Agenda item

12.1 – VAR/2025/16 – Marian, Talwrn

VAR/2025/16

12.2 – OP/2025/1 – Llanfawr Road, Holyhead

OP/2025/1

12.3 – FPL/2025/66 – Mandarin Royale, Victoria Road, Holyhead

FPL/2025/66

12.1  VAR/2025/16 – Application under Section 73A for the deletion of condition (01) (temporary permission) and the variation of condition (03) (Hours of Use) of planning permission reference VAR/2022/37) (erection of a portacabin for a catering business) so as to amend the hours of use at Marian, Talwrn

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

Public Speaker

Dr. Ieuan Jones, in support of his application, said that the portacabin is a Containex Unit situated on a concrete slab on the lane leading to his property Marian, Talwrn.  The concrete slab was constructed by the previous owner for the purpose of a chicken rearing business and there had been water and electricity nearby and was easily re-established.  The application is to alter the planning consent to a permanent structure which is for storage unit and a food preparation kitchen.  He noted that the facility is for his daughter who has established a successful business as a private chef.  He referred to his daughter’s health issues and here wishes to continue with her business.

The Chair referred that a letter of objection to the application, by the neighbouring property had been emailed to the Members of the Planning and Orders Committee.

The Planning Development Manager reported that Councillors Non Dafydd and Dylan Rees had stated that they would withdraw their request that the application should be referred to the Planning and Orders Committee if the recommendation was of approval.  He apologised to the Local Members and the applicant that an administrative error had occurred, and the application was submitted to the Committee for consideration.  He said the application was initially approved for the erection of a portacabin for catering business on the 16 December, 2020 for a temporary period of 5 years.  Condition (03) of the permission relating to the permitted hours of use of the portacabin was subsequently amended in July 2022 under a Section 73A application.  The application is to delete the temporary period condition (01) to allow permanent use of the portacabin and the variation of condition (03) to further amend the permitted hours of use.  Condition (01) was imposed due to concerns that the proposal had the potential to give rise to nuisance and therefore be harmful to the amenity of neighbouring properties so as to enable the Local Planning Authority to re-consider the position after 5 years.  The temporary period will come to an end on 16 December, 2025.  Whilst representation has been received objecting to the application, there has been no concerns raised in relation to the activities associated with the business.  Criteria 4 of planning policy PS 13 supports economic prosperity and sustainability of rural communities by facilitating appropriately scaled growth of rural enterprises, extension of existing businesses and diversification by supporting the re-use of existing buildings, the development of ‘live-work’ units, working from home, and by encouraging the provision of sites and premises in appropriate accessible locations consistent with the Plan’s Spatial Strategy and in line with Strategic Policies PS5 and PS6.  It is considered that the proposal aligns with the aims and objectives of the policies as it is ensuring the sustainability of the rural community.  The proposal is considered to be appropriately scaled in consideration of its location.  There has been no change in policy since the permission was originally granted, therefore, the principle of the development remains acceptable in accordance with planning policy CYF6.  Planning Policy PCYFF 2 of the Joint Local Development Plan states proposals will be supported providing they do not negatively affect the residential amenity of nearby properties.  The nearest neighbour is over 35m for the proposal, which is considered an ample distance, exceeding all recommended minimum distances noted in the Authority’s adopted Supplementary Guidance.  The portacabin will be used only be the daughter of the applicant, as a sole trader for food preparation generating limited traffic and waste given the small scale of the business.  Furthermore, it was not considered that there would be an odour nuisance to such an extent that would warrant refusal since the neighbouring property was located out of the prevailing wind. 

The Planning Development Manager referred that the application also seeks the variation of Condition (03) of the permission to amend the permitted hours of use so as to allow for full use of the portacabin between the hours of 8.00 am to 9.30 pm.  The current condition, limits the use of the portacabin to the hours of 8.00 am to 6.00 pm, except for the purposes of collection/drop off which shall not be permitted before 7.00 am or after 11.00 pm.  Given the small scale and nature of the business, operated by a single person it is not considered that the use of the portacabin during the amended hours is unreasonable or is likely to give rise to unacceptable impacts upon the amenities of neighbouring properties.  The recommendation was of approval of the application.

Councillors Non Dafydd and Dylan Rees supported the application and noted that the local community and the Llanddyfan Community Council were supportive of the application.  They further said that the applicant daughter should be supported to continue with her food business venture. 

Councillor John Ifan Jones proposed that the application be approved in accordance with the Officer’s recommendation.  Councillor Jackie Lewis seconded the proposal of approval.

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

12.2  OP/2025/1 – Outline application for the erection of 9 affordable dwellings which includes full details of access, appearance, layout and scale on land near Llanfawr Road, Holyhead

Councillor Glyn Haynes declared a personal and prejudicial interest in the application as he is a Member of the Holyhead Town Council who is the applicant.  Councillor Haynes left the meeting during discussion and voting thereon.

Councillor Trevor Ll Hughes MBE declared a personal and prejudicial interest in the application as he is a Member of the Holyhead Town Council who is the applicant.  Councillor Hughes left the meeting during discussion and voting thereon.

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

Councillor Jeff Evans, and a Local Member, proposed that a site visit be conducted to the site due to concerns of increase traffic, drainage and ecological issues.  Councillor Neville Evans seconded the proposal of a site visit.

It was RESOLVED that a site visit be undertaken in accordance with a Local Member’s request.

12.3  FPL/2025/66 – Full application for the change of use of the former restaurant (Use Class A3) into a mixed-use community hub (Use Classes D1 and D2 at Mandarin Royale, Victoria Road, Holyhead

The application was presented to the Planning and Orders Committee as Councillor Pip O’Neill is the Chair for the Hwb Cybi Committee.

The Planning Development Manager reported that the site is located in the town of Holyhead and its associated development boundary, occupying a roadside position beside Victoria Road.  The site is located within the Holyhead Central Conservation area and is also within the flood risk zone 3 (Rivers and Seas) and Zone 2 (small water courses and surface water).  The application is for the change of use of the site from a A3 hot food facility to a mixed-use community hub under use classes D1 and D2.  The scheme will provide a youth hub/meeting room/venue on the first floor, which the ground floor will provide kitchens along with a golf simulator.  No external changes are proposed under the scheme with internal alterations and the material change of use of the building.  The Planning Development Manager referred to the main consideration of the scheme as regards to the principle of the development, flood risk, impact upon residential amenity, ecology and highways as was highlighted within the Officer’s report.  He noted that the Planning Policy Unit has confirmed that the change of use should be considered under planning policy ISA 2 and the Local Planning Authority is satisfied that the principle of the change of use is acceptable and in accordance with the principles of planning policy ISA 2.  He further referred that the scheme was submitted prior to the adoption of the updated TAN 15 policy and therefore the scheme is to be considered under the Development Advice Maps and the superseded TAN 15 as opposed to the new Flood Maps for Planning.  The site is within the C2 flood zone and is considered as highly vulnerable development as set out under the superseded TAN 15, however the site has an existing lawful use as a restaurant and therefore it is not considered that it would alter the vulnerability of the site.  He further said that there have been no concerns received by the Highways Authority in relation to the scheme due to the sufficient parking available in the vicinity of the site and due to the sustainability of the location in terms of access to public transport.   The recommendation was of approval of the application.

Councillor Pip O’Neill, a Local Member said the application should be welcomed in the town of Holyhead as it will be a multi-use facility for young people and the whole community to benefit from such a community hub. 

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

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