Agenda item

12.1 – FPL/2021/220 - Canolfan Addysg Y Bont, Cildwrn Road, Llangefni

https://ioacc.force.com/s/papplication/a1G4H00000O2kh1UAB/fpl2021220?language=en_GB

12.2 – FPL/2021/163 –Ucheldre Centre, Holyhead

https://ioacc.force.com/s/papplication/a1G4H00000OKxRLUA1/fpl2021163?language=en_GB

12.3 – LBC/2021/24 –Ucheldre Centre, Holyhead

https://ioacc.force.com/s/papplication/a1G4H00000OLC9KUAX/lbc202124?language=en_GB

12.4 –  FPL/2201/108 - Fedw Uchaf, Brynrefail, Dulas

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

12.5 – FPL/2021/106 – Neuadd, Cemaes

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

 12.1  FPL/2021/220 – Full application for the retention of a prefabricated building to be located on the land temporary until March 2022 to house two classrooms and toilets for use by pupils at Canolfan Addysg y Bont, Cildwrn Road, Llangefni

The application was reported to the Planning and Orders Committee as the land is owned by the Council.

The Chief Planning Officer reported that the application is for the retention of a prefabricated building to be located on the land temporary until March 2022 due to essential extensive maintenance work which is required to be undertaken on the rook of Canolfan Addysg y Bont.  He said that Condition 1 of the Officer’s report would need to be deleted as the application is for a temporary period only.

Councillor K P Hughes proposed that the application be approved and Councillor Ieuan Williams seconded the proposal.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions contained in the written report and that Condition 1 be deleted.

12.2  FPL/2021/163 – Full application for alterations and extensions to the existing listed building together with landscaping works at Ucheldre Centre, Holyhead

The application was reported to the Planning and Orders Committee as the Council is the landowner of part of the site. 

The Planning Built and Natural Environment Manager reported that the application is for a side extension to create a shop/lobby, erection of a rear extension so as to create an art workshop, dance studio, storage and changing facilities for the existing Ucheldre Centre listed building, alterations to the existing internal layout together with partial demolition of external walls together with soft and hard landscaping.  He noted that is considered that the extensions will not dominate the existing buildings’ character or appearance.  It was further noted that amended plans where submitted on 17 September, 2021 and the expiry date for receiving representations will be the 14 October, 2021. 

Councillor T Ll Hughes MBE proposed that the application be approved and Councillor John Griffiths seconded the proposal. 

It was RESOLVED to approve the application and to grant Officer’s power to act by approving the application in accordance with the recommendation following the statutory consultation period coming to an end.

12.3  LBC/2021/24 – Listed Building Consent for part demolition and extensions together with internal and external alterations to the building at Ucheldre Centre, Holyhead

The application was reported to the Planning and Orders Committee as the Council is the landowner of part of the site.

The Planning Built and Natural Environment Manager reported that the application is for Listed Building Consent for part demolition and extensions to the Ucheldre Centre, Holyhead.

Councillor Eric W Jones proposed that the application be approved and Councillor K P Hughes seconded the proposal of approval. 

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

12.4  FPL/2021/108 – Full application for conversion of the outbuilding into an affordable dwelling together with alterations and extensions at Fedw Uchaf, Brynrefail, Dulas

The application was presented to the Planning and Orders Committee at the request of a local Member.

Public Speaker

Mr Rhys Davies, in support of the application, said that the application is for the conversion of an outbuilding into an affordable dwelling, together with alterations and extensions to create an affordable dwelling with two double bedrooms and one single bedroom – which is no more than is absolutely necessary to meet the family’s needs.

The key policy here is Policy TAI 7, and this policy permits the use of former agricultural buildings as affordable dwellings. Having said that, not much use is made of this aspect of the policy – as most people’s first choice is to convert this type of building for commercial use – usually as holiday units. However, this case is an exception, as the applicant’s first choice is to create an affordable dwelling for himself and his family.

The committee report confirms that 5 criteria must be considered under Policy TAI 7:

Firstly, there must be evidence that employment use of the building is not viable. After submitting a pre-application, the applicant was advised to put the building on the market for commercial use. Obviously, he did not wish to sell or rent the building as commercial unit nor a holiday accommodation to comply with the criteria.  The building has been marketed on the rental market for approximately a year with 9 enquiries received, but in the end the building and the location were not suitable for anyone. The location was the problem rather than the price. We therefore believe that the first criterion has been met.  The committee report states that the marketing information has been reviewed by the Authority’s Principal Valuation Officer, who has concluded that the rental price of £700 per month is excessive and unrealistic.

