Agenda, decisions and minutes

The apology for absence was presented and was noted.

To receive any declaration of interest by any Member of Officer in respect of any item of business.

The Planning Development Manager declared an interest in relation to application 6.3 on the agenda.

To present the minutes of the previous meetings of the Planning and Orders Committee held on the following dates –

·         2 May, 2018

·         15 May, 2018 (election of Chair and Vice-Chair)

The minutes of the previous meetings of the Planning and Orders Committee held on the following dates were presented and were confirmed as correct:

•           2 May, 2018

•           15 May, 2018 (election of Chair and Vice-Chair)

To present the minutes of the site visits held on 16 May, 2018.

The minutes of the planning site visits held on 16th May, 2018 were presented and were confirmed as correct subject to noting that Councillor Robin Williams had been present on the first site visit to Capel Hermon, Valley but not on the second to the Visitor Centre, South Stack, Holyhead.

There were Public Speakers with respect to applications 7.4, 7.5 and 12.2.

6.1 27C106E/FR/ECON – A5025 between A5 East of Valley Junction to Power Station Cemaes

6.2 39C285D – Lôn y Gamfa, Menai Bridge

6.3 41LPA1041/FR/TR/CC – Star Crossroads, Star

6.1 27C106E/FR/ECON – Full application for improvements to the existing highway (A5025) between East of Valley Junction to the proposed Power Station Access Road Junction at eight separate locations together with reconstruction and localised widening of existing pavement and surface dressing, temporary construction compound including temporary pavement recycling facility, creation of 2 attenuation ponds and maintenance access, creation/temporary diversion of cycle routes, creation of alternative parking facilities to mitigate loss of layby together with other associated works including drainage, boundary treatments, planting, new signage and road markings along the A5025 between A5 East of Valley Junction to the Power Station Cemaes

The Planning Manager (Major Consents) reported that it is the Officer’s view that it is necessary for the Committee’s Members to view the proposal and its context prior to considering the application; it is therefore recommended that a site visit be undertaken.

It was resolved that the application site be visited in accordance with the Officer’s recommendation for the reason given. (Councillor Robin Williams abstained from voting)

6.2 39C285D – Full application for the erection of 17 dwellings on land at Lôn Gamfa, Menai Bridge

The Planning Development Manager reported that a report following a recent flooding incident is still awaited; she understood that an application for funding has been made to Welsh Government to undertake investigative and modelling work in the area to better understand the nature of the flooding and the mitigation measures that can be taken. The Officer said that as this work is likely to take some months to complete it is recommended that consideration of the application be deferred, and also that the application be removed from the Committee’s agenda in the meantime.

It was resolved to defer consideration of the application in accordance with the Officer’s recommendation for the reason given, and that it also be removed from the agenda.

6.3 41LPA1041/FR/TR/CC – Full application for the change of use of agricultural land for use as a temporary stopping place (10 spaces) for Gypsies and Travellers, formation of a new vehicular access, the formation of a new pedestrian access and pavement together with associated development on land East of Star Crossroads, Star

Having declared an interest in this application, the Planning Development Manager withdrew from the meeting during the consideration and determination thereof.

The Planning Built and Natural Environment Manager reported that the Committee had at its previous meeting rejected the Officer’s recommendation that the site be visited on the grounds that it had not been provided with a full report on the application.  The Officer said that the flooding assessment report was received on 11 May and has been the subject of a consultation which ended last week.  Comments by Natural Resources Wales were received last week and have been forwarded to the external consultants who are preparing the report.  This is yet to be finalised with the Chief Planning Officer due to meet with the consultants next week to discuss matters.  It is therefore recommended that consideration of the  ...  view the full minutes text for item 6.

7.1 14C47R/ENF – 19 Cae Bach Aur, Bodffordd

7.2 46C88K/AD – RSPB Visitor Centre, South Stack Road, Holyhead

7.3 46C612A/AD – Elin’s Tower, South Stack

7.4 46C615/AD – Visitor Centre, South Stack, Holyhead

7.5 49C333A/FR – Capel Hermon, Field Street, Valley

7.1 14C47R/ENF – Retrospective application for the erection of a carport at 19 Cae Bach Aur, Bodffordd

The application was reported to the Planning and Orders Committee at the request of a Local Member. At its meeting held on 2 May, 2018, the Committee resolved to refuse the application contrary to the Officer’s recommendation because it deemed the development to be contrary to Policy PCYFF3 of the Ynys Môn and Gwynedd Joint Local Development Plan by virtue of its design, appearance and impact upon the character and amenities of the area.

Councillor Dylan Rees speaking as a Local Member referred to the key issues with regard to the proposal as being whether the development complies with local and national planning policies and whether it is acceptable in terms of siting and design and impact upon the character and appearance of the area and amenities of neighbouring properties. The relevant policy in this case is Policy PCYFF 3 of the JDLP which relates to Design and Place Shaping; this requires that developments demonstrate a high quality design which fully takes into account the natural, historic and built environmental context and contributes to the creation of attractive, sustainable places. The Local Member said that it is clear from the photograph shown that the current development does not comply with policy requirement and is frankly an ugly construction and a blot on the landscape. The Officer’s report states that whilst it may not be considered that the development either complements or enhances the character and appearance of the site, on balance it is not considered that its impact gives rise to such detriment that refusal could be warranted. However, the Officer’s use of the phrase “on balance” suggests that interpreting the policy is not a clear-cut matter in this case and that there is scope for a different view. Councillor Rees said that Members have previously visited the application site and will have seen what the car port looks like and in his opinion they came to the correct conclusion in determining that on balance, the development does have a detrimental impact on the area. He asked the Committee to adhere to its decision to refuse the application.

