Agenda, decisions and minutes

There were no apologies for absence.

To receive any declaration of interest by any Member or Officer in respect of any item of business.

Councillor Robin Williams declared a personal and prejudicial interest with regard to application 11.1 on the agenda.

Councillors John Griffith and Richard Owain Jones both declared a personal and prejudicial interest with regard to application 12.1 on the agenda.

To submit, for confirmation, the minutes of the previous meeting of the Planning and Orders Committee held on 6 October, 2021.

The minutes of the previous virtual meeting of the Planning and Orders Committee held on 6 October, 2021 were presented and were confirmed as correct.

To present the minutes of the planning site visits held virtually on 20 October, 2021.

The minutes of the virtual site visit held on 20 October, 2021 were presented and were confirmed as correct.

There was one Public Speaker in respect of application 7.2 on the agenda.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

7.1 - FPL/2021/145 – Rhosydd, Brynteg

https://ioacc.force.com/s/papplication/a1G4H00000OKjboUAD/fpl2021145?language=en_GB

7.2 – FPL/2021/106 – Neuadd, Cemaes

https://ioacc.force.com/s/papplication/a1G4H00000OKHJzUAP/fpl2021106?language=en_GB

7.3 –  FPL/2021/108 - Fedw Uchaf, Brynrefail, Dulas

https://ioacc.force.com/s/papplication/a1G4H00000OKKltUAH/fpl2021108?language=en_GB

The application was reported to the Planning and Orders having been called in at the request of a Local Member.

At its meeting held on 1 September, 2021 the Committee resolved to undertake a site visit. A virtual site visit was subsequently held on 15 September, 2021. At its 6 October, 2021 meeting the Committee resolved to approve the application contrary to the Officer’s recommendation on the grounds that the scheme adjoins an existing static caravan site and will not be visually harmful due to its siting between a caravan site and an agricultural shed.

Councillor Margaret Roberts, speaking as a Local Member referred to her comments at the previous meeting about the proposal’s proximity to a large caravan site, but unlike the caravan site the two shepherd huts will not be visible from any viewpoints. She did not believe that granting permission in this case would set a precedent in leading to a proliferation of such applications or allowing everyone to put a shepherd hut in their yard as was suggested at the last meeting. Given the number of caravans in the area, the addition of two shepherd huts is not likely to make a difference especially as they are on a much smaller scale than the caravans next door. She asked the Committee to keep to the decision made last month to approve the application.

The Planning Enforcement Manger confirmed that the Officer’s recommendation remains one of refusal because it is considered that the proposal does not align with the definitions of a high quality development being a standalone development within a residential curtilage and as such it does not accord with the provisions of the adopted development plan or other material considerations as outlined within the report. The relatively rural location of the site will also mean that private transport will be a primary form of movement once guests have arrived at the site.

Councillor Ieuan Williams proposed that that Committee reaffirm its approval of the application for the reason stated at the last meeting that it is deemed to comply with Policy TWR3. Additionally, Strategic Policy PS14 which sets out how the Council will support the year round development of a local tourism industry states at paragraph 3 that that will include by “managing and enhancing the provision of high quality in-services tourism accommodation in the form of self-catering cottages and apartments, camping, alternative luxury camping [which would cover shepherd huts] static or touring caravan or chalet parks”. He thought that the proposal does therefore comply with policy and, in being situated in an area in which there are a number of caravan parks, the development is not out of place or incongruous. Councillor Vaughan Hughes seconded the proposal to reaffirm approval.

It was resolved to reaffirm the Committee’s previous decision to approve the application contrary to the Officer’s recommendation for the reasons given and to authorise the Officers to apply conditions on the consent as appropriate.

7.2 FPL/2021/106 – Full application for the  ...  view the full minutes text for item 7.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

None to be considered by this meeting.

None were considered by this meeting of the Planning and Orders Committee.

