Agenda item

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 that the Flood Risk Assessment as submitted is inaccurate having referred to the ridge height of the tidal doors at Tyddyn Cob as 7 metres above ordnance datum whereas in reality the height is 4.4 metres. In addition, the Flood Risk Assessment relies on outdated breach analysis of Tyddyn Cob by utilising data from previous studies when more recent studies have been undertaken in connection with the Wylfa Newydd development. The proposal therefore fails to satisfy criterion (iii) as being on an agricultural field and not on previous developed land and criterion (iv) as the Flood Risk Assessment is technically inaccurate meaning no weight can be given to its findings because they are based on information that is incorrect. The recommendation is therefore to refuse the application.

 

The Committee sought clarification of whether it would be appropriate to place a condition on planning permission to prohibit the erection of a building on the site in future, and also whether the proposal is acceptable from a Highways perspective.

 

The Development Management Manager clarified that as the proposal does not involve the erection of any building, a condition prohibiting the same cannot be justified. The Development Control Engineer confirmed that Highways Service is satisfied with the proposal as regards visibility and adequacy of the turning space.

 

The Committee having considered the proposal and having heard the views of the Local Members was minded to approve the application contrary to the Officer’s recommendation  because it deemed the risk of flooding to be small, and in accordance with criterion (iv) of TAN 15, it had considered the potential consequences of a flooding event for the particular type of development [in this case a less vulnerable commercial development]  and in terms of the criteria contained in sections 5 and 7 and Appendix 1, had found them acceptable given that the site will be used for the storage of mainly stone materials. The Committee noted that that the proposal would not have any negative impact on the immediate surrounding properties.

 

Councillor Robin Williams proposed that the application be approved contrary to the Officer’s recommendation; the proposal was seconded by Councillor Trefor Lloyd Hughes.

 

It was resolved to approve the application contrary to the Officer’s recommendation because it is deemed to comply with TAN 15 (iv).

 

In accordance with the requirements of the Council’s Constitution, the application was automatically deferred to the next meeting to allow Officers the opportunity to prepare a report on the reason given for approving the application.

 

12.2    FPL/2019/31 – Full application for the conversion of an outbuilding into a holiday letting unit together with the installation of a new septic tank at Ty Mawr, Pentraeth

 

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

 

Public Speaker

 

Mr Aled Davies spoke in favour of the application and said that he wished to convert the outbuilding into a holiday letting unit in order to diversify the business thereby making it more resilient. The proposed holiday cottage would be of the highest quality and with four bedrooms it could accommodate 8 to 10 persons. Investing in the conversion will bring revenue to the Island in the form of new visitors and will provide business for local builders, for local furnishers and local staff. Local businesses, local eateries, and local attractions would also benefit from more tourists staying for longer periods. The out building is part of a cluster of 4 buildings – 3 dwellings with the dwelling next-door being 5 metres away and having just received planning consent for demolition and re-build as a new modern house. Mr Davies said that the Council’ s Heritage Officer is happy with the proposal and that much time has been spent with a local architect to ensure that the proposal’s design is sympathetic to its surroundings, the proposal  retains the old outbuilding’s walls and is on the same footprint. Mr Davies concluded by saying that he was confident that the business case for this enterprise is strong and that in supporting it, the Committee would also be supporting local business, local culture and the local heritage of an historic building.

 

The Committee questioned Mr Davies on the access to the application site in an emergency as it crosses Pentraeth beach and the Officer’s report notes that it is not traversable at high tide. The Committee also raised the issue of the scale of the proposed converted building it being situated in an Area of Outstanding Natural Beauty.

 

Mr Aled Davies said that occasionally at high tide during the Spring and Summer, it is necessary to have to wait for around 15 minutes for the tide to recede. The access track is at the top of the beach and it is rare not to be able to cross – in the past three families have lived in the bungalow, the farm and the chalet which is to be re-built as a new home. A 4 x 4 vehicle would have no problem in crossing in an emergency. The track is similar to a farm track in being a bit rough but not needing to be tarmacked. Some levelling work might need to be done if the track has been damaged after the winter. Mr Davies said that the Highways Officer had been with him to look at the site and that plenty of parking space is provided in the parking area.

