Cyfadran Adnoddau
Resources Directorate
Swyddfa’r Cyngor
Stryd y Jêl
CAERNARFON
Gwynedd
LL55 1SH
Number: 1
Application Number: C03D/0735/30/LL
Date Registered: 10/12/2003
Application Type: Llawn - Cynllunio/Full - Planning
Community: Aberdaron
Proposal: DEFNYDDIO TIR AR GYFER STORIO CARAFANNAU TEITHIOL. / USE
OF LAND FOR THE STORAGE OF TOURING CARAVANS.
Location: CAE HIC, RHOSHIRWAUN, PWLLHELI, LL538LP
CONSULTATIONS
Town/Community Council Support
County Surveyor Standard Conditions
Environment Agency Not received
Housing and Public Protection Department No observations if only storing caravans
OBSERVATIONS
DESCRIPTION:
The proposal entails the retention of agricultural land for the storage of touring caravans. A
fairly prominent site within an Area of Outstanding Natural Beauty. Sub-standard access to an
adjacent narrow county road.
AMENITIES:
This proposal is considered to have a substantial detrimental effect on the area's visual
amenities. The application was advertised at the site and no response had been received to the
statutory period which ended on 29 January 2004.
HISTORY:
An application to use the site as a touring caravan site and to store touring caravans was refused
in October 2003.
ASSESSMENT OF THE APPLICATION
Even though the site is not very visible from public roads due to the blackthorn and
hawthorn hedges which are on the northern boundary of the field, there are concerns that
it is not sufficient to alleviate concerns regarding its effect on the visual amenities of the
Area of Outstanding Natural Beauty. The proposal is contrary to policy C7 (road
dangers) of the Dwyfor Local Plan as the access is sub-standard due to insufficient
visibility and that the adjacent county road is narrow and winding. Demolishing the wall
and hedge on the boundary to create improved visibility in accordance with the
Highways Department's recommendation would make the site more prominent so that it
would have a substantial effect on the area's visual amenities contrary to policy E1 of the
Dwyfor Local Plan and D1 of the Gwynedd Structure Plan.
RECOMMENDATION
Dilys A. Phillips
Pennaeth Gweinyddol a Gwarchod y Cyhoedd
Head of Administration and Public Protection
www.gwynedd.gov.uk
To refuse - reasons - contrary to policy C7 and E1 of the Dwyfor Local Plan and D1 of
the Gwynedd Structure Plan (would have a substantial effect on the visual amenities of
an Area of Outstanding Natural Beauty and impair road safety).
Number: 2
Application Number: C04D/0010/30/LL
Date Registered: 16/01/2004
Application Type: Llawn - Cynllunio/Full - Planning
Community: Aberdaron
Proposal: ADDASU CAPEL YN DY, GOSOD CARTHBWLL, ADEILADU MAN
PARCIO CERBYD A CADW CARAFAN. / CONVERSION OF CHAPEL TO
DWELLING, INSTALLATION OF CESSPIT, CONSTRUCTION OF
PARKING AREA, AND RETENTION OF CARAVAN.
Location: CAPEL SARON, RHOSHIRWAUN, PWLLHELI, LL538HP
CONSULTATIONS
Town/Community Council Not received
Building Regulations Not received
County Surveyor Not received
Environment Agency Conditions - standard advice
Housing and Public Protection Department Not received
OBSERVATIONS
DESCRIPTION:
The proposal entails the conversion of a chapel, used by the applicant as a dwelling since 2001,
into a house. It is proposed to locate the sewage works in the garden of the adjacent house,
construct a parking area on the side of the adjacent highway and retain a touring caravan. The
work includes a substantial porch, kitchen, bathroom and lounge on ground floor and one
bedroom on the first floor. No external changes are proposed for the building. The chapel is in a
prominent location within a rural village as noted in the Dwyfor Local Plan.
AMENITIES:
It is not considered that the proposal will have a substantial detrimental effect on the area's
visual amenities as there are no proposed external changes to the building. The application was
advertised at the site and nearby residents were informed. No response had been received when
preparing the agenda and the advertisement period ends on 24/02/04. Two objections were
submitted regarding the previous application.
HISTORY:
An application to retain a caravan (touring size) and a vehicular access to the site was refused in
February 2001 and two applications to retain the use of the house was refused in 2001 and 2003.
An enforcement appeal and public hearing was deferred to await a decision on this application.
ASSESSMENT OF THE APPLICATION
The proposal is in accordance with the majority of policy B7 of the Dwyfor Local Plan which
supports applications to convert non-residential buildings into houses in villages but the final
clause of the policy states that proposals will have to conform with the relevant policy on
developments in rural villages, namely policy B5 in this case. In exceptional circumstances,
policy B5 approves applications for single dwellings in rural villages providing that all of the
criteria are met. In 2001 and 2003 it was considered that the proposal was contrary to the
policy as there was no evidence that the development reflected the need for additional
dwellings in the community and that there was no means of satisfying the applicant with other
provisions such as houses for sale or sites with planning permission. It is proposed to create a
car parking area at the side of the adjacent county road and it is understood that this
arrangement is acceptable by the Highways Department and therefore satisfies policy C7 of
the Dwyfor Local Plan. No evidence was submitted with the application confirming the
applicant's willingness to sign a local need 106 agreement. It is not considered that the
proposal will have a detrimental effect on visual amenities even though there are concerns as
regards the caravan, but this issue could be solved if the application is approved by imposing
a relevant condition on the permission forcing it to be removed from the site within a specific
period after completing the conversion work. The effect on the amenities of the adjacent
house could also be alleviated by forcing opaque glass to be placed in the lower part of the
windows which faces this property. It is proposed to place a cesspit measuring 4.5m by 2.5m
within the boundaries of a neighbour's garden following legal right by the landowner who was
part of the agreement when buying the chapel. Every planning application must be considered
according to its merits, and even though an enforcement notice is waiting for an appeal
hearing and the decision on the planning application, it should be realised that the application
now conforms with the relevant clause in a standard local need 106 agreement that the person
has lived or worked in the area for at least 3 years before residing in the property. The
enforcement notice is still valid as it was submitted within the 4 year period and the appeal
could be continued if it is wished refuse the existing application even though there is no
certainty that the surveyor will refuse the notice and planning appeal and if it will approved, it
could be considered that the period that the applicant had been living in the village is
sufficient enough to approve the application without contract or condition.
If this application is approved, it could be subject to a local need 106 agreement and it is
understood that the applicant will agree to this and to cancel the appeals. If you wish to
delegate the right to approve it should be subject to the signing of a local need 106 agreement
and conditions regarding moving the caravan, and placing opaque glass in the lower part of
the windows which face the adjacent house and usual conditions to delete permitted
development rights, materials to match, roads and sewage.
RECOMMENDATION
To defer making a decision in order to receive confirmation of the applicant's proposal
to sign a local need 106 agreement and evidence of need for the house in the village.
Number: 3
Application Number: C04D/0012/34/AM
Registration Date: 09/01/2004
Application Type: Full - Planning
Community: Clynnog
Proposal: CONSTRUCTION OF DWELLING HOUSE AND SITING OF STATIC
CARAVAN FOR TEMPORARY RESIDENTIAL USE.
Location: YR HEN STESION, BRYNCIR, GARNDOLBENMAEN, GWYNEDD
CONSULTATIONS
Town/Community Council Not Received
County Surveyor Standard Conditions
Welsh Water No Comments
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
An outline application to construct a dwelling house on a parcel of land of which its majority
lies outside but adjacent to the development boundary of the village of Bryncir. The site forms
part of a window installer and conservatories yard - a business of which the applicant is a part.
It lies adjacent to but much lower than the A487 trunk road. The proposed access to the site lies
between the gable end of the workshop on the site and the garden of the adjacent dwelling
house. The submitted location plan shows that the house is partly outside the (red) boundary of
the application site. The site is level and has recently been cleared of rubble and old windows
etc.
AMENITIES:
It is not considered that the site is prominent in the landscape owing to mature trees along the
northern boundary, and the proposed location of the house is behind the present workshop. A
notice was placed on the site entrance and neighbouring residents were informed. No response
was received at the time of preparing the agenda and the statutory consultation period comes to
an end on 16 February 2004. The proposal is not likely to have a detrimental effect on the
amenities of neighbouring residents.
HISTORY:
There is no salient planning history on the land.
ASSESSMENT OF APPLICATION
The majority of the proposed location of the dwelling house lies outside the
development boundary of the village, and partly outside the red land outlined on the
location plan submitted with the application. Policies A6 of the Gwynedd Structure
Plan and B6 of the Dwyfor Local Plan presume against developing outside
development boundaries unless agricultural justification has been submitted with the
application. The applicant has not submitted a statement explaining whether there is a
need for a house, and there is no reference that the proposal is for an affordable house
either, as a justification for the house under policy B12 of the Dwyfor Local Plan
(Affordable Houses near but outside the development boundary). The proposal is,
therefore, contrary to the above mentioned policies. The applicant was requested to
submit his reasons for the application, as well as submitting an accurate location plan,
and a reply is expected before the committee date. In the meantime, it is
recommended that the application be refused since there is no evidence of agricultural
need or local need for the development.
RECOMMENDATION
To refuse - reasons - contrary to Policy A6 of the Gwynedd Structure Plan and Policy
B6 of the Dwyfor Local Plan (significant part of the site outside the village boundary
and no agricultural or forestry justification submitted); contrary to Policy B12 of the
Dwyfor Local Plan (no evidence of a need for an affordable house).
Number: 4
Application Number: C03D/0758/35/HY
Date Registered: 19/12/2003
Application Type: Hysbysebion/Advertisement
Community: Cricieth
Proposal: ARDDANGOS ARWYDD WYNEB AC ARWYDD CROG WEDI EU
GOLEUO'N FEWNOL / DISPLAY OF INTERNALLY ILLUMINATED
FACIA SIGN AND PROJECTING SIGN
Location: SPAR STORES, 62, STRYD FAWR, CRICIETH, LL520HB
CONSULTATIONS
Community/Town Council Not received
County Surveyor Light brightness not to exceed 60 CD/m2
OBSERVATIONS
DESCRIPTION:
This is an application to display 1 partially internally illuminated facia sign measuring 6.7
metres in length and 0.52 metres in height, and 1 internally illuminated projecting sign
measuring 0.34 metres by 0.5 metres. The facia sign extends along the frontage of the shop and
is located between the shop window and the first floor windows of the property. The projecting
sign will be located to the right side of the fascia, and will replace the existing projecting sign.
The property lies within the central shopping area and Conservation Area of the town.
AMENITIES:
The property lies in a prominent position within the conservation area and it is considered that
permitting internally illuminated signs would have an adverse effect on the visual amenities and
character of the area contrary to policy D25 of the Gwynedd Structure Plan and policy E20 of
the Dwyfor Local Plan. The application has been advertised on the site and in the press, and
local residents have been informed; no response had been received at the time of preparing the
agenda and the statutory period ends on 18 February 2004. The proposal is not likely to have an
adverse effect on the amenities of nearby residents.
HISTORY:
The property has no relevant planning history.
ASSESSMENT OF APPLICATION
The proposal will have a substantial adverse effect on the visual amenities of the
Conservation Area and the application is contrary to the C6 Signs Policy of the Dwyfor
Local Plan, as the signs are internally illuminated and would have a detrimental effect
on the physical character of the area. There would be no objection to the facia sign or
the projecting sign if they were not internally illuminated. It is proposed to ask the
applicant to amend his application along these lines; no response had been received at
the time of preparing the agenda but a response is expected by the date of the committee.
In the meantime, it is recommended that the application be refused because of the
adverse effect the internally illuminated signs will have on the visual amenities and
character of the Conservation Area.
recommendation
Refusal – reasons - contrary to policy C6 and E20 of the Dwyfor Local Plan and policy
D25 of the Gwynedd Structure Plan (substantial detrimental effect on the visual
amenities and character of the Conservation Area).
Number: 5
Application Number: C04D/0019/35/LL
Date Registered: 12/01/2004
Application Type: Llawn - Cynllunio/Full - Planning
Community: Cricieth
Proposal: NEWID DEFNYDD BANC GWAG YN FWYTY. / CHANGE OF USE OF
REDUNDANT BANK INTO RESTAURANT.
Location: 61, STRYD FAWR, CRICCIETH, LL520HB
CONSULTATIONS
Community/Town Council Not received
Syrfëwr y Sir/County Surveyor No recommendation
Dŵr Cymru/Welsh Water Standard Conditions
Asiantaeth yr Amgylchedd/Environment Standard Advice
Agency
Adran Tai a Gwarchod y Cyhoedd/Housing Not received
and Public Protection Department
OBSERVATIONS
DESCRIPTION:
Application for change of use of a bank that has been redundant since 2000 into a restaurant.
The site lies within the development boundary and Conservation Area of the town, but outside
the central shopping area. A seating area for 46 persons is proposed for the restaurant. The
property occupies a prominent site in the streetscape and on the junction with the first class
county road.
AMENITIES:
The proposal will not have an adverse effect on the visual amenities of the Conservation Area
since no external alterations form part of the application. The application has been advertised on
the site and nearby residents have been informed; no response had been received at the time of
preparing the agenda and the statutory period ends on 18 February 2004. The proposal will not
have a substantial adverse effect on the amenities of nearby residents if suitable resources can be
provided to prevent smell and noise.
HISTORY:
An application to make alterations to the frontage of the property was approved in 1991 and an
application to convert the whole property into 3 flats was withdrawn in 1993.
