Agenda item

12.1 – FPL/2023/141 - English Presbyterian Church, Telford Road,  Menai Bridge.

FPL/2023/141

 

12.2 – FPL/2022/250 - Parc Carafannau Rynys Caravan Park, Penrhoslligwy, Dulas.

FPL/2022/250

 

12.3 – FPL/2023/159 - Beaumaris Leisure Centre, Beaumaris

FPL/2023/159

 

12.4 – 12.4 – FPL/2023/178 – Bodedern Secondary School, Bodedern

FPL/2023/178

 

12.5 – FPL/2023/204 – Bodffordd Primary School, Bodffordd

FPL/2023/204

 

12.6 – HHP/2023/154 – Glan Traeth, Rhosneigr

HHP/2023/154

 

 

12.1  FPL/2023/141 – Full application for change of use of church into one residential dwelling (Class Use C3) and one short-term holiday accommodation (Class Use C6) together with erecting a shed/garage building, creating a new vehicular access, erection of a new balcony, soft and hard landscaping, alterations to the building and associated development at the English Presbyterian Church, Telford Road, Menai Bridge

 

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

 

Public Speakers

 

Ms Liz Moyle addressed the Committee as an objector to the proposal and said that this application comes before the Committee at an interesting time in the progression of legislation in Wales. The Historic Environment (Wales) Bill received Royal Assent in June and should be implemented by late next year,   providing a Code of Welsh Law on the Historic Environment. As well as simplifying law the value of the Historic Environment’, to the nation is re-stated emphatically in the Explanatory Memorandum.  She quoted briefly from this: “The people of Wales have inherited a unique historic environment, shaped by past generations, it continues to enhance our quality of life and well-being today. The historic places that surround us, give us a sense of place and help to define us as a nation. The historic environment is a precious resource, it is also a fragile one. It must be protected so that present and future generations can continue to be inspired by it, learn from it and enjoy its many benefits.”  The developer, builders and many users of the Presbyterian Church were inspired in what they achieved and how they met the needs of the time, but we move on.  Do the plans submitted for change now conserve, enhance or indeed inspire? Does the provision of holiday accommodation, extra parking and traffic enhance or diminish that fragile heritage?  Is new work, such as the sunroom, justified and of sufficient quality and design to add value to the site.  Does the removal of part of the wall facing the road diminish not enhance?  The additional traffic is likely to cause extra problems on an already busy road.  With every planning change considered especially for listed buildings and within the Conservation Area, every home and holiday let granted or not,  we should demonstrate commitment  to maintaining that sense of place and  indeed that source of inspiration for all. What was built more than a hundred years ago, to serve the community, should continue to do so in a very simple way, use this as a marker for the future, for the well-being of the community, but homes for people and not holiday lets.

 

Mr Craig Allison addressed the Committee in support of his application said that the opportunity to convert this church into a home is a privilege.  The documents on the application outline how we plan to use the space to also establish a holiday home for letting which will contribute to both repaying the cost of conversion, but also ongoing maintenance and preservation of the building. Listed building consent for the project has already been granted indicating that our same local council and CADW believe what we are proposing to do to the building is in the buildings interest and is being done so tastefully and with the enormous heritage value of the building being taken into account. We hope that this appeases any potential conservation concerns that members may have regarding our proposal. To avoid doubt, and as has been discussed with the Case Officer, one member of the public wanted information on funding. We think it important to highlight to you today that this is a private venture of circa half a million pounds that we intend on spending preserving the building for generations to come. There were a number of other letters of concern from neighbouring properties following the initial application. None of these raised any significant objections, more that they requested clarification of or direction to details within the plans.  We are taking steps to ensure the privacy and amenity of the neighbouring properties is not harmed, by including fencing and privacy glass on the new balcony. The same neighbour’s concerns on parking are also addressed by highlighting the ample parking provision on-site, and that the existing on-street parking bays would remain. Highways have also endorsed our plans; all vehicles will all be able to safely enter and exit in a forward gear; in any case the traffic is negligible compared to the three hundred capacity church that has since been abandoned.  Other doubts were raised involving trees, and we can confirm that no trees other than the holly tree to the front will be removed, and additional detail on boundary fencing construction has been provided to ensure that no other trees are damaged. We highlight the additional ecological steps we will be taking including the addition of bat boxes, bird boxes and tens of metres of additional native hedging being planted. Clearly in planning our proposal we looked at other possible uses for the abandoned building, but the proposal for a single home and single holiday let was sequentially the best fit. Large open gathering spaces are available elsewhere in the town and provide suitable on-site parking. Constraints on fire regulations would also limit the number of people able to use the building simultaneously, and there would be extremely little revenue generated for the buildings upkeep which has been the problem leading to the Church being abandoned.  It is hoped that as a family home, having spent a long-time planning, that we have come up with a solution to preserve the building for the community and somebody will be there all the time to monitoring have money to pay for it. 

