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Agenda, decisions and minutes

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Items
No. Item

1.

APOLOGIES

To accept any apologies for absence.

Additional documents:

Minutes:

Apologies were received from Councillor Simon Glyn and Councillor Anwen Davies (Local Member for application 5.2, 5.3 and 5.4 - who declared an interest as she was a caravan site owner in the same area)

 

2.

DECLARATION OF PERSONAL INTEREST AND PROTOCOL MATTERS

To receive any declaration of personal interest and to note protocol matters.

Additional documents:

Minutes:

a)    Councillor Owain Williams in item 5.2 (C21/0645/33/LL), 5.3 (C21/0573/33/LL) and 5.4 (C21/0665/40/LL) on the agenda, as he was the owner of a caravan site.

 

b)    Councillor Berwyn Parry Jones in items 5.7 (C21/0803/11/LL) on the agenda, as he was a member of the Adra Board.

 

The members were of the view that it was a prejudicial interest, and they withdrew from the meeting during the discussion on the applications.

 

c)    The following members declared that they were local members in relation to the items noted:

·         Councillor Gareth Griffith, (not a member of this Planning Committee) in relation to item 5.1 on the agenda (C20/0494/20/LL).

·         Councillor Ioan Thomas (not a member of this Planning Committee) in relation to item 5.1 (C20/0494/20/LL), 5.5 (C21/0398/14/LL) and 5.6 (C21/0399/14/CR) on the agenda.

 

3.

URGENT ITEMS

To note any items that are a matter of urgency in the view of the Chairman for consideration.

Additional documents:

Minutes:

None to note

4.

MINUTES pdf icon PDF 232 KB

The Chairman shall propose that the minutes of the previous meeting of this committee, held on, 1st November 2021, be accepted as a true record.

Additional documents:

Minutes:

The Chair accepted the minutes of the previous meeting of this committee, held on 1 November 2021, as a true record.

 

5.

PLANNING APPLICATIONS

To submit the report of the Head of Environment Department.

Additional documents:

Minutes:

The Committee considered the following applications for development. Details of the applications were expanded upon and questions were answered in relation to the plans and policy aspects.

 

6.

Application No C20/0494/20/LL Gwel Y Fenai ( former Ferrodo Site and Plas Brereton ), Caernarfon, LL55 1TP pdf icon PDF 815 KB

Development of a holiday and leisure park to include 173 holiday lodges; 51 new-build holiday apartments; change of use of building to 4 holiday apartments; a leisure hub building; re-configuration and renovation of industrial units; provision of a private water treatment plant; and, associated car parking, landscaping, access and internal access roads.

 

LOCAL MEMBERS: Councillor Gareth Wyn Griffith and Councillor Ioan Thomas

 

Link to relevant background documents

 

 

 

Additional documents:

Decision:

 

DECISION: To refuse – reasons

 

1.    It is not considered that sufficient information has been submitted as part of the application to ensure that the proposal would not adversely affect the Welsh Language and Culture.  The proposal is therefore contrary to the requirements of Policy PS1 of the Anglesey and Gwynedd Joint Local Development Plan 2017, together with the Supplementary Planning Guidance on Maintaining and Creating Distinctive and Sustainable Communities and TAN 20 Planning and the Welsh Language. 

 

2.    Sufficient information has not been submitted as part of the application which sets out how the proposal complies with Policy CYF 5 Alternative Uses of Existing Employment Sites, and therefore the proposal does not comply with the requirements of the Policy.  The proposal must therefore be considered contrary to the requirements of Policies CYF 1, CYF 5 of the Anglesey and Gwynedd Joint Local Development Plan 2017 together with the Supplementary Planning Guidance: Change of use of community facilities and services, employment sites and retail units.

 

3.    The proposal is situated on an open and visible coastal site which forms the front elevation of extensive views of Snowdonia from the Anglesey AONB. This particular development falls within the LCA01 (Bangor Coastal Plain) Landscape Character Area and the Landscape Sensitivity and Capacity Study notes that within each area contributing to the National Park’s setting there is typically no capacity for static caravan park / holiday lodge developments. However, outside these areas there may be some capacity for small to very small holiday lodges / caravan park developments that have been well designed and situated. The Study defines very small developments as up to 10 units and small developments between 10 - 25 units. The information on proposed landscaping is sketchy and does not include sufficient detail to confirm that it would be acceptable in terms of type and scale. To this end it is therefore considered that the proposal is contrary to the requirements of criteria 1i) and1ii) of policy TWR 3, point 3 of policy PS14 together with policies AMG 3 and PCYFF 4 of the Anglesey and Gwynedd Joint Local Development Plan 2017 and the ‘Isle of Anglesey, Gwynedd and Snowdonia National Park Landscape Sensitivity and Capacity Study’ (Gillespies, 2014) as the proposal would lead to an abundance of static caravan sites or permanent alternative camping sites and would have a detrimental visual impact on the Anglesey AONB and the local landscape.