ASSESSMENT OF APPLICATION
As the site is outside the central shopping area, and therefore not contrary to the retail
and protection policies relevant to such areas, the main considerations in discussing this
application are highways issues and the effect on amenities of nearby residents. There is
no parking provision whatsoever on the site; however, the applicant states that a public
car park is situated near the property and that the site is on the High Street where it is not
usual to require parking provision. The Highways Department has no objection to the
proposal and it would therefore be difficult to claim that the proposal is contrary to
policy C7 of the Dwyfor Local Plan. The proposal does not harm the visual amenities or
character of the Conservation Area either and it is therefore in accordance with policy
D25 of the Gwynedd Structure Plan and policy E20 of the Dwyfor Local Plan; it will be
possible to safeguard the amenities of nearby residents against unacceptable levels of
smell and noise by making any approval subject to a condition ensuring it is not contrary
to policy C9 of the Dwyfor Local Plan. If the committee wishes to approve the
application, it should impose a condition restricting the opening hours to between 9 a.m.
and 11 p.m. and restricting the sale of hot food to be eaten on site only. The response of
the Housing and Public Protection Department had not been received at the time of
preparing the agenda.
Recommendation
To delegate the right to approve the application to the Planning Manager subject to receiving
the observations of the Community Council and the Housing and Public Protection
Department, and to the advertising period – conditions – no external alterations without
consent; to agree upon and implement a smell and noise prevention plan before commencing
use; opening hours between 9 a.m. and 11 p.m. and the sale of hot food to be eaten on site
only.
Number: 6
Application Number: C04D/0032/35/AM
Date Registered: 15/01/2004
Application Type: Amlinell/Outline
Community: Criccieth
Proposal: ADEILADU TY ANNEDD. / CONSTRUCTION OF DWELLING HOUSE.
Location: TIR YNG NGHEFN/LAND AT REAR OF - WOODFIELD, LON TY'N LLAN,
CRICCIETH, GWYNEDD, LL52
CONSULTATIONS
Town/Community Council Not received
County Surveyor Standard Conditions
Welsh Water No observations
Environment Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
The proposal entails demolishing 9 existing garages and the construction of a dwelling on a
parcel of land which lies to the east behind an existing dwelling house, and to the north of a rear
service road to many properties which face the first class county road. The site is long and
narrow and measures 15 metres long and 8 metres in depth back from the service road, but is it
fairly even. It is located within the development boundary but has not been allocated for
constructing a house.
AMENITIES:
The site is located within a Landscape Conservation Area, but it is not considered that the
proposal would have a detrimental effect on the area's visual amenities. Notice was posted at the
site and nearby residents were informed and no response had been received when preparing the
agenda and the statutory period ends on 18 February 2004. There is grave concern that the
proposal will affect the amenities of residents of the nearby houses due to overlooking and an
effect on privacy contrary to policy C9 of the Dwyfor Local Plan.
HISTORY:
An application to construct a dwelling on the land was refused in 1980 on the grounds of lack of
acceptable depth of the land and creating a ribbon development along a service road and
inappropriate development.
ASSESSMENT OF THE APPLICATION
It is understood that some of the garages are still used by nearby residents and to
demolish them would lead to a loss of such provision. More importantly maybe, is the
fact that a new dwelling has been built to the west of the site since the previous
application was refused in 1980. This means that constructing a house on the site would
be tantamount to an unacceptable backland development which is contrary to policy B3
of the Dwyfor Local Plan and the same reasons which were given for the refusal in 1980
are still relevant. The site is limited and even though it is within the development
boundary, approving the application would create precedence for further developments
on this rear service road. It is understood that the applicant wishes to have a house in the
area where he can live as he is retiring and selling the nearby hotel which he manages.
No evidence has been submitted as regards why he cannot buy a property which is
already for sale in the area, and there are several building plots available in the town.
The application has a substantial detrimental effect on the amenities of nearby residents
contrary to policy C9 of the Dwyfor Local Plan, and the proposal would lead to an
unacceptable backland development.
RECOMMENDATION
To refuse - reasons - contrary to policy C6 of the Dwyfor Local Plan (affects the
amenities of nearby residents due to overlooking and loss of privacy); creates an
unacceptable backland development on limited land; inappropriate development on the
site which deprives local residents from using the existing garages.
Number: 7
Application No: C04D/0034/35/LL
Registration Date: 16/01/2004
Application Type: Full - Planning
Community: Criccieth
Proposal: RETENTION AND CONTINUATION IN USE OF PROPERTY AS
THREE RESIDENTIAL FLATS, CONSTRUCTION OF DOUBLE
GARAGE AND EXTERNAL STAIRS TO SERVE FIRST AND
SECOND FLOOR FLAT, TOGETHER WITH INTERNAL AND
EXTERNAL ALTERATIONS, INCLUDING INSTALLATION OF
UPVC WINDOWS
Location: FOINAVON, LON FELIN, CRICCIETH LL52 0DP
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
Welsh Water No observations
Environment Agency Not received
OBSERVATIONS
DESCRIPTION:
An application to retain and continue to use the property as 3 residential flats together with
construction of a double garage and installation of external stairs in order to obtain external
access to the flats at first and second floor level. It is also proposed to create internal and
extenral alterations, including widening the window openings on the rear elevation, and
installation of plastic windows. The proposal will create a vehicular access for the parking of
vehicles off the unclassified road in front of the property. The site lies within the landscape
Conservation Area and the town's Conservation Area.
AMENITIES:
The property lies in an exposed location within the urban landscape but it is not considered
that the proposal would substantially affect the visual amenities of the area contrary to Policy
D25 Gwynedd Structure Plan and E20 Dwyfor Local Plan. A notice was placed on the site
and nearby residents were informed and no response was received when preparing the agenda
and the statutory period ends on 23 February 2004. the proposal is not likely to affect the
amenities of nearby residents.
HISTORY:
An application to change the use of the property into a restaurant was refused in the seventies
and an extension to the building was approved in 1985. An application for a legal use
certificate has also been submitted to the Council for consideration, alleging that the property
has been split into 3 flats for at least the last 10 years, and some evidence has been submitted
which suggests this.
ASSESSMENT OF APPLICATION
The planning application is submitted for consideration due to the need to make
improvements to the property as its condition has been deteriorating for some years. The
proposal was discussed with the applicant when it was agreed to include retention of use as
three flats in the description of this application as it is considered that more control can be
kept through planning conditions rather than perhaps having to release a certificate for
unconditional legal use. The planning application gives an opportunity to discuss the virtues
of the development as well, whereas an application for a certificate discusses legal, accurate
facts only. The proposal provides parking spaces off the adjoining road as it is considered that
this complies with policy C7 Dwyfor Local Plan. The applicant states that the property has
been used as flats for longer than the last 10 years, but it appears that no complaint has been
reecived about this, and so it must be considered that the use, if it does exist, does not affect
the amenities of nearby residents, contrary to policy C9 Dwyfor Local Plan. The proposal will
not substantially affect the visual amenities of the Ladnscape Conservation Area contrary to
policies D3 and D25 Gwynedd Structure Plan and policies E3 and E20 Dwyfor Local Plan. It
is believed that granting the application would be an opportunity for the Council to bring the
use under planning conmtrol so that appropriate conditions can be imposed to ensure an
acceptable development.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Town Council and the end of the advertisement period – conditions –
materials to match; to paint the access steps in a colour to be approved by the local planning
authority, landscaping, use as 3 flats only, to complete off-road parking area for 6 vehicles
before commencement of use.
Number: 8
Application Number: C03D/0725/36/LL
Date Registered: 15/01/2004
Application Type: Llawn - Cynllunio/Full - Planning
Community: Dolbenmaen
Proposal: DIDDYMU AMOD 5 ODDI AR GANIATAD 2/16/63D SYDD YN CYFYNGU
DEFNYDD I BERSON LLEOL YN UNIG. / DELETION OF CONDITION 5
FROM CONSENT 2/16/63D WHICH RESTRICTS OCCUPATION TO A
LOCAL PERSON ONLY.
Location: CAE MEINI, GARNDOLBENMAEN, LL519TQ
CONSULTATIONS
Community/Town Council Not received
County Surveyor No recommendation
OBSERVATIONS
DESCRIPTION:
Application for deletion of condition 5 (which restricts occupation to a local person only) from
planning permission number 2/16/63’D’ dated 30 March 1984. This was outline planning
consent to build a single storey dwelling on land situated outside the development boundary of
the settlement but adjacent to a site where consent was granted to build another single storey
dwelling in 1985. Consent was completed under Section 52 (Section 106 currently) of the Town
and Country Planning Act 1971 deleting this consent, and granting further outline consent
(consent number 2/16/63’F’) to erect a single storey dwelling in its place, again subject to a local
person condition. It seems that the above outline consents are not relevant to the land referred to
in the plan submitted with the application since that has full planning consent number
2/16/63’E’.
AMENITIES:
This application does not pertain to visual amenities issues, as it is an application for deletion of
a condition. A notice was placed near the site and nearby residents were informed; no response
had been received at the time of preparing the agenda and the statutory period ends on 16
February 2004.
HISTORY:
Outline consent was granted for the erection of a single storey dwelling originally in 1984. In
1985, full consent was granted for the erection of a single storey dwelling (application number
2/16/63’E’) on the site of this application subject to the Section 52 agreement abolishing the
rights given in 1984, and an application for a single dwelling on an adjacent site was approved.
The consents were subject to a local person condition and the consent relating to this application
was deleted by agreement 52 in 1985.
ASSESSMENT OF APPLICATION
Firstly, it must be stated that the applicant's agent recorded the wrong ruling on the
application form, and that this should be an application for the deletion of condition 2
from consent 2/16/63’E’. They have been asked to amend this and a response is
anticipated prior to the date of the committee. The applicant claims that he is submitting
the application because the open market price is beyond the reach of the majority of
local people, and a letter has been submitted by an estate agent stating that the property
had been valued at £200,000 in May 2003. It is claimed that the condition is too
stringent in that it restricts the number of prospective first-time buyers - thus the
application for its deletion. However, what is essentially important is the fact that the
price submitted is that of the open market and not the value of the property subject to the
condition. It is estimated that the value of the property subject to this condition would be
about 20% - 25% less - a price that would perhaps be within the reach of many more
local people. Also, it is felt that the applicant or his agent have misunderstood the local
person condition, its purpose being to ensure that a property of this kind is available to
meet local need for housing and not to provide housing for first time buyers or to
provide affordable housing. It is felt that this is an attempt to maximise the price of the
property when sold and there is no evidence of an attempt at selling it. Therefore,
releasing the property from the condition would be premature. It must be remembered
that there are past examples in the area of such conditions being deleted, but they belong
to many years ago when concerns relating to the shortage of housing for local people
were not as prominent in the minds of inspectors. The current application should be
refused until satisfactory evidence of an attempt to sell the property at a price reflecting
the condition has been submitted.
RECOMMENDATION
Refusal – reasons – contrary to policy B10 of the Dwyfor Local Plan (possibility that a second home/holiday home will be
established), no evidence that an attempt has been made at selling the property subject to the condition and for a price reflecting
the condition, the condition referred to in the application is not part of an extant planning consent.
Number: 9
Application No: C04D/0035/36/LL
Registration Date: 16/01/2004
Application Type: Full - Planning
Community: Dolbenmaen
Proposal: CONVERSION OF OUTBUILDING INTO DWELLING
Location: YSGUBOR YMWLCH, CRICCIETH, LL52 0PW
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
Welsh Water Not received
Environment Agency Standard advice
OBSERVATIONS
DESCRIPTION:
It is proposed to convert a stone outbuilding with a pitched roof made of slate and corrugated
iron sheets into a 3 bedroomed dwelling. The building forms part of a cluster of buildings in
which conversions for residential use have been approved in the past. The proposal includes
undertaking some external alterations, namely the creation of a new opening for a window, to
raise the roof level slightly and installation of new roof windows. The property stands in the
countryside outside any development boundary and it is served by an unclassified county
road.
AMENITIES:
The building lies in the countryside but it is not considered that the proposal would affect the
visual amenities of the area as substantial external alterations are not proposed. A notice was
placed on the access to the property and nearby residents were informed and no response had
been received when preparing the agenda, and the statutory period ends on 21 February 2004.
The proposal will not be likely to affect the amenities of nearby residents.
HISTORY:
Planning permission to convert and extend another outbuilding on the property into a
residential unit for the applicant's sister was approved in July 2002, with a Section 106
agreement (local need), but a request was later made to amend the agreement and the
application to being for a holiday unit only, as the applicant had purchased a property in
Criccieth. A number of other dwellings exist in the cluster of buildings nearby.
ASSESSMENT OF APPLICATION
The proposal is in accordance with policy B8 Dwyfor Local Plan which allows conversion of
outrbuildings into residential units if the criteria are complied with, and evidence of local
need exists. It appears that the building is relatively sound structurally, and the conversion dos
not involve substantial external alterations, but the applicant's agent was asked to submit a
structural report on the present condition of the building. The conversion work would not
affect the visual amenities of the area and it is possible to provide adequate parking provision
within the curtilage of the unit. It is proposed to discharge sewage into the existing septic tank
and details of the tank were requested in order to ensure adequate provision, as well as a plan
showing a designated curtilage and parking area for the unit. The applicant states that he is a
local person, born and brought up in the area, and that he and his partner live with his parents
in another property in the main house, namely Ymwlch Fawr at present, and that he is willing
to sing a Sectiuon 106 agreement (local need). There is no objection to the proposal in
principle, subject to the additional information requested being acceptable.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Community Council and the Highways Department; the end of the
advertisement period; the receipt of acceptable details of the curtilage and parking
arrangements for the residential unit, together with an acceptable structural report; and to sign
a Section 106 agreement (local need) – conditions – materials to match, highways,
landscaping, removal of permitted development rights for extensions and alterations as well
as alterations to the roof of the building and buildings within the curtilage; no caravans within
the curtilage without permission, to ensure acceptable sewerage arrangements before the unit
is used.