 

The Development Management Manager reported the English Presbyterian Church is located on the Telford Road which is located adjacent to the Victoria Hotel, Menai Bridge.  The Church has been vacant for over 2 years and the congregation have since located to a smaller Chapel nearby.  10 letters of objection and 1 letter in support was received when notification of the proposal was undertaken.  The building is a Grade II* Listed and within the designated Conservation Area.  A corresponding application for Listed Building Consent has been approved under application reference LBC/2023/13 and has been approved by CADW.  He referred to the planning policy compliance as regards to the change of use of the building into residential use; the holiday unit on the site and the loss of a community asset which were highlighted within the Case Officer’s report to the Committee.  The Development Management Manager further said that the application site is located within the development boundary of the Local Service Centre of Menai Bridge and therefore accords with planning policy PCYFF 1.  He noted that planning policy TWR 2 relates to holiday accommodation and states that proposals will be permitted provided they are of a high quality in terms of design, layout and appearance and conform with relevant policy criteria highlighted within the report.  The proposal therefore conforms with planning policy TWR 2 of the Joint Local Development Plan.   The proposal involves the loss of a community facility (church).  Section 2 of Policy ISA 2 provides further guidance in relation to the loss of community facilities to alternative uses.  It is considered that the application conforms with planning policy ISA 2 due to the nature of the community facility as it is unlikely that the previous use would be re-established.  It is not considered that the proposal will have a negative impact upon neighbouring uses or residential properties no more than the current D1 use.  Even though the proposal falls short of 1 parking space, it is considered that the proposal is acceptable due to the current D1 use and its sustainable location within proximity of the town centre where there are large car parks, access to services, facilities and public transport which is consistent with the principles of sustainable development.  The recommendation was of approval of the application.

 

Councillor T Ll Hughes MBE ascertained as to how the applicant is intending to manage the holiday let business.  The Development Management Manager responded that the application is for a residential element together with a holiday let accommodation linked to the proposal.  A planning condition will be imposed to limit the holiday let to 30 days in any calendar year.

 

Councillor Robin Williams, and a Local Member said that there are several local concerns as regards to this application and he called the application into the Committee so as to allow the residents the opportunity to voice their concerns before the Planning and Orders Committee.  He expressed that he was concerned as to the application for another holiday let in Menai Bridge as there are several such holiday lets in the area. However, he appreciates that the applicant has submitted a Business Case to preserve the Church building.

 

Councillor Jeff Evans said that there is a business proposal to bring back semi-derelict property into use.  Councillor Evans proposed that the application be approved.  Councillor Liz Wood seconded the proposal of approval of the application.

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions outlined within the written report.

 

12.2  FPL/2022/250 – Full application for the re-layout of 144 static holiday caravans, together with environmental improvements at Rynys Caravan Park, Penrhoslligwy, Dulas

 

The application was presented to the Planning and Orders Committee at the request of a Local Member due to environmental concerns.

 

Public Speaker

 