Comparisons are drawn with industrial units in Holyhead – but no mention is made of a comparison with a unit that is more comparable with this building – the old mill in Pencraig, Llangefni. In that case, the Council itself has been marketing the old building, which has a smaller floor space, for a price of £7,500 per annum. The applicant has submitted this evidence as part of the application, but there is no mention of that in the Officer’s report.  Therefore, it is believe that the marketing process has been completed in an acceptable manner to comply with the policy.

The report confirms that the applicant complies with the second criterion, which is extremely important. He is on the Tai Teg register – he is in need of an affordable dwelling and the applicant also needs to live closer to relatives living in Fedw Uchaf itself, and who require care and support. Clearly, therefore, the applicant complies with this important aspect of the policy and there is confirmation that he is in need of an affordable dwelling and has appropriate local connections to the area.

The report also confirms that the application complies with criterion 3 of the policy and confirms that the building is structurally sound.

Criterion 4 states that no extensive alterations are required to enable the development – and the report states that any addition should not be an aspiration by the applicant to add luxury. In this instance, a house of only 80 metres² will be created, which is reasonable and in line with the size requirements of an affordable dwelling. There is no luxury in this application – only a desire to create a dwelling that can provide a suitable roof over the heads of the applicant and his children.

The Chief Planning Officer reported that the application is for the conversion of an outbuilding into an affordable dwelling together with alterations and extensions.  He said that whilst there are planning policies that support developments, the proposal does not meet all the criteria within the relevant policies – TAI 7.   Policy TAI 7 relates to the conversion of traditional buildings in the open countryside to residential use if there is evidence that employment use of the building is not viable.  Information submitted with the application demonstrates that it has been marketed for commercial use at £700 per calendar month for a period of 12 months.  The marketing information has been reviewed and it has been concluded that having regard to the location of the site, the condition of the building and lack of services, the rental valuation is excessive and not realistic.  The Chief Planning Officer said that it is also considered that the proposed extension to the building is excessive and unacceptable as it would amount to 74% increase in the floor space of the building.  The recommendation is of refusing the application as it does not meet all the necessary criteria.

Councillor Margaret M Roberts, a Local Member said that the proposal is for the conversion of the outbuilding as the applicant is unable to afford a dwelling on the open market as house prices in the area are excessive and unaffordable for the applicant.  The applicant also wishes to be near his elderly mother to help on the farm.  The planning policies relates that evidence needs to be shown that employment use of the building if not viable.  The applicant has marketed the commercial use of the building but the location of the site is unrealistic in the application site.   Councillor Roberts asked the Committee to support the application as there is evidence that the applicant needs to support his family in this site. 

Councillor Vaughan Hughes, and a Local Members questioned as to the comments by the Officer as regards that the application is excessive and luxurious within its context.  He further said that the proposal does conform to most of the planning criteria in this instance.  The Chief Planning Officer responded that such adaptations should be kept to an absolute minimum. In this instance the extensions provide for extra living rooms and additional bedrooms. It is considered that building is not adequate to create a dwelling without excessive extensions as has been submitted. 

Councillor John Griffith said that he considered that the Committee needs to be consistence in approving such applications and he referred to an application previously refused by the Committee in the Llanddaniel area as it was considered that the proposed extensions were considered excessive to the original building.  He said that this proposal will equate to 74% increase to the floor space of the building. 

Councillor John Griffith proposed that the application be refused in accordance with the Officer’s recommendation.  Councillor Dafydd Roberts seconded the proposal of refusal.

Councillor Ieuan Williams proposed that the application be approved contrary to the Officer’s recommendation as he considered that each application must be considered within its own merit and the proposal complies with planning policies.  Councillor Vaughan Hughes seconded the proposal of approval.

In the subsequent vote the proposal to approve the application contrary to the Officer’s recommendation was carried by 8 votes to 2.

It was RESOLVED to approve the application contrary to the Officer’s recommendation as it was considered that the proposal complies with policy TAI3, that there is no alternative employment use that has been shown and that the alterations are not extensive. 

(In accordance with the requirements of the Council’s Constitution, the application was automatically deferred to the next meeting to allow Officers the opportunity to prepare a report in respect of the reasons given for approving the application). 

12.5  FPL/2021/106 – Full application for the retention of a wooden hut to accommodate a milk vending machine (Use Class A1) together with hardstanding and parking area, alterations to the existing vehicular access and associated landscaping on land at Neuadd, Cemaes

The application was presented to the Planning and Orders Committee at the request of a local Member.

Councillor A M Jones, a Local Member requested that a site visit be undertaken in order that the Committee can view the suitability of the site in the village of Cemaes.

Councillor R O Jones, and a Local Member proposed that a site visit be undertaken to view the site.  Councillor Robin Williams seconded the proposal.

It was RESOLVED that a virtual site visit be undertaken in accordance with the Local Members’ request.