety on Roads and Streets - Development proposals will be approved if they can conform to specific criteria regarding the vehicular access, standard of the existing road network and traffic calming measures.

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

National Policies: Wales Planning Policy – (Edition 4, February 2011) – paragraphs 9.2.22, when planning housing in rural areas, refers to the fact that it is important to acknowledge that developments in rural areas should incorporate sustainability principles, due to being beneficial to the economy and to local communities when maintaining and improving the environment. A choice of housing should be available in order to acknowledge everyone’s needs, including those in need of affordable housing.

Part 9.3.4 – In determining applications for new housing, local planning authorities should ensure that the proposed development does not damage an area’s character and amenity. Increases in density help to conserve land resources, and good design can overcome adverse effects, but where high densities are proposed the amenity of the scheme and surrounding property should be carefully considered.

Part 4.10 – Promote sustainability through good design Part 4.11 – Planning for Sustainable Buildings PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Para. 8.7.1 – Development Control and Transport

Technical Advice Note 2: Planning and Affordable Housing (2006) – Para. 10.11 notes that local planning authorities and applicants for planning permission should work collaboratively in order to establish an appropriate and well-integrated mix of housing types and tenures which will contribute to the identified need for affordable housing.

Technical Advice Note 18: Transportation (2007) – advice on integration between land use planning and transportation, location of developments, parking, planning developments, walking and cycling, public transport, planning for the transport infrastructure and assessing the impacts and managing implementation.

Technical Advice Note 22: Planning for Sustainable Buildings – advice on ensuring more sustainable buildings by means of good design.

Relevant Planning History: No recent planning history exists for the site since approving an application to construct an adjacent dwelling in the field of Bryn Post, Llandderfel in March 1980.

Consultations:

Community/Town Council: Support the application

Transportation Unit: Supports the principle of the application and noted that the plan needed to be amended in order to omit the parking space on the public road (western gable end) due to the potential of having an impact on the visibility of the junction up the road should vehicles park there. It is considered that two parking spaces would be sufficient for the development.

Environment Agency: Not received

Welsh Water: Propose standard conditions

Conservation Officer: It is not considered that there would be significant negative impact on the listed dwelling since it is concealed by a sufficient number of trees and hedgerows.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 2 June 2011 and six letters and a petition signed by 10 persons (Tirionfa Residential Home) were received objecting to the application on the following grounds:  State contrary to the details that it is not an empty building plot with vermin problems (pest).  Concern regarding the fact that the size is excessive for a limited site.  State that development would have an impact on the layout of the listed building and the tranquillity of the gardens used by residents.  Concern that a party wall notice has not been submitted.  Concern regarding the effects of losing open land.  Concern that surface water would run to nearby property.  An adverse impact on privacy and the amenities of adjacent dwellings.  Impact on road safety in terms of parking and vehicular movements.  Lack of details in terms of the heating fuel tank.  Concern regarding pollution from the chimney from a dwelling above.  Note concern regarding the need for a new dwelling.  Concern that the sewer is not sufficient.

Additional Information: The application is being submitted to Committee following receipt of more than three letters of objection to the application within the consultation period.

The following information was submitted with the application:  Design and Access Statement - Legislation requires that such an application is supported by this document which enables the applicant to make a statement on issues relating to the context, access, design, character, environmental sustainability and breakdown of the site. It is considered that the content is acceptable and that due consideration and weight has been given to the relevant issues.  Code For Sustainable Homes Assessment – The National Homes Code (The Code) is a nationally acknowledged code chosen by the Welsh Government to assess and improve the sustainability of new homes. In accordance with the requirements a clear statement was provided on the method used to satisfy the required standard for sustainable buildings or surpass it. It is considered that the applicant has submitted details which include an explanation regarding how the development has met the required three star standard, namely Code Level 3 for sustainable buildings by incorporating design solutions that are environmentally sustainable. The application was assessed by qualified assessors in accordance with detailed technical design assessment steps by collating evidence for the Assessment on the Design Phase and following this, a valid interim certificate was issued. This evidence will be reviewed following the post construction phase by undertaking an assessment of the Post Construction Phase that leads to a final certificate.

Material Planning Considerations:

Design and visual amenities 1. The site is located opposite the Cae Dderwen housing estate development and is surrounded with residential dwellings mainly, on a site that is partially excavated PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

which is in need of heavy engineering work. The applicant has stated that land registry map WA795967 shows building remains on a previously used site which has now been cleared. The site is situated within the Llandderfel development boundary on the recommendations map of the Gwynedd Unitary Development Plan (July 2009) however, it has not been specifically earmarked for housing developments and it is not considered to be open land in need of protection.

2. The proposal is below the dwelling of Bryn Llan and is a very limited site that looks down at an angle towards the listed building of Tirionfa residential home. Following pre-application discussions, the details of a two-storey two bedroom dormer roof unit were received which is less in terms of floor surface area than the three bedroom dwelling considered previously and the proposed house is shown turned on an angle facing away from Cae'r Dderwen and at an angle with Tirionfa towards the south. Locating a window opening on the first floor rear elevation of the development will be restricted to one roof light and the design will include the creation of a patio area and garden to the west of the dwelling which would be approximately 8m below the lounge of the house above, and since the level of the land would change, it is not considered that it would have a significant detrimental impact on the private amenities of Bryn Llan and the local neighbourhood. Concern has been expressed by other residents in relation to the proposed dwelling regarding the likely impact on their amenities due to loss of privacy, but it is considered that there is approximately 25m between the proposed dwelling and the living room windows of the dwellings located to the west and south and it is acceptable on the whole.

3. There are adjacent dwellings that vary in size, design and finish. Since Tirionfa residential home is a grade two listed building, it is considered that any newly developed dwelling will have to be designed so that it is in-keeping with the area so that it does not detract from the current character of the area. In paragraph 9.3.1 of Planning Policy Wales it states that “new housing developments should be well integrated and connected to the existing pattern of settlements”. Furthermore, paragraph 9.3.2 states that “sensitive infilling of small gaps within small groups of houses, or minor extensions to groups, may be acceptable, though much will depend upon the character of the surroundings and the number of such groups in the area”. The proposal offers a building of a scale that is in-keeping with the context of the site and the design of the adjacent estate has influenced the traditional appearance with a slate roof and stone on external elevations, thus safeguarding the visual amenities and character of the area, and respecting the local characteristic building materials. The application was sent to the Conservation Officer who was satisfied that there would not be a negative impact on the listed dwelling since there was sufficient hedgerow and trees between both sites. It is also considered, although there would be increased density, that the infill development would be a sustainable dwelling and a way of improving the appearance of the land. Therefore, on the whole, it complies with the principles of policies B3, B22, B23, B25, C1 and C7 of the unitary plan.

Housing Policies 4. From a housing policy aspect the site falls into the definition of infill land previously developed but now cleared, as noted in Section 9.2.6 of Planning Policy Wales, and is within the development boundary of the village of Llandderfel as designated in the adopted maps of the Unitary Plan. Policy CH4 of the Gwynedd Unitary Development Plan reflects National Planning Policies and paragraph 10.11, Technical Advice Note (TAN) 2 states that local planning authorities and applicants for planning permission should work collaboratively in order to establish an appropriate and well-integrated mix of housing types and tenures which will contribute to the identified need for affordable housing. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

5. In the case of this site Policy CH4 is relevant and consideration is given to factors such as the suitability of the site, the economics of the provision, specific costs that are linked with the development of the site and the ability to achieve other planning objectives. The costs of excavating and reinforcing the land and the finishing of the external walls in stone are prohibitive factors to provide an affordable dwelling on the site, and considering the quality of the design of the proposed two-storey dwelling, it seems that the plan would not be viable in terms of an affordable home, and a letter was sent to the applicant requiring that cost details are provided before the date of the committee. The costs that could affect the viability of the plan will need to be assessed should an occupancy restriction be imposed on the proposal which is, according to the applicant, for his son and his wife who were born and bred in the area. The Affordable Housing Officer draws attention to a nearby affordable housing provision in Maes y Priordy, Llandderfel, where Cymdeithas Tai Clwyd has extended an existing estate in order to provide five affordable homes for rental purposes during 2010.

Highways, Parking and Surface Water

6. Objections have been received due to the suitability of the narrow road to cope with further development, especially with it leading to a back road which is used by children to play nearby, and developing the site would add to surface water thus affecting road safety. The Highways Department was consulted with on the proposal and it supports the proposal, and has offered an improvement stating that the adjacent parking space and the access to the main road should be omitted in order to protect visibility to the proposed dwelling. It is considered that the private road in front of the development has extant planning permission for two dwelling houses and developing one further dwelling is not likely to cause substantial increase in traffic leading to the public road in the village. The area has not been earmarked as a flood risk area, therefore the plan shows parking spaces with a porous block surface in order to deal with the surface water, which would be more acceptable. The site plan submitted with the application shows the parking provision, and following amending the plans after receiving the observations of the highways unit, it is considered that providing parking space for two vehicles is sufficient and the parking provision and the access will be in-keeping with the aims of policies CH33 and CH36 of the unitary development plan which requires that road safety, parking and turning considerations are referred to in plans for new developments.

Conclusions:

The Unitary Plan has been adopted since July 2009 and with housing policies it is considered that the proposal is a random development on undesignated land for the applicant’s son and his wife who have connections with the Llandderfel area. Policy CH4 is relevant, and while the fact that five new affordable homes have recently been completed in the village during 2010 has been considered, it is considered that details submitted on the viability of the plan will have to be assessed where it is proposed to undertake land reinforcing work, and the architectural emphasis should be on ensuring a quality design as a commitment to nurture and strengthen the traditional character of a stone and slate building. A listed building is located nearby and it is considered that there will be a good visual relationship between the proposal and current developments in terms of design and the finish of the external building materials and it is not considered that the proposal would have an adverse affect on the layout of the listed building.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

In relation to the location and layout of the proposed two-storey building, it is considered that the site lies on a shelf in a contour in the landscape and the proposed design will use the landscape effectively in order to mitigate any impact on the amenities of residents, and it is not considered that it will have a significant detrimental impact on privacy and or that it will overlook adjacent resident. It is considered that with landscaping conditions and re-planting of indigenous trees that the dwelling would conform to the principles of policy B23.

