Applications for Reusing Buildings Within the Development Boundaries of Local Centres, So Long As They Are Appropriately Assessed

PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

PWYLLGOR DYDDIAD: 06/02/2012 SIAMBR DAFYDD ORWIG CYNLLUNIO DATE: CHAMBER CAERNARFON PLANNING COMMITTEE

EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER

1 C11/0543/25/LL Pentir Ty Coch, Glasinfryn, Bangor 2 C11/0678/13/LL Bethesda Former Medical Centre, High Street, Bethesda 3 C11/0769/18/LL Llanddeiniolen Cefn Coch, Galltyfoel, Caernarfon, 4 C11/0865/30/LL Aberdaron Maes Carafanau Bryn Ffynnon, Rhydlios 5 C11/0911/30/LL Aberdaron Ashley, Aberdaron, Pwllheli 6 C11/0928/39/LL Llanengan 273 Cae Du, Abersoch 7 C11/0929/44/LL Porthmadog 44 South Snowdon Wharf, Porthmadog 8 C11/1003/44/LL Porthmadog Tudor Lodge, Ffordd Penamser, Porthmadog 9 C11/1029/17/LL Llandwrog Tir ger / land adjacent St Twrog Church, Llandwrog 10 C11/1034/17/CR Llandwrog Tir ger / land adjacent St Twrog Church, Llandwrog 11 C11/1149/30/LL Aberdaron Ty Croes Mawr, Y Rhiw PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 1 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0543/25/LL Date Registered: 13/06/2011 Application Type: Full - Planning Community: Pentir Ward: Pentir

Proposal: APPLICATION TO CONVERT VACANT OUTBUILDING INTO ONE DWELLING AND TWO HOLIDAY LETS TOGETHER WITH ASSOCIATED SOAKAWAYS Location: TŶ COCH, GLASINFRYN, BANGOR, LL574UB

Summary TO APPROVE SUBJECT TO CONDITIONS of the Recommendation:

1. Description: 1.1 This is an application to convert an empty outbuilding into one dwelling along with two holiday units and create an associated soakaway.

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

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

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

1.5 At the time when this application was submitted for the first time, the proposal was to convert the building (with much rebuilding work) into ten holiday units. Following many public objections and concerns highlighted by the statutory consultees and the Local Planning Authority, it was decided to amend the application and reduce the number of holiday units to two and offer one self-contained living unit on the remainder of the site.

1.6 Therefore, by now, the proposal is to convert the main building into one self- contained four bedroom living unit, retain one of the associated buildings as a garage, demolish the pig-sties in their entirety and change the form of the roofs of the other buildings from zinc sheet lean-to roofs into slate hip pitched roofs to create two holiday units. The number and size of the openings will be retained as they are at present on the main elevations of the main building, with minor changes being made to the number and size of the openings on the rear elevation. The openings on the elevation facing Neuadd Tŷ Coch have all been closed up. Roof lights have been PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

added to each elevation. »Changes will be made to the form and number of openings in the associated buildings to be able to create holiday units; nevertheless, they are traditional in terms of their symmetry and size. « 1.7 The agent has prepared a valuation of the plan in order to prove that the plan will not be viable should a restriction such as an affordable house for local need be imposed on the permanent living unit.

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

2.2 Gwynedd Unitary Development Plan 2009:

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

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

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

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

POLICY CH12 – CONVERSION OF BUILDINGS IN RURAL VILLAGES AND OPEN COUNTRYSIDE FOR RESIDENTIAL USE Approve the conversion of buildings to residential use within rural villages and the countryside provided that a suitable economic use cannot be secured for the building, and that criteria relating to local need, affordability, impact on the character of the area and occupancy of the dwelling can be met.

POLICY CH33 – SAFETY ON ROADS AND STREETS PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

POLICY CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extensions 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 proximity of the site to a public car park.

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

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

 Converting buildings in open countryside and in rural villages

Gwynedd Design Guidelines

2.3 National Policies:

Planning Policy Wales (edition 4, 2011) TAN 12: Design

3. Relevant Planning History:

3.1 Application / appeal reference. Application address. Description of the proposal. Decision and date.

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

3/25/272A Convert empty agricultural buildings into holiday units - APPROVED 04/09/1984

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

3/25/272C Construction of 10 holiday units - APPROVED 6/6/1990 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

4. Consultations:

Community/Town Council: This application was discussed by the councillors and they have decided to OBJECT to the application on the grounds that the narrow, winding road is unsuitable for this type of development. Also, they do not agree with the statement in the application “The existing access onto the private track leading to the properties off the main highway provides more than adequate visibility.” The Council feels that this is not at all true, as it is difficult to see any traffic travelling along the road, and as the access is on a bend in the road, a number of accidents have happened here over the years.

Transportation Unit: No objection to the proposal. The proposal is for one dwelling and two holiday units; therefore, in terms of traffic levels, these are considered as a total of two dwellings. Usually, up to four dwellings are permitted to share the same access. In this case, the private access road already serves Tŷ Coch Lodge and Tŷ Coch Hall; therefore, by adding this proposal as two permanent dwellings, the application is acceptable in terms of traffic levels along the access road. It is also assumed that it is possible to provide satisfactory parking and turning provisions within the curtilage; therefore there is no objection on these grounds either. P27A – A turning place must be provided within the site so that vehicles can enter and exit in forward gear before the development permitted by this application is used for any purpose. P29A – The car parking space must be completed so that it meets the requirements of the Local Planning Authority before the use permitted here is commenced.

Environment Agency: General information.

Welsh Water: Note that after consulting on the original plans, the Environment Agency should be consulted.

Gwynedd Archaeological Trust: Propose a condition relating to recording the archaeology of the site.

Countryside Council for Wales: Advise that the proposal should include the appropriate mitigation steps as highlighted in the bat survey. Also, a method statement should be completed relating to Reasonable Protection Measures in order to avoid the need for a licence.

Access Officer: I acknowledge what is proposed. Nevertheless, I have inspected the plans and contents of the access statement and I wish to make the following observations. 1. I accept that some of the units are accessible to wheelchair users but it is not clear whether or not visitors who are wheelchair users would be able to make full use of these, i.e. that the units include suitable sleeping / washing / shower facilities. 2. Outdoor staircase - I note that these will be repaired; nevertheless, it is not clear whether or not handrails will be included on each side and a coloured strip on the top and front of each stair so that they can be seen when walking on them. I would be grateful if you would draw the attention of the applicant and his agent to this. Thank you.

Biodiversity: No response to the amended plans. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Affordable Housing Officer: Not in a position to make any observations.

Land Drainage Officer: No response.

Public Protection Unit: No response to the amended plans.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ended on 9 January and two letters / pieces of correspondence were received objecting on the following grounds:

 That the development does not comply with the requirements of planning policy B32 – Surface Water, because surface water from the site already causes flooding on the highway.  That the development does not comply with the requirements of policy B33 – Development creating a nuisance or pollution because of existing surface water.  That the development does not comply with the requirements of policy CH33 – safety on roads and streets, because of an increase in traffic and the condition of the existing access, along with the impact of the existing surface water.  That the development does not comply with the requirements of policy CH34 – Rural Lanes, because the highway is used by pedestrians, cyclists and visitors.  That the development does not comply with the requirements of policy CH12 – converting buildings in the countryside for residential use, because no evidence has been submitted that there is a local need for affordable housing.  That the development does not comply with the requirements of policy CH18 – available infrastructure, because the waste treatment system does not comply.  That the development does not comply with the requirements of policy CH19 – providing new infrastructure or public services, because of the impact on the amenities of nearby properties.  That the development does not comply with the requirements of policy B20 relating to species and their habitats which are of international and national importance, because of the impact on species and on the site next door.  That the holiday units should be secured by means of a 106 agreement.  Concern relating to selling units separately.  Use of the track as an access and as a disabled access.  Impact on the privacy and peace of a nearby dwelling.  No positive impact on the local area.  Safeguarding wildlife on the site and surrounding the site. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

As well as the abovementioned objections, objections that were not valid planning objections were received regarding a number of points such as impact on the health of neighbours, reduction in bus services, the traffic situation in nearby villages, amongst other things.

5. Assessment of the material planning considerations:

The principle of the development

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

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

The buildings which are the subject of this application are substantial, and sufficient to maintain many holiday units and/or living units; nevertheless, other factors reduce the number of possible units on the site, such as the use of the local roads network, use of the current access and track, along with the amenities of nearby properties and the area. It was agreed that a mixed use of holiday units and one permanent living unit to supervise would be suitable in this case. The buildings are more than sufficient for the proposal in terms of size, and are suitable in terms of location and design. They respect the original building in terms of openings, materials and design (including changing the form of the roof of the building being converted into accommodation units), and no additional associated buildings are proposed as part of this application. The scale of the proposal for one dwelling and two holiday units is not likely to harm the vitality of towns and villages.

Consequently, it is considered that the proposal complies with the requirements of policy C4 of the Gwynedd Unitary Development Plan in relation to reusing buildings.

Policy CH12 of the Gwynedd Unitary Development Plan demands that developers, in the first instance, should consider economic use for any conversion within open countryside. This application was submitted initially for ten holiday units; however, it was considered that this proposal was contrary to a number of policies in terms of number, design and the nature of the development on this specific site. Although the proposal is for a residential unit, it also includes an element of economic use as it also proposes two holiday units. The site is PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) considered to be unsuitable for a substantial number of any type of unit as a result of factors such as use of the existing track and access, the impact on the neighbouring property and on the entrance of the access and highway, along with the ability of the site itself to accommodate a number of units. Therefore, it is considered that the mix of economic and residential uses on the same site is suitable in this case in terms of supervision, and the impact on nearby properties.

Policy CH12 of the Gwynedd Unitary Development Plan also approves the conversion of buildings within rural villages and in open countryside for residential use, subject to satisfying specific criteria relating to proving local community need for an affordable house, ensuring that the proposal will not lead to creating a substantial number of new residential units that would be likely to have a harmful effect on the structure and character of the community, or lead to a loss of resource or community service.

In this case, only one residential unit is proposed, along with two holiday units. Following lengthy discussions between the agent and the Local Planning Authority and other Council departments, it is considered that the buildings to be converted are extensive and that the site is restricted to the number and type of units proposed. The agent has submitted a breakdown of costs in an attempt to prove that the site is not suitable for an affordable unit because of the initial cost of converting the units. In addition, the living unit does not comply with the requirements of the Affordable Housing Supplementary Planning Guidance in terms of floor area for a four bedroom property. As a result of the above, it is considered that this particular site is not suitable to provide affordable units because of the size of the buildings to be converted, the ability of the site to accommodate more units and the costs of converting which will place the unit out of the reach of anyone who needs an affordable unit in the area.

As a result of the above and because of the fact that redundant former agricultural buildings are the subject of this application to be converted into one living unit and two holiday units; it is not considered that the proposal is completely contrary to the requirements of policy CH12 of the Gwynedd Unitary Development Plan described above.

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

This application was submitted initially for ten holiday units, which included much building from scratch and a design that did not respect the character of the current buildings and it was an excessive number of units for this specific site. By now, the number of holiday units has reduced to two, and an associated residential unit has been included to supervise the site. The design respects the original buildings and the building work is minimal. It is therefore considered that the proposal now complies with policy D15 of the Gwynedd Unitary Development Plan.

Visual, general and residential amenities

Policies B22, B24 and B25 of the Unitary Development Plan relates to assessing proposals to make changes to current buildings, along with ensuring a suitable design and materials for the site.

By now, the proposal relates to retaining the main original building without any demolition or rebuilding; and the original openings will be retained as they are on the main elevations – PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) with traditional doors manufactured from timber and symmetrical glazed panels. There are new openings on the roof and on the rear elevation of the main two-storey building which match the existing openings. It is proposed to close the existing openings on the boundary with the property next door; however, there will be new openings on the roof on this elevation.

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

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

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

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

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

As well as the above, it is considered that the mix of residential and holiday use on the same site will offer a secure environment and additional supervision within a rural area. As a result of all the above-mentioned points, it is considered that the proposal complies with all requirements of policy B23 described above, and the development is not likely to cause any detrimental impact on any nearby property or the local area.

Traffic and access matters

This proposal does not include any changes to the access and track which lead to, and past, the site; the access and track are not in the ownership of the applicant. The access is located on a single-track public road.