10.1 – VAR/2021/70 – Plot adjacent to Bron Wylfa, Cemaes

https://ioacc.force.com/s/papplication/a1G4H00000O3eFYUAZ/var202170?language=en_GB

10.1 VAR/2021/70 – Application under Section 73A for the variation of condition (08) (Approved Plans) of planning permission reference 20C85F/DA (Erection of a dwelling) so as to allow amendments to the design at Plot adjacent to Bron Wylfa, Cemaes

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

The Planning Enforcement Manager reported that although the application is contrary to Policy PS17 of the Joint Local Development Plan and the provisions of Technical Advice Note 6 (Planning for Sustainable Rural Communities) a fall-back position exists as the site benefits from an extant permission which has been implemented. The proposed amended design as outlined in the report is considered acceptable and an overall improvement on the scheme previously improved. It is not considered that the development will have an unacceptable impact upon the character and appearance of the area nor on the amenities of neighbouring properties. The recommendation is therefore one of approval.

Councillor Robin Williams proposed, seconded by Councillor John Griffith that the application be approved in accordance with the Officer’s recommendation.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the planning conditions contained therein.

11.1 – HHP/2021/315 – 37 Penlon, Menai Bridge

https://ioacc.force.com/s/papplication/a1G4H00000O3mZiUAJ/hhp2021315?language=en_GB

11.2 – FPL/2021/227 – Plas Newydd, Llanddeusant

https://ioacc.force.com/s/papplication/a1G4H00000O2uqhUAB/fpl2021227?language=en_GB

11.1 HHP/2021/315 – Full application for alterations and extensions together with the demolition of the existing garage at 37 Penlon, Menai Bridge

The application was reported to the Planning and Orders Committee as the applicant is a ”relevant person” as defined within paragraph 4.6.10.2 of the Council’s Constitution. The application has been scrutinised by the Monitoring Officer as required under paragraph 4.6.10.4 of the Constitution.

Having declared a personal and prejudicial interest in the application, Councillor Robin Williams withdrew from the discussion and voting thereon.

The Planning Enforcement Manager reported that it is the Officer’s view that the proposed development aligns with the aims and objectives of the JLDP’s policies; the scale of the proposed extension is modest and there is sufficient land to accommodate the proposed scheme without resulting in the over-development of the site. The proposed design and materials are also acceptable and are of high quality. It is not considered that the proposed extension would unacceptably impact any neighbouring properties. There have been no objections to the proposal and the Town Council is supportive of it; the recommendation is therefore to approve the application.

Councillor Trefor Lloyd Hughes, MBE proposed, seconded by Councillor Eric Jones, that the application be approved in accordance with the Officer’s recommendation.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the conditions contained therein.

11.2 FPL/2021/227 – Full application for a covered manure store and roof over existing yard at Plas Newydd, Llanddeusant

The application was reported to the Planning and Orders Committee as the applicant is related to a “relevant officer” as defined within paragraph 4.6.10.2 of the Council’s Constitution. The application has been scrutinised by the Monitoring Officer as required under paragraph 4.6.10.4 of the Constitution.

The Planning Built and Natural Environment Manager reported that the proposal as described will improve the existing manure management system at the farm and allow the applicant to conform with the requirements of the Water Resources (Control of Agricultural Pollution) (Wales) Regulations 2021. The proposal is located on the eastern fringes of the village with a distance of 150m between the nearest property and the closest point of the extension to the existing building. It is not considered that the development will have a detrimental impact on the character and appearance of the area nor on the amenities of nearby residential occupiers; nor is it considered that the proposal will give rise to an unacceptable visual effect on the local landscape as the proposal involves the erection of a bund and landscaping to the rear of the shed. There are no objections locally to the proposed development; neither has Natural Resources Wales raised any objections provided the proposal does not entail an increase in stock levels. The Officer clarified that whilst the intention originally had been to increase stock numbers over the course of time, the applicant has now confirmed that there had been no firm intention to do so. This being so the  ...  view the full minutes text for item 11.

