Agenda item

12.1 12C31A/ENF – 13 Rosemary Lane, Beaumaris

 

12.2 12C463/ENF – 1 Hampton Way, Llanfaes

 

12.3 19LPA875C/CC – Breakwater Country Park, Holyhead

 

12.4 19LPA1023A/CC – Heliport, Penrhos Industrial Estate, Holyhead

 

12.5 32C197 – The Stables, Caergeiliog

 

12.6 38C316 – Cen Villa, Carreglefn

 

12.7 40C58L/RE – Tyddyn Isaf Caravan Park, Dulas

 

12.8 44C250A – Council Houses, Fourcrosses, Rhosgoch

 

12.9 45C841 – White Lodge, Penlon, Newborough

 

12.10 45C84J – Marram Grass Café, White Lodge, Penlon, Newborough

 

12.11 45C441A/FR – Tal y Bont Bach, Dwyran

 

12.1    12C31A/ENF – Retrospective application for the erection of a two storey extension at 13 Rosemary Lane, Beaumaris.

 

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

 

The Planning Development Manager reported that the proposed extension is considered acceptable in terms of size, design and materials and will bring symmetry to the rear of the terrace and will in the Local Planning Authority’s opinion be an improvement to the appearance of the rear of the terrace. The Officer referred the Committee to photographs of the subject building which showed how the proposed two storey extension in being identical to an extension erected on the neighbouring property would bring consistency to the rear of the terrace.

 

Councillor Lewis Davies, also a Local Member said that whilst he did not object to the proposal in principle, he was concerned that the application is being made retrospectively which he felt reflects a weakness in the planning system in allowing developments to commence without consent and in not imposing  sufficient penalty when that occurs. Councillor John Griffith was of the same view.

 

Councillors Kenneth Hughes proposed that the application be approved and the proposal was seconded by Councillor Nicola Roberts.

 

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the condition set out in the written report.

 

12.2    12C463/ENF – Retrospective application for the retention of a stable/garden store together with extension to curtilage at 1 Hampton Way, Llanfaes, Beaumaris

 

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

 

Councillor Lewis Davies, also a Local Member proposed that a site visit be carried out to allow Members to better appreciate the proposal’s potential effects on the amenities of nearby residential occupiers. Councillor Victor Hughes seconded the proposal.

 

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

 

12.3    19LPA875C/CC – Prior notification for the demolition of an overbridge at Breakwater Country Park, Holyhead

 

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

 

The Planning Development Manager reported that the application is a prior notification for the proposed demolition of the bridge. The demolition is permitted development under part 31 of Schedule 2 to the Town and Country Planning General Permitted Development Order 1995.The matters under consideration therefore are the method of demolition and the restoration of the site and those are considered appropriate and fit for purpose. The overbridge in question has been a health and safety concern for over 2 years.

 

Councillor Lewis Davies proposed that the application be approved and the proposal was seconded by Councillor Richard Owain Jones.

 

It was resolved that the development proceed as permitted development in accordance with the details as submitted.

 

12.4    19LPA1023A – Full application for the erection of 10 flexible business units together with associated parking and service yard, landscaping, electrical vehicle charging point, solar panels and two bin/recycling and cycling stores on the site of the former Heliport, Penrhos Industrial Estate, Holyhead

 

The application is presented to the Planning and Orders Committee as it is made by the Council on Council owned land.

 

Councillor Jeff Evans proposed that the application be approved and the proposal was seconded by Councillor Lewis Davies.

 

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions listed in the written report.

 

12.5    32C197 – Outline application for the erection of a dwelling together with full details of the vehicular access on land at The Stables, Caergeiliog

 

The application is presented to the Planning and Orders Committee at the request of a Local Member on the basis of local need.

 

The Planning Development Manager reported that the application is being recommended for refusal because it is the Officer’s view that the erection of a dwelling in the location as proposed is not an acceptable extension to the village and would create an unacceptable intrusion into the landscape which if approved, would create a dangerous precedent for future  applications. The proposal therefore conflicts with planning policy. Furthermore the Highways Authority also recommends refusal due to substandard visibility from the proposed access. The Officer informed the Committee that the applicant’s agent has requested a deferment until February, 2016, in order to reconsider the Highways issues, and whilst it is considered that these are capable of being resolved, the main issues remain the location of the proposal and its impact on the locality.

Councillor Lewis Davies proposed that the application be refused and the proposal was seconded by Councillor John Griffith.

 

It was resolved to refuse the application in accordance with the Officer’s recommendation for the reasons given in the written report.

 

12.6    38C316 – Outline application for the erection of a dwelling together with full details of the vehicular access and installation of a private treatment plant on land adjacent to Cen Villa, Carreglefn

 

The application is presented to the Planning and Orders Committee at the request of two Local Members.