 

In terms of the proposed development’s visibility in the AONB, Mr Aled Davies said that the building cannot be seen from almost any point because the coastal path is situated to the rear and it is obscured by high trees and hedges. Looking from the Coastal Path, the chalet is the first in the line of sight, then the farm building, the farmhouse and then the bungalow. Only at a closer distance can they be seen and the intention is to provide additional screening. The proposed development would not be visible from the beach. As for the height of the building, the roof pitch has been designed in a way that it reduces but as the ground also falls away, two storeys can be accommodated. The two stables at the end are already tall and were two storeys in height anyway. 

 

Councillor Ieuan Williams speaking as a Local Member said that after the original application was refused, the applicant has made changes to the scheme. The acceptability of the proposal hinges on the interpretation of what is an extensive extension as the principle of conversion into holiday accommodation is accepted under Policy TWR2. The footprint of the proposed converted building is no more that 2% to 3% larger than the footprint of the existing outbuilding (even though part of the building has been disregarded as existing footprint because it is not suitable for conversion) and there are examples where similar conversions have been approved e.g. in Llanfair yn cwmwd to the rear of Llanfair Hall, thereby setting a precedent for a two storey conversion. The Council’s Heritage Officer finds the design both acceptable and compatible with its surroundings. What is ironic is that policy allows the next-door chalet bungalow to be demolished and a modern dwelling to be erected in its place whilst under conversion policy the proposed development is considered unacceptable even though it retains the character of the existing building and is supported by the Heritage Officer. Councillor Williams said that the proposal would not be visible and would not affect the amenities of anyone else and that he did not consider it excessive for its location. He added that he hoped that the Committee would be in a position to determine the application from the information presented at today’s meeting, but if not, then it would be welcome to consider making a site visit.

 

Councillor Trefor Lloyd Hughes proposed that the Committee visit the application site so that Members can gain a better appreciation of the proposed development within its context; the proposal was seconded by Councillor John Griffith.

 

It was resolved that a site visit be undertaken for the reason given.

 

12.3    FPL/2019/9 – Full application for the demolition of the existing garages together with construction of a new car park, access road and turning area at Maes y Coed, Wood Street, Menai Bridge

 

The application was reported to the Planning and Orders Committee because the application is made by the Isle of Anglesey County Council on County Council owned land.

 

The Development Management Manager reported that the application site which lies within the area designated as the Menai Bridge Conservation Area is currently a tarmacked area which includes a number of prefab style garages. The garages are unsightly and in a state of disrepair. It is considered that the proposal which entails demolishing the garages and creating 14 car parking spaces will improve the character of the area and create a more usable space for the occupiers of the nearby Maes y Coed Flats. The site is enclosed by trees some of which are the subject of a Tree Preservation Order, and although the scheme will involve the removal of some trees, conditions are proposed to protect the retained trees during the construction phase.

 

Councillor Robin Williams in supporting the proposal as a Local Member said that the existing garages on the site in their current state are an eyesore and are largely unusable; their demolition and the re-development of the site for the purpose proposed is to be welcomed. Councillor Williams therefore proposed that the application be approved; the proposal was seconded by Councillor Eric Wyn Jones.

 

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

 

12.4    28C527B/VAR/ENF – Application under Section 73A for the variation of conditions (05) (access) and (10) (approved plans) of planning permission reference 28C527A (formation of a touring caravan site, erection of a shower block and creation of a new vehicular access) so as to amend the access, site layout and design of the shower block at Afallon Caravan Site, Llanfaelog

 

The application was presented to the Planning and Orders Committee at the request of a Local Member.

 

As he had declared a personal and prejudicial interest in the application, Councillor Eric Jones withdrew from the meeting during the discussion and determination thereof.

 

Councillor Gwilym O. Jones speaking as a Local Member said that although no representations have been made to the Planning Department, local residents have raised concerns about the development at the Community Council and consequently the Community Council is requesting that the site be visited as the application is retrospective. Among the concerns raised are the extra height of the shower block and the re-positioned site access.

 

Councillor Bryan Owen said that he did not think there was anything to be materially gained from visiting the site given that the Officers find the amenity block as built acceptable and he therefore proposed that the Committee should not visit the site; the proposal was seconded by Councillor John Griffith. In the ensuing vote the Committee endorsed not visiting the site.

