Agenda item

12.1  15C30H/FR - Pen y Bont Farm, Malltraeth

12.2  20C304A – Bron Wendon, Cemaes

12.3  23C280F – Plas Llanfihangel, Capel Coch

12.4  23C280G – Plas Llanfihangel, Capel Coch

12.5  25C242 – Tyn Cae, Coedana, Llannerchymedd

12.6 46C572 – Glan Traeth, Trearddur

12.1  15C30H/FR – Full application for change of use of agricultural land to extend the existing caravan park to site a further 14 touring caravans together with the installation of a septic tank on land at Pen y Bont Farm Touring and Camping, Malltraeth

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

Councillor T.V. Hughes proposed that the application site be visited and Councillor Ann Griffith as a Local Member seconded the proposal.  The reason given for visiting the site was to view the current touring and camping site at Pen y Bont.

It was RESOLVED that a site visit be undertaken to view the application site.

12.2  20C304A – Full application for change of use of part of the dwelling into Class A3 (hot food take-away) together with the creation of a pedestrian access at Bron Wendon, Cemaes

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

Mrs. Anna Fern, a public speaker and an objector to the proposal said she was representing the residents of Penrhyn, Cemaes Bay.  She said that residents have raised concerns with regard to the parking and traffic the business will generate from deliveries and waste collection.  There is no footpath near the site.  Penrhyn, Cemaes Bay is an area of outstanding beauty and near the coastal path. 

The Committee questioned Mrs. Fern if there are any empty business properties in the village of Cemaes for such a facility.  Mrs. Fern said that there are empty shops on the high street in Cemaes and she believed that the rental charges are reasonable.  The Committee further questioned Mrs. Fern whether she considered if there was a need for such a facility in Cemaes.  Mrs. Fern said that she was given to understand that the applicant is aiming to attract business from walkers who walk on the coastal path.

Mrs. Marcie Layton the applicant spoke in favour of the proposal.  Mrs. Layton said that her aim is to provide a heathy take-away foot outlet in the village of Cemaes.  She said that the obesity rate in Wales is high and she considered that she could contribute in helping people with health food options rather than the normal take-away services.  She considered that the high street in Cemaes does not need a further take-away option.  Mrs. Layton said that she hoped that people who walk on the coastal path and the community would rather a healthy food option near the coast.  She said that she is mentored and supported by Prime Cymru to be able to give healthy food options for people.   Employment opportunities for local people could materialise from such a venture.   

The Committee questioned Mrs. Layton as to why she does not wish to rent a shop on the high street in Cemaes.   The Committee also questioned if people will be able to use their cars to get to the proposed take-away due to the narrowness of the road at Penrhyn.  Mrs. Layton said that due to personal reasons she did not wish to leave her property; she considered that the centre of the village of Cemaes is well supplied with food service providers.  She said that potential customers could park at the Harry Furlong car park which is very close to her property.  There are holiday lets in the vicinity and people walking along the coastal path could order their food and collect it on their way home.  The Committee further questioned as to how the applicant would control litter and food waste from her property.  Mrs. Layton said that she intended to use decomposable and bamboo packaging; extra bins would be provided at her property as well.

Councillor W.T. Hughes, a Local Member questioned if there was a need for another food outlet in Cemaes; at present there are ten food outlets in a small village.  He considered that the traffic and parking would be an issue in area of Penrhyn if the application was approved.

The Planning Development Manager said that the key issues which need to be considered is the effect on neighbouring properties, highways and whether the proposal are acceptable from a policy perspective.  The proposal entails the change of use of part of the dwelling into a takeaway outlet; there are no parking facilities available and all traffic will be directed to the nearby car park.  Planning Policies support such a business venture but this type of outlet (A3) is best suited to a central village location.  The proposed application would harm the amenity of the residential area and would have a negative impact upon adjacent residential properties.  The Officer highlighted that approval of the application would equate to an A3 take-away premises and there would be no control on any future use of the property. The recommendation was of refusal of the application.

Councillor Jeff Evans said that such a healthy eating establishment has a potential of being beneficial in the village of Cemaes. 

Councillor R.O. Jones, a Local Member said that he supported such a venture.  He considered that people who walk on the coastal path would welcome a healthy eating option.  Councillor Jones proposed that the application for an A3 take-away outlet be approved for a term of 2 years. Councillor Vaughan Hughes seconded the proposal.