 

Councillor Llinos Medi Huws, a Local Member spoke on behalf of the Community Council and local residents in opposition to the application. She requested that Members visit the site to gain a better appreciation of local concerns regarding the rock that would need to be excavated were the proposal to go ahead along with flooding and access issues. She said that Members need to be in possession of all the information as another Local Member is supportive of the application.

 

The Planning Development Manager reported that the application is being recommended for refusal because it is considered the proposal which is on the edge of the settlement of Carreglefn would extend the built form further into the landscape to the detriment of the character and amenities of the locality contrary to the provisions of Policy 50. Photographs of the application site as shown to the Committee indicate the scale and mass of the rock on site.

 

Councillor Nicola Roberts proposed that the application be refused and the proposal was seconded by Councillor Victor Hughes.

 

It was resolved to refuse the application in accordance with the Office’s recommendation for the reasons set out in the written report.

 

12.7    40C58L/RE – Full application for the siting of 100kw ground mounted photovoltaic array on land at Tyddyn Isaf Caravan Park, Dulas

 

The application is presented to the Planning and Orders Committee because it is has been called in by a Local Member.

 

Councillor Victor Hughes proposed that as there is a similar development at a nearby farm, a site visit be undertaken to gain a better appreciation of the cumulative effect on the area. The proposal was seconded by Councillor Richard Owain Jones.

 

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

 

12.8    44C250A -  Outline application for the erection of a dwelling together with full details for alterations to the existing agricultural access on land opposite Council Houses, Four Crosses, Rhosgoch

 

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

 

A copy of the correct version of the site plan was provided to the Committee at the meeting.

 

Councillor Aled Morris Jones, a Local Member informed the Committee that the applicant’s agent has asked that he be allowed more time to provide additional information and was therefore requesting a deferment.

 

The Planning Development Manager confirmed the request by the applicant’s agent for a deferment until February, 2016 to reconsider the application. The Officer said that the application is being recommended for refusal because it is considered that the erection of a dwelling in the location as proposed would result in an intrusive development into the open countryside contrary to policy.

 

Councillor Richard Owain Jones proposed that Members visit the site; there was no seconder to the proposal. Councillor Jeff Evans proposed that consideration of the application be deferred in line with the request made and the proposal was seconded by Councillor Nicola Roberts. In the subsequent vote, the proposal to defer consideration of the application was carried on the casting vote of the Chair.

 

It was resolved to defer consideration of the application until February, 2016 to allow the applicant to provide additional information.

 

12.9    45C841 – Full application for the construction of a vehicular access and car park on land adjacent to White Lodge, Pen Lon

 

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

 

Mr John Ifan Jones addressed the Committee in opposition to the application and he cited loss of agricultural land, road and pedestrian safety, detrimental impact on the rural character of the area and surroundings, and proximity to the AONB as the main objections to the proposal.

 

Mr Liam Barrie spoke in support of the application and highlighted the importance of the proposed car park to being able to meet the needs of the business’s expanding customer base. Currently the Marram Grass draws on assistance from a neighbour who has allowed customers to park on his land particularly over the summer months when the business can average over 60 cars. A frustration over the years is the visual impact of the Marram Grass from the exterior – there has never been an opportunity to landscape what is a car crammed site. A possible solution presented itself when the family purchased the land opposite, the idea being to create a safe and accessible car park which could be screened with native trees and which would form part of the business’s produce growing programme and educational project. The field under consideration lies outside the AONB and there is no interest in creating a car park that stands out. Customer parking is a year round problem and the visual aspect of the field will change regardless; the concern is how are customers’ needs to be met if the proposal is rejected given that parking on the road is not ideal and it is not a long term strategy to park in a neighbour’s field. Other options have been explored but are not viable. The car park is required to safeguard jobs, the continued success of the business, to meet current customer needs and to improve safety along the road.

 

The Planning Development Manager informed the Committee that two additional letters of objection have been received. The Officer reported that whilst the Local Planning Authority is keen to support the continued prosperity of local businesses it cannot do so at the expense of the environment. The recommendation of refusal is made on the grounds that the proposal would have an unacceptable urbanising effect on the locality and would detrimentally affect residential amenities in terms of noise, general disturbance and activity. Officers are however happy continue to discussions to examine alternative solutions.

 

