Agenda item

10.1 – 17C513B – Bryn, Llansadwrn

10.2 – 23C262B/VAR - Nyth Clyd Capel, Talwrn

10.3 – 25C240C/VAR – Pen Parc, Carmel

10.4 – 28C373G – Station Road, Rhosneigr

10.5 – 30C246K/VAR – Tyn Pwll, Benllech

10.6 – 38C180F/VAR – Gilfach Glyd, Mynydd Mechell

10.1    17C513B – Full application for amendments to previously approved application reference A/289A for the erection of a dwelling and garage on land at Bryn, Llansadwrn

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

The Planning Development Manager reported that although the application site is located in the open countryside and in so being is contrary to Policy PCYFF1 of the Joint Local Development Plan, a detailed application has been approved under reference A/289A on land at Bryn, Llansadwrn. A certificate of lawfulness was submitted under application reference 17C51A/LUC which provided evidence that footings for a bungalow were dug. The evidence provided has safeguarded the permission approved under application A/289. Given that that the certificate has been proved lawful, the principle of amending the design of the dwelling is considered acceptable. It is not considered that the proposal will have a negative impact on the immediate neighbour known as Bryn. A condition will be placed on the permission so that the first floor windows in the North-East elevation of the development will be glazed with obscure glass to alleviate any overlooking onto the neighbouring property. The Community Council has confirmed that it has no observations to make on the application. Having regard to the fact that the application site already has planning consent thus providing a fall-back, and to other material considerations, the recommendation is one of approval.

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 recommendation subject to the conditions contained within the written report and a Section 106 agreement to preclude the implementation of the previous permission.

10.2    23C262B/VAR – Application under Section 73 for the variation of condition (11) of planning permission reference 23C262A (The development shall be carried out in strict conformity as shown in the submitted plans under reference 23C262A) so as to convert and extend an existing barn into a 3-bedroom dwelling at Nyth Clyd Capel, Talwrn

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

The Planning Development Manager reported that the principle of developing the site has already been established under planning application 23C262A where permission was granted for the conversion and extension of a barn into a 3 bedroom dwelling at Nyth Clyd, Talwrn on 13 May, 2013. The JLDP states that the conversion of traditional buildings for residential use will only be permitted for employment use or, if that is not an option in order to provide an affordable unit. However, given that the application site has an extant planning permission for the conversion of an outbuilding into a dwelling and in light of the fact that the amendments proposed under the current application are considered to be an improvement on the original proposal in reducing the amount of extensions to the outbuilding and in maintaining the architectural characteristics of the  original outbuilding to a greater extent than the previously approved scheme, the recommendation is one of conditional approval.

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

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions contained within the written report and a Section 106 agreement to preclude the implementation of the previous permission.

10.3    25C240C/VAR – Application under Section 73 for the variation of condition (04) of planning permission reference 25C240B (erection of a dwelling) so as to amend the design at Pen Parc, Carmel

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

The Planning Development Manager confirmed that the statutory consultees have responded to the effect that they have no observations to make on the application. The Community Council has no objections to the proposal. The Officer reported that since the adoption of the JLDP Carmel is now identified as a cluster where any new dwelling must be for an affordable local need on an infill site. The proposal whilst compliant with the policies of the JLDP as regards location, does not meet the requirements of Policy TAI6 in terms of affordability. However, the application site has an extant planning permission with full permission for the erection of a dwelling having been approved in November, 2015 under planning application 25C240B; thus, the principle of a dwelling has already been established. Additionally, the current application reduces the scale of the proposed dwelling to a single storey dwelling meaning that it will fit in much better with the existing form of development in the area and will have less of an impact on neighbouring properties than the dormer type dwelling approved under the original scheme. Having considered the above, the Officer’s recommendation is one of conditional approval.

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 recommendation subject to the conditions contained within the written report and a Section 106 agreement to preclude the implementation of the previous permission.

10.4    28C373G – Full application for the erection of 3 three-storey townhouses which include balconies and 3 detached houses which include balconies together with the construction of a new access on land at Station Road, Rhosneigr

The application was reported to the Planning and Orders Committee as it is a departure from the Development Plan which the Local Planning Authority is minded to approve.

