Planning Committee

The committee reaffirmed its view that planning permission should be refused for 43 homes at Gorwel, Llanfairfechan, because the site lies outside the settlement boundary; officers will issue the final decision under delegated powers. It was also minded to refuse a retrospective change of use at Jacksonville, Towyn, which lies outside the settlement boundary in a flood risk area without a flood consequence assessment. It was minded to grant conditional planning permission for a visitor information centre and new facilities at Welsh Mountain Zoo, Colwyn Bay.

1. Gorwel housing: reaffirming the refusal decision

   Decided

   The committee reaffirmed its resolution to be minded to refuse planning permission for 43 homes at 11 Gorwel, Llanfairfechan, because the site lies outside the settlement boundary and fails to comply with Local Development Plan policies. It authorised the Development and Building Control Manager to issue the decision under delegation.

   Why

   Members said the site lies outside the settlement boundary, the line around the built-up area of Llanfairfechan. Members also referred to a shortfall of housing across the county and to highway safety concerns. The officers' report puts the housing shortfall at 2,813 homes, or 40% against the plan requirement, and says the homes would carry significant weight in favour of approval. The addendum added a letter and revised plans from the agent, a further public representation, and updated comments from Highways and Strategic Planning Policy.

   Based on the minutes, 51286 - front cover (jan), 51286 - front cover (28th nov), Minutes , 28/11/2024 Planning Committee

2. Jacksonville, Towyn: classic car restoration and storage

   Decided

   The committee was minded to refuse planning permission, in line with the officers' recommendation. It authorised the Development and Building Control Manager to issue the decision under delegation.

   Why

   The site lies outside the settlement boundary and in a C1 flood zone under TAN15, the Welsh Government's flood risk guidance. Mr Rhys Davies spoke for the applicant, and the Chair read a representation from Councillor Nigel Smith, Cabinet Member for a Sustainable Economy; the minute does not record its content. The Development and Building Control Manager advised caution, as approving without an assessment could set a precedent. Some members considered the impact minimal and welcomed the economic benefits, but the majority, after discussing the flood assessment, backed refusal.

   Based on the minutes, 51592 - front cover, 51592 - appendix

3. Welsh Mountain Zoo: visitor centre and new facilities

   Decided

   The committee was minded to grant conditional planning permission. It authorised the Development and Building Control Manager to issue the decision under delegation.

   Why

   The proposal changes the existing sweet shop into a visitor information centre and replaces the sweet shop, with a covered activity area, on the site of a former snow leopard enclosure. The applicant says the current information centre is hard for visitors to find, and that the works would help keep existing jobs and attract visitors. The site is in a green wedge (an area of protected open land between settlements), where new buildings are normally inappropriate. Officers say the replacement shop departs from green wedge policy, but they consider its economic and social benefits and lack of harm to the open character to be exceptional circumstances that outweigh the policy. Cadw and the Council's Conservation team raised no objection, no public representations were received, and members were supportive. The declarations record for this item is inconsistent: item 2 says Councillor Nuttall found her interest prejudicial and left the meeting, while the note to this item says it was not prejudicial and she spoke and voted.

   Based on the minutes, 52098 - appendix, 52098 - front cover

Written by AI from the council's minutes and reports. Sentences with a number or name that can't be found in those papers are removed automatically, but mistakes are still possible. Councils publish no word-for-word record of meetings, so this says what was decided and why. Read the official papers to be sure.

1. 1

   Apologies for absence

   Minute

   Apologies for absence were received from Councillors Anthony Bertola, Dave Jones, Stephen Price and Trevor Stott.

2. 2

   Declarations of Interest: Code of Local Government Conduct

   Minute

   Councillor Jo Nuttall declared a personal interest in Agenda item 6 (b) (Code Ref: 0/52098) as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was considered prejudicial, Councillor Nuttall left the meeting whilst the matter was being discussed.

3. 3

   Urgent Matters

   Minute

   None reported.

4. 4

   Minutes

   Decision as recorded

   RESOLVED- That the minutes of the Planning Committee held 28 November 2024 and 11 December 2024 be approved and signed as a correct record.

   Minute

   The minutes of the Planning Committee held on 28 November 2024 and 11 December 2024 were submitted for approval. RESOLVED- That the minutes of the Planning Committee held 28 November 2024 and 11 December 2024 be approved and signed as a correct record.

   Papers: Minutes , 11/12/2024 Planning Committee, Minutes , 28/11/2024 Planning Committee
5. 5

   Deferred applications from the previous Committee meeting

   Part of an issue followed across 13 meetings

6. 5.d

   Code Ref: 0/51286 - Proposed demolition of 11 Gorwel to facilitate highway access and erection of 43 no. dwellings (13 no. affordable) with associated public open space, landscaping and means of highway access and pedestrian connectivity. 11 Gorwel, Llanfairfechan, Conwy, LL33 0DS

   Decision as recorded

   RESOLVED (a) That the Planning Committee be minded to refuse conditional planning permission as the development was situated outside the settlement boundary and failed to comply with policies within the Local Development Plan (LDP). (b) That the Development and Building Control Manager be authorised to determine the application under delegation.