Mr David Middleton addressed the Committee addressed the Committee as the applicant Agent in support of the application saying that the application seeks consent for proposed re-layout of 144 static holiday caravans together with environmental improvements at Rynys Caravan Park. Within the context of this planning application, it is important to note that the proposal does not seek to increase the permitted number of holiday caravans at Rynys Caravan Park above the 144 already permitted. Instead, the revised layout provides higher quality caravans to meet consumer demand and positively removes permitted caravans form the ecologically sensitive central heathland area in order to re-site them to the north and woodland areas within the confines of the park.  In this sense, the revised layout has been carefully designed and has followed negotiation and agreement with NRW and the Ecology Officer at Anglesey County Council. The development will deliver significant environmental and biodiversity benefits across the site through restoring the central healthland and providing additional tree planting throughout the site area. The applicant has also provided a Landscape and Ecological Management Plan which will be secured via a planning condition enabling the environmental sustainability of the site to be improved and managed for future generations.  There is no objection to the development from any the statutory consultees including Highways & Transportation, Natural Resources Wales and Anglesey County Council Ecology, all of whom support the development and recognise the benefits. The development will secure the long-term sustainability of Rynys Caravan Park as a tourism business and local employer and will result in increased visitor spend to local businesses on Anglesey; both through the development process and also during the ongoing operation of the site. The recent improvements to the main site facilities building demonstrates the importance to the local job market. In considering this planning application, the Planning Officer has provided a robust recommendation for approval acknowledging the environmental and economic sustainability benefits that will arise from the development. In this sense, the application is fully compliant with Planning Policy Wales  and Local Plan policies such as PS 14 “The Visitor Economy” and Policy TWR 3 which relates to “Static Caravan and Chalet Sites and Permanent Alternative Camping Accommodation” – as the development does not increase permitted caravans’ number above 144 approved, with the re-layout of pitches securing significant environmental and landscaping benefits throughout. We therefore trust that a positive decision can be made in line with the officer’s recommendation to approve the application.

 

The Development Management Manager reported that the Rynys Caravan Park is an established holiday caravan park located around 3km of Dulas.  There will be no increase of static caravans over the consented currently on the site.  Rynys Caravan Park dates to the 1950s.  The main permissions on the site are TWR/9c and T/39e.  The approved holiday park extends to approximately 6.05 hectares whereby the 144 consented caravans are permitted to operate on a 12 month, year round, holiday season.  Currently, 85 caravans are located on the site during the continued development of the site.  The proposal involves the re-layout of the 144 static caravans permitted in favour of high quality, lower density, site layout over an extended site area of approximately 9.4 hectares.  The revised site area includes the extensive woodland on the western section of the site which will be set aside for management. The Development Management Manager said that he would refer to the main planning consideration of the application in respect of planning policy TWR 3 considerations, the effect on the AONB, Ancient Woodland, SSSI, Ecology, Flooding, Highways, Archaeology and Landcape matters. These main planning considerations were highlighted within the Officer’s report to the Committee.  There will be a need to remove approximately 100 trees across the site, these trees are severely diseased or damaged.  It is considered that the proposal complies with all policies listed within the report.  There will be no increase in static caravans on the site and the proposal involves an extension to the caravan site boundary so that the consented 144 static caravans can be adequately spaced and provide a higher quality caravans site with high quality units.  The proposal is to re-instate the damaged heathland as well as planting a considerable number of trees, hedges and wildflower meadows.  This will be a net gain towards biodiversity.  The caravans within the extended site is outside the C2 flood zone and the site is in a sustainable location.  The recommendation was of approval of the application.

 

Councillor Ieuan Williams, a Local Member said that his fellow Local Member, Councillor Margaret M Roberts referred the application to the Committee due to the concerns of the Moelfre Community Council as regards to the environmental impact of the development.  He expressed that there will be an additional 26 static caravans on the site as regards to this application.  Even though there is permission for the siting of 144 static caravans on the site, there are currently hundreds of caravans on similar sites in the vicinity which he considers to be overdevelopment of such caravan sites.   He further said that the design layout of the site attached to the application was misleading as some new caravans’ locations has not been highlighted.  Councillor Williams further referred that an immense part of the woodland is going to be felled.  He further referred to planning policies and specifically to planning policy PS 5 – paragraph 5 - Sustainable Development – to protect and promote the use of the Welsh Language.  He said that the site has been re-named to Woodlands Falls and he asked the developers to refer to the original historical Welsh name of the caravan site of Rynys.  He further referred planning policy PS 5 – paragraph 6 – biodiversity and natural environment.  There will be a loss of woodland and green space on the site due to an additional 26 caravans on the site with additional vehicles travelling from over the border to the site.  Councillor Williams considered that the application should be refused due to overdevelopment. 

 

The Development Management Manager reiterated that there is currently planning permission for 144 static caravans on the site with currently 85 on the site at present.  The additional 26 caravans mentioned by the Local Member may be part of the development on the site.  Whilst it is acknowledged that 100 damaged/diseased trees will be felled they will be replaced by hundreds of trees.  The re-layout of the site will improve the environmental and biodiversity of the site.  He expressed that NRW and the Ecology Officer of the Local Authority are satisfied with the information provided as part of the application presented by the applicant. 

