cyfarfod : pwyllgor cynllunio a mynediad · 2020. 4. 9. · application proposes a steel portal...

R H Y B U D D O G Y F A R F O D / N O T I C E O F M E E T I N G

Awdurdod Parc Cenedlaethol Eryri Emyr Williams Prif Weithredwr Awdurdod Parc Cenedlaethol Eryri Penrhyndeudraeth Gwynedd LL48 6LF Ffôn/Phone (01766) 770274 E.bost/E.mail : [email protected]

Snowdonia National Park Authority Emyr Williams Chief Executive Snowdonia National Park Authority Penrhyndeudraeth Gwynedd LL48 6LF Ffacs/Fax (01766)771211 Gwefan/Website: : www.eryri.llyw.cymru

Cyfarfod : Pwyllgor Cynllunio a Mynediad Dyddiad: Dydd Mercher 17 Ionawr 2018

Amser 10.00 y.b.

Man Cyfarfod: Plas Tan y Bwlch, Maentwrog.

Meeting: Planning and Access Committee Date: Wednesday 17 January 2018

Time: 10.00 a.m.

Location: Plas Tan y Bwlch, Maentwrog.

Aelodau wedi’u penodi gan Gyngor Gwynedd Members appointed by Gwynedd Council

Y Cynghorydd / Councillor : Freya Hannah Bentham, Elwyn Edwards, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager, Gethin Glyn Williams;

Aelodau wedi’u penodi gan Gyngor Bwrdeistref Sirol Conwy

Members appointed by Conwy County Borough Council Y Cynghorwyr / Councillors :

Philip Capper, Chris Hughes, Ifor Glyn Lloyd;

Aelodau wedi’u penodi gan Llywodraeth Cymru Members appointed by The Welsh Government

Mr. Brian Angell, Ms. Tracey Evans, Mrs. M. June Jones, Mrs. Marian W. Jones, Mr. Ceri Stradling, Mr Owain Wyn.

A G E N D A 1. Apologies for absence and Chairman’s Announcements To receive any apologies for absence and Chairman’s announcements. 2. Declaration of Interest

To receive any declaration of interest by any members or officers in respect of any item of business.

3. Minutes

The Chairman shall propose that the minutes of the meeting of this Committee held on 6th December 2017 be signed as a true record (copy herewith) and to receive matters arising, for information.

4. Planning Annual Performance Report (APR) 2016-17: Assessment To submit a report by the Head of Development Management and Compliance.

(Copy herewith) 5. Inspection Panel Reports

To submit the reports of the Southern Area Inspection Panel held on 21st December 2017 together with the reports by the Director of Planning and Land Management on the applications. (Copy herewith)

6. Reports by the Director of Planning and Land Management To submit the reports by the Director of Planning and Land Management on

applications received. (Copies herewith) 7. Update Reports To submit update reports, for information. (Copies herewith) 8. Delegated Decisions To submit the list of applications which have been determined in accordance with

delegated authority, for information. (Copy herewith) 9. Report by the Director of Planning and Land Management To submit a report by the Director of Planning and Land Management on policy

matters. (Copies herewith) - 2017 Joint Housing Land Availability Study

10. Planning Appeals To submit an oral report by the Director of Planning and Land Management on the Inspector’s decision to refuse an appeal by Mr. Tim Bush against the Authority’s decision to refuse planning permission for a rear extension to the existing

cottage together with associated alterations, Hen Bandy, Llanbedr. LL45 2NN (A copy of the Inspector’s decision is enclosed - Copy herewith)

ITEM NO. 3

SNOWDONIA NATIONAL PARK PLANNING AND ACCESS COMMITTEE

WEDNESDAY 6th DECEMBER 2017

Councillor Elwyn Edwards (Gwynedd) (Chairman) PRESENT:

Members appointed by Gwynedd Council Councillors Freya Bentham, Alwyn Gruffydd, Annwen Hughes, Edgar Wyn Owen, Elfed Powell Roberts, John Pughe Roberts, Catrin Wager; Members appointed by Conwy County Borough Council Councillors Philip Capper, Chris Hughes; Members appointed by the Welsh Government Mr. Brian Angell, Ms. Tracey Evans, Mrs. M. June Jones, Mrs. Marian Wyn Jones, Mr. Ceri Stradling, Mr. Owain Wyn; Officers Mr. G. Iwan Jones, Mr. Jonathan Cawley, Mr. Aled Lloyd, Mr. Richard Thomas, Ms. Iona Thomas, Mrs. Anwen Gaffey. 1. Apologies

Councillors Ifor Glyn Lloyd, Gethin Glyn Williams.

2. Declaration of Interest No declarations of Personal Interests were made in respect of any item. 3. Minutes

The minutes of the Planning and Access Committee meeting held on the 18th October 2017 were accepted and the Chairman signed them as a true record.

4. Reports by the Director of Planning and Land Management

Submitted – Reports by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached. 5. Update Reports

Submitted – Update reports by the Director of Planning and Land Management on planning applications and compliance matters.

Please see the Schedule of Planning Decisions attached. 6. Delegated Decisions

Submitted and Received – List of applications determined in accordance with delegated authority. RESOLVED to note the report.

7. Planning Appeal Submitted and Received – copy of the following appeal decision:-

Appeal by Mr. Stephen Jones against the Authority’s decision to refuse planning permission for a new steel portal framed agricultural building to house livestock (sheep) hay, bedding feed and fodder with a central concrete thoroughfare for tractor access within the building, land at Old Pumping Station, Cil Twllan, Gerlan, Bethesda. (Appeal dismissed)

The meeting ended at 10.50 a.m.

SCHEDULE OF PLANNING DECISIONS – 6th DECEMBER 2017 Item No. 1. NP5/77/2E – Erection of 446 square metre forestry workshop and 107 square metre

office building, new vehicular access, landscaping and hardstanding, Gwrach Ynys, Talsarnau.

Public Speaking Cllr. Eifion Williams, Talsarnau Community Council, addressed the Planning and

Access Committee and asked Members to consider the following:- - Members were asked to note the number of people at the meeting who were

attending to show unanimous support for the applicant, Mr. Geraint Williams. - local people support the creation of new, permanent jobs, in an area with few

employment opportunities. - Members should support a young man who wants to make his living locally. - Cllr. Williams referred to a pulveriser, which was located down the road from the

application. - neighbouring Tanforhesgan have no objections to the proposal. - Cllr. Williams could not understand the problem, stating that communities need

permanent jobs to keep young people in the area, to sustain local schools and keep the language alive.

- the local community strongly support the application and Members were asked to approve the proposal.

Mr. Ed Bailey, the Agent, addressed the Planning and Access Committee and asked Members to consider the following:- - the application was simple and uncontentious and would create 5 local jobs. - the applicant had consulted with officers over a period in excess of 3 years. - the site was ideal and not contrary to the policies listed in the Agenda. - surveys have been conducted and have shown no ecological reasons to refuse.

The noise survey shows low impact and the visual impact survey states that it would not be seen from places such as Harlech Castle.

- there is a gap in the policy between agricultural use and forestry use and the agent read out the case officer’s assessment of the application that “the application proposes a steel portal shed of ‘agricultural’ scale and design that would not necessarily look out of place in the rural environment, if it were for agricultural purposes. A very similar agricultural building of similar scale and design was granted planning approval in 2006 and has now been erected around 1 mile to the south of this site”.

RESOLVED – Site Inspection. Case Officer to provide all consultee correspondence relevant to this application including pre-application advice.

2. NP5/59/511F – Revised layout for residential development for 16 dwellings (12 open

market and 4 affordable) inclusive of existing bungalow approved under Planning Consent NP5/59/511A dated 4th February 2005, land at Penrhiw, Llan Ffestiniog.

RESOLVED to authorise the Director of Planning and Land Management to grant permission for the revised layout of 11 open market and 5 affordable dwellings, subject to appropriate conditions and a Section 106 affordable local occupancy agreement.

3. NP5/74/6A – Alterations and extensions to dwelling, Cae Glas Aberangell. Arising thereon, a Member raised concerns that the property had been included on

the Authority’s list of traditional buildings. The applicants were not aware of this and officers were asked to provide details of when exactly the house was entered onto the traditional building list. The Director of Planning and Land Management agreed to review the Authority’s processes and procedures with regard to traditional buildings.

RESOLVED – Site Inspection. Members asked officers to provide accurate dimensions at the site inspection.

Update Reports (1) List of Compliance Cases – For Information RESOLVED to note the report. (2) Planning, Enforcement Notices and Certificates of Lawful Use Appeals submitted and awaiting decision – For Information RESOLVED to note the report. (3) Section 106 Agreements – For Information

Arising thereon, the Director of Planning and Land Management outlined the formula for affordable housing sale prices, based on 3½ times the median household income in each community area. Grwp Cynefin/Tai Teg assess who meets this criteria.

RESOLVED to note the report. (4) Outstanding Applications where more than 13 weeks have elapsed – For Information

RESOLVED to note the report.

