Agenda and minutes

None received.

The minutes of the Planning Committee meeting dated 6^th December 2022 were confirmed and signed by the Chair.

We considered the reports of applications DM/2020/00762 and DM/2020/00763 together with late correspondence, which were presented for refusal for the reasons outlined in the reports.

Applications DM/2020/00762 and DM/2020/00763 had been presented to Planning Committee in November 2022 with a recommendation for approval subject to conditions. However, the Planning Committee had been minded to refuse both applications and that they be re-presented to a future Planning Committee meeting with appropriate reasons for refusal.

The Local Member for Llangybi Fawr, also a Planning Committee Member, outlined the following points:

·         The amendments to the applications made by Welsh Water do not ensure the integrity of the Site of Special Scientific Interest (SSSI). No substantial changes have been made.

·         The events and parties aspect of the application have not been removed.

·         The number of guests at an event has been lowered to 70.  However, the Visitor Centre would be required to adhere to fire safety regulations which only allows 70 guests on safety grounds.

·         The local Member expressed concern regarding the number of events, namely, six per application, which would equate to 12 events per year in total. This amendment was considered to be ambiguous and clarity was sought regarding whether this related to indoor or outdoor events in addition to the 28 outdoor events that may be held via permitted development.

·         Welsh Water has not stated whether these events will be held in the water sports centre during the closed season.

·         Under Natural Resources Wales (NRW) guidance, footpaths should remain closed during the overwintering bird closed season.  Therefore, making it difficult for people to access the water sports centre. Lighting along footpaths might be required but there is no information relating to this matter in the management plan. If this is the case, Monmouthshire County Council’s Biodiversity Officer should undertake a survey to assess the impact on the biodiversity of the sites.

·         NRW concerns from September 2020 have not been addressed by Welsh Water.

·         The Planning Committee needs to ensure that the SSSI is not put at risk.

·         The water sports centre will be used mainly for business meetings, sporting groups, school visits and organised events for wildlife and environmental groups.  Concern was expressed that permission was being sought to extend the opening hours from 6.00am to midnight.  It was considered that the current permission would suffice for the community events Welsh Water claims to seek.  Extending the opening hours until 11.00pm with staff to vacate the site by 12.00am suggests that permission is being sought for the SSSI site to become a party venue that will have a detrimental impact on the wildlife.  It was considered that these applications did not comply with Planning Policy Wales.

·         The local Member quoted the Minister for Climate Change, Julie James’ letter, following COP15 to all Heads of Planning dated 20^th December 2022.

·         The Planning Committee was asked to uphold its original decision to refuse both applications.

·         Concern was expressed regarding the balconies being used as an overspill area during the closed season,  ...  view the full minutes text for item 3.

We considered the report of the application together with late correspondence, which was presented for refusal for the reason outlined in the report.

The local Member for Gobion Fawr, attended the meeting by invitation of the Chair and outlined the following points:

·         The current business enhances the area seeking to attract tourism from afar.

·         The business aspires to five-star rating receiving excellent reviews from guests.

·         Visitors will contribute to the local economy by visiting local restaurants, public houses and shops, as well as tourist facilities.

·         Developing a luxury tourist offer requires appropriate levels of service and supervision.

·         The business is a diversified enterprise associated with the large farming business more than two miles away. All the existing staff associated with the farm are employed on the farm.  The intention is for the holiday let business at Alice Springs to be operated by appropriately, highly skilled specialist employees.

·         It has become unrealistic to service the guests from a remote location on a farm two miles away.  There is a need for 24-hour on-site support for guests who may arrive at various times throughout the day or evening.

·         There is concern for elderly guests and guests with disabilities who might require support on arrival during their stay. Guests might fall ill or have an accident when the site is not attended.

·         The site requires a Manager’s dwelling allowing the constant presence of an experienced manager with appropriate skills including first aid training. With the potential for having 64 guests on site, it was considered unreasonable not to have a 24-hour on-site presence. It would be difficult for staff located on the farm two miles away to provide such a service with the management skills required for the holiday let business.

·         The full-time manager would be an experienced professional and would likely have a family with a partner also being employed on the site.

·         The Council accepts that this is a long-term viable business and that there is a need for emergency cover.  The Council welcomes the holiday accommodation and acknowledges the manager’s dwelling would provide effective management.

·         The only issue being put forward to refuse the application is that the site could be managed by farm-based staff two miles away.  The suggestion has been made for a nightwatchman to fulfil the need for emergency cover. However, this does not recognise the requirements of running and supporting a high-end tourist accommodation of up to 64 guests.

·         It has been suggested that one of the holiday lets could be used to accommodate the proposed Manager. However, the Manager is likely to have a partner and possibly children requiring two holiday lets to be reconfigured with a substantial loss of income to the site.

·         The business requires a 24-hour on-site presence of an experienced manager with an appropriate on-site manager’s dwelling that allows for a partner and family.

Having considered the report of the application and the views expressed, the following points were noted:

·         Some Members expressed support for the application. Having a full time  ...  view the full minutes text for item 4.

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been held at 60 Old Barn Way, Abergavenny on 30^th November 2022.

We noted that the appeal had been dismissed.

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been held at Arosfa, Llanfair Discoed, Chepstow on 30^th November 2022.

We noted that the appeal had been allowed and planning permission had been granted for a single-storey front extension at Arosfa, Llanfair Discoed, Chepstow NP16 6LY in accordance with the terms of the application, Ref. DM/2022/00696, dated 09 May 2022, subject to conditions.

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been held at the Cotlands, Beacon Road, Trellech on 14^th November 2022.

We noted that the appeal had been dismissed.

We received the Planning Inspectorate report which related to an appeal decision following a site visit that had been held at Little Cider Mill Barn, Tre-Herbert Road, Croesyceiliog, Cwmbran on 14^th November 2022.

Appeal A

We noted that the appeal had been dismissed, the enforcement notice had been upheld and planning permission had been refused on the application deemed to have been made under section 177(5) of the 1990 Act (as amended).

Appeal B

We noted that the appeal had been dismissed.