 

Councillor Gwilym O. Jones further informed the Committee that a representative of the Community Council had wished to speak at the meeting but thought that a site visit should take place first. The Chair clarified that a request to speak at the meeting had been made but because it had not been submitted within time limits and in order not to set a precedent, she had not accepted the request.

 

The Development Management Manager reported that the application is retrospective and is to vary conditions (05) and (10) so as to amend the means of access to the site and to amend the design of the shower block and site-reconfiguration. Although an  application for a 25 pitch touring caravan site and the erection of a shower block on the site has been granted, the shower block that has been built differs from the approved scheme in being 1.4 metres higher  to accommodate water storage tanks to serve the site; the access to the site has been re-located 10 metres farther to the south than the approved access, and the site has been re-configured so that the touring pitches under the amended scheme are set farther away  from the boundary of the site with the nearest property known as Neuadd. The Highways Authority is of the view that there is no basis to refuse the application as the change to the access does not cause significant harm to highway safety and it is the Planning Officer’s opinion that the re-design of the toilet/amenity block and the re-configuration of the site will not have a detrimental impact on the amenities of the surrounding properties nor the surrounding area. 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 Trefor Lloyd Hughes.

 

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

 

12.5    DIS/2019/20 – Application to discharge condition (14) (method statement setting out that all recommendations described in section 7 of the submitted Ecological Assessment report are adhered to and adopted) from planning permission 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 Crossroad, Star

 

The application was reported to the Planning and Orders Committee as the land is owned by the Isle of Anglesey County Council.

 

As the Development Management Manager had declared an interest in the application, she withdrew from the meeting during the discussion and determination thereof.

 

The Development Management Team Leader reported that condition (14) was included in order to preserve and protect the ecological interests of the development site. An Ecology Method Statement has been received with the planning application which sets out all the recommendations described in section 7 of the Ecological Assessment. The Ecological Environmental Advisor has confirmed that the information is satisfactory and that the condition can therefore be discharged. As the information submitted is considered acceptable and meets the requirements of condition (14) of planning application 41LPA1041/FR/TR/CC, the recommendation is to approve the application.

Councillor John Griffith proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Vaughan Hughes.

 

It was resolved to approve the application in accordance with the Officer’s recommendation and report. (Councillors Bryan Owen and Robin Williams abstained from voting on this application)

 

12.6    DIS/2019/28 – Application to discharge condition (12) (supporting design calculations for the attenuated surface water drainage system) of planning permission 41LPA1041/FR/TR/CC full application for 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 Crossroad, Star

 

The application was reported to the Planning and Orders Committee as the land is owned by the Isle of Anglesey County Council.

 

As the Development Management Manager had declared an interest in the application, she withdrew from the meeting during the discussion and determination thereof.

 

The Development Management Team Leader reported that condition (12) was included in order to ensure that the application site is adequately drained. Drainage information has been received and it has been confirmed by the Drainage Section that the drainage strategy and plans appear sufficient to manage the surface water run-off from the proposed development. As the information submitted is considered acceptable and meets the requirements of condition (12) of planning application 41LPA1041/FR/TR/CC, the recommendation is to approve the application.

 

Councillor Kenneth Hughes proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Vaughan Hughes.

 

It was resolved to approve the application in accordance with the Officer’s recommendation and report. (Councillors Bryan Owen and Robin Williams abstained from voting on this application)

 

12.7    DIS/2019/24 – Application for the discharge of conditions (04) (Construction Traffic Management Plan), (06) (provision of affordable housing) and (07) (detailed plan for the communal garden) of planning application FPL/2018/4 (full application for the demolition of the existing garages together with the erection of 4 single person dwellings with associated parking at Maes yr Ysgol, Holyhead)

 

The application was reported to the Planning and Orders Committee as the land is owned by the Isle of Anglesey County Council.

The Development Management Manager reported that the information submitted is considered acceptable and meets the requirements of conditions (04), (06) and (07) of planning application FPL/2018/4. The recommendation is therefore to approve the application.

 

Councillor Robin Williams proposed that the application be approved in accordance with the Officer’s recommendation. The proposal was seconded by Councillor Vaughan Hughes.

 

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