Policies CH33 and CH34 of the Unitary Development Plan relate to ensuring safety on roads and streets, including on small rural lanes. The Transportation Unit has confirmed that the access is suitable for the number and type of units proposed on the site without any change to the maximum number permitted. Therefore, there is no concern regarding the use of the access or existing road network leading to the site, despite the fact that the highway is a single-track road. It is not considered that the proposal of one dwelling and two holiday units PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) creates an unacceptable increase in traffic flow in the area, particularly given the agricultural nature of the area and the existing use of the road network by residents, farm machinery and visitors.

Policy CH36 of the Gwynedd Unitary Development Plan involves ensuring sufficient car parking facilities for the proposed development. In this case, there is sufficient room to ensure four parking spaces for the residential area and two parking spaces each for the holiday units, as well as providing a turning space within the site. Therefore, it is considered that the proposal complies with the requirements of the abovementioned policy.

Biodiversity issues

A species survey has been completed on the site, and it includes suggestions and advice in order to deal with the important species that have been discovered on the site, including bats and owls. The survey includes clear methods of mitigating any impact on the species and the developer will be bound to follow the methods by means of a planning condition, or by providing more detailed plans before approving the planning application. Policy B20 of the Unitary Development Plan relates to ensuring the safety of species and habitats that are of international and national importance; it is considered that by adhering to the advice given in the survey that the proposal does not disturb or harm species in this case.

Archaeological Matters

After consulting with the Gwynedd Archaeology Trust, it is required for the developer to complete an archaeology survey in accordance with the trust’s requirements before and during the development of this site.

Community Benefit/ 106 Agreement Issues The nature of this proposal is a site of mixed residential and holiday use which ensures economic use with sufficient supervision within a rural area with properties in different ownership nearby. Highway and amenity matters restrict the possible number of units on this site, despite the fact that the buildings are of a substantial size. As a result of the above, it is considered reasonable and necessary for the site to remain in single ownership, and that this is secured by means of a 106 agreement.

Any other considerations

Extensive discussions have been held between the agent and the Local Authorities (in contact with other relevant Council departments), before amending the planning application for this proposal.

Response to the public consultation

Two letters were received in objection to the proposed development of converting the existing buildings into one residential unit and two holiday units following consultation with the public. The points are dealt with individually below:

 That the development does not comply with the requirements of planning policy B32 – Surface Water, because surface water from the site causes flooding on the highway already.  That the development does not comply with the requirements of policy B33 – Development creating a nuisance or pollution, because of existing surface water. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

It is not considered that the proposal causes a change in surface water as the buildings and hard standings already exist. The objection refers to the fact that water from the fields already floods the highway and the development will not affect this. Nevertheless, the Local Planning Authority has contacted the relevant officer who deals with drainage in the Council and his formal response is awaited. A soakaway will be located in a nearby field; however, the Environment Agency has decided not to respond to this application.

 That the development does not comply with the requirements of policy CH33 – safety on roads and streets, because of an increase in traffic and the condition of the existing access, along with the impact of the existing surface water.  That the development does not comply with the requirements of policy CH34 – Rural Lanes, because the highway is used by pedestrians, cyclists and visitors.

The surface water element has already been dealt with above. As previously noted, the transportation unit is of the opinion that the increase in traffic as a result of this proposal is acceptable in terms of its impact on the access and highway; nevertheless, the transportation unit and the Local Planning Authority considers that the maximum use of the access and track will have been reached once planning permission has been granted for the development that is the subject of this application. It is acknowledged that small rural lanes are used by a variety of users including pedestrians, cyclists, visitors, local residents and farm machinery. It is not considered that the increase in traffic associated with this development is sufficient to affect road safety.

 That the development does not comply with the requirements of policy CH12 – converting buildings in the countryside for residential use, because no evidence has been proposed that there is a local need for affordable housing.

As noted above, there are factors that restrict the number of units that can be created on this site, despite the fact that the buildings are substantial. The agent has submitted a breakdown of costs in an attempt to prove that the site is not suitable for an affordable unit because of the cost of converting the units in the first place. In addition, the living unit does not comply with the requirements of the Affordable Housing Supplementary Planning Guidance in terms of floor area for a four bedroom property, and the Local Planning Authority has discussed the issue with the Affordable Housing Officer. As a result of the above, it is considered that this particular site is not suitable to provide affordable units because of the size of the buildings to be converted, the ability of the site to accommodate more units and the costs of converting which will place the unit out of the reach of anyone who needs an affordable unit in the area.

 That the development does not comply with the requirements of policy CH18 – available infrastructure, because the waste treatment system does not comply.  That the development does not comply with the requirements of policy CH19 – providing new infrastructure or public services, because of the impact on the amenities of nearby properties.

A statement was received from the Environment Agency confirming that they would not be responding to this application in relation to surface water and waste treatment systems; therefore, the Local Planning Authority does not object to what is proposed. In addition, the Local Planning Authority has contacted the Land Drainage Officer and it is awaiting his formal response.

 That the development does not comply with the requirements of policy B20 relating to species and their habitats which are of international and national importance, because of the impact on species and on the site next door. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

The site next door is not part of the application; therefore it cannot be controlled. Mitigation methods will be implemented on the application site to safeguard the species within the area.

 That the holiday units should be secured by means of a 106 agreement.  Concern relating to selling units separately.

It is expected that the site will be subject to a 106 agreement to ensure that the units continue to be in single ownership.

 Use of the track as an access and as a disabled access.

The track is not in the applicant’s ownership and it is expected that visitors and residents will arrive at the site in cars initially, and there is sufficient car parking provision within the site. It will be up to the individuals how they will travel around the area after they arrive at the units.

 Impact on the privacy and peace of a nearby dwelling.

It is considered that the plan has been designed to safeguard the privacy of nearby property as much as possible by removing the openings along the elevation that abuts their property. It is considered that the proposed use will not have a detrimental impact on the amenities of nearby properties, particularly given that the legal use of the buildings is for agricultural purposes; and that the buildings and the nearby fields could be used for agricultural purposes, including keeping animals and heavy machinery.

 No positive impact on the local area.

It is not considered that the proposal has a detrimental impact on the amenities of the local area in any way, including any impact on the local road network or on visual amenities. It is considered that proposing two high quality holiday units will be an asset for this area, which depends on tourism, and the number of units does not lead to an excessive number within this local area.

 Safeguarding wildlife on the site and surrounding the site.

A wildlife survey has already been completed as part of the application; and mitigation methods will be adopted within the application and will be ensured by means of a planning condition or by submitting more detailed plans before a decision is made on the application. It is not possible to control areas outside the application area, and the Biodiversity Unit does not state that there is any concern for species outside the application area.

6. Conclusions:

6.1 In view of the above information, 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 on any nearby properties.

7. Recommendation:

7.1 To delegate powers to the Senior Planning Manager to approve the application subject to a 106 agreement to ensure that the site remains in single ownership, along with the following conditions:

1. Commence within five years. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

2. Complete the development in accordance with the plans. 3. Complete the mitigation methods in accordance with the plans and survey submitted. 4. Cover the roof of the holiday unit in slate to be approved with the LPA. 5. Complete an archaeology record in accordance with the requirements of the LPA. 6. The colour of doors and windows to be confirmed. 7. Withdrawal of permitted development rights. 8. Use the holiday units for holiday use only and not as residential units. 9. Holiday units not to be occupied for more than 28 days at a time. 10. A turning place must be provided within the site so that vehicles can enter and exit in forward gear before the development permitted by this application is used for any purpose. 11. The car parking space must be completed so that it meets the requirements of the Local Planning Authority before the use permitted here is commenced. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 2 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0678/13/LL Date Registered: 30/08/2011 Application Type: Full - Planning Community: Bethesda Ward: Ogwen

Proposal: CONVERSION OF PART OF FORMER HEALTH CENTRE INTO FOUR SELF-CONTAINED LIVING UNITS Location: FORMER MEDICAL CENTRE, HIGH STREET, BETHESDA, GWYNEDD, LL573AN

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

Following discussions at the Planning Committee on 19 December 2011 when reference was made to the affordable element of the application and when it was asked whether the applicant would be willing to reduce the number of units and increase the number of bedrooms within the units; the agent has confirmed that the applicant is not willing to change the layout in any way.

The applicant has confirmed that the likely open market price for the one bedroom units would be £75000 and the two bedroom units would be £85000. It is considered that imposing a legal affordability restriction on the units would reduce the prices by 30% and an age restriction (accommodation for the elderly, for example) would reduce the prices by 10%. This reduction would mean that the plan would not be viable according to the information submitted.

This is an application to convert part of the former health centre into four self- contained living units including minor external adaptations.

Originally, this application was for converting part of the former health centre into 5 one bedroom self-contained living units; however, following discussions with the service, it was decided to reduce the number of units from five to four.

The site is located on the High Street and the building itself is set back from the road and there is a curtilage and car park around the building. The first floor of the building already has two self-contained living units and, despite the fact that the plans show that the floor plan of these units is being revamped and changed from being two bedroom flats to one bedroom flats, these internal adaptations do not require planning permission.

The building is partly single-storey and partly two-storey. As mentioned above, the first floor already has two self-contained living units. The proposal originally included installing an additional floor within the single-storey part in order to create bedrooms. The additional floor is no longer proposed and the number of additional units has been reduced to four.

Following receipt of the original plans, it was suggested that the applicant should reduce the number of additional living units and vary their size in order to overcome objections received on grounds of over-development. Therefore, the proposal has been reduced to four self-contained living units and one unit has two bedrooms whilst the rest have one bedroom each. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Evidence has been included as part of this application noting that the units are within the reach of people who are in need of affordable housing and, therefore, it is not reasonable or necessary to have a 106 agreement to secure this in this case.

2. Relevant Policies:

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

2.2 Gwynedd Unitary Development Plan 2009:

POLICY 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 – ALTERING AND EXTENDING BUILDINGS 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 the building materials are of high standard and in keeping with the character and appearance of the local area.

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

POLICY C3 – REUSING PREVIOUSLY DEVELOPED SITES - Proposals which give priority to reusing 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.

POLICY C4 – ADAPTING BUILDINGS FOR REUSE – Proposals to adapt buildings for reuse rather than demolish them will be approved provided they conform to specific criteria regarding the aptness of the building, visual considerations, design and the effect on the vitality of neighbouring towns and villages. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

POLICY CH11 - CONVERSION OF BUILDINGS WITHIN THE DEVELOPMENT BOUNDARIES OF LOCAL CENTRES AND VILLAGES FOR RESIDENTIAL USE - Proposals to convert buildings for residential use within the development boundaries of villages and local centres will be approved provided they conform to criteria relating to local need, impact on holiday accommodation and community services and occupancy of the dwelling.

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

POLICY CH36 – PRIVATE CAR PARKING FACILITIES - Proposals for new development, extension of 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 CH38 – SAFEGUARDING EXISTING FACILITIES – Proposals to change the use of buildings used to provide educational, health and community facilities will be refused unless they conform to a series of specific criteria related to the need within the community for the existing service, availability of similar facilities within reasonable distance, the viability of the existing service and also considerations related to the environment and amenities.

POLICY D24 - CHANGE OF USE OF GROUND FLOOR UNITS WITHIN THE FOLLOWING DEFINED TOWN CENTRES - BARMOUTH, BETHESDA, BLAENAU FFESTINIOG, CRICIETH, LLANBERIS, NEFYN, PENRHYNDEUDRAETH, PENYGROES, AND TYWYN TO NON-RETAIL USES - Proposals to change the use of ground level shop units within the defined centres of Blaenau Ffestiniog and Local Centres to other uses (with the exception of hot take away food) will be approved if they can conform to criteria regarding the centre’s retail function, the length of time for which the unit has been empty and for sale, its contribution towards the attractiveness, viability and vitality of the town centre and its relationship with adjacent businesses and the local area.

2.3 National Policies:

Planning Policy Wales - Fourth Edition (February 2011) TAN 12 Design

3. Relevant Planning History:

3.1 Application / appeal reference. Application address. Description of the proposal. Decision and date.

C10A/0021/13/AM – Outline application to demolish an existing health clinic and construct a new single-storey building to be used as a police station – APPROVED 30.06.2010

4. Consultations: Local Member: I would like to express my objection to the application noted above. I feel that five flats is too much for the size of the building and that it would then be an overdevelopment. There is no demand for these sorts of flats as there are over 100 of them already on the High Street in Bethesda and they cause enormous problems. Several of my electorate are also PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

concerned about this application. I am very concerned about the fact that whenever any shop or public building closes, they are replaced by flats without exception.

