Agenda item

7.1 19C1038F – Ty’n Pwll Road, Holyhead

7.2 31C431 – Borthwen, Penmynydd Road, Llanfairpwll

7.3 36C344 – Ysgol Gynradd Henblas, Llangristiolus

7.4 44C250A – Council Houses, Fourcrosses, Rhosgoch

7.5 44C320 - Gorslwyd Fawr, Rhosybol 

7.1       19C1038F – Full application for the erection of a dwelling together with the construction of a vehicular access on land at Ty’n Pwll Road, Holyhead

The application is reported to the Planning and Orders Committee because it has been called-in for the Committee’s determination by a Local Member who also requested that the site be visited. At its meeting held on 6th January, 2016, the Committee resolved to defer determination of the application in order to carry out a site visit which was subsequently undertaken on 20th January, 2016.

Alaw Griffith, a Public Speaker, addressed the meeting in support of the proposal which had been developed following discussions between the applicant, Grwp Cynefin and the Housing Department to meet an identified need for a 3 bedroomed dwelling in Holyhead. She referred to amendments made to the scheme to alleviate Highway impacts. The proposal provides for two parking spaces within the plot and will not exacerbate existing parking issues along Ty’n Pwll Road. She said that confirmation had been received by the Highways Department that Ty’n Pwll Road is not a designated Safe Route.

The Committee asked questions of the Speaker in clarification of the details of the access to the proposed development and potential issues in terms of cars exiting onto Ty’n Pwll Road causing hazards to pedestrians.

Councillor Trefor Lloyd Hughes, a Local Member, spoke of his concerns regarding the proposal on account of the compactness of the site, traffic and pedestrian usage of Ty’n Pwll Road giving rise to safety considerations, parking problems and possible amenity impacts for the occupants of properties situated directly opposite on Ty’n Pwll Road.

The Planning Development Manager reported that as the application site is a vacant parcel of land centrally located in Holyhead which is surrounded by residential development the principle of residential development is accepted. The local concerns regarding the application relate to traffic and pedestrian safety. These have been considered by the Highways Department which takes the view that there is insufficient evidence to show that the highway impacts are such so as to warrant a refusal. A Block plan has been submitted with the application which demonstrates that the application site can adequately accommodate the proposal and it is not considered that the dwelling as proposed would be out of character with other housing in the immediate area.

Some Members of the Committee expressed concerns regarding the proposal’s highway and traffic impacts and consequent effects with regard to pedestrian safety which they felt were unacceptable. Other Members took the view that the addition of one dwelling in this location would not exacerbate the situation as at present given that it will be sited in what is a residential area and is adjacent to existing garages. As the proposed new dwelling will be able to accommodate vehicles within the curtilage of the plot they felt it would not add to parking problems.

The Highways Officer confirmed with regard to movements to and from the highway that whilst the situation is not ideal, the proposal is acceptable from a Highways perspective and in the context of the guidance provided by the Manual for Streets which deals with situations such as this where there are obstructions. The Officer also said that the Traffic section has confirmed that Ty’n Pwll Road is not a designated Safe Route to Schools.

Councillor Jeff Evans proposed that the application be refused on grounds of safety and his proposal was seconded by Councillor Lewis Davies. Councillor Victor Hughes proposed that the application be approved in accordance with the Officer’s recommendation and the proposal was seconded by Councillor Nicola Roberts. In the subsequent vote, the proposal to approve the application was carried.

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

7.2       31C431 – Full application for the change of use of existing building from residential dwelling into a nursery at Borthwen, Ffordd Penmynydd, Llanfairpwll

The application is reported to the Planning and Orders Committee as it has been called-in for determination by the Committee by two Local Members due to highway concerns. At its meeting held on 6th January, 2016, the Committee resolved to defer determining the application so that a site visit could take place. The site was subsequently visited on 20th January, 2016.

Mr Gerallt Francis, a Public Speaker spoke against the application due to concerns regarding the additional strain a bungalow accommodating 32 children and staff would place on the infrastructure; increased traffic flow resulting in a negative impact on residential amenities and health; highways impacts arising from the siting of the proposal’s access leading to possible congestion and an increase in noise and pollution for residents of Ty’n Cae and a negative effect on property values.

Miss Samantha Owen spoke for the application and elaborated on the nature of the proposal and what it entailed; the reasons behind the proposal, how it would benefit the community of Llanfairpwll and why in her opinion the plans should be supported.

The Committee sought clarification of Miss Owen regarding the accessibility of the site to staff and customers wishing to walk to the proposed nursery and how realistic was the expectation that that would happen, and it also sought her views on the concerns expressed by the objector and how they might be alleviated.

Councillor R. Meirion Jones, a Local Member referred to road safety as the overriding concern in relation to the application which he considered would best be addressed by conducting a full traffic survey. Councillor Jim Evans, also a Local Member endorsed the view of Councillor Meirion Jones and pointed out the extent of the traffic coming down Penmynydd Road.

The Planning Development Manager reported that the proposal is considered acceptable in what is a sustainable site. Officers are not aware of any weaknesses in the area’s infrastructure and the Environmental Health Department has raised no concerns regarding noise effects. The primary concern locally relates to highway impacts due to increased traffic generated by parents dropping off and picking up their children from the nursery. The applicant has submitted details of the availability of parking spaces within the curtilage of the site and the Highways  Department does not consider that the impacts of the scheme are such that a refusal can be sustained.