ITEM NO. 4

MEETING

Planning & Access Committee

DATE

17 January 2018

TITLE

PLANNING ANNUAL PERFORMANCE REPORT (APR) 2016-17: ASSESSMENT

REPORT BY

Head of Development Management and Compliance

PURPOSE

To highlight the content of the 2016-17 APR

1.0 Background 1.1 The Annual Performance Report (APR) is seen by Welsh Government as an

important mechanism for monitoring Local Planning Authority performance against a key set of National performance indicators and as a means of driving its agenda for modernising the planning system in Wales. It also represents an important tool for benchmarking the performance of Authorities across Wales and importantly must also be seen in the context of Welsh Government proposals to intervene where Local Planning Authorities exhibit consistent underperformance.

1.2 This year’s APR, reviewing performance for the Authority for the period 2016- 17, will be made available before the Committee. 2.0 Structure of the APR 2.1 The APR sets out the context of the department in Snowdonia and includes

some important background issue, such as:

• Broad Structure of the Department: It is a relatively small department where collaboration is very important to maintain resilience. Also, whilst there have been some cuts to staffing levels in previous years, a bigger impact was imposed this year (2016-17) with the permanent loss of 2 senior posts rather than in the year of the actual APR.

• A Unique Landscape with Unique Challenges: The significant challenge facing a Planning Authority in a National Park setting with multiple other environmental and cultural designations, along with the added complexity of having a fragile economic and social infrastructure.

• Corporate Background There is also a brief overview of the corporate context within which the Department operates.

• Performance The most important section of the report relates to the actual performance of the Authority – measured primarily by the Government’s performance indicators. These are set out in Section 4 of the APR. Throughout the performance assessment, specific Actions have been included to address targeted areas where performance improvements could be achieved.

3.0 Performance 3.1 The positive changes introduced in recent years have improved the

Authority’s development management performance. Key performance measures are detailed below

o 81% of applications were determined within the required timescales o 87% of all applications were approved o 13 of the Authority’s applications were appealed with 69% being upheld o 18% of applications made contrary to officer advice o 77 days average time to determine applications

3.2 The LDP continues to serve the Authority well, and the latest LDP Annual Monitoring Report (AMR) indicated that a ‘short form’ review was likely to be the most effective way forward for the review of the LDP. This review has of course now commenced – and can be reported on in more detailed in next year’s APR.

4.0 Action Measures 4.1 To continue with the on-going process of improving performance and

efficiency it is important and encouraged by the Welsh Government that the report contains action measures, so that we have a clear basis to monitor and recognise improvement. The 2016-17 APR contains 3 such measures.

4.2 Action 1 – Customer Focus

SNPA to continue to assess how customers (in particular planning applicants) are dealt with at pre- and post-application stages.

4.3 Action 2 - Performance Improvements

The Authority will assess several measures which attempt to improve performance, which will include: a) Regular Programme of Performance Management Meetings b) Improving the way planning communicates with both external

and internal consultees c) Improving our internal systems through making better use of

ICT generally including the website d) Looking for ‘marginal gains’ in improving efficiency of the process

of determining a planning application 4.4 Action 3

Action 3: To assess improvements that can be achieved on collaboration issues, with a particular focus on:

a) Improving our ICT systems and reviewing how we consult with

external consultees through our electronic services; b) Collaboration on Natural and Built Heritage in the Planning

Process – in partnership with all North Wales Authorities, NRW and CADW;

c) Collaboration with the Planning Departments at Brecon Beacons National Park and Pembrokeshire Coast National Park;

d) Making improvements to how we consult and receive consultee responses from internal departments.

5.0 Conclusion 5.1 The year’s APR provides a useful tool to benchmark the Authority’s

performance against other Authorities in Wales and to monitor progress in future years. It also demonstrates that the Authority has made improvements in performance and that through the Action measures will continue to focus on areas of improvement and embracing the Welsh Government agenda for modernisation on the planning system in Wales.

6.0 Recommendation For Members to:

1) Note the content of the report 2) Receive a presentation from officers on the key issues identified. 3) Discuss the content

SNOWDONIA NATIONAL PARK AUTHORITY SOUTHERN INSPECTION PANEL, 20 DECEMBER 2017 NP5/74/6A - ALTERATIONS AND EXTENSIONS TO DWELLING, CAE GLAS, ABERANGELL. PRESENT

Councillors Elwyn Edwards, Annwen Hughes, Elfed Powell Roberts, John Pughe Roberts, Mr Owain Wyn, Mr Brian Angell, Mr Ceri Stradling.

APOLOGIES

Councillors Freya Bentham, Gethin Glyn Williams, Mrs Marian W Jones

IN ATTENDANCE

Aled Lloyd, Head of Development Management and Compliance Iona Thomas, Principal Planning Officer - Development Management

REPORTED

- Details of the application. - The proposal involves the demolition of existing single

storey lean-to extensions and alterations and extensions to the dwelling in the form of two storey extensions, raising the height of the roof and the removal of a chimney.

- The dwelling is included on the Authority’s list of traditional buildings. The purpose of the list is to identify such buildings for their significance and contribution to local vernacular. The purpose of Development Policy 7 is to protect these traditional buildings from significant harm, not to stifle future development.

- Officers are of the opinion that the height, form, scale and design of the proposal is not in keeping with the original dwelling. The proposed extensions on the west (new front) elevation in particular are not compatible with the character of the site or the local area and would detract from the character of the existing dwelling. Together with the other extensions and alterations, the character of the dwelling would be entirely lost as a result of the proposed work. The proposal is therefore contrary to Development Policies 1, 7 and 15.

- Member’s attention was drawn to a recent appeal decision where the main issue under consideration was the effect of a proposed extension on the character and appearance of a traditional building. Officers consider the inspector’s comments in coming to the conclusion to dismiss the appeal echoes officers opinion of this current application – ‘The proposed extension would be an unsympathetic

addition based on a need for additional accommodation rather than a considered approach to the character of the cottage’.

- The total floor area of the proposed extensions, increasing the height of the existing roof, and the height of the proposed extensions would be contrary to Development Policy 15.

- The floor area of the original building should not be confused with that of the existing dwelling. “Original” is defined in The Town and Country Planning (General Permitted Development) Order 1995 as ‘in relation to a building existing on 1st July 1948, as existing on that date and, in relation to a building built on or after 1st July 1948, as so built’. The agent’s calculations with regards to increase in floor area are based on measurements of existing floor area (including additions after 1st July 1948). Development Policy 15 clearly states that the calculations should be based on the original dwelling; or in this case any part thereof that remains.

- Calculations of floor areas (total existing, original and proposed extensions) were provided on annotated plans which will be made available to all members in Document Bundle 1.

- No pre-application advice was sought prior to the submission of the application.

- On contact with the agent, they have confirmed that they did look at the option of a replacement dwelling, but decided to retain what they could of the original, albeit changing the design considerably. The option of an extension that was detached from the house with a simple link between was also considered but discounted as it did not work with the levels and the applicants requirements.

- Members need to consider whether the height, form, scale and design of the proposed extensions are compatible with, and will not significantly harm, the character of this traditional building.

DISCUSSED

- Discussion was had regarding the design and scale of the extensions on the traditional building.

- Discussion was also had regarding the option of a replacement dwelling. Officers advised that if it can be proven that the existing dwelling is substandard and cannot be extended or improved in an appropriate manner the Authority could, in principal, consider an application favourably, subject to appropriate design and size. However, members are reminded that this application is for

alterations and extensions to the existing dwelling, and a decision should be made on the application before them.

CONCLUSION

The Panel concluded to discuss further at the next planning committee meeting.

SNOWDONIA NATIONAL PARK AUTHORITY SOUTHERN INSPECTION PANEL, 20 DECEMBER 2017 NP5/77/2E - ERECTION OF 446 SQUARE METRE FORESTRY WORKSHOP AND 107 SQUARE METRE OFFICE BUILDING, NEW VEHICULAR ACCESS, LANDSCAPING AND HARDSTANDINGS, LAND AT GWRACH YNYS, YNYS, TALSARNAU. PRESENT

Councillors Elwyn Edwards, Freya Bentham, Annwen Hughes, Elfed Powell Roberts, John Pugh Roberts, Mr Brian Angell, Mr Ceri Stradling.

APOLOGIES

Mrs Marian W. Jones.

IN ATTENDANCE

Aled Lloyd, Head of Development Management and Compliance Richard Thomas, Principal Planning Officer

REPORTED

- Authority officer was able to describe the proposed development to the Members from adjacent land to the application site. - Officer explained that the matters of concern would be the extent of hardstanding within the site boundary, the 2.4 metre high security fence and the extent of the visibility splays required at the road junction. - The Officer was able to point out public vantage points to the rear of the site being the public right of way immediately adjoining the site and the Wales Coastal Path.