Consideration has been given to the highways arrangements and it is considered that two parking spaces will be sufficient and that the proposal will have to be amended to ensure that there isn’t a parking space by the access that could impair visibility and on the whole, in terms of road safety arrangements, it is considered that the proposal is in-keeping with the principles of policies CH33 and CH36 of the Gwynedd Unitary Development Plan.

Recomendation:

Approve – conditions – work to commence within five years; work according to submitted plans; materials; highways and drainidge; landscaping; abolish permitted development rights; comply with the code for sustainable homes.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Rhif: 7

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0378/45/LL Date Registered: 13/05/2011 Application Type: Full - Planning Community: Pwllheli Ward: Pwllheli South

Proposal: RESIDENTIAL DEVELOPMENT OF 8 THREE BEDROOM DWELLING HOUSES Location: LAND NR - RECREATION ROAD, PWLLHELI, GWYNEDD

Summary TO REFUSE THE APPLICATION ON THE GROUNDS OF A LACK OF of the Recommendation: INFORMATION

Description: This is a full application to construct 8 three bedroom houses on a plot of level land which lies at the rear of the three-storey terraced houses on Cardiff Road. The proposal involves constructing two blocks of four houses in a terrace. On average, the site extends to 63 metres long and 35 metres wide. The houses would extend to approximately eight metres in height and would be covered with a slate pitched roof, and external walls would be a combination of render and yellow brick around the front porches. It is proposed to provide two parking spaces in front of each dwelling house, then six parking spaces in a row near the garages of the Cardiff Road houses.

The proposed houses would be located approximately 36 metres from the rear of the terraced houses to the east of the site (Cardiff Road) and its southern gable would be approximately 15 metres from the rear of other houses which lie to the south of the site. The vehicular access to the site leads from Recreation Road and it is currently an un-metalled road which serves several garages at the rear of terraced houses on Cardiff Road, and other garages to the north of the site which are mainly used for storage. It is noted that this road is approximately 7.4 metres wide at its junction with Recreation Road, and several local residents park their vehicles along the service road at present.

The site lies within the town’s development boundary, but it has not been designated for residential development. It also lies within a C1 flood risk Zone. It appears from the information submitted that all the houses would be affordable and would be built in association with Cymdeithas Tai Eryri and they would be built to the level of Code 3 for Sustainable Developments.

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

Gwynedd Unitary Development Plan 2009: B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

B29 – DEVELOPMENT ON LAND AT RISK OF FLOODING - Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A unless they conform with a series of criteria relevant to the features on the site and to the purpose of the development.

B32 – INCREASING SURFACE WATER - Refuse proposals which do not include flood reduction measures or appropriate alleviating measures which will lead to a reduction in the volume and scale of surface water reaching and flowing into rivers and other water courses.

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

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

C7 - BUILDING IN A SUSTAINABLE MANNER – Proposals for new developments or for adapting and changing the use of land or buildings will be refused unless consideration is given to specific environmental matters. Proposals must conform to specific criteria regarding sustainable building, unless it is not practical to do so.

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

CH6 – AFFORDABLE DWELLINGS ON ALL ALLOCATED SITES IN THE PLAN AREA AND ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND THE URBAN CENTRES – Approve proposals to develop housing on sites that have been allocated for housing or sites that become available unexpectedly for five units or more within the development boundaries of the sub-regional centre and the urban centres that provide a suitable element of affordable housing.

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

CH36 - PRIVATE CAR PARKING FACILITIES - Proposals for new developments, extension of existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines and having given due consideration to accessibility of public transport, the possibility of walking or cycling from the site and the distance from the site to a public car park. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Supplementary Planning Guidance – Affordable Housing Supplementary Planning Guidance – Planning and the Welsh Language

National Policies: Planning Policy Wales (Edition 4, February 2011) Technical Advice Note 2: Planning and Affordable Housing (June 2006) Technical Advice Note 12: Design (2009) Technical Advice Note 15: Development and Flood Risk (2004) Technical Advice Note 22: Sustainable Building

Relevant Planning History: Applications to construct houses on the site were refused in 1988 and 1989. Permission was granted to demolish an existing workshop and construct a new workshop (three units) and ten garages in 1999 and an amended application was approved in 2000.

Outline permission was granted (C05D/0417/45/AM) to demolish 27 garages and construct 8 two-storey terraced houses on the site on 18 June 2009 after a lengthy period completing a 106 Agreement which restricted two units to affordable ones, and two units to local need only. This permission is extant and a reserved matters application can be submitted on it until 18 June 2012.

Permission was refused on a full planning application (C10D/0126/45/LL) to construct 8 three bedroom affordable houses and 4 two bedroom flats on 14 July 2010. The reasons for refusing this application related to (1) overdevelopment of the site that would lead to increased traffic on a substandard access road and junction off Recreation Road and (2) risks relating to flooding.

Consultations:

Community/Town Council: No objection to the application and it is realised that your Council has already approved a similar application on this site back in 2005 – number C05D/0417/45/AM.

Transportation Unit: Not received

Environment Agency: Bearing in mind the latest modelling work, we are of the opinion that the original Flood Consequence Assessment (FCA) did not sufficiently consider the threat to the development. As a result, the applicant needs to show, by submitting an amended Flood Consequence Assessment, that the flood outcomes can be managed for the lifespan of this development. Without this evidence, we object to the application.

Welsh Water: Propose conditions to be imposed on any planning consent in relation to foul water, surface water and land drainage.

Policy Unit: Submit observations and come to the following conclusions:-  Unless appropriate evidence can be submitted that deals with the risk of flooding in an acceptable way, the proposal is not consistent with Policy B29 of the UDP or national planning policy and guidelines.  If you are of the opinion that the site is suitable for residential development, then it is noted that the principle of developing PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

housing on this site is consistent with Policy CH3 of the UDP.  Bearing in mind the fact that more than five residential units are proposed on the site, consideration needs to be given to the fact that a percentage (that will vary from site to site) of the units provided as part of the plan will meet a need for affordable housing, unless the Planning Authority can be satisfied, after considering all relevant factors, that it would be inappropriate to provide affordable housing on the site.  As it is understood that a link exists between the applicants and Cymdeithas Tai Eryri and that it is intended for all these units to be affordable for the intermediate sector, then, in accordance with this, the principle of the proposal would be acceptable in accordance with Policies CH3 and CH6.  However, unless this link continues, then consideration would need to be given to whether or not a percentage of the proposed units should be affordable or not. To this end, based on the relevant information in relation to the housing market in the application area (e.g. the affordability, average house price / lowest quartile in the Pwllheli South ward ratio), it is believed that a proportion of the proposed units should be affordable.  By bearing in mind the fact that a previous application on this site was refused based on overdevelopment, it is believed that there is a need to give detailed consideration to the impact of the development on local amenities, along with road safety.  Discussions regarding the affordability element have been held with the Affordable Housing Officer and it can be confirmed that he supports the observations submitted.

Additional comments following an amended plan Note that the amended plans propose changing the design of the proposed residential units so that all units are now consistent in size, i.e. approximately 112 square metres. Also, some minor changes have been made to the external appearance of the houses.

I am not of the opinion that the proposed amendments result in any significant changes in terms of planning policy. To this end, these amendments do not lead to any change to the policy opinion already submitted by the Joint Planning Policy Unit on 7 June 2011. The conclusion noted in this comment remains relevant.

As noted in the original observations, unless there is a link with Registered Social Landlords or if the Welsh Assembly Government’s Social Housing Grant is not received in relation to this proposed development, it will be important to ensure that the maximum size of two-storey affordable units with three bedrooms (as proposed here) complies with the requirement noted in paragraph 5.17 of the Supplementary Planning Guidance for “Affordable Housing”, i.e. 100 square metres, with an additional 20 square metres for a garage. Compliance with this requirement is important to ensure that the house is truly affordable for first time occupiers as well as successive occupiers. This means that the policy will be used in the correct manner in order to ensure that affordable housing responds to local needs. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Whilst the size of the proposed units is more than what is noted in the guidance, they are not much larger than the figure noted. As a result, this is unlikely to have a significant impact on how affordable these houses will be.

Affordable Housing Officer: No further observations to those provided by the Planning Policy Unit as the affordability elements etc, have been incorporated in these observations.

Property Section: Object to the proposal to demolish the existing boundary wall located between the application site and our property and reconstruct it with blocks. The existing wall is part of a broader structure and it is anticipated that laying a length of blocks within the structure will be detrimental to the nature and character of the broader site. If the condition of the existing wall deems that it must be demolished, then we would wish for it to be reconstructed in the same materials or similar materials to those used in the rest of the existing wall.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period on the amended plan will end on 7 July 2011. When preparing the agenda, 18 objections were received on the following grounds:  Lack of existing parking provision in the area.  Fewer parking spaces proposed as part of the current application compared to previous applications.  Unacceptable increase in traffic flow.  Rear service road is a safe place for children to play at the moment.  Disrupting the privacy of the occupiers of nearby dwellings as they will overlook their gardens.  Substandard access to Recreation Road that is used by heavy traffic on a daily basis by motors and pedestrians.  The area is very open to flood harm.  Raising the ground levels of the site will have an impact in terms of flooding on the nearby houses.  Loss of natural light  Despite the fact that the application form states that a consultation has been held between the developer and nearby residents, this is not true.  In the GUDP, four locations have been earmarked for houses and those sites are outside any flood area.  No evidence of need has been submitted as part of the application.  The design of the houses is out of character with the houses of a Victorian design that surround the site.  The proposal to demolish the ancient stone wall on the site boundary and replace it with a wall constructed of concrete blocks.  Impact on residents’ amenities because of the size of the proposal in terms of height and bulk.

Additional Information: PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

The application is submitted to Committee as it involves a development of more than five houses.

An acceptable Design and Access Statement and details of the code for sustainable homes were submitted with the application

Material Planning Considerations:

Affordable Provision on the Site 1. The town of Pwllheli has been defined as an urban centre in the GUDP and Policy CH3 states that proposals for houses on appropriate unallocated sites within the development boundaries of such centres will be approved in principle. As the site would have five or more houses the requirements of Policy CH6 of the GUDP are relevant, as well as the requirements of TAN 2 and the Council’s Supplementary Planning Guidance – Affordable Housing. Policy CH6 states that proposals to develop houses on unallocated sites within urban centres will be refused unless a percentage of the units provided are ones which meet the need for affordable housing, unless the Planning Authority can be satisfied, having considered all the relevant factors, that it would be inappropriate to provide affordable housing on the site. The information submitted with the application states that the proposal is to develop eight social housing. Gwynedd Council’s Affordable Housing Officer has stated that a link exists between the applicants and Cymdeithas Tai Eryri. It is noted that the proposal is for this to be a pilot development to provide intermediate rental sector affordable houses in Gwynedd. It is understood that this plan has been noted within Gwynedd Council’s Social Grant Programme Development Plan for 2011/12. Based on this information and the fact that it is intended for all units to be affordable, the principle of developing residential units on the site is acceptable and in accordance with Policies CH3 and CH6 of the GUDP. However, all units must be bound as general local need affordable units by means of a 106 agreement.

Flood Risk Considerations 2. The whole of the development site is within Zone C1, as defined in the development advice map referred to in TAN 15 – Development and Flood Risk (July 2004). Section 6 of TAN 15 requires the Local Planning Authority to determine whether a development at this location is justified. As part of the justification, the applicant must undertake and submit a flood consequence assessment (FCA) before a decision is made on the application. This will ensure that all parties are aware of the risks to and from the development, and also that appropriate conditions could be incorporated in the planning permission, if practical to do so.

3. In its comments, the Environment Agency states that it previously agreed to raising the floor levels to 3.35 metres AOD in order to ensure that the building would be above the 1% probability of river flood level anticipated for Afon Penrhos. As a result of the hydraulic modelling work in the Pwllheli Pilot scheme, the 1% river flooding would not reach the site of the proposed development; however, the report notes an additional flood threat to Pwllheli from the direction of the tide. It was noted earlier that the height of the Pwllheli defences was sufficient to protect against coastal flooding; however the new modelling work shows that spacing the Traeth Crugan defences could lead to substantial flooding in Pwllheli. Section A1.14 of Technical Advice Note 15 notes specifically that developments that are very open to risk should be beyond reach of coastal flooding that has a 0.5% probability of occurring in any given year (i.e. a return rate of 1 in 200 years), and this level would need to consider the increase in sea levels over the lifespan of the development. The Environment Agency goes on to state, bearing in mind the latest modelling work, that it is of the PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

opinion that the original Flood Consequence Assessment did not sufficiently consider the threat to the development. As a result, the applicant needs to show, by submitting an amended Flood Consequence Assessment, that the flood outcomes can be managed for the lifespan of this development and without this evidence, it objects to the application. If any Flood Consequence Assessment fails to show that flood consequences can be managed to an acceptable standard during the lifespan of the development, then the application should be refused in accordance with the requirements of Technical Advice Note 15. However, it must be noted that the committee has granted an application to construct eight houses on the site in 2005, after TAN15 came into force in July 2004. At that time, an acceptable Flood Consequence Assessment was submitted with the application and the Agency wrote to the Council on 1 December 2005 expressing no objection to the proposal and recommending imposing conditions which included that the lowest ground level was at least 3.35 metres AOD. This would mean that the lowest ground level of the proposal would have to be approximately 0.85 metres higher than the current ground level. The ground floor level of the proposed development has been set at 3.35 metres AOD. A Flood Consequence Assessment was not submitted as part of the current application. After receiving the Environment Agency’s comments on the current application, the applicant stated verbally that a Flood Consequence Assessment was being prepared at the time. However, this was not to hand when the agenda was being prepared and as a result it is not considered that the proposal as it stands at present complies with Policy B29 of the GUDP as no acceptable Flood Consequence Assessment has been received for the existing proposal in question.

The amenities of nearby residents 4. Existing houses abut the site to the east and south, on the other side of the rear service road. As already noted, there will be a distance of approximately 36 metres between the rear of the houses on Cardiff Road and the frontage of the proposed development, and 15 metres from the gable of the proposal to the rear of the houses to the south of the site. As the proposal is a residential development, it is considered that the principle complies with policy C3 of the GUDP. However, consideration needs to be given to whether such a residential development would have an impact on the amenities of neighbouring residents.

5. Policy B23 of the GUDP states that proposals which would cause substantial harm to the amenities of the local community will be refused. Developers are expected to clearly show that the development ensures reasonable privacy to users and nearby properties; that the development will not consist of overdevelopment of the site; that the development will not add to traffic or noise associated with traffic in a way which would cause significant harm to local amenities; that the site plan reduces opportunities for individuals to behave in an antisocial manner and creates an environment where people feel safe to walk, cycle and play; and that the design and external layout of the development considers the needs of all its potential users including disabled people.

6. Matters regarding the parking problems and road considerations, and the design of the proposal are discussed under a separate heading in this report. However, it must be borne in mind that permission for eight houses has already been approved on this site, but in outline form only.

7. It is appreciated that the site is located at the rear of existing houses but it is not considered that the proposal overshadows existing houses because of the proposed distances between the proposed development and the houses. The proposed development is two-storey, whilst the vast majority of the existing houses to the east PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

and south of the site are three-storey ones. Consequently the size, mass or appearance of the proposal would not have an unacceptable harmful effect on the privacy of the occupants of those houses. In terms of the alleged overdevelopment, it is not considered that locating eight dwelling houses on the site is an overdevelopment and it must be borne in mind that extant permission exists for eight houses on the site and that permission could still be implemented as there is still time left to submit a reserved matters application. Also, as extant permission for eight houses exists on the site, it would be difficult to argue that an increase in traffic deriving from the current proposal would cause any more harm to the amenities of the local neighbourhood than that caused by the application that has been granted permission. Therefore, the Planning Service has not been convinced that the proposal would be contrary to Policy B23 of the GUDP.

Road safety considerations 8. The service road which leads from Recreation Road is an un-metalled road at present, and several private garages of the terraced houses on Cardiff Road abut it. In addition, it also serves several garages to the north of the site which are used mainly for storage. The area’s residents use this road for parking vehicles as there is only a limited number of on street parking spaces on Recreation Road and Cardiff Road. Additionally, vehicles currently park by the gable end of the house to the west of the junction between the service road and Recreation Road, and this could cause difficulties on the county road with vehicles waiting to turn in to the service road whilst others try to join the county road. Recreation Road serves the leisure centre.

9. All of these roads are within a 30 mph speed restriction zone, however, the heavy use of on street parking along Recreation Road often means that users of the junction of the service road with that road have insufficient visibility. No response had been received from the Council’s Transportation Service at the time of preparing the agenda in order to be able to assess whether the proposal complies with Policies CH33 and CH36 of the GUDP, but it should be noted that the previous application showed a proposal to create provision for 21 parking spaces. The current application creates parking provision for 22 vehicles, namely two spaces in front of each house and then six spaces in front of the garages on the service road. The approved planning application for eight houses showed 21 parking spaces.

Design and finishes 10. Two-storey houses are proposed in the form of two blocks of four terraced houses. It is considered that the design is suitable and complies with policy B22 of the GUDP.

11. The pitched roof will be covered in natural slate, and the external elevations will be a mix of yellow coloured brick and render. The plans show that it is proposed to erect a new block wall to replace the existing stone wall on the boundary with the Leisure Centre. The Council’s Property Section objects to erecting a block wall in this location as it would be detrimental to the nature and character of the broader site. It is considered that if the existing stone wall must be demolished because of its condition that it should be re-erected in stone rather than in block so that it would be in keeping with the surrounding area. Therefore, if there is a desire to approve the application, a condition will be imposed on the permission to ensure that this wall is erected from local natural stone or similar in terms of colour, fabric and weathering features. Consideration should be given to including purposeful planning conditions, if the committee wishes to approve the application, in order to ensure that the proposal complies with Policy B25 of the GUDP in terms of the materials intended to be used. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Sustainability 12. A pre-assessment report was submitted in relation to compliance with Code 3 of the Code for Sustainable Homes. This assessment shows that it is anticipated that the proposed house would reach Level 3 of the Code. A condition will be needed with the approval to ensure that the finished houses reach Level 3, and provided this is done, it is considered that the proposal is acceptable in relation to Policy C7 of the GUDP which involves building in a sustainable way.

Conclusions: Outline planning permission exists on the site and this outline permission was released in 2009, despite the fact that the Planning Committee had determined the application originally in 2005, and it is considered that that application creates a fall back situation for the developer and, therefore, is also a material consideration when discussing the current application. However, it is also noted that this application is a full planning application, and that any planning permission would stand alone and independently of any previous decision, and that, therefore, it should be ensured that all the information necessary for giving full consideration to the proposal is submitted. The TAN is an important planning consideration when determining planning applications. As the applicant has not complied with their requests at present, in terms of submitting a Flood Consequence Assessment, I am not of the opinion that we can support the application; therefore, a recommendation must be made to refuse on the grounds that insufficient details have been submitted to enable the planning authority to consider whether or not the proposal complies with policy B29 of the GUDP relating to flood risk impacts.

