Agenda item

7.1 - VAR/2025/18 – Unit 2a Herron Services, Glanhwfa Road, Llangefni

VAR/2025/18

 7.1  VAR/2025/18 – Application under Section 73 for the variation of condition (02) (sale of non-food goods only) of planning permission reference FPL/2023/18 (Retrospective consent for the sub-division of a single retail unit into 2 separate retail units) so as to allow for the sale of food from Unit 2a, Herron Services, Glanhwfa Road, Llangefni

The application was presented to the Planning and Orders Committee at the request of a Local Member.  At the last meeting of the Planning and Orders Committee held on 4 June, 2025 the Committee resolved to refuse the application contrary to the Officer’s recommendation as it was considered that the proposal is contrary to policies MAN 3 and MAN 7 within the Joint Local Development Plan.

The Planning Development Manager reported that planning policy MAN 3 relates to retailing outside defined town centres but within development boundaries.  The policy seeks to safeguard existing A1 retail shops from change of use to other uses and to the development of new A1 retail shops.  He noted that as was explained at the last meeting there is no material change of use proposed under the current application and the use of the unit would continue to be A1 retail, consequently it is not considered that planning policy MAN 3 is relevant to the proposal.  Analysis of the original planning application indicated that the permission sought was specifically for ‘non-food’ retail use and the Officer’s delegated report provides no clear planning or policy justification to restrict the use of the units to ‘non-food’ retail and it therefore appears that the condition was imposed solely on the basis of the applicant’s original specification.  The Planning Development Manager referred to planning policy MAN 7 which relates to hot food take-away uses.  Hot food take-away’s fall under class A3. Greggs is defined as a bakery under class A1 retail unit.  Consequently, planning policy MAN 7 is not relevant to the proposal.  He noted that the applicant has submitted a brief summary outlining as to how they benefit the community.  Greggs is the largest bakery in the UK, with over 2,000 shops and 20,000 employees.  Greggs support over 890 school breakfast clubs and affords the provision of over 62,000 free school meals each day across the UK.  950 charities receive donations of food that has passed the ‘sell-by’ date from their stores within deprived areas. 1% of profits, before tax, is donated to the ’Greggs Foundation’ which supports families in hardship and also supports community projects.  Greggs uses sustainable resources to reduce food waste and use 97% of renewable energy.  The company also respects the Welsh culture and heritage of Wales with providing bilingual signage within their stores and recruiting Welsh speaking employees. 

The Planning Development Manager further said that it is considered that the proposal is considered to be acceptable and accords with relevant local development plan policies and if the application was refused there is a risk of an appeal with costs.  The recommendation was of approval of the application.

Councillor Geraint Bebb and a Local Member reiterated is opposition to the application.  He referred to planning policy MAN 3 which states that such development can affect town centres. In respect of MAN 7 he considered that there will be problems relating to litter and odour from the store and since opening the Subway fast-food outlet in Herron Garage there has been an increase in litter in the vicinity.  He further referred that he disagreed that there will be no increase in traffic in the area as he considered that people will not walk to the store and will result to increase in traffic within the Herron Garage site.  He also considered that the proposal will have a negative effect on the town of Llangefni.  Councillor Bebb reiterated his proposal to refuse the application contrary to the Officers recommendation.  Councillor Robin Williams seconded the proposal of refusal.

The Planning Development Manager responded that planning policy MAN 3 is to protect the A1 use of units.  He noted that this proposal is already an A1 use and if the application was refused there would be high risk of costs associated within any appeal process.   The Legal Advisor reiterated that the proposal will be for an A1 use of the unit. 

Councillor Kenneth P Hughes said that he considered that there are insufficient reasons to refuse the application and there is a high risk of costs associated if the appeal was granted.  Councillor Hughes proposed that the application be approved in accordance with the Officer’s recommendation.  Councillor Jackie Lewis seconded the proposal of approval. 

Councillor Dafydd Roberts said that he considered that the Greggs bakery should be located within the town of Llangefni.  He further said that there is a condition on the previous approval of the units on the site that restricts the sale on non-food goods. 

The Planning Development Manager responded that the Officer’s delegated report which recommended approval of the original proposal provides no clear planning or policy justification to restrict the use of the units to ‘non-food’ retail and it therefore appears that the condition was imposed solely on the basis of the applicant’s original specification.

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