DISCUSSED

- There was a general consensus amongst Members that in view of the ‘agricultural’ nature of the proposed building it would not look out of place at a this location and that any long distant views would be in the context of other similar agricultural buildings and the Ffridd Rasus municipal recycling and refuse site. - Consequently there would be no significant harm to long distant views of this development, including the World Heritage Site of Harlech Castle. - Members considered that the applicant could supply additional information as to the requirement for the extent of the hardstanding around the building and the permeable surfaced area around the perimeter of the site.

- It was also concluded that any localised visual intrusion could be mitigated through a scheme of landscaping on land within the applicants ownership to the east of the application site.

CONCLUSION

To discuss this application further at the next Planning and Access Committee in the light of any further information received from the applicant on the matters discussed.

Site: Land at Gwrach Ynys, Talsarnau. Proposal: Erection of 446 square metre forestry workshop and 107 square metre office building, new vehicular access, landscaping and hardstanding. Designations: Adjacent to Public Right of Way In close proximity to Wales Coastal Path Publicity Undertaken: Site Notice: Yes Press Notice: No Neighbour Letters: Yes Reason(s) Application Report to Committee Scheme of Delegation: At the request of Authority Member

Snowdonia National Park Authority – Planning & Access Committee

Date: 06/12/2017

Date Application Registered: 19/10/17 Application Number: NP5/77/2E Community: Talsarnau, Harlech Grid Reference: 258645 333985 Application Type: Full Location: Gwrach Ynys, Talsarnau. Applicant: Description: Mr. Geraint Williams Gwynedd Mobile Milling Limited Gwrach Ynys Ynys Talsarnau Gwynedd LL47 6TS

Erection of 446 square metre forestry workshop and 107 square metre office building, new vehicular access, landscaping and hardstanding.

Consultees: Responses: Talsarmau Community Council Support Gwynedd Highways Authority No objections, subject to

conditions Natural Resources Wales No objections Dwr Cymru No objections Environmental Health No observations received National Park Forestry Officer No justification for facility of

this size at this location National Park Ecologist No objections

PREVIOUS REPORT

Relevant Planning History: App No. Details Decision NP5/77/2D Erection of 446 square metre forestry

workshop and 107 square metre office building, new vehicular access, landscaping and hardstanding

Refused 2017

Relevant Planning Policies: Planning Policy Wales Paragraphs: 4.6.3 and 4.6.4 Priorities for Rural Areas Paragraph: 4.7.8, Development in the countryside Paragraph 4.11.10, scale and siting within areas recognised for their landscape value Technical Advice Note 23 (TAN 23) Paragraphs: 2.1.2 & 3 Paragraph: 2.1.6, Alternative sites Paragraph: 2.1.9, Jobs accommodated Paragraph: 2.1.11, Special merit Eryri Local Development Plan 2011 Policy No Policy A National Park Purposes and Stainable Development C Spatial Development Strategy 1 General Development Principles D Natural Environment 2 Development and the Landscape 6 Sustainable design and materials H Sustainable Rural Economy 19 New Employment and Training Development

Supplementary Planning Guidance SPG 7: Landscapes and Seascapes of Eryri, 2014 Background This application follows an identical planning application by this applicant on this site that was submitted only in February 2017 and following consideration was refused permission on the grounds that:

the application presented insufficient overriding justification for a development of this nature in the open countryside

it would, if approved, present sporadic development to the detriment of the special qualities of the National Park

it would not preserve and enhance the natural beauty wildlife and cultural heritage of the area

it proposed excessive and inappropriate buildings, groundworks and vehicular access

insufficient information presented with the application on potential noise nuisance.

The applicants did not submit an appeal to the Welsh Ministers against that decision and in submitting this application have failed to address any of the above reasons for refusal other than submitting information on potential noise emanating from the facility. Pre-application advice was sought by the applicant from this Authority in preparation for the previously refused application on the merits of a development of this nature at this location. The advice given to the applicant has been consistent in advising the applicant that national and local policy and advice do not support such a development at this location. On three occasions the applicant has been advised of this by letters dated 05/04/2016, 09/06/2016, 24/06/2016. These points were reaffirmed at a meeting held at SNPA offices on 09 September 2016 attended by applicant, applicant’s agent, Caerwyn Roberts (elected councillor at that time), case officer and Head of Development Management. Subsequent to that meeting the inappropriateness of the proposal was reiterated in a fourth letter dated 16/09/2016, copies attached at appendix. No further pre-application advice was sought by the applicant from this Authority following the refusal of planning permission and submitting this application. The application site The application site refers to low lying land in an open aspect 2 miles to the north of Harlech and 1 mile south of Ynys. The land is currently utilised for agricultural purposes but has evidence of unauthorised timber preparation activity on it. There is evidence of a small brick built structure in the south eastern corner (probably war time military) of the site which has now collapsed. The application site does not currently have direct vehicular access to the highway network. There are no landscape features on the site and there are few boundary features providing natural screening. To the south of the site is a now clear felled softwood plantation. The western boundary of the site is defined by a public right of way (Talsarnau 19). In addition the Wales Coastal Path is in full view of this site traversing at a distance of 500 metres to the west. There are no ecological designations for this site which is described as improved grassland of negligible ecological interest.

The applicant, through agents, sought pre-application advice from this Authority and the Highways Authority. The Highways Authority raised no ‘in principle’ objections to the creation of a new access at the location proposed and through the submission of amended plans during the consideration of the application the required standards in terms of geometry and visibility splays have been met. This application proposal comprises: The erection of a steel portal building for use as a workshop, measuring

24.3m x 18.4m by 6m to ridge. The erection of a steel portal building for use as an office, measuring

12.1m x 8.7m by 3.14m to ridge. Installation of septic tank and soakaway Laying down of 77.5m x 68m (5270sqm) hardstanding, Erection of a 2.4m high steel palisade security fence around the whole

site Boundary planting to north, west and east boundaries Creation of 62m x 8m x 2.5m high earth bund from excavated topsoil Creation of 85m of new tarmac access track at 4m width at narrowest

point widening to 30.7m at the road verge to meet highway standards. Removal of 30.7m of stone wall to highway verge.

The applicant has stated that he runs a building and joinery business employing circa 7 persons. Alongside this building firm the applicant operates a mobile milling business and through these activities has identified the potential for wood manufacturing, storing, drying and processing which requires a specialist premises of the type now being applied for. It is stated that it is envisaged that the proposal will generate 5 additional jobs. From this it is evident that this proposal cannot be viewed as a genuine rural enterprise as it cannot be described as agricultural diversification nor as a forestry enterprise as it is not in association with any farm business or forestry harvesting/management scheme. As raw materials are being transported to the proposed site, processed and then sold on this facility is to be viewed as a manufacturing facility which has no particular locational requirements. Policy considerations: Applications such as this will be judged against national policy and guidance as found in Planning Policy Wales (PPW) and Technical Advice Notes (TAN) and at a local level in the Eryri Local Development Plan (ELDP) and Supplementary Planning Guidance.

Local Policy Eryri Local Development Plan Whilst applications of this nature are to be judged against all the policies of the ELPD some are more relevant than others. Of particular relevance are the following policies. National Parks are so designated in recognition of their ‘special qualities’. Consequently in assessing development proposals with the open countryside of National Park the effects of that development must be judged against and found not to harm those special qualities. Primarily any application must therefore be found not to be in conflict with ELDP Strategic Policy A, (SPA). Following on from SPA, Development Policy 1 (DP1) provides the criteria upon which development will be judged as to its potential effect on the special qualities of the National Park. DP1 details 16 criteria, all of which must be considered and the proposed development not to be in conflict with those deemed relevant. Strategic Policy C (SPC) provides the spatial development strategy for the National Park and states that in the open countryside development will be restricted to:

xx. Conversion of rural buildings to support economic uses. xxi. Conversions of rural buildings for affordable housing for local

needs. xxii. New housing development through conversion will be restricted to

no more than 12% of the overall housing requirement and will be monitored during the Plan period.

xxiii. Replacement dwellings. xxiv. Housing relating to an essential need to live in the countryside in

line with national planning policy. xxv. Other essential community facilities to serve local residents where

there are no suitable locations in settlements listed in the settlement hierarchy.

xxvi. Agricultural developments which are sympathetically accommodated in the landscape.

This proposed development does not fall within any of the above criteria and is therefore in conflict with this Strategic Policy. Strategic Policy D (SPD) highlights the importance on ensuring that where development is deemed acceptable developers ensure that the natural environment, in terms of the protection of the natural resources, biodiversity, geodiversity and (of importance to this application) the ‘Special Qualities’ of the National Park are protected and enhanced.

