Agenda item

11.1 14C164D – Tryfan, Trefor

11.2 14C147A – 11 High Street, Malltraeth

11.3 21C158 – 21 Plas Hen Estate, Llanddaniel

11.4 47C139 – Awelfryn, Elim, Llanddeusant

11.1   14C164D – Outline application with some matters reserved for the erection of a pair of semi-detached dwellings and the creation of a vehicular access on land adjacent Tryfan, Trefor

The application is presented to the Planning and Orders Committee because the applicant is a friend of a “relevant” officer as defined within paragraph 4.6.10.2 of the Constitution. The application has been scrutinised by the Monitoring Officer as required under the said paragraph.

The Chair invited Mr R. Parry to speak as an objector to the proposal. Mr Parry highlighted the following considerations:

•  That there has been no demand for housing in Trefor for the past 40 years due to depopulation following a reduction in the local farming workforce. This in turn has led to the closure of local facilities as well as halving the distribution services for local goods.

•  The language impact of the original application by a Welsh family would raise the percentage of Welsh speakers from 72% to around 75-79% whilst an open market application for 2 or perhaps 4 dwellings would in all likelihood reduce that percentage to around 50% to 27% given that affordable house prices are beyond local incomes.

•  Whilst recognising that under planning rules there is no automatic right to light, the proposed application site will completely obscure the main southerly light source of Tryfan from the lounge, kitchen and utility as the windows are only 4 feet away from the 4 foot high boundary wall. This will entail a loss of privacy.

•  A site visit is requested to enable the decision makers to see for themselves the difficulties created by the application site and the B5112 on which there has been an increase in both light and heavy traffic leading to several instances of damage to speed signs with the loss of one sign for over a year.

•  That there is no Language-Community Impact Assessment incorporated within the Isle of Anglesey County Council Language Policy. Consequently this case has been referred to the Welsh Language Commissioner.

There were no questions to Mr R. Parry by the Committee.

The Development Control Manager reported that the application’s main issues are whether the proposal complies with current policies; whether it will affect the amenities of the neighbouring properties and whether it will harm the surrounding landscape along with highway safety. Trefor is defined as a Listed Settlement under Policy 50 of the Ynys Mon Local Plan. The policy states that permission will be normally only be granted to single dwellings within or on the edge of the settlement. Although the proposal is for two semi-detached properties, it can be supported under Policy 50 of the Ynys Môn Local Plan as the applicant has provided information confirming that there is a need for properties of this scale in the locality. There is planning consent already on the site; there is a mixture of house types in the vicinity and the proposal reflects that of the 4 terraced properties known as Awelfor.  There is sufficient distance between the proposal and the neighbouring properties so as not to cause any harm to the amenities of the occupants of those properties and mitigating measures can be considered at full application stage if required. The Highways Authority has confirmed that it does not wish to make any representations on the current application as the means of access to the site was approved under the previous application which was to serve one dwelling. As the proposal is for two units only it does not meet the threshold for the need for affordable housing but, based on evidence submitted by the applicant and data received from the Rural Housing Enabler it is likely that the two units proposed  will be more affordable than  one single open market dwelling as applied for previously. During the preparation of Local Development Plans, the effect of residential development within communities has been considered making further investigation as part of determining minor residential developments unnecessary. Due to its small scale the proposal does not trigger the need for the submission of a Welsh Language Impact Assessment as part of the proposal. Having regard to all these considerations, the recommendation is to approve the application.

Members of the Committee questioned the application’s compliance with Policy 50 of the Ynys Môn Local Plan given that the proposal is for the erection of two properties on the edge of the settlement whilst the policy allows for the erection of a single dwelling. The Development Control Manager said that Policy 50 stipulates that that would “normally” be the case; the Officers have assessed the situation and in light of the fact there is already planning consent for one dwelling on the site and there are terraced properties within the area, they consider the proposal for a pair of two semi-detached dwellings of the proportions proposed to be reasonable in the circumstances.

Councillor Jeff Evans referred to the provisions of Policy 50 in terms of normally allowing for the erection of single dwellings on the edge of a settlement and to Policy 51 with regard to need, and he sought clarification of the information which the applicant had submitted to confirm a need for properties of this nature in the locality. The Development Control Manager said although there is no requirement to demonstrate a need with this type of development, the applicant has of his own volition, consulted with the Council’s Rural Housing Enabler who confirms that there are applicants who have registered an interest for 2 and 3 bedroom properties in the surrounding villages, and because of its proximity to Bodedern, Bryngwran and other villages, it is anticipated that there would be an interest in the intended properties. Councillor Jeff Evans suggested that the Rural Housing Enabler’s assessment only confirms a potential need in villages on the outskirts of Trefor but not necessarily in the village of Trefor itself.

Councillor Kenneth Hughes said that he had been persuaded of the need for housing in this locality and he proposed that the application be approved. His proposal was seconded by Councillor Vaughan Hughes. Councillor Ann Griffith proposed that the application be refused contrary to the Officer’s recommendation on the basis that the need for housing in the village of Trefor has not been proved. Her proposal was seconded by Councillor Jeff Evans.

In the subsequent vote, Councillors Lewis Davies, Kenneth Hughes, Vaughan Hughes, Richard Owain Jones and W.T. Hughes voted to approve the application. Councillors Jeff Evans, Ann Griffith, John Griffith, Victor Hughes, Raymond Jones and Nicola Roberts voted to refuse the application contrary to the Officer’s recommendation because they deemed the need for housing in the village of Trefor had not been proved.

It was resolved to refuse the application contrary to the Officer’s recommendation for the reason given.

In accordance with the requirements of the Council’s Constitution, the application will be automatically deferred to the next meeting to allow the Officers to respond to the reason cited for refusing the application.

11.2   15C147A – Full application for the change of use of the ground floor of the dwelling from residential use to a mixed use of residential or retail at 11 High Street, Malltraeth

The application was presented to the Planning and Orders Committee because the applicant is a relevant officer as defined by paragraph 4.6.10.4 of the Council’s Constitution. The application has been scrutinised by the Monitoring Officer as required under the said paragraph.

Councillor Victor Hughes proposed that the application be approved and his proposal was seconded by Councillor Richard Owain Jones.

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions listed in the written report.

11.3   21C158 – Full application for alterations and extensions at 21 Stad Plas Hen, Llanddaniel

The application was reported to the Planning and Orders Committee as the applicant is the parent of a relevant officer as identified in Paragraph 4.6.10.4 of the Council’s Constitution. The application has been scrutinised by the Monitoring Officer as required under the said paragraph.

Councillor Lewis Davies proposed that the application be approved. The proposal was seconded by Councillor John Griffith.

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions listed in the written report.

11.4   47C139 – Outline application for the erection of a dwelling with all matters reserved on land adjacent to Awelfryn, Elim, Llanddeusant

The application was brought to the Planning and Orders Committee as the applicant is related to a relevant officer as defined by Paragraph 4.6.10.4 of the Council’s Constitution. The application has been scrutinised by the Monitoring Officer as required under the said paragraph.

Councillor Kenneth Hughes proposed that the application be approved and his proposal was seconded by Councillor Richard Owain Jones.

It was resolved to approve the application in accordance with the Officer’s recommendation subject to the conditions listed in the written report.