MINUTES OF A MEETING OF THE PLANNING COMMITTEE HELD IN THE MEETING ROOM, 11 BAKER STREET ABERYSTWYTH ON MONDAY 1^ST JULY 2013 AT 6.30PM

 

Present::Councillor Endaf Edwards

Councillor Kevin Price

Councillor Brenda Haines

Councillor Chris Griffiths

Councillor Sue Jones-Davies

Councillor Wendy Morris-Twiddy

 

Apologies:Councillor Dylan Lewis

Councillor Ceredig Wyn Davies

Councillor Steve Davies

Councillor Brian Davies

Councillor Jeff Smith

Councillor Mark Strong

 

 

 

1. Planning issues and Economic Development in Aberystwyth

It was asked how effective the lobbying of the developer would be following the presentation and the public displays pertaining to the Mill Street development recently would be and were the views of the public likely to be listened too. Questions regarding tree planting and employment were high on the list of concerns.

It was decided that the Town Clerk write and ask for some feedback regarding this issue.

 

1. Consideration of Aberystwyth Town Council  Planning Policies

Following discussion it was agreed to some minor variations to the current policy to bring the latest revision of the document to revision number 1.3.

The document would now read thus:

Town Council Planning Policies and Procedures (Version 1.3)

(Rev 1.3) July 2013

 

In accordance with the Town Council’s corporate objectives, Planning Policies have been put in place that reflect the Vision for Aberystwyth. This helps ensure that the Policies, Processes & Procedures reflect the views of the Council and the community.

 

The Town Council was consulted on the Local Development Plan and will have regard to the LDP and subsequent supporting planning guidance in making its decisions and forming its views. However, there are additional issues that are distinctive to Aberystwyth that the Town Council may wish to highlight in its responses to individual planning applications.

The planning committee of Aberystwyth Town Council will consider all planning applications based on their individual circumstances and merits. All responses to planning applications will be based on material planning reasons (e.g. policy documents, LDP criterion, design, impact on area, traffic).

The Town Council acknowledges that it will generally be difficult to substantiate / justify an objection to a proposal that complies with the LDP but there may be more detailed issues that they wish to comment on.

Non-material considerations (e.g. moral issues, personal circumstances, property prices) will not form any part of the response to Ceredigion County Council.

 

1. Planning Policies

PP01A balance must be made between development and maintaining green space in residential areas. The Town Council notes that there is a preference for development on brownfield sites and sites designated in the LDP and that use of Greenfield sites should be minimised. The Town Council agrees that it’s a balance and that it’s important to maintain  green space, especially the more formal green space e.g. playing fields, parks, allotments etc.

PP02The Town Council recognises the need for suitable employment opportunities. It will support applications that provide such opportunities where they do not conflict with other Town Council policies. e.g. where there is an impact on amenity through traffic generation, noise etc

PP03Aberystwyth Town Council will fully support the installation of renewable energy sources and/or those which minimize carbon emissions or the use of fossil fuels, providing that such systems take full account of their visual impact and the surrounding infrastructure.

PP04The Town Council will support Planning Applications that will enhance the appearance of the Town . Any development must protect the architectural integrity of the town. Urban regeneration is to be encouraged but not to the detriment of surrounding properties. Future development that is considered premature because of the need for traffic impact studies or lack of local services and amenities should not be supported.

 

PP05Aberystwyth Town Council reserve the right to object to retrospective applications where it is considered they are used to “short circuit” the planning protocols.

 

PP06Recommendations shall have regard to any future Town Council’s Transport Plan. Where appropriate applicants should be encouraged to formulate green travel plans.

 

PP07The Town Council will resist changes from retail, commercial or trade use into residential occupancy unless business use is not economically viable.

PP08Any proposal for future development will be judged against relevant planning policies and,   in particular, be related to creating a sustainable residential and business environment.

