Agenda item

 12.1 – FPL/2023/349 - Ysgol Syr Thomas Jones,  Tanybryn Road, Amlwch

FPL/2023/349

12.2 – FPL/2023/343 - Golden Sunset Caravan Park, Benllech

FPL/2023/343

12.3 – FPL/2023/176 – Post Office, Holyhead Road, Gwalchmai

FPL/2023/176

12.4 – VAR/2023/67 – Garreglwyd Road, Holyhead.

VAR/2023/67

12.1  FPL/2023/349 – Full application for a free-standing canopy with a roof over together with a bike shelter at Ysgol Syr Thomas Jones, Tanybryn Road, Amlwch

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

The Planning Development Manager reported that the application is made for a free-standing canopy with a roof over together with a bike shelter.  As noted in the last meeting Ysgol Syr Thomas Jones, Amlwch is a Listed Building Grade 11* and the main consideration is the effect of the proposal on this historical building. The free-standing canopy will measure 3.3 meters x 15 meters and 38 metres in height and the bike shelter will measure 4.1 meters x 2.3 meters and will be placed underneath the shelter.  The Heritage Officer of the County Council has been consulted and it is considered that the proposal will not have a negative effect on the historical building. 

Councillor Liz Wood proposed that the application be approved in accordance with the Officer’s recommendation.  Councillor Jeff Evans seconded the proposal of approval.

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

12.2  FPL/2023/343 – Retrospective application for the extension to the existing decking at Golden Sunset Caravan Park, Benllech

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

Public Speaker

Ms Carol Price, addressed the Committee, as an objector, to the proposal said the objection to the proposal is upon exacerbated health and safety grounds and lack of any governance (risk assessment, duty in relation to public safety on or adjacent to Golden Sunset Holiday Park and any visible oversight as the responsible licensee to the Caravan Sites and Control of Development Act 1960) to the statue instruments advisories to the close packing density of other adjacent caravan structures which could contribute towards fire propagation between units causing an unacceptable fire risk to the occupants; added to this the static caravan transgresses the property boundary and cuts inside the joint boundary, therefore, there is no stand-off from the boundary as advised in the Caravan Sites and Control of Development Act 1960.  The caravan is in contact with the boundary to neighbouring properties off the caravan park and clearly contravenes any advisable 3 metre safety distancing from the edge of the boundary causing an additional unacceptable fire risk to the residential occupants.

Mr. Stan Johnson, addressed the Committee, as the applicant, said that he and his wife acquired the caravan in February 2021 for the exclusive use of our extended family.  He said that he regretted that work on the deck extension commenced prior to seeking planning permission, as he was unaware that planning permission had been granted in 2016 for the original decking and, therefore new works relating to this decking would require new permissions, however, consent was obtained from the site owner prior to commencing any work. The extension is a small addition (approx. 2m x 4m) on the North side of the deck, i.e. on the opposite side of the caravan from the border and the building utilised as a holiday let. To put this into perspective, the extension is about the same area needed for a dining table and chairs. The purpose of the extension was twofold: firstly, to have an area of decking that was out of the shadow in the late afternoon, and secondly to create a secure space for our 1-year-old grandson to play. We believe this extension minimises any potential disruption of privacy for users of the property to the

south of the caravan. Apart from this modest extension, no other alterations are planned. The screen referred to in the 2016 planning permission is an integral part of the decking and is permanent. For accuracy it is not bamboo. When we purchased the caravan, it had a reed screen which was mouldy and not

sufficiently opaque for our needs. This was replaced with opaque grey plastic screening fastened to the substantial timber frame. He said that he was surprised by the need for two senior planning enforcement officers, a planning officer, and fire

and environmental health officers to conduct site visits for this application. As he understood that all have verified that the extension complies with the required standards, and no additional issues have been raised. He thanked the officers for their time and understanding. It appears that other issues raised by the complainant are not directly related to this application and it may be more appropriate for the complainant to address these directly with the site owner. There is however a certain irony in the concerns regarding the proximity of the caravan to the adjacent

building as, considering this building was extended closer to the border (and according to some maps potentially across it) in 2018-2021 planning ref HHP/2018/15.

The Planning Development Manager reported that the application was presented to the Committee by a Local Member due to health and safety concerns, specifically that gas bottles are too close to oil tanks of neighbouring properties and due to issues of lack of compliance with conditions.  The caravan subject to this application is located adjacent to the boundary with neighbouring property of Bryn Môr.  The application presented is a retrospective application for the extension to the existing decking which has been submitted following an enforcement investigation.  Planning permission was granted in October 2016 for the erection of a decking area.  This decking measures approximately 12.6m in length and 5.3m wide, extending 3m beyond the front of the caravan.  There is currently a bamboo privacy screen in place on the southern edge of the decking, to prevent overlooking toward the neighbouring property of Bryn Môr.  A Breach of Condition Notice was served on the previous owner of the caravan for failing to keep the screen in place as required by condition (01) of the planning permission in 2016.  The proposed retrospective application before this meeting is to extend the decking on its northern side, into the caravans’ plot, further away from the boundary with the neighbouring property.  It is a small-scale extension, extending 2m beyond the norther side and 4.6m rearwards from the front.  Its height matches the existing decking as does the glass balustrade on the front and timer rails on the side.  In response to the concerns of the Local Member and the objector, as regards to fire and health it was reported that health and safety concerns lies outside the scope of this application.  The matters raised during the consultation period have been forwarded to the attention of the Fire Authority and Trading Standards Department and they have responded that they considered that the LPG cylinders by the caravan were suitably secure and a sufficient distance of 5 metres from the boundary of the neighbouring property.  The recommendation was approval of the application.