Development policy 2 (DP2) is relevant to his case as it details matters and designations that must be taken into consideration when assessing the impact on the landscape of a proposed development. Of relevance to the consideration of any planning application will be compliance with Development Policy 6 (DP6) and ensuring that the proposal does not conflict with the policy criteria. To be considered favourably under the terms of Development policy (DP19) new employment development should be located within or adjacent to the main built up areas of local service centres, service settlements or secondary settlements. Policy DP19 was devised to allow for a great deal of flexibility in the consideration and permitting of employment proposals within the National Park. However, this proposal falls well short of the criteria expected in terms of the location and scale which could be considered acceptable under this policy. Supplementary planning guidance (SPG) SPG 7: Landscapes and Seascapes of Eryri, 2014 is relevant to this case. This guidance identifies the key characteristics of Landscapes Character Areas (LCA’S) and Seascape Character Areas (SCA’S) and sets out how to manage change within them. National Policy Planning Policy Wales PPW (Edition 9): At paragraph 4.6.3 and 4.6.4 it is stated that one of the priorities for rural areas is that the ‘environment …….. are conserved and enhanced’, (the countryside) must be conserved and, where possible, enhanced for the sake of its….landscape…and at 4.7.8 That

“Development in the countryside should be located within and adjoining those settlements where it can be best be accommodated in terms of infrastructure, access and habitat and landscape conservation. Infilling or minor extensions to existing settlements may be acceptable, in particular where it meets a local need for affordable housing, but new building in the open countryside away from existing settlements or areas allocated for development in development plans must continue to be strictly controlled. All new development should respect the character of the surrounding area and should be of appropriate scale and design.”

At para 4.11.10 PPW it is commented that ‘In those areas (such as National Parks) the impact of …….the scale and siting of new development…….will be particularly important’.

TAN 23 Para 2.1.2 states that: ‘Where economic development would cause environmental or social harm which cannot be fully mitigated, careful consideration of the economic benefits will be necessary. There will of course be occasions when social and environmental considerations will outweigh economic benefit. The decision in each case will depend on the specific circumstances and the planning authority’s priorities.’ Para 2.1.3 goes on to state that ‘where a proposed development would cause unacceptable environmental or social harm, demand should be steered to an alternative location, unless the harm is outweighed by the additional benefit of development at the original site in question. Such alternative locations will not necessarily be in the same local authority area.’ Assessment of Application: From the submitted documents by the applicant it is clear that this facility is proposed to serve the existing building and joinery business and a potential new business of wood processing. It should therefore be viewed more in terms of a builders yard with the potential for wood processing. Given the exposed location of this site any application for development of any nature would have to be afforded the highest regard to its visual impact on the landscape. This application proposes the erection of a steel portal shed of ‘agricultural’ scale and design that would not necessarily look out of place in the rural environment, if it were for agricultural purposes. A very similar agricultural building of similar scale and design was granted planning approval in 2006 and has now been erected around 1 mile to the south of this site. That building was granted planning approval following assessment of agricultural justification and its location in close proximity to existing farm buildings and complex. It was considered to be justified for agricultural purposes and suitably located to minimise sporadic development in the open countryside. Unlike the above example the applicants have failed to produce a business case or justification for the builders/wood processing yard to be sited in this location, other than it is in the applicants ownership. The location of this proposal is far removed from its source of timber and from its source of customers. This development site is located immediately adjacent to a public right of way in the form of a public footpath and within 500 metres of the Wales Coastal Path both of which are well used by visitors enjoying the special qualities of this part of the National Park. Developing this site in the nature proposed will significantly harm this experience, certainly visually and potentially in terms of noise also.

Policy Considerations As this proposal is in conflict with the adopted Local Development Plan, it is important that officers understand why the proposal must be located in this particular location – and why it could not be better located in an industrial estate or at least in or near to a built up area / other buildings and structures. This has not been provided. This ‘locational driver’ is a key material consideration that officers require to consider approving a proposal which must be regarded as a ‘departure’ from the LDP. A further material considerations which is relevant here are the number of jobs that the proposal would generate. Whilst all employment generated is something positive within the National Park, officers do not consider that the employment generated is sufficient to outweigh the LDPs policies in this regard. Finally, another key material consideration is the impact that the proposal has on the open countryside setting – and on this occasion Proposals such as this where it is to be sited in the open countryside have to be judged on the impact of such a development on the special qualities of the National Park. Of primacy in this case would be to judge the development against bullet point 1 under paragraph 1.29 of the ELPD which gives the diversity of high quality landscape and coastal areas as one of the ‘special qualities’ of the National Park. It must not be forgotten that the National Parks are so designated for their highest degree of landscape qualities. Having viewed the plans and considered them in the light of their potential impact on the landscape it is concluded that an isolated development of this scale, i.e.:

a building of 24.4 metres by 18.3 metres by 6 metres high 5676.24 square metres of hardstanding surround, 2.4m high security fence around the whole site new access track 4 metre wide widening out to over 30 metres

would have a significant impact on the landscape and would consequentially be detrimental to and have an adverse effect on the special qualities of the National Park. In such terms ELPD Strategic policy A: National Park Purposes and Sustainable Development has to be considered. Given the nature of this scheme of development it is considered that this proposal does not conserve or enhance the National Parks special qualities and is therefore in conflict with National Park purposes and must be refused permission. In addition, the above development as proposed would place it firmly in conflict with policy DP1 in that the proposed nature, scale and design of the proposed buildings and the associated works such as the security fencing, excessive hardstanding and the requirement for an excessively large vehicular access does not accord with the landscape setting and character of the area and will have an unacceptable impact.

This policy stance is emphasised in PPW in particularly at paragraph 4.7.8 where it is stated that:

‘Development in the countryside should be located within and adjoining those settlements where it can be best be accommodated in terms of infrastructure, access and habitat and landscape conservation. ………new building in the open countryside away from existing settlements or areas allocated for development in development plans must continue to be strictly controlled. All new development should respect the character of the surrounding area and should be of appropriate scale and design.’

Furthermore PPW highlights at para 4.11.10 that:

‘In areas recognised for their landscape, townscape or historic value, such as National Parks, Areas of Outstanding Natural Beauty and conservation areas,……. the impact of development on the existing character, the scale and siting of new development, and the use of appropriate building materials (including where possible sustainably produced materials from local sources), will be particularly important.’

In TAN 23 at para 2.1.5 advice is given for the consideration of planning applications for economic development where harm to the environment is envisaged. In such cases the TAN suggests that the Local Planning Authority should ask three questions in order to balance the economic, social and environmental issues. Firstly, are there any alternatives? The applicants were asked to provide evidence of alternative sites and their availability. The evidence provided showed that there are alternatives available but that the terms of the lease would not be conducive to the long term investment envisaged by the applicant. Whilst this is understandable to a certain degree leases are negotiable and can be extended. In addition, it is considered that the evidence supplied by the applicant is not robust enough to rule out all alternatives. For instance there is no evidence that of enquiries with Gwynedd Council on availability of sites and buildings on public land nor is there any evidence of advice from the Council’s economic development department. On this basis it is considered that the applicant has failed to fully consider alternative sites and buildings to accommodate this venture. The second question to ask is how many direct jobs will be based at the site? The applicant has declared that the current business, which operates independent of the success or failure of this application, is 7 employees. It is envisaged by the applicant that the proposed facility may provide an additional

5 jobs. This figure is not backed up by a business plan with firm data or analysis. Consequently this question posed is not adequately addressed or answered by the applicant. TAN 23 suggest a third question that should be asked, ‘Does the project deserve Special Merit?’ The applicants have failed to show that there is special merit in this application to show that this facility can only be sited at this location and have failed to show that it could not be sited in a less prominent and visually damaging location. In this case the opposite would be regarded as the case, the overriding policy objective of the ELDP would be to protect the special qualities of the National Park, there are no mitigating factors for this project that would override this overarching policy objective. Other policy considerations Policy SPC provides the spatial development strategy for the National Park and states that in the open countryside development will be restricted to:

conversion of existing buildings for economic uses conversion of buildings for housing replacement dwellings essential rural housing community facilities agricultural development

This policy directs new employment development such as in this proposal to within existing settlements. This proposed development places it firmly in conflict with this policy. New employment and training development also has to be judged against DP19 which states that any new employment facility such as this must be located within or adjacent to the main built up area of a local service centre, service settlement and secondary settlement. This proposal is 2 miles north of Harlech (a service settlement) and 1 mile south of Ynys (a smaller settlement). Consequently it is 2 miles outside any built up area that could initially be considered for new employment development. Therefore this application fails to satisfy the requirements of this policy. The applicants claim to have made enquiries but have presented unconvincing arguments nor have they presented evidence as to the suitability of those quoted and have not looked at sites in such centres as Penrhyndeudraeth, Porthmadog, Barmouth and Dolgellau. There is no evidence submitted that enquiries have been made with the Gwynedd Council economic development department, as advocated by TAN 23 at para 2.1.7, to provide assistance in the search for a suitable site for this venture nor as to the availability of land or buildings on existing public sites.