Councillor Ann Griffith informed the Committee that she was standing down as Vice-Chair for this application to speak as a Local Member to present both perspectives with regard to this application and the subsequent related application (application 12.10 on the order of business). She referred to issues in relation to the change of use of the land, urbanising effect and impact on residential amenities, proximity to AONB, breach of the coastal path through the creation of a car park, effects on wildlife including visiting birds, highway and pedestrian safety, and concerns over potential change of use of the car park in time to allow touring vehicles/vans as well as customers of the Marram Grass as issues going against the proposal. The local view is that parking needs can be met by reconfiguring the existing site. With reference to application 12.10 she said that the village already has facilities to cater for the functions for which the application is made. An additional venue will lead to unnecessary competition for resources. There are concerns that the additional development will exacerbate noise impact from events currently held on site.  The proposal is in an AONB and there are issues with regard to drainage. A Welsh language impact assessment is needed as well as clarification of the nature of the additional employment referred to and whether the jobs that will be created are full time permanent, or zero hours contract. In favour of the proposals, the popularity of the Marram Grass and its success as a business mean there are now no differences in seasonal numbers meaning a car park is needed to resolve existing car parking issues. The applicant has chosen to make this community his home and to develop the business there; he is concerned that a refusal might not only jeopardise the proposed new development but also place the current business at risk. Councillor Ann Griffith said that regrettably allegations had been made that she had received favouritism by the applicant which she denied. She emphasised that she had endeavoured to deal with the proposals impartially and had addressed the relevant considerations from both sides.

Whilst supportive of the business and acknowledging its success, several Members of the Committee were concerned about the location of the proposed development and its implications as regards the surrounding area and highway and pedestrian safety. Councillor Lewis Davies proposed that the application be refused and the proposal was seconded by Councillor Victor Hughes. Councillor Jeff Evans was keen for discussions to be held to explore alternative solutions and he proposed a deferment to allow the applicant to reconsider the application and find a way forward. His proposal was seconded by Councillor Nicola Roberts. 

 

The Legal Services Manager advised that in deferring the application to consider other possible solutions, the Committee should be clear in principle as to whether the application should remain for development in the location as currently proposed or on the opposite side of the highway where the Marram Grass and other residential properties are located.

 

Councillor Victor Hughes said that the application as presented should be determined, and pointed out that in the event of a refusal, it is open to the applicant to submit a new application.

 

In the subsequent vote on the matter, the proposal to refuse the application was carried.

 

It was resolved to refuse the application in accordance with the Officer’s recommendation for the reasons given in the written report.

 

12.10  45C84J – Full application for  demolition of the existing outbuilding together with the erection of a new barn comprising of function room, bar, demonstration/seminar room, toilets and office at The Marram Grass Cafe, White Lodge, Penlon, Newborough

 

The application is presented to the Planning and Orders Committee as it considered that this application is interlinked with application 12.9 and that both applications should be considered in tandem. Application 12.9 was called in for Committee determination by a local Member.

 

Mr John Ifan Jones addressed the Committee in opposition to the application based on the existing availability of facilities for functions in the village meaning the proposed development is not needed; exacerbation of existing noise affecting residents’ enjoyment of amenities and amounting to noise pollution, and the impact on the AONB and the locality.

 

Mr Rhys Davies spoke in support of the application and he said that the proposal seeks to accommodate events that currently take place outdoors within a purposeful building thus minimising noise. It is not meant to create additional capacity. The applicant is proposing to make an investment in the business and at the same time to alleviate neighbour worries regarding noise disturbance.

 

In response to questions by the Committee in relation to noise disturbance and parking, Mr Rhys Davies said that the proposal responds to concerns expressed about noise and provides a solution via the building proposed which brings all the disparate structures presently on site under one roof. Should the development not go ahead then the status quo remains meaning there will be no alleviation of existing noise. In relation to parking, the proposed development will not exacerbate the existing car parking situation.

 

The Planning Development Manager reported that since the written report was prepared one additional letter has been received as well as a response by the Highways Authority. From a planning perspective the proposal is acceptable in principle and the application is not being recommended for refusal because of noise disturbance issues – the Environmental Health section has been consulted and does not object to the scheme. It is the Officer’s view that the proposal is unacceptable due to inadequate parking on the site as it is currently configured to be able to cater for the development and that the development will have an adverse effect on highway safety as vehicles are likely to be parked on the public highway due to the lack of parking spaces within the site.

 

The Senior Engineer (Highways and Development Control) confirmed that it is the Highways Authority’s view that the replacement of a temporary marquee with a permanent, purpose made building is likely to attract more functions leading to increased use – the current access is substandard and because the associated application for a separate car park has been refused there is no immediate solution to the problem.

 

Councillor Lewis Davies proposed that the application be refused and the proposal was seconded by Councillor John Griffith.

 

It was resolved to refuse the application in accordance with the Officer’s recommendation for the reason outlined in the written report.

 

12.11  45C441A/FR – Full application for change of use of land into a caravan and camping site (comprising of 5 tent pitches, 5 glamping pitches and 10 touring caravan pitches), erection of washroom facilities, installation of a package treatment plant in lieu of existing septic tank together with improvements to the landscaping on land at Tal y Bont Bach, Dwyran

 

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

 

The Planning Development Manager reported that development plan policies support developments of the type proposed subject to criteria. It is the Officer’s view that the proposal is acceptable in its context subject to conditions including the creation of a site management plan to deal with flood risk issues and general amenity concerns.

 

Councillor Kenneth Hughes proposed that the application be approved and the proposal was seconded by Councillor Ann Griffith. 

 

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions listed in the written report.