 

Councillor Robin Williams said that it was unacceptable that the name of the site has been changed from Rynys to Woodlands Falls.  He said that historical Welsh names should be respected and the renaming of sites so as to be more appealing to visitors to the Island is unacceptable.   He ascertained whether a condition can be placed on any approval of the application that the Rynys Caravan Site be re-instated on the site.  The Development Management Manager responded that planning policy PS1 notes that ‘ it is expected housing developments and street names be Welsh but the word ‘expected’ is the issue and a Planning Authority is unable to enforce the Welsh names on developments. 

Councillor Robin Williams ascertained from the applicant’s agent whether they would consider reinstating the name of the site to the Rynys Caravan Site.  The applicants’ agent responded that he was unaware that the name of the site had been changed to Woodlands Falls.  He expressed that he would suggest to the applicant that the traditional Welsh name of the site be reinstated. 

 

Councillor Geraint Bebb referred to the additional documentation attached with the application which states, ‘that the water supply system is insufficient and will also cause detriment to existing customers water supply’.  He therefore, considered that the application is contrary to planning policy PCYFF 2 and proposed that the application be refused contrary to the recommendation of the Officer’s.  

 

Councillor John I Jones referred that the Development Advice Map which indicates that the site is in Zone A and partly within C2 flooding zones, but the caravans will not be in Zone C2.  He ascertained whether the Advice Map is the NRW flood zone map.   The Development Management Manager responded that NRW has assessed the application and confirmed that whilst part of the site is within C2 flooding zone, the new location of the static caravans will be outside the C2 zone and mitigation measures will be included within a condition as part of any approval of the application. Councillor John I Jones further said that whilst he appreciated that there is a need to fell trees on the site due to diseased or damaged, but the wildlife area will be affected.  He considered that the redesign of the site with moving caravans on site is not the best use of the land as it would be much better in having ponds and wildlife area on the site.    Councillor John I Jones seconded the proposal of refusal of the application.

 

The Chair granted the local Member, Councillor Ieuan Williams to address the Committee in response to the comments made by Councillor John I Jones as regards to the area been in a flood zone.  He said that Creigiau touring caravan site opposite the Rynys site experienced severe flooding over four years ago.  With the felling of trees at Rynys caravan site there will be increased surface water flowing into the river and resulting in the increase of flooding risks at Creigiau caravan site. 

 

Councillor Jeff Evans said that he considered that the site has planning permission for 144 static caravans and at present 85 static caravans are located on the site.  The applicant is intending to replace the 100 trees that needs to be felled with the planting of hundreds of trees to improve the biodiversity of the site.  Councillor Jeff Evans proposed that the application be approved.  Councillor Robin Williams seconded the proposal of approval of the application.

 

Following the vote of 5 in support of the application and 3 against:-

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the conditions outlined within the written report.

 

12.3  FPL/2023/159 – Application for alterations and extensions to the existing leisure centre, comprising of a function suite, gym, café, soft play area, reception, library, office and storage space at Beaumaris Leisure Centre, Beaumaris

 

The application was presented to the Planning and Orders Committee as the Council owns the land.

 

The Development Management Manager reported that application is made for alterations and extensions to the existing leisure centre, comprising of a functions suite, gym, café, soft play area, reception, library, office and storage space at Beaumaris Leisure Centre, Beaumaris.  The application site is located within the development boundary of the Local Service Centre of Beaumaris and thereby conforms with the provision of planning policy PCYFF 1 of the Joint Local Development Plan.  Policy ISA 2 of the Joint Local Development Plan relates to Community Facilities and states that the plan will help sustain and enhance community facilities by granting the development of new community facilities as was noted within the Officer’s report. He further said that the proposal is acceptable in terms of design in accordance with policy PCYFF 3 and is also deemed to accord with the provisions of policy PCYFF 2 : Development Criteria and it is not considered that the proposed use will give rise to unacceptable impacts upon the amenities of neighbouring properties or the character and appearance of the designated AONB and Conservation Area or upon the essential setting of the Beaumaris Castle WHS in accordance with policies AMG, PS1 and AT1. The proposal is also consistent with the objectives of Planning Policy Wales and Technical Advice Note 16 in relation to the provision, protection and enhancement of existing sport and recreational facilities and the associated health and well-being afforded by such facilities. 

 

Councillor Carwyn Jones, a Local Member said that he and the local community supported this application and wished to thank representatives of the Beaumaris Leisure Centre for the work undertaken in respect of this application.