The Planning Development Manager reported that although the application is contrary to the provisions of policy TAI 5 (Local Housing Market), the principle of residential development has been established on the application site and there remain two extant planning permissions, both for 8 units. The current application proposes 6 instead of 8 units thereby reducing the density of the development. Changes have been made to the scheme to reduce the impact of the development on the residential amenities of neighbouring properties and whilst there remain some objections among residents of the properties nearby, others are broadly supportive on the basis that the current proposal is considered to be an improvement on previous plans. The Officer’s recommendation is to approve the application.

Councillor Richard Dew speaking as a Local Member voiced his approval for the proposal citing the improved layout and design, the fact of the existing planning permission on site and the reduction in the number of units which will alleviate traffic and parking impacts as reasons to support the application. Additionally, the nearest neighbour to the development is now happy with the proposal.

Councillor Kenneth Hughes 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 subject to the conditions contained within the written report and a Section 106 agreement to preclude the implementation of the previous permission.

10.5    30C246K/VAR – Application under Section 73 for the variation of condition (12) of planning permission reference 30C246H (erection of three dwellings) so as to move the location of one dwelling (P1) on land opposite Tyn Pwll, Benllech

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

The Planning Development Manager reported that although the application is contrary to Policy TAI 16 of the JLDP, the principle of development has already been established under planning application 30C246H for 3 dwellings at Tyn Pwll, Benllech which was approved in November, 2016. The amendments proposed by the current application are to re-locate one of the dwellings identified as (P1) 3m away from the boundary of the site as opposed to 1m from the boundary under the previously approved application. It is considered that the current application will consequently have a reduced impact on the property to the side of the development. Notwithstanding the proposal is contrary to policy, the fall-back position provided by the extant planning permission on the site as well as the improvements resulting from repositioning one of the dwellings means that the recommendation is one of approval.

Councillor Robin Williams proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Eric Jones.

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions contained within the written report and a Section 106 agreement to preclude the implementation of the previous permission.

10.6    30C180F/VAR – Application under Section 73 for the variation of condition (02) of planning permission reference 38C180D (outline application for the erection of a dwelling and vehicular access) so as to allow an extension of time to submit a reserved matters application at Gilfach Glyd, Mynydd Mechell

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

Councillor Llinos Medi Huws, a Local Member asked that the Committee consider visiting the site on the basis that as a reconstituted Committee under the new Council, Members of the Committee would benefit from seeing the application site.

The Planning Development Manager reported that outline planning permission was approved on 2 May, 2013. The applicant was required to submit a reserved matters application by 2 May, 2016 which has not been forthcoming. The applicant is therefore out of time to submit a reserved matters application in line with the conditions of the outline consent. The current application under Section 73 is in effect an application for a new permission and must be therefore be determined in accordance with the Joint Local Development Plan as the prevailing policy reference. The proposal is considered to be contrary to Policy CYFF1 of the JLDP; advice contained in Planning Policy Wales 2016 as well as TAN 6 - Planning for Sustainable Rural Communities. The Officer said that the fall-back position does not apply in this instance as full permission which would have followed approval for reserved matters, has not been granted so there are is no permission in place to immediately develop the site. As the application is contrary to policy, she did not see what benefit could be derived from visiting the application site.

Councillor Llinos Medi Huws said that the application was approved in 2013.The site was acquired by a young local couple and they made changes to the application in the belief that they had a period of five years within which to commence the development work. Unfortunately, that is not the case and the permission has expired. Under previous planning policies it would have been possible to grant an extension of time to allow the submission of a reserved matters application so work could commence. Councillor Huws referred to the Development Plan and that no reference is made to Mynydd Mechell. However she suggested that the application is covered by the Plan in so far as in the figures in the JLDP there was a requirement for 7,184 housing units 3,472 of which were allocated to Anglesey. In April, 2016, 783 of those had been approved and Gilfach Glyd was amongst them. Her argument therefore was that Gilfach Glyd is recorded in the 783 in the JLDP.

The Planning Development Manager said that the applicant had until May, 2016 to submit a reserved matters application so at the time there was outline planning permission.  However, even if the time period was to be extended to submit a reserved matters application, the applicant then has to present details of the full application for approval and it is only after this that the applicant is in a position to begin work.

Councillor Kenneth Hughes proposed that a site visit be undertaken on the grounds that it would enable the Committee to assess for itself whether or not the proposal represents a reasonable extension within the area.  Councillor Robin Williams seconded the proposal.

It was resolved to undertake a site visit for the reason given.