Agenda item

7.1 21C40A – Penrhyn Gwyn, Llanddaniel

7.2 42C9N – Pentraeth Services, Pentraeth

7.1  21C40A – Full application for the erection of an agricultural shed to house livestock and a slurry pit on land at Penrhyn Gwyn, Llanddaniel

The Development Control Manager informed that Committee that due to the emergence of late matters which require further discussion with the Environmental Health Officer, the Officer recommendation is now to defer consideration of the application.

Councillor Lewis Davies proposed a deferral and his proposal was seconded by Councillor Richard Owain Jones.

It was resolved to defer consideration of the application in accordance with the Officer’s recommendation for the reason given.

7.2  Full application for the demolition of existing workshop, office and showroom, extension of petrol filling station, erection of 2 non-food retail units and provision of additional parking at Pentraeth Services, Pentraeth

The application was presented to the Planning and Orders Committee at the request of Councillor Ieuan Williams, a Local Member. The application site was visited by the Committee’s Members on 17th September, 2014.

Councillor Kenneth Hughes, having declared an interest in this application, withdrew from the meeting during the discussion and voting thereon.

The Chair invited Sandra Robinson Clark to address the Committee as an objector to the application.

Ms Clark said that she was speaking on behalf of her neighbours at 73 to 78 Nant y Felin in registering their very strong objections to the proposed development which by virtue of its scale, height and proximity to these properties would be detrimental to the amenities of their occupants. She referred to concerns regarding loss of privacy as a result of the additional number of rear and elevated windows on the proposed extension as indicated by the plan and to loss of natural daylight. The proposal takes no account of the outlook of the adjoining residences and would have a very dominating impact on those residences. The additional noise from the increase in traffic which the proposal would generate through increased activity would also be detrimental to the residents of the nearby properties. The noise due to the retail outlets will exacerbate the situation.

The Committee’s Members were given the opportunity to question Ms Clark. Councillor John Griffith sought clarification of a point made in the presentation in respect of non-adherence to plans. Ms Clark confirmed that that related to the installation of transparent windows in the existing extension contrary to what was intended.

The Chair asked Jan Tyrer to present her views in support of the application. Ms Tyrer said that one of the primary aims of the proposal is to address safety issues by increasing the petrol forecourt’s capacity to deliver fuel and to accommodate waiting vehicles. By demolishing the existing buildings to the rear of the site and placing a new retail unit in the yard area, the activities associated with the workshop in that area which have historically elicited complaints by the occupiers of the nearby properties are removed. The design of the proposed new building also ensures that no overlooking is possible from within the new structure or from the existing adjoining buildings to be retained. The removal of these activities and the elimination of overlooking will improve existing residential amenity. The shadow simulation animation accompanying the application demonstrates the minimal impact the development will have on the adjoining properties in terms of any loss of direct sunlight. The benefits of the scheme far outweigh any disadvantages and in addition to the highways safety gains residential amenity will be improved overall.

Councillor John Griffith suggested that significant increase in petrol sales confirms the objector’s point regarding an increase in the volume of traffic and related activity throughout the day to the detriment of the occupants of the properties nearby. Ms Jan Tyrer replied that the increase in petrol sales is due to the loss of petrol facilities in the area. The current forecourt facilities at Pentraeth Services are outdated and inadequate and the principal motivator for the proposal is the improvement of those facilities and to facilitate the free flow of vehicles in and out of the service station. The proposal is designed to improve forecourt capacity and subsequently, highway safety.

Councillor Jeff Evans whilst commending the business aspects of the proposal said that he was concerned by its effects on amenity. He asked the speaker to clarify her argument  that the proposal would improve residential amenity when the objector as a resident of one of the properties that would be affected by it states otherwise. Ms Jan Tyrer said that the existing buildings, which under the proposal will be removed, do have overlooking windows. The proposed new building has high level windows as well as velux windows in the roof meaning there will be no means of overlooking towards the housing. The new building also screens the two windows in the side elevation of the existing structure which is to be retained.

The Development Control Manager reported that the key issues are the principle of development and the effects on amenity and highway safety. Whilst there is no objection to the proposal on the basis of principle, the Officers are concerned that it will cause serious harm to the amenities of the residential occupiers to the rear of the site. It is considered that the proposed new building is excessively large and being situated in close proximity to the properties to the rear of the site, will have a dominating effect on those properties. The improvements in highway safety which the proposal will entail are to be commended but not at the expense of residential amenity. A compromise might be possible through an alternative scheme. The recommendation is one of refusal.

Councillor Vaughan Hughes speaking on behalf of Councillor Ieuan Williams, a Local Member read out a letter by Councillor Williams in which he asked the  Committee to consider a number of factors including the advantages of the scheme in bringing improvements to highway safety on the A5025 to the front of the application site. The use of Pentraeth Services has increased significantly leading to queues outside the garage with potential for accidents as was demonstrated recently. Increasing the forecourt’s surface area will enable vehicles to leave the A5025 thus reducing queues. Having discussed the application with Councillor Derlwyn Hughes as another Local Member, he also appreciates that there are advantages to the proposal.

Councillor Lewis Davies said that he was of the view that due consideration must be given to residential amenity, and that he also had concerns regarding the traffic situation particularly the possibility that the proposed  improvements to the garage’s forecourt facilities will lead to an increase in traffic bringing with it the potential for more accidents. He proposed that the application be refused. His proposal was seconded by Councillor Raymond Jones.

Councillor John Griffith raised the possibility of compromise as referred to by the Officer and asked whether any discussions to that effect are taking place. The Officer said that he was not aware of any such discussions.

It was resolved to refuse the application in accordance with the Officer’s recommendation for the reason given in the written report. (Councillor Jeff Evans did not vote on the matter because although he supported the business merits of the application, he was concerned by its effects on residential amenity. Councillor Ann Griffith did not vote because she was absent for part of the discussion)