Community/Town Council: Not received.

Transportation Unit: Central location in the village close to various local facilities. The existing parking provision is adequate to serve the needs of the conversion to five self-contained units; therefore, I have no objection.

Environment Agency: Not received

Welsh Water: Propose standard conditions

Biodiversity: Pleased to see a proposal to retain and convert this building rather than demolish it and replace it with a new build. It is more sustainable to reuse a building and will also ensure that the existing bat roost is kept.

The planning application includes a bat survey by the North Wales Bats Service, dated 25 May 2010. During the survey, evidence was discovered of the brown long-eared bat in the roof space of the main building and bat droppings had been found near the northern gable of the building, near the water tank and also near the southern gable. The pipistrelle bat was also found nearby and it is likely that these roost in the building.

This application is for converting the health centre into flats, the plans do not show that the roof space is to be changed; therefore, the bat roost should also remain. If that is the intention, we have no objection to this proposal.

Despite this, in order to ensure that the bats are protected, the following conditions should be imposed: 1. before commencing any work on the roof or within the roof space, a bat worker must be consulted and evidence of this must be submitted to the Local Planning Authority 2. A bat monitoring survey must be completed and submitted to the Local Planning Authority within five years of the date of this planning permission.

Access Officer: I acknowledge the content of the access statement attached in relation to the proposal. Despite this, having inspected the plans I would like to make the following comments. Will the ground floor flats comply with the ‘Lifetime Homes Standard’ criteria? i.e. (Flexibility and adaptability within the design and structure to meet a diverse range of needs that would demonstrate the long-term benefit of the building). 2.Parking provision:- has consideration been given to providing a parking space on the site for disabled people?

Affordable Housing Officer: On the basis of the information provided, and more specifically on the basis of the open market prices confirmed by the estate agent, I am of the opinioin that these are affordable in terms of provision for PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

single people/couples who are first time buyers or for people who want to downsize and that being in terms of low cost open market housing.

Bearing in mind the current climate and the probles people face in securing mortgages as a result of 106 Agreements for Affordable Housing and the open market prices of the units, we will not be asking for an affordable element through a 106 Agreement.

Public Protection Unit: Not received

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The first consultation period ended on 26.09.2011 and four letters/correspondences and a petition were received objecting to the application on the following grounds:

 Too many empty flats in Bethesda which cause antisocial behaviour problems  Problems with the access  The streets of Bethesda are already too busy  The flats should be for the elderly  Question the need for flats  Need to attract permanent residents.  Lack of information as to who will occupy the flats

Following a second consultation period which ended on 29.11.2011 one letter/correspondence and a petition were received objecting to the application on the following grounds:

 That reducing the number by one is not sufficient

5. Assessment of the material planning considerations:

The principle of the development

General planning policies within the Gwynedd Unitary Development Plan support applications for reusing buildings within the development boundaries of local centres, so long as they are appropriately assessed.

Policy C1 of the Gwynedd Unitary Development Plan involves locating new developments, stating that the main focus of new developments should be within development boundaries. The site is located in the centre of Bethesda on the High Street and within the development boundary. Therefore, the proposal complies with the requirements of this policy.

Policy C3 of the Gwynedd Unitary Development Plan involves reusing previously used sites and policy C4 also involves adapting buildings to be reused. These policies seek to promote the reuse of existing sites and buildings so long as the building is suitable in terms of its current form and that the proposed use is suitable. It is intended to use the existing building as it is with minimal external changes to include closing an existing canopy with a permanent wall in order to create more internal space along with erecting a porch around the existing external stairs to gain access to the first floor. It is considered that these changes are minimal and respect the existing building in terms of form and character. It is intended to convert the PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) ground floor of the building into four self-contained units to add to the existing two units on the first floor. It is considered that this use is suitable for the site which is located on the High Street, but set back, in the centre of Bethesda within its own curtilage and with parking spaces. Consequently, it is considered that the proposal complies with the requirements of policies C3 and C4 of the Gwynedd Unitary Development Plan in relation to converting and reusing existing buildings.

Policy CH11 of the Gwynedd Unitary Development Plan involves the conversion of buildings within the development boundaries of local centres to a residential use, which will be supported, provided specific criteria can be complied with. The previous use of the building in question was as a health centre; a new health centre has now been built on another site in Bethesda. Although the building is no longer used as a health centre, Bethesda has not lost its health facilities. The proposal offers four additional self-contained units and, therefore, it is necessary to consider the element of local general need for affordable units. Following receipt of information from the applicant and the response to that by the Affordable Housing Officer, it is considered that all the units would be within the reach of people who are in general affordable need anyway and, therefore, there is no need to bind the development to this through a legal agreement in this case. Therefore, it is not considered that the proposal is contrary to the requirements of policy CH11 of the Gwynedd Unitary Development Plan which involves the conversion of buildings within the development boundaries of local centres for residential use.

Policy CH38 of the Gwynedd Unitary Development Plan involves safeguarding existing facilities including health facilities. As already mentioned, the existing building is a former health centre; however, a new health centre has already been constructed and is in operation to serve Bethesda and the surrounding areas. Therefore, the proposal complies with the requirements of this policy within the Gwynedd Unitary Development Plan.

Policy D24 of the Gwynedd Unitary Development Plan involves changing the use of ground floor units within town centres (including Bethesda) to other uses. This policy refers more specifically to protecting shops within the towns listed. This existing building has been used in the past as a health centre; therefore, changing its use to residential units will not undermine the retail function of the centre. The design of the existing building means that it does not have a shop-front; therefore, it would be difficult to use it as a shop without undertaking substantial external changes. The building is located on the High Street, and there are various shops, houses, flats and buildings which provide other services around it. Therefore, the use is considered to be in keeping with the local area and, therefore, it is considered that the proposal complies with all the requirements of policy D24 of the Gwynedd Unitary Development Plan which involves changing the use of ground floor units within town centres (including Bethesda) to other uses.

Visual amenities

The proposal includes some external changes, including constructing an extension which will close the existing canopy to create more internal floor surface area (the canopy is currently closed to the roof with steel gates); along with constructing a structure similar to a porch to include stairs which are currently external. These additions offer slate roofs (the roof is in the form of a lean-to) with render on the walls to be in keeping with the render and stone on the existing building.

Policy B22 of the Gwynedd Unitary Development Plan involves the design of buildings. It is considered that the additions described above respect the original building in terms of scale, size, form, density, design and symmetry and that they are minimal to the original building. Therefore, it is considered that the proposal complies with the requirements of this policy. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Policy B24 of the Gwynedd Unitary Development Plan involves undertaking changes and extending buildings. It is considered that the design and scale of the additions are in keeping with the main building and the local area as they are minimal. Therefore, it is considered that the proposal complies with the requirements of this policy.

Policy B25 of the Gwynedd Unitary Development Plan involves building materials. It is considered that the finishes noted are in keeping with the main building and other buildings in the local area. Therefore, it is considered that the proposal complies with the requirements of this policy.

General and residential amenities

Policy B23 of the Gwynedd Unitary Development Plan involves protecting amenities. There are various shops and houses around the site of this proposal and one dwelling is located directly behind the building. Despite this, two self-contained units already exist on the first floor of the building. It is unlikely that four self-contained units would cause additional effects in terms of noise and traffic bearing in mind the previous use of the building as a health centre. Graffiti is found on the boards put up to protect the building whilst empty; therefore, it is likely that children or young people convene on this site at the moment. It is considered that the proposed use creates a natural supervision system because the units would be occupied in the evenings and at nights. Although there is no lift to the first floor, ground floor units are suitable for any individual with disabilities.

Consequently, it is considered that the proposal does not create a detrimental effect on the amenities of the area or any neighbouring individuals; therefore, the proposal complies with the requirements of this planning policy.

Traffic and access matters

Policy CH33 of the Gwynedd Unitary Development Plan involves safety on roads and streets. The proposal does not include opening a new access or changing the current entrance. It is considered that the existing access is adequate and the site has already been used as a health centre in the past in the centre of Bethesda; therefore, it is not likely to create a detrimental effect on the safety of roads and streets. Therefore, the proposal complies with the requirements of this planning policy.

Policy CH36 of the Gwynedd Unitary Development Plan involves private car parking facilities. The development includes the use of the existing car park which is adequate for the additional units in this case. Therefore, the proposal complies with the requirements of this planning policy.

Biodiversity issues

Policy B20 of the Gwynedd Unitary Development Plan involves protecting species and their habitats that are internationally and nationally important. A bats survey has been included with the application which states that evidence of bats has been found in and around the building. The proposal does not include any changes to the roof (other than erecting walls around the existing flat roof canopy) and, therefore, the proposal should not have a detrimental effect on the species roosting in the building. Despite this, appropriate conditions need to be imposed in order to protect from any unforeseen effects. To this end, a condition will be imposed to ensure that consultation will be undertaken with a bats expert during any work involving the roof and that a monitoring survey is completed within five years to monitor the number of bats. Therefore, it is considered that the proposal complies with the requirements of this planning policy. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Response to the public consultation

Five correspondences were received objecting to the development, one including a petition. The main points are as follows:

The building is currently empty and it is considered that empty buildings create a potential for antisocial problems. Despite this, the proposal to occupy the building with residents reduces the potential for antisocial behaviour because the residents would act as natural supervisors of the site. The site is suitable for living units due to its convenient location close to various facilities in the centre of Bethesda and the mixture of residential properties and various shops nearby.

The existing access to the site served the health centre when it was in operation. It is unlikely that creating four self-contained living units would create more traffic and use of this access and the neighbouring streets. The transportation unit is satisfied with the access and the existing car park and it does not object on the grounds of increase in traffic flow.

The planning application submitted complies with planning policies as discussed above in terms of the form and design of the existing building along with its location, proposed use and effect on local amenities; therefore, there is no reason for the Planning Authority to question the need for the flats within Bethesda or to restrict the individuals who have a right to reside in the units.

6. Conclusions:

7. Recommendation:

To approve – conditions 1. start work on the development within five years 2. ensure that the development is in accordance with the plans submitted 3. slates on the roof 4. external finish of the extension to be agreed 5. before commencing any work on the roof or within the roof space, a bat worker must be consulted and evidence of this must be submitted to the Local Planning Authority 6 a bats monitoring survey must be completed and submitted to the Local Planning Authority within five years of the date of this planning permission 7. withdraw permitted rights PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 3 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0769/18/LL Date Registered: 26/09/2011 Application Type: Full - Planning Community: Llanddeiniolen Ward: Deiniolen

Proposal: EXTENSION AND ALTERATIONS TO CREATE A DRYING ROOM AND TWO BEDROOMS Location: CEFN COCH, GALLTYFOEL, CAERNARFON, LL553EF

Summary of the TO APPROVE WITH CONDITIONS. Recommendation:

1. Description:

1.1 The application was deferred at the 19 December 2011 committee in order to give the Committee Members an opportunity to visit the site prior to the meeting to be held on 6 February 2012.

1.2 This is an application to improve self-serviced holiday accommodation facilities by creating a single-storey extension and increasing the headroom of the drying room. Internally, the new extension will involve installing 10 bunk beds and cupboards (one room for women and the other for men) with a storeroom as a link to the original building. A section of the internal wall will be demolished in order to create a larger dining room / lounge. The proposal will also involve extending the height of the external building which is used to dry clothes and climbing gear in order to have more headroom. Externally, the extensions will be constructed of rendered and painted walls, a combination of natural slate and roof felt, UPVC windows and timber doors.

1.3 There will be no changes to the current access or to the parking area located under the building. The access is already being used by a number of residential dwellings. The building is located within a cluster of existing dwellings and the rear of the dwellings faces the road.

1.4 In accordance with TAN 12 on “Design”, an access and design statement was submitted with the application, and its contents reflected the scale and nature of the proposal. The application was been submitted following discussions and correspondence with the Local Planning Authority.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B23 – AMENITIES PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

2.3 National Policies:

TAN 12 on “Design” (June 2009).

3. Relevant Planning History:

3.1 Application number 3/18/821A – demolish existing kitchen and erect new kitchen – approved March 1994.

3.2 Application number 3/18/821 – resurface and extend existing car park - approved September, 1993.

3.3 Application number 8152 - change of use of two houses to be accommodation for climbers – approved June 1961.

4. Consultations:

Community/Town Council: Not received.

