Agenda, decisions and minutes

As noted above.

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

None received.

To submit, for confirmation, the minutes of the previous meeting of Planning and Orders Committee held on 1 December, 2021.

The minutes of the previous virtual meeting of the Planning and Orders Committee held on 1 December, 2021 were presented and confirmed as correct.

To present the minutes of the planning site visit held virtually on 15 December, 2021.

The minutes of the virtual site visits held on 15 December, 2021 were confirmed as correct.

There were no Public Speakers at 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.

7.1 -  FPL/2021/136 – Wylfa, Bangor Road, Benllech

https://ioacc.force.com/s/papplication/a1G4H00000OKf7JUAT/fpl2021136?language=en_GB

 7.1  FPL/2021/136 – Full application for the conversion of the outbuilding into a holiday letting unit together with alterations and extensions thereto at Wylfa, Bangor Road, Benllech

The application was presented to the Planning and Orders Committee as the applicant is related to a ‘relevant officer’ as defined within paragraph 4.6.10 of the Council’s Constitution.  The application has been scrutinised by the Council’s Monitoring Officer as required under paragraph 4.6.10.4 of the Constitution. At its meeting held on 1 December, 2021, the Committee resolved to visit the application site.  A virtual site visit subsequently took place on 15 December, 2021. 

Councillor Margaret M Roberts, a Local Member said that the application is for the conversion of an outbuilding at the rear of the property for a one bedroomed holiday letting unit.  She said that it was evident at the virtual site visit that the outbuilding will become a ruin if no work is undertaken on the outbuilding.  The location of the outbuilding is within the applicant’s curtilage and there is adequate parking to accommodate such a development.  The local Highways Authority has not submitted any objection to the development.  Councillor Roberts said that applications for large holiday units have been submitted in the area over recent years. She asked the Committee to approve this application as this was a single unit holiday accommodation by a local resident. 

The Development Management Manager reported that planning policy TWR 2 within the Joint Local Development Plan relates to holiday accommodation.  He referred to Criterion v – which requires that the proposal does not lead to an over-concentration of such accommodation within the area.  Furthermore, section 4.6 of Supplementary Planning Guidance Tourism Accommodation and Facilities aims to define the issue of over-concentration with paragraph 4.6.1 stating that a high number of holiday accommodation or a concentration of holiday accommodation in a specific area can have a detrimental impact on the social fabric of communities.  He further referred to Paragraph 4.6.5 which was referred to within the Officer’s report.  The Planning Management Manager also referred to the most recent Council Tax data that shows that the proportion of second homes and self-catering holiday accommodation in the Llanfair Mathafarn Eithaf Community Council area is 18.47%, which is above the 15% threshold.  It is recognised that some exceptional circumstances can arise where there are clear advantages to allowing holiday accommodation in an area that already has a high number of holiday accommodation and second homes beyond the 15% threshold; these exceptional cases include: An enterprise associated with rural diversification and a proposal that would involve preserving and making alternative use of a listed building of historical value.   Neither of these apply to this application, consequently it is therefore considered that the proposal would lead to an over-concentration of holiday accommodation in the area and consequently the proposal fails to accord with the provisions of policy TWR 2 of the Joint Local Development Plan.   The recommendation is of refusal of the application as it would lead to an  ...  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/2021/39 – Penmynydd, Llanfwrog

https://ioacc.force.com/s/papplication/a1G4H00000OKDAeUAP/var202139?language=en_GB

10.1  VAR/2021/39 – Application under Section 73A for the variation of condition (09) (Approved Plans) of planning permission reference 29C39D (renewal of conversion of outbuildings to 4 holiday units) so as to allow additional family space to units at Penmynydd, Llanfwrog, Holyhead

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

The Development Management Manager reported that the principle of developing the site has already been established under planning application reference 29C39B where permission was granted for the renewal of planning permission 29C39B for the conversion of outbuildings into 4 holiday units together with the construction of a vehicular access and installation of a private treatment plant together with the variation of condition (04) of planning permission 29C39B to allow for full time accommodation of the previously approve 4 units as dwellings.  An application for a certificate of proposed use was deemed lawful in which the applicant confirmed worked had commenced on site and therefore safeguarded planning permission reference 29C39D.  He further noted that Policy TAI 7 of the Joint Local Development Plan states that conversion of traditional buildings for residential use will only be permitted for employment use, if this is not an option, the development could provide an affordable unit as is noted within the Officer’s report.  The amendments proposed is for an erection of a small extension to each of the 4 residential dwellings, measuring 3m x 4m, ranging from 3.9 m to 4.4m in height due to different ground floor levels.  The two extensions are sited on the western elevation of one of the converted outbuildings while the other two extensions are sited on the southern elevation of the second converted outbuilding.  The existing two outbuildings floor area measures a total of 462 square metres with the total floor area of the 4 extensions measuring a total of 48 square metres which is less than 10% increase in the total floor area.  The recommendation was of approval of the application.

Councillor Robin Williams proposed that the application be approved and Councillor John Griffith seconded the proposal. 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions contained within the written report.

None to be considered by this meeting.

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

12.1  VAR/2021/38 – Application under Section 73 for the variation of conditions 15 and 16 of planning permission reference APP45-36 (permission on appeal) which permitted the construction of 15 wind turbines on land at Trysglwyn Fawr, Rhosybol) so as to extend the operational phase of 14 turbines constructed on site for a further period of 10 years up to 29.6.31, extend the period where the farm needs to be decommissioned as well as extend the period where a turbine needs to be dismantled if it is not producing electricity to the local grid at Trysglwyn Windfarm, Rhosybol

The application was presented to the Planning and Orders Committee as

the application is accompanied by an addendum to an Environmental Impact Assessment.  The application is required to be presented to the Planning and Orders Committee for determination in accordance with paragraph 3.5.3.5(ii) of the Constitution.

The Development Management Manager reported that the application is to extend the operational life of the wind farm by 10 years to 25 years, 35 years from the point of first generation which will expire on the 29 June, 2031.  The applicant has submitted the application in an effort to maximise the wind farm generating potential; even though the life time was originally set at 25 years, if properly maintained turbines can operate beyond their original design life and contribute to the meeting of targets and supply of renewable power without the requirement of repowering.  Condition 15 of the appeal decision requires that if any wind turbine fails to produce electricity supplied to the local grid for a continuous period of 6 months then that turbine along with any ancillary equipment shall be dismantled down level and removed from the site reinstated for agricultural use within 3 months.  The application entails to increase the period before a wind turbine shall be decommissioned if it fails to produce continuous electricity from 3 to 9 months.  Condition 16 of the appeal decision requires that the turbines are removed from the site within 6 months of the turbines being decommissioned and become disused.  The application also entails to extend the decommissioning period from 6 to 12 months, which is in line with recent similar repowering consent at Rhyd y Groes Wind Farm.  There is no additional construction works proposed as the life extension can make use of all existing infrastructure.  Extending the consent would however require ongoing and potentially additional maintenance work as the apparatus gets older.  The Development Management Manager further reported that National and Local Development Plan policies provides guidance on such applications. Whilst there is an emphasis that renewable energy should be encouraged, proposed development should not harm the surrounding area, designated sites and existing neighbouring properties.  He further said that the Planning Authority has assessed the application in respect of the effects on the landscape, ecology, traffic and transport, amenities of neighbouring properties and socio economic benefits.

The Development Management Manager further said that there is a strong presumption within the Joint Local Development Plan in  ...  view the full minutes text for item 12.

None to be considered by this meeting.

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