Agenda item

The Chair informed the Committee that the Local Member had been in touch with her to confirm that although he had called in the application due to local concerns, he thought the Officer’s report was fair and that with the addition of the two landscaping conditions as outlined, the application is now acceptable.

The Chief Planning Officer reported that it is the Officer’s view that the site is suitable for the agricultural shed as proposed being in a low-lying location with hills coming up/down from both directions. Given the location, the current screening and the additional screening to be conditioned in line with the request made by the Landscape Advisor and Ecological Advisor for additional mitigation, the visual impacts are perceived to be minimal. The design and colour of the proposed shed are also considered acceptable and the recommendation is therefore one of approval.

Councillor Robin Williams 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 listed therein.

12.2 FPL/2021/147 – Full application for the removal of the existing mobile teaching classroom building, siting new mobile classroom building, erection of fencing together with hard landscaping at Ysgol Henblas, Henblas

The application was reported to the Planning and Orders Committee as the Isle of Anglesey County Council is the applicant and landowner.

The Planning Enforcement Manager reported that the proposed new classroom will be located in the same location as the existing classroom but will be of a slightly larger footprint. The height will remain at approximately 3.6m such that the new classroom should integrate into its surroundings. Privacy concerns raised by the owner of the neighbouring property will be addressed via a 2m high welded mesh fence along the west boundary of the school playground which will protect the privacy of both the school grounds and the neighbouring properties. Welsh Water has now confirmed conditional approval and Gwynedd Consultancy has confirmed that it has no comments on the application. The recommendation is therefore to approve the application subject to no new issues being raised before the expiry of the consultation and publicity period on 29 July, 2021.

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

It was resolved to delegate approval of the application to Officers at the end of the consultation period in accordance with the recommendation and report subject to the planning conditions contained therein and subject also to no new issues being raised before the expiry of the publicity period.

12.3 FPL/2021/86 – Retrospective application for alterations to the existing vehicular access, re-building of a stone boundary wall together with the erection of associated gate at The Old Abbey & Abbey Lodge, Ravenspoint Road, Trearddur Bay

The application was reported to the Planning and Orders Committee as the applicant has served notice on the Isle of Anglesey Council as the landowner.

The Planning Enforcement Manager reported that the application seeks retrospective permission for a widened vehicular access; no representations have been received as a result of the publicity afforded the application. The Highways Authority has no objection to the proposal and in terms of design it is considered the proposal reflects the characteristics of the locality and enhances the character and appearance of the site in line with the requirements of Policy CYFF 2 and Policy CYFF 3. A recommendation of approval is therefore made.

Councillor Ieuan Williams proposed, seconded by Councillor Robin Williams 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 condition set out therein.

12.4 FPL/2020/215 – Full application for the erection of 23 dwellings (including 4 apartments) together with the creation of two new access and associated development on land adjacent to Lôn Lwyd, Pentraeth

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

Councillor Margaret Roberts, a Local Member asked the Committee to conduct a virtual site visit so that members can better appreciate the proposal within its context and in fairness to local concerns.

Councillor Kenneth Hughes proposed, seconded by Councillor Robin Williams, that a virtual site inspection be undertaken.

It was resolved that a virtual site visit be carried out in accordance with the Local Member’s request for the reason given.

12.5 HHP/2021/166 – Retrospective application for the re-siting and retention of the annex on land to the rear of 21 Ravenspoint Estate, Trearddur Bay

The application was reported to the Planning and Orders Committee at the request of a Local Member amid concerns of over-development.

The Planning Enforcement Manager reported that prior to the submission of the current planning application which was prompted by an enforcement investigation, the applicant had been in discussion with neighbours and had agreed to re-site the annexe building closer to the to the main dwelling and further away from the rear boundary with the neighbouring properties. The applicant has also confirmed that vegetation along the rear boundary of the site will be retained and will be supplemented by additional planting, fencing and a trellis. The report addresses the objections raised as regards over-development, impact on privacy and on amenity and on balance, it is considered that the proposal is acceptable providing no new issues are raised before the expiry of the publicity period on 30 July, 2021.

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

It was resolved to delegate approval of the application to Officers on expiry of the consultation period in accordance with the recommendation and report subject to the planning conditions contained therein and subject also to no new issues being raised before the end of the publicity period.

12.6 FPL/2021/111 – Full application for change of use of agricultural land into holiday chalet site, siting 30 holiday chalet buildings, erection of reception building, engineering works to create lake, construction of private roads, construction of parking areas, soft and hard landscaping together with associated works on land at Penmynydd Farm, Caergeiliog

The application was reported to the Planning and Orders Committee as it has been called in by a Local Member.

