Planning Committee: 06/04/2011
Report of Head of Planning Service (SCR)
Recommendation:
Permit
Reason for Reporting to Committee:
The application has been submitted by Holyhead Regeneration Scheme which is part of the County Council.
1. Proposal and Site
The application is delete conditions (02), (03) and (04) from planning consent 19C924A so as to connect to the mains sewer instead of providing soakaways on the site. Application 19C924A was for the installation of 2 new shop fronts and together with the change of use of the 1st and 2nd floors into 2 flats and alterations and extension thereto and the construction of a first floor roof terrace at 7 – 9 and 11 -13 Market Street, Holyhead.
The site is a designated primary shopping frontage within Ynys Môn Local Plan and is within the Designated Conservation Area for Holyhead.
2. Key Issue(s)
The key issue to consider is whether the site can be adequately drained if the conditions are removed.
3. Main Policies
Ynys Môn Local Plan
Policy 1 – General Policy
Stopped Unitary Development Plan
Policy GP1 – Development Control Guidance Policy SG6 – Surface Water Run Off
4. Response to Consultation and Publicity
Local Member – No response to date
Town Council – No objection
Drainage – Welsh Water should be consulted
Welsh Water – Support the application
The application has been afforded three means of publicity these were the placing of a site notice near the site, the publication of a notice in the local press together with individual notification to neighbouring properties. The date for receiving representations is the 16th February, 2011 and the time of writing this report no representations had been received.
5. Relevant Planning History
19C924 – Change of use from retail A1 to recruitment consultant A2 at 7 – 9 and 11 – 13 Market Street, Holyhead – Approved 14/12/05
19C924A - Installation of 2 new shop fronts together with the change of use of 1st and 2nd floors into 2 flats and alterations and extensions thereto and the construction of first floor roof terrace at 7 – 9 and 11 – 13 Market Street, Holyhead – Approved 16/09/10
6. Main Planning Considerations
Drainage – Dwr Cymru Welsh Water have agreed to delete the aforementioned conditions, as such the developers may now connect the surface water to the mains sewer.
7. Conclusion
No adverse statutory consultees have been received during the consultation period; as such the application should be approved.
8. Recommendation
Permit
9. Other Relevant Policies
None
10. Other Non-Material Issues Raised
None
Planning Committee: 06/04/2011
Report of Head of Planning Service (AMG)
Recommendation:
Permit
Reason for Reporting to Committee:
A Local Member acts as an agent for the applicant.
1. Proposal and Site
The proposal entails the erection of a non-illuminated sign at the entrance of the Bryn Du Football Field, Bryn Du.
2. Key Issue(s)
The key issue is whether the siting of the sign in this location is acceptable in amenity and highway safety terms.
3. Main Policies
Ynys Môn Local Plan
1 – General Policy 22 – Advertisements
Gwynedd Structure Plan
D4 – Location, Siting and Design
Stopped Unitary Development Plan
SG10 – Advertisements
4. Response to Consultation and Publicity
Local Member – No response received at time of writing report.
Community Council - Local Member – No response received at time of writing report.
Response to Publicity
The proposal was advertised through two means of publicity; the placing of a site notice near the site together with the distribution of personal letters of notification to the owners/occupiers of the properties in the immediate locality. At the time of writing this report no representations had been received at the department. It should be noted that the closing date for the submission of representations is the 1st April 2011.
5. Relevant Planning History
28C232 - Change of use from agricultural land into a sports field at OS 3900, Bryn Du - Approved 03/01/1996
28C232A - Provision of a community sports facility to include a football pitch, changing rooms, all weather pitch, floodlighting and car parking on OS 3900, near Maes Cynlas, Bryn Du - Approved 26/11/1996
28C232B - Retention of portacabin for a temporary period of three years on land opposite Maes Cynlas, Bryn Du - Approved 16/05/2002
28C232D - Retrospective application for the siting of two portacabins for the use as changing rooms for sports activities at Bryn Du Football Field, Bryn Du - Approved 07/09/2010
6. Main Planning Considerations
Design
The proposed sign is approximately 1m x 1.5m in size and is located approximately 1.2m above the ground level. The proposed sign is made of alloy metal and is of a blue coloured background with black text.