Number: 10
Application Number: C04D/0043/36/LL
Date Registered: 21/01/2004
Application Type: Full - Planning
Community: Dolbenmaen
Proposal: SUBSTANTIAL SINGLE STOREY EXTENSION TO DWELLING HOUSE.
Location: GATWS BACH, CWM PENNANT, GARNDOLBENMAEN, LL519AX
CONSULTATION
Town Community Council Not received
County Surveyor Not received
Welsh Water No observations
Environmental Agency Not received
OBSERVATIONS
DESCRIPTION:
It is proposed to construct a substantial single storey slate pitched roof extension to the present
dwelling house which lies in the countryside outside the area's development boundaries. The
extension measures 13.5 meters long and 4.4 meters wide and is located on the south-western
side of the present property, adjacent to a third class county road which runs past the site. The
proposal also includes the construction of a conservatory on the building's eastern elevation.
The walls of the proposed extension are clad with local stone and the conservatory is constructed
of plastic, brown materials.
AMENITIES:
The property lies in open countryside and within a Landscape Conservation Area and is visible
from the area's county roads. There is grave concern that the proposal is an over-development of
the property since a significant extension, which nearly doubled the surface area of the original
small cottage, had already been approved and built in 1995. A notice was placed on the site and
neighbouring residents notified. No response was received at the time of preparing the agenda
and the statutory consultation period comes to an end on 20 February 2004. The proposal does
not have a detrimental effect on the amenities of the neighbouring residents.
HISTORY:
An application to construct a single storey extension measuring 48.5 square meters in surface
area to the original building was approved in 1995. The majority of the original house was
demolished when it was redeveloped, contrary to the planning approval.
ASSESSMENT OF APPLICATION
The original building on the site measured 44.8 square meters in surface area and an
extension was approved in 1995, which extended the total floor surface to 84.4 square
meters, namely an increase of over 92%. The extension which is the subject of the
present application creates an additional 59.4 square meters floor surface, bringing the
total of the additional floor surface combined with the original building's floor surface to
107.9 square meters, namely an increase of over 200%. Policy C1 of the Dwyfor Local
Plan states that proposals for the extensions to existing buildings will be approved
provided that they will not lead to over-development, significantly affect the amenities
of nearby residents nor detract from the appearance of original buildings, especially
within conservation areas or the Area of Outstanding Natural Beauty. The property is
not within the above areas but it is considered that the proposal is an over-development
of the present property and, therefore, contrary to policies C1 and C2 of the Dwyfor
Local Plan and creates significant harm to the visual amenities of the Landscape
Conservation Area contrary to policy D3 of the Gwynedd Structure Plan and policy E3
of the Dwyfor Local Plan. The applicant states that the present house is too small, that
they would like more room to start a family and that they are a local couple who want to
stay locally. One can sympathise with the applicant's wish but a recommendation of
refusal must be made since the evidence shows no justification for extending an original
1 bedroom cottage to create a substantial 4 bedroom house, without evidence of the need
for this amount of bedrooms. There is grave concern in this case that the proposal is
tantamount to constructing a new house in the open countryside bearing in mind that
nearly all the original house has all but been demolished. The proposal is, therefore,
wholly contrary to policy B9 of the Dwyfor Local Plan since the new building does not
reflect the original small dwelling house. If the application is approved, it will create a
narrow building nearly 27 meters long and it is considered that a smaller and more
acceptable extension can be achieved by constructing another building at an angle to the
building in order to retain the present length along the county highway's boundary
RECOMMENDATION
To refuse - contrary to policies C1, C2 and B9 of the Dwyfor Local Plan (proposal a
significant over-development of the present and original property); has a significant
detrimental effect on the visual amenities of the Landscape Conservation Area contrary to
policy D3 of the Gwynedd Structure Plan and Policy E3 of the Dwyfor Local Plan.
Number: 11
Application Number: C03D/0689/38/LL
Date Registered: 15/12/2003
Application Type: Llawn - Cynllunio/Full - Planning
Community: Llanbedrog
Proposal: ESTYNIAD DEULAWR. / TWO STOREY EXTENSION.
Location: CAE GWYN, RHES MADRYN, LLANBEDROG, PWLLHELI, LL537PF
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
OBSERVATIONS
DESCRIPTION:
The proposal entails demolishing existing single storey extensions and constructing a two storey
extension to a single storey cottage. The extension includes 2 bedrooms and a bathroom on the
first floor. A fairly concealed site between 2 existing dwellings. Sub standard access to the
property. Site within a Landscape Conservation Area and outside the village's development
boundary.
AMENITIES:
It is not considered that the proposal would have a substantial effect on the area's visual
amenities due to its location. The application was advertised on the site and nearby residents
were informed, and no response had been received when preparing the agenda. The
advertisement period ends on 12 February 2004.
HISTORY:
There is no relevant planning history to the site.
ASSESSMENT OF THE APPLICATION
It is not considered that the proposal is considerably contrary to policies C1 and C2 of
the Dwyfor Local Plan which approve applications for extensions to existing buildings
as long as they respect the appearance and character of the original building. Even
though there are concerns about constructing a two storey extension to a single storey
dwelling, it is not considered there should be objections to the application for this reason
only, and the level of the roof could be reduced by about 1 metre to ensure that it is in
keeping with the existing dwelling and that the site is concealed. The proposal is also in
accordance with the objectives of policies E3 of the Dwyfor Local Plan and D3 of the
Gwynedd Structure Plan. It would not have a substantial detrimental effect on the
amenities of nearby residents after omitting the first floor window on the southern
elevation.
RECOMMENDATION
To delegate the right to the Planning Manager to approve the application subject to
receiving the Community Council's observations and receiving a revised plan reducing
the height of the roof by 1 metre and omitting the first floor window on the southern
elevation - conditions - in accordance with the revised plan, materials to match,
landscaping.
Number: 12
Application Number: C03D/0573/39/AM
Date Registered: 23/09/2003
Application Type: Amlinell/Outline
Community: Llanengan
Proposal: ADEILADU TY UNLLAWR. / CONSTRUCTION OF A SINGLE STOREY
DWELLING.
Location: TYDDYN PERTHI, MYNYTHO, PWLLHELI, LL537RY
CONSULTATIONS
Community/Town Council Approve
County Surveyor Standard Conditions
OBSERVATIONS
DESCRIPTION:
The application was deferred in the October, December and January committees at the request of
the local member to give the officers an opportunity to discuss the application further with the
applicant. It is proposed to build a single storey dwelling within the garden of a single storey
cottage which is the present home of the applicant. The work would entail felling many semi
mature trees and bushes and demolishing the present garage. Present access to the adjacent
county road. A fairly prominent site within the village's development boundary and within a
Landscape Conservation Area and near adjacent houses.
AMENITIES:
The proposal will not have a substantial effect on the area's visual amenities due to its location
amongst houses. The proposal was advertised at the site and nearby residents were informed and
no response had been received following the statutory period.
HISTORY:
An application for a single storey house on the site was refused in 1974 and permission was
given for an extension to the cottage in 1976.
ASSESSMENT OF THE APPLICATION
The proposal will not affect the area's visual amenities and therefore it is in accordance
with policy E3 of the Dwyfor Local Plan and D3 of the Gwynedd Structure Plan. Policy
B4 emphasises the need to indicate the need for the house derives from the local
community within the main villages. It is understood that the applicant lives in the
adjacent cottage and wishes to construct the new house in order to create a suitable
environment for a wheelchair-bound person. It is felt that the access is acceptable and
conforms to highway requirements, and therefore the proposal is in accordance with
policy C7 of the Dwyfor Local Plan. A letter was received from the applicant stating
that she is disabled and relies on a wheelchair most of the time, and consequently, her
condition is deteriorating, the present house is unsuitable inside and outside. She also
states that the garden where it is proposed to build the house is at the upper part of the
site and is flat and suitable for a disabled person and that she needs to sell the existing
house to use the money to construct the new house. We can sympathise with the
applicant's circumstances, but they are not planning considerations which would justify
approving an application which was once refused on the site in 1974 on the grounds that
it is an unacceptable rear development and is an over-development of the site which
would affect the amenities of the nearby residents. Sketches of the proposed house were
not submitted to ascertain whether it is contrary to policy C9 of the Dwyfor Local Plan
on the grounds that it would affect the amenities of nearby residents. It is considered that
it would be more acceptable regarding policy for the applicant to construct a rear
extension to the existing property so that it would be more suitable for a disabled person.
The proposal was discussed at the site with the applicant, the local member and the
planning manager, and it is understood that the applicant had employed an agent to
submit details of the residential unit to the Council. It was originally recommended that
the application be refused and even though the applicant's new agent asked for a month's
deferral so that he could submit details as regards the location and design of the
proposed house and for the applicant to consider whether she can tie in the new unit to
the existing house, but no such details had been received even though some months have
passed. A local need 106 agreement on both properties would ensure that approving the
application would not lead to the conversion of the existing house into holiday home in
an area where there is a high proportion of such homes and contrary to policy B10 of the
Dwyfor Local Plan. It is considered that the agent has had enough time to submit the
details and that the proposal should be refused so that the agent can submit a new
application without charge after he has prepared the necessary details.
RECOMMENDATION
To refuse - reasons - no acceptable evidence has been submitted with the application to
alleviate concerns that the proposal would create an unacceptable rear over-development
which would be contrary to policy B3 and C9 of the Dwyfor Local Plan, and no
justification or confirmation of willingness to sign a 106 agreement to bind both
properties to local need has been submitted with the existing proposal to alleviate
concerns that the proposal will not lead to an increase in the number of holiday homes
within an area where they constitute a high proportion of the existing housing stock and
contrary to policy B10 of the Dwyfor Local Plan.
Number: 13
Application Number: C03D/0673/39/LL
Date Registered: 06/01/2004
Application Type: Llawn - Cynllunio/Full - Planning
Community: Llanengan
Proposal: ADEILADU SIALE BREN. / CONSTRUCTION OF TIMBER CHALET.
Location: LLAIN/PLOT - 21, LLYN VALLEY, MYNYTHO, PWLLHELI, LL537SF
CONSULTATIONS
Community/Town Council/ Approval
County Surveyor No recommendation
Environment Agency Formal conditions
Department of Housing and Public Not received
Protection
OBSERVATIONS
DESCRIPTION:
The proposal involves the construction of a timber chalet on an empty piece of land between two
existing chalets. The proposed chalet measures 8.9 metres in length, 7.8 metres in width and 6.8
metres to the ridge. The site is fairly well hidden within an estate of existing timber chalets and
far outside any development boundary. The site is within a Landscape Protection Area and has
an existing access to the adjoining county road.
AMENITIES:
It is not considered that the proposal will have a substantial adverse effect on the visual
amenities of the area, as it is located among existing chalets. The application has been advertised
on the site and nearby residents have been informed; no response had been received when
preparing the agenda and the advertising period ends on 16 February 2004.
HISTORY:
Approval was given to locate the plots of land for the chalets, including the plot for this chalet,
in 1991 and details of individual plots were submitted and approved subsequently over a period
of time.
ASSESSMENT OF APPLICATION
The proposal is in accordance with policy E3 of the Dwyfor Local Plan which is in
favour of proposals provided that the development does not have an adverse effect on
the landscape. It must be remembered that full consent was granted for 10 plots of land
for chalets in 1991 and that details for other individual plots were submitted and
approved subsequently over a period of time. It is considered therefore that the principle
of the development has already been established and that it would be difficult to object
to the application. There is some concern relating to certain aspects of the design but it is
considered that imposing relevant conditions to the consent can ensure adequate
amendments.
RECOMMENDATION
To delegate power to the Planning Manager to approve the application subject to
receiving an amended plan indicating appropriate amendments to the design –
conditions – in accordance with amended plan; materials to be agreed upon including
dark stain to the timber walls; waiting period of 8 months; landscaping; levels.
Number: 14
Application Number: C03D/0676/39/LL
Date Registered: 06/01/2004
Application Type: Full - Planning
Community: Llanengan
Proposal: CONSTRUCTION OF TIMBER CHALET.
Location: PLOT - 24, LLYN VALLEY, MYNYTHO, PWLLHELI, LL537SF
CONSULTATIONS
Town/Community Council Approve
County Surveyor No recommendation
Environmental Agency Formal conditions
Housing and Public Protection Department Not received
OBSERVATIONS
DESCRIPTION:
It is proposed to construct a timber chalet on a vacant plot of land between 2 chalets. The
proposed chalet measures 8.9 meters long, 7.8 meters wide and 6.8 meters high. A relatively
concealed site within an estate of timber chalets and far outside any development boundary. A
site within a Landscape Conservation Area with present access onto the adjacent county road.
AMENITIES:
It is not considered that the proposal will have a detrimental effect on the visual amenities of the
area due to the proposal's location amongst existing chalets. The application was publicised on
site and neighbouring residents informed. No response was received at the time of preparing the
agenda and the consultation period comes to an end on 16 February 2004.
HISTORY:
Consent was given for the chalet park in the seventies and an amended consent was given for 10
chalet plots including this plot within the estate in 1991. Details of the individual plots were
submitted and approved at a later date.
ASSESSMENT OF APPLICATION
The proposal is in accordance with policy E3 of the Dwyfor Local Plan, which approves
proposals provided that the development does not have a detrimental effect on the
landscape. It must be acknowledged that full approval was given for 10 chalet plots in
1991 with details of individual plots separate to this plot being received and approved at
a later date. It is, therefore, considered that the principle of the development has already
been established and it would be difficult to refuse the application. There is some
concern regarding some aspects of the design but it is considered that these issues can be
resolved by imposing relevant conditions on the approval.
RECOMENDATION
To delegate power to the Planning Manager to approve the application subject to the
receipt of an amended plan indicating a more acceptable design - conditions - comply
with the amended plan; materials to be agreed including staining the timber walls dark
brown; holiday use only; landscaping.