Public Speakers

Mr Neil Oldham, the applicant spoke in support of the application saying that it was his aim to provide a high quality development and one that looks as if it has always been on site. The planting of over 5,000 shrubs and trees will ensure that the proposed development will have a low visual and environmental impact on the surrounding area. Mr Oldham emphasised that it was important to him as a long-time resident of Anglesey who is passionate about the Island that the development compliments the countryside and does not resemble other development with endless rows of white caravans. He was keen that the site should provide employment both directly and by encouraging visitors to use and enjoy the facilities in nearby villages and the wider area. This type of scheme should balance the desire for people to visit the area whilst also ensuring benefits for the local community and avoiding impact from second homes. He acknowledged that there had been an appeal on site and that the Planning Inspector was entirely satisfied on all grounds except for sustainability and the availability of non-car modes of transport.

Mr Jamie Bradshaw also speaking in support of the application said that he and Mr Oldham felt that there are significant factors and new information that weigh in favour of approval. While the application site is in a rural position, it is located between Caergeiliog, Bodedern and Llanfihangel yn Nhowyn which are all within walking distance. For cycling, a number of settlements as well as attractions and facilities are within easy cycling distance, including Valley, Holyhead as well as there being access to longer range cycle routes including three national cycle network routes. The proposal includes on-site cycle hire.

The A5 which passes the site is already well used as a cycle route and is shown on the Authority’s Active Travel Plan as a planned designated combined walking and cycling route. The applicant is happy to contribute to improvements if needed. The site is also within easy walking distance of the number 4 bus route linking Holyhead and Llangefni and to railway stations thereby allowing onward trips across the Island. An on-site mini bus is proposed to allow for the collection and return of visitors to railway stations and local attractions and facilities. Robust and detailed information on the above is provided as part of the submission which is not examined in detail in the Officer’s report. This includes a detailed Travel Plan which could be imposed and controlled by condition.

Mr Bradshaw referred to the planned inclusion of onsite facilities to include a small shop and café which are proposed in response to comments by the Inspector that the site could be more self-contained. Whilst the Inspector was not convinced that the site is accessible, it is clear that this did not account for the true accessibility of the site and did not benefit from the new information that is presented today. Many new sites in a similarly rural position have been approved by the Authority for example Cartio Môn, Bryn Ednyfed near Caergeiliog and Dronwy, Llanfachraeth. The Committee is therefore respectfully asked to support the application.

Councillor Kenneth Hughes, a member of the Committee and a Local Member wanted to know why the applicant thought the site is sustainable and what has changed from when the appeal was determined; the rationale for having a shop and café on site if the aim is to encourage users of the site to enjoy the benefits and facilities provided by nearby villages and the wider area, and the relevance of the Authority’s Active Travel Map to the application.

Mr Jamie Bradshaw clarified that new information has been made available to the Planning Authority in the form of a detailed Travel Plan that focuses specifically on the issue of sustainability and shows the site to be sustainable. Mr Bradshaw said that he and Mr Oldham felt that at the time of the inspection, the Inspector did not have a proper grasp of the site’s circumstances and the area – the site visit was brief and did not benefit from the same local knowledge as that held by people who are on the Island regularly. It is felt that the proposal is within walking and cycling distance of shops and facilities and will benefit from the no.4 bus route past the site which might not necessarily have been in the Inspector’s mind when making her decision. Mr Oldham added that the site is on the boundary between Bodedern and Caergeiliog and that the Planning Inspector when undertaking her site visit went to Caergeiliog which has fewer facilities than Bodedern or further afield in Valley.

The inclusion of an on-site shop and café is in response to the Inspector’s comment that the site could be more-self-contained the idea being that users of the site would be able to pick up sundries without having to use a car to leave the site for a pint of milk for example. Although the preference would be not to have an on-site shop and café they have been incorporated to enhance the site’s sustainability and they will employ local people. Mr Oldham emphasised that he did not want to be a café owner or a shop keeper but these facilities answer the Inspector’s comments about keeping people on site. It was important to him personally that the proposal should support local businesses and the wider community which is generally supportive of the proposal including the Community Council.