The Committee acknowledged the local concerns in relation to traffic and road safety but notwithstanding the majority of Members felt that the location of the site made it accessible by foot to a number of potential customers and adequate parking would be provided both on site and in the car park adjoining the site which is available for general use. The proposal also meets a need in the area for a quality nursery provision.  A proposal by Councillor Lewis Davies that the application be deferred so that a traffic survey could be carried out was not seconded.

The Highways Officer advised that he did not see the advantages of seeking to establish the road capacity since a road operating beyond its capacity can, because of drop-offs and  pick-ups for example as referred to in this case, lead to a reduction in speed thus making the road safer.

Councillor Jeff Evans proposed that the application be approved and his proposal was seconded by Councillor Victor Hughes.

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

7.3       36C344 – Outline application for the erection of a dwelling together with full details of the vehicular access together with the re-location of the access into the field on land adjacent to Ysgol Gynradd Henblas, Llangristiolus

The application is reported to the Planning and Orders Committee as it has been called-in for the Committee’s determination by a Local Member. At its meeting held on 6th January, 2016, the Committee resolved to defer determining the application pending a site visit. The site was visited on 20th January, 2016.

The Rev. Gerallt Evans, a Public Speaker spoke for the application as the co-owner of the plot with his wife. He referred to the application as a simple and straightforward one in a central location within the village. The application is deemed acceptable by both Planning and Highways Officers. He said that the application to re-locate the access into the field is made as an option for the future and not because the current applicants have any further development intentions.

The Committee questioned the Rev. Gerallt Evans on the proposal to re-locate the access into the field and the rationale for it and sought to clarify the connection between it and the application for a new dwelling.

The Planning Development Manager in clarification showed the Committee images of the access to the plot and the access to the agricultural field which it was proposed is re-located. The Officer reported that the key issues relating to the application are its compliance with current policies and its effects on the amenities of the surrounding properties.  The erection of a dwelling on the site is considered to be an acceptable infill development under Policy 50 of the Ynys Môn Local Plan as the site lies close to the adjoining properties. It is the Officer’s view that the proposal will not harm the amenities of the occupants of neighbouring properties due to the distances between the proposal and existing properties. A traffic survey has been undertaken by the Highways Authority and conditions are proposed.

Councillor Victor Hughes a member of the Committee and also a Local Member said that whilst he did not have any objection to the proposal for a new dwelling which he accepted as an infill development he did have serious reservations about the proposal to re-locate the access to the field which he believed would only serve to facilitate further development in that area in the future.

Councillor Nicola Roberts proposed that the application be approved and her proposal was seconded by Councillor Richard Owain Jones. Councillor Victor Hughes proposed that the determination of the application be deferred to allow Planning Officers to discuss with the applicant the possibility of withdrawing that part of the application to re-locate the access into the field. His proposal was seconded by Councillor Lewis Davies. In the ensuing vote the proposal to approve the application was carried on the casting vote of the Chair.

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

7.4       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 reported to the Planning and Orders Committee at the request of a Local Member. At its meeting held on 2 December, 2015 the applicant’s agent requested that consideration of the application be deferred until the 3rd February, 2016 to allow the presentation of 3D drawings of the proposal.

Mr William Edwards, a Public Speaker addressed the meeting in support of the application and pointed out that the plot lies in a cluster of dwellings in the village of Rhosgoch and would greatly tidy and spruce up the area as it appears currently. His daughter and her family intend to re-locate to settle in the village.

The Planning Development Manager showed the Committee the 3D drawings of the application site. The Officer reported that the key planning issues are the proposal’s compliance with current policies and its impact on the landscape and on the amenities of the surrounding properties. Policy 50 of the Ynys Môn Local Plan supports single plot applications within or on the edge of a settlement provided that the development will not cause undue harm to the character of the group or any harmful visual intrusion into the surrounding landscape. It is the Officer’s view that the proposal does not satisfy this requirement as it is in a position not well related to the settlement and would therefore result in unacceptable harm to the appearance of the location by intruding into an open rural landscape.

Councillor Aled Morris Jones, a Local Member emphasised that the proposal would improve the appearance of the area, is located opposite an existing cluster of dwellings and would assist the fourth generation of the family return to its roots in the village.

The majority of the Committee’s Members agreed with the Officer’s viewpoint that the proposal would be visually intrusive within the landscape of the area and they felt that it could also open the door to further development. Councillor Richard Owain Jones concurred with the Local Member and proposed that the application be approved. His proposal was not seconded. Councillor Lewis Davies proposed that the application be refused in accordance with the Officer’s recommendation and his proposal was seconded by Councillor Victor Hughes.

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

7.5       44C320 – Outline application for the erection of a dwelling with all matters reserved on land near Gorslwyd Fawr, Rhosybol

The application is reported to the Planning and Orders Committee at the request of a Local Member. At its meeting held on 6th January, 2016, the Committee resolved to approve the application contrary to the Officer’s recommendation for the reason that it deemed the proposal to be compliant with Policy 50 as it forms a small, reasonable extension to the village.

Councillor Victor Hughes whilst acknowledging that the majority of Members at the previous meeting had voted to approve the application and whilst sympathetic to the applicant said that he did not believe the proposal complied with Policy 50. He recognised that that was a matter of judgement and given so, he proposed that a site visit be conducted so that the Committee could be satisfied as to whether the proposed development would be a reasonable extension to the village. His proposal was seconded by Councillor Lewis Davies. The vote for a site visit was carried – Councillors Kenneth Hughes, Richard Owain Jones and Jeff Evans voted against.

It was resolved that the site be visited in order to assess whether the proposal constitutes a reasonable minor extension to the village.