 

Councillor Neville Evans proposed that the application be approved.  Councillor Robin Williams seconded the proposal of approval.

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the conditions outlined within the written report.

 

12.4  FPL/2023/178 – Full application for the installation of 10, 9m high lighting columns at Ysgol Uwchradd Bodedern, Bodedern

 

The application was presented to the Planning and Orders Committee as the applicant is the Local Authority and the Council owns the land.

 

The Development Management Manager reported that the main planning considerations are if the proposal complies with planning policies and whether the LED lighting will have a negative impact on the neighbouring dwellings or surrounding area.  The proposed 9m columns with LED lighting will be sited around two existing outdoor sports courts.  Four of the columns will be sited around the sports court to the west and six columns around the sports court to the east.  The eastern sports court is located closest to the boundary of the school and has rear gardens adjacent to the school grounds as was noted within the Officer’s report.  He further said that the lighting columns will be conditioned so that the use of the lighting will only be used between the hours of 9.00 a.m. until 9.30 p.m. Monday to Friday and 9.00 a.m. to 6.00 p.m. on weekends.  This is to ensure that the lighting columns are not on during unreasonable hours of the night and would also prevent noise from sporting activities from disturbing neighbouring properties. The proposed columns siting, scale, design and appearance is considered acceptable as it would not have a negative impact on existing site, neighbouring properties or surrounding area and can be conditioned to reduce any negative impacts so as to comply the planning policies PCYFF 2, PCYFF 3 and ISA2 of the Joint Local Development Plan.

 

Councillor Robin Williams proposed that the application be approved.  Councillor Geraint Bebb seconded the proposal of approval.

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the conditions outlined within the written report.

 

12.5  FPL/2023/204 – Full application for the siting of a modular double classroom building on the school’s playground area at Ysgol Gynradd Bodffordd, Minffordd, Bodffordd

 

The application was presented to the Planning and Orders Committee as the applicant is the Local Authority and the Council owns the land.

 

The Development Management Manager reported that the application site is currently part of the yard of Ysgol Gynradd Bodffordd and is a tarmacked hardstanding area with stone walling boundaries.  The application is made for the siting of a portacabin for use as additional classroom incidental to the existing school for a period of 5 years.  The siting of the portacabin within the school grounds will result in the loss of approximately 190m2 of the current 1046m2 hardstanding play area.  Sports Council Wales and the Betsi Cadwaladr Health Board were consulted due to the loss of the hardstanding play area.  Both expressed concern with regards to the loss of the outdoor area, with Sports Council Wales requesting further information as to how this loss would be accommodated for during times when wet weather would restrict the use of the playing field. The Council acknowledged the concerns, but it was expressed that the portacabin is necessary in order to provide provision for additional classroom facility and that there would still be 856m2 of hardstanding remaining for outdoor play provision.  Additionally, the school benefits from a generous sized playing field and as such any potential issues surrounding lack of outdoor play space would be a seasonal issue.

 

Councillor John I Jones proposed that the application be approved.  Councillor Geraint Bebb seconded the proposal of approval.

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the conditions outlined within the written report.

 

12.6  FPL/2023/154 – Full application for the demolition of existing rear extension, together with alterations and extensions at Glan Traeth, Rhosneigr

 

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

 

The Development Management Manager reported that the proposal is for the demolition of part of the existing dwelling, erecting a two-storey extension with a first-floor terrace area in its place, removal of existing dormer window together with erecting dormer window with a balcony in it place at the front elevation of the property.  The scale of the proposed extension to the rear measures 6.1m in width (same as the existing dwelling), 7.7m in length (0.5m more than the existing dwelling), 6.6m in roof ridge height (1.8m more than the existing roof ridge) and 4.8m to the roof eaves (2m more than the existing roof’s eaves).  The proposed two storey extension extends 2.3m from the existing rear elevation with the single storey extension with roof terrace above the extending and additional 5.4m.  A letter of objection was received in respect of concerns that the loss of light and privacy would have a negative impact on the neighbouring properties.  The applicant has amended the application so as to remove all possibilities of overlooking and loss of privacy to the neighbouring properties. 

 

The Local Members, Councillors Neville Evans and Douglas Fowlie said that they were satisfied with the amendments to the application as was reported within the Officer’s report. 

 

Councillor Dafydd Roberts proposed that the application be approved.  Councillor Robin Williams seconded the proposal of approval.

 

It was RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to the conditions outlined within the written report.