Transportation Unit: No objection.

Environment Agency: Not received.

Welsh Water: Public sewers cross the site and no construction is permitted within the safety zone. Public Protection Unit: Not received. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (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 04/11/11 and three letters/correspondences were received objecting to the application on the following grounds:

 Highway safety – there is already an increase in the number of vehicles that use the property which causes inconvenience and danger for road users and local neighbours.  Those who use the property already park outside the houses of local neighbours which then prevents the neighbours from parking outside their own homes.  The proposal of extending the property will attract more cars to the property and the area is not suitable to accommodate more traffic/cars.  This can affect emergency situations where ambulances/fire engines cannot gain access to the dwellings.  Problems during the construction phase with large lorries unloading goods at the site and damaging nearby properties.

5. Assessment of the material planning considerations:

Principle of the development – following informal discussions and correspondence prior to submitting the application, it was confirmed that there was no objection in principle to the nature and scale of the proposal subject to there not being any increase in the number of beds within the building itself. The use for self-services accommodation has existed on this site since June, 1962, when approval was granted for changing the use of the property from a house to its current use.

Visual amenities - taking into account the scale, design and location of the extensions, it is believed that they would not have a detrimental impact on the area’s visual amenities. As referred to above, the property is located on a plot of land that could be called an infill site which is also located to the rear of those dwellings adjacent to the nearby road. Therefore, it is located in relatively close knit built up area and given that these extensions are of a smaller scale (as opposed to the current building and the surrounding dwellings) it is not believed that they would affect the amenities of this part of the Gallt y Foel streets. Therefore, it is believed that the proposal complies with the requirements of Policy B23 (safeguarding the local neighbourhood amenities) and B24 (adapting buildings within and outside development boundaries) of the Unitary Plan.

General and residential amenities – taking into account the fact that the current use of the site had existed since 1961 along with the belief that this latest proposal is on a smaller scale, it is believed that the implementation of this application will not cause any significant impact. There is no increase in the number of people who use the property as a result of this application, although it is accepted that there is currently some disturbance on the site when the property is used for self-serviced accommodation purposes. Therefore, it is believed that the proposal complies with the requirements of Policies B23 and D15 (self-services holiday accommodation) of the Unitary Plan.

Transportation and access matters- the Highways Unit noted that there is no objection to the proposal as it is unlikely to have any adverse impact on the local roads network. It is PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) acknowledged from the letters of objection that there are existing parking problems along with the fact that the access/drive is sub-standard, however, it must be borne in mind that the proposal does not involve increasing the number of people who use the accommodation and even if the current proposal does not proceed, there is nothing to prevent 24 people from staying in the accommodation in its current form. It is therefore believed that the proposal is acceptable on the grounds of the requirements of Policy CH33 (safety on roads and streets) of the Unitary Plan.

Relevant planning history – as referred to in the above assessment, the property has been developed over the years since it was first permitted to convert it into holiday accommodation in 1961. Taking this into account, this use, by now, has been well established on the site for forty years and is now part of the make up of this part of Gallt y Foel.

The economy – Policy D15 of the Unitary Plan and the advice provided by the Welsh Government promotes and supports the principle of providing self-serviced holiday accommodation of a high standard which plays an important part in promoting the local economy.

Response to the public consultation – it is acknowledged from the letters of objection related to the application that problems already exist on road safety and parking grounds, but it is believed that the current proposal (due to it not involving and increase in the number of people staying at the accommodation) will not have a significant impact on the amenities of local residents or on road safety for the reasons noted above.

6. Conclusions:

6.1 Taking into consideration the above-mentioned assessment, it is believed that the development is acceptable in terms of its location, scale, design, road safety and visual / residential amenities. 7. Recommendation:

7.1 To approve – conditions 1. Commencing the work within five years. 2. In accordance with the submitted plans. 3. Natural slate. 4. Limit the numbers able to stay in the accommodation at any given time to 24 people, in accordance with the current arrangement. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 4 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0865/30/LL Date Registered: 05/10/2011 Application Type: Full - Planning Community: Aberdaron Ward: Aberdaron

Proposal: LOCATE EIGHT ADDITIONAL TOURING CARAVANS ON THE SITE Location: BRYN FFYNNON CARAVAN PARK, RHYDLIOS, GWYNEDD, LL53 8LF

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

The proposal involves adding eight touring caravans on an established mixed touring and static caravan site which has permission for 20 touring units on the eastern side of the site and 18 static caravans (and one warden’s caravan), to the west. The caravan site lies adjacent to a straight, class 3 county highway but the caravans are not visible from the highway as there are trees and hedges along the boundaries, which formed part of a previous landscaping scheme, which have matured to screen the caravans from public view. It is not proposed to make any alterations to the access that serves the entire caravan park. The area in question has been designated a Landscape Conservation Area. The application is submitted to committee as the delegation guidelines stipulate that applications for five or more caravans must be decided by the committee.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

STRATEGIC POLICY 17 – TOURISM Proposals to develop or improve the variety and quality of tourist facilities and attractions will be approved provided they do not significantly harm the environment, the area’s cultural characteristics or the amenities of nearby residents.

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

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

POLICY CH33 – SAFETY ON ROADS AND STREETS PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (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 D20 – SITES FOR TOURING CARAVANS, CAMPING AND TOURING UNITS – EXTENSIONS, ADDITIONAL PITCHES, RELOCATION AND EXCHANGE Proposals for increasing the number of pitches, extensions to sites, relocation or exchange of sites will be approved if the proposal includes a plan to ensure environmental and visual improvements, and meets other criteria regarding the impact of the development on the local area.

Supplementary Planning Guidance (Draft) - Tourism Accommodation - Amended 2011

2.3 National Policies:

Planning Policy Wales, Fourth Edition, February 2011  Chapter 7 - Sustaining the Economy  Chapter 11 - Tourism, Sport and Recreation

3. Relevant Planning History:

C07D/0247/30/LL – Amend condition 4 on permission C03D/0598/30/LL (10 caravans and 10 tents) to 20 touring units – Approved 19 June 2007 C05D/0108/30/LL – Locate three additional static caravans instead of six touring caravans – Approved 18 April 2005 C03D/0598/30/LL – Change of use of field for 10 touring units and 10 tents - Approved 7 May 2004 C00D/0189/30/LL – Locate three additional static caravans instead of seven touring caravans on the existing site for 12 static caravans and 15 touring caravans in order to promote amenity improvements – Approved 14 August 2000 C96D/0048/10/LL – Locate a static caravan as a seasonal warden’s accommodation – Approved 25 June 2006 2/10/181C – Five additional touring caravans – Approved 30 March 1993 2/10/181 – Site for 10 touring caravans – Approved 1 December 1982

4. Consultations:

Community/Town Council: No objection.

Transportation Unit: It is assumed that the proposed development would not have a detrimental impact on any road or proposed road. An established location with an access of satisfactory standard and satisfactory visibility splays in both directions. The location is approximately a mile and a quarter down a straight road from the B4413 and, therefore, it is considered that the site is accessible from the roads network of the area.

Caravan Site Inspection A breach of the licence conditions has taken place and this Officer: requires to be rectified as follows: PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

 Rectify the width between two touring caravans to create a space of 6m between them.  Provide a fire alarm battery for every fire point.  A question arises as to whether there is sufficient space to accommodate five touring caravans in the new corner of the site or whether it would be better to have four caravans in order to comply with the width required between touring caravans comfortably. The applicant would have to make an application to amend the site licence should this application be successful.

Environment Agency: Reference is made to amended plans involving the above and confirmation that the letter from the Agency, dated 6 October 2011, is still valid. The applicant must ensure that the existing septic tank is in good condition, that slush is removed from it regularly and that it is large enough to deal with any increase in terms of flow and load that could result from this proposal. Further standard advice.

Welsh Water: No objection as a septic tank system is used.

Fire and Rescue Service: No observations to offer.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ended on 10/1/12 but no response had been received.

5. Assessment of the material planning considerations:

The principle of the development

5.1 As noted above, a number of policies within the Gwynedd Unitary Development Plan are relevant when determining the application. The main policy to be considered when assessing the principle of the development is policy D20 which permits proposals for extending, increasing the number of pitches, relocation and exchanging existing touring caravan and camping units if it can be proved that the proposal includes a plan to ensure environmental and visual improvements to the site.

5.2 It is noted that the proposed application is within the boundaries of the site (land marked in red) of previous applications, therefore there will be no extension to the boundary of the site. This is an application to increase the numbers only, namely, from the 20 existing touring units to 28 touring units. The use of the existing touring site is restricted to between 1 March and 31 October.

5.3 Widespread landscaping has been undertaken over the years along the boundaries of the touring and static site with high, mature trees and hedges established surrounding the site to screen the caravans so that they are not visible from the adjacent county road. The existing leisure space to the east of the touring site is comparatively open and visible over the ‘clawdd’ from the county highway but recent planting has been undertaken alongside the ‘clawdd’.

5.4 Three of the proposed touring caravans are to be located in an enclosed location in the centre of the site behind two rows of mature hedges and, therefore, there will be no implications in terms of visual harm. The other five new touring caravans are to be located in PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) a concealed location in the north-west corner of the site. To the north and east there is private agricultural land not owned by the applicant but the remainder of the land includes the remainder of the static and touring caravan park which is owned by the applicant. Three of the boundaries of the site are on higher ground except for the western boundary where the existing caravans are located This means that the proposed caravans are set low in the dip with only the roofs visible from the adjacent higher ground. It is proposed to construct an earth ‘clawdd’ and to plant hedges on top of it on the higher ground to the south and this is considered an environmental improvement that will ensure that the new caravans are concealed. In addition to the ‘clawdd’, it is noted that there is a square piece of land to the south of the plot that has already been landscaped and it is noted in the Design and Access Statement that the applicant has undertaken extensive landscaping in 2008/09 to create a woodland and an area for promoting wildlife that has started to establish. As there have already been landscaping improvements undertaken, along with proposals for further landscaping, it is considered that there have been obvious efforts made to improve the site environmentally and to ensure that the new proposed caravans do not intrude into the Landscape Conservation Area. Therefore, it is considered that the proposal satisfies the requirements of policy D20 in terms of environmental improvements as the new area will be effectively concealed by the existing and proposed landscaping without compromising or creating substantial harm to the visual quality of the sensitive landscape.

5.5 Policy D20 also states that there is a need to take into account the cumulative impact of existing touring caravan, camping and touring unit sites approved within the immediate locality, to ensure that the proposed development will not exceed the capacity (e.g. environmental, social and cultural, road network, amenities etc.) of that locality to reasonably accommodate such developments.

5.6 It must be acknowledged that some areas in Gwynedd already have a high density of holiday sites which can place a strain on the reasonable ability of the locality to include further such developments. The application site is located off a straight class 3 road which is sufficiently suitable and wide to deal with the additional traffic flow. Also, the site has good links with the B4413 highway from Pwllheli to Aberdaron which serves the Llŷn peninsula. There is not a high density of touring caravan and camping sites in the neighbourhood, therefore, it is considered that the application satisfies all the requirements of Policy D20.

5.7 The observations of the Caravan Officer are noted in respect of a doubt as to whether or not there is sufficient space to accommodate five touring caravans in the new corner, however, it is considered that it will be possible to undertake minor changes to rectify the location of the units within the existing site and the new area in order to ensure compliance with licensing requirements. It is not considered that the observations justify refusing the application and it is possible to discuss relocating some units with the applicant to overcome the concerns of the licensing unit and what would be acceptable to them.

5.8 The Transportation Unit had no objections to the application, considering that it is a suitable established site with an existing access of satisfactory standard and acceptable visibility splays. Therefore, it is considered that the access and the county road are suitable to deal with the increase in traffic without having a detrimental impact on road safety and consequently it is considered that the proposal satisfies the criteria of policy CH33.

General and residential amenities

5.9 There are a few residential houses near the application site, although the nearest is 150m from the application site. Considering the distance between them, the existing landscaping and the current and proposed planting scheme, it is not anticipated that the proposal will have PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) an adverse effect on their amenities. Therefore, it is considered that the proposal complies with policy B23 of the Gwynedd Unitary Development Plan.