Number: 15
Application Number: C03D/0710/39/LL
Date Registered: 02/12/2003
Application Type: Full - Planning
Community: Llanengan
Proposal: CONVERSION OF 4 FLATS TO 2 DWELLINGS.
Location: COED Y LLYN, ABERSOCH, PWLLHELI, LL537DY
CONSULTATIONS
Town/Community Councils Refuse since it changes the appearance and it is
not in keeping with the rest of the house
County Surveyor No recommendation
OBSERVATIONS
DESCRIPTION:
It is proposed to convert a building comprising of 4 flats to two dwellings. The external changes
include the installation of velux windows in the roof and increase the size of the rear first floor
window. The property stands in a prominent position but set approximately 40 meters back
from the High Street. A site within the village boundary and an Area of Outstanding Natural
Beauty.
AMENITIES:
It is not considered that the proposal will have a detrimental effect on the visual amenities of the
area. The application was publicised on site and neighbouring residents informed and no
response was received.
HISTORY:
Approval was given to convert the dwelling into flats in 1977 and to use the roof space as
additional bedrooms to the present flats in 2003.
ASSESSMENT OF APPLICATION
The department would have usually resolved he application under delegated powers but
it is submitted to committee due to the Community Council's objection. It is considered
that the proposal complies with Council policies due to the intention to reduce rather
than increase the number of residential units in the property and there is no intention to
undertake significant external changes. It is also understood that the Community
Council is also concerned that conversion work has already commenced but it appears
that this work is in accordance with the planning permission granted in 2003 and the
internal modifications are not planning considerations apart from the act of creating two
dwellings to replace the present 4 holiday flats.
RECOMMENDATION
To approve - conditions - materials to be in keeping
Number: 16
Application Number: C03D/0744/39/LL
Date Registered 12/12/2003
Application Type: Llawn - Cynllunio/Full - Planning
Community: Llanengan
Proposal: ADEILADU TY DEULAWR. / CONSTRUCTION OF TWO STOREY
DWELLING.
Location: RHAN CAE/PART FIELD - 6624, GYFERBYN/OPPOSITE - BWLCH GWYN,
LLANENGAN, PWLLHELI, GWYNEDD
CONSULTATIONS
Town/Community Councils To approve with local person condition
County Surveyor Standard conditions
Welsh Water Standard conditions
Environment Agency Standard conditions
OBSERVATIONS
DESCRIPTION:
The proposal entails the construction of a two storey dwelling on a fairly prominent site on the
edge of a rural village which is within a Conservation Area and an Area of Outstanding Natural
Beauty with a new access to an adjacent county road.
AMENITIES:
It is considered that the proposal will have a substantial detrimental effect on the area's visual
amenities due to the proposal to build on an open space. The proposal was advertised at the site
and in the press and nearby residents were informed. No response had been received when
preparing the agenda and the advertisement period will end on 4 February 2004.
HISTORY:
An application to construct houses on the site and nearby land was refused in the sixties.
ASSESSMENT OF THE APPLICATION
The applicants state that they live in Pwllheli and that moving to Llanengan would mean
selling their home, for which there is local demand in Pwllheli, that they work as a
Paramedic Supervisor and Technician with the ambulance service and that the nature of
their work means working various shifts at different times and at antisocial hours, which
sometimes leads to difficulties when it comes to looking after their 5 year old child who
goes to Ysgol Sarn Bach; they are concerned that one of them will have to retire to look
after the child if they can't move closer to the family, and the wife was brought up in
Llanegan. They did not confirm their willingness to sign a local need 106 agreement. It
must be emphasised that in exceptional circumstances, policy B5 of the Dwyfor Local
Plan approves proposals for single dwellings in rural villages and that the proposal
conforms to the policy's criteria. We understand the applicant's situation, but it is not
considered that a situation where an applicant voluntarily makes himself homeless does
not satisfy the objectives of exceptional local need and policy. There is some concern
also as the proposal is not on an infill site even though the land is opposite existing
dwellings. The site is prominent from the adjacent county road where the house is likely
to have a substantial effect on the visual amenities of the village's Area of Outstanding
Natural Beauty and Conservation Area especially considering that approving the
application could lead to similar applications along this side of the road which leads to
the centre of the village. Further information is expected to show the house levels in
relation to the surrounding land. There is no objection to the design of the house and it is
considered to be in accordance with policy C2 of the Dwyfor Local Plan and that the
proposed access is acceptable and in accordance with policy C7 of the Dwyfor Local
Plan.
RECOMMENDATION
To refuse - reasons - contrary to policy B5 (no evidence of exceptional local need),
contrary to policy E1 and E20 of the Dwyfor Local Plan and D1 of the Gwynedd
Structure Plan (a two storey house in this location would have a detrimental effect on the
visual amenities of the Conservation Area and Area of Outstanding Natural Beauty).
Number: 17
Application Number: C03D/0746/39/LL
Date Registered: 12/12/2003
Application Type: Llawn - Cynllunio/Full - Planning
Community: Llanengan
Proposal: CAIS DIWYGIEDIG - ADEILADU TO BRIG YN LLE TO FFLAT I GREU
YSTAFELL WELY A LOLFA. / AMENDED APPLICATION -
CONSTRUCTION OF RIDGED ROOF TO REPLACE EXISTING FLAT
ROOF TO FORM 2 BEDROOMS AND SITTING ROOM.
Location: NANT Y GLYN, BWLCHTOCYN, PWLLHELI, LL537EU
CONSULTATIONS
Community/Town Council To approve provided it is not higher than the roofs of
adjacent properties
County Surveyor Standard conditions
OBSERVATIONS
DESCRIPTION:
The application involves amending the planning consent granted for the construction of a slate
ridged roof above the existing flat roof. It is proposed to use the new roof space to create 2
bedrooms and an additional sitting room. The frontage of the existing building measures 2.8
metres in height with the proposed ridged roof measuring 6.3 metres. A window will be installed
at each gable end, a dormer window over the rear bath and 2 velux windows in the front slope of
the roof. The building is situated in a sensitive location within an Area of Outstanding Natural
Beauty and outside any development boundary. It is also adjacent to a public footpath.
AMENITIES:
It is considered that the proposal will have a substantial detrimental effect on the visual
amenities of the area, as the ridged roof will form a building that is higher and more visible than
the existing one. The application has been advertised on the site and the owners of nearby
properties informed but no response has been received. The advertising period ended on 4
February 2004.
HISTORY:
Consent was granted to build a single storey flat roof dwelling on the site in 1962 and an
application to construct a ridged roof to create rooms on the first floor was refused in the
December 2000 committee. Subsequent consent was granted to construct a slate roof above the
flat roof with 3 velux windows in the rear slope of the roof only in 2001.
ASSESSMENT OF APPLICATION
The proposal is contrary to policies C2 and E1 of the Dwyfor Local Plan and D1 and
D29 of the Gwynedd Structure Plan that presume against developments that are likely
to have a substantial detrimental effect on the visual amenities of the area. The
applicant stated in the previous application that a slate ridged roof was more
acceptable in terms of design, that it was more in keeping with the landscape and that
it did not undermine policies C2 and E1 of the Dwyfor Local Plan and policies D1
and D29 of the Gwynedd Structure Plan. Although officers disagreed with the
applicant as the proposal, if approved, would almost double the height of the building,
making it much more visible in the landscape, the committee approved the
application. It is now proposed to raise the roof about 0.5 metres higher than the
previous consent and to install a first floor window in the gable end of the house
overlooking an adjacent property. It is considered that the proposal is likely to have a
substantial adverse effect on the amenities of local residents contrary to policy C9 of
the Dwyfor Local Plan.
RECOMMENDATION
Refusal – reasons - contrary to policies C2 and E1 of the Dwyfor Local Plan and
policies D1 and D29 of the Gwynedd Structure Plan (substantial adverse effect on the
visual amenities of the area) and contrary to policy C9 of the Dwyfor Local Plan
(substantial adverse effect on the amenities of local residents).
Number: 18
Application Number: C03D/0749/39/LL
Date Registered: 12/12/2003
Application Type: Llawn - Cynllunio/Full - Planning
Community: Llanengan
Proposal: ADEILADU ESTYNIAD BLAEN YN LLE CANOPI PRESENNOL /
CONSTRUCTION OF FRONT EXTENSION TO REPLACE EXISTING
CANOPY.
Location: OFFAXIS, GLANAFON GARAGE, ABERSOCH, PWLLHELI, LL537HP
CONSULTATIONS
Community/Town Council Refusal due to it being a busy one way street which the
proposal would make narrower
County Surveyor Condition - work not to have an effect on the highway
OBSERVATIONS
DESCRIPTION:
The proposal involves constructing a front floor extension to the shop to replace the existing
timber canopy. The single storey extension measures 9 metres in length and 1.5 metres in depth
and is within 2 metres of the adjoining county road. The shop is located under a commercial
garage that has vehicular access to a narrow back road. The site is in a prominent location within
the settlement boundaries and an Area of Outstanding Natural Beauty.
AMENITIES:
It is not considered that the proposal would have a substantial adverse effect on the visual
amenities of the area. The application has been advertised on the site and local residents have
been informed; no response had been received when preparing the agenda and the advertising
period ends on 13 February 2004.
HISTORY:
The property has no relevant planning history.
ASSESSMENT OF APPLICATION
The proposal is in accordance with policy C1 and C2 of the Dwyfor Local Plan which
approves proposals for extensions to existing buildings provided that the proposal does
not detract from the appearance of the original buildings. However, it is realised that the
property has a small and narrow forecourt and that the proposed extension would leave
only about 2 metres between the extension and the side of the adjoining county road,
resulting in the front of the building having no parking area. Sliding doors will be
installed to the front of the building; this however does not ease concerns that the
forecourt is narrow and that the proposal is therefore contrary to policy C7 of the
Dwyfor Local Plan, especially since the site is at the side of a narrow one way street that
will be very busy during summer months.
RECOMMENDATION
Refusal – contrary to policy C7 of the Dwyfor Local Plan (it would restrict the existing
forecourt, prejudicing road safety).
Number: 19
Application No: C03D/0753/39/LL
Registration Date: 16/12/2003
Application Type: Full - Planning
Community: Llanengan
Proposal: FIRST FLOOR BALCONY
Location: 275, CAE DU, ABERSOCH, PWLLHELI, LL53 7DZ
CONSULTATIONS
Community/Town Council To approve as long as neighbours do not object
County Surveyor No recommendation
OBSERVATIONS
DESCRIPTION:
An amended plan following a previous refusal to construct a first floor balcony on the rear
elevation of the dwelling. Relatively exposed site within a substantial residential estate within
the boundaries of the village and within the Area of Outstanding Natural Beauty.
AMENITIES:
It is not considered that the amended proposal would have a substantial effect on the visual
amenities of the area and it is considered that the exposed location of the balcony on a lower
level would not be likely to substantially affect the privacy and amenities of the residents of
those properties. The application was advertised on the site and nearby residents were
informed and no response had been received when preparing the agenda although one of the
residents of the dwellings below the site expressed concern verbally regarding loss of privacy,
when the previous applications were considered. The advertisement period ends on 16
February 2004.
HISTORY:
Permission to construct a two storey dwelling as part of the estate was granted in November
1999, and with further permission for a pitched roof garage on the northern gable end. A
similar application to this one was withdrawn in December 2001 and an application for a
garage and balcony was refused in 2002.
ASSESSMENT OF APPLICATION
It is not considered that the amended proposal is contrary to policies C1 and C9 Dwyfor Local
plan which approves extension to existing buildings. It is considered that the balcony, due to
its design of block walls instead of wooden railings refused on am previous occasion, would
substantially affect the amenities of nearby residents.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Community Council; advertisement period – conditions – materials.
Number: 20
Application Number: C04D/0003/39/LL
Date Registered: 06/01/2004
Application Type: Full - Planning
Community: Llanengan
Proposal: FRONT EXTENSION.
Location: 241, CAE DU, ABERSOCH, PWLLHELI, LL537DZ
CONSULTATIONS
Town/Community Council Refuse due to overdevelopment
County Surveyor No recommendation
OBSERVATIONS
DESCRIPTION:
It is proposed to construct a front extension to a mid terrace house measuring 13 meters long and
1.3 meters wide and comprising of a storeroom and bathroom. A site within a significant estate
on the boundary of the village and the Area of Outstanding Natural Beauty.
AMENITIES:
It is not considered that the proposal would have a detrimental effect on the visual amenities of
the area. The application was publicised on site and neighbouring residents informed. No
response was received at the time of preparing the agenda and the consultation period comes to
an end on 16 February 2004.
HISTORY:
There is no salient planning permission to the site but a similar application to the adjacent
property was recently approved.
ASSESSMENT OF APPLICATION
Such applications are usually resolved under delegated powers but it is submitted to
committee in this case due the receipt of the Community Council's objection. The
proposal complies with policies C1 and C2 of the Dwyfor Local Plan, which approves
applications to extend and convert buildings provided that the development is in keeping
with the building's appearance. The Community Council's concern regarding the design
of the front extension is noted but it is considered that it will not have a detrimental
effect on either the visual amenities of the area or the property's character.
RECOMMENDATION
To approve - conditions - materials to be in keeping.
Number: 21
Application No: C04D/0007/39/LL
Registration Date: 14/01/2004
Application Type: Full - Planning
Community: Llanengan
Proposal: CONVERSION OF OUTBUILDING INTO TWO HOLIDAY
Location: RHYDOLION, LLANGIAN, PWLLHELI, LL53 7LR
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
Welsh Water Not received
Environment Agency Standard advice
OBSERVATIONS
DESCRIPTION:
It is proposed to convert two extensive agricultural buildings into holiday units. The
conversion includes creation of residential units with 3 bedrooms, lounge, kitchen and
bathroom. It is proposed to construct a rear balcony and to install a velux window in the roof.
Relatively exposed site within the Area of Outstanding Natural Beauty and with an existing
access to the adjoining county road.
AMENITIES:
It is not considered that the conversion work would affect the landscape except for the
proposed rear balcony. The application was advertised on the site and there are no nearby
residents to be informed, and the advertisement period ends on 17 February 2004.
HISTORY:
There is no planning history to the site.
ASSESSMENT OF APPLICATION
The proposal, with the exception of the balcony, the installation of plastic windows, removal
of existing stone staircase and the size of the roof windows, is in accordance with policies C1,
C2 and D4 Dwyfor Local Plan which approves conversion of outbuildings into self-catering
holiday units, if the building deserves retention. There is some concern regarding the location
of the access to the county road but it is considered that the additional traffic created by the
proposal would not substantially affect road safety, considering the present traffic to the farm.
and therefore it is considered that the proposal is in accordance with policy C7 Dwyfor Local
Plan.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Community Council; advertisement period; signing of a Section 106
agreement (holiday use) – conditions – retention of stone staircase, removal of rear balcony,
installation of wooden windows and amendment to design of roof windows.
Number: 22
Application Number: C04D/0011/39/LL
Date Registered: 13/01/2004
Application Type: Full - Planning
Community: Llanengan
Propose: PERMANENT HARDSTANDINGS FOR TOURING CARAVANS.
Location: TY'N Y MUR CARAVAN PARK, ABERSOCH, PWLLHELI, LL537UL
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
Environmental Agency Standard advice
Housing and Public Protection Department Not received
OBSERVATIONS
DESCRIPTION:
It is proposed to create 40 hard standings for the siting of touring caravans on an existing
caravan and camping site. The hard standings measuring 7 meters long a 5 meters wide with a
150mm (6 inch) hardcore surface are sited along the boundaries of the existing touring caravan
park but with 6 of the hard standings outside the caravan site. A prominent site within a
Landscape Conservation Area with existing access to an adjacent county road.
AMENITIES:
It is not considered that the proposal would have a detrimental effect on the visual amenities of
the area if an acceptable finish and colour is agreed for the hard standings. The application was
publicised on site and neighbouring residents informed. No response was received at the time of
preparing the agenda and the consultation period comes to an end on 18 February 2004.
HISTORY:
An application for a Certificate of Lawful Use to site tents on the application site was approved
in 1993 and an application for a Certificate of Lawful Use to site 40 touring caravans on one of
the fields in 1994.
ASSESSMENT OF APPLICATION
The site licence does not require hard standings for touring caravans but the pressure for
such provision increases due to a desire to improve the touring sites' facility. The
principle to build hard standings for touring caravans has been established due to the
appeal for a few plots on the touring caravan site within the area being upheld recently.
It is likely that such applications should be considered in terms of amenity harm and use
of site. Parts of the site subject to this application are very prominent from the adjacent
highway due to the lack of landscaping. 6 of the hard standings are sited outside the
boundary of the touring caravan site granted a certificate and these 6 hard standings
should be removed from the application to prevent the setting of a precedent to extend
the caravan site and due to its prominence. In addition, material of an acceptable colour
must be ensured for the surface of the hard standings in order that they are in keeping
with the landscape and comply with policies E3 of the Dwyfor Local Plan and D3 of the
Gwynedd Structure Plan. It is also acknowledged that approving the application would
upgrade the site's power, from Certificate of Lawful Use to full planning permission and
therefore it is considered that there is justification for the imposition of conditions if
there is a wish to approve the application. It must be ensured that such hard standings
do not set a precedent for the siting of seasonal caravans on the land.
RECOMMENDATION
Te delegate power to the Planning Manager to approve the application subject to the
receipt of Community Council and Highway Department observations; and for the
consultation period to expire - conditions - to remove the 6 hard standings from the
adjacent field and restrict the number of hard standings to 34 and to be sited along the
touring caravan site boundary only (i.e. not to site the hard standings in the centre of the
field), agree on the finish and colour of the hard standing to ensure that they blend into
the field, agree on a landscaping scheme, use for actual touring caravans only and no
siting of seasonal caravans, length of stay - 8 months.
No: 23
Application No. : C04D/0026/39/LL
Registration Date : 14/01/2004
Type of Application : Full - Planning
Community : Llanengan
Proposal : CONSTRUCTION OF A DWELLING
Location : LAND AT MAES AWEL ABERSOCH, PWLLHELI LL53
7HS
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
Welsh Water Not received
Environment Agency Not received
COMMENTS
DESCRIPTION
This proposal involves erecting a two storey dwelling to meet local need. The roofspace
accommodates the first floor. The building will measure 12m in length and 8m in width and
includes 2 bedrooms in the roofspace. The house is situated on an undeveloped plot near the
entrance to an estate comprising single and two storey dwellings. Prominent site from
adjoining county road, within the development boundary of the village and Area of
Outstanding Natural Beauty.
AMENITIES
By virtue of its proximity to a bungalow and the housing estate, it is considered that the
proposal would not have a significant effect on the visual amenities of the area. The proposal
has been advertised on the site and neighbouring residents notified but no response has been
received at the time of writing the report. The advertising period expires on 18 February 2004.
HISTORY
The site has no relevant planning history. The adjoining residential estate was built in the
1960s.
ASSESSMENT OF THE APPLICATION
The applicant states that he moved to the village in 1990 after completing a 3 year
degree course; he got married in 93; he runs a local business; he is a member of the
lifeboat crew; he has been a tenant at his present property for 10 years and cannot
afford to buy a new houses in current market conditions. Should the application be
approved, he has indicated his willingness to sign a 106 local need agreement. Since the
site is located within the development boundary of the village and near a residential
estate and meets local need, it complies with policy B3 in the Dwyfor Local Plan.
Although there is some concern regarding the modern design of the property and the
extensive glazing on the southern gable end, this is not considered to have a significant
adverse effect on the area. In order to satisfy policies C1, C2, C9 and E3 in the Dwyfor
Local Plan, the property should be relocated a few metres to the south so as to safeguard
the amenities of the occupants of the proposed dwelling. The location of the access near
a bend at the bottom of a hill is also a cause for concern and the comments of the
Highways Department are awaited, - to ensure that the proposal does not contravene
policy C7 (Highways). Due to the high concentration of holiday homes in the village, it is
considered to be appropriate to request a 106 Agreement.
RECOMMENDATION
To delegate authority to the Planning Manager to approve the application subject to the
receipt of observations from the Community Council, Highways Department and to the
end of the advertisement period and signing of a 106 local need agreement – conditions –
in accordance with amended plans, materials subject to approval, landscaping, levels
and roads.
No: 24
Application No. : C03D/0636/40/R3
Registration Date : 07/01/2004
Type of Application : Regulation 3
Community : Llannor
Proposal : CONSTRUCTION OF BAT ROOST
Location : LAND NR CEMLYN, ABERERCH, PWLLHELI LL53
6PQ
CONSULTATIONS
Community/Town Council Not received
County Surveyor No recommendation
Countryside Council for Wales Not received
Environment Agency Observations regarding flooding
Wales Gas Not received
COMMENTS
DESCRIPTION:
This proposal involves erecting a building with rendered walls and stone gable
ends and pitched slate roof. The building is for bats who currently roost in the rafters of a
house which is to be demolished as part of the A497 improvement scheme. The building will
be situated on the banks of the River Erch and additional tree planting will be undertaken. The
building measures 6.2m high to the apex of the roof, 10.6m in length and 5.2 m in width. It
will be purpose built for bats but will have openings and gates at the base of the walls to allow
water to flow under the building at times of flood.
AMENITIES:
Although the site lies in open countryside and within a Landscape Protection Area, it is
considered that the proposal will not affect the visual amenities of the area contrary to policy
D3 in the Gwynedd Structure Plan and E3 in the Dwyfor Local Plan. A notice was posted
near the site and no response had been received at the time of writing the report and the
statutory period expires on 16 February 2004. The proposal is not likely to affect
neighbouring residents.
BACKGROUND:
Planning permission for improvements to the A497 was granted in 1997 and because the
development had commenced, the permission remains live. After a long period of time and a
recent high court challenge, a compulsory purchase notice for land under the new road has
been served.
ASSESSMENT OF THE APPLICATION
Bats are protected under European legislation and therefore must be protected either by
safeguarding their roosting sites or making alternative provision. Since the empty house in
which they currently roost is to be demolished, the Council is required to make alternative
provision. Although the design of this building is considered to be acceptable, the elevation
facing the present county road should have a local stone facing. This will ensure a high
quality finish which will resemble an old farm building. The Environment Agency is satisfied
with the arrangements to allow flood waters to flow under the building during heavy rainfall
and therefore the proposal will not be contrary to policy C14 in the Dwyfor Local Plan.
RECOMMENDATION
To delegate authority to the Planning Manager to approve the application subject to the
receipt of observations from the Community Council – conditions – materials to be agreed,
including local natural stone facing on the northern elevation and both gable ends of the
building, unless stone from the dwelling to be demolished can be reused; landscaping, roads.
Number: 25
Application No: C03D/0740/40/LL
Registration Date: 24/12/2003
Application Type: Full - Planning
Community: Llannor
Proposal: RENOVATION OF BUILDING USED AS A DWELLING HOUSE
Location: BUNGALOW FARM, PENRHOS, PWLLHELI, LL53 7HF
CONSULTATIONS
Community/Town Council Not received
County Surveyor No recommendation
Welsh Water Not received
Environment Agency Standard advice
OBSERVATIONS
DESCRIPTION:
An application to retain and continue to undertake renovation work to a building which has
residential use according to the applicant and his client. The property lies in the countryside
outside any development boundary and a static caravan is located adjoining the site. The
proposed work on the property is tantamount to the construction of a new dwelling. The site is
served by an unclassified road.
AMENITIES:
The site lies within the Landscape Conservation Area and it is considered that granting the
application would have a substantial detrimental effect on the visual amenities of the area as
the proposal is tantamount to the construction of a new dwelling in the countryside. A notice
was placed near the access to the site and nearby residents were informed and no response had
been received when preparing the agenda and the statutory period ends on 16 February 2004.
It is possible that the proposal would have a substantial detrimental effect on the privacy of
the occupiers of a property near the site.
HISTORY:
An outline applciation to construct a dwelling on the site was refused in 1992 following a
Sub-Committee visit. A legal use certificate to use the land for the siting of a static caravan
for residential purposes was approved later the same year.
ASSESSMENT OF APPLICATION
The result of the present application depends on deciding whether residential use exists in
respect of the "building" or not. The applicant's agent states that residential use continues to
exist and that no case of abandonment has taken place. A statutory statement was received
from the owner of the property along the same lines. the history of the site does not accord
with the interpretation of the situation given by the applicant and his agent, and the Council's
stance was made totally clear in an enforcement report submitted to the Planning Committee
in May 2002, and which is atteched to this report for consideration. An inspection of the site
was carried out on 23 January 2004 and nothing substantial has taken place on the land since
2002. As it is not considered that a dwelling currently exists on the site, policy B9 regarding
the construction of a dwelling on the site of an existing dwelling is not relevant. The proposal
involves the establishement of a dwelling in the countryside and outside development
boundaries without showing any evidence of agricultural and/or forestry need, and the
proposal is therefore contrary to policy A6 Gwynedd Structure Plan and B6 Dwyfor Local
Plan, as well as affecting the visual amenities of the Landscape Conservation Area contrary
to policy D3 Gwynedd Structure Plan and E3 Dwyfor Local Plan. The applicant's agent states
that his client would be willing to sign a Section 106 agreement to delete the legal use consent
for the caravan, should the committee approve the present application, and although this
would improve visual amenities, it is not considered that any substantial planning justification
exists for doing so contrary to strong planning policies for refusal.
RECOMMENDATION
To refuse – contrary to policy A6 Gwynedd Structure Plan and B6 Dwyfor Local Plan
(establishment of a new dwelling in the countryside without agricultural justification);
contrary to policy D3 Gwynedd Structure Plan and E3 Dwyfor Local Plan (effect on the
visual amenities of the Landscape Conservation Area). Policy B9 Dwyfor Local Plan is not
relevant as it is not considered that a dwelling currently exists on the site.
Number: 26
Application Number: C04D/0001/40/LL
Date Registered: 02/01/200
Application Type: Full - Planning
Community: Llannor
Proposal: SITING OF CABIN TO REPLACE STATIC CARAVAN FOR USE AS
HOLIDAY UNIT
Location: GORWEL ABERERCH, PWLLHELI, , LL536PN
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
Welsh Water No observations
Environmental Agency Not received
Public Protection No observations
OBSERVATIONS
DESCRIPTION:
An application to site a 9.7 meter long and 3.95 wide cabin to replace a static caravan measuring
8.1 meters long and 2.8 meters wide to be used as a holiday unit. The proposed cabin is of
timber construction with a low felt pitched roof and is to be sited within the garden of the
present property and adjacent to a workshop/garage.
AMENITIES:
The site lies within a Landscape Conservation Area and the caravan is visible from a distance in
a southern direction. A notice was placed near the property entrance and neighbouring residents
were informed. No response was received at the time of preparing the agenda and the statutory
period comes to an end on 16 February 2004. The proposal is not likely to have a detrimental
effect on the amenities of neighbouring residents.
HISTORY:
There is no salient planning history to the property.