12.1 – MAO/2021/26 – Porth Wen Solar Farm, Cemaes

https://ioacc.force.com/s/papplication/a1G4H00000O3fgIUAR/mao202126?language=en_GB

12.1 MAO/2021/26 – Minor amendments to the scheme previously approved under planning permission 20C310/EIA/RE (Full application for the construction of a 49.99MW solar array farm together with associated equipment, infrastructure and ancillary works) at Rhyd y Groes, Rhosgoch so as to amend the wording of conditions (05), (06) and (11) to allow the development to take place in two phases (phase 1 – enabling works and phase 2 – installation of panels) at Porth Wen Solar Farm, Cemaes 

The application was reported to the Planning and Orders Committee as it seeks to amend conditions attached to application reference 20C310B/EIA/RE which was accompanied by an Environmental Impact Assessment (EIA). The application was approved by the Committee at its meeting on 6 December, 2017 in accordance with the Officer’s recommendation and report subject to the conditions therein with delegated power to the Head of Planning Services to add, amend and delete conditions as necessary.

Having declared a personal and prejudicial interest in the application, Councillors John Griffith and Richard Owain Jones withdrew from the meeting during the discussion and voting thereon.

The Development Management Manager reported that the application is for minor amendments to the scheme approved under application 20C310B/EIA/RE so that the works can commence in a phased manner, with works including enabling works to take place under phase 1 and the deployment of solar panels and associated works and equipment to take place under phase 2. In order for the development to be a two phased development, amendments are required to conditions (05), (06), and (11). The application requests the following –

·         The addition of a Phasing Plan to the list of approved plans under condition (05);

·         that condition (06) is amended to allow for the approval of details in two phases – details required prior to implementing phase 1 of the development followed by the details required prior to implementing phase 2 of the development;

·         That condition (11) is amended to allow the submission for approval of a Construction Environmental Management Plan (CEMP) (with a full Construction Traffic Management Plan (CTMP) for Phase 1 followed by a CEMP (and CTMP) for Phase 2.

The application does not change the nature of the development nor does it cause an impact different to that caused by the original approved development scheme. Whilst the proposal if approved would allow the developer to undertake the preparatory works without having to submit full details of the whole development for approval by the Local Planning Authority, the conditions attached to the original consent will still have to be discharged. For information, the Planning Authority is in receipt of correspondence from the neighbouring landowner at Buarth y Foel regarding the need to consult on the amendments; as the application seeks permission for what are considered to be non-material changes to an approved scheme, the requirement to consult does not apply. The owner of Buarth y Foel has been consulted directly with regard to a recently received application for a new access and bunding in accordance  ...  view the full minutes text for item 12.

13.1 – FPL/2020/191 – Rallt Gwta, Newborough

https://ioacc.force.com/s/papplication/a1G4H00000Mj6qgUAB/fpl2020191?language=en_GB

13.1 FPL/2020/101 – Full application for the erection of a dwelling together with the construction of a vehicular access on land at Rallt Gwta, Newborough, Llanfairpwllgwyngyll

The application was reported to the Planning and Orders Committee as the application was approved at the Committee’s April, 2021 meeting subject to conditions and subject also to the completion of a legal agreement requesting the removal and cessation of use in connection with an existing caravan and containers on the site.

The Chief Planning Office reported that the caravan and containers were to be removed from the land as part of the permission to ensure that the development would not have an adverse impact upon the residential amenities of properties adjacent to the site or on the amenities of the wider area and AONB. The caravan and containers have now been removed from the site thereby eliminating the need for an agreement and as such, releasing the decision subject to conditions.

Councillor Bryan Owen, a Local Member in confirming the Officer’s report, asked the Committee to approve the application.

In response to a query about how can the Authority be assured that the caravan and containers will not be brought back on site, the Chief Planning Officer advised that the scheme plan indicates that the proposed dwelling is to be sited where the caravan was located and the access to the site crosses where the containers used to stand. Therefore once the consent is implemented and the dwelling is constructed it will not be possible to bring the caravan and containers back on site. However, were they to reappear on site without permission in the meantime, then the situation would be dealt with and steps considered at that time.

Councillor Eric Jones proposed, seconded by Councillor Trefor Lloyd Hughes, MBE that the application be approved in accordance with the Officer’s recommendation.

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