It is not considered that the proposed sign will have an unacceptable impact on the amenity if the area as it is located within the grounds of Bryn Du Football Field.
Highways
It is not considered that the proposed sign will have a detrimental effect upon highway safety as the proposed sign is located within the grounds of Bryn Du Football Field.
7. Conclusion
The proposal is considered acceptable.
8. Recommendation
Permit
(01) Consent is hereby given for a period of 5 years beginning with the date of this consent.
Reason: To comply with the Town and Country Planning (Control of Advertisements) Regulations 2007.
(02) Any advertisements displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the local planning authority.
Reason: To ensure that the siting and design of the sign will be satisfactory from an amenity point of view.
(03) Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.
Reason: To ensure that the siting and design of the sign will satisfactory from an amenity point of view.
(04) When an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the local planning authority.
Reason: To ensure that the siting and design of the sign will be satisfactory from an amenity point of view.
(05) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission.
Reason: To ensure that the siting and design of the sign will be satisfactory from an amenity point of view.
(06) No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign.
Reason: To ensure that the siting and design of the sign will be satisfactory from an amenity point of view and to comply with the requirements of the Highway Authority in the interests of the safety of vehicular and pedestrian traffic.
(07) The development permitted by this consent shall be carried out strictly in accordance with the plan(s) submitted on the 03.03.2011 under planning application reference 28C232E/AD.
Reason: For the avoidance of doubt.
9. Other Relevant Policies
None
10. Other Non-Material Issues Raised
None
Planning Committee: 06/04/2011
Report of Head of Planning Service (IWJ)
Recommendation:
Permit
Reason for Reporting to Committee:
The application is made on Council owned land
1. Proposal and Site
The application site is located within the grounds of Llangefni Town Hall which is owned by Anglesey County Council.
The proposal entails the erection of a bin store to the rear of the property to accommodate waste generated from the Town Hall.
2. Key Issue(s)
The key issue is whether the siting and design of the proposed bin store is acceptable.
3. Main Policies
Ynys Mon Local Plan
1 – General Policy 28 –Tidal Inundation and River Flooding 40 – Conservation of Buildings 41 – Conservation of Buildings 42 - Design
Gwynedd Structure Plan
D4 – Location, Siting and Design D 22 – Listed Building D 25 – Conservation Areas D29 – Design
Stopped Unitary Development Plan
GP1 – Development Control Guidance GP2 – Design EN13 – Conservation of Buildings
TAN 15 –Development and flood risk.
4. Response to Consultation and Publicity
Local Member – No observation
Welsh Water – No response at time of writing report
Built Environment – No response at time of writing report
Community Council – No response at time of writing report
Highways – No observation
Environmental Advisor – No observation
Drainage – No observation
Environment Agency – Comments
Response to publicity – None received at time of writing report
5. Relevant Planning History
There are numerous previous planning applications for the Town Hall but none are relevant to this particular application.
6. Main Planning Considerations
The proposed bin store is required to accommodate the increase volume of waste generated from the Town Hall following approval for change of use into offices.
The bin store is to be sited to the south of the Town Hall and be constructed of materials to match the adjoining Town Hall and will be roofed with Welsh Slate.
The Environment Agency have raised concerns regarding flooding. However, in the absence of a flood consequence assessment the Environment Agency considers the risk acceptable subject to the developer being made aware of the potential risks and advised to install flood proofing measures as part of the development.
The proposed bin store is considered acceptable in terms of siting and design and it is not considered that the proposal will have an unacceptable effect on the character and appearance of the designated conservation area or the setting of the Listed Building.
7. Conclusion
The siting and design of the proposed bin store is considered acceptable.
8. Recommendation
Permit
9. Other Relevant Policies
Ynys Mon Local Plan
31 – Landscape Gwynedd Structure Plan
D3 – Landscape Conservation Areas
Stopped Unitary Development Plan
EN1 – Landscape Character
TAN 12 – Design
TAN 15 – Development and Flood Risk
Planning Policy Wales, Edition 4, February 2011
Circular 61/96: Planning and the Historic Environment: Historic Building and Conservation Areas.