ASSESSMENT OF APPLICATION
The present caravan on the land exists without planning permission but there would be
no need for permission for its use as an additional sleeping place to the dwelling. The
present application is for the siting of a larger cabin in its place to be rented out as a
holiday unit for visitors. It is not clear from the details submitted whether the structure
is a single caravan on wheels or a cabin to be built on site. With a caravan the proposal
would be tantamount to establishing a static caravan site, which needs a licence, and this
is contrary to policies D5 of the Dwyfor Local Plan and CH of the Gwynedd Structure
Plan since proposals to develop new sites for static caravans or chalets, whether single
or double units, will not be approved for holiday use. Approving the siting of the cabin
on the land would also have a detrimental effect on the visual amenities of the
Landscape Conservation Area contrary to policies D3 of the Gwynedd Structure Plan
and E3 of the Dwyfor Local Plan, despite the fact that there is currently a static caravan
there. It is, therefore, recommended that the application be refused on the
abovementioned grounds.
RECOMMENDATION
To refuse - reasons - contrary to policies D5 of the Dwyfor Local Plan and Ch7 of the
Gwynedd Structure Plan (establishment of new static caravan site / chalet); contrary to
policies D3 of the Gwynedd Structure Plan and E3 of the Dwyfor Local Plan (significant
detrimental effect on the visual amenities of the Landscape Conservation Area.
Number: 27
Application Number: C04D/0006/40/LL
Date Registered: 13/01/200
Application Type: Full - Planning
Community: Llannor
Proposal: CONVERSION OF OUTBUILDING TO FORM PART OF DWELLING AND
CONSTRUCTION OF EXTENSION AT FIRST FLOOR LEVEL
Location: TANYBRYN, RHYDYCLAFDY, PWLLHELI, LL538TW
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
Welsh Water No observations
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
An application to convert and extend an outbuilding to form part of a dwelling together with the
demolition of a small rear extension and construction of a new single storey extension at first
floor level which is no higher than the roof ridge due to differences in land levels. The property
is currently a traditional single storey dormer cottage, with a single storey stone cowshed
attached. It is proposed to demolish and reconstruct part of the present walls and extend the
height of the roof ridge to provide an additional bedroom in the roof space. This building will
still be clad with natural stone and it is proposed to pebbledash the walls of the rear extension
with local spar. The property lies in the countryside and served by an access road off an
unclassified country road.
AMENITIES:
The site lies within a Landscape Conservation Area but it is not considered that the proposal
would have a detrimental effect on the visual amenities of the area contrary to policies D3 of the
Gwynedd Structure Plan and E3 of the Dwyfor Local Plan. A notice was placed at the entrance
to the county road and no response was received at the time of preparing the agenda and the
statutory period comes to an end on 16 February 2004. There are no neighbouring residents to
inform.
HISTORY:
There is no history to the property.
ASSESSMENT OF APPLICATION
There exists residential use on the building but it is currently small and in need of
modernisation. Using the attached cowshed is an acceptable way of extending the
property without the need to build an incongruous extension. The rear extension
consists of a lot of glass with a slate pitched roof but it is not visible from any public
vantage point and it is in keeping with the rest of the building. It is, therefore,
considered that the proposal complies with development control policies C1, C2 and C3
of the Dwyfor Local Plan. Policy B8 of the Dwyfor Local Plan on converting buildings
to living units is not relevant in this case since there will continue to be only one unit at
the property. The applicant's agent states that the present surface area of the present
building is 175 square meters and after completion the surface area of the development
will be 179 square meters.
RECOMMENDATION
To delegate power to the Planning Manager to approve the application subject to the
receipt of the observations of the Community Council and Highways Department -
conditions - materials to be in keeping, landscaping, roads, one living unit only.
Number: 28
Application Number: C04D/0008/40/LL
Date Registered: 07/01/200
Application Type: Full - Planning
Community: Llannor
Proposal: CHANGE OF USE OF PART OF AGRICULTURAL FIELD INTO CAR PARK
Location: PART FIELD – 0013, Y FFÔR, PWLLHELI, GWYNEDD
CONSULTATIONS
Town/Community Council Not received
County Surveyor Standard Conditions
Welsh Water Standard Conditions
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
It is proposed to create a car park with a slate hardcore finish on a parcel of land extending to 0.1
hectare in area and which lies between two existing dwellings. The car park would create 40
parking spaces for staff of a frozen food storage and distribution company sited opposite the site,
the other side of the second class county road. The site measures 58 meters long with a depth of
18 meters. The access to the car park is half way along the site's frontage with the adjacent
county road. The site stands adjacent but outside the village's development boundary.
AMENITIES:
It is not considered that using the land as a car park would have a detrimental effect on the visual
amenities of the area, in particular since the proposal is to retain the boundary wall on the
highway, apart from where the vehicular access is to be created. A notice was placed on site and
neighbouring residents informed and 1 letter was received at the time of preparing the agenda
expressing concern on the grounds that the site was outside the development boundary and the
effect of noise on adjacent property due to the close proximity of the site itself to those houses.
The concerns are appreciated but it can be considered that this can be overcome by ensuring that
a 3 meter wide strip of land be planted with trees and bushes along the eastern, northern and
western boundary of the site which borders two houses each side of the car park. The
consultation comes to an end on the day of the committee.
HISTORY:
There is no recent planning history to the land but this application should be considered jointly
with the following application (number 29), which is before the committee.
ASSESSMENT OF APPLICATION
The need for a car park becomes evident because of the following application, which is
also under consideration. Some staff vehicles will have to be moved from the site in
front of the busy building over the road, to this spot in order that a turning and
unloading/loading area for lorries can be provided. At present vehicles are parking
untidily in front of and to the side of the company building and the provision of a
purpose built car park will respond sufficiently to this problem, as well as ensuring easy
access for vehicles visiting the nearby educational centre. There are three main planning
considerations when dealing with the present application, namely considerations
regarding road safety, visual amenities of the area and the amenities of neighbouring
residents. The creation of any additional parking provision means that lorries delivering
goods to the site will not have to stay on the county road at the expense of other users'
safety. To this end, it is not considered that the proposal is contrary to Policy C7 of the
Dwyfor Local Plan, and the Highways Department recommends approving the
application since there are sufficient visibility lines on both sides of the proposed access.
In terms of the visual amenities of the area and the fact that the site is outside the
village's development boundary, it is considered that the proposal would not have a
detrimental effect on this since it appears that the car park would only be temporary due
to the intention of putting down a hardcore surface rather than a tarmac surface. The
safeguarding of the amenities of neighbouring residents is a material consideration when
deciding on the application, as well as the following application and it is believed that it
can be ensured that the development complies with Policy C9 of the Dwyfor Local Plan
by safeguarding these amenities and including a condition ensuring that parking spaces
numbers 9, 10, 31 and 32 are removed in order to facilitate the creation of a strip of land
at least 3 metres wide along the eastern and western side of the site in order to ensure
effective landscaping which will act as a noise prevention screen. In addition, it should
be ensured that refrigerated lorries would not stay on the land at any time. It is
appreciated that the company's activities have increased significantly in recent years and
they state that they employ 48 employees and wish to improve their parking provision in
order to improve the appearance and safety of the site. A company cannot be forced to
relocate but it is considered that they are duty bound to improve their parking provision
while their business is located at the site.
RECOMMENDATION
To delegate power to the Planning Manager to approve the application subject to the
receipt of the observations of the Community Council, the end of the consultation period
and to the receipt of an acceptable landscaping scheme which will include the removal of
parking spaces 9, 10, 31 and 32 and plant trees and bushes on a 3 meter wide strip of
land along the eastern, western and northern boundaries of the site - conditions - roads,
landscaping, no lorries of any kind to use or park on the site at any time. Finish and
drainage of car park to be agreed before car park is brought into use.
Number: 29
Application No: C04D/0009/40/LL
Registration Date: 07/01/2004
Application Type: Full - Planning
Community: Llannor
Proposal: DEMOLITION OF DWELLING HOUSE IN ORDER TO
IMPROVE ACCESS AND TURNING PROVISION.
Location: OLD POLICE HOUSE, Y FFÔR, PWLLHELI, LL53 6UW.
CONSULTATIONS
Community/Town Council Not received
County Surveyor Standard conditions
Welsh Water No observations
Environment Agency Standard advice
OBSERVATIONS
DESCRIPTION:
It is proposed to demolish a police house owned by the applicant and which is vacant, in order
to improve access and create a turning area for lorries within the curtilage of the property
which is used to run a frozen food storage and distribution business. The proposal also
involves demolision of the existing boundary wall and reduction of the ground level to the
same level as that in front of the buildings to the east. A section of the land in front of the
buildings where cars currently park will be used as part of the turning area, and staff cars will
be parked on the opposite side of the adjoining second class county road, namely in the car
park which was the subject of the previous application (application number 28).
AMENITIES:
The site lies within the development boundary of the village and the proposal will not affect
the visual amenities of the area. A notice was placed on the site and nearby residents were
informed and no resposne had been received when preparing the agenda, and the statutory
period ends on 19 February 2004. The proposal is not likely to affect the amenities of nearby
residents if suitable landscaping work is undertaken and a wall or fence is erected between the
site and the nearby dwellings.
HISTORY:
There is no relevant planning history to the site, but the business has ground gradually on the
site over the last few years. This application is associated with application number
C04D/00008/40/LL, which is also before the committee for consideration.
ASSESSMENT OF APPLICATION
As the business has grown on the site over the last few years, it has been more difficult to find
an area to turn and unload heavy lorries which deliver goods to the site. Indeed, lorries are
often seen waiting on the adjoining county road, often at the expense of the safety of other
road users. It is believed that the present proposal together with moving the car park to the
field opposite would reduce this danger as well as reduce the problem of gaining access to the
nearby educational centre, as lorries currently wait on the estate road to the east of the
property. To this end, it is considered that the proposal complies with policy C7 Dwyfor
Local Plan, and the Highways Department recommends that the proposal be approved. It is
emphasised, however, that the new system can only work if the car park on the land opposite
the county road is approved, due to the need to relocate staff vehicles there. As dwelling
houses border the site to the west, a condition should be included if the appliciation is to be
approved, to prohibit refrigerated lorries from parking on the land overnight, as well as to
restrict the loading/unloading times to between 7 a.m. and 7 p.m. This would safeguard the
amenities of nearby residents and ensure that the proposal complies with policy C9 Dwyfor
Local Plan.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Community Council and the end of the advertisement period –
conditions - to complete the turning area before commencing any use of it; no parking of
refrigerated lorries on the land overnight at any time; restriction of loading/unloading hours to
between 7 a.m. and 7 p.m., creation of landscaping area and erection of fence or wall to
safeguard the amenities of nearby residents before commencing use.
Number: 30
Application No: C03D/0638/41/LL
Registration Date: 05/11/2003
Application Type: Full - Planning
Community: Llanystumdwy
Proposal: ERECTION OF A BUILDING FOR HERBAL PRACTICE
BUSINESS
Location: GLANERCH, Y FFÔR, PWLLHELI, LL53 6RF
CONSULTATIONS
Community/Town Council Support
County Surveyor Refuse – inadequate visibility creating highway
dangers
Welsh Water No observations
Environment Agency Standard advice.
OBSERVATIONS
DESCRIPTION:
The application was deferred at the December committee at the applicant’s request due to the
Highway Department’s recommendation to refuse. A letter has been sent to the applicant’s
agent asking him to contact the Highways Department to discuss their concerns. A response is
awaited before the committee date.
It is proposed to demolish an existing chalet and to erect a building with pitched roof, made of
dark grey profile sheets with walls of smooth render and wooden boards, for use as a unit for
a herbal practice. The proposed building extends to 89 square metres in floor area and
measures 4.7 metres in height up to the roof ridge. The building will be located near other
buildings on the land and behind a row of tall evergreen trees. The site is served by an
existing access which is on a corner of the highway and with sub-standard visibility splays
either side of it. The business will include consultation and the supply of herbal remedies to
the public.
AMENITIES:
The site lies in open countryside outside any development boundary but the proposal would
not affect the visual amenities of the area as there is a row of high, evergreen trees to the east
and south of the site of the building. A notice was placed on the site and nearby residents
were informed and 1 letter of objection was received on the grounds of the sub-standard
access affecting road safety due to its location on a dangerous corner due to the the sub-
standard visibility; a business would lead to increased use of this access and of the narrow
winding roads leading to the site, at the expense of road safety.
HISTORY:
An Established Use Certificate was approved to use the land an 5 chalets for holiday use on
the property in 1985. Permission was granted to erect a substantial single storey and two
storey extension to the dwelling in 1998.
ASSESSMENT OF APPLICATION
Two of the 5 chalets approved for holiday use in 1985 have been demolished, and it is
proposed to demolish a third in order to erect the building which is the subject of the present
application. One other chalet remains on the land and it is understood that it was used as two
holiday units in the past. This means that the density of the use of the sub-standard access has
reduced since the established use certificate was granted in 1985. The present proposal means
that members of the public will visit the site and the applicant estimates that between 3 and 5
vehicles a day will use the existing access. As it is not proposed to improve the access, and
this may well not be possible anyway, the proposed increased use of the sub-standard access
will create more dangers for traffic at the expense of road safety as there is inadequate
visibility either side of it at present. The Highways Deparrment oppose the proposal which is
contrary to policy C7 Dwyfor Local Plan. Although there is no objection to the proposal as it
involves selling produce grown on the site, there is significant concern due to the proposed
increased use of the sub-standard access, and we must recommend refusal of the proposal as
there are inadequate lines of visbility either side, and the access lies on a dangerous and
narrow bend in the third class county road. I will notify the committee of the outcome of the
discussions between the agent and the Highways Department.
RECOMMENDATION
To refuse – reasons – contrary to policy C7 Dwyfor Local Plan (use of sub-standard access
jeopardising road safety due to inadequate visibility splays).
Number: 31
Application Number: C04D/0046/41/LL
Date Registered: 22/01/200
Application Type: Full - Planning
Community: Llanystumdwy
Proposal: CONSTRUCTION OF DWELLING HOUSE
Location: PART FIELD – 0006, PENCAENEWYDD, PWLLHELI, GWYNEDD, LL53
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
Welsh Water Standard Conditions
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
Full application to construct a single storey dwelling with an office in the roof space, and
garage, on a parcel of land which lies adjacent to it but which is outside the village's
development boundary. The site is adjacent to an existing two storey dwelling and the land
slopes gradually from the property towards the third class county road, which runs past the site.
