Conversion of 3 storey
dwelling into two apartments
Local Member; Councillor Dylan
Bullard
Link
to relevant background documents
Decision:
To delegate powers to the Assistant Head of Department to approve the
application subject to receiving an acceptable flood consequence assessment and
NRW approval of the flood consequence assessment
Conditions:
1.
Time
2.
Compliance
with plans
3.
Boundary
treatment completed prior to occupying the units
4.
Agree
on an affordable housing scheme (standard)
Note:
Welsh Water
Party Wall Act Requirements
Minutes:
Conversion
of a three-storey residential house into two flats
Attention was drawn to the late observations form.
a) The
Planning Manager noted that this was a full application for the conversion of
an existing residential property into two self-contained living units. It was explained that the existing building was located within
the development boundary of Pwllheli, and that it was
a three-storey building located at the end of a terrace of similar houses.
Specifically,
the internal layout offered:
·
Unit One
- Ground floor – shared hall/access, bedroom, living
room, kitchen, bathroom
·
Unit Two
- First floor - living room/kitchen, bathroom, utility
room
- Second floor – two bedrooms
It was noted that the assessment was extensive and that it
demonstrated evidence and justification for the need, as well as meeting the
requirements of policy TAI 9 that allowed the sub-division of existing
properties into smaller units, without the need for substantial external
extensions or adaptations. It was highlighted that the
development was part of the Council's Housing Action Plan, and would be used to
contribute towards the effort to meet the need for housing for local residents
of the Pwllheli area. It was added
that there was a clear confirmation of the acknowledged need for units of this
type and size in the area. The units were to be let to
residents in accordance with the Council's letting policy.
In terms of
general and residential amenities, it was explained
that the site was located in a busy location close to Pwllheli
town centre, and surrounded by residential dwellings. The current front
elevation of the building looked out over a busy public road to the front; it was intended to construct a 1.8m fence along the site's
boundaries to ensure that residential amenities were protected. There were no
external changes proposed for the building itself that would create any direct
overlooking that was either new, or worse than the current situation.
It was reported that concern had been expressed about bins that
would be kept at the front of the house, and how these would affect the
pavement and existing movements. Referring to the proposed
plans, it was noted that a specific area had
been designated for bin storage in the yard that formed part of the site. It was not considered that the proposal would cause significant
harm to the amenities of the local neighbourhood that was worse than the
current situation.
In terms of
transport and access matters, it was reported that the
house did not currently have a parking space and that it was not intended to
include spaces for the two new flats either. It was reported that there were
unrestricted parking spaces along the majority of the road as well as there
being public car parks relatively close by, and very convenient public
transport connections. Given this, the Transportation Unit had no objection to
the proposal.
The Language Unit
confirmed that the units were to be let at an
affordable social rent as part of the Housing Action Plan, which was part of
the Council's wider plans to secure housing for the county's residents, thereby
contributing to safeguarding and promoting the language.
It was highlighted that the site was partially within a C1
flood zone, as noted on the development advice maps included with TAN15:
Development and Flood Risk. It was noted
that the applicant had submitted a limited flood consequence assessment in
accordance with the guidance noted in Table A1.15 of TAN 15, and that the
assessment in question had been discussed with Natural Resources Wales -
reference was made to the response in the late observations form
It was acknowledged that local concern had been highlighted
about the use of the units, and whether they would be let to vulnerable
individuals. This was not a material planning consideration. It was explained that residential use was already established
on this site, and it was not considered that the proposed use would intensify
the use of the site to the degree that it would have an unacceptable impact on
the amenities of nearby residents or the wider area.
Having considered
all relevant planning matters, including relevant local and national policies
and guidance, as well as all the observations received, the proposal was
considered acceptable and in compliance with the requirements of the relevant
policies.
b)
Taking advantage of the right to speak, the
representative of an objector to the application noted the following points:
·
A sign notifying of the application was located on a
post on the opposite side of the street to number 20, and was impossible to see
if walking in the direction of Pen Llyn. A far more
prominent post was located a few yards from the property and on the same side
of the road, on the pavement used by all the residents. In addition, the sign
was on unlaminated paper. The notice was not visible
despite receiving an e-mail from a planning officer claiming that the 'location
of the notice was visible in order to notify of the proposal.'
·
Only four letters were sent;
these were sent to the closest neighbours at numbers 18, 19, 21 and 22. The department had apologised for failing to send letters to other
nearby houses, but what was the reason for this? There should have been
more effort made to contact the residents of the terrace who were to be affected by the development.
·
Gwynedd Council had purchased number 20 before the
property received planning permission for conversion into two flats. This
suggested that they were confident the application would be successful,
otherwise why spend public funds? They should have
exercised caution and considered obtaining planning permission on Council land
near Plas y Don rather than purchasing a private
dwelling or buying back a Council house.