Recommendation: To refuse – reasons – lack of information received with the application to enable the local planning authority to consider whether or not the proposal complies with policy B29 of the GUDP relating to flood risk impacts.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 8

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0422/45/LL Date Registered: 31/05/2011 Application Type: Full - Planning Community: Pwllheli Ward: Pwllheli South

Proposal: INSTALL TWO A-FRAME TOWERS AND CABLE FOR PRACTISING WAKE BOARDING Location: OUTER HARBOUR, PWLLHELI, GWYNEDD

Summary DELEGATE THE RIGHT TO APPROVE WITH CONDITIONS of the Recommendation:

Description: The proposal relates to installing two A-frame towers with a cable running between them for practising wake boarding. The cable would be approximately 220 metres long and the A- frames would be approximately six metres high. It is proposed to erect a fence measuring approximately two metres high around the frames and these fences would be green in colour.

The frames for the development are located within the Pwllheli development boundary and the frames would also be located on land that is earmarked as a redevelopment site in the GUDP. The site is located within Zone C1 in terms of flood risk. Dwellings are located near the south tower.

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

Gwynedd Unitary Development Plan 2009: B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and amenities of the local area.

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

Policy B29 – DEVELOPMENT ON LAND AT RISK OF FLOODING - Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A unless they conform with a series of criteria relevant to the features on the site and to the purpose of the development.

Policy C5 – REDEVELOPMENT SITES - Permits development proposals on sites noted on the proposals maps as redevelopment sites, provided they are consistent with the relevant development briefs and/or any master plan approved for the site by the Local Planning Authority.

CH33 – SAFETY ON ROADS AND STREETS – Development proposals will be approved if they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

Policy CH47 – MARITIME ACTIVITIES – Approve improving and extending the variety of maritime facilities within existing marinas and improve the quality of boating provision or upgrade facilities within existing harbours provided that the scale and design of the proposed development is of the highest standard and is suitable for the site and location under consideration.

Supplementary Planning Guidance – Development Briefs

National Policies: Planning Policy Wales (Edition 4, February 2011) Technical Advice Note 15 – Development and Flood Risk

Relevant Planning History: The site has no relevant planning history.

Consultations:

Community/Town Council: Approve subject to:  No disruption to the footpath on the Island.  Making sure that changing and parking takes place in the Boat Club.  Ensuring that there will be no trespassing on private land.

Transportation Unit: I assume that the attraction will be unlikely to create a substantial increase in traffic; therefore, the existing car parks will be sufficient. It is unlikely to be visible from the local highway (Embankment Road), except for the two 8 metre towers, therefore, I have no objection in terms of the impact on road safety either.

Environment Agency: The entire development site is within Zone C1, according to the definition of the development advice map referred to in TAN 15 – Development and Flood Risk. Our flood map information, that is updated every three months, confirms that this site is within reach of serious flooding. As a result, the applicant needs to show, by submitting a Flood Consequence Assessment, that the flood outcomes can be managed for the lifespan of this development. We accept that the plans are unlikely to be extremely open to flooding, so we suggest that a restricted Flood Consequence Assessment should suffice in this case. In particular, consideration should be given to withstanding flooding. Should flooding occur, would the equipment be damaged (including the generator) for example? Therefore, is it possible to mitigate this threat? Also, there is a need to consider the PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

arrangements for vacating the site should flooding occur.

Property Unit: Defer the decision as there is a need to discuss with the Maritime Service whether or not it would be willing to approve a licence or lease to the applicant for using the Council’s land.

Public Protection Unit: Approve subject to the following: The development must comply with all requirements of the Health and Safety at the Workplace etc. Act 1974 and the relevant regulations made under the Act. It should also be ensured that there is a sufficient fence present to prevent any person from climbing onto the A-frame and the cable that suspends between them.

Maritime Officer: In 2010, an informal discussion was held with the representatives of Offaxis Club where it was explained that the officers of the Maritime and Country Parks Unit would not be in a position to make a decision on the plan and that it would be appropriate to submit a formal application that would allow Elected Members and officers to express their views. As a starting point, on 29 March 2011, a report was submitted before members of the Pwllheli Harbour Consultative Committee, explaining the concept. Members of the Harbour Committee had no objection or comments to submit regarding the concept. In relation to the application, the following observations were expressed:-

 Should the planning application be supported by the Planning Committee, then it is important to note that this will not authorise the developer to commence the work. It will be essential to commence further discussions between the developer and the officers of the Property Section in order to agree to any terms should the Council approve the development.  It must be emphasised that the Maritime and Country Parks Unit would not agree to a development that would be located on the site for a long-term period. It is possible that part of the area will be required for developments to the harbour in the future and also, the site of the old island has been earmarked for development. Certainly we will discuss this further with the Property Unit if the planning application is approved.  Subject to planning consent, the developer will need to submit a further application for a FEPA Licence.  Subject to planning consent, it is also possible that a licence will be required from the Environment Agency as the plan is near a river watercourse.  We are concerned about ensuring the safety of the frames that will support the cable as it would be possible for young people to climb onto the frames at times when no water activities are held on the site. It will be essential for the development to comply with all requirements of the Health and Safety at the Workplace etc. Act 1974 and the relevant regulations made under the Act.  I note that it is proposed to locate a generator on the site. It would be essential to ensure that the use of the generator would PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

not disturb the site and certainly not disturb the public’s enjoyment of the site, and that it would not disturb birds or wildlife that live on nearby land. Certainly the Biodiversity Unit would have further comments to make on this application.  It will be essential to receive information about the arrangements in place for putting fuel in the generator. It must be ensured that no fuel or oil pollutes the land.  I am concerned about a cable that extends across the harbour waters. Although boats do not navigate regularly in this area, it would be possible for a boat with a mast to navigate towards the cable and collide with it. In order to prevent this from happening, and should the developer receive the Council’s permission to proceed with the plan, it would be essential to locate a row of special navigation buoys (yellow) across this area of the harbour in order to draw the attention of mariners to the danger and to reduce the possibility of a boat mast colliding with the cable.  It is emphasised once again that it may not be possible to approve a land use certificate or a long-term lease as the proposed development is located in an important part of Pwllheli harbour and it is possible that there will be a need to use the land for harbour developments or for maintaining the harbour in the future.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ends on 12 July 2011 but no response had been received when preparing the agenda.

Additional Information: The application is submitted to Committee as it is an application submitted on Council land.

An acceptable Design and Access Statement was submitted with the application.

The Offaxis company (the applicant) has submitted a petition with 220 signatures on it in support of their proposal.

Material Planning Considerations:

The principle of developing the site 1. The frames for the proposal are located within a site that has been designated in the GUDP as a redevelopment site. In the development brief prepared for this redevelopment site, reference is made to the possible land uses for the site. In the possible land uses, as it is noted that the site is in a strategic location in the town, it is believed that the main development of the site should be based on its location in a seaside town and a development associated with sailing/seaside activities, leisure or tourism (e.g. serviced accommodation, a restaurant based on local foods, an attraction such as a heritage / cultural centre) is supported. Therefore, it is considered that the proposal in question of creating a wake boarding practise facility would be appropriate use in terms of the development brief and thus it is considered that the proposal would be in accordance with Policy C5 of the GUDP.

2. In terms of Policy CH47 that supports improvements and extending the variety of maritime facilities in the existing marinas, it is considered that the proposal in question would contribute to that. At present, the applicant offers wake boarding PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

training and he usually works from sheltered waters off Abererch beach; however, his ability to conduct lessons here is influenced by the weather and at times, lessons are unavoidably postponed. This proposed facility would give another option for training when sessions would otherwise be postponed. It is considered that the proposal is acceptable in terms of Policy CH47.

The proposal’s appearance 3. The proposal would mainly consist of two towers and a cable running between them. These towers would be approximately six metres high and the towers would be in the form of lattice towers. It is understood from the design and access statement that these towers can be painted in an appropriate colour. Therefore, it is considered that the towers should be painted dark grey and if the application is approved, a condition will be imposed to ensure this. A two metre high chain-link fence would surround both towers and this fence would be coloured green. Similarly, it is considered that a condition should be imposed so that this fence will be coloured green. It is likely that the towers would be particularly visible from nearby areas; however, it is not considered that they would have a detrimental impact on the visual amenities of the area. It is considered that the proposal complies with policy B25 of the GUDP.

Risk of flooding 4. The site is located within a C1 flood zone as designated on the development advice maps in TAN 15. As a result, there is a need to submit a flood consequence assessment to show that flood consequences can be managed throughout the lifespan of the development. However, the Environment Agency states in its comments that it accepts that the plans are unlikely to be particularly open to flooding and that on this occasion, that it suggests that a restricted flood consequence assessment is submitted. The applicant was contacted asking him to submit the restricted flood consequence assessment and we are awaiting his response. As things currently stand, comprehensive information has not been submitted so as to assess the proposal in full against the requirements of Policy B29 of the GUDP.

Amenities 5. Dwellings are located relatively near the south tower. It is likely that the proposal would lead to some increase in activity near these houses. In terms of traffic, the proposal is to park in the current site of the company that is located approximately 400 metres away and the proposal’s customers would be transported to the site on a boat or if it is not possible to use the boat because of issues such as the tide, etc., the users would gain access on foot along the nearby public footpath. In addition, the design and access statement states that it is anticipated that the use made of the site will be low, with approximately four users per hour over a period of approximately four hours per day. Therefore, it is not considered that the proposal would cause significant harm to the amenities of the local neighbourhood and as a result, it is considered that the proposal is acceptable in terms of policy B23 of the GUDP.

