Agenda item

7.1  FPL/2021/7 – Prysan Fawr, Bodedern

https://ioacc.force.com/s/papplication/a1G4H00000NCZRtUAP/fpl20217?language=en_GB

7.2  FPL/2020/164 –Lleiniog Cottage, Penmon, Beaumaris

https://ioacc.force.com/s/papplication/a1G4H00000MiUpVUAV/fpl2020164?language=en_GB

7.3  FPL/2020/247 – Y Bryn Estate, Llanfaethlu

https://ioacc.force.com/s/papplication/a1G4H00000NB0iuUAD/fpl2020247?language=en_GB

7.1 FPL/2021/7 – Full application for the retention and completion of the agricultural shed together with the installation of a soakaway on land at Prysan Fawr, Bodedern

The application was presented to the Planning and Orders Committee as the applicant is related to a “relevant officer” as defined within paragraph 4.6.10.2 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. At its meeting held on 3 March, 2021, the Committee resolved to carry out a site visit prior to determining the application.  A virtual site inspection was subsequently conducted on 17 March, 2021.

Having declared an interest in this application, Councillor John Griffith was not present for the discussion or voting thereon.

The Development Management Manager reported that the application is a retrospective application to retain and complete the agricultural shed that has been erected on the land together with the installation of a soakaway.  At the time of writing the report, one letter of representation had been received which raises the issues documented in the report. The subject building has been partially constructed to the rear of the Grade II Listed Buildings which form part of a complete farmstead group with the property, and despite initial concerns about its impact on the setting of the listed buildings on account of the colour of the cladding in which the building was to be finished, the Council’s Heritage Advisor has since confirmed that the scheme is acceptable following amendments which will see the building finished in grey rather than green external cladding thereby reducing its impact against the listed building. The Landscape Advisor has offered no objections it being considered that the siting, scale and materials to be used in the final construction of the building will ensure a form of development which assimilates well within the landscape whilst also being sympathetic to the listed buildings which lie opposite the application site. Subject to the use of the external cladding material as recommended by the Heritage Advisor, the recommendation is therefore one of approval.

Councillor Kenneth Hughes said that he had been contacted with regard to concerns about the proximity of the agricultural shed to the listed buildings and was grateful to the Committee for acceding to the request for a virtual site visit as he believed it appropriate - this being a retrospective application and the shed having been partially erected - that Members should gain a view of the application site themselves. Having seen the site and proposal virtually, he agreed with the Officer’s assessment, and although the shed is closer to the listed buildings than it might have been had the correct planning process been followed, he did not believe its effects are such as to warrant refusal and he was therefore happy to propose that the application be approved. The proposal was seconded by Councillor Eric Jones. 

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

7.2 FPL/2020/164 – Full application for conversion of the outbuilding into a holiday unit together with alterations and extensions thereto at Lleiniog Cottage, Penmon, Beaumaris

The application was presented to the Planning and Orders Committee at the request of a Local Member. At the Committee’s 3 March, 2021 meeting, it was resolved that a site visit was required. A virtual site visit was undertaken on 17 March, 2021.

Councillor Alun Roberts, a Local Member said that the proposal has been the source of great concern locally for a number of reasons including its location within a designated Area of Outstanding Natural Beauty and the effects thereon; the poor condition of the road which runs past the site and the further impact which increased traffic to the development is likely to have, and the erosion of the land between the application site and the coast near which it is situated which suggests that the development may be at risk in future. Referring to the fact that two other applications on this site are currently the subject of enforcement investigations, Councillor Roberts queried whether it is appropriate for the Committee to be determining this application at this time or whether consideration should be deferred pending the outcome of those investigations which may have implications for the proposal.

Councillor Carwyn Jones, also a Local Member echoed the sentiments above and highlighted that as the virtual site visit showed, there is a lot of activity on site and with three planning applications in process it is becoming a sizeable development; there is a feeling locally that development is being introduced piecemeal on a step by step basis instead of one composite application being submitted which would better allow the impact on the AONB to be assessed. Highway safety issues are also a concern as the visibility to the left of the site access is poor, and local feelings have been further inflamed by the closure of a well-used public footpath. There has been very little engagement with the local community and local people think that the developer is generally riding roughshod over them.