The Planning Development Manager reported that correspondence has been received from the applicant confirming his willingness to reduce the size of the car port should this answer the objections to the proposal. The Officer’s report reiterates that on balance the application is acceptable given that its visual impact is limited to its immediate vicinity having little impact upon the character and visual amenities of the wider area. The recommendation therefore remains to approve the application.

Councillor Robin Williams proposed that the Committee reaffirms its refusal of the application contrary to the Officer’s recommendation on the grounds that it does not conform to Policy PCYFF 3 particularly that part of the policy which requires developments to contribute to the creation of an attractive place which this proposal does not do. Councillor Vaughan Hughes seconded the  ...  view the full minutes text for item 7.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

10.1 12C161J – Fair Linden, Llanfaes

10.1 12C161J – Full application for the erection of a dwelling and garage together with the construction of a vehicular access on land at Fair Linden, Llanfaes

The application was presented to the Planning and Orders Committee as it represents a departure from the plan policy which Officers are recommending for approval.

The Planning Development Manager reported that the application is to change the design of the previously approved dwelling the planning permission for which is extant until 2021. It the Officer’s opinion that the current proposal offers significant improvements over that which has planning permission. The scale and massing have been substantially reduced and a more traditional design is now presented. The Officer said that trees which are the subject of a Tree Preservation Order also form part of the application site. Additionally, the Highways Service is recommending visibility splays of 2m x 120m and not the 2.4m by 120m stipulated in condition (04). Should the application be approved, a further condition is proposed to the effect that the development shall be carried out in accordance with the tree survey submitted as part of the application. Although the Town Council objects to the application which it considers an over-development, the Officer’s recommendation is one of approval on the basis that the current scheme offers improvements over that which already has planning permission and can be lawfully implemented, and as such, there are overriding reasons why this departure from the Development Plan can be approved.

The Committee sought clarification of the highways position in light of the Town Council’s comments regarding issues which it considers make the entrance to the property hazardous. The Development Control Engineer said that the visibility splays have been designed to conform to national standards; the application site already has planning permission and the Highways Authority has no objections to the proposal.

Councillor Bryan Owen proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Robin Williams.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the conditions set out therein together with the amendment to condition (04) and an additional condition requiring the development to be carried out in accordance with the tree survey submitted as part of the application.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

12.1 34LPA1015E/DIS/CC – Former Môn Training Site, Llangefni

12.2 39C355B – Former Primary School, Pentraeth Road, Menai Bridge

12.1 34LPA1015E/DIS/CC – Application to discharge conditions (02) (surface water) and (03) (drainage scheme) of planning permission 34LPA1015B/CC at the former Môn Training, Llangefni

The application was reported to the Planning and Orders Committee as it is made by the County Council.

The Planning Development Manager reported that the Council’s Technical Section (Drainage) finds the submitted drainage satisfactory and Welsh Water has confirmed that it has no objections to the conditions being discharged. The Officer’s recommendation is therefore to approve the application.

Councillor Bryan Owen proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Nicola Roberts.

It was resolved to approve the application in accordance with the Officer’s recommendation and report.

12.2 39C355B – Retrospective application for the erection of 8 apartments together with car parking and associated works on land at Former Primary School, Pentraeth Road, Menai Bridge

The application was reported to the Planning and Orders Committee as part of the application site is located on Council owned land.

Public Speaker

Mr Jamie Bradshaw (for the proposal) outlined how he considered the proposed scheme to be compliant with national and local polices in being for a brownfield site set within the development boundary of Menai Bridge in a highly accessible location. The assumption in national and local policies is that the site is suitable for development in principle and that its use should be encouraged as confirmed by the Officer’s report. In response to the Officer’s concerns regarding the density of the development and its suitability for the setting, the proposal meets a key national and local policy priority of utilising sites such as this in an accessible location, close to transport routes for higher density development. The proposal would meet this objective by making the best use of land to accommodate a higher density but still appropriate development for the site and its setting thereby easing pressure on greenfield sites to meet housing needs. Although the proposed building is three storeys in height, the land levels and careful design approach mean that the height of the building would reflect that of surrounding properties and will actually be 2.5m lower in height than the three-storey dwelling approved to the north. Mr Bradshaw said that he did not believe the development was cramped as the proposal would only occupy 30% of the area of the site with a good amount of space around the building which complies with the Council’s own separation distances and allows for landscaping. The concerns over the building having several high level windows and obscure glazing in bedrooms and living areas which the Officer believes creates an oppressive outlook for future occupants are unfounded as these will only serve secondary rooms such as bathrooms and studies.

Mr Bradshaw said that the proposal is a high quality modern design which ensures the development has a varied and interesting appearance; the aim throughout has been to create a high quality development that would complement its setting and respect  ...  view the full minutes text for item 12.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.