Roads 6. As noted above, the proposal would not lead to an increase in vehicles using the proposal site, but rather it is intended to use the applicant’s existing business site that is located approximately 400 metres away for parking, then, users will be transported either on a boat, or when circumstances do not allow that to happen, they will use a nearby public footpath. The observations of the Transportation Unit have been received regarding the proposal. They were of the opinion that the attraction will be unlikely to create a substantial increase in traffic; therefore, the existing car parks will be sufficient. Also, it was noted that the proposal, except for the two towers, is unlikely to be visible from Embankment Road and thus there was no objection in PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

terms of its impact on road safety. Therefore, it is considered that the proposal is acceptable in respect of Policies CH33 and CH36.

The observations of the Maritime Officer and the Property Unit 7. The observations of the Property Unit state that a decision on the proposal should be deferred in order to discuss with the Maritime Service whether or not it would be willing to approve a licence or lease to the applicant. However, it appears from the observations of the Maritime Officer that discussions have been taking place about the proposal in question and that the proposal has been submitted before the Pwllheli Harbour Consultative Committee and that the Members of that Committee did not have any objection or comment to make. Therefore, it is considered that the Maritime Unit supports the proposal in principle, but that further discussions would need to be held between the developer and the officers of the Property Unit in order to agree on any terms should the Council approve the development. However, the observations of the Maritime Officer also note that the Maritime and Country Park Unit would not agree to a development that would be located on the site for a long- term period as it is possible that a part of the area would be required for a harbour development in the future, and of course, the site of the old island has been earmarked for development also. It is considered that the period of proposed use of the land is an issue of drawing up an appropriate agreement between the developer and the Council. In terms of planning, the proposal has not been submitted as a temporary development, but it is a development that could be taken down at the end of the use and then the land could be returned to its previous condition.

Conclusions: It is considered that the proposal is acceptable in terms of the use that has been partly located within the redevelopment area. It is not considered that it would have a detrimental impact on the visual amenities of the area or on road safety. It is not considered that it would have a significant detrimental impact on the amenities of nearby residents. However, before reaching a decision on the application, a restricted flood consequence assessment must be received so that it is possible to assess in full the implications of the proposal in terms of flooding and in terms of Policy B29.

Recommendation: To delegate powers to the Planning Manager to approve the application subject to receiving an acceptable restricted flood consequence assessment; to the end of the consultation period and to conditions – to commence within five years, both towers to be dark grey in colour, the safety fence surrounding the towers to be dark green in colour, to clear the site should the use end and to clear all equipment from the site.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number 9:

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0458/42/MG Date Registered: 19/05/2011 Application Type: Reserved Matters Community: Nefyn Ward: Morfa Nefyn

Proposal: RESERVED MATTERS APPLICATION FOR THE ERECTION OF FOUR DWELLINGS Location: SITE NR. - PLAS MADRYN, LLYS MADRYN, LÔN UCHAF, MORFA NEFYN, PWLLHELI, GWYNEDD, LL53 6AD

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: The application involves approving reserved matters (including appearance, plan, size, access and work) following the outline planning permission granted under application number C08A/0291/42/AM. The proposal involves the erection of four dwellings, including affordable semi-detached houses and two separate houses with one private double garage.

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

Gwynedd Unitary Development Plan 2009:

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

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

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

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

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

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

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

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

National Policies:

Planning Policy Wales, fourth edition, February 2011 Technical Advice Note 12 - June (2009)

Relevant Planning History: There is substantial planning history on this site but to follow are the applications which are relevant to this application.

C10D/0393/42/LL – Amend condition four on planning permission in order to be able to amend the details of the access. Approved 15/12/10

C08D/0219/42/AM - The erection of four single dwellings (two affordable units and two permanent units) and a private access road. Approved 03/09/08

Consultations:

Community/Town Council: Object on the grounds of land ownership, location of the development and development boundary in the GUDP.

Transportation Unit: Standard conditions

Environment Agency: Not received

Welsh Water: Standard conditions

Land Drainage: No further observations

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 29/06/11 and four letters were received objecting to the application on the following grounds:  Design, appearance and materials used.  Facilities for the storage of bins and recycling.  Loss of privacy and overlooking.  Shadowing and loss of light.  The proximity of the development to the boundary with Plas Madryn.  Access.  Disturbance and pollution during the construction period.  The proximity of Plas Madryn’s gas tank to the boundary and to one of the new dwellings.  The location of the development in comparison to the development boundary.  Topography and risk of subsidence.  Site with archaeological potential.  Land ownership and rights of way.  Pressure on and harmful to the sewerage system and electricity supply.

Additional Information:

In accordance with the Town and Country Planning Order (General Development Procedure) (Wales) 2009, a Design and Access Statement is required. Technical Advice Note 12 - Design provides clear advice. The Design and Access Statement is a material consideration that those determining the application must consider. The applicant has noted in the statement that consideration was given to the character, movement, environmental sustainability, community safety and access. The Design and Access Statement has received due emphasis and consideration in determining this application, and I am of the opinion that the details submitted are acceptable.

Material Planning Considerations:

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

Appearance, plan, size and landscaping work 2. It is considered that the proposed houses are suitable for the shape of the site; the size of the dwellings is also acceptable, bearing in mind the guidance for affordable houses and the size of the open market plots. The design of the dwellings reflects modern architecture with a mix of modern materials and some more traditional that are seen in the local area. Although objections were received on these grounds, it is considered that the design and materials are acceptable and that this would not have a detrimental impact on the visual amenities of the area.

3. The landscaping work to the front shows hard standing areas for access and parking and lawned areas with standard trees. To the rear are lawns enclosed with walls and some planting, along with a patio area for each of the dwellings. It is, therefore, PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

considered that the proposal would be acceptable and in accordance with Policies B10, B22, B23, B25 and B27 of the Unitary Development Plan.

Amenities 4. A number of objections to the current application have been received on the grounds of the impact on amenities, but the majority of the comments refer to the principle of the development. First of all, it is important to note that the principle of constructing houses on this site along with the details of the access has already been approved by the Committee, when the outline permission was granted for a residential development. Therefore, the only matter that can be discussed in terms of the current application is the form of the development itself.

5. In terms of amenities, it is considered that the development protects the privacy of its users and the adjacent dwellings - this is achieved by careful use in terms of locating windows and use of existing fixed landscaping. In a residential area, an element of overlooking is present between properties and this is characteristic of such areas. It is not considered that the proposal would have a significant impact in terms of loss of privacy, light or shadowing. It is, therefore, considered that the proposal complies with policy B23 of the GUDP.

Access 6. The main objection to this application relates to highways implications. Again, it must be remembered that it is the consideration of the details of the access that has already been approved by the authority that is in question here. The highways authority has responded to the consultation and no observations or objections were submitted. The current proposal allows vehicles to access the site and leave in a forward gear. Sufficient parking and turning space has been provided in the curtilage and therefore the proposal is in accordance with Policies CH33 and CH36 of the Gwynedd Unitary Development Plan.

Conclusions:

Following consideration of all the relevant planning matters, including the concerns of the local residents, I am of the opinion that the development as submitted is acceptable.

Recomendation:

To approve – without conditions

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 10

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0463/11/LL Date Registered: 19/05/2011 Application Type: Full - Planning Community: Bangor Ward: Marchog

Proposal: VARIATION TO CONDITION 2 OF PLANNING APPROVAL C07A/0820/11/LL IN TERMS OF DESIGN AND POSITION OF DWELLING Location: 1, PEN Y BRYN COTTAGE, PEN Y BRYN ROAD, BANGOR, GWYNEDD, LL571PX

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: This is a retrospective application to vary condition 2 of planning application C07A/0820/11/LL in relation to the design, size and layout of a two-storey, split-level dwelling which has already been approved.

Condition 2 states that the development should be completed entirely in accordance with the details shown on the plans.

The building is part finished, that is, the ‘shell’ of the building has been erected; however, at the time of writing this report work on the site seems to have been suspended.

The changes are in the form of demolishing the garage from the rear elevation (which faces the road), changing the form of part of the roof, re-laying the layout of the building which means that there is additional distance between the building and the adjacent boundary wall and reducing the length of the building.

The site forms part of the curtilage of an existing dwelling and is located in a built area with several other houses located to the side and front, mainly on ground level which is slightly lower. A comparatively narrow vehicular road runs past the rear of the site.

The area is on the outskirts of the City of Bangor, but located within the development boundaries of the city as noted in the Gwynedd Unitary Development Plan 2009.

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

Gwynedd Unitary Development Plan 2009:

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

Policy B23 – amenities - Safeguard the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria aiming to safeguard the recognised features and amenities of the local area.

Policy B24 – Adapting and extending buildings within development boundaries, rural villages and the countryside - Ensure that proposals for adaptations or extensions to buildings PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) conform to a series of criteria aimed at protecting the character and amenity value of the local area.

National Policies:

Planning Policy Wales – Edition 4 (2011)

TAN 12: Design

Relevant Planning History:

Application No. C07A/0820/11/LL - full application to erect one house - approved on 20.02.08.

Application No. C07A/0053/11/AM - outline application to demolish a garage and erect one house - approved on 12.07.2007.

Application No. 3/11/374C – full application to erect a house and relocate the entrance – refused on 31.07.1991.

Consultations:

Community/Town Council: No objection

Welsh Water: Not received

Local Member: No objection

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 23.06.2011 and two letters and a petition were received objecting to the application on the following grounds:

 detrimental impact on the amenities of neighbouring houses  overdevelopment  lack of parking space  overlooking  unclear information with the application.  drainage matters

In addition, a letter was received from a close neighbour expressing his support to the proposal and proposed changes.