6. Conclusions:

6.1 After weighing up the application, it is considered that there is sufficient space within the site to cope with the increase of the eight proposed units although minor relocations can be discussed with the applicant. The location of the proposed units is concealed as a result of the landscape features and existing vegetation and it is intended to undertake further environmental and landscaping improvements to ensure that the units are not intrusive and visible in the Landscape Conservation Area and that there are no concerns regarding highways or likely impact on nearby amenities. Weighing up the above and having given due consideration to all relevant planning considerations, it is considered that the proposal is acceptable and complies with the requirements of the policies discussed.

7. Recommendation:

7.1 To approve – conditions – 5 years, a total of 28 touring units on the land including the eight that are approved under this application, occupancy period 1 March – 31 October, holiday touring units only, keep a register of visits, siting genuine touring units on tour only and tree felling or hedge cutting prohibited without permission from the LPA. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 5 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0911/30/LL Date Registered: 18/10/2011 Application Type: Full - Planning Community: Aberdaron Ward: Aberdaron

Proposal: FRONT EXTENSION AND EXTENSIONS TO BOTH SIDES OF DWELLING Location: ASHLEY, ABERDARON, PWLLHELI, LL538BP

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

The application is submitted to the Committee following receipt of more than three objections to the proposal. The proposal involves erecting a front extension along with extensions to both gable-ends of the single-storey bungalow. The extension to the western gable involves demolishing the flat roof porch to the side and extending to as far as the front wall of the garage, which is yet to be demolished. The eastern side extension will extend 2.5m to the direction of the county road, without affecting the adjacent grass carriageway. The property lies on the corner of a small estate which abuts a third class county road and near the vehicular access of the seven house estate. The location is high and open within a built area within the development boundary of Aberdaron, outside, but adjacent to a Conservation Area and within an Area of Outstanding Natural Beauty and Heritage Coast area.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B4 – DEVELOPMENT WITHIN OR THAT AFFECTS THE SETTING OF CONSERVATION AREAS - Ensure that proposals within conservation areas, or which affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

POLICY B8 – AONB - Safeguard, maintain and enhance the character of the Area of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria that aim at protecting the recognised features of the site.

POLICY B9 – THE HERITAGE COAST - Refuse proposals for any building or structure on the heritage coast unless they can conform to a series of criteria aimed at avoiding significant damage to recognised features.

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: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

POLICY B23 - AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the amenities of the local area. POLICY B24 – ALTERING AND EXTENDING BUILDINGS 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 the building materials are of high standard and in keeping with the character and appearance of the local area. 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.

2.3 National Policies:

Planning Policy Wales, Fourth Edition, February 2011 Technical Advice Note 12: Design (2009)

3. Relevant Planning History: 2/10/224 – Erection of detached garage – Approved 14 October 1986 6998ABC – Applications involving the establishment of the housing estate – Approved 22 March 1960

4. Consultations:

Community/Town Council: No objection.

Transportation Unit: No objection only to recommend that the parking space should be straightened. The proposed plan shows parking for two vehicles in an angular shape to the front of the garden. It is felt that this section is not sufficient to park a vehicle and therefore it is suggested that the space be straightened as shown on the appended plan. Recommend relevant conditions.

AONB Officer: Ashley is a modern bungalow and although it is located within the AONB, it is not within the Conservation Area. There is no objection on grounds of the AONB if materials are used that are in keeping with the original house.

Welsh Water: No response has been received.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 08/12/11 and five letters of objection have been received from neighbouring residents (three from the same property). The correspondence objected on the basis of:  The impact on the AONB / Conservation Area / Heritage Coast.  That an 80% increase in size is unacceptably large. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

 A public sewer crosses the site.  Allege that the plans are defective and that they give the impression that the front elevation will be shorter than what it will actually be.  Proximity to the road.  Creating a precedent.  A permanent house recently sold as a holiday home and this will affect the local community and the school.  Developing the house means that its value will be beyond the reach of local residents.

5. Assessment of the material planning considerations:

The principle of the development

5.1 The Development Plan includes the Gwynedd Unitary Development Plan (July 2009). The national planning policy is included in Planning Policy Wales, Fourth Edition, February 2011 and associated documents, namely the Technical Advice Notes. The plan is acceptable in principle in terms of policy, subject to detailed development control criteria

Design and visual amenities 5.2 Policies B4, B8, B9, B22, B24 and B25 are a consideration for this aspect of the application. It is considered that the form and setting of the proposed extensions match the existing property in terms of design and materials. Currently, the bungalow and the front garage's footprints measure approximately 86m2, with the proposed extensions adding another 30m2 to the surface area which is quite a reasonable extension in terms of density, given that there is no restriction on the size of extensions in the policy. The majority of the eastern extension is to be erected on the footprint of the existing garage and extends back as far as the property’s northern elevation, and it is intended to demolish the side flat roof porch as part of the proposal. While the concerns of the objectors regarding the size of the extensions are noted, it cannot be agreed that they are too large and it can be argued that there will be no significant or substantial visual change from the eastern elevation as the garage building and the porch currently occupy this space. The adjacent grass carriageway between the curtilage and the road means that the extension to the western gable-end will not be dominating from the road and the extension keeps strictly to the same design line as Heli, namely the opposite property in the estate. Also, the extensions will not lead to an unacceptable reduction in the property's amenity space as there is a reasonably sized garden to the front and rear that will not be affected. It is therefore considered that the design, form and size of the extensions meet the requirements of the criteria of policies B22, B24 and B25.

5.3 We cannot agree with the objectors’ statement that the scale of the development is oversized and is likely to set a precedent to develop other small houses in the vicinity of the site in question, as the sizes of the houses on the estate vary in surface area. Each application must be considered by its own merits and setting a precedent does not constitute a material reason to refuse the application if it is otherwise acceptable in planning terms.

5.4 In addition, the objectors express concern regarding the impact of the proposal on the nearby Conservation Area, the AONB and the Heritage Coast. It is not considered that the property in question, or the estate as a whole, are important buildings to be protected on the grounds of their architectural contribution to the character of the vicinity and the landscape. It is not considered that the proposed development is likely to have a substantially harmful effect on the setting of the conservation area or that it will be substantially intrusive in the AONB given the property’s central location in the built area of the village with a backdrop of PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) scenery from the Heritage Coast. The AONB Officer is supportive provided that the building materials match the existing bungalow. It is therefore considered that the proposal complies with the requirements of policies B4, B8 and B9.

General and residential amenities 5.5 Although four objections have been received from residents of the estate, they do not object on grounds of the impact of the development on their residential amenities. Given the design of the extension and location of the proposed windows it is not considered that the development will cause loss of privacy or have an unacceptable impact on residential amenities bearing in mind the open nature of the estate and the suitable distance between the new windows of the extensions and the nearby houses. Therefore, it is considered that the proposal complies with policy B23 which deals specifically with amenities.

Transport Issues 5.6 The plan noted that it is intended to extend the parking provision in order to enable space for two cars within the curtilage. The Transportation Officer does not object to the proposal; however he recommends that the parking space be square rather than angular, but this can be ensured by including a relevant condition that would be sufficient in order for the application to be acceptable in terms of the requirements of policy CH33.

6. Conclusions:

6.1 Having considered the proposal in the context of relevant policies and the objectors’ arguments, it is considered that the proposal is acceptable. The location, form and size of the extensions are reasonable, as they will occupy the space of the garage and the porch and are therefore unlikely to have a substantial visual effect on the landscape of the AONB, the Heritage Coast or the nearby Conservation Area. In light of the above and having given full consideration to all relevant planning matters, it is considered that this proposal is acceptable and that it complies with the requirements of the aforementioned policies.

7. Recommendation:

7.1 To approve - conditions – five years, slate roof, finish to match the existing house, development in accordance with the plans, to amend the parking space in accordance with the Transportation Officer’s recommendations, landscaping. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 6 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0928/39/LL Date Registered: 14/10/2011 Application Type: Full - Planning Community: Llanengan Ward: Abersoch

Proposal: FIRST FLOOR EXTENSION OVER EXISTING GARAGE Location: 273, CAE DU, ABERSOCH, PWLLHELI, GWYNEDD, LL537DZ

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 The application was deferred at the Planning Committee on 16 January 2012 at the Local Member’s request.

1.2 The application is being submitted to committee following receipt of more than three objections to the proposal. The proposal involves erecting a two-storey extension on the side of the existing dwelling house. The extension measures approximately 7.6m in length, 3.7 in width and 5.7m to the ridge, and includes a garage on the ground floor level and a bedroom and bathroom on the first floor. The house is located in an elevated and prominent position within a residential housing estate. The site is within a village and AONB boundary.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B8 – LLŶN AND MÔN AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) To safeguard, maintain and improve the character of the Area of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site.

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. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

2.3 National Policies:

Planning Policy Wales, Fourth Edition, February 2011 Technical Advice Note 12: Design (2009)

3. Relevant Planning History:

C99D/0316/39/LL – Construction of 6 dwelling houses including estate road and landscaping. Approved. 23.11.1999. C02D/0080/39/LL – Construction of a two storey side extension. – Refused. 08.04.2002. C10D/0116/39/LL – Construction of a garage and balcony. Approved - 10/12/2004. C10D/0250/39/LL – Construction of a first floor extension above a garage. Refused 23/09/10

4. Consultations:

Community/Town Council: Refuse, as it would set a precedent, and concerns regarding

extensions on this estate.

Transportation Unit: I refer to the aforementioned application and wish to state that I do not intend to submit a recommendation as it is supposed that the proposed development would not have a detrimental impact on any road or proposed road. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (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 17/11/11 and three letters / correspondences were received objecting to the application on the following grounds:

 An oppressive development.  Out of character  Over-development.  Setting a precedent.  Intrusive development.  Loss of light, sunshine and shade.  Loss of natural heat due to the loss of light and shade  Creation of parking problems on the estate.  Loss of privacy and amenity.  Too large

5. Assessment of the material planning considerations:

The principle of the development 5.1 The Development Plan includes the Gwynedd Unitary Development Plan (July 2009). The national planning policy is included in Planning Policy Wales fourth edition, February 2011 and associated documents, the Technical Advice Notes. The plan is acceptable in principle in terms of policy, subject to detailed development control criteria

Design and visual amenities 5.2 Policies B22, B23, B24, B25 and B8 are a consideration for this aspect of the application. The nature and size of the proposed extension is an expected residential feature of such houses. The design and setting of the extension respects the shape and form of nearby houses. The residents and Community Council are concerned that approving the application will set a precedent for more extensions on the estate. Each application must be considered on its own merits and this does not constitute a reason to refuse the application if it is otherwise acceptable in planning terms. It is considered that the extension will not have a detrimental impact on the site’s appearance or impact upon the visual amenities of the AONB. The proposal therefore conforms to policies B22, B23, B24, B25 and B8.

General and residential amenities 5.3 As a result of the statutory publicity, three letters were received from nearby residents objecting to the proposal. It must be acknowledged that the property’s location within a residential housing estate means that an element of overlooking and loss of view is inevitable. Therefore an assessment must be made of whether this development will change the current situation to an unacceptable level. Two of the objectors live in terraced houses to the north of the proposed site. These houses face the two storey gable end of the existing house, and they would be around 12m from the side of the proposed extension’s side wall. It is inevitable that the extension will cast extra shadow, but it is difficult to envisage that it will be substantially more than the current situation, and bearing in mind that the sun’s path is behind the applicant’s house which is considerably higher than the proposed extension. It is not intended to install a window in the extension’s gable end for the bedroom. Regarding the residents of Ysgubor Fferm Cae Du, this property is located around 34m from the site of the application, and as there are no new windows in the extension’s elevation PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

which faces the property, it is not considered that the development will cause loss of privacy or have a detrimental impact on its residential amenities. No response was received from the residents of number 55 which is around 16m from the property and on a lower level, but it must be recognized that the existing windows and balconies of the applicant’s house already face that house. Therefore, it is considered that the proposal complies with the requirements of policy B23 which deals specifically with amenities.

Traffic and access matters 5.4 The extension is located within the house’s garden. From the site’s history it is apparent that planning rights have already been granted for a single storey garage on the same site as the proposed extension which includes a ground floor garage. The proposal will not therefore reduce parking provision within the site. However, the objectors state that adding a bedroom will attract more visitors to the property when it is let during the summer, and that this will create parking problems and vehicles turning within the estate. Despite this, the Transportation Unit had no objections to the application. The concerns of nearby residents are acknowledged, but it is not considered that the proposal contravenes policy CH33 which relates to safety on roads and streets.

