10.1 ­­- FPL/2019/201 - Tegfan, Llanynghenedl

10.2 - VAR/2019/49 - Trearddur House, Trearddur Bay

10.1  FPL/2019/201 – Full application for the erection of a dwelling on land adjacent to Tegfan, Llanynghenedl

The application was presented to the Planning and Orders Committee as the proposal is contrary to policies of the Joint Local Development Plan but which the Local Planning Authority is minded to approve.

The Development Management Manager reported that an application was originally approved in the 1960’s for an open market dwelling.  However, if a new application was submitted a Welsh language statement would need to be submitted but there is a fall-back position in respect of this application for an open market dwelling and therefore it is not considered that a Welsh language statement is required.  It is considered that the previous application is likely to be implemented and the amendments are an improvement to that previously approved.

Councillor Kenneth P Hughes proposed that the application be approved and Councillor Bryan Owen seconded the proposal.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions contained within the written report.

10.2  VAR/2019/49 – Application under Section 73 for the variation of condition (11) (Drainage Scheme) of planning permission reference 46C168A/FR (Erection of dwelling) and the subsequent reserved matters application reference 46C168D/DA so as to allow the foul water from the dwelling to be discharged to a treatment plant on site instead of the public sewer system on land adjacent to Trearddur House, Trearddur Bay

The application was presented to the Planning and Orders Committee as the proposal is contrary to policies of the Joint Local Development Plan but which the Local Planning Authority is minded to approve.

Public Speaker

Mr Steve Bond (in support of the application) said that the application proposes the use of a self-contained treatment plant in lieu of a main sewer connection.  The variation is due to the impracticality of making a connection to the main sewer that is located in the football field some 40 metres to the south and inland owned by a third party.  In order to connect to the existing foul sewer a new branch connection from the plot would be required to cross the existing watercourse that skirts the edge of the football field.  Discussion with Welsh Water highlighted they had concerns about the risk of any new branch connection being damaged and leading into the watercourse causing contamination.  As a result Welsh Water required a significant engineering solution at a cost which is regarded as impractical and unfeasible for a single house development especially when added to the cost of the length of the drain and the cost to secure the easement off the third party landowner.  This cost information has been submitted and accepted by both the Planning Authority and Natural Resources Wales.  The proposal is to use a Klargester treatment plant which once the effluent is treated the discharged water is free from all foul contaminants thus allowing it to discharge into a stream, river or soakaway.  The Drainage Department has approved the porosity tests undertaken on site and are satisfied with the proposed use of a treatment plant and both the treatment plant and soakaway are to be contained within the applicants land.  In addition, there will be no impact on neighbouring properties and the intended positioning of the plant meets all regulations and if approved it will be installed in full compliance with Building Regulations and Natural Resources Wales’ requirements. 

He further said that the unit comes with a ‘fail safe’ warning system to alert the householder immediately if any problem is detected with the unit and whilst there is still spare capacity in the tank.  Annual servicing would also be undertaken to satisfy Natural Resources Wales.  There is less risk of contamination of the land and adjacent watercourse using the proposed treatment plant than if a mains connection were to be installed crossing the existing watercourse.  Mr Bond said that contrary to objections raised as regards to the application the proposed change to a treatment plant under such circumstances is in full compliance with current national planning policies. 

The Development Management Manager reported that national planning policies states that areas which are served by public sewers residential developments should connect to the main sewers.  However, due to the costs to the developer by connecting to the mains and having to connect through a third party landowner it is justified for the need for the installation of a package treatment plant and NRW has confirmed that they do not object to the variation of the condition.   There have been objections locally as regards to the foul water soakaway and the effect on drainage of neighbouring properties; the developer has amended the application and the location of the sewage treatment plant complies with regulations.  The Drainage Section and Building Regulations Section have confirmed that the amended location of the treatment plant is acceptable.  The Officer said that the wording of Condition 8 as regards to the treatment plant needs to be amended as a maintenance plan needs to be submitted and approved before any use is made of the drainage system.   It was noted that the application is contrary to Policy TAI 5 of the Joint Local Development Plan, but the fall-back position is that the application site has an extant planning permission; it is considered that there is also no detrimental impact on the Listed Building located within the curtilage of the application site.  The recommendation was of approval of the application.

Councillor Robin Williams proposed that the application be approved and Councillor Kenneth P Hughes seconded the proposal.  

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions contained within the written report and to amend Condition 8 that a maintenance plan be submitted and approved.