Additional Information:

The agent had contacted the department to enquire whether the amendments made whilst erecting the building would be considered as minor changes or would they have to submit a formal planning application. The agent was advised that the amendments were more than minor changes and that a formal application should be submitted and that any further work on the site should be suspended until the matter was resolved because any further work undertaken on the site would be done at the owner's risk. Following that, and on the grounds of the advice given, this application was submitted in order to regulate the situation. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Material Planning Considerations:

Policy consideration 1. Consideration is given to the Gwynedd Unitary Development Plan (2009), national polices in the form of Planning Policy Wales (edition 4 2011) and various documents such as Technical Advice Notes. Policy B22 promotes good design as far as the proposal respects the site in terms of it size, layout etc. Policy B23 recommends refusing applications if they would have a detrimental effect on amenities in terms of overdevelopment. Policy B24 permits developments so far as they comply with specific criteria.

2. The principle of erecting a house on this site has already been considered and approved. These amendments do not involve increasing the size of the structure more than what has already been approved; rather, the proposal involves a reduction in the size of the building. The design of the building is not very different from what has already been approved, the most obvious change is doing away with the integrated garage, change to the form of part of the roof and reducing the length of the building. This is not considered to be unacceptable in terms of design or land use and, therefore, it complies with the requirements of policies B22 and B24.

Impact on amenities of nearby residents 3. Observations were received from a neighbour regarding the application and the likely impact the development would have on his residential amenities. The application site is on land which is a little higher than the neighbouring property and, therefore, a condition was imposed on the original application to ensure that the window which is on the side closest to this property does not open at any time and that it is of opaque glass in order to avoid overlooking. This condition will remain in order to safeguard the amenities of neighbouring residents.

4. The layout of the building is further away from the boundary wall of the neighbouring property and, therefore, it is considered that there is no increase in the impact on the amenities of residents compared to what has already been approved. We do not agree that a 'radical' change has taken place as is alleged and believe that this development is a small improvement on what has already been approved in terms of its impact on the amenities of neighbouring houses and the area in general.

5. Although the objection refers to a condition on the outline application which states that only a bungalow can be erected on the site, this condition has not been formally included as part of the final conditions of that permission. However, outline application C07A/0053/11/AM was replaced when application C07A/0821/11/LL commenced; therefore, it is no longer relevant.

6. In considering specifically the matter of ‘fallback’, i.e. what can be developed on the site due to other planning permissions that remain ‘active’, this application is acceptable based on the fact that the size of the building is less in terms of length with the layout adapted so that the building lies further away from the adjacent property and, therefore, it is considered that the effect of this development compared to what could legally be developed on the site is less detrimental and is an improvement since it will have less impact on the amenities of neighbouring residents and the area in general.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Conclusions:

In light of the above and having given full consideration to all relevant matters including objections and local and national policies and guidelines, it is considered that this application is acceptable and that it complies with the requirements of relevant policies.

Recommendation:

To approve – conditions – complying with the plans as submitted, a condition to install opaque glass and ensuring that the window can not be opened.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 11

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0471/16/LL Date Registered: 25/05/2011 Application Type: Full - Planning Community: Llandygai Ward: Arllechwedd

Proposal: CHANGE OF USE OF PART OF INDUSTRIAL UNIT TO CREATE TEN PIN BOWLING FACILITIES WITH ASSOCIATED FACILITIES INCLUDING SHOP, CAFÉ/BAR, CHILDREN’S PLAY AREA, CREATION OF PARKING FACILITIES AND EXTERNAL STRUCTURAL ALTERATIONS

Location: GATEWAY PARK, LLANDYGAI INDUSTRIAL ESTATE, BANGOR, GWYNEDD, LL574YH

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: A full application to change the use of part of an existing industrial building to create ten pin bowling facilities with associated facilities including a shop, café/bar, a small play area for children, creating parking spaces and external structural changes.

The site is in a prominent location near the main entrance into the Llandygai Industrial Estate with a direct entrance to the side of the building where this proposed development is located.

The front of the building has already been transformed by undertaking structural changes to the external shell of the building and let out as a series of individual units to commercial companies. The building extends towards the rear of the site with units and sites of various uses surrounding it to the rear and side.

The floor surface area of the whole building is approximately 7000 square metres and this proposal involves changing the use of 1020 square metres of the building for this proposed use whilst the rest of the building will continue to have legal permission for industrial use.

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

Gwynedd Unitary Development Plan 2009:

Policy B7 – Sites of archaeological importance

Policy B23 – Amenities

Policy B24 – Changing and extending buildings within development boundaries, rural villages and rural areas

Policy C2 – Adopting the sequential approach

Policy C3 – Re-using previously developed sites

Policy C4 – Adapting buildings for re-use PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Policy CH 28 – Impact of development on journeys

Policy CH 30 – Access for all

Policy CH33 – Safety on roads and streets

Policy CH36 – Private car parking facilities

Policy CH45 – Major commercial leisure developments

Policy D2 – Industrial Sites.

National Policies:

Planning Policy Wales - edition 4, 2011 TAN 12: Design

Relevant Planning History:

Application No. C10A/0045/16/LL - Revamping and extending an existing building to create B1 and B8 use units (adjacent building but on the same site and within the ownership of the applicant) - approved 23.04.2010

Application No. C09A/0168/16/LL - External alterations to the existing building - approved 20.05.2009

Application No. C08A/0632/16/LL – Change of use of part of existing building for B1, B2 and B8 use and revamp the building - approved 24.11.2008

Application No. C06A/0648/16/AM - Demolishing the existing building and part change the land use to erect new buildings for the purpose of use class D2, B1, B2 and B8 namely entertainment and leisure, industrial, business and storage - approved 01.03.2007

Consultations:

Community/Town Council: Support the proposal

Transportation Unit: No objection as there is adequate parking provision available

Environment Agency: Not received

Welsh Water: Standard conditions and advice regarding relevant matters including drainage, links etc.

Public Protection Unit: Not received

Archaeological Service: Observations and a condition which requires a programme of archaeological work to be agreed upon prior to the commencement of the development.

Fire Service: No objection

Access Officer: Accept that parking facilities for the disabled are adequate but need PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

to ensure that the internal arrangements are suitable for disabled users.

Policy Unit: Object in terms of relevant policies, namely the need to safeguard sites which are located within areas designated as employment sites in the unitary plan and the need to locate large leisure developments such as this within the development boundaries of the sub-regional centre.

Public Consultation: A notice was placed on the site and neighbouring sites were informed. The consultation period ended on 23.06.2011 and one letter was received objecting to the application on the following grounds:  Detrimental impact on an established business in relation to the internal play area for children element.

Additional Information:

This application is supported by the following documents and reports, as submitted:

Design and Access Statement 1. As required under current legislation, the application is supported with a Design and Access Statement. The applicant has noted in the statement how consideration was given to the context, access, design, character, environmental sustainability and site analysis. The statement is acceptable and is a relevant consideration in determining the application, and it has received due emphasis and attention.

2. Report of Sequential Evidence for Bangor – this report has been submitted following an assessment of other suitable sites or sites available for developments such as this within the development boundaries of the city of Bangor. In the report, several sites are assessed in terms of their suitability and availability and, in the conclusions, it is alleged that there is no suitable site available for developments of this type and size. It is considered that the information contained in the report is accurate in terms of the current status of the sites and their availability and suitability for this type of development. Full consideration was given to the content of the report and we agree with the conclusions, namely, that there are no suitable sites available within the development boundaries of the sub-regional centre.

3. Unit 1 Marketing Details – a statement in the form of a letter was submitted by a marketing company referring to the marketing background of the building, the non- used period, the existing marketing requirements and the difficulties in seeking users for a building of this size. It is seen that a real attempt has been made for a while to market the building for industrial use but due to reasons such as the size of the building, the current economic situation etc. the marketing company has failed to find a customer for letting the building for industrial purposes. It is considered that the information is appropriate and a material consideration.

Material Planning Considerations:

Policy Context PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

4. The site is located on the outskirts of the city of Bangor and within an area which has been defined as a protected employment site within the Gwynedd Unitary Development Plan adopted formally in 2009. i) Policy B7 refers to sites of archaeological importance and presumes against proposals that will change or destroy archaeological remains. It is considered that the suggested condition is adequate to ensure that the proposed development will not have a detrimental impact on matters involving archaeology and that this will ensure conformity with policy B7. ii) Policy B23 attempts to ensure that the amenities of the local area and its residents are safeguarded. There is historic use to the building and the wider site as industrial use and it is not considered that this proposal would see an increase in detrimental impact on the amenities of the area compared with what already exists; therefore, it is considered that the proposal is acceptable and complies with policy B23. iii) Policy C2 refuses applications involving development on sites which have not been designated in the plan for that specific use unless they are located within the development boundaries of the sub-regional or urban centre and that evidence has been submitted in relation to choosing that site. In this case, a statement of sequential evidence has been submitted referring to sites in the area, their suitability and availability. The sites identified have either been given permission for redevelopment or are in the process of seeking planning permission for development. It is not considered that these sites would be available for a development such as the one applied for here and it is known that there are no other sites of similar size available within the development boundaries of the city. Therefore, it is considered that the requirements of this policy have been satisfied. iv) Policies C3 and C4 approve applications which re-use previously used sites and adapting buildings for re-use. In this case, the proposal makes good use of the previously developed site and converts a building appropriately so that it is in keeping, in terms of appearance, with other, adjacent buildings that have already been converted. The proposal complies with the requirements of Policies C3 and C4. v) Policies CH28, CH33 and CH36 refer to matters associated with transport, vehicle movements and parking. Observations were received from the transportation unit accepting what is recommended, confirming that the numbers in terms of likely movements in and out of the site are acceptable and that the parking provision on the site is acceptable and suitable for the size of the proposed development. This is the site closest to the entrance into the estate and, therefore, it is within a short walking distance from the existing bus stop. It is also close to the main road network in the area, namely the A55, which makes it comparatively easy to reach without affecting the amenities of the wider area. Therefore, it is considered that the proposal is acceptable and complies with the requirements of these relevant policies. vi) The Authority’s Access Officer confirmed that the number of specific parking spaces for disabled users is acceptable and that it should be ensured that the internal layout is acceptable and suitable. Therefore, it is considered that the proposal ensures appropriate access to widest possible range of individuals in accordance with policy CH30. vii) As already referred to, the front part of this building has already been revamped and this proposal intends to make similar adaptations in order to ensure that the same PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

finish is used and it will, therefore, satisfy policy B23 which states that design and scale should be in keeping with the main building and the local area.