10. Other Non-Material Issues Raised
None
Planning Committee: 06/04/2011
Report of Head of Planning Service (JBR)
Recommendation:
Permit.
Reason for Reporting to Committee:
Application by Local Authority.
1. Proposal and Site
The application site is occupied by temporary offices on land adjoining the Council buildings in Llangefni which accommodates the Council’s Planning Services, Building Control Section, Waste Management and Estates Section.
The application is for the retention of the temporary offices for a further temporary period of 5 years.
2. Key Issue(s)
The key issue is whether the retention of the temporary offices for a further 5 years is acceptable.
3. Main Policies
Ynys Mon Local Plan
1 – General Policy 2 – New Jobs 4 – Council Offices, Llangefni
Gwynedd Structure Plan
B1 – Employment B2 – Employment Provision B4 – Protection of Employment Sites
Stopped Unitary Development Plan
GP1 – Development Control Guidance EP1 – Employment Sites EP2 – Protection of Employment Sites
Planning Policy Wales (Edition 4)
TAN 12: Design
4. Response to Consultation and Publicity
Local Member – No response at time of writing report.
Welsh Water - No response at time of writing report.
Community Council - No response at time of writing report.
Highways - No response at time of writing report.
Environment Agency - No response at time of writing report.
Economic Development - No response at time of writing report.
Drainage – Comments
Response to Publicity
None received at time of writing report.
5. Relevant Planning History
34LPA418D/CC – Retention of temporary offices at the Penyrorsedd Industrial Estate Car Park, Llangefni – No Objection – 12.7.96
34LPA418F/CC – Renewal of planning permission 34LPA418D/CC for the retention of the temporary offices at Penyrorsedd Industrial Estate Car Park, Llangefni – No Objection – 7.9.01
34LPA418G/CC – Extension to portacabin for temporary office accommodation at Portacabin, Llangefni – Granted – 12.3.03
6. Main Planning Considerations
The previous permission for the temporary offices was granted in September 2001 for a temporary period of 5 years. The temporary permission therefore expired in September 2006.
This application therefore seeks permission for the retention of the temporary offices for a further period of 5 years.
The retention of the offices for a further temporary period is considered acceptable and will ensure the availability of office accommodation for a number of council staff for the provision of essential services to the public. There are no other suitable existing buildings available.
7. Conclusion
The retention of the offices is considered acceptable for a temporary period.
8. Recommendation
Permit
(01) The building(s) hereby permitted shall be removed from the land by the 08/04/2016 and the land reinstated to its former condition by the 08/10/2017.
Reason: The local planning authority have granted permission for a temporary period only as they wish to re-consider the position on the 08/04/2016 in the light of circumstances prevailing at that date. 9. Other Relevant Policies
Ynys Mon Local Plan
26 – Car Parking 30 – Landscape 42 – Design
Gwynedd Structure Plan
D3 – Landscape Conservation Areas D4 – Location, Siting and Design D29 – Design FF12 – Parking Standards
Stopped Unitary Development Plan
GP2 – Design TR10 – Parking Standards EN1 – Landscape Character
Planning Policy Wales (Edition 4)
TAN 12: Design
10. Other Non-Material Issues Raised
None.
Planning Committee: 06/04/2011
Report of Head of Planning Service (SCR)
Recommendation:
Permit
Reason for Reporting to Committee:
Part of the application site is owned by the local authority and the application has been submitted by the local authority.
1. Proposal and Site
The proposal involves the improvement to the coastal amenity area which includes improvements to the parking facilities, improvements to the access ramp, the building of a stepped sea wall and reconstruction of retaining walls, improvement of existing seating area, installation of new street furniture and a new bin compound. The proposed works are part of the Anglesey Coastal Environment Project.
The site is situated south of Holyhead on the west coast of Holy Island off the northwest coast of Anglesey and is within the designated Area of Outstanding Natural Beauty. The site is used by both tourists and locals alike and the proposed works aim to improve facilities.