6. Conclusions:

7. Recommendation:

7.1 To approve – conditions 7.2 Start work on the development within five years 7.3 Materials 7.4 Development to comply with the approved plans. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 7 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/0929/44/LL Date Registered: 24/10/2011 Application Type: Full - Planning Community: Regeneration Scheme Ward: Porthmadog West

Proposal: FULL APPLICATION TO ERECT TWO-STOREY SIDE EXTENSION Location: 44, SOUTH SNOWDON WHARF, PORTHMADOG, LL499ND

Summary of the TO APPROVE SUBJECT TO CONDITIONS Recommendation:

1. Description:

1.1 The application was deferred at the 16 January 2012 committee in order to give the Committee Members an opportunity to visit the site prior to the meeting to be held on 6 February 2012.

1.2 The application is being submitted to committee following receipt of more than three objections to the proposal. The proposal involves erecting a two-storey extension on the side of the existing dwelling house. The site is located in a residential housing estate at the end of a terrace of modern houses. The site is within the development boundary of Porthmadog and conservation area.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B4 – DEVELOPMENTS IN OR AFFECTING THE SETTING OF CONSERVATION AREAS Ensure that proposals within conservation areas, or which affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

2.3 National Policies:

Technical Advice Note 12 - Design (2009) “the relationship between all the elements of the natural and built environment. To create sustainable development design must go beyond aesthetics and include the social, environmental and economic aspects of the development, including its construction, operation and management and its relationship to its surroundings.”

Planning Policy Wales, Fourth Edition, February 2011 Chapter 6 - Protecting the Historic Environment 6.5.17 Should any proposed development conflict with the objective of preserving or enhancing the character or appearance of a conservation area, or its setting, there will be a strong presumption against the grant of planning permission. In exceptional cases the presumption may be overridden in favour of development deemed desirable on the grounds of some other public interest.

3. Relevant Planning History: C10D/0454/44/LL – Construction of a two-storey extension to the side. Withdrawn 09/02/11

4. Consultations:

Community/Town Council: At the meeting of the Porthmadog Town Council, it was decided to object to this application on grounds that it will set a precedent.

Environment Agency: No objection.

Welsh Water: No objection.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 24/11/11 and 25 letters / correspondence were received objecting to the application on the following grounds:

 An oppressive development.  Out of character and changing the character of the estate.  Setting a precedent.  Loss of light, sunshine and shade.  Detrimental to the appearance and atmosphere of the estate.  Smoke pollution.  Reduce access to the harbour.  Creation of parking problems on the estate.  Loss of privacy and amenity.  Loss of public amenity space.  Loss of open atmosphere.  Impact on natural surveillance.  Detrimental to the conservation area.

In addition to the aforementioned objections, objections were submitted that were not valid planning objections, which include:

 Covenants and Land Ownership.  Right of way over land.

5. Assessment of the material planning considerations:

The principle of the development 5.1 The Development Plan includes the Gwynedd Unitary Development Plan (July 2009). The national planning policy is included in Planning Policy Wales fourth edition, February 2011 and associated documents, the Technical Advice Notes. Erecting an extension on a dwelling house is acceptable in principle in terms of policy, subject to detailed development control criteria.

Design and visual amenities 5.2 Policies B22, B23, B24, B25 and B4 are a consideration for this aspect of the application. An extension is a residential feature expected to be seen in estates. The design of the extension is modern and reflects the design of the estate in size, shape and appearance. It is also in keeping with the development patterns and density of the estate. The extension will not have a major impact on the estate in terms of the design and layout given the scale and nature of the estate as one development. It is considered that it will not have a detrimental impact on the site’s appearance or affect the visual amenities of the conservation area.

The residents and Community Council are concerned that approving the application will set a precedent for more extensions on the estate. However, each application must be considered on its own merits and this does not constitute a reason to refuse the application if it is otherwise acceptable in planning terms. The proposal therefore conforms to policy B22, B23, B25 and B4. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

General and residential amenities 5.3 As a result of the statutory publicity, 25 letters were received from nearby residents objecting to the proposal. The estate is a unique development of a modern design with a high density of residential houses, no gardens and parking spaces in the centre. The main windows of the houses face out onto the quay and the estuary. The extension will not affect these windows. The extension affects the secondary windows of building no. 47 but it does not extend out so as to cover these windows.

The majority of the objections involve the amenity effects which refer to the loss of public space and the loss of the open atmosphere of the estate. The extension covers approximately half the open land between the application site and no. 45 which is a reflection of the space between nos. 9 and 10 on the other end of the estate.

Given the design of the extension and location of the proposed windows it is not considered that the development will cause loss of privacy or have an unacceptable impact on residential amenities. It is inevitable that the extension will cast some extra shadow, but it is difficult to envisage that it will be substantially more than the current situation, bearing in mind that the sun’s path is behind the applicant’s house which is higher than the proposed extension.

Despite the acknowledgment and consideration of the observations of the community council and neighbours, it is not anticipated that the proposal would have a negative impact on the amenities of the estate to such an extent that would result in refusing the application on this basis. Therefore, it is considered that the proposal complies with the requirements of policy B23 which deals specifically with amenities.

Transportation matters 5.4 The proposal will not reduce parking provision within the site. However, the objectors state that adding a bedroom will attract more visitors to the property when it is let during the summer, and that this will create parking problems and vehicles turning within the estate. Despite this, the Transportation Unit had no objections to the application. The concerns of nearby residents are acknowledged, but it is not considered that the proposal contravenes policy CH33 which relates to safety on roads and streets.

Any other considerations 5.5 In accordance with the Town and Country Planning Order (General Development Procedure) (Wales) 2009, a Design and Access Statement is not required for developing an existing dwelling house, or for developments within the curtilage of a dwelling house for any purposes incidental to the enjoyment of the dwelling house. Given this, no Design and Access Statement was needed for the current application. In the case of this application, the applicant has submitted a design and access statement as a way of justifying the design and layout of the extension. The Design and Access Statement has been given due weight and consideration in determining this application, but this has not changed the recommendation.

6. Conclusions:

6.1 Despite the objections to the application, it is considered that the proposed use, location, design and materials are acceptable and that they will not affect the character and appearance of the area, the conservation area or the residential amenities. All material considerations were considered when determining this application, but this has not changed the recommendation. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

7. Recommendation:

Number: 8 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/1003/44/LL Date Registered: 08/11/2011 Application Type: Full - Planning Community: Porthmadog Ward: Porthmadog West

Proposal: ALTERATIONS AND ERECTION OF A THREE STOREY EXTENSION TO THE SIDE AND REAR AND DEMOLITION OF PART OF THE BUILDING Location: TUDOR LODGE, PENAMSER ROAD, PORTHMADOG, GWYNEDD, LL499NY

Summary of the Recommendation: TO DELEGATE THE RIGHT TO APPROVE SUBJECT TO RECEIVING ACCEPTABLE AMENDED PLANS

1. Description:

1.1 The application involves erecting a substantial extension to an existing guest house in the centre of the town of Porthmadog. The existing guest house is located within the development boundary, and there are currently 15 letting rooms together with a kitchen, dining room, store room, launderette and an office. There is also a small one-bedroom self-contained living unit. There is a unique character to the front of the existing building, which reflects the Tudor era (black and white) and stone work that is typical of the area. To the rear there are more modern extensions that vary in scale, design and materials.

The front of the site (North) faces the road from Pentrefelin to Porthmadog, and the western boundary adjoins a single-storey residential property. To the east and south a steep, narrow road leads past the rear of the site (elevated) to a housing estate. Directly behind the site on this narrow road is a two-storey residential property known as Isgaer, and its main windows face the rear of the site. At present, this property has an open view from its main windows.

The proposal involves making alterations and constructing a substantial extension to the existing guest house in order to create a 37-bedroom hotel and with a better internal arrangement for providing public rooms to a hotel of this size, together with better facilities. In order to be able to provide this, it is intended to infill between two parts of the existing hotel to create a three-storey extension with a mansard-type slate roof, and also demolish modern single-storey extensions to the side in order to build a substantial three-storey extension in their place. From the rear, this would be at an angle to the existing building, and like the infill extension, it would also have three floors and a mansard-type slate roof. There would be no additional openings in the rear of the extension apart from two new fire doors and stairs leading to a gate to the public road behind. To the front of the extension there would be uniform windows with a fairly balanced pattern, along with velux windows on the surface of the mansard roof. On the gable end there would be one velux and one window beneath it.

It is intended to provide parking spaces in the same form as has already been permitted under application number C11/0166/44/LL. The site is close to public transport and within walking distance of the town centre and public car parks. It is partly located within a C1 zone which is at risk from flooding.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009: 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. B23 Amenities Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. 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. B25 Building Materials Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. 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 can conform to a series of criteria relevant to the features of the site and to the purpose of the development. C1 Locating New Development Land within the development boundaries of towns and villages and the developed form of rural villages will be the main focus for new development. New buildings, structures and ancillary facilities in the countryside will be refused with the exception of a development that is permitted by another policy of the Plan. 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. CH30 Access for All Proposals for residential/business/industrial units or buildings/facilities for public use will be refused unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals. CH36 Private Car Parking Facilities Proposals for new development, extensions 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 proximity of the site to a public car park. D14 Serviced Holiday Accommodation New proposals, or adaptations to existing buildings or extensions to existing serviced holiday accommodation establishments will be approved provided the design, setting and appearance of the development are of a high standard and that they conform to criteria regarding the location and scale of the development.

2.3 National Policies: Planning Policy Wales 2011 TAN 12: Design TAN 13: Tourism TAN 15: Development and Flood Risk

3. Relevant Planning History: C11/0166/44/LL – application for a car park. Approved 21/04/11. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

C07D/0098/44/HY – display an illuminated sign. Approved 19/06/07. C05D/0365/44/LL – restaurant. Refused 11/08/05.

4. Consultations:

Community/Town Council: No objection.

Transportation Unit: A proposal is shown for altering the guest house to include 31 bedrooms with parking provision for 25 vehicles, and six full-time staff (4 full time and 4 part- time – part-time staff are considered as half staff, therefore this equates to 6 full-time staff). Therefore, in accordance with the CSS Wales parking standards, one parking space should be provided for each member of full time staff and one parking space for each bedroom. A total of 31 bedrooms and 6 full-time staff members therefore means that ideally, 37 parking spaces should be provided. However, having considered how sustainable the site is i.e. the central location of the development and the facilities and nearby public transport, a reduction of 30% can be justified in the parking provision. This means 37 – 30% = 25.9 parking spaces, therefore in this case, I would presume that 25 parking spaces is sufficient.

The current entrance is of an acceptable size, and there is no intention to change the arrangement in this respect. The new pedestrian access is acceptable and opens out onto a wide footpath that leads to the town, therefore it is acceptable.

Environment Agency: No objection.

Welsh Water: No response

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period has ended. No letters of objection were received to the application. Five letters were received which supported the application on the following grounds: A need for affordable accommodation as there is a lack of this in the area.  Economic benefit to the area.  Employment benefit to the area.  Supporting a local business. 5. Assessment of the material planning considerations: The principle of the development Policy C1 states that the main focus for new development will be within the development boundaries of towns and villages, and the site is located within the development boundary of PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Porthmadog. Policy B24 also states that in general, proposals for alterations or extensions to buildings will be approved if they can conform to criteria relating to the scale being sympathetic to the main building and the local area, and that any extension would not result in an unacceptable reduction in private amenity space around a building/house.

More specifically, Policy D14 relates to serviced holiday accommodation and to this end, proposals to extend existing serviced holiday accommodation establishments will be approved provided the design, setting and appearance of the development is of a high standard, and provided the relevant criteria can be complied with, which in this case request an appropriate scale to the development, bearing in mind the site, location and/or dwelling concerned.

It is obvious that the extension is substantial in surface area and in height, but it is not higher than the ridge of the current roof – although the roof will be a mansard-type roof, and not a ridge roof like the existing one. Discussions have taken place between the officers and the agent in order to discuss the southern part of the extension and its effect on a house to the rear of the site, known as Isgaer. In principle, it is not believed that it is an unreasonable extension, considering the location, and its scale is also considered acceptable, given what is there already. However, the part of the extension that would be immediately in front of Isgaer (within 10m to it) needs addressing, and the discussions with the agent relate to this part of the roof. As a result, there is an agreement to change this roof in order not to have an unreasonable impact on one of the main ground-floor windows of Isgaer, and amended plans are awaited before the date of the Committee, that would overcome this.