(viii) Policy CH45 refuses proposals for large scale commercial leisure developments (i.e. over 1000 square metres) outside the development boundaries of a sub-regional centre so that they do not detrimentally affect the viability and liveliness of the town centre. Further details are given in the explanation of this policy that an applicant is required to satisfy the authority that the sequential method has been used when choosing any site. In this case, sites which are of an acceptable size, are accessible and available have been noted on the report submitted to accompany the application. It is seen from the details submitted that there are no suitable sites available, mainly due to availability as they had either received permission for development or that the owners intended to submit applications for other developments. Therefore, on these grounds, the proposal is deemed acceptable.

(ix) The purpose of policy D2 is to safeguard industrial land and units. In this case, the site is within an area designated for safeguarding employment within class use B1, B2 or B8, namely light industry, general industry, offices etc. Although this proposal does not fall within the relevant class use (it falls within class use D2) evidence submitted describing the marketing attempt of the site must be considered. A specialist company had attempted broad marketing for a period and had failed to find users for this substantial building. Therefore, the applicant had sought to find a use which complied with use classes B1, B2 or B8 but had failed. This proposal does not lose the industrial use for the whole building, only a percentage of it. Due consideration must be given to policy D2 within the adopted unitary plan; however, in this case, other material considerations note otherwise.

Relevant history and impact on amenities. 5. A previous application was approved (contrary to the officers’ recommendation) to demolish buildings on this site and create a leisure development including erecting a cinema, ten pin bowling centre, bingo hall, hotel and restaurants. This permission expired during 2010 without having been realised; however, should it have been commenced, it would have seen a substantial development in terms of size and use on this part of the industrial estate.

6. Although this is no justification for deviating from the authority’s policy D2, it is a material consideration and, bearing in mind that there are no suitable sites available as noted in the report of sequential evidence and also bearing in mind that a genuine attempt has been made to seek a use of the building through marketing, this development is considered acceptable in this case.

7. This proposed development involves changing the use of part of the building only and the proposal is one which would add to the facilities available in the city of Bangor and provides entertainment that is not currently available in the area.

8. One objection was received to the proposal, not on the grounds of the main proposal of ten pin bowling, but the associated element involving the play area for children. Objection on the basis of competition for an existing business is not a material consideration in this case and it is not anticipated that there would be a detrimental impact on the amenities of the adjacent and wider area as a result of approving this application.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Conclusions:

In light of the above and having given full consideration to all relevant matters including observations received and local and national policies and guidelines, it is considered that this proposal to change the use of part of the existing industrial building for use as a ten pin bowling centre with associated facilities is acceptable for the reasons noted above.

Recommendation:

To approve – conditions - time, complying with the plans, details of materials to be used, completing the parking spaces, restricting the use class to ten pin bowling centre only, drainage and water, programme of archaeological work to be agreed.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 12

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0484/23/R3 Date Registered: 15/06/2011 Application Type: Regulation 3 Community: Llanrug Ward: Llanrug

Proposal: RETROSPECTIVE APPLICATION TO RETAIN STORAGE CABIN Location: PLAYING FIELD, YSGOL BRYNREFAIL , LLANRUG, CAERNARFON, GWYNEDD, LL554AD

Summary of the TO DELEGATE POWER TO APPROVE Recommendation:

Description: This is a retrospective application to retain a storage cabin on the school playground to store physical exercise equipment. The cabin is already located on the land, and is a long rectangular cabin for general storage which measures 6.1 metres long by 2.4 metres wide and 2.4 metres high with double doors on the side. The cabin’s finish is made of dark green iron. The site lies on the school playground which is separated from the school by an unclassified road within the village boundary of the village of Llanrug and where a third class road passes the front of the school.

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

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

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

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

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

POLICY CH37 - EDUCATIONAL, HEALTH AND COMMUNITY SERVICES Development proposals for new facilities associated with education, health and the community or extensions to existing facilities will be approved provided that they conform to PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) a series of criteria regarding the location of the proposal, its accessibility using different modes of travel, together with highway issues, the design of any new school and the effect on a specific town centre.

National Policies: Planning Policy Wales, fourth edition, February 2011 Technical Advice Note 12 - Design

Relevant Planning History: A number of planning applications have been approved for the site from 1982 onwards until 2007 where an application to adapt and extend the car park was approved.

Consultations:

Community/Town Council: Not received

Transportation Unit: No objection

Environment Agency: Not consulted.

Welsh Water: Not consulted.

Public Protection Unit: Not consulted.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ends on 15.07.11 and no response to the proposal has been received to date.

Additional Information: The application is submitted to Committee as it is an application by the Council and relates to a property owned by the Council. An acceptable design and access statement was submitted with the application.

Material Planning Considerations:

Design 1. It is considered that the cabin, in terms of its size, form and the fact that it is relatively easy to take away from the site, is acceptable as a temporary structure and its simple design reflects its purpose. The cabin has only double doors as an opening in order to store the playing equipment there and is also of a green colour that would be in keeping with the playing field. Due to its colour and location within the school playing field, it will not be too prominent in the landscape and it will not have a detrimental effect on the area’s visual amenities, however, given its design it is not considered that the development is totally compliant with policies B22, B24 and B25 of the GUDP and therefore can only be considered for temporary approval.

The amenities of nearby residents 2. The cabin is located in the south-west corner of the school playing field which also has residential houses located approximately 50 metres to the south of the cabin. Given that the cabin is located within the school yard with a 3 metre high fence which helps to conceal it, it is not considered that the proposal is likely to have a detrimental effect on the residents of these houses to such a degree that there is no other way but to refuse the application as the PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) use of a playing field is already established on the site, and this cabin is only for storage purposes. It is therefore considered that the proposal is acceptable in relation to Policy B23 of the GUDP.

Educational, health and community facilities 3. It is considered that the location and design of the cabin are acceptable, and there is no proposed change to the nearby vehicular access, therefore the proposal to develop a new facility can be supported as it satisfies the criteria of policy CH37.

Conclusions: The proposal is considered acceptable in terms of location, scale, and complies with the relevant policies discussed above, provided that its siting is restricted to a temporary period only.

Recommendation: To delegate the right to the Planning Manager to approve the application subject to the expiry of the consultation period – conditions – used only for storing physical exercise equipment associated with the school, three year period only, the land to be restored to its original condition.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 13

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0485/18/MG Date Registered: 27/05/2011 Application Type: Reserved Matters Community: Llanddeiniolen Ward: Deiniolen

Proposal: ERECTION OF EIGHT DWELLINGS AND NEW ACCESS (MATTERS RESERVED UNDER PERMISSION NO. C08A/0187/18/AM)

Location: LAND AT REAR OF THE OLD BOWLING GREEN, DEINIOLEN, CAERNARFON, GWYNEDD, LL553LA

[Click here and insert Media file [MAPP1] from the N Drive]

Summary of the TO APPROVE IN ACCORDANCE WITH THE PLANS SUBMITTED WITH Recommendation: THE RESERVED MATTERS APPLICATION

Description This is a reserved matters application to erect eight houses on a central location in the village and is located within development boundaries as referred to in the Unitary Plan. The site is located on open land and in an area which has a combination of uses including established residential houses, primary schools, nursery school along with an associated yard and the village snooker club. It has been located lower down from a busy junction which joins Pentre Helen to the High Street.

The access to the site will be located below the junction and as part of the application it is intended to widen the existing pavement towards the south in the interest of pedestrians especially children and parents who visit the primary school.

The design of the site includes three pairs of houses (six in total on the site’s southern boundary) with a pair of houses (two in total) located on the site's northern boundary. The estate road along with the one-sided pavement will link the houses to the nearby third class road. The estate road will not be adopted by the developer.

Externally the houses will have natural slate roofs, rendered and coloured walls, PVC-u windows and doors with porches at the front of the houses and chimneys included as architectural features. Each house has two parking spaces along with amenity space.

Internally, the ground floor will include a lounge, kitchen, toilet and a small hall with three bedrooms and a bathroom on the second floor. The houses have been designed (in terms of size and facilities) to respond to local demand for affordable housing (although this is not a statutory requirement in this case) and have been designed to comply with sustainability requirements.

Also included in the application are landscaping details within and surrounding the site boundaries along with the erection of timber fencing of varying height, from 1.5 metres to 2 metres.

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

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Gwynedd Unitary Development Plan 2009:

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

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

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

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

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

National Policies:

TAN on “Design” (June 2009).

Relevant Planning History:

Application number C08A/0187/18/AM – residential development approved in June, 2008.

Application number C05A/0035/18/AM – residential development approved in April, 2005.

Application number C04A/0763/18/AM – residential development approved in January, 2005.

Consultations:

Community/Town Council: Not received

Transportation Unit: Conditions reflecting the conditions placed on the outline permission with the proposed access and drive included in the site plan as part of the current application. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Environment Agency: Observations regarding the culvert which runs through the site.

Welsh Water: Usual observations regarding water supply.

Public Protection Unit: Not received

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 06.07.11 but no objection had been received.

Additional Information:

In accordance with the requirements of TAN 12 on “Design”, a design and access statement was submitted to support the application, although this is not a requirement for reserved matters applications. The contents of the statement (which refer to the five statutory headings) reflect and correspond to the nature and scale of the proposal, and therefore, follow the requirements of TAN 12.