There is nearly two meters difference between the level of the carriageway and the rear of the
parcel of land, but it is intended to partly excavate the slope. It is proposed to use natural stone
to surface this part of land up to the road.
AMENITIES:
The proposal is of significant size and lies in a prominent position in the landscape, which is not
an infill site, and, consequently, it is considered that the proposal would have a significant
detrimental effect on the visual amenities of the area. A notice was placed at the site and no
response was received at the time of preparing the agenda and the statutory period comes to an
end on 18 February 2004. It is likely that the proposal will have a detrimental effect on the
amenities of neighbouring residents due to the length of the new house.
HISTORY:
There is no planning history to the site.
ASSESSMENT OF APPLICATION
Policy A6 of the Gwynedd Structure Plan and Policy B6 of the Dwyfor Local Plan state
that new houses in the countryside will not be approved unless there is agricultural or
forestry justification for the house. No such justification has been submitted with this
application. Pencaenewydd has been included as a rural village in the Dwyfor Local
Plan and Policy B5 states that proposals for individual dwellings will only be approved
in exceptional circumstances and provided that the relevant criteria are met. The
applicants state that they are local people and currently live in a rented two bedroom
house in the village; they have sought to purchase land in the village centre for 4 years
in order to establish a home for themselves and continue to live in the local community
but the landowner is not prepared to sell the land (enclosed with the agenda is a copy of
the applicants' letter explaining this); that they consider the application site as a natural
extension to the village and that the construction of a high quality dwelling would give
the 'right' impression when arriving at the village on the road from Llanarmon. The
applicant has not confirmed a willingness to sign a section 106 agreement that would be
essential if the application is to be approved. The site does not infill between two
existing properties and the size and the design of the proposed dwelling is excessive and
larger than what can be considered as an affordable house even though this is not
completely relevant to a rural village or to policy B12 of the Dwyfor Local Plan. The
fact also remains that there is more suitable land for developing individual houses within
the built up area of the village and the present proposal, if it were approved, would
extend the ribbon development along the county road. For the above noted reasons,
approving the application cannot be recommended since it is contrary to the Council's
planning policies and national planning guidelines. However, the three two storey
dwellings built under the threshold policy of the former Rural Dwyfor Local Plan, are
not in keeping with the village's character and the proposal, with its one storey
appearance and extensive use of roof slates could be a way of blending the development
into the landscape. This would be subject to amending the design to creating a hip roof
to replace the high gable end to the east and create a hip roof at the rear together with
reducing the dwelling's floor level in order to reduce the effect of the long development
on the amenities of the adjacent dwelling and reduce the surface floor area and the
length of the proposal. There is no choice but to recommend refusal on the grounds that
the proposal is not an infill application within the rural village and is contrary to clauses
3, 4 and 5 of Policy B5 of the Dwyfor Local Plan.
RECOMMENDATION
To refuse - reasons - contrary to Policy A6 of the Gwynedd Structure Plan and Policy B6 of
the Dwyfor Local Plan (site not an infill site and outside the physical boundary and not an
infill application within a rural village without any agricultural justification).
Number: 32
Application Number: C03D/0760/42/LL
Date Registered: 23/12/200
Application Type: Full - Planning
Community: Nefyn
Proposal: SITING OF STATIC CARAVAN WITHIN CURTILAGE OF DWELLING
HOUSE
Location: FFERM PENISARDRE, STRYD Y FFYNNON, NEFYN, PWLLHELI,
GWYNEDD, LL536HW
CONSULTATIONS
Town/Community Council No objection
County Surveyor No recommendation
Welsh Water No observations
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
An application to relocate an existing caravan on an alternative site within the property
following the serving of an enforcement notice upon the applicant. The proposed site lies to the
west of the existing dwelling house and on land, which is higher than the ground level of the
dwelling's curtilage.
AMENITIES:
The site lies within a Landscape Conservation Area and Coastal Heritage and it is considered
that an alternative location would be more prominent than the existing unauthorised location of
the caravan. A notice was placed at the entrance to the property and neighbouring residents
were informed. No response was received at the time of preparing the agenda and the statutory
consultation period comes to an end on 13 February 2004. The proposal does not have a
detrimental effect on the amenities of neighbouring residents.
HISTORY:
An enforcement notice was served upon the applicant regarding the current location of the
caravan due to it being tantamount to establishing a static caravan site and that it is being used
for residential purposes separate to the house. In addition, the committee has recently approved
an application for the extension of the dwelling and conversion of an outbuilding to 2 holiday
units. An appeal has been received against the enforcement notice.
ASSESSMENT OF APPLICATION
Enforcement action was taken against the current location of the caravan since it is
outside the dwelling's curtilage; it establishes a new static caravan site contrary to policy
CH7 of the Gwynedd Structure Plan and D5 of the Dwyfor Local Plan; and that the
location has a detrimental effect on the visual amenities of the Landscape Conservation
Area and Coastal Heritage contrary to policies D3 of the Gwynedd Structure Plan and
E3 of the Dwyfor Local Plan. It is, however, considered, that the proposed alternative
location exacerbates the effect of the caravan on the visual amenities of the Landscape
Conservation Area more than at the present location, and approval of application cannot
be recommended. Indeed, A plan was sent to the Council Solicitor to be forwarded to
the applicant indicating which proposed location would be considered suitable for the
siting of the caravan.
RECOMMENDATION
To refuse. Contrary to policies D3 of the Gwynedd Structure Plan and E3 of the Dwyfor
Local Plan (location has a detrimental effect on the visual amenities of the Landscape
Conservation Area and Coastal Heritage); contrary to policy CH7 of the Gwynedd Structure
Plan and D5 of the Dwyfor Local Plan (establish a static caravan site and prominent position).
Number: 33
Application No: C04D/0022/42/CR
Registration Date: 13/01/2004
Application Type: LB Consent
Community: Nefyn
Proposal: PROVISION OF ACCESS RAMP FOR THE DISABLED AND
MINOR EXTERNAL AND INTERNAL ALTERATIONS
Location: MARITIME MUSEUM, CHURCH STREET, NEFYN
PWLLHELI
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
Welsh Water No observations
Environment Agency No objection – standard advice
Ancient Monuments Society Not received
Council for British Archaeology Not received
Georgian Group Not received
Society for the Protection of Ancient Buildings Not recived
Twentieth Century Society Not received
Victorian Society Not received
OBSERVATIONS
DESCRIPTION:
An application to provide an access ramp for the disabled on the pavement in front of the gate
to the property, together with the undertaking of internal alterations to the building to create a
research room on the first floor and reconstruction of a wall, and to narrow the size of a
ground floor window on the western elevation. The property is a grade II listed building
which is sued as a maritime museum and lies within the development boundary of the town,
and the Conservation Area. The ramp will include the construction of railings between it and
the adjoining carriageway.
AMENITIES:
It is not considered that the proposal would affect the visual amenities of the Landscape
Conservation Area and the Heritage Coast, contrary to policy D3 Gwynedd Structure Plan and
E3 Dwyfor Local Plan. A notice was placed on the site and in the press and nearby residents
were informed and no response had been received when preparing the agenda and the
advertisement period ends on 13 February 2004. The proposal is not likely to affect the
amenities of nearby residents.
HISTORY:
Permission to install new rainwater guttering and pipes on the building was granted in 1995
and permission to change the use of the church into a maritime museum was granted in 1980.
ASSESSMENT OF APPLICATION
The application is submitted to the committee as the building is a grade II listed building
which lies within the town's Conservation Area, but there is no objection to the proposal as it
does not affect the character or appearance of the property and therefore it complies with
policies D21 and D215 Gwynedd Structure Plan and E20 and E24 Dwyfor Local Plan. The
internal and external alterations should be carried out using materials that match the existing
building, and the surface stone for the ramp should match the present boundary wall, with the
railings painted black, with an effort to be made to retain the western section of the existing
steps. CADW's permission is not needed for the internal alterations or the substantial repair
work proposed, which includes re-roofing the installation of wooden windows to match the
existing ones.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Town Council and the Highways Departrment, and the end of the
advertisement period, and the receipt of a favourable report from CADW – condition –
internal and external materials to match, to paint the railings and handrail black, that the stone
wall on the western end of the tower be set back 150 mm.
Number: 34
Application No: C04D/0023/42/LL
Registration Date: 13/01/2004
Application Type: LB Consent
Community: Nefyn
Proposal: PROVISION OF ACCESS RAMP FOR THE DISABLED AND
MINOR EXTERNAL AND INTERNAL ALTERATIONS
Location: MARITIME MUSEUM, CHURCH STREET, NEFYN,
PWLLHELI, GWYNEDD
CONSULTATIONS
Community/Town Council See application no. C04D/0022/42/CR
County Surveyor See application no. C04D/0022/42/CR
Welsh Water See application no. C04D/0022/42/CR
Environment Agency See application no. C04D/0022/42/CR
Ancient Monuments Society See application no. C04D/0022/42/CR
Council for British Archaeology See application no. C04D/0022/42/CR
Georgian Group See application no. C04D/0022/42/CR
Society for the Protection of Historic Buildings See application no. C04D/0022/42/CR
Twentieth Century Society See application no. C04D/0022/42/CR
Victoria Society See application no. C04D/0022/42/CR
OBSERVATIONS
DESCRIPTION:
See application no. C04D/0022/42/CR
AMENITIES:
See application no. C04D/0022/42/CR
HISTORY:
See application no. C04D/0022/42/CR
ASSESSMENT OF APPLICATION
See application no. C04D/0022/42/CR
RECOMMENDATION
See application no. C04D/0022/42/CR
Number: 35
Application Number: C03D/0762/43/AM
Date Registered: 23/12/200
Application Type: Outline
Community: Pistyll
Proposal: CONSTRUCTION OF 4 SINGLE STOREY DWELLINGS
Location: LAND NR – BODELEN, LLITHFAEN, PWLLHELI, LL536PA
CONSULTATIONS
Town/Community Council No objection
County Surveyor Standard Conditions
Welsh Water Standard Conditions
Environmental Agency Standard Advice
OBSERVATIONS
DESCRIPTION:
An outline application to construct 4 single storeys dwellings on land allocated in the Dwyfor
Local Plan for the general residential development within the Llithfaen development boundary.
The site lies on a slope with a small estate of single storey dwellings and stone terraces
bordering land to the west and individual hoses to the south.
AMENITIES:
The site lies within the villages development boundary and an Area of Outstanding Natural
Beauty but it is not considered that the proposal would have a significant detrimental effect on
the visual amenities of the area but it should be ensured that the design of the houses are of a
high standard, A notice was placed at the access to the site and neighbouring residents informed.
1 letter objecting was received at the time of preparing the agenda on the grounds that the
development would have a detrimental effect on the value of his property, and that he wishes to
construct an extension to it in the future. These are not material planning reasons for refusing
the application. The consultation period comes to an end on 13 February 2004.
HISTORY:
There is no planning history to the site.
ASSESSMENT OF APPLICATION
Llithfaen is a main village in the Dwyfor Local Plan and the land is allocated for general
housing where policy B2 of the Dwyfor Local Plan is relevant. Residential
developments under the policy are approved provided that the scale and nature of the
development reflect the need for additional houses in the community, that it is in
keeping with the area; does not have a detrimental effect on the physical and social
character and that highway considerations are acceptable. 4 local people stating their
wish to build a house for themselves in the village submitted letters. Although the
application concerned is an outline application, rough plans of the single storey
dwellings have been submitted and they appear acceptable on the whole. It is, therefore,
considered, that the proposal complies with policy B2 of the Dwyfor Local Plan. It is
also important to ensure that the external finish of the houses reaches a high standard in
order to ensure that the proposal will not have a detrimental effect on the visual
amenities of the Area of Outstanding Natural Beauty contrary to policies D1 of the
Gwynedd Structure Plan and E1 of the Dwyfor Local Plan. A local needs questionnaire
was sent to those who wrote the letters to obtain more detailed confirmation of the need
for these units and it expected that they will reply before the committee date, and the
applicant's agent was requested to confirm his client's willingness to sign a Section 106
Agreement (local need) if the committee were to approve the application. It must be
appreciated that it would be more difficult to refuse on the grounds of the lack of such
an agreement since the land has been allocated for housing in the Dwyfor Local Plan.
RECOMMENDATION
To delegate power to the Planning Manager to approve the application subject to the signing
of a Section 106 Agreement (local need) - conditions - details and materials to be agreed,
roads, landscaping, no caravans within the curtilage of the dwelling.
Number: 36
Application Number: C03D/0672/44/AM
Date Registered: 17/11/2003
Type of Application: Amlinell/Outline
Community: Porthmadog
Proposal: PARC SGLEFR-FYRDDIO BWRIADEDIG. / PROPOSED SKATE PARK.
Location: TIR GER/LAND NR. – GLASLYN LEISURE CENTRE, CHURCH STREET,
PORTHMADOG, LL499HX
CONSULTATIONS
Community/Town Council Support
County Surveyor Refuse - conflict of use between children on skate
park and users of public car park
Housing and Public Protection Department No objection - conditions
Railway No objection - conditions
OBSERVATIONS
DESCRIPTION:
Authority to approve the application was delegated to the Planning Manager in the December
committee, subject to the receipt of observations from the Town Council, Highways
Department, Railway and the expiry of the advertisement period. The application has been
brought back before the committee because the Highways Department has recommended refusal
due to the clear conflict between the children playing on this site and users of the public car
park. One letter of objection has been received on the grounds of noise; unacceptable floodlights
and that this is a residential not a recreational area.