PP09Aberystwyth Town Council will consistently ask for the non use of uPVC within the Aberystwyth conservation area unless it can be shown that the use of such material is beneficial to the overall project and that an undertaking is given to recycle any such materials that may be removed during the development. High quality design and use of materials that respect the existing character of fenestration and access points in the locality will be considered in all applications.

 

PP10Aberystwyth Town Council will encourage the use of anti roosting spikes on any development that can accommodate these items.

PP11Aberystwyth Town Council will seek to ensure that any development, either new or for alterations to existing properties, will be sympathetic with the surrounding area.

PP12Aberystwyth Town Council will consistently promote bi-lingual signage where appropriate and considers that illuminated fascia signage is likely to have a detrimental effect within the conservation area. The use of internal illumination should be limited to opening hours only.  Totem signage should be appropriate to the locality

PP13The provision of paths and cycle tracks are to be encouraged where appropriate.

PP14All applications will have adequate storage for waste within the curtilage of the property.

PP15Aberystwyth Town Council will normally expect at least 1.5 parking places per housing unit in all new dwelling applications.

PP16All applications for Houses in Multiple Occupation will be opposed.

PP17               Aberystwyth Town Council will look for sensitive and imaginative adherence to CADW’s townscape character guidance.

 

1. Planning Procedures

PR01   Aberystwyth Town Council will respond to all planning applications within the time frame stipulated by Ceredigion County Council. Where planning applications are received outside of the normal meetings cycle, non-contentious applications will be dealt with by the Town Clerk through consultation with the chairman and / or vice chairman (or all other committee members in their absence). An additional Council meeting will be called whenever there is a situation of wider public concern.

PR02The Town Council will refuse requests for meetings or comments prior to planning applications being submitted, unless the applicants are specifically directed by the Local Planning Authority to enter into pre-application consultation for the negotiation of applications.

 

PR03A Councillor representative will attend Development Control Committee meetings if necessary in order to put the Town Council’s views across to the Local Planning Authority. The Clerk will inform the chairman and/or vice-chairman of the Planning Committee when a planning application pertaining to the Aberystwyth Town Council area is due to be discussed at the next meeting of the County Council’s Development Control Committee. They will together agree a Town Council representative if deemed appropriate

 

PR04Amended Plans – these applications will appear on Council (Planning) Agendas and Minutes. The Plans will not be put on display but they will be available in the council office prior to the Council (Planning) Meeting.

 

PR05TPO’s and Trees in Conservation Areas – these applications will appear on Council (Planning) Agendas and Minutes. The Plans will not be put on display but they will be available in the council office prior to the Council (Planning) Meeting.

 

PR06Recording of Minutes  – Minutes of Planning Meetings should reflect the views of the Town Council, its policies and the community. In addition, specific references to the Local Plan and Local Development Framework policies shall be used in specific cases, which the Town Council deems necessary.

 

PR07The purpose of a site visit conducted by Members and officers is to gain information relating to the land or buildings which are the subject of the planning application and which would not be apparent from the planning application to be considered by the Planning Committee. A site visit may also assist Members in matters relating to the context of the application in relation to the characteristics of the surrounding area, and is an opportunity to hear the views of the members of the public, applicants and other interested parties. Members should not express an opinion on the planning application or on its merits (or otherwise) at the site visit. Discussions on site visits shall be confined to the application as currently submitted.

 

PR08 Applications involving buildings or structures with potential historical or archeological significance should be subject to a site visit, and if considered appropriate a request for the building or structure to be listed should be made to CADW in conjuction with Ceredigion County Council and the Aberystwyth and District Civic Society.

 

PR09The enhancement of recreational facilities (and other civic enhancements) is to be encouraged through the use of S.106 planning gain where appropriate.The Chief Executive officer has delegated responsibility to pursue such contributions on all relevant planning applications.

 

1. Correspondence

There was none for this committee.

 

1. To consider planning applications

Following discussion it was RESOLVED to submit the following observations to the Ceredigion County Council Planning department.

 

A13 0414 (dated 4^th June 2013)

Erection of an extension.

Winllan, 8 Dan y Coed, Aberystwyth.