Material Planning Considerations:

Visual amenities 1. The site is located in an open space in the village centre which includes and eclectic build of uses and materials. Currently, the site is an eyesore and is used as an unauthorised and unofficial rubbish tip. The design of the houses reflects the architectural elements of adjacent housing and the density of the site is ‘medium’ given the site’s location between the ‘old’ village which has a high density and the new part (Pentre Helen and houses to the north of the site) which has a relatively low density. Developing this part of the village with housing would make sustainable use of the site itself compared to the current dormant and untidy use of the site. Therefore, it is believed that the proposal complies with the requirements of Policies B22 (building design), B23 (safeguarding the local neighbourhood amenities) and B25 (building materials) of the Unitary Plan.

Residential amenities 2. A referred to above, the site is located within an area of mixed use. To the north, there is residential housing and community use (the top side of the High Street), to the west there is the primary school, the nursery school to the south with a large and extensive solid surface yard and to the east there are gardens and sheds/garages separated from the residential houses called Tai Gweledfa. Given the location and the design (including the location of the windows) of the eight proposed houses in relation to the nearby residential housing, it is believed that the application would not sustain significant harm to the amenities of local residents through loss of privacy or overlooking.

Road Safety 3. Policy CH33 notes that developments must be acceptable on the grounds of the suitability of the access, the quality of the roads network serving the development and traffic calming measures. In this case, the access has been designed to comply with highway requirements. the road network surrounding the site is acceptable and changes/improvements have already been made to the junction near the school in order to improve road safety and pedestrian safety in this part of the village. In addition, the proposal includes widening the footpath to the south of the site in the interest of the safety of pedestrians currently using the pavement.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Developing housing on unallocated sites within development boundaries 4. Policy CH4 of the UP notes that such applications can be supported provided they meet a series of criteria. One of those criteria stipulates that a portion of the houses must be affordable housing to meet general local need. However, in this context, this is an application for matters reserved under the most recent outline permission rather than a full planning application; therefore, there is no need for some of the houses to be affordable. Despite this, the design, size and facilities offered by these houses reflect that which is usually required of affordable housing. The remaining criteria within this policy involve the size, design, materials and the plan of the houses and that satisfactory arrangements are available to restrict the occupancy of any affordable house. It is believed in this case that this current proposal complies with the above criteria and there is no need for them to be ‘affordable houses’ as such.

Conclusions:

Taking into consideration the above assessment, it is believed that the proposal is acceptable in terms of its location, density, design, scale and materials. It should also be borne in mind that the principle of having a residential development on this site has already been accepted with the approval of the previous applications.

Recommendation:

To approve with a note to bring the applicant’s attention to the existence of a culvert which runs through part of the site.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 14

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0538/24/CR Date Registered: 14/06/2011 Application Type: LB Consent Community: Llanwnda Ward: Llanwnda

Proposal: RE-SLATE GARAGE BY USING PHOTOVOLTAIC SLATES AND WIDENING DOOR Location: MAENGWYN, LLANWNDA, CAERNARFON, GWYNEDD, LL547YB

Summary of the TO DELEGATE POWER TO APPROVE Recommendation:

Description: Application to re-roof a garage within the curtilage of a listed building by reusing the garage's original slates and also photovoltaic slates and also to widen the access to the garage. The building is located to the south of the curtilage of a grade II listed building. The condition of the garage has declined over time and the applicant is eager to re-roof it in order to protect the building. There are no implications to the integrity or the character of this specific listed building as the garage already exists on the site. The application involves re-roofing the garage with the original roof slates and also using photovoltaic slates on the southern side in order to make the building more sustainable. The photovoltaic slates will be placed on the southern elevation of the building and will face the main house. It is also intended to widen the garage doors by 0.4m in order to facilitate driving a car in.

The garage is located within the curtilage of a listed building, approximately 4 metres to the south, and located within the countryside. There is a first class road in front of the property with an access and off-road parking space.

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

Gwynedd Unitary Development Plan 2009: B2 – Ensure that proposals do not cause substantial damage to the special architectural or historical character of Listed Buildings.

B3 - Ensure that proposals have no adverse effect on the setting of Listed Buildings and that they conform to a number of criteria aimed at safeguarding the special character of the Listed Building and the local environment.

National Policies: The Welsh Office Circular 61/96 – Planning and the Historic Environment: Historic Buildings and Conservation Areas

Relevant Planning History: A listed building application for a sun lounge and new windows was approved in 2001.

Consultations:

Community/Town Council: Not received

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Civic Society: Not received

British Archaeological Council Not received

Ancient Monuments Society: Not received

The Georgian Group: Not received

The Society for the Protection Not received of Ancient Buildings:

The Victorian Society: Not received

The Twentieth Century Society: Not received

Senior Building Conservation Support – The proposal should not affect the main listed building or Officer: its setting. Public Consultation: A notice was placed on the site. The advertising period ends on 14-7-11 and to date no response had been received.

Additional Information: This application is submitted to the Committee as the applicant is related to the Conservation Officer.

Material Planning Considerations:

The impact of the development on the setting and the character of the Listed Building. 1. Paragraph 68 of the Welsh Office Circular 61/96 – “Planning and the Historic Environment: Historic Buildings and Conservation Areas” states that Local Planning Authorities should have particular regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Policy B2 of the GUDP upholds this and states that proposals for external or internal alterations, additions or change of use of Listed Buildings will be approved provided that the proposal will not cause significant harm to the special architectural or historic character of the building.

2. The proposal involves re-roofing a building used as a garage partly with Welsh slates on one side and partly with photovoltaic slates on the other side. The slates intended for re- use will be the original slates from the building and will also reflect the roof of the main house. The photovoltaic slates will be of a traditional type and are used within the National Park and will be placed on the southern slope of the building’s roof and will be facing away from the house towards a piece of agricultural land with trees to conceal. It is also intended to widen the access into the garage by approximately 0.4 metres in order to ensure that it is easier to drive the vehicle into the garage and the work will be undertaken in accordance with the main building that is being renovated using traditional methods and materials. There is no intention to undertake work on the building’s external appearance apart from re-pointing which has already been done. Therefore, it is not considered that the proposal will cause any significant harm to the character or the setting of the listed building, rather it will help its setting as a building contemporary to that of the main house and ensure its use in the future. Therefore, it is therefore considered that the proposal conforms to Policies B2 and B3 of the GUDP and is acceptable to be approved. PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Conclusions: It must be considered that this is a building within the curtilage of a listed building. It is not considered that the proposal would affect the character of the listed building in relation to its architectural and historic features due to placing the photovoltaic slates on a slope facing away from the main house.

Recommendation: To delegate the right to the Planning Manager to approve the application subject to the expiry of the consultation period and to receiving approval from Cadw to enable the Authority to make a decision – conditions – commencement within five years, complete the work in accordance with the plans.

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 15

PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0556/40/R3 Date Registered: 20/06/2011 Application Type: Regulation 3 Community: Llannor Ward: Efailnewydd/Buan,

Proposal: CONSTRUCTION OF A CAR PARK AND NEW VEHICULAR ACCESS

Location: YSGOL GYNRADD PENTREUCHAF, PENTREUCHAF, PWLLHELI, LL538DZ

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

Description: The application involves the creation of a car park for 31 cars and a new access for vehicles at Ysgol Pentreuchaf. The site is located in the countryside within and is mainly surrounded by fields. There are also a few houses nearby. A third class road runs past the western side of the site. The school’s current parking facilities are outside the school curtilage and takes the form of a lay-by on the highway. The development proposes to create a safer environment for the children, teachers, parents and school visitors.

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

Gwynedd Unitary Development Plan 2009:

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

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

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

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

POLICY CH37 - EDUCATIONAL, HEALTH AND COMMUNITY SERVICES Development proposals for new facilities associated with education, health and the community or extensions to existing facilities will be approved provided that they conform to a series of criteria regarding the location of the proposal, its accessibility using different PWYLLGOR CYNLLUNIO DYDDIAD: 25/07/2011 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO GWYNEDD (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) modes of travel, together with highway issues, the design of any new school and the effect on a specific town centre.

National Policies:

Planning Policy Wales, fourth edition, February 2011 Technical Advice Note 12 - Design (June 2009).

Relevant Planning History: The application has no relevant history.

Consultations:

Community/Town Council: Not received

Transportation Unit: No objection

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period will end on 28/07/11 and no letters, either in objection to the proposal or in support, were received when writing the report.

Additional Information: In accordance with the Town and Country Planning Order (General Development Procedure) (Wales) 2009, a Design and Access Statement is not required for engineering works. Given this, no Design and Access Statement was needed for the current application.

Material Planning Considerations:

Location, Design and Amenity 1. The application site is located within the schools curtilage on a part of the school yard and some grass. Most of the school’s curtilage is surrounded by a traditional stone wall and therefore it is not considered that the appearance is very prominent in the landscape, especially from the highway. In terms of the appearance and its setting on the site, it is considered that the proposal is acceptable and that it would not harm the visual amenities of the area. There are a few houses located near the school, but it is not considered that the proposal would have any greater impact on the amenities of neighbouring residents. It is, therefore, considered that the proposal complies with policies CH37 and B23 of the GUDP.

Priffyrdd 2. The transportation unit has no objection to the proposal and it is not considered that the proposal would have a detrimental impact on road safety. It is, therefore, considered that the proposal complies with Policies CH30, CH33 and CH36 of the GUDP.

Conclusions: It is considered that the use, location, design and proposed materials are acceptable and that they will not disturb the character and appearance of the area. All material considerations were addressed when determining this application, but this has not changed the recommendation.

Recommendation: To delegate the right to the Planning Manager to approve the application subject to the expiry of the consultation period – conditions – commencement within five years; landscaping, highway materials and in accordance with the plans.