·
The representative sympathised with local homeless
people who had fallen on hard times.
·
The Head of the Housing and Property Department had attempted
to reassure them by saying that 'the local people of Pwllheli
will always be prioritised' for these flats; however, the Housing Policy banded
applicants from one to four depending on their circumstances (band one - people
who had been abused and who were at risk of harm.
Without complete policy changes, it was people like these who were likely to be
housed in the flats
·
Gwynedd Council were going to 'keep an eye on the two
units' - how? There was no hope of keeping to this promise. If someone was unruly, how long would it take to get them out of the
flat?
·
Many young, local, Welsh-speaking people lived in the
terrace - many of them were families with young children who had purchased
their houses. These people would ensure the Welshness
of this area of the town as we want it, for the
benefit of the community and the Welsh language.
·
Gwynedd Council intended to locate two flats for
homeless people amongst these homes. What impact would this have on the price
of their houses? The proposal was completely inappropriate.
·
The two properties to the west of number 20, namely 21
and 22, were in a very poor condition, with huge holes in their roofs and
pigeons flying in and out. Why had
Gwynedd Council purchased a house adjoining these houses? Was it the intention
to purchase these cheaply, thus adding more flats to the portfolio?
·
It was difficult to believe that the Highways
Department and Pwllheli Town Council had not opposed
the application; the lack of parking spaces was laughable, with around 50
houses vying for around 20 parking spaces. If the Town Council viewed such a
plan to be appropriate in a respectable area of the town, God help us.
·
It was likely that strong objections to the plan were
very disappointing to the Planning Department, as it was obvious that they had
hoped to push this application through on the quiet. They should be ashamed of
the way they had behaved, and for what they were doing to Pwllheli
by homing such bad people in our hotels.
c)
Taking advantage of the right to speak, the Local Member
made the following points:
·
He agreed with the need to house the homeless but was
uncertain as to whether the location was suitable / safe
·
Many local families were desperate for social housing,
and perhaps there was a need to consider their feelings regarding the project
·
If approved, there was a need for 100% assurance that
the address would be monitored on a daily basis (although he thought it would
be difficult to achieve this)
·
As a committee, it should be insisted that suitable
residents were to be homed at the property, and not people who would create
problems for nearby residents, the Council and the Police
·
There was a need to ensure the safety of the
community, and to listen to the community's concerns
·
His duty as a Local Member was that the well-being of
residents of his ward was not endangered, and that their privacy was maintained
·
He acknowledged that there were alternative choices to
the application
ch) It
was proposed and seconded to approve the application
d)
It was proposed and seconded to defer the application
to give the applicant the opportunity to consult the community again regarding
the proposal
dd) During
the ensuing discussion the following points were made by members:
·
Information regarding the proposal needed to be shared
again with the community
·
Neighbours needed to be sure of the proposal - it was
suggested that discussions should be held with the Local Member so that
everyone could be involved in the process
·
It would be good practice to re-consult fully with the
community - this should be undertaken jointly by the Planning Service and the
Housing Department
·
It was acknowledged that statutory requirements had
been implemented in terms of consultation, but there was a need for further
consultation with the community so that the officers could persuade people
·
No parking space
·
The report was misleading in the context of use -
there was a need for clarity
·
The house had been purchased for the purpose of
re-converting - it was therefore taken for granted that a planning application
would be approved
·
The application appeared to have been rushed - there
was a need to comply with the process
·
No external adaptations
·
Choosing who was to live in the flats was not a
planning matter
·
It was important to have affordable housing for local people,
and to support the housing strategy
·
There was no need for the stigma against homeless
people - everyone needed to be given a chance
·
It was a planning application to convert a house that
was being discussed
·
The Community Council supported the application
·
A condition was proposed that the houses / flats
should be affordable indefinitely
e)
In response to the observations regarding a second
consultation, the Planning Manager noted that the consultation process in
connection with the application had met the statutory requirements relating to
notifying of planning applications, and that four nearby properties had
received letters along with a statutory notice placed on the street. The Head
of Legal Services added that a number of observations had
been received and that this was evidence that sufficient consultation
had been undertaken.
The Assistant Head
of the Environment Department added that there was no planning basis for
refusal of the application; this was an application for two affordable units
responding to the need, with sufficient evidence to make a decision
f)
A vote was taken on the proposal to defer
The proposal fell
ff)
A vote was taken on the proposal
to approve
RESOLVED:
To delegate powers to the Assistant Head of Department to approve
the application subject to receiving an acceptable flood consequence assessment
and NRW approval of the flood consequence assessment, and also subject to the
following conditions:
1. Time
2. Compliance with plans
3. Boundary treatment completed prior to
occupying the units
4. Standard affordable housing scheme
condition
Note:
Welsh
Water
Party
Wall Act Requirements
Supporting documents: