Agenda item

13.1  LBC/2023/1 – Plas Alltran, 3 Turkey Shore Road, Holyhead

LBC/2023/1

 

13.2  FPL/2023/6 – Old Station Yard Car Park, High Street, Llangefni

FPL/2023/6

 

13.3  FPL/2023/24 – Bryn Fedwen Cottage, Gaerwen

FPL/2023/24

 

13.4  HHP/2022/291 – Monfa, Holyhead Road, Mona

HHP/2022/291

 

13.5  FPL/2022/256 – Crown Street, Gwalchmai

FPL/2022/256

 

13.6  FPL/2022/85 – Llangefni Golf Club

FPL/2022/85

 

13.1  LBC/2023/1 – Listed Building Consent for conversion of abandoned listed building into 4 social housing flats, together with external and internal works at Plas Alltran, 3 Turkey Shore Road, Holyhead

 

The application was reported to the Planning and Orders Committee as it was for development on land in the Council’s ownership.

 

The Development Management Manager reported that the subject building has been vacant since the early 1970s and is currently in a state of disrepair having suffered structural damage as a result of water ingress and pigeon infestation. Arson and vandalism have also led to fire damage. Plas Alltran has been on CADW’s Buildings at Risk Register since 2001 and was denoted as being in a very bad condition in a Historic Asset Risk Assessment in December 2020. Additionally, the building is on the Victorian Society’s top 20 buildings at risk in the UK. Listed building consent was granted for conversion, demolition of part of the building and erection of extension in lieu with external and internal works on October, 2021 but because of the need to make cost savings, the contractors are seeking to make changes to the scheme as described in the report. Having been vacant for nearly 50 years, this prominently located listed building will continue to deteriorate until remedial works are undertaken. The granting of listed building consent and planning permission and implementation of the proposals would safeguard the building’s future; the recommendation is therefore one of approval.

 

Councillor Jeff Evans speaking as a Local Member referred to Plas Alltran as a wonderful looking building which was now in a dilapidated state, and which was situated on an awkward corner by the main roundabout into the Port. Whilst he welcomed the prospect of bringing the building back into use noting that remedial works had been going on for a few months he had some reservations regarding parking provision with issues having arisen in the vicinity with vehicles parked on pavements.

 

The Development Management Manager clarified that the application under consideration was for listed building consent involving internal and external works to the building the proposal having already secured planning consent with parking having been considered as part of that process. Therefore, the principle of the development is not a matter for discussion.

 

Councillor Jeff Evans proposed that the application be approved in accordance with the Officer’s recommendation; the proposal was seconded by Councillor Jackie Lewis.

 

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

 

13.2 FPL/2023/6 – Full application to house a storage container for storage of equipment at Old Station Yard Car Park, High Street, Llangefni

 

The application was reported to the Planning and Orders Committee as it was made by the Isle of Anglesey County Council.

 

The Development Management Manager reported that the application was to temporarily house a storage container to keep materials and tools to hand for repair works at the Dingle Local Nature Reserve. He referred to the dimensions of the proposed container saying that it was not considered the proposal would have any impact on residential amenity as there are no immediate neighbours to the site. The container would be set back from the road so as not to distract road users and its visual impact would thereby be minimal. A condition to ensure its removal and reinstate the land to its original condition within 5 years of consent is also proposed. The recommendation is therefore to approve the application.

 

Councillor Geraint Bebb, seconded by Councillor Robin Williams proposed 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 set out therein.

 

13.3 FPL/2023/24 – Full application for change of use of land to form part of the residential curtilage at Bryn Fedwen Cottage, Gaerwen

 

The application was reported to the Planning and Orders Committee as it involves land which is owned by the Isle of Anglesey County Council.

 

The Development Management Manager reported that the proposal involves changing the use of the land north of the main dwelling into part of the property’s residential curtilage and would allow the septic tank that services the property currently located within the parcel of land to be brought within the curtilage of the property. As part of the proposal, the applicant also seeks to make environmental improvements to the land once it has been acquired as part of their residential curtilage. It is not considered that the proposed development will have any greater impact on its surrounding natural environment or on any neighbouring properties than at present and the recommendation is to approve the application.

 

Councillor Dafydd Roberts 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 set out therein.