Visual amenities Two existing modern extensions form part of the existing building, and the proposal would involve slight refurbishment of these extensions, and would replace one of them. The main part would be a three-storey building with a mansard-type roof on a very steep angle, that would almost be synonymous to a wall – the highest part of the roof would be a flat roof. This enables having rooms within the roof space, whilst also giving the impressions that the building has a slate ridge roof. From afar, this is a successful method of creating a space within a ‘ridge’ roof. The rest of the design is fairly plain so that it does not compete with or distract from the main building at the front of the site. It has gable ends along the front of the extension which breaks up the bulk of the building, and the window positioning follows a rhythm and form that is suitable to the site. The rear of the building is also plain, and some of it would be visible from the road to the rear of the site – the mansard roof would be the most visible feature, since the walls are lower than this road.

In respect of Policies B22 and B25 which involve design and materials, it is believed that the proposal respects its site and its surroundings in terms of scale, size, form, density, location, symmetry etc. and that it would not have an unacceptable detrimental impact on the form and character of the surrounding townscape, nor on prominent views by the public into, out of, or across the area. The awaited amended plans will decrease the bulk of it, and it is anticipated that they will also soften the design somewhat. The materials are in keeping with the existing building and with the area, and this can be further controlled through an appropriate condition.

General and residential amenities Policy B23 relates to Amenities, and it states the need to consider the amenities of nearby properties, and also the potential for overdevelopment of the site, and increasing traffic and noise. A single-storey property lies adjacent to the site, and there is a need to consider the effect of such an extension on the amenities of the residents. At one time, the property and the application site were under the same ownership, but by now they have been separated by a fence that measures at least 2m in height. There is no potential here of over-looking into the house, but parts of the back yard are visible from the site. Despite this, it is not considered PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD) that the proposal will create a situation that is unacceptable in terms of over-looking or loss of privacy, as this site is already visible from the road behind, and given that there is a car park between the proposed extension and this house. In respect of the house to the rear of the site, namely Isgaer, the situation is very different. This house enjoys an open view in front of it, especially so from its main windows. There is no right for a view in planning terms, but there is a need to consider any effect on light, shadow formation or any overbearing effect on a property, especially so on main windows. It is believed that the current mansard roof (unless amended plans are received as agreed verbally with the agent) directly in front of Isgaer would create an overbearing environment for the residents of that house, as the mansard roof would be so close that it would create an unacceptable mask to the main windows on the ground floor. It is trusted that the amended plans expected before the date of the Committee will show a more acceptable roof, and a reduction in the bulk on this part of the proposal, in order to overcome officers’ concerns with regard to the amenities of the residents of Isgaer. In terms of considering the needs of all the site’s users, the proposal provides access and suitable rooms to all potential users, and meets policy requirements.

Traffic and access matters It is considered that the proposal gives full consideration to providing appropriate access to the widest range possible of individuals, in accordance with Policy CH30. Also, it is considered that the private car parking provision is sufficient for the size of the proposal, and having considered its town centre location and its accessibility to different modes of public transport and public car parks.

Flooding issues The site is within a C1 flood zone, but the Agency has acknowledged that the Agent has provided a limited Flood Consequence Assessment, which overcomes their concerns, therefore they have withdrawn their original objection. This also overcomes any concern on the basis of Policy B29, and therefore the proposal now complies with the policy.

Response to the public consultation Letters of support were received with the application, and these support the application on the grounds of economic benefit to the area, additional employment, the need for such an accommodation, and the need to support a small local business. Officers do not disagree with these statements. No letters of objection were received.

6. Conclusions: 6.1 Based on the above assessment, it is not considered that the proposal is contrary to local or national policies, nor is there any other planning consideration that states otherwise. This is subject to receiving acceptable amended plans that will overcome concerns about the unacceptable impact on the amenities of a property to the rear of the site, before the date of the Committee. 7. Recommendation: 7.1 To delegate the right to the Senior Planning Manager to approve the application, subject to receiving acceptable amended plans that will overcome concerns about the unacceptable impact on the amenities of a property to the rear of the site, and appropriate conditions relating to: 1. Time 2. Amended plans 3. Materials 4. No windows apart from those shown PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 9 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/1029/17/LL Date Registered: 15/11/2011 Application Type: Full - Planning Community: Llandwrog Ward: Groeslon

Proposal: AMENDED APPLICATION (C08A/0525/17/LL) TO ERECT A TWO - STOREY DWELLING Location: LAND ADJACENT ST TWROG CHURCH, LLANDWROG, CAERNARFON, GWYNEDD, LL54 5LL

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 This is an amended application to erect a two-storey dwelling; the previous application was permitted under ref. C08A/0525/17/LL in December 2008 contrary to the officers’ recommendation. It is proposed to erect a dwelling on a plot of land in the village which is within a Conservation Area and adjoins the boundary wall of the Church, which is a Listed Building. The proposal is different to that which was approved previously in terms of the size and design of the dwelling. The footprint of the proposed dwelling would be smaller, but substantially higher and mainly in an ‘A’ shape frame.

1.2 There is an existing building on the site which adjoins the wall of the Church, and it is proposed that this be retained in order to incorporate it into the property as part of the dwelling. The roof will be finished with slate and a stone finish. The front elevation will be mainly of glass with roof lights on both sides. It is proposed that the existing garage on the site be demolished in order to create a site access, which is served by a narrow unclassified road.

1.3 The site lies within the development boundary of the Village, which is within a Conservation Area and adjoins the wall of the Church, which is a grade II* listed building. The site is also adjacent to trees which are the subject of a tree preservation order. There are dwellings in both directions from the site, and a Church to the rear. The unclassified road is to the front of the site.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

B4 – DEVELOPMENT WITHIN OR THAT AFFECTS THE SETTING OF CONSERVATION AREAS - Ensure that proposals within conservation areas, or PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

which affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

POLICY B19 – PROTECTED TREES, WOODLAND AND HEDGEROWS - Approve proposals that will involve the loss of or damage to protected trees, woodlands or hedgerows only when the economic and/or social benefits of the development outweigh any damage.

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

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 of the 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.

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 building in a sustainable manner, unless it can be demonstrated that it is impractical to do so.

CH1 – PROPOSALS TO BUILD HOUSES ON SITES ALLOCATED FOR HOUSING – Use will be approved provided that criteria relating to specific features of the development can be met.

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 development, extensions to existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidance. 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.

2.3 National Policies:

Planning Policy Wales (Edition 4, February 2011) Technical Advice Note 12: Design Technical Advice Note 22: Sustainable Buildings

3. Relevant Planning History: C07A/0858/17/LL Erection of one dwelling. Refused 29-1-2008 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

C08A/0525/17/LL Erection of single-storey dwelling (re-submission) Approved 24- 12-2008.

4. Consultations:

Community Council: Not received

Transportation Unit: No objection

Health: Not received

Environment Agency: Standard response including standard assistance

Welsh Water: To approve subject to standard conditions

Design Commission Wales: Concern regarding the extent of the roof and the support as a result of raising the height of the eaves. It is considered that the decision to retain the existing building on the site in order to link the new building with the old creates an awkward relationship between the two.

Biodiversity: No observations

CADW: Not received

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ends on 3-1-2012 and one letter was received objecting to the application on the following grounds:

 Angle of the roof  Installing roof lights on the side of the elevation of the roof  Privacy matters with regard to the proximity of the dwellings

Correspondence supporting the application has been received from the Local Member calling them to the Committee to discuss the design if contrary to the recommendation of the Officer.

One letter was received supporting the application but expressing concern regarding the narrow unclassified road leading to the site.

5. Assessment of the material planning considerations:

5.1 The principle of the development

It is considered that the proposal to erect a new dwelling on the site conforms to Policy CH1 of the GUDP in terms of being a specific site within a development boundary designated in the plan, and is also suitable as regards its size. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

As referred to above, the relevant policy states clearly that the property should be within the designated boundary for housing development; it is and therefore it complies with this criterion in the policy.

5.2 Visual amenities

It is considered that the form of the roof is unsuitable for the site in terms of its effect on the character of the Conservation Area and on the setting of the adjacent Listed Buildings. It is considered, because of its shape and height, that it is likely to have a detrimental impact on the setting of the adjacent Listed Church, and also the visual amenities of the area. Due to the above, it is considered therefore that the proposal is contrary to policies B3, B4 and B23 of the GUDP.

The dwelling would be finished with slates, stone and a glass elevation which are acceptable and in keeping with the other materials within the village. But in accordance with the observations of Design Commission Wales, the main matters of raising the height of the soffits has not been referred to, and also it is not considered that the link between the new building and the existing has an adequate relationship to the site; therefore, it is not considered that they are acceptable in terms of policies B22 and B25 of the GUDP.

A plot of land adjoining the site includes trees that are the subject of a Tree Preservation Order. But there is no intention to fell or carry out any work that will have any effect on these trees. Therefore, it is considered that the proposal complies with policy B19 of the GUDP.

5.3 Sustainability matters

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 dwelling would reach Level 3 of the Code. It is therefore considered that the proposal is acceptable in terms of Policy C7 of the GUDP which relates to building in a sustainable manner.

5.4 Traffic and access matters

The site is served by an unclassified road in front of the site. There is an existing garage on the site the will be demolished in order to create an access to the site and parking spaces within the site. The response from the Transportation Unit stated that there was no objection to the proposal since the turning provision was suitable and that there was adequate parking within the site, although it must be noted that the application refused in January 2008 was made on the basis of the recommendation of the Transportation Unit at the time.

5.5 General and residential amenities

Other dwellings are located adjacent to the site, which are fairly close to this site within the village. The proposed property is different in form and character to the other buildings in the village, and it is considered that the angle of the roof is too high for the site and would have a detrimental impact on the setting of the adjacent listed building and the conservation area. There is also concern regarding the roof, where it is proposed to install four roof windows which could have an effect on the privacy of the neighbouring property. It is therefore considered that the proposal is contrary to policy B23 of the GUDP. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

5.7 Any other considerations

The application is submitted to committee at the Local Member’s request.

6. Conclusions:

6.1 Although permission already exists to erect a dwelling on this site, this design was more traditional and did not ‘compete’ with the church which is the main building within the conservation area. It is not considered therefore that this application is acceptable in terms of its design which is unsuitable for the conservation area and the setting of the adjacent listed church, and it is considered therefore that the application should be refused for the reasons noted.

7. Recommendation:

Refuse – reasons – contrary to policy B3 of the GUDP (effect of the height of the building on the setting of the listed building), contrary to policy B4 (effect of the design of the building on the Conservation Area) and contrary to policy B23 (effect of the design of the building on the visual amenities of the area and nearby residents. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Number: 10 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/1034/17/CR Date Registered: 15/11/2011 Application Type: LB Consent Community: Llandwrog Ward: Groeslon

Proposal: AMENDED APPLICATION (C08A/0525/17/LL) TO ERECT A TWO - STOREY DWELLING Location: LAND ADJACENT ST TWROG CHURCH, LLANDWROG, CAERNARFON, GWYNEDD, LL54 5LL

Summary of the TO REFUSE Recommendation:

1. Description:

1.1 This is an amended application to erect a two-storey dwelling; the previous application was permitted under ref. C08A/0525/17/LL in December 2008 contrary to the officers’ recommendation. It is proposed to erect a dwelling on a plot of land which is within the Conservation Area of the village which is also attached to the boundary wall of the Church which is a Listed Building. The proposal is different to what was approved in terms of the size and design of the dwellings. The footprint of the proposed dwelling would be smaller than the approved dwelling, but substantially higher and mainly in an ‘A’ frame shape.

1.2 There is an existing building on the site which adjoins the wall of the Church, and it is proposed that this be retained in order to incorporate it into the property as part of the dwelling. The roof will be finished with slate and the walls will have a stone finish. The front elevation will be mainly glass with roof lights on both sides. It is proposed that the existing garage on the site be demolished in order to create a site access, which is served by a narrow unclassified road.

1.3 The site lies within the development boundary of the Village, which is within a Conservation Area and adjoins the wall of the Church, which is a grade II* listed building. The site is also adjacent to trees which are the subject of a Tree Preservation Order. There are dwellings to both directions of the site, and a Church to the rear. The unclassified road is to the front of the site.