Mr Bradshaw clarified that under the Active Travel Wales Act, the Authority like other local authorities, is looking to improve the links through the area; the A5 which passes the application site is one of the proposed active travel routes which ideally - although it is already used as such - will be upgraded to a recognised combined walking and cycling route. The route map was not available to the Inspector at the time of the appeal as it had not been produced – the applicant would be happy to contribute to the route by way of making improvements between the application site and the route. Mr Oldham confirmed that he thought it would be a great asset to the site which will add to the footpath that goes into Bodedern.

Councillor Trefor Lloyd Hughes, MBE voiced concerns about pedestrian safety citing a fatal accident on the road from Dalar to Bodedern and sought clarity on the availability of footpaths from Caergeiliog to the application site and therefrom to Bodedern and RAF Valley.

Mr Jamie Bradshaw clarified that the only route where there is no footpath is at the bus stop at Junction 4 near Caergeiliog where there is a gap in footway provision but in all other directions there are footpaths from the application site through the A55 junction north to Bodedern and further on to RAF Valley and Valley airport.

The Chief Planning Officer reported that the application site lies to the rear of the Botha site and has its own access onto the road that leads from the A55 towards Bodedern. With regard to consultees, the MOD has now provided a response to the effect that conditions are required to manage birds on the site; likewise the Joint Planning Policy Unit has responded to confirm that there is no risk that the proposed development will have a significant detrimental impact on the Welsh language. To date no formal response had been received from the Community Council. An application for a similar proposal was refused by the Council under application reference FPL/2018/2 and the subsequent appeal was dismissed in February, 2020 on the basis that the proposed development was not deemed to be in a sustainable location as it is not so well served by local services or public transport for it to be described as accessible by means of active travel and public transport being instead overly dependent on private car use. Some amendments to the proposal have been made with the introduction of a reception building and an on-site café and shop as well as a cycle hire facility. However, the inclusion of these retail elements to make the development more self-contained reinforces the Council’s view that the proposed development is located in an unsustainable location. Additionally, since the appeal on planning application FPL/2018/2 was dismissed, the SPG on Tourism Facilities and Accommodation has been formally adopted by the Council and this lists factors that will be assessed in determining whether a development is high quality or not and includes as a consideration sites being in a sustainable location which serves to lend further weight to the objections on sustainability grounds. The Officer said that notwithstanding the amendments made to the proposal, the position in planning terms has not materially changed and the proposed development is therefore still deemed to be situated in an unsustainable location making it reliant on private car use. Consequently, the recommendation is to refuse the application.

Councillor Kenneth Hughes said that he took a different view to that of the Officer on the basis of policy. National policy guidelines recognise the importance of tourism development to the rural economy as long as developments are in a suitable location. Councillor Hughes said that he thought the proposal is suitable as he felt it is in a sustainable area. The JLDP notes that new development should be in a location that is unobtrusive which means that it is well screened by existing landscape features without too many features that are not natural. The application site lends itself to this type of development; the Planning Inspector had no concerns on this point and disagreed with the Officer’s standpoint at the time concluding instead that the development was appropriate in its location and would not have a harmful impact on the character or appearance of the surrounding countryside. Councillor Hughes thought that the Officers had missed an opportunity to support a proposal knowing how important tourism is to the countryside economy; put simply this comes down to a difference of opinion since a few months ago the Committee was unanimously of the opinion that this area is a sustainable location; to say otherwise now would make a mockery of everyone, this being so it is everyone’s duty to support the application. He proposed that the application be approved and was seconded by Councillor Eric Jones.

Councillor John Griffith proposed that the Committee undertake a virtual site visit given the potential visual impact of the development especially from the A55 and the resulting effects on the surrounding countryside. The proposal for a site visit was seconded by Councillor Trefor Lloyd Hughes, MBE. In the ensuing vote, the proposal that a virtual site visit be undertaken was carried.

It was resolved that a virtual site visit be carried out for the reason given.

12.7 MAO/2021/21 – Minor amendments to scheme previously approved under planning permission FPL/2018/4 so as to allow surface water to connect to public sewer at Sŵn y Gwynt, Holyhead

The application was presented to the Planning and Orders Committee as the Isle of Anglesey County Council is the applicant and landowner.

The Chief Planning Officer reported that planning permission for the erection of 4 single person dwellings has been granted on the site and the application now submitted seeks to amend condition (08) of the consent so that both the site’s surface water and foul water are allowed to discharge in to the public sewer system. Welsh Water has confirmed that it has no objection to the proposed amendment of condition (08); the recommendation is therefore to approve the application.

Councillor Trefor Lloyd Hughes, MBE queried whether the correct name for the site was Llys y Gwynt rather than Sŵn y Gwynt. The Chief Planning Officer said that should the application be approved, details of the name would be confirmed ahead of the release of consent.