The Planning Development Manager reported that although no representations have been made following the publicity process, there are concerns locally regarding the proposal as conveyed by the Local Members. The application site is located in open countryside in a designated Area of Outstanding Natural Beauty. The subject outbuilding is listed by virtue of being a curtilage building located to the rear of the principal Listed Building, Lleiniog Manor. The local community’s concerns regarding activities on the application site including work on structures which may require listed building consent are acknowledged and these are being investigated. Accepting that there are other applications relative to the site currently in process, each application must be considered individually and on its own merits and whilst there may be matters that might require enforcement actions there is no indication of ongoing works on the subject building. Where there is unauthorised activity, enforcement investigations can take many weeks meaning that deferring the application until that process has been completed could lead to an unacceptable delay in determining the application. Policy TWR 2 which deals with holiday accommodation states that proposals will be permitted provided that they are of a high quality in terms of design, layout and appearance and conform to the relevant policy criteria. It is considered that the proposal accords with the provisions of Policy TWR 2 and that it is in a sustainable location; neither is it considered that the development will give rise to an unacceptable impact upon the character and appearance of the listed building and designated AONB. The Highways Authority has raised no objections and no issues were raised when the access and road were inspected as part of the virtual site visit. Listed building consent for this development has been granted and the recommendation is therefore to approve the application.

In response to questions about how the proposal would benefit the local community and support the local economy in line with the expectation of Policy PS14, the Development Management Manager clarified that the creation of high quality tourism accommodation is accepted as a bonus to the local economy in bringing in extra revenue to the local area; in response to a further query about the concentration of such accommodation in the area, the Officer confirmed that a business plan has been submitted with the application to assess the scheme’s viability and  provides sufficient detail to satisfy the requirements of criterion (v) of Policy TWR 2 .

In considering the application, several members referred to the issue of highway safety specifically whether the left hand visibility splay from the access conforms to highway standards.

The Highways Officer in saying that the plan shows the left turn to be 60 to 70m distance from the access said that he would require some idea of traffic speed on this part of the highway as confirmed by a speed survey in order to be able to provide advice about the sufficiency of the visibility splay and that this information was not available to him at this time and had not been raised in previous documentation.

The Development Management Manager advised that the application site already comprises holiday units and that the application involves the conversion of one outbuilding into a holiday unit which will utilise the existing access; no objections have been raised by the Highways Authority in dealing with the application. In response to a question about the Local Member’s reference to land erosion, the Officer confirmed that the report makes no mention of land erosion or flooding and no such issues have emerged as part of the consultations.

In the absence of definite information regarding the adequacy of the visibility splays from the site access and the implications for highway safety, the Committee was minded to defer coming to a determination regarding the application pending the receipt of this information. Councillor Kenneth Hughes proposed that the application be deferred to this end and the proposal was seconded by Councillor Robin Williams.

It was resolved to defer determining the application in order for the Committee to be provided with information about the visibility splays from the application site access. (Councillor Eric Jones abstained from voting)

7.3 FPL/2020/247 – Full application for the erection of 9 dwellings together with associated works on land adjacent to Y Bryn Estate, Llanfaethlu

The application was presented to the Planning and Orders Committee at the request of a Local Member. At its meeting held on 3 March, 2021, the Committee determined that a site visit should take place. A virtual site inspection subsequently took place on 17 March, 2021.

Having declared an interest in this application, Councillor John Griffith was not present for the discussion or voting thereon.

The Development Management Manager reported that the application is for 9 dwellings two of which are affordable on land adjoining and accessed via Y Bryn residential estate. There is extant planning permission for the development of 6 residential units on this site and the current application which seeks to increase the number of units by 3 to 9 units is considered acceptable in terms of design, appearance and impact on nearby residential amenities. The proposed development site also lies adjacent to three listed buildings at Ebenezer Chapel; however, it is not considered that the proposal would harm the significance of these buildings nor affect the setting of the AONB which is located in proximity to the north where it encompasses part of the settlement. A number of objections have been received which are dealt with in the report and these include concerns about access and drainage. The Highways Authority is satisfied with the layout from a highways perspective subject to the planning conditions as proposed. Although concerns have been raised about the adequacy of the foul drainage system the application only adds 3 residential units to the six that have already been approved and Dwr Cymru has no objections on this basis. There are further concerns regarding the surface water drainage arrangements – a drainage strategy has been submitted with the application and the Council’s Drainage Advisor has confirmed that the proposal is acceptable in principle provided that the discharge point for the surface water system is appropriate, and does not differ from the current surface water run-off destination and that the existing greenfield run-off rate has been applied to the proposed development. Additionally, the development is subject to SAB (Sustainable Drainage Approval Body) consent which is separate to the planning approval process. The recommendation is to approve the application subject to the completion of a legal agreement for the provision of two affordable housing units.

Councillor Robin William proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Kenneth Hughes on the basis that the Officers are satisfied with the drainage arrangements which were the main concerns locally.

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the planning contains listed therein and subject also to the completion of a legal agreement requiring the provision of two affordable housing units.