Issue - meetings

Full application for a new residential development of 14 dwellings to include associated service road and footpath, parking, landscaping and foul drainage pumping station

LOCAL MEMBER: Councillor Dylan Bullard

Link to relevant background documents

DECISION

To delegate the right for the Assistant Head of Department to approve the application, subject to completing a Section 106 Agreement to secure a financial contribution towards play areas and to ensure provision of four affordable dwellings. Also, conditions involving the following should be implemented:

1.         Timescales

2.         In accordance with the approved plans.

3.         Permitted development restriction on the affordable dwellings.

4.         Materials

5.         Welsh Water / SUDS

6.         Construction times

7.         Finished floor levels

8.         Privacy screens for balconies on plots 5 and 10

9.         Highways access conditions

10.       Landscaping

11.       Protecting trees

12.       Archaeological investigation

13.       Welsh language mitigation measures – to advertise the site, names of the estate and the houses

For information:  SUDS

Attention was drawn to the late observations form.

a) The Development Control Team Leader highlighted that the application was a full application to construct 14 two-storey dwellings, with four of them as affordable homes. The site was located to the north of Pwllheli above the town centre in an area known as Denio. Although the site was located within the defined development boundary of Pwllheli, the existing development density is lower than the rest of the town. It was explained that Pwllheli was identified as an Urban Service Centre under policy TAI 1 of the  LDP, which encouraged a higher proportion of new developments within urban centres by means of housing designations and windfall sites. When adopting the LDP, the site was allocated for 14 units, therefore, the application met the requirements of policy TAI 1.

It was reported that the applicant had submitted the open market value of the dwellings to show that a suitable discount could be applied to ensure they remained affordable in perpetuity. Having assessed the figures in consultation with the Housing Department, it was agreed to give a 40% discount when preparing a section 106 agreement.

In the context of open spaces, it was noted that Policy ISA 5 of the LDP required new housing proposals for 10 or more new houses in areas where existing open spaces could not satisfy the needs of the proposed housing development to provide a suitable provision of open spaces. In exceptional circumstances, where it was not possible to provide an outdoor play area as an integral part of a new housing development, the developer would be required to provide suitable provision off the site; a site that is accessible and close to the development in terms of walking or cycling distance or, where this was not practically possible, to make a financial contribution towards new facilities including equipment, improving existing facilities on sites with access or improve access to existing open spaces.

It was highlighted that the application did not include the provision of an open / play area on the site but that the plan provided the number of anticipated dwellings in accordance with the site allocation. Having assessed the plan, it was not unreasonable that there was no provision on the site and after using the formula within the SPG Open Spaces in New Housing Developments, the Joint Planning Policy Unit had calculated a financial contribution of £5855.71 towards provision off the site. A discussion was held with the applicant and it was agreed that the contribution would be ensured via a section 106 agreement.

In the context of a linguistic impact, although there was no need to submit a formal statement, consideration should still be given to the Welsh language in accordance with the guidance in Appendix 5 of the 'Maintaining and Creating Distinctive and Sustainable Communities' SPG. It was highlighted that the applicant had considered the Welsh language and that the application complied with the requirements of section 'CH', Appendix 5  ...  view the full minutes text for item 13