Consultation responses The Local community council have expressed support for this application on the basis of economic development benefits. No letters of support or objection were received from local residents during the consultation period. No technical objections to this application were received from Natural Resources Wales, Gwynedd Highways and Dwr Cymru. Conclusions This application is in conflict with the policies of the Eryri Local Development Plan in so far as this proposal submission presents no overriding locational justification for this timber manufacturing facility to be sited at this location. Whilst the marginal economic development opportunities that this application may bring to the local economy, the fledgling business is yet to establish itself with certainty. The applicants have failed to produce a business plan to show that a facility of this scale and nature is essential at this time. In addition, they have not shown with certainty what activities will be operated within a building of this scale nor that a hardstanding surrounding the building, which is the size of a rugby pitch, is necessary for the scale of business proposed. The impact of a sporadic building, unrelated to any other buildings, of this scale with the associated infrastructure, i.e. over 5,000 square metres of hardstanding, 2.4 metre high security fencing around the whole site, excessively large vehicular access, will present an unwarranted intrusion into an exposed area of land that is noted for its open aspect and long views to the dune system. The applicant has presented unconvincing reasoning as to why the facility has to be sited at this location and why alternatives are not suitable. There are buildings and land available at the Llanbedr Enterprise Park which is a Tier 1 Area, which means that companies within these Zones can benefit from the highest level of grant aid in the UK. Fledgling businesses such as this should rightly be directed to these established facilities where existing infrastructure exists and would not present sporadic development in the open countryside. Approving this application would present a dangerous precedent for other similar developments in the open countryside. It is therefore advisable to take a precautionary approach in consideration of this application. Consequently it is considered that the marginal and unsubstantiated economic benefits do not merit a departure from national and local policies that are there to protect the environment from inappropriate development within a sensitive environment such as a National Park. In addition the applicant has not

presented credible arguments that there are no other established locations that would satisfy the needs of a fledgling business of this nature. It is considered that the marginal economic benefits do not outweigh the established policies to protect the environment of this part of the National Park. On the basis that this proposal fails to satisfy the requirements of PPW and ELDP in terms of locational criteria (ELDP Policy DP19) and the potential harm to the special qualities of the National Park (ELDP Policies SPA, SPD, DP1, DP2 and DP6 and SPG 7) and in the light of the policies of PPW and TAN 23 to protect the landscape of National Parks and to ensure the correct considerations for economic development are made this application is recommended for refusal. By proposing a new employment facility within the open countryside this proposal in in conflict with Eryri Local Development Plan policy SPC. In addition the applicants have failed to present adequate evidence presented the three questions that TAN 23 suggest should be addressed have not been adequately answered and therefore fails to satisfy the requirements. The correct recommendation for this application is one of refusal. RECOMMENDATION: REFUSE 1. By reason of this application proposing a development in the open countryside for which there is insufficient overriding justification this development would if approved represent sporadic development in the open countryside to the detriment of the special qualities of the National Park and would not conserve and enhance the natural beauty, wildlife and cultural heritage of the area. Consequently this application is in conflict with Planning Policy Wales: Section 4, TAN 23: Section 2 and Eryri Local Development Plan Strategic Policies A, C and D and Development Policy 1 and Supplementary Planning Guidance 7. 2. By reason of this application proposing a building, groundworks and vehicular access that are of a scale considered to be excessive and inappropriate in this location and would be harmful to the visual qualities of this part of the National Park this application is in conflict with Eryri Local Development Plan Development policies 1, 2, 6 and 19.

Rhif Eitem / Item No.

Cyfeirnod / Reference No.

Disgrifiad / Description. Swyddog Achos / Case Officer

1 NP5/57/1100A Codi stabl a newidiadau i'r fynedfa cerbydau presennol (ailgyflwyniad), Ffridd Graig Wen, Ffordd y Gader, Dolgellau / Erection of stable and alterations to existing access (resubmission), Ffridd Graig Wen, Ffordd y Gader, Dolgellau.

Miss Iona Thomas

2 NP5/62/399 CAIS AM BANEL YMWELD CYN YSTYRIED YR ADRODDIAD PWYLLGOR, Adeiladu ffordd newydd mewn ‘toriadau’ ac ar arglawdd oddeutu 1.5km o hyd, gan bontio'r Afon Artro ar Ffordd Mochras,Tir i’r Gorllewin o Lanbedr / REQUEST FOR INSPECTION PANEL PRIOR TO CONSIDERATION OF COMMITTEE REPORT, Construction of new road in cuttings and on embankments approximately1.5km in length bridging the Afon Artro and Mochras Road, Land West of Llanbedr.

Mr Richard Thomas

Consultees: Responses: Dolgellau Town Council No objection Gwynedd - Highways No objection Natural Resources Wales No objection Ecology No objection Forestry No objection Policy No response received

Site: Located on the northern fringe of Dolgellau opposite Nant y Gader housing estate, the stable would be located approx. 60m south of Cader Road, and 80m from the nearest dwelling on the estate in an elevated position within the sloping agricultural field. The site of the stable would be well screened by exiting mature trees. There is an existing vehicular access onto Cader Road opposite Nant y Gader housing estate. Some shrubs and small trees define the road boundary. Proposal: This is a resubmitted application for the erection of a stable building approx. 7.5m x 3.8m of timber construction with slate grey metal profiled roofing sheets. It is also proposed to carry out alterations to widen the existing vehicular access. Designations: Outside housing development boundary Non-statutory conservation site

Snowdonia National Park Authority – Planning & Access Committee

Date: 17/01/2018

Date Application Registered: 11/10/17 Application Number: NP5/57/1100A Community: Dolgellau Grid Reference: 272030 317451 Application Type: Full Location: Ffridd Graig Wen, Ffordd y Gader,

Dolgellau. Applicant: Description: Nicola Marsh Rhandir Mwyn Cae Deintur Dolgellau. LL40 2YL

Erection of stable and alterations to existing access (resubmission).

Publicity Undertaken: Site Notice: Yes Press Notice: No Neighbour Letters: Yes Reason(s) Application Reported to Committee Scheme of Delegation Due to number of objections received Planning History: Application No. Details Decision NP5/57/1100 Erection of stable and alterations to

existing vehicular access Refused 13-Jul-2016

Relevant Planning Policies – Eryri Local Plan: Policy No. Policy SP A National Park Purposes and Sustainable Development SP C Spatial Development Strategy SP D Natural Environment DP 1 General Development Principals

Background: The site has been subject to a previous planning application of the same description. The last application (NP5/57/1100) was considered by the Planning and Access Committee at its meeting on the 13th July 2016, following an inspection panel, where it was resolved to refuse the application on the basis of:

By reason of its close proximity to residential properties the proposal by reason of bad odour nuisance is likely to have an adverse effect on their amenities. The proposal is therefore contrary to the Eryri Local Development Plan policy 1(iii) which seeks to ensure that development is not unduly prominent in the landscape and will not significantly harm the amenity of neighbouring properties.

Insufficient information has been forwarded to ensure that the proposal does not have an adverse effect on a species rich, section 42 habitat, in order not to conflict with Strategic Policy D Natural Environment of the Eryri Local Development Plan which seeks to protect local sites of nature conservation and biodiversity importance.

The current application was initially submitted with the same details at the previous application (i.e. it was proposed to erect the stable in the same location), but with additional information in support of the application (National Vegetation Classification (NVC) Survey, Protected Species Survey and Tree Report). During the application process the applicant has decided to relocate the stable building, further into the field, away from neighbouring properties. Statutory consultees and neighbouring properties have been re-consulted. Replies are awaited at the time of writing.

Consultation Responses: No objections were received from any statutory consultees in relation to the application as originally submitted. Dolgellau Town Council had no objection. Gwynedd Council Highways requested additional information in the form of cross sectional plans and measures to reduce water surface runoff from the access. The requested information has been received and Highways consider their initial concerns have been addressed and details are acceptable. NRW did not object to the application but has provided comments/advice regarding pollution prevention and construction waste. The Authority’s Ecologist had no ecological concerns. The Authority’s Forestry Officer also raised no objections. The application is accompanied with a tree report which addresses the concerns raised with the previous application with strong mitigation in place to protect the tree. Further comments on the revised location of the stable are awaited. Neighbour objections: Five letters of objection have been received from local residents with regards to the initial proposal to site the stable adjacent to the road. These are summarised below:

Stable would look out of place and landscaping would not be sufficient to screen the stable from neighbouring properties.

There are more suitable locations further away from residential properties.

Storage of manure would create unpleasant small and attract vermin. Storage of food would encourage vermin. Noise from animals and owners when working on site. Neighbouring properties would be overlooked due to elevated position

of stable; invasion of privacy. Overshadowing of gardens (13 and 14 Nant y Gader) due to elevated

position of stable. Concerns over drainage due to steep slope of the land. Amendments to access unnecessary, will cause dangerous road

conditions and immediate neighbours will suffer from increased traffic disruption.

Amended access no in keeping with the area, would be imposing due to elevated position of entrance overlooking a number a properties.

Disturbance associated with construction of stable and changes to access.