Councillor Nicola Roberts said that whilst supporting the idea of a healthy eating take-away establishment, she considered that the site is located within a residential area and was unacceptable due to parking and traffic issue.  Councillor Nicola Roberts proposed that the application be refused.  Councillor John Griffith seconded the proposal of refusal.

Following the subsequent vote it was RESOLVED to refuse the application in accordance with the Officer’s recommendation as set out in the written report.

12.3   23C280F – Full application for the erection of an agricultural shed and milking parlour at Plas Llanfihangel, Capel Coch

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

Councillor Ieuan Williams spoke as a Local Member and requested that a site visit be undertaken due to; local concerns that the application site should be located nearer the old farm buildings; the effect on the landscape and effect of drainage in the locality. 

Councillor Lewis Davies proposed that the site be visited and Councillor John Griffith seconded the proposal.

It was RESOLVED that a site visit be undertaken in accordance with the Local Member’s request for the reasons given.

12.4  23C280G – Full application for conversion of the outbuildings into 10 dwellings, installation of a package treatment plant together with improvements to the existing access at Plas Llanfihangel, Capel Coch

The Planning Development Manager said that the application had been withdrawn by the applicants.

Application had been withdrawn.

12.5  25C242 – Retention of pond together with drainage works at Tyn Cae, Coedana, Llannerchymedd

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

Councillor K.P. Hughes, a Local Member who had called in the application for determination by the Committee requested that a site visit be undertaken due to concerns raised by the Llannerchymedd Community Council together with local residents with regard to potential flooding issues in the area.

Councillor W.T. Hughes proposed that the site be visited and Councillor John Griffith seconded the proposal.

          It was RESOLVED that a site visit be undertaken in accordance with the Local Member’s request for the reasons given.

12.6  46C572 – Full application for conversion of outbuildings into three dwellings, the installation of a package treatment plant together with improvements to the access at Glan Traeth, Trearddur Bay

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

Mr. Patrick McHugh the applicant spoke in favour of the proposal.  He said that he wished to correct remarks contained within the report by the Local Member and Natural Resources Wales.  He said that there is no flooding where the private treatment plant is to be located as suggested by the Local Member.  The local flood warning area on the Trearddur Bay map clearly shows that the proposed location lies above the flood area.  The application details include provision for a private treatment plant to serve the development.  This is not a ‘new kind of septic tank’, it is not a septic tank at all but a sewerage treatment plant which discharges clean water of drinking quality.  A septic tank was ruled out because of the nearby flood risk area. 

Mr. McHugh further said that the site does not slope down to the houses and suggested by the Local Member.  The proposed development is at the top of the field and slopes away from the houses towards the flood risk area. 

The Committee questioned Mr. McHugh as to why a private treatment plant has been favoured over connecting to the main sewer.  Mr. McHugh agreed that he would prefer to connect to the main sewer with regard to the proposed application.  He said there is a distance up to 140 metres from the development to the main sewer; there is a height difference of 1.5 metres between the level of the farm development and the main road.  Following discussion with Development Engineers the cost of connecting to the main sewer would be over £40k more than the sewerage treatment plant.  The Committee questioned if there is a flood risk area near this development.  Mr. McHugh said that there is a nearby flood risk area and the sewerage treatment plant are not located in that area only nearby.  The Committee questioned what use the applicant would make of the development.  Mr. McHugh said that the farm has been in the wife’s family for nearly a century.  The three proposed dwellings are to be kept for family use.

Councillor T.Ll. Hughes, a Local Member who had called in the application said that the residents of Stanley Mill Lane near the development site have expressed that there is some flooding issues in the area.  He said that it seems that there is no objection locally to the proposed development but some concerns have been expressed that the access to the site needs to be completed before commencement of the development site.

The Planning Development Manager said that planning policies support such conversion schemes for rural buildings subject to criteria; this proposed development is a very suitable adaptation of the site.  As the development is within a farm courtyard it will not have a detrimental effect on the landscape nor affect the AONB.  Natural Resources Wales nor the Drainage Section of the Authority has raised concern with regard to the private sewerage plant. 

The Officer further said that there is an intention to improve the access to the site and the conditions stipulated that the improvements to the access must be completed before the dwellings are occupied.  The Highways Officer agreed with the comments of the Planning Officer’s but he stated that improvements to the access before commencement of the development would be agreeable. 

Councillor K.P. Hughes said that he supported that application but that the access to the site should be completed before commencement of the development.

Councillor Vaughan Hughes proposed that the application be approved and Councillor K.P. Hughes seconded the proposal.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the conditions set out in the written report together with an additional condition that the access to the site be completed before the commencement of the development.