No objection.

 

A13 0447LB (dated 14^th June 2013)

Retention of concrete slab on land currently forming part of the former Aberystwyth Town Library.

Land to the rear of the former Town Library, Corporation Street, Aberystwyth.

No objection.  However, Aberystwyth Town Council would like to encourage the use of this “slab” for the display of a piece of public art or a quiet public seating area.

 

A13 0448 (dated 13^th June 2013)

Variation of condition 6 & 19 of planning permission A11 0361 – BREEAM certificate and parking area.

Penglais Farm, Bryn Awelon, Clarach Road, Aberystwyth.

No objection.

 

A13 0450 (dated 14^th June 2013)

Alterations to the shopfront including n ew doors and windows, in order to subdivide the ground floor accommodation into two units.

Jim Raw Rees & Co., 1 Chalybeate Street, Aberystwyth.

No objection.  Aberystwyth Town Council welcomes the use of sustainable materials in this application.

 

A13 0458 (dated 20^th June 2013)

Variation of condition 2 of planning permission (currently 8am – 1am) 980420 to 8am – 5am.

Kebab and Burger Bar, 50 Terrace Road, Aberystwyth.

No objection.  However, it is hoped that any planning consent variations can include conditions that reflect the requirement for noise mitigation, the cleaning of the immediate vicinity of the premises, and other conditions that make the usual objections to such hours.  This is an ideal chance for Ceredigion County Council to enforce public expectation for the behaviour of late night/early morning facilities.

 

A13 0459 (dated 20^th June 2013)

Variation of condition 1 of planning permission 950229 (Hours of opening).

Kebab and Burger Bar, 51 Great Darkgate Street, Aberystwyth.

No objection.  However, it is hoped that any planning consent variations can include conditions that reflect the requirement for noise mitigation, the cleaning of the immediate vicinity of the premises, and other conditions that make the usual objections to such hours.  This is an ideal chance for Ceredigion County Council to enforce public expectation for the behaviour of late night/early morning facilities.

 

A13 0460 (dated 20^th June 2013)

Variation of condition 1 of 910203 to allow opening hours from 8am until 4.15am next day all week except Saturday until 4.45 next day and Sunday until 2.15 next day.

Lip Licking Chicken, 40 Pier Street, Aberystwyth.

No objection.  However, it is hoped that any planning consent variations can include conditions that reflect the requirement for noise mitigation, the cleaning of the immediate vicinity of the premises, and other conditions that make the usual objections to such hours.  This is an ideal chance for Ceredigion County Council to enforce public expectation for the behaviour of late night/early morning facilities.

 

A13 0471LB (dated 20^th June 2013)

Closure of first floor doorway between Birkdale & next door former Town Library.

Birkdale, Corporation Street, Aberystwyth.

No objection.

 

 

A13 0502 (dated 25^th June 2013)

Erection of 56 dwellings and associated works.

Land at Piercefield Lane, Penparcau, Aberystwyth.

Strongly object on the following grounds:-

1.  The site, due to its proximity to a working farm, could reasonably be considered to be totally unsuitable for such a large residential development as certain farming activities would inevitably cause complaints, and farming activities might have to be curtailed, causing a loss of farming efficiency.

2.  The current road/transport infrastructure is totally inadequate for such a large residential development and the inevitable increase in vehicular traffic in the area.

3.  There is very strong local opposition to this development on the grounds of loss of amenity.

4.  The hydrological impact of the development would have an adverse effect on the local area and on farming practice.

5.  Concern is also raised regarding the potential impact that e Coli pathogens, which can be either insect-carried or airborne, could have on habitations in close proximity to working farms, and this could have serious implications for community health and the wellbeing of a tight-knit community.

6.  The development would be totally out of character with the locality.

Aberystwyth Town Council is in receipt of a letter of objection from the Piercefield Lane Residents’ Association and the Council corporate would endorse the detailed objections raised within that correspondence.  It is understood that a copy of the letter has been sent to Ceredigion County Council Planning Department.