A copy of the objections received are included in Document Bundle 1. In response to these objections the applicant has since submitted amended plans showing the stable relocated some 60m south of the original location; approx. 80m from the nearest residential property. Neighbours have been re-consulted. Any further comments received will be reported to members. Assessment: Officers consider that the revised location of the stable will alleviate the majority of the concerns raised by local residents with regards to the stable. The site is well screened and additional screening is proposed. Highways have raised no concerns with regards to traffic implications and highway safety in connection with the amendments to the existing access; officers must come to the conclusion that neighbours concerns in this regard is unfounded. The proposed works are considered to have no detrimental impact on the visual amenity of the area, and there is strong mitigation in place to protect the larger tree immediately adjacent to the access. In response to the relocation of the stable, confirmation has been received from the author of the NVC Survey that ‘provided that the stable is located in the same field as the original proposed stable, further up slope (i.e. to the south), there is no difference in the ecological impact of the proposed project, as the vegetation community is the same throughout the field. The conclusions of my original report would not change and the addition of a hedge to screen off the proposed stable would have a beneficial impact on the ecology of the site’. Background Papers in Document Bundle No.1: Yes RECOMMENDATION: Subject to no adverse comments as a result of re-consultation, to approve the application with appropriate planning conditions.

SNOWDONIA NATIONAL PARK AUTHORITY

REQUEST FOR INSPECTION PANEL PRIOR TO CONSIDERATION OF COMMITTEE REPORT

OFFICER: Richard Thomas APP No: NP5/62/399 Site: Land West of Llanbedr Proposal: Construction of new road in cuttings and on

embankments approximately 1.5km in length bridging the Afon Artro and Mochras Road

Background: Gwynedd Council has submitted a planning application for the above. The application, registered on the 26 July 2017, refers to the proposed construction of a new road to the west of the village of Llanbedr. The proposed new road is approximately 1.5km (0.9 miles) in length, it will leave the existing line of the A 496 to the north of Llanbedr close to the sewage treatment works. Proceeding south it will be raised on an embankment until it reaches Afon Artro where a new bridge will take it over the river and the Mochras road. Continuing south the proposed new road is then shown in a cutting across open agricultural land and eventually re-joining the A496 to the south of the village. The proposed plans show link roads into the village at either end of its route with a further link into the village via Mochras road which also provides access to the Llanbedr airfield enterprise zone. Members may recall an initial report on this application being presented to the Planning and Access Committee of 13 September 2017 for information purposes with a recommendation for a member site visit in advance of a comprehensive report and determination of the application.

However, since that time and following consultation responses certain matters have required the applicant to undertake further work to support the application. These outstanding matters included visualisations/photomontages of the proposed road and a Flood Consequences Assessment (FCA). It is understood from the applicant that these matters are being addressed and in the case of the FCA, agreement is being sought with Natural Resources Wales. At the time of writing this report the visualisations/photomontages had not been presented to this Authority for consideration and the FCA had not been finally agreed with Natural Resources Wales. It is to be hoped that these matters will be resolved in sufficient time for a complete and comprehensive report to be presented by officers and considered for determination by Members at the Planning and Access Committee of 07 March 2018. RECOMMENDATION: For Members to note the content of this report and visit the proposed route of the new road in advance of a more comprehensive officer report and recommendation at a future planning and access committee for consideration and determination.


PLANNING AND ACCESS COMMITTEE, 17th JANUARY 2018

LIST OF COMPLIANCE CASES

New cases

Reference Date of initial complaint or Date observed by Compliance Officers

Location of Site Details of Planning Breach

Current Position

1 NP4/30/ENF7J December 2017 Pendyffryn Farm Caravan Park, Dwygyfylchi

Static Caravan in Field not used in connection with the Site

Contact made with the owner of the land. Static caravan will be moved off the field as soon as the ground conditions improve. Situation to be monitored.

2 NP4/30/ENF22V December 2017 Pendyffryn Hall Caravan Park, Dwygyfylchi

Breaches of Condition 3 & 4 of NP4/30/22S relating to landscaping and lighting

Contact made with the owner of the site and advised on how compliance can be achieved with the conditions.

3 NP5/50/ENFL274B October 2017 7 Copperhill Street, Aberdyfi

Use of Retail Shop as Storage Unit

Site meeting held with the owner of the premises. Agreed to cease the storage use by the end of March 2018, which will provide some time to seek alternative storage accommodation.

4 NP5/58/ENF455E December 2017 Afonig Loyw, Ffordd Glan Mor, Talybont

Extension not being Built in Accordance with Plans Approved under NP5/58/455D

Site meeting held with the owners of the property. Apparent door and window details differ to the approved plans. Advised to submit a non-material amendment application for the variations.

5 NP5/61/ENF611A October 2017 Creigiau, Harlech Engineering works on Access Drive

Contact made with the owner of the land. Works require planning permission. Owner advised a retrospective planning application will be submitted in an attempt to try and regularise the matter.

6 NP5/65/ENF348 November 2017 Land to the Rear of Halfway House, Bontddu

Creation of Turning Vehicle Turning Area/Parking Area

Contact made with the owner of the land. To submit a retrospective planning application in an attempt to try to regularise the works.

7 NP5/71/ENF433B December 2017 Land Near Pont Lliw, Llanuwchllyn

Footpath Bridge not in Accordance with the Approved Plan

Site meeting held with the contractors. Negotiations ongoing to try to resolve the situation.

8 NP5/72/ENF237B November 2017 8 Tai Rhos, Parc, Y Bala Breach of Conditions 2,3,4 & 5 of planning permission NP5/72/237B

The owner, Cartrefi Cymunedol Gwynedd are addressing the issues.

Awaiting Retrospective Application/Listed Building Consent Application/CLEUD Application

9

NP4/13/ENF76E May 2017 Dolgam Campsite, Capel Curig

Six Unauthorised Hardstanding & Hook Ups & One Unauthorised ‘Chicken Coop’

Site meeting held with the owner of the land. A Retrospective planning application has been requested for the hardstandings and hook ups. Also advised to submit an application for a CLEUD for the use of the land as a caravan and camping site.

10

NP5/50/ENF362D October 2017 Foel y Graig, Aberdyfi Replacement Garage Not Built in Accordance with Plans Approved under NP5/50/362D

Contact made with the owners planning agents. Awaiting the submission of a retrospective planning application.

11

NP5/54/ENF16P July 2017 Llwyn yr Helm, Brithdir Extension of Existing Caravan Site to Create Play Area

Site meeting held with the owner of the land. Advised planning permission is required. Awaiting a retrospective planning application.

12

NP5/59/ENF790 August 2017 Glan yr Afon Bach, Rhyd y Sarn, Blaenau Ffestiniog

Possible Creation of Moto-Cross Bike Track and Re-building of dilapidated building

Site meeting held with the owner of the land on the 28th September 2017. Advised to submit a retrospective planning application for the building works.

13

NP5/70/ENF118C August 2017 Ty Isaf Caravan & Camping Park, Ffordd Llangynog, Bala

Siting of Three Biomass Boiler Containers

Correspondence taken place with the owner of the land. Awaiting the submission of a retrospective planning application.

14 NP5/77/ENFLB60 April 2016 Maes y Neuadd Hotel, Talsarnau

Possible Unauthorised Works to a Listed Building

Awaiting the submission of a Listed Building Consent application. Various meetings and discussions have taken place between the owner and Cultural Heritage/Compliance Officers over the last few months. The site continues to be monitored with the last visit undertaken in December 2017.

15

NP5/78/ENF7Q September 2017 Rhiw Goch Inn, Bronaber, Trawsfynydd

Internal Alterations to a Listed Building

Site meeting held with the owner of the premises. Extensive internal alterations are currently taking place including re-locating the bar and the removal of panelling. Advised to cease all further works. The owner has intimated an application for listed building consent will be submitted in due course.

Retrospective Application Received

16 NP5/59/ENF683B July 2017 Cil y Coed, Llan Ffestiniog Construction of Single Storey Extension

Permitted development rights have been restricted where planning permission is required for the extension. Retrospective planning application now received but currently incomplete.

17 NP5/64/ENF179B January 2017 Ysgol Craig yr Deryn, Llanegryn

Alteration to the External Air Duct situated on the Roof of the Building.

Meeting held with Gwynedd Council on the 9th March 2017. Retrospective planning application received but currently incomplete.

Awaiting further Information or Replies to a Planning Contravention Notice or a Section 330 Notice

18

NP2/16/ENF448 May 2017 Hendre Ddu Quarry, Cwm Pennant

Unauthorised Quarrying Planning Contravention Notice served on the 19th July and replies received on the 7th August. Site meeting held, advised to submit a planning application to regularise the matter.

19

NP3/22/ENF94 August 2017 Land adjacent to Kinmel Terrace, Nantlle

Storage of Motor Vehicles

Trying to ascertain who the owner of the land is.

20

NP5/50/ENF562N August 2017 Chalet N24, Plas Panteidal, Aberdyfi

Decking Site visit undertaken whereby it was noted planning permission is required for the decking. Currently trying to make contact with the owner/occupier.