   Minute

   Further to Minute 466(a) 28.11.2024, Members views were sought as to whether to reaffirm the Committee resolution to be minded to refuse planning permission and to delegate the issuing of the decision notice to Officers. An addendum to the report was presented, highlighting the following: • The agent had submitted a letter and revised plans and documents in response to matters raised during the Planning Committee held on 28 November, 2024 • The receipt of further public representation following the Planning Committee meeting on 28 November, 2024 • Consultee response update from Conwy County Borough Council – Highways and Strategic Planning Policy Services In considering the application and resolution, Members once more made reference to the following: • The development was situated outside the settlement boundary and failed to comply with policies in the Local Development Plan (LDP) • There was a housing shortfall throughout the County • Highway safety concerns The Committee debated the merits of the application and resolved to refuse the application as the site was situated outside the settlement boundary within the Local Development Plan (LDP). RESOLVED (a) That the Planning Committee be minded to refuse conditional planning permission as the development was situated outside the settlement boundary and failed to comply with policies within the Local Development Plan (LDP). (b) That the Development and Building Control Manager be authorised to determine the application under delegation.

   Part of an issue followed across 2 meetings

   Papers: 51286 - front cover (jan), 51286 - appendix 1, 51286 - appendix 2, 51286 - location plan, 51286 - front cover (28th nov)
7. 6

   To consider the following reports:

8. 6.a

   Code Ref: 0/51592 - Change of use of former B1/B8 building to restoration of classic cars, side extension, storage containers and area of hardstanding for vehicle storage. Jacksonville, Towyn Way West, Towyn, Conwy, LL22 9LG

   Decision as recorded

   RESOLVED: (a) That the Planning Committee be minded to refuse planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.

   Minute

   Further to a site inspection, Mr Rhys Davies spoke in favour of the application on behalf of the applicant and the Chair read out representation on behalf of Councillor Nigel Smith (Cabinet Member for a Sustainable Economy), who was unable to attend the meeting. The Principal Planning Officer advised that there was no evidence to suggest that land to the East of the building had previously been developed. In addition, the Development and Building Control Manager advised Members to exercise caution in approving an application that was not supported by a Flood Consequence Assessment (FCA), which risked setting a precedent. Whilst some Members were supportive of the application, considered the impact minimal to the surrounding area and welcomed the economic benefits to the local community, following further discussion surrounding the FCA, the majority were minded to refuse planning permission in accordance with the Officers’ recommendation. RESOLVED: (a) That the Planning Committee be minded to refuse planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation.

   Papers: 51592 - front cover, 51592 - appendix, 51592 - location plan
9. 6.b

   Code Ref: 0/52098 - Change of use of existing sweet shop to visitor information centre. Construction of replacement sweet shop and covered outdoor amenity/activity facility on site of former snow leopard enclosure. Formation of stepped and ramped access to new facilities. Welsh Mountain Zoo, Old Highway, Colwyn Bay, Conwy, LL28 5UY

   Decision as recorded

   RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation. Note: Councillor Jo Nuttall declared a personal interest in the above item, as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was not considered prejudicial, Councillor Nuttall was able to speak and vote on the matter.

   Minute

   Members were supportive of the application. RESOLVED: (a) That the Planning Committee be minded to grant conditional planning permission. (b) That the Development and Building Control Manager be authorised to determine the application under delegation. Note: Councillor Jo Nuttall declared a personal interest in the above item, as she is a member of the Welsh Mountain Zoo Ethics Committee. As the interest was not considered prejudicial, Councillor Nuttall was able to speak and vote on the matter.

   Papers: 52098 - front cover, 52098 - appendix, 52098 - location plan

Councillors must say when they have a personal link to something being discussed, such as a job, a property or a family member. A prejudicial interest is one strong enough that the councillor usually leaves the room and takes no part.

• Jo Nuttall: Personal and prejudicial interest on Code Ref: 0/52098 - Change of use of existing sweet shop to visitor information centre. Construction of replacement sweet shop and covered outdoor amenity/activity facility on site of former snow leopard enclosure. Formation of stepped and ramped access to new facilities. Welsh Mountain Zoo, Old Highway, Colwyn Bay, Conwy, LL28 5UY.

  Member of the Welsh Mountain Zoo Ethics Committee. Item 2 records that she considered the interest prejudicial and left the meeting; the note to item 9 says the interest was not prejudicial and she spoke and voted.

• Austin Roberts, ChairPlaid Cymru a’r Blaid WerddPresent
• Ifor Lloyd, Vice-ChairGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent
• Alan Hunter, Committee MemberGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent
• Andrew David Wood, Committee MemberGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent
• Antony Bertola, Committee MemberConservativeSent apologies
• Bernice McLoughlin, County CouncillorAelodau Annibynnol Cynghreiriol/Allied IndependentsIn attendance
• Charlie McCoubrey, LeaderGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupIn attendance
• Chris Cater, Committee MemberGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent
• Dave Jones, Committee MemberCynghrair Dinasyddion yn Gyntaf / Citizens First AllianceSent apologies
• David Gerard Carr, Committee MemberCynghrair Dinasyddion yn Gyntaf / Citizens First AlliancePresent
• Gwennol Ellis, Committee MemberPlaid Cymru a’r Blaid WerddPresent
• Jo Nuttall, Committee MemberConservativePresent
• Kay Redhead, Committee MemberGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent
• Mandy Hawkins, Committee MemberLabourPresent
• Nia Owen, Committee MemberPlaid Cymru a’r Blaid WerddPresent
• Sian Grady, County CouncillorGrŵp Annibynnol Sir Conwy / Conwy County Independent GroupIn attendance
• Stephen Anthony Price, Committee MemberLabourSent apologies
• Trevor Stott, Committee MemberLiberal DemocratSent apologies
• Trystan Lewis, Committee MemberGrŵp Annibynnol Cyntaf Conwy/Conwy First Independent GroupPresent

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