Councillor Margaret M Roberts a Local Member said that the Golden Sunset Caravan Park is an extensive caravan site which is visible from the beach in Benllech.  The caravans on site, over the years, have become larger in size with deckings.  The caravans now are nearer each other which has resulted in closeness to the boundary of neighbouring properties.  She noted that planning permission was afforded in 2016 for decking at this site with a condition that privacy screens be erected but over the years the screening provision has not been maintained to the detriment of the neighbouring properties. The current retrospective application is to extend the decking area of more than a third of its size and the applicant was aware that planning permission was required before the commencement of the works.  She further said that a condition needs to be implemented that the privacy screen should be permanent to protect the amenities of neighbouring properties. 

The Planning Development Manager responded that planning permission was approved in 2016 for the decking area and this application is for a small extension to the decking of 2m width and 4.6m depth.  He noted that a condition was enforced on the approved planning permission in 2016 for the erection of a screening provision for the period that the previous owners were allowed to use the caravan on the site.  He noted that this proposal includes a permanent privacy screening which will be through a condition to any approval of the application.

Councillor Robin Williams proposed that the application be approved in accordance with the Officer’s recommendation.  Councillor Jeff Evans seconded the proposal of approval.

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

12.3  FPL/2023/176 – Full application for the demolition of 2 outbuildings together with the erection of 2 affordable dwellings, 4 open market dwellings with the creation of a new vehicular access on land rear to the Post Office, Holyhead Road, Gwalchmai

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

Councillor Neville Evans, and a Local Member requested that a physical site visit be undertaken due to concerns by the Trewalchmai Community Council and residents as regards to traffic issues and the ability of the public sewerage network to accommodate additional flows.

Councillor John I Jones proposed that a physical site visit be undertaken to the site.  Councillor Gerain Bebb seconded the proposal.

It was RESOLVED to conduct a site visit in accordance with the Local Member’s request for the reasons given.

12.4  VAR/2023/67 – Application under Section 73 for the variation of condition (02) (to allow for minor amendments to the layout, design and an increase in height of the approved units) of planning permission reference FPL/2021/266 (Full application for the erection of 8 affordable residential apartments, construction of new vehicular access, construction of new road on site together with soft and hard landscaping) so as to allow for minor amendments to the layout, design and an increase in height of the approved units on land at Garreglwyd Road, Holyhead

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

Public Speaker

Mr Jamie Bradshaw, speaking in support of the application, said that it is important to note that this proposal is for minor changes to a scheme that has already been approved by this Committee in January 2023, with the only change being modest adjustments to the design, layout, and overall height of the building.  That permission has been implemented and could be finished at any time, and this is an important fallback position to bear in mind. The only matters to be considered is minor amendments made to the layout of the building; the roof design has been amended in order to provide one ridge height and a more streamlined design; the external finishes have been amended to replace the approved facing brick and render with two shades of render and small areas of timber cladding; the height of ground and first floor levels have been increased by approximately 700mm, but the ridge height has been retained at or close to the same height as the approved scheme.  Therefore, although there would be a slight increase in the height of parts of the overall building, this has been proposed as it allows the applicant to peck out less of the site. It is important for the Committee to understand that the only alternative that the applicant has if the Committee choose to refuse the proposal at this meeting, is to revert to the original approved scheme which would involve significantly more pecking on the site to achieve the previously approved finished floor levels and more disruption to neighbours.  The modest changes also do not impact upon the privacy or amenity of the site’s neighbours, as the overall level of development and height of the building is the same as the approved scheme.  Comparative plans have been submitted which demonstrate this, and it should be noted that the Planning Officers have reached the same conclusion after careful consideration of the issue.  Although there were some concerns raised by neighbours with regards to other matters such as highways and drainage, it is important to note that these were dealt with as part of the original planning application which was approved in 2023 with the Authority’s Highways and Drainage Officer’s both in favour of the scheme.  Approval from these departments of the Authority for this application clearly confirms that the arrangements are acceptable and suitable, and there are no sound grounds for departing from their advice.  There are also no grounds for departing from the conclusion of the Committee when the application was approved in 2023.  The proposal entirely complies with the LDP and is fully supported by the Authority’s Officers after detailed consideration, and there is no sound basis for departing from their professional and considered advice.  Neither can there be any basis for reaching a different decision on the overall case to that which this Committee reached in July 2023 as the development is the same, as is the Local Development Plan, and there has been no material change in circumstances that would justify reaching a different decision. 

The Planning Development Manager reported on the main considerations within the report and noted that the principle of the development has been established under the previous consent in January 2023.  The scheme proposes to raise the finished levels by approximately 700mm from the previously granted scheme.  The proposal includes amendments by altering the finishing materials from facing brick and render to two shades of render with small areas of timber cladding.  The Planning Department welcomes this change in materials as it is considered more sympathetic an in-keeping with the character of the area.  In addition, the roof structure has been simplified so as there will be one ridge height, and this will result in a more congruent appearance which is an improvement to the previous scheme and will integrate into the built environment.  The building remains in the same footprint as what was granted previously and therefore this proposal remains in compliance with the distances noted in the SPG Design Guide. 

Councillor Trefor Ll Hughes, and a Local Member said that he has concerns as regards to the effect on the residents of Maes Cybi due to overlooking, traffic issues and surface water issues.  Councillor R Ll Jones also expressed concerns as to the effects on the residents of Maes Cybi.  The Planning Development Manager reiterated that the development on the site has planning consent since January 2023 and the application before this Committee is for minor works.  

Councillor Robin Williams proposed that the application be approved in accordance with the Officer’s recommendation.  Councillor Liz Wood seconded the proposal of approval.

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