Issue - meetings

Outline application with some matters reserved (appearance, landscaping) for the provision of 5 self-build plots for affordable dwellings

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION: To approve with conditions 

1.    Time

2.    In accordance with the plans

3.    Materials

4.    Affordable housing condition

5.    Highway conditions

6.    Biodiversity condition/biodiversity enhancements

7.    NRW condition

8.    Welsh Water Condition

9.    Reserved Matters condition

10.  Removal of PD rights for extensions and restrict to C3 residential use only

11.  Protect the public footpath.

Outline application, with some reserved matters (appearance, landscaping) to create five self-build plots for affordable housing.

a)     The members were reminded that the Committee had deferred the decision in April 2024 to be able to visit the site and to give the applicant the opportunity to submit more information. It was reported that the site visit had been undertaken and that a Housing Statement, Landscape Statement and Plot/Site Valuation had been received from the applicant, and the application had been re-amended in light of the additional information. It was stated that the original recommendation had been to refuse the application for three reasons, namely: the visual impact of the development, lack of information regarding the need and housing mix, and lack of information to be able to complete an assessment under the Habitats and Species Protection Regulations.

It was reported that in respect of biodiversity, the Biodiversity Unit had confirmed that because the site was 750 metres north of the Pen Llŷn a'r Sarnau SAC, the development would not cause loss of marine habitats or cause noise in the sea which could disturb marine mammals (dolphin, whale, seals). Neither would it cause harm to coastal processes, and it was highly unlikely that pollution from the development could reach the sea. As a result, it was concluded that the development was unlikely to have an impact on the SAC and that the proposal was now acceptable and in accordance with the requirements of policies PS 19 and AMG 5.

In the context of 'need' issues, based on the housing statement and likely valuation of the plots that had been received, together with information from the Strategic Housing Unit, the overall need was considered to have been proved. It was reiterated that the individuals would still need to prove the 'need' fully through the Tai Teg assessment process, but by imposing and discharging an affordable housing condition before commencing any development work, there would be an opportunity to confirm the type of tenure, housing mix and an opportunity for the individuals to complete the Tai Teg assessment process.

With the application only being outline, it was noted that it was not possible to value any property until detailed plans were in place. Nevertheless, a high-level valuation had been received, based on the size of a 94m² 3-bedroom house on the open market which was in line with the size of a 3 bedroom two-storey house in the SPG Affordable Housing and was therefore relevant for consideration in the context of the application. The valuation appeared to show that a discount could be applied, but a discount of around 40% would be required to ensure affordability. It was also noted that consideration could be given to applying an individual discount on each dwelling based on its final design, through a condition discharge application and a section 106 agreement. Consequently, since receiving the additional information, and given the ability to impose a condition to agree on the provision of affordable housing, the officers  ...  view the full minutes text for item 6