 

13.4 HHP/2022/291 – Full application for the conversion of the garage into an annexe at Monfa, Holyhead Road, Mona

 

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

 

Public Speaker (Objector)

 

Mr Richard Meirion Jones spoke as an objector to the application saying that he had concerns about the new building from the outset when it was being built originally. He did not object to the original consent which was to build a new garage in place of the existing garage as it was on a like for like basis even though it did not appear there was anything wrong with the building as it was. As the building work started it became apparent that it was not in keeping with the permitted plans with the new building looking more like a bungalow than a garage or workshop. His daughter complained to the Council on his behalf and a retrospective application for a different kind of consent had to be made because the applicant had acted contrary to the rules. Mr Jones said that although he had objected to that application, because of the system his comments were not considered until it had been approved. He was therefore worried that the same thing would happen again which is why he wanted to address the Committee directly. While the application is to convert the garage into an annexe, he was confident that the building had never been used as a garage or workshop since it was built. It seemed to him that the applicant had taken advantage of the planning process by building something more akin to a bungalow from the start with the intention that it be lived in. Mr Evans said that he saw that from the beginning which it why he objected. He questioned whether the building meets the same standards as would have to be met had it been a new dwelling that was being built from the start, and given its proximity to his own dwelling, he also had concerns about sewerage and the soakaway encroaching onto his own land. He was further concerned about parking and the impact on highway traffic. The site only has space for three vehicles which will not be sufficient if another two persons come to live there. Any extra vehicles would have to park on the A5 itself. Although the owner says that his parents do not drive, things can change, and any visitors would in any case lead to more traffic. With new houses, parking provision usually has to correspond with the number of bedrooms – three bedrooms, three parking spaces. Mr Evans highlighted that the area is already busy and said that he understood the owner who lives next door runs a carpet business with lorries delivering carpets as well as a hairdressing business also.

 

The Development Management Manager referred to the main planning considerations as set out in the Officer’s report and said that as the application site is in an open countryside location with only a few nearby residential properties and as no issues of overlooking will arise from the proposed change of use, it is not considered that the proposal will have any negative effect on nearby residential amenities. Consent would be conditional upon the proposed annexe being used at all times as ancillary to the main dwelling. He cautioned against surmising about possible future use of the building in coming to a determination saying that conditions are imposed for a reason in order to ensure that development takes place accordingly. The applicant has been granted planning permission for the garage which is of a high quality build and there is nothing wrong with having a quality garage and/or workshop to complement the main dwelling which is what policy and design advocate. Foul water will connect to the current septic tank with surface water connecting to the current soakaway; Welsh Water have not raised any objections to the arrangements. As regards parking the property is a detached property with a private drive and surrounding garden providing sufficient parking space to which the Highways Authority has no objections. The applicant has provided justification for the annexe and the Council’s Council Tax Department has confirmed that the applicant lives in the main dwelling on a permanent basis and pays full Council Tax. The justification provided together with the small-scale nature of the development and its ancillary use to the main dwelling ensures that it will have negligible impacts on neighbouring properties and the recommendation is therefore to approve the application.

 

Councillor Nicola Roberts, a Local Member confirmed that she had called in the application due to there being history to the site and said that she had visited the property on at least three occasions in the last year and had seen visitors staying on site. Given that current policy makes it difficult to refuse the application she asked the Committee to ensure that the development if approved, adheres strictly to the conditions imposed to ensure that the annexe remains as such and does not become an additional independent dwelling in the countryside. She urged the Committee to read the application carefully, to ensure that the conditions are kept and if necessary to go out and visit the application site.

 

The Development Management Manager provided assurance that condition (3) restricts the usage of the proposed annexe as ancillary to the residential use of the main dwelling and he confirmed that the property is no longer listed on Airbnb nor on coolstays.com with the applicant having provided justification of permanent residence.

 

In response to a question by Councillor Robin Williams whether Council Tax is paid on the annexe, the Development Management Manager clarified that Council Tax is paid on the main dwelling with the annexe as an ancillary part of one residential unit. The applicant’s intention is for the annexe to provide accommodation for his parents and as such it would remain as an ancillary part of the main residential dwelling and would not be subject to separate Council Tax. Responding to a further question by Councillor Robin Williams regarding the monitoring of the arrangement, the Development Management Manager advised that the Planning Service in not able to police every planning permission across the Island and any complaints about contravention of conditions would have to be dealt with at the time.

 

Councillor Jackie Lewis referred to what she understood from the Public Speaker’s comments as businesses being run from the site and she queried whether if that was the case, any additional provision needed to be made and whether it needed to be investigated further.