The application site is situated within a zone C2 flood zone which is an area of the floodplain without significant flood defence infrastructure.
2. Key Issue(s)
The applications main issues are the affect of the proposal on the surrounding area which is designated as an Area of Outstanding Beauty and whether the development complies with TAN 15 – Development and Flood Risk.
3. Main Policies
Ynys Môn Local Plan
Policy 1 – General Policy Policy 28 – Tidal Inundation and River Flooding Policy 30 –Landscape Policy 36 – Coastal Development Policy 37 – Public Access Policy 42 – Design
Gwynedd Structure Plan
Policy CH1 – Tourism Policy D1 – Landscape Policy D4 – Location, Siting and Design Policy D32 –Landscaping
Stopped Unitary Development Plan
Policy GP1 – Development Control Guidance Policy GP2 – Design Policy EN2 – Area of Outstanding Natural Beauty Policy EN9 – Development in or near wetlands, water courses and shorelines Policy SG2 – Development and Flooding Policy TO14 – Amenity Space
Technical Advice Note 15: Development and Flood Risk
Technical Advice Note 12 – Design
4. Response to Consultation and Publicity
Local Member – No response to date
Community Council – Concerns that the application had been submitted without prior consultation with the Community Council. A meeting was held between the applicants representative and members of the Community Council and the issues raised have now been resolved
Highways – Standard comments
Environmental Health – No observations
Gwynedd Archaeological Planning Service – Recommended conditional approval
Countryside Council for Wales – No comments
National Trust – Concern raised regarding the design of the steps – if the applicant wishes to amend the design of the proposed steps this can be dealt with at a later stage by way of minior amendment
Drainage – Standard comments
Environment Agency – Flood risk is acceptable and meets the requirements of Technical Advice Note 15: Development and Flood Risk. No objection to the scheme – informative
Crown Estate – No comments
Response from members of the public
The application was afforded three means of publicity. These were by the posting of a notice near the site, the publication of a notice in the local press and the serving of personal notifications on the occupiers of neighbouring properties. The latest date for the receipt of representations was the 24th November, 2010. At the time of writing this report no letters of representation had been received at the department.
5. Relevant Planning History
46LPA783/CC – Demolition of part of the existing toilets together with its overall re-furbishment, extension and associated site works at Porthdafarch, Holyhead – No objection 13/01/99
46LPA783A/CC – Screening opinion for coastal improvement works at Public conveniences, Porthdafarch, Holyhead – Environmental Impact Assessment not required – 04/09/08
46LPA783B/CC – Outline application for Coastal Improvements at Porthdafarch, Holyhead – Returned to applicant 06/07/09
6. Main Planning Considerations
Affect on surrounding landscape – The application site is located within an Area of Outstanding Natural Beauty (AONB). It is a statutory designation that recognizes its importance in landscape quality and nature conservation terms.
The primary objective for an AONB designation is the conservation and enhancement of their natural beauty. Local authorities have a statutory duty to have regard to AONB purposes and development control decisions affecting AONB’s should in the first instance favour conservation of natural beauty.
The proposal is to upgrade current visitor facilities
The proposal will improve the existing amenity area and will enhance the appearance of the area.
Flood Risk – The Flood Consequence Assessment submitted as part of the application complies with the requirements of Technical Advice Note 15 – Development and Flood Risk and confirms that will not result in further flooding problems
7. Conclusion
The proposal will improve the existing amenity area and improve facilities. The proposal will not have an adverse affect on the surrounding landscape.
8. Recommendation
Permit
(01) The development to which this permission relates shall be begun not later than the expiration of five years beginning with the date of this permission.
Reason: To comply with the requirements of the Town and Country Planning Act 1990.
(02) No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and agreed by the local planning authority.
Reason: To allow for the recording of any important archaeological remains which may be present on site.
(03) The development permitted by this consent shall be carried out strictly in accordance with the plan(s) submitted on the 26:10:10 under planning application reference 46LPA783C/CC.
Reason: For the avoidance of doubt.
9. Other Relevant Policies
None
10. Other Non-Material Issues Raised
None