Agenda, decisions and minutes

No apologies for absence were received.

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

Declarations of interest were made as follows –

Councillor Eric Jones declared a personal and prejudicial interest with regard to application 12.4

Councillor Richard Owain Jones declared a personal and prejudicial interest with regard to application 7.3 stating that he would remain in the meeting for the discussion on the application in order to speak as a Local Member.

Mrs Nia Jones, Development Management Manager declared an interest in applications 12.5 and 12.6

Mr John Alwyn P. Rowlands, Development Control Engineer declared an interest in application 6.1

To present the minutes of the previous meeting of the Planning and Orders Committee held on 3 April, 2019.

The minutes of the previous meeting of the Planning and Orders Committee held on 3^rd April, 2019 were presented and were confirmed as correct.

To present the minutes of the planning site visits held on 17 April, 2019.

The minutes of the planning site visits held on 17 April, 2019 were presented and were confirmed as correct.

The Chair announced that there would be a Public Speaker in relation to application 12.2.

6.1 FPL/2018/52 – Holyhead Rugby Club, Bryn Y Mor Road, Valley

6.1       FPL/2018/52 – Full application for the erection of new changing rooms and club house for Holyhead Rugby Club at Holyhead Rugby Club, Bryn y Môr Road, Valley

As he had declared an interest in the application, the Development Control Engineer withdrew from the meeting during the discussion and determination thereof.

The Planning Development Manager reported that the application has been called to the Planning and Orders Committee due to concerns about the development’s relationship with adjacent residential properties and that the narrow road leading to the site is unsuitable for the potential increase in traffic. The Officer considers it would therefore be beneficial for Members to view the development on site before considering the planning application; a site visit is therefore recommended.

It was resolved that the application site be visited in accordance with the Officer’s recommendation for the reason given.

7.1 30C225K/ECON – Treetops Country Club, Tynygongl

7.2 FPL/2018/57 – Parc Tyddyn Bach, Holyhead

7.3 FPL/2019/13 – Telephone Mast, Nebo

7.1       30C225K/ECON – Outline application for the siting of 25 holiday chalets together with leisure complex and associated access roads with some matters reserved at Treetops Country Club, Tyn y Gongl

The application was reported to the Planning and Orders Committee at the request of two Local Members.

Councillors Margaret M. Roberts and Ieuan Williams both spoke as Local Members to re-emphasise the unacceptable impact of the proposed development on the area in terms of its effect upon the landscape, over provision of holiday accommodation, traffic and highways safety.

Councillor Ieuan Williams in describing how in his view the proposal is incompatible with Policy TWR 3 in leading to a significant intensification of the provision of this type of holiday accommodation in the area referred to the fact that from 600m to 1.5 km distance of the site there are 20 other such sites providing for 1,212 static caravans and 554 touring caravans. Planning permission has been granted for 9 chalets on an as yet undeveloped site at Lon y Glyn and at Storws Wen within 400m of the application site there is holiday village comprising of 30 holiday units. Farther out there are 6 static caravan sites around Pentraeth – Penrhyn Point, Traeth Bychan, Nant Bychan in Moelfre etc - making for in all, 5,000 static caravans. Benllech already suffers from an existing traffic problem with the square often gridlocked; there is concern about the square’s capacity to deal with additional traffic. Speeding though Bwlch is also a problem.  Moreover, housing developments that are either approved or in the pipeline will also add to the volume of traffic and on top of this are CLs (Certified Location) sites which are for a maximum 5 caravans which are also springing up in many areas. The new Planning Policy Wales places emphasis on sustainability and on taking a strategic view of planning in looking to the future. Councillor Williams said that he did not believe that a sufficiently holistic appraisal of the proposal had been made including its impact on the area and amenities beyond Benllech. Taking all provision into account including spaces at the GP Surgery which are available in the evenings and at weekends, there are 126 parking spaces in Benllech which are meant to serve 5,000 additional population in the summer. Councillor Williams concluded by saying that the proposal is contrary to policy in leading to over capacity of holiday accommodation in the area and he added that the test for assessing over capacity needs to be more specific in having regard to the actual volume of such accommodation in an area as well as the sensitivity of the landscape.

The Committee sought clarification of the Local Member of the reasons for not showing the video evidence of traffic in Benllech referred to at the Committee’s previous meeting. The Committee also raised the issue of the economic benefit which tourists bring to Benllech and the surrounding area.

Councillor Ieuan Williams clarified that following an incident on  ...  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.

None to be considered by this meeting.