 

The Development Manager confirmed that as the Planning Service was not aware of any business being run from the property, it had not been taken into consideration. As previously advised, a condition on consent would in any case restrict the use of the annexe. In response to a question about the creation of an additional bedroom in the annexe requiring the provision of an additional parking space, the Development Management Manager reiterated that property has a large private driveway and that the Highways Authority had raised no concerns on that basis.

 

Councillor Robin Williams sought clarification of the Public Speaker as to where the businesses he had referred to were being run from. Mr R.Meirion Jones said that when he complained about this matter in August, the application was withdrawn after which the applicant said that he was living at the property permanently. The applicant lives next door from where he runs a carpet business and a hairdressing business. Monfa was let as an Airbnb property throughout last summer but was de-listed over the winter. It was advertised as a disabled let which means the applicant’s parents could live at the property without the need for an annexe. Mr Jones said that the garage does not need converting as it has been an annexe from the beginning.

 

Councillor Robin Williams subsequently proposed that as he had concerns about what was actually taking place on the application site and to provide clarity a physical site visit be undertaken so that the Committee’s members could see the site for themselves. Councillor Geraint Bebb, sharing those concerns, seconded the proposal.

 

It was resolved that a physical site visit be undertaken for the reason given.

 

13.5 FPL/2022/256 – Full application for the erection of 33 affordable homes, new vehicular and pedestrian access, construction of new estate road together with associated works on land adjacent to Crown Street, Gwalchmai

 

The application was reported to the Planning and Orders Committee at the request of both Local Members.

 

Councillor Neville Evans, speaking as a Local Member and member of the Community Council asked that a physical site visit be carried out given the strength of feeling locally regarding the application with concerns having been raised about the scale of the development and mix of units amongst other matters.

 

Councillor Robin Williams proposed, seconded by Councillor John I. Jones that a physical site visit be undertaken.

 

It was resolved that a physical site visit be undertaken in accordance with the Local Member’s request for the reasons given.

 

13.6 FPL/2022/85 – Full application for an extension to the existing golf course to create a Putt Stroke putting course, together with the erection of a clubhouse building, a bar and refreshment building, a “half-way house” refreshment building and toilet block and associated development at Llangefni Golf Club, Llangefni

 

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

 

Public Speaker (Supporter)

 

Mr Mathew Wharton, the applicant and PGA Professional at the Llangefni Golf Driving range said that he had taken over the running of the range from the Council in 2018. The range had been a hugely successful facility not only developing the game of golf after the closure of the Council’s golf course but establishing a junior academy and working with relevant agencies to provide tuition to underprivileged children, school children and also teaching adults with learning difficulties. The Pobty Pizza has also been successfully established in the old golf shop and many local people are employed throughout the business. The proposal presented is to extend the offer on site for families and children to create a new putt stroke putting course, a small clubhouse facility, a halfway house, landscaping scheme and a toilet block, which it is believed will be the first facility of its kind in the UK. Mon Actif have written a letter of support saying that they will be encouraging local schools to use the facility to introduce not only fun but fundamental movement skills and basic golfing technique. This underlines the whole ethos of the scheme of providing a fun facility which will be open to members of the family in a safe and enjoyable environment. The proposal represents a considerable investment there having been an excellent relationship with the Council in developing the business thus far. He hoped that the Committee would support the Officer’s recommendation and approve the development.

 

The Development Management Manager reported that the application site is located outside the development boundary of Llangefni on land associated with and adjacent to the existing golf course. An existing pizza restaurant is also located on the site and Oriel Môn is adjacent. As the application site is not located within the development boundary the proposal must be considered against other plan policies. The proposal is considered to be acceptable as regards layout and design and as such, accords with the provisions of policies PCYFF3, PCYFF 4 and AMG 5. The proposal creates additional facilities to those already on site and will attract families and their children as well as tourists to the area. The site has been transformed by the applicant since 2018 and the proposal will introduce something new and unique to the site and area and by virtue of its nature, location, layout, design and appearance is considered to accord with the provisions of policies PS14 and TWR 1. The Officer therefore recommends approval of the application.

 

Councillor Robin Williams in proposing that the application be approved commented on the excellence of the existing driving range facility established since 2018; the proposal of approval was seconded by Councillor Geraint Bebb.

 

Responding to a question by Councillor Trefor Lloyd Hughes, MBE about the potential impact on the Oriel Môn café, the Development Management Manager advised that the application for a Putt Stroke putting course and golf linked facilities proposes a different offering to that provided by Oriel Môn and would likely appeal to a different market and customer.

 

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