Agenda item

To submit a report by the Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit Service in relation to the above.

Submitted – a report by the Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit Service in relation to the above.

The Leader of the Council in the absence of the Portfolio for Planning said that the role of this Supplementary Planning Guidance (SPG) is to give detailed advice on special policies linked to tourism in order to ensure that they are implemented effectively and consistently across the Plan area and to support Planning Officers when application are submitted.   Following the original consultation process in 2018 and as a result of the comments received, it was considered to be appropriate to undertake a further amendments to the Guidance.  A draft version of this SPG was approved for public consultation by the Joint Planning Policy Committee on 4 September, 2020.  The SPG thereafter has been subject to a public consultation from 16 October, to 27 November, 2020.  She noted that there is recognition that tourism is important for the Island and it can be seen within the SPG that there is a balance for support for the tourism sector and there is also a recognition the need to safeguard local communities moving forward. 

The Interim Head of Regulation and Economic Development reported that tourism sector is important to the economy of the Island.  It is hoped that a gradual easing of the lockdown will see the tourism sector reopening when it is safe to do so and in a sustainable manner.  The SPG gives clear policies for the planning authority on the quality, environment and the Welsh language when dealing with planning applications.

The Chief Planning Officer said that tourism is important for the Island and in general the planning policies in general do promote development of such tourism subject to that they are sustainable and of high standard. 

The Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit reported that the SPG has been produced to support the policies with the JLDP.  During the Joint Local Development Plan Panel meeting held on 22 March, 2019 the Consultation Report on this further consultation was presented, which noted that no further amendments to the Guidance was necessary as a result of the observations received during the consultation period, and a request was made to the submit the Guidance to a meeting of the Joint Planning Policy Committee for adoption.  Since the meeting the guidance was submitted to Gwynedd Council’s Communities Scrutiny Committee on 4 April, 2019.  As a result the discussion at that meeting, it was considered that it would be appropriate to make a minor amendment to the working of the Guidance. Furthermore, a recent appeal decision in relation to considerations linked to assessing ‘over-provision’ of holiday accommodation has highlighted the need to further amend the Guidance.  A draft version of the SPG was approved for public consultation by the Joint Planning Policy Committee on 4 September, 2020.  This draft was prepared in consultation with the relevant Officers of both Authorities.  The SPG was subject to a public consultation from 16 October to 27 November, 2020.  It was noted that the main amendment to the Guidance that led to the third consultation period related to undertaking a further amendment of the definition linked to the over-provision of holiday accommodation.  By now, the definition as is seen at section 4.6 of the Guidance in Appendix 2 attached to the report, includes a specific threshold in terms of when there is an over-provision of self-catering holiday accommodation within a specific area.  In accordance with the amended direction within the Guidance, favourable consideration will not be given to applications for self-catering holiday accommodation when a combination of holiday accommodation and second homes have already reached the threshold of 15% of all the housing stock.  It is considered that setting a definitive threshold will make it easier for Officers to assess ‘over-provision’ in the context of the requirement noted in Policy TWR 2 of the JLDP.

The Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit further reported that the Guidance provides direction on relevant consideration linked to assessing sustainable tourism of the highest quality and the effect on the Welsh language and the natural environment.  She said that one controversial issue that emerged when preparing the SPG was as to how to define as to the level of number of tourism accommodation which is in line with specific planning policy TWR 2 of the JLDP.  Having received appeals and comments as regard to the lack of direction with the Guidance it was appropriate to set a limit on self-catering accommodation when planning permission is considered.  While the guidance refers that when 15% of all the housing stock is reached within local communities favourable consideration will not be given to planning application for self-catering accommodation but Gwynedd Council has set a limit of 10%. 

The Committee considered the report and made the following points:-

·      Reference was made to the development proposal at Newry Beach in Holyhead for 350 dwellings as part of the Marina site which the economic sector was in favour of such a development.  An appeal was submitted and the developer has now submitted an application for 250 dwelling on the site for holiday homes. Questions were raised as to whether the SPG – Facilities and Accommodation will be robust in limiting such development that will be afforded at the Newry Beach.  The Chief Planning Officer responded that it is not appropriate nor timely to discuss specific planning applications.  He noted that if the SPG is adopted it will be a consideration when discussion are undertaken on any planning application in the future as part of the wider context of planning considerations;

·      Reference was made to the over provision of holiday accommodation especially within coastal area.  Questions were raised as to whether the SPG is robust in limiting such over provision which can affect local communities.  The Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit responded that it is hoped that adopting the SPG will assist when planning applications are submitted for holiday accommodation.  She noted that there are concerns as to over provision of holiday accommodation in coastal areas and that there is limited capacity for such provision.  It is hoped that setting out a 15% limit will help the planning process.  She further noted that detailed attention has been given whilst preparing the SPG to the effect on house prices due to homes been converted into holiday accommodation and work also has been undertaken to gauge other local authorities such as the Lake District which show examples of limiting the amount of housing stock into tourism accommodation;

·      Reference was made that a limited amount of responses was received to the consultation on the SPG – Facilities and Accommodation.  Questions were raised as to whether consideration needs to be given as to how consultation is undertaken in the future.  The Interim Head of Regulation and Economic Development responded that the pandemic has raised the need to consider consultation digitally and there is a need to encourage people to take advantage of technology in the future.    The Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit said that correspondence has been undertaken with Town and Community Councils, Elected Members together with web page of the local authorities. Social media has also been a tool for encouraging the public to submit comments regarding the SPG in general;

·      Concerns were raised that properties are being afforded as Air B+B’s together conversions of garages. The Interim Head of Regulation and Economic Development responded that when planning application are submitted full consideration is given to all the planning policies locally and nationally to come to a decision on the application;

·      Comment was made that the planning policies are more relevant than supplementary planning guidance as has been shown during planning appeals.  The Team Leader, Gwynedd and Anglesey Joint Planning Policy Unit responded that the planning guidelines are a relative planning consideration when making planning decisions and planning appeals  give due consideration to planning guidelines and support planning policies within the JLDP. 

It was RESOLVED to accept the report with regard to the Supplementary Planning Guidance: Tourist Facilities and Accommodation and the associated consultation report.