21

NP5/55/ENFL142A June 2017 3 Glandwr, Bryncrug Untidy Condition of Property

Site visit carried out where it was noted the property appears empty. Currently trying to contact the owner. Section 330 Notices (requisition for information) now served on all properties the owner appears to have a connection. Responses due by the 24th December 2017.

22

NP5/55/ENF143A May 2017 Former St. Matthew’s Church, Bryncrug

Untidy Condition of Land

Currently attempting to make contact with the owner.

23 NP5/57/ENF982A July 2016 Ysgubor Las, Brynrhug, Islaw’r Dref, Dolgellau

Barn conversion not in Accordance with the Approved Plans – Addition of Conservatory and Balcony.

Retrospective planning application refused on the 6th September 2017. Enforcement Notice currently being drafted.

24

NP5/61/ENF308C August 2017 Y Garreg, Y Llech, Harlech Building Work Currently trying to make contact with the owner of the property.

25 NP5/61/ENF580C March 2017 Land adjacent to Bryn Awel, Hwylfa’r Nant, Harlech.

Possible Breach of Condition 6 of Planning Permission NP5/61/580A relating to Japanese Knotweed.

Site visit carried out. Currently liaising with the internal Ecologists to ascertain if a breach of the condition has taken place.

26

NP5/69/ENF56J September 2017 Sunbeach Caravan Park, Llwyngwril

Engineering Operations to Facilitate the siting of an Additional 41 Static Caravans.

Contact made with the owners of the land. Currently liaising with their planning agent to determine whether planning permission is required for the works. In the meantime, all further works on the site have ceased whilst discussions take place.

27

NP5/71/ENF473 June 2017 Bronant Stores, 1 Pen y Banc, Llanuwchllyn

Untidy Condition of the Building

Currently trying to contact the owner of the premises which appears to be derelict and empty.

28

NP5/74/ENF133 September 2016 Groes Lwyd, Cwm Cewydd, Dinas Mawddwy

Unauthorised business use relating to contracting/machinery

Site meeting held with the owners of the land. Further information required about the business use involved. A Planning Contravention Notice has been served and replies received. Further site meeting has taken place and it is anticipated an application will be made in due course.

Cases where formal action is being considered/has been taken. 29

NP5/61/ENF23P June 2013 St. Davids Hotel, Harlech

Untidy Condition of Building

Section 215 Notice as to land that adversely affects the amenity of the area has been served. The Notice is due to be complied with by the 18th April 2017. Prosecution proceedings have been instigated and a hearing took place on the 21st September 2017. The defendant company failed to turn up and the court agreed to deal with the matter in their absence. They were fined the maximum fine of £1,000, victim surcharge of £100 and costs of £552.50. The Authority has written to the company to strongly advise them to comply with the Notice or further proceedings will be taken.

30

NP5/77/ENF115G September 2016 Lizzie’s Barn, Llandecwyn, Talsarnau

Barn being Used for Permanent Residential Occupation in breach of a CLEUD which only stipulates 4 months’ residential use.

Further meeting held with the owner of the land on the 9th December 2016. Currently looking into appealing the certificate of lawful use decision. To date no appeal has been submitted. A Planning Contravention Notice has been served and replies received in April 2017. Currently assessing the responses before considering the taking any formal action. Referred to Legal.

Listed Building Cases

31 NP5/71/ENFLB372A April 2017 Glan yr Afon, Llanuwchllyn Unauthorised Works to a Listed Building.

Site meeting held with the owners of the land. To submit the relevant listed building consent application in respect to works already carried out and for proposed future works.

32 NP5/73/ENFLB51D March 2017 2 Fron Goch, Maentwrog. Alternations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.

33 NP5/73/ENFLB148B March 2017 5 Fron Goch, Maentwrog Alterations to Chimney. Currently awaiting further technical advice from the Authority’s Built Environment Officer in respect to how the chimney defects can be remedied with acceptable detailing which will not effect the character of the listed building.


PLANNING AND ACCESS COMMITTEE, 17th JANUARY 2018

PLANNING, ENFORCEMENT NOTICE, AND CERTIFICATES OF LAWFUL USE APPEALS SUBMITTED AND AWAITING DECISION

No. Application No. Description

Procedure/Status Case Officer

1 NP5/53/164D Appeal against conditions in relation to the Modular filling station & fuel oil depot, Former System Scaffolding Site, Unit 5, Bala Enterprise Park.

Written Representations Richard Thomas

Number of appeals on list = 1 Number of appeals on committee list 6th December 2017 = 2 Number of appeals Determined

Granted Dismissed Withdrawn Number of appeals

dismissed as % 01/04/17 – 31/03/18 6 2 4 0 67% 01/04/16 – 31/03/17 13 4 9 1 69% 01/04/15 – 31/03/16 10 5 5 0 50% 01/04/14 – 31/03/15 13 3 10 0 77% 01/04/13 – 31/03/14 19 6 13 1 65%


PLANNING AND ACCESS COMMITTEE, 17TH JANUARY 2018

SECTION 106 AGREEMENTS

No. Application No.

Date application was received

Location Development Present Position

1 NP5/53/T154G 15/06/17 National Westminster Bank Buildings and land to rear, 44-46 High Street, Bala

Change of use of ground floor from bank (Use Class A2) to restaurant (Use Class A3) including new frontage and single storey extension, conversion of existing flat on 1st and 2nd floors to 4 flats, and construction of one pair of semi-detached dwellings at rear of site

Draft agreement sent

2 NP5/59/511F

23/02/16 Land at rear of Penrhiw, Ffestiniog.

Residential development for 16 dwellings (11 open market and 5 affordable) inclusive of existing bungalow approved under Planning Consent NP5/59/511A dated 4th February 2005

Draft agreement sent 06.07.17 Discussions being held with the applicant

3 NP5/61/LB32J 16/01/13 The Plas, High Street, Harlech

Change of use of part of ground floor restaurant to dwelling.

Request received from applicant’s agent to change to commuted sum – Under Consideration.

4 NP5/59/53C 14/08/17 Land adjacent to Arenig, Llan Ffestiniog

Erection of dwelling Draft agreement sent 14.11.17

Number of applications on list = 4 Number of applications on committee list 6th December 2017 = 7

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT AND WHICH HAVE BEEN COMPLETED SINCE

PLANNING & ACCESS COMMITTEE 6TH DECEMBER 2017

Application No. Location Development NP4/16/196E Mur Coch Farm, Dolwyddelan Conversion of rural building to affordable dwelling, bat roost in adjacent

building, and installation of sewage treatment plant. NP5/54/126D Glyn yr Aur, Hermon, Dolgellau Use of holiday let as permanent dwelling NP5/62/68D Plot adjacent to Bryn Mair,

Llanbedr Demolish air raid shelter and erect two bedroom bungalow

NP5/77/37P Land adjacent to Ship Aground, Talsarnau.

Erection of dwelling

APPLICATIONS SUBJECT TO A SECTION 106 AGREEMENT WHICH HAVE BEEN REFUSED, WITHDRAWN, OR

DISPOSED, OR WHERE AN AGREEMENT IS NO LONGER NECESSARY SINCE PLANNING & ACCESS COMMITTEE 6th DECEMBER 2017

Application No. Location Development


PLANNING AND ACCESS COMMITTEE 17 JANUARY 2018

OUTSTANDING APPLICATIONS WHERE MORE THAN 13 WEEKS HAVE ELAPSED

Awaiting Welsh Government Highways

NP5/54/289E 26/04/2016 The Old Creamery, Rhydymain. Demolish existing redundant structures and erect new kitchen workshop with

showroom.

Awaiting Comments From Ecology on Protected Species and Habitat Surveys

NP5/69/394B 06/09/2047 Wendy's, Llwyngwril. Creation of vehicular parking bay.

Deferred

NP5/50/415D 21/02/2017 Ty Bach, Aberdyfi Holiday Accommodation,

Habitat Regulations Assessment Awaited

NP5/50/682 30/06/2015 The Wharf, Aberdyfi. Construction of new quay wall.

Awaiting Amended Drawings from Agent

NP5/50/712 05/06/2017 Barn forming part of Tyddyn Rhys, Aberdyfi. Conversion of barn to rural enterprise dwelling including installation of septic tank.

Awaiting Further Details / Reports

NP5/62/81Z 25/08/2017 Land at Shell Island, Mochras, Llanbedr Temporary drill compound for up to 12 months for scientific research project,

Total applications on list = 6 Total applications on list Committee 06 December 2017 = 9


PLANNING AND ACCESS COMMITTEE 17 JANUARY 2018

DELEGATED DECISIONS

Applications Approved Application No. Proposed Location Decision

Date Case Officer

NP2/11/108B Construction of extension to rear of existing café Caffi Colwyn, Beddgelert. LL55 4YA

22/11/17 Mrs. Sara Roberts

NP2/16/54B Demolition of existing side and rear sections of dwelling and replacement single storey side and rear extensions

Tyddyn Drain, Garndolbenmaen, LL519UJ

04/12/17 Ms Iona Thomas

NP3/21/46C Retrospective application for Artist studio and compost toilet and erection of second compost toilet.