Councillor Eric Jones 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.

12.8 FPL/2021/112 – Full application for the erection of safety fences at Bodedern Secondary School, Bodedern

The application was reported to the Planning and Orders Committee as the Isle of Anglesey County Council is the applicant and the landowner.

Having declared a prejudicial interest in the application, Councillor Kenneth Hughes withdrew from the meeting for the discussion and determination thereof.

The Planning Built and Natural Environment Manager reported that the application is for the erection of 2.15 metre high safety fences located at the front and sides of the school grounds with access gates. The proposal is considered acceptable in terms of scale, design and appearance and thus will not have a negative impact on the existing building’s character and appearance nor on nearby properties; the recommendation is to approve the proposal.

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 conditions contained therein.

12.9 FPL/2020/234 – Full application for the erection of food production warehouse, extension to existing building to create brining areas, erection of Effluent Treatment Plant (ETP) tank, associated balance tank and structures (part retrospective in relation to foundations), creation of attenuation ponds, erection of building to accommodate DAF units, alterations to existing access points along with amendments to existing parking, de-adoption of part of existing adopted highway with landscaping and associated works at 8 Mona Industrial Estate, Mona

The application was reported to the Planning and Orders Committee as it encompasses Council owned land.

Public Speaker

Sioned Edwards, Cadnant Planning spoke in support of the application stating that the proposed development represents the second phase of the dairy and cheese plant development following the granting of permission for the first phase in 2019.Once operational, this will be the most modern and sustainable cheese production plant in Europe with the second phase enabling cheese production to be increased from 2,500 tonnes per annum to 7,800 tonnes per annum. Once completed the plant will use 80 million litres of milk from 35 Welsh farms to create 7,800 tonnes of premium cheese of the highest quality. Expansion of the plant formed part of the initial proposal and indicative plans for the second phase were presented as part of the original application. The plant’s turnover will rise to £25m by 2022 and it will establish new standards for the industry. When cheese production commences in September, 2021, there will be initial capacity for 22 million litres of milk per annum with initial investment of £15m and a further £12m for the second phase. The first phase will create up to 30 full time jobs and a further 34 full-time jobs will follow with the second phase. By the end of 2021, the business is expected to have grown to provide over 100 jobs. The enterprise also seeks to develop young people’s skills and to become a key local employer on Anglesey. The company is keen to develop all parts of the workforce and is working closely with Coleg Menai’s Food Technology Centre; the latter will use the plant as a location for education, training and development opportunities for some of its students and courses. Since the publication of the Officer’s report, the MOD has confirmed acceptance of the proposal subject to the submission of an amended bird strike report. Extensive discussions have been held with Natural Resources Wales regarding site permits and discussions are also ongoing with the Council’s Ecology Advisor regarding biodiversity improvements in connection both with the application and also to enable further steps in the development of the site. The Committee is asked to approve the application as a significant investment on the Island providing benefits in the form of employment for local people, educational and training opportunities for young people and a fair price for milk for Welsh farmers.

The Chief Planning Officer reported with regard to the consultee response that the MOD is satisfied with the proposal and has recommended a condition; the Council’s Landscape Advisor is also supportive subject to a condition to protect trees on site and Bodffordd Community Council has confirmed it has no objections to the application. The proposal represents the second phase of the enterprise that will enable increased cheese production; the principle of the development is acceptable on the industrial estate location and is supported in terms of the investment in jobs that is proposed. Further information in relation to ecology and biodiversity matters is awaited and subject to the receipt of this information, the recommendation is to approve the application.

Councillor Kenneth Hughes proposed, seconded by Councillor Robin Williams 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 and subject also to the receipt of outstanding consultation responses and any additional planning conditions following therefrom.

12.10 FPL/2019/251/EIA – Full application for the erection of a free range poultry unit (egg production) together with a manure store, feeding bins and associated works at Cae Mawr, Llanerchymedd

The application was reported to the Planning and Orders Committee as it is accompanied by an Environment Impact Assessment and has also been called in to the Committee by a Local Member.

Councillor John Griffith, also a Local Member proposed that given the scale of the proposed development, its location in the open countryside and local concerns regarding potential noise, odour and traffic impacts the Committee should conduct a virtual site visit. The proposal was seconded by Councillor Robin Williams.

It was resolved that a virtual site visit be conducted for the reasons given.

Supporting documents:

Enclosure D, item 12. PDF 5 MB