The proposal involves the construction of a flood-lit skate boarding park on land which forms
part of a public car park adjacent to the railway and the Council's Leisure Centre. The proposal
includes the construction of a number of railings and ramps on the site which measure 30 metres
long and 14 metres wide. The site is located 32 metres away from the boundary of the garden of
the closest house, which is on the other side of the railway line on the Council estate and 100
metres from terraced houses.
AMENITIES:
The site is located within the town's development boundary and on land which has been
designated for an environment improvement plan, but it is not considered that the proposal
would have a detrimental effect on the area's visual amenities. A notice was posted near the site
and nearby residents were informed, and 1 letter of objection has been received, as noted above.
The proposal is not likely to affect the amenities of nearby residents, although the concerns of
the Highways regarding the conflict between children and car park users are noted.
HISTORY:
There is no previous planning history to the site.
ASSESSMENT OF THE APPLICATION
The applicant states that the proposal for Porthmadog Skate Park Group is an attempt to
provide a site for the young people of the area who have to travel to Pwllheli, Blaenau
Ffestiniog and Caernarfon at present to use such facilities. The site is on the Council's
public car park and the applicant also states that it is part of a local employer's proposals
to give something back to the community. The main considerations when determining
this proposal are the effect on the amenities of local residents in terms of noise, and the
effect of the floodlights on the visual amenities of the area in terms of light pollution. It
is considered that the minimum distance of 30 metres from the nearby houses across the
road to the railway and 100 metres from the nearest terraced houses in Church Street and
Railway Place is sufficient so that the use of the park would not disturb nearby residents,
and therefore it is not considered that the proposal is contrary to policy C9 of the
Dwyfor Local Plan. It is proposed to position 4 floodlights at each corner of the site but
we have no details of these as this is only an outline application. A drawing was
submitted with the application showing that the largest ramp will be 1.8 metres above
the car park level. The site is considered to be suitable for such use, but it should be
ensured that the floodlights do not affect the amenities of the nearby dwelling houses
contrary to policy C9 of the Dwyfor Local Plan and that it closes at 10pm. In order to
alleviate the concerns of the Highways Department, a condition could be attached to any
permission requiring the erection of a fence around the skate park, however, it may be
necessary to consider relocating the development to the far end of the car park, or nearer
the Leisure Centre, so as to minimise any potential conflict.
RECOMMENDATION
To delegate the authority to the Planning Manager to approve the application subject to
agreement upon an alternative site at the far end of the car park or near the Leisure
Centre - conditions - in accordance with amended plan, details to be agreed upon, the
brightness and height of the floodlights to be agreed upon, close before 10 pm, agree
upon the type and colour of the fence and equipment.
Number: 37
Application Number: C03D/0759/44/R3
Date Registered: 19/12/2003
Application Type: Regulation 3
Community: Porthmadog
Proposal: RE-LOCATION OF MOBILE CLASSROOM AND SITING OF SECOND
MOBILE CLASSROOM ON THE LAND.
Location: YSGOL EIFIONYDD, PORTHMADOG, LL499HS
CONSULTATIONS
Town/Community Council Approve
County Surveyor No recommendation
OBSERVATIONS
DESCRIPTION:
It is proposed to re-locate an existing mobile unit and site an additional new mobile unit on land
near the secondary school's existing buildings in order to use them as additional classrooms.
The new mobile unit measures 16.2 meters long and 9.2 meters wide and it is sited on the
school's existing visitors' car park. The present unit is being moved to a more concealed site off
the school's staff car park. The site lies outside the town's development boundary.
AMENITIES:
It is not considered that the proposal would have a detrimental effect on the visual amenities of
the area even though the new mobile unit can be seen from a distance from the trunk road, which
runs past the school entrance. A notice was placed near the entrance and no response was
received at the time of preparing the agenda and the statutory consultation period comes to an
end on 13 February 2004. There are no neighbouring residents to be informed.
HISTORY:
There is no recent salient planning history to the site.
ASSESSMENT OF APPLICATION
The application is submitted before the committee due to it being a Council application.
The land has been allocated for education in the Dwyfor Local Plan and the siting of the
new unit on part of the visitors' car park would not significantly reduce the available
parking provision since there is sufficient room in the staff car park.
RECOMMENDATION
To approve - conditions - colour of new unit to be agreed.
Number: 38
Application No: C04D/0002/44/LL
Registration Date: 05/01/2004
Application Type: Full - Planning
Community: Porthmadog
Proposal: CONSTRUCTION OF 4 DWELLING HOUSES
Location: PLOTS 17,18,20,21, AWEL Y GRUG, PORTHMADOG
GWYNEDD LL49 9GA
CONSULTATIONS
Community/Town Council Object on the grounds of effect on residents of the
estate and the mess created
County Surveyor Transfer to headquarters for a response
Welsh Water Not received
Environment Agency Standard advice.
OBSERVATIONS
DESCRIPTION:
A full application to construct two bungalows and a pair of two storey semi-detached
dwellings on four plots of land which form part of an estate of houses on the edge of
Porthmadog. The design and layout of the houses reflects houses approved on the plots in
1994. The four plots are the last ones left to be developed in phase 2 of the development of
the estate, and building materials are being stored on plots 20 and 21 at present. The land is
shown as a commitment for housing construction in the Dwyfor Local Plan.
AMENITIES:
The site lies within the development boundary of the town and it is not considered that the
proposal weould affect the visual amenities of the area. A notice was placed on the site and
nearby residents were informed and no response had been received when preparing the
agenda, and the statutory period ends on 16 February 2004. Although the bungalows on plots
17 and 18 back onto the garden of an existing dwelling, it is not considered that the proposal
would substantially affect the amenities of the occupiers of that dwelling.
HISTORY:
There is a lengthy and complex history to the eatate going back to the early seventies.
Planning permission to build bungalows on plots 17 and 18 was granted in 1994, and semi
detached dwellings on plots 20 and 21 in the same year.
ASSESSMENT OF APPLICATION
An application to re-establish previous planning permission on the plots in question and the
design and layout of the proposal dwellings reflects what was approved in 1994, and only
minor changes have been made to the external elevations. The land is shown as a housing
commitment in the Dwyfor Local Plan, due to the previous permissions. Due to its siting
within the development boundary of the town, the proposal, subject to evidence of need
resulting from the community, is in accordance with the criteria in Policy B3 regarding
residential developments in the main settlements. There have been a number of complaints in
the past about the untidy condition of the land, as well as problems with surface water and the
fact that this part of the estate has not been completed. It is believed that this permission
wouod facilitate the completion of phase 2 of the estate and would alleviate the concerns of
the existing residents of the estate. There are no substantial changes in the details of the
houses, from those approved in 1994, which would affect the amenities of nearby residents
contrary to policies C2 and C9 Dwyfor Local Plan, and it is considered that the parking
provision is acceptable. Substantial excavation work has been undertaken on the slope that
forms phase 3 of the estate and an amended planning application in respect of this will be
submitted to the March committee after the consultation period has ended. The present
application is not relevant to the developments on phase 3 of the estate.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the receipt of
observations from the Highways Department – conditions – materials to be agreed, highways,
landscaping, to agree and carry out work to secure the rock behind plots 20 and 21 before
commencing the development work.
Number: 39
Application No: C03D/0713/45/CR
Registration Date: 02/12/2003
Application Type: L.B. Consent
Community: Pwllheli
Proposal: APPLICATION TO RETAIN ILLUMINATED SIGNS
Location: PENLAN FAWR, PWLLHELI, GWYNEDD
CONSULTATIONS
Community/Town Council Not received
County Surveyor Lighting to be no greater than 600 cd/m2
OBSERVATIONS
DESCRIPTION:
An application to retain signs externally illuminated by floodlights on the front elevation of a
listed building facing Penlan Street. The sign placed on the gable end of the front porch is too
large and of sub-standard design. It is proposed to retain signs in the form of individual letters
spelling out the name Penlan Fawr on the front elevation and one set near the illustration on
the porch. Exposed site within the commercial and conservation area of the town.
AMENITIES:
It is not considered that the sings in the form of individual letters and which are smaller than
those refused in 2003 would substantially affect the character of the listed building or the
conservation area but it is considered that the size of the illustrated sign is too large and that it
should be reduced. The application was advertised on the site, in the press and nearby
residents were informed, and no response had been received and the advertisement period
ended on 8 February 2004.
HISTORY:
An application to install similar signs but of larger size on the property was refused in 2003.
ASSESSMENT OF APPLICATION
The proposal is in accordance with policy C6 and E24 Dwyfor Local Plan and D21 Gwynedd
Structure Plan due to the size and nature of the individual letter signs and the lighting installed
on the building which are smaller than those reduced in 2003. However, there is concern
regarding the design and size of the illustrated sign located on the front of the porch
although it is realised that the proximity of the front to the street prohibits the erection of the
usual hanging sign. The applicant was asked to consider reducing the size of this sign and to
improve its design and his response is awaited before the date of the committee meeting.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the
observations of the Town Council and CADW and the receipt of an amended plan reducing
the size of the illuminated sign – conditions – in accordance with the amended plan, to agree
the strength of lighting.
Number: 40
Application Number: C03D/0714/45/HY
Date Registered: 02/12/2003
Application Type: Advertisement
Community: Pwllheli
Proposal: APPLICATION TO RETAIN ILLUMINATED SIGNS.
Location: PENLAN FAWR, PWLLHELI, GWYNEDD, LL535DE
CONSULTATIONS
Town/Community Council Refer to application number C03D/0713/45/CR
County Surveyor Refer to application number C03D/0713/45/CR
Conservation Officer Refer to application number C03D/0713/45/CR
OBSERVATIONS
DESCRIPTION:
Refer to application number C03D/0713/45/CR
AMENITIES:
Refer to application number C03D/0713/45/CR
HISTORY:
Refer to application number C03D/0713/45/
ASSESSMENT OF APPLICATION
Refer to application number 03D/0713/45/CR
RECOMMENDATION
Refer to application number C03D/0713/45/CR
Number: 41
Application No: C04D/0017/45/HY
Registration Date: 12/01/2004
Application Type: Advertisement
Community: Pwllheli
Proposal: ILLUMINATED SIGN TO SERVE NEW CASH MACHINE
Location: BARCLAYS BANK PLC, 64 HIGH STREET, PWLLHELI,
GWYNEDD LL53 5RL
CONSULTATIONS
Community/Town Council Not received
County Surveyor Not received
OBSERVATIONS
DESCRIPTION:
It is proposed to install an illuminated panel next to a new cash machine that is to replace the
existing machine which is too high to meet the requirements of the disabled. The sign will
display the names of other banks and a light box will be installed above the machine. Exposed
site on the High Street and within the shopping and conservation area of the town.
AMENITIES:
It is not considered that the proposal would substantially affect the visual amenities of the
area. The application was advertised in the press and on the site and nearby residents were
informed and no response had been received when preparing the agenda. The advertisement
period ends on 18 February 2004.
HISTORY:
There is no relevant planning history to th site.
ASSESSMENT OF APPLICATION
It is not considered that permission is required for the new cash machine as it is not
substantially different to the existing one and is in the same location, and therefore in
accordance with policy C2 and E20 Dwyfor Local Plan which approves applciations to alter
buildings within the conservation area as long as the proposal safeguards and respects the
appearance of the buildings. This application involves the installation of a small illuminated
sign next to the machine to give directions to machine users, and the applicant's attention has
been drawn to the need to ensure that the sign is bilingual in accordance with the Council's
language policy. It is not considered that its will substantially affect the visual amenities or
character of the conservation area, and it is therefore in accordance with policy C6 Dwyfor
Local Plan.
RECOMMENDATION
To delegate power to the Planning Manager to grant the application subject to the
observations of the Town Council and the end of the advertisement period and to agree a
bilingual sign – conditions – to agree the strength of lighting.
Number: 42
Application Number: C04D/0036/45/CR
Date Registered: 16/01/2004
Application Type: LB Consent
Community: Pwllheli
Proposal: APPLICATION TO RETAIN PLASTIC WINDOWS
Location: 2, PENLON LLYN, PWLLHELI, LL535SL
CONSULTATIONS
Town/Community Council Not received
County Surveyor Not received
OBSERVATIONS
DESCRIPTION:
The application is a retrospective application to retain white double UPVC windows in a
property listed as a grade II building. The windows are ones, which open outwards rather than
being traditional sash windows, and the door is of modern construction with the bottom part
made of UPVC and the upper part of glass.
AMENITIES:
The application was publicised on site and in the press and neighbouring resident informed. No
response was received at the time of preparing the agenda and the consultation period comes to
an end on 25 February 2004. The plastic windows have a detrimental effect on the appearance
of the listed building
HISTORY:
There is no planning history to the site.
ASSESSMENT OF APPLICATION
The property is a grade II listed building and it is an offence to undertake any work,
which would affect the building's character without prior listed building consent. The
new plastic windows and door are modern features in a listed building and while the
applicant states that they replaced rotten timber windows and that they are of the same
design and type, it is difficult to agree with this since the original windows would have
been timber sash windows. Policy C2 of the Dwyfor Local Plan deals with "design" and
policy E24 of the Plan deals with "conversions to listed buildings or historical
buildings". The development is contrary to these policies since it is not a development
of high standard nor does it improve or respect the character of the listed building. In
addition, the development is contrary to policy D12 of the Gwynedd Structure Plan and
to national policies on listed buildings. Taking enforcement action will have to be
considered in order to restore the windows and the door if this application were refused.
The Conservation Officer states that the windows to be installed should reflect the
original.
RECOMMENDATION
To refuse - contrary to policies C2 and E24 of the Dwyfor Local Plan, policy D21 of the
Gwynedd Structure Plan and to national advice on listed buildings. (Installation of UPVC
windows has a significant detrimental effect on the character of the listed building).