2. Relevant Policies:

2.2 Gwynedd Unitary Development Plan 2009:

B3 – DEVELOPMENTS AFFECTING THE SETTING OF A LISTED BUILDING - 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. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

B4 – DEVELOPMENT WITHIN OR THAT AFFECTS THE SETTING OF CONSERVATION AREAS - Ensure that proposals within conservation areas, or which affect their setting, are refused unless they aim to maintain or enhance the character or appearance of the conservation area and its setting.

2.3 National Policies:

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

TAN 12 on Design (June 2009)

Planning Policy Wales, Chapter 6 - Conserving the Historic Environment (February 2011).

3. Relevant Planning History:

3.1 C07A/0858/17/LL - Erection of one dwelling. Refused 29-1-2008 C08A/0525/17/LL - Erection of single-storey dwelling (re-submittal) Approved 24- 12-2008.

4. Consultations:

Community Council: Not received

Royal Commission on the The amended plan is more sensitive to the conservation area and it Ancient and Historical will incorporate the small vernacular building on the site. Monuments of Wales: A condition is also needed to undertake an archaeological watching brief during the groundworks.

Archaeology Council for Not received Wales:

Gwynedd Archaeological The site still has archaeological potential even with the reduced Planning Service: footprint, and therefore a condition should be added to have a work programme in place before any work on the development commences.

The Georgian Group: Not received

The Victorian Society: Not received

SPAB: Not received

Cadw: Not received

Monuments Society: Support the current design. The design resembles the Church roof, and therefore echoes the church itself, and makes an interesting accompaniment to the church.

The Council’s Conservation The site is very sensitive but the proposal has considered every Officer: aspect, and also the existing building has been incorporated into the PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

design. Aesthetically, the design is radical, but with good balance with the local vernacular. No objection to the proposal.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The consultation period ended on 3-1-2012 and one letter has been received supporting the proposal but also concerned about the access due to the small track leading to the site. However, this is not a listed building matter.

5. Assessment of the material planning considerations:

5.1 The principle of the development

The principle of the development – the principle of erecting a new dwelling near the boundary wall of the listed Church has already been accepted and deemed acceptable, and it is believed that the design of the latest proposal is relatively acceptable in terms of the architectural and historical character of the nearby building. It can also be seen from the above-mentioned statutory consultees that the principle of the new building and design has been accepted by the statutory consultees.

It is believed that the work of incorporating the existing building on the site into the new building is acceptable from a Conservation perspective. The work will mean that the building will get a new use, rather than remain dormant.

5.2 The impact of the development on the setting of the listed building / conservation area

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 B3 of the GUDP reiterates this and states that proposals that affect the setting of Listed Buildings will not be approved unless they conform to the criteria including: - that the design of the development enhances the special quality of the main building and that the proposal will not cause significant harm to important views of and from the building.

It is not intended to create any new openings within the existing building, only to reuse the current opening and re-roof the building with slates to match the new building, to work as a link from the old building to the new building. Therefore, it is not considered that the proposal will affect this building. However, it is considered that the proposal, due to its relatively large ‘A’ frame shape will dominate the site, and with a height of 7.25m it will be very high located next to a Listed Church and it is believed that this height will have an adverse effect on the character and the setting of the listed building. It will have an impact on the main views from the Church and from the conservation area and is therefore contrary to the requirements of policy B3 and B4 of the GUDP.

5.7 Any other considerations

The application is submitted to committee at the Local Member’s request. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

6. Conclusions:

6.1 Although permission already exists to erect a dwelling on this site, this design was more traditional and did not ‘compete’ with the church which is the main building within the conservation area. It is not considered therefore that this application is acceptable in terms of its design which is unsuitable for the conservation area and the setting of the adjacent listed Church and it is considered therefore that the application should be refused for the reasons noted.

7. Recommendation:

Refuse – reasons – contrary to policy B3 of the GUDP (effect of the height of the building on the setting of the listed building), contrary to policy B4 (effect of the design of the building on the Conservation Area). PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

No. 11 PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

Application Number: C11/1149/30/LL Date Registered: 13/12/2011 Application Type: Full - Planning Community: Aberdaron Ward: Aberdaron

Proposal: ERECT SINGLE STOREY CAFE WITH ASSOCIATED PARKING FOR 20 CARS AND IMPROVEMENTS TO VEHICLE ACCESS Location: TY CROES MAWR, Y RHIW, PWLLHELI, GWYNEDD, LL538AG

Summary of the Recommendation: TO REFUSE

1. Description:

1.1 A full application to erect a single storey building in order to create a café for visitors and associated car park for around 20 cars.

1.2 The building would measure 10 metres in length, 6.7 metres in width and 3 metres high and would contain toilets, a kitchen and the café itself. The external finish of the building would be made of timber and the roof finished with felt tiles whilst the window and door frames would be made of timber.

1.3 The proposal involves locating the building and the nearby car park on agricultural land adjacent to a current agricultural shed. The existing vehicular access to the site would be adapted. The land is a level that is slightly lower than the nearby road with a soil 'clawdd' mainly as a boundary with dispersed growth of plants along the road such as gorse and fern.

1.4 The site is located some distance outside the rural village of Y Rhiw and within an Area of Outstanding Natural Beauty and Heritage Coast.

2. Relevant Policies:

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

2.2 Gwynedd Unitary Development Plan 2009:

POLICY B8 – LLŶN AND MÔN AREAS OF OUTSTANDING NATURAL BEAUTY (AONB) To safeguard, maintain and improve the character of the Areas of Outstanding Natural Beauty by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features of the site.

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. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

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

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

POLICY CH32 – INCREASING ACCESSIBILITY BY PUBLIC TRANSPORT Proposals that are likely to lead to a substantial increase in the number of journeys by private motor vehicles will be refused unless there is an adequate public transport service in place as an alternative, or unless the development will be effectively serviced by public transport in the future and that consideration has been given to promoting the use of public transport services in the planning and design of the development.

POLICY D13 – ATTRACTIONS AND FACILITIES Proposals for the development of new attractions and facilities for visitors, or to improve the standard of existing facilities will be approved if they are located within a development boundary or on other specific sites if there are no suitable opportunities within a development boundary. It will be a requirement that each proposal conforms to the criteria regarding the development of ‘niche’ markets or support for the development of the recognised Gwynedd Tourism Strategy and also the design, appearance and setting of the proposed development.

2.3 National Policies:

Planning Policy Wales version 4 February 2011

TAN 12: Design

TAN 6: Planning for Sustainable Rural Communities Paragraph 3.7.1—3.7.2 – Farm Diversification

3. Relevant Planning History:

3.1 Application 2/10/94 – erection of agricultural dwelling on nearby land to the site – approved 07.11.1977

4. Consultations:

Community/Town Council: Not received

Local Member: It was requested that the application be submitted to the planning committee rather than deal with it under the PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

delegated procedure in order to hold a discussion about the rural economy and these type of developments.

Transportation Unit: Not received

National Trust: Not received

Access Officer: Observations regarding the proposal and the provision for disabled users.

Countryside Council for Wales No comment but suggested that contact should be made with the Council’s AONB officer due to the site’s location.

Welsh Water: No comment, but suggested contacting the Environment Agency if a private treatment system is installed.

AONB Officer: He expressed concern regarding the proposal and the visual impact of the proposed development on the AONB especially the car park and the additional traffic.

Public Consultation: A notice was placed on the site and neighbouring residents were informed. The advertising period ended on 26.01.12 and three responses were received at the time of writing this report objecting to the application on the following grounds:

 Lack of consultation  Unacceptable increase in vehicles affecting the current substandard road  Increase in traffic would have and unacceptable effect on pedestrians and current residents.  Detrimental effect on visual amenities including damage to the AONB.  Need to safeguard the character of the area.  Unacceptable development in open countryside.  Lack of compliance with adopted policies.  Detrimental effect on the amenities of local residents.

In addition to the aforementioned objections, objections were submitted that were not valid planning objections, which include:

 Consistency with previous decisions to refuse developments that affected the AONB.

5. Assessment of the material planning considerations:

5.1 The principle of the development

The principle of supporting proposals for farm diversification and establishing businesses in the countryside is supported if the proposal complies with other policy considerations. In this case it is not considered that erecting a new building rather than re-using a current building in this location for the proposed use is acceptable due to the visual impact on the area, the effect on the AONB and the general effect on the amenities of the nearby area. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

5.2 Visual amenities

The main purpose of designating areas as an Area of Outstanding Natural Beauty is to safeguard the area’s beauty; therefore the Council has a responsibility to ensure that priority is awarded to protecting the landscape. Nevertheless, other considerations must be considered such as safeguarding agriculture, forestry and other rural industries along with the area’s economic and social needs. But most of all any proposed development must be considered and balanced against the effect on the landscape.

The site is located in a prominent location in the landscape, it is recognised that the clawdd and the current agricultural buildings would partly conceal the proposed building to some extent from the north and east, but from open direction of the south and west the building and car park would be prominent.

The applicant’s desire for diversification is recognised, but is has to be recognised that the Llŷn AONB is an important national designation and approving the application could create a precedent for similar developments in this sensitive area. On the basis of the probable impact of a new building rather than an alteration on the area’s visual amenities and the amenities of local residents it is not considered that the proposal complies with the requirements of policies B8 and B23.

In addition, it is not considered that the design and finishes of the proposed building are acceptable nor appropriate for this sensitive rural area and so it is not considered that the proposal satisfies the requirements of policies B22 and B25.

5.3 General, traffic and residential amenities

The area’s scattered residential pattern means that there aren’t houses directly close to the site, but houses and accesses to houses are dispersed along the road from the start of the road on the village’s crossroads around half a mile from the site. No observations were received by the Transportation Unit regarding the proposal when preparing the report but the applicant spoke to the officer before submitting the application and he states in the Design and Access Statement that no significant concerns were raised regarding the road. However, it is considered that an increase in the use of this narrow road would unavoidably affect local residents, affecting the general amenities of the area and nearby residents.

The location of the site means that there would be an increase in the use of cars and that this increased use along the narrow rural road would be likely to impair on the safety of the roads, contrary to the requirements of policies CH32 and CH33.

5.3 Location

Policy C1 encourages locating new developments mainly within town and village development boundaries but with exceptions. In this case it is not considered that the application completely satisfies the criteria of this policy in order to deviate from these requirements as it is a development which is located on current agricultural land with no connections or attractions or other permanent facilities.

It is not considered that the users of the coastal path that is approximately 550 metres away from the site would see an obvious benefit due to the site’s distance from the path, and therefore it is not considered that there is justification for the development to be located on this site based on the connection with a close attraction or activity. Therefore, it is considered that the proposal is contrary to the requirements of policy D13. PWYLLGOR CYNLLUNIO DYDDIAD: 06/02/2012 ADRODDIAD PENNAETH ADRAN RHEOLEIDDIO CAERNARFON (CYNLLUNIO, TRAFNIDIAETH A GWARCHOD Y CYHOEDD)

5.4 Any other considerations

A reference is made in the Design and Access Statement that a precedent has been created by a café that has been approved in Uwchmynydd but it must be declared that this application was approved contrary to the officers’ recommendation and that is has been located on a permanent tent/caravan site.

5.5 Response to the public consultation

As noted above, letters of objection were received regarding the proposal although some matters that were raised are not material planning considerations. This report has responded to matters highlighted in the objections.

Reference is made to the lack of a full consultation in some of the objectors’ observations, and in particular to the claim in the applicant’s statement that a consultation was held with the site’s nearby residents, but the objectors claimed that no such consultation was held and that there was lack of time to object because of the Christmas period. This is not a matter for the Council and it is considered that the applicant followed the statutory procedure sufficiently by advertising the application on the site and sending letters to nearby residents and placing a public notice on the crossroads in the village.

6. Conclusions:

6.1 Given the above, and having considered all the relevant matters including local and national policies and guidelines it is considered that the proposal would be likely to have a significant detrimental effect on the landscape due to the building’s location, design, setting and materials which are unsuitable for a prominent site in the AONB and HC.

7. Recommendation:

7.1 Refuse – reasons – the proposal to erect a new building rather than re-using a current building due to its prominent location, design, setting and use and also the prominent location of the car park would be likely have a substantial detrimental effect on the visual amenities of the AONB and HC and the amenities of nearby residents and those who use the narrow road and as a result, would be contrary to policies B8, B22, B23, B25, C1 and D13, CH32 and CH33 of the Gwynedd Unitary Development Plan.