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

11.1 HHP/2019/63 – Bryn Arfon, Lôn Pant y Cydun, Benllech

11.2 HHP/2019/67 – Glan Menai, Pen Lon, Newborough

11.1    HHP/2019/63 – Full application for the demolition of an existing garage together with alterations and extensions at Bryn Arfon, Lon Pant y Cydun, Benllech

The application was reported to the Planning and Orders Committee because it is made by a Local Member which has a direct input into the planning process. In accordance with the requirements of the Council’s Constitution, the application has been scrutinised by the Council’s Monitoring Officer.

The Development Management Manager reported that the subject dwelling is a two-storey semi-detached property with a detached garage to the side. The proposal involves demolishing the existing garage and erecting a two-storey extension to the side of the dwelling to provide a new garage, kitchen, breakfast room, living space and first floor office/storage space. It is the Officer’s opinion that the scheme complies with all relevant policies and design guidance without unacceptably impacting any neighbouring properties as the separation distance of 9.8m between the proposed development and the adjacent property exceeds the recommended distance of 3.5m required by the Authority’s Supplementary Planning Guidance. The 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 Kenneth Hughes.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the planning conditions contained therein.

11.2    HHP/2019/67 – Full Application for alterations and extensions at Glan Menai, Pen Lon, Newborough

The application was reported to the Planning and Orders Committee as the applicants are officers of the Isle of Anglesey County Council, one of whom is employed in Development Control. In accordance with the requirements of the Council’s Constitution, the application has been scrutinised by the Council’s Monitoring Officer.

The Development Management Manager reported that the proposal entails constructing an additional floor above the existing single storey extension in order to provide an additional bedroom and store. Although the property is situated within an Area of Outstanding Natural Beauty it is considered that the proposal is acceptable in terms of its design and effect on the designated area. Additionally, the scheme provides for high level windows so that overlooking of the neighbouring property which is 11m distance from the existing Glan Menai property, will not occur. The proposal is considered appropriate in this location in the AONB and has no unacceptable effect on the amenities of neighbouring properties nor on the area. The recommendation is therefore to approve the application.

Councillor Robin Williams proposed that the application be approved in accordance with the Office’s recommendation; the proposal was seconded by Councillor Eric Jones.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the planning conditions contained therein.

12.1 FPL/2019/51 – Preswylfa, Valley

12.2 FPL/2019/31 - Ty Mawr, Pentraeth

12.3 FPL/2019/9 – Maes y Coed, Wood Street, Menai Bridge

12.4 28C527B/VAR/ENF – Afallon Caravan Site, Llanfaelog

12.5 DIS/2019/20 – Star Crossroads, Star

12.6 DIS/2019/28 – Star Crossroads, Star

12.7 DIS/2019/24 – Maes yr Ysgol, Holyhead

12.1    FPL/2019/51 – Full Application for the change of use of land for open storage of stone material ancillary to the primary use of funeral undertakers on land opposite Preswylfa, Valley

The application was reported to the Planning and Orders Committee as it has been called in to the Committee by two Local Members.

Councillor Richard Dew speaking as a Local Member said that this was a straightforward application by a local undertakers’ company to use the land to store materials relating to their trade and did not involve any new structure or building. The site is within a C2 Flood Zone and the only reason for the recommendation of refusal is on the guidance of Natural Resources Wales which advises that development in such areas should be resisted because of the risk of flooding. Councillor Richard Dew said that were the application site ever to be flooded then the likelihood is that the whole of Valley would also be under water. The risk is small and in this case being for business use, specifically storage of stone materials, the site is not as vulnerable as were it for residential purposes.

Councillor Gwilym O. Jones, also a Local Member explained that as the requirements of business has grown and the area it covers has expanded, the applicant needs more space to store stone materials there being insufficient storage space at the site at Preswylfa. Tyddyn Cob which is the principal defence for the town of Valley is at a distance of around 1.5 miles from the application site and close to Tyddyn Cob are the tidal doors which have been renewed in recent years. Councillor Jones referred to the land in between as inclining towards Valley and as also incorporating the railway and the A55. Councillor Jones said that reference had been made in a meeting at which he was present to Natural Resources Wales’s flood maps as being “crude”. He emphasised that if there were any doubts about the application, then Valley Community Council would have voiced them. Additionally, no objections to the proposal have been raised locally. He asked the Committee to support the application with appropriate conditions.

The Development Management Manager reported that whilst development proposals that are within a C2 Flood zone and are of a highly vulnerable nature cannot be supported, it is possible within policy to support development of a less vulnerable nature such as that proposed providing it complies with the criteria in paragraph 6.2 of TAN 15 – Development and Flood Risk. The proposal has been assessed against those criteria and a Flood Risk Assessment prepared by a professional practitioner on behalf of the applicant has been provided with the application in accordance with criterion (iv) of paragraph 6.2. The assessment finds that the proposal adequately addresses the flood risk associated with the failure of Tyddyn Cob. The Officer said that she was able to update the Committee that Natural Resources Wales opposes the development on the basis  ...  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.