Ty'n Y Mynydd, Tai'r Cae, Carneddi, Bethesda. LL57 3UF

28/11/17 Mr Geraint Evans

NP4/12/152D Proposed erection of single storey side extension Pen Y Bont, Rowen, Conwy, LL328YU

22/11/17 Mr Richard Thomas

NP4/12/181B Installation of rooflight on rear elevation Hafod, Rowen, Conwy, LL328YW


NP4/12/192C Proposed new vehicular access, parking area and turning area

Cefn Y Coed, Rowen, Conwy, LL328TP


NP4/13/19H Change of use of bunkhouse (Use Class C2) to non-residential training centre (Use Class D1), non-motorised cycle storage & repair shop (Use Class D1), single storey extension and insertion of door to West elevation

Bryn Engan, Plas y Brenin, Capel Curig. LL24 0EL


NP4/19/11D Demolition of existing garage and erection of new garage

Llawenydd, Llechwedd, Conwy. LL32 8DZ


NP4/31/113D Retrospective application for the retention of an agricultural building

Gwern Hywell Isaf, Pentrefoelas. LL24 0HS


NP5/50/147K 5 additional touring caravan pitches on area currently used as a ‘Caravan Club’ certified site, and extend season from 8 months to 11 months

Nyth Robin Campsite, Panteidal, Aberdyfi. LL35 0RG


NP5/50/720 Structural refurbishment including installation of external cladding

1- 6 Bryn Gwylan, Aberdyfi. LL35 0LF


NP5/50/L488B Application for non-material amendment to Planning Consent NP5/50/L488A dated 06/06/2017 to reposition the extension and amendments to fenestration

Mount Pleasant, 22 Copperhill Street, Aberdyfi. LL35 0HH


NP5/50/LB63D Application to vary Condition 2 of Listed Building Conent NP5/50/LB63A dated 2906/2017 to include rebuilding of rear extension.

Leadenhall, 19 Sea View Terrace, Aberdovey, LL350LL

04/12/17 Mr Gwilym H Jones

NP5/52/379 Alterations and additions to dwelling including enlargement of existing dormer window on front elevation, construction of new dormer window on rear elevation including platform to rear garden, increase in roof height, removal of chimney and installation of flue, installation of rooflight and installation of external insulation finished with timber cladding to walls.

Fronallt, Bryn Road, Fairbourne, LL382HX


NP5/52/381 Demolition of flat roofed extension and porch, erection of two storey extension, partial raising of roof level & formation of dormer window

Isfryn, Arthog. LL39 1YY 08/12/17 Ms Iona Thomas

NP5/53/4H Application to discharge Condition Nos. 5 and 7 of Planning Consent NP5/53/4D dated 06/06/2016

Ysgol Y Berwyn, Ffrydan Road, Bala. LL23 7RU

15/12/17 Mr Aled Lloyd

NP5/54/440B Installation of oil tanks Barns No. 2 & 3, Coed Brithgwm, Brithdir.


NP5/54/LB197C Listed Building Consent for alterations including re-roofing, add rooflights & replace rainwater goods; underpin part of external wall, restore chimney and upper part of wall on south west gable & form new opening to lean to extension; reopen window opening on rear elevation, repoint; repair and replacement of doors and windows; add doors to front elevation of lean to extension; add mechanical ventilation and boiler flue; & internal alterations including excavating the ground floor and insert concrete slab; form door openings in internal wall, add partition in lean to extension and alterations to partitions; add en-suite bathroom; add central heating. Alterations to curtilage building

Ffrwd Yr Hebog, Llanfachreth. LL40 2NR

13/12/17 Mr Gwilym H Jones

NP5/57/1135 Structural refurbishment including installation of external cladding

Block 1, Ffynhonnau, Dolgellau. LL40 1LY


NP5/57/31C Erection of single storey extension to provide access to rear

Tafarn Y Gader, Smithfield Street, Dolgellau, LL401AA


NP5/57/529B Construction of cricket training nets Dolgellau Cricket Club, The Marian, Dolgellau. LL40 1UU


NP5/57/891A Structural refurbishment including installation of external cladding

Block 1, Pen y Caeau Flats, Dolgellau. LL40 1PN


NP5/57/896D Construction of two storey rear extension and retaining wall

1 Tai Newyddion, Ffordd y Gader, Dolgellau. LL40 1TA


NP5/57/999D Application to vary condition no.2 of planning consent NP5/57/999A dated 30/11/2010 to change details of hard standing, changes to hard landscaping and addition of retaining wall.

1 & 2 Marian Road, Dolgellau, LL40 1DT


NP5/57/L580D Application to vary Condition No.2 attached to appeal decision APP/H9504/A/17/3171170 dated 27/07/2017 to remove existing external staircase, install patio doors, and installation of juliet balconies on south elevation within rear courtyard

The Lombard, Lombard Street, Dolgellau. LL40 1PU


NP5/58/13G Application to vary condition no's 2 and 4 of planning consent NP5/58/13F dated 14/08/17 to change windows and external doors from timber to aluminium.

Ynys Gwrtheyrn, Dyffryn Ardudwy, LL442DD


NP5/58/T339A Construction of side sun room Llecheiddior Isaf, Talybont, LL432BA


NP5/59/177H Proposed alterations and extensions comprising first floor office extension, additional car parking spaces, lay by delivery shelter, extension to transformer buildings and alterations to walled compound

Ffestiniog Power Station, Tanygrisiau. LL41 3TP


NP5/59/791 Construction of garage in place of existing outbuilding

Talarfor, Sun Street, Llan Ffestiniog. LL41 4NE


NP5/61/3R Change of use of amenity centre and audio visual suite to a 9 bedroomed hotel with associated car parking for 12 vehicles.

Amenity building near Coleg Harlech, Harlech.


NP5/61/427A Partial demolition of single garage to create two parking spaces and reconfigure access steps and gate

Tegfan, Ffordd Isaf, Harlech. LL46 2PR


NP5/61/595B Non Material Amendment to that approved under NP5/61/595A dated 26/06/2017

70 Cae Gwastad, Harlech. LL46 2GY


NP5/62/253G Application for non-material amendement to Planning Consent NP5/62/253F dated 15/06/2017 to change cabinet layout,

Talartro Farm, Llanbedr. LL45 2DZ


NP5/62/403 Erection of bat roost building Land near Maes Artro, Llanbedr.


NP5/62/68D Demolish air raid shelter and erect two bedroom bungalow

Plot adjacent to Bryn Mair, Llanbedr


NP5/65/235C Erection of open fronted lean-to to existing steel framed building and part retrospective application for the erection of part raised timber decking

Borth Farm, Bontddu. LL40 2TT

23/11/17 Mrs Jane Jones

NP5/69/397 Construction of side extension Ael y Bryn, Llwyngwril. LL37 2UZ


NP5/71/E467B Consultation under Section 37 of The Electricity Act 1989 to retain high voltage electricity line.

Craig y Tan, Llanuwchllyn. LL23 7TA


NP5/72/2A Retrospective application for conservatory 3 Bryn Tegid Cottages, Llanycil. LL23 7YG


NP5/72/LB142D Application for approval of details reserved by Condition 4, Listed Building Consent NP5/72/LB142A

Rafel, Parc. LL23 7YU 01/12/17 Mr Gwilym H Jones

NP5/73/T289D Construction of side extension including retaining wall

Utica, Gellilydan. LL41 4DU


NP5/77/326 Creation of balcony on existing flat roofed extension including construction of additional platform to side enclosed by glass panels

12 Bryn Eithin, Cilfor, Talsarnau. LL47 6YF


NP5/77/37P Erection of dwelling Land adjacent to Ship Aground, Talsarnau. LL47 6UB


NP5/78/E175B Consultation under Section 37 of The Electricity Act 1989 to retain high voltage electricity line

Y Gors, Cwm Prysor. LL41 4TR

08/12/17 Mr Aled Lloyd

Applications Refused

NP2/16/T151C Erection of single storey side extension Garreg Wen Fach, Cwm

Pennant. LL51 9AX 22/11/17 Mr Richard

Thomas NP5/51/683 Demolish existing rear lean-to and construction of

single storey rear and side extensions and alterations to dormer windows

Llwyn Onn Uchaf Cottage, Barmouth. LL42 1DX


NP5/57/868E Construction of garage, formation of new vehicular access, parking area and driveway and extension to curtilage

The Coach House, Mount Pleasant Road, Dolgellau. LL40 1ST


NP5/71/474 Construction of storage building Glofer, Llanuwchllyn, Bala, LL237TW


NP5/75/234A Construction of 1 detached dwelling (Re-submission)

Plots 4 & 5 Felindre, Pennal.


ITEM NO. 9

MEETING

Planning and Access Committee

DATE

17th January 2018

TITLE

2017 JOINT HOUSING LAND AVAILABILITY STU

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