Agenda item

Application No C20/0942/22/LL - Land Near Maes Dulyn County Road, Penygroes, LL54 6HE

Meeting of Planning Committee, Monday, 22nd March, 2021 11.00 am (Item 10.)

Erection of 24 dwellings, creation of a new access and internal access road, consolidation of Public Right of Way route, drainage and associated works

LOCAL MEMBER: Councillor Judith Humphreys

Link to relevant background documents

Decision:

DECISION:

To delegate the right for the Assistant Head of the Environment Department to approve the application subject to the receipt of a favourable response from Welsh Water and for the applicant to complete an agreement under Section 106, in order to ensure a financial contribution for the educational provision and open space contribution.

Conditions

1. Five years.

2. In accordance with the documents/plans submitted with the application.

3. Natural slate.

4. Samples of materials and colours for the houses as well as details of the solar panels to be agreed with the LPA.

5. Highways Conditions.

6. Soft and hard landscaping.

7. Biodiversity and Tree Conditions

8. Working hours limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and no working at all on Sundays and Bank Holidays.

9. Details of Path

10. Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.

11. Ensure a plan/arrangements to provide the affordable units.

12. Removal of general development rights for the affordable units.

13. Submit a Construction Method Statement including parking provision for the builders' vehicles.

14. Submit outdoor lighting details to be agreed with the LPA before they are installed.

15. Archaeological mitigation measures condition.

16. Safeguarding the open space for the future

Note: Inform the applicant of the need to submit a sustainable drainage strategy plan for approval by the Council's Water and Environment Unit.

Note: Inform the applicant of the response of Welsh Water referring to a public sewer that crosses the site.

Note: Welsh names for the homes and the estate/roads within the estate itself

Minutes:

Attention was drawn to the late observations form.

a) The Planning Manager elaborated on the background of the application and noted that it was a full application to provide 24 residential units and all of them would be affordable homes. The application had been submitted by Grŵp Cynefin (Registered Social Landlord) and was a joint scheme between Grŵp Cynefin and Gwynedd Council. It was explained that the site, already owned by Grŵp Cynefin, was located within the development boundary of Penygroes, and had been designated for housing as included in in the Gwynedd and Anglesey Joint Local Development Plan (LDP). The application was split into several different elements, which included:-

· The provision of affordable units that included 10 two-bedroom houses, 3 three-bedroom houses, 2 three-bedroom houses, 1 four-bedroom house and 8 one-bedroom flats that would be available in the form of a mixed affordability tenure, which was to be agreed. Provision of infrastructure to include an estate road and associated footpaths, fences/railings and stone walls.

· Provision of parking spaces for each house, create a new access from the adjacent class II county road (B4418) as well as providing a footpath through the site in compliance with the public footpath that crosses the site.

· Provision of an amenity plot within the site, along with areas to accumulate water and a wildlife corridor.

It was reported that the applicant had succeeded to obtain grants funded by Welsh Government to build all residential units as affordable units.

Reference was made to affordable housing matters and housing mix. It was noted that the applicant had submitted an Affordable Housing Note. It was explained that the tenants would be selected via a local housing allocation policy. It was estimated that there were 70 applications on the social housing waiting list in the area and the lack of supply meant that some would have to wait a long time to find a home. It was considered that the proposal was a big step in the right direction to re-home people in their local area by developing a quality scheme that would meet recognised needs by providing an appropriate mix of units.

It was noted that visual, general and residential amenities and transportation matters were acceptable. In terms of flooding and drainage matters, it was noted that Welsh Water had confirmed it was satisfied that the assets would be suitably protected.

In referring to language matters, it was reported that a language statement had been submitted with the application along with a further amendment. It was reiterated that further observations had been submitted (22/3/21) by the Language Unit confirming that it did not object to the application as the educational matters and the need for housing had been confirmed.

It was reported that the Education Department’s Information Officer had noted that Ysgol Gynradd Bro Lleu had exceeded its capacity and therefore there was justification to ask for a contribution to address the shortfall in capacity by contributing a specific sum of £64,614. It was reiterated that the applicant had received confirmation from the planning officers that an educational contribution was needed and this could be secured by signing a legal agreement under Section 106.

In the context of play areas, it was highlighted that there was a lack of play areas with equipment for children in the area. It was noted that the applicant was proposing 1040m²of open space without equipment on the site and the agent had explained that equipment could not be provided on the proposed plot because access would be required to utilities such as Welsh Water. Although the proposal included a proposed open space, the space did not meet the need for a plot with play equipment. In order to comply with the requirements of policy ISA5 of the LDP and the SPG: Open Spaces in New Housing Developments, confirmation had been received from the Gwynedd and Anglesey Joint Planning Policy Unit that it would be required for the developer to provide a contribution of £8911.54 through a 106 agreement in order to secure appropriate provision in the local area.

It was not considered that the proposal was contrary to local or national policies and there was no material planning matter that outweighed the policy considerations. Consequently, it was considered that the proposal was acceptable subject to the completion of a 106 Agreement, ensuring contributions for education and an open space and to include the suitable conditions.

b) Taking advantage of the right to speak, the applicant noted the following points:

· That the development was very important to Grŵp Cynefin - as it was on its home turf.

· A substantial consultation on the development had been undertaken via a housing needs survey held by the Rural Housing Facilitator and also through the pre-application process.

· The plans had been amended several times - the development of the 24 new homes and the mix submitted in the application was in response to the feedback and concerns raised.

· That the land was already owned by Grŵp Cynefin and they were encountering challenges as they developed with the need to address significant abnormal land conditions and the location of services in relation to the site. However, the development as designed and submitted did address this.

· It was proposed to erect 24 new low carbon and energy efficient homes, and they had been successful in receiving grant funding from Welsh Government through the Innovative Housing Programme.

· As a Registered Social Landlord, all new homes would be available to local people on a mixed affordability tenure. The tenure would be in line with the affordable tenures allowed under the conditions of the grant available from Welsh Government for the development .

· They would work closely with Llanllyfni Community Council, Gwynedd Council and Tai Teg to agree on a local allocation policy for these new homes.

c) Taking advantage of the right to speak, the Local Member made the following points:

· There was an immense need for housing for local people

· Lack of housing was one of Gwynedd Council's challenges, therefore the development was to be welcomed.

· It was an innovative, environmentally friendly development

· It responded to the need for housing locally

· Proud of the scheme

· Full support of the scheme

ch) It was proposed and seconded to approve the application.

d) During the ensuing discussion, the following observations were made by members:

· That the houses were of good quality

· The layout was acceptable

· Happy with the conditions and the design

· Welcome the Trees Unit's recommendation of a condition

· Need to consider using Welsh names for the houses

· Welcomed the development

· Need for housing locally

In response to a comment that 24 was a large amount of houses and there was a need to avoid seeing a situation of empty houses that could arise and could lead to them being sold on the open market, the Planning Manager noted that the applicant was a registered landlord that would receive a grant that would bind the houses as affordable ones only - the houses would be allocated for renting through a partnership between the Council and Grŵp Cynefin.

In response to an observation on Welsh house names, it was highlighted that there was a statutory procedure for naming houses and that it would not be reasonable to set a condition to ensure this. It was reiterated that Building Control had responsibility for naming estates and numbering houses. It would be possible to encourage people to use Welsh names - a suggestion was made to include a note to highlight these wishes.

RESOLVED

To delegate powers to the Assistant Head of the Environment Department to approve the application subject to the receipt of a favourable response from Welsh Water and for the applicant to complete an agreement under Section 106, in order to ensure a financial contribution for the educational provision and open space contribution.