 

4.    The Welsh Government’s Economy and Infrastructure Department has confirmed that it has a holding objection to ensure that arrangements can be made whereby vehicles will not accumulate on the A487 trunk road at peak times and the Council’s Transport Unit is concerned about the same impact.   To this end, the Local Planning Authority is not convinced that the plan would provide a safe access to the proposal, and therefore it does not comply with the requirements of criterion 1iii) of policy TWR 3, nor policies TRA 1 and 2 of the Anglesey and Gwynedd Joint Local Development  ...  view the full decision text for item 6.

Minutes:

Development of holiday and leisure park to include 173 holiday lodges;  51 new-build holiday apartments; change of use of building to 4 holiday flats; construction of leisure hub; reconfiguration and refurbishment of industrial units; provision for private water treatment works; and associated car parks, landscaping, access and internal access roads. 

 

Attention was drawn to the late observations form.

 

a)    The Development Control Team Leader elaborated on the background of the application, and noted that it was an application to develop a holiday and leisure park. It was explained that the application had been split into two sections - including the former Ferodo site and the Plas Brereton site. It was noted that the sites had been located along the banks of the Menai Strait between Caernarfon and Felinheli, with the Lôn Las Menai cycle path running through them forming the existing pedestrian/cycle link between both sites. It was reiterated that the upper part of the sites abutted the A487 highway running from Caernarfon to Felinheli.

 

It was reported that the site abutted a C2 flooding zone on the banks of the Menai Strait as defined on development advice maps in relation to TAN 15 Development and Flood Risk. The site was partly within the Plas Brereton Regional Wildlife Site and a number of trees on the site were protected by Tree Preservation Order TPO0137: Ferodo, Caernarfon and TPO0078 Bangor Road, Caernarfon. It was noted that two Grade II Listed buildings at Plas Tŷ Coch and Tŷ Coch Farm Brick Arch were situated 60m south of the site, whilst Llanidan Hall Park and Garden (grade II* listed) was situated opposite the former Ferodo site, on Anglesey. The site was situated approximately 1km east of the Anglesey Area of Outstanding Natural Beauty, and the Menai Strait and Conwy Bay Special Areas of Conservation were situated immediately to the North East of the site.

 

The development on the Plas Brereton site included the following:

 

·         Demolition of old stable and coach house buildings

·         Conversion of Plas Brereton to 4 holiday units (3 one bedroom and 1 three bedroom)

·         Installation of 18 holiday lodges

·         Tree works and felling

·         Use of existing roads within the site and provision of some new roads

 

It was noted that the 'boathouse' building, which was the subject of a change of
use for a café, had now been removed from the application.

 

The development on the former Ferodo factory site included the following:

 

·      Demolition of part of the existing factory buildings

·      Refurbishment of premises for the provision of 9 units for commercial use (use was not entirely clear but it was understood that it would fall within B1/B2 class uses) with associated parking

·      Erection of new three-storey leisure hub building comprising 51 1 and 2 bedroom holiday units plus leisure facilities including a water park, bowling facilities, children’s soft play area, restaurant, café, fast food, shop and health and well-being zone.

·      Provision of 155 holiday lodges

·      Tree works and felling

·      Provision of new roads

·      Use of the existing car park  ...  view the full minutes text for item 6.

7.

Application No C21/0645/33/LL Bodvel Hall, Lôn Boduan, Efailnewydd, Pwllheli, Gwynedd, LL53 6DW pdf icon PDF 240 KB

Change of use of agricultural land to proposed touring caravan park (40nr pitches) including amenities block, access track and access entrance

 

LOCAL MEMBER: Councillor Anwen J Davies

 

Link to relevant background documents

Additional documents:

Decision:

To defer in order to discuss the amended plans regarding the entrance

Minutes:

 

Change of use of agricultural land into a proposed touring caravan park (40 pitches) including amenity block, track and access

Attention was drawn to the late observations form.

a)    The Development Control Officer highlighted that this was an application to change the use of agricultural land, approximately one third of an existing pasture, to a touring caravan park.  The work would include:

·         40 informal grassed pitches measuring at least 8m x 8m

·         3.6m wide hardcore access road forming a one-way network through the site - there will also be space for charging electric cars.

·         Safe play area in the centre of the site.

·         Amenity block providing toilets, showers and washing facilities - this would be a timber building with a flat roof, 11.4m x 6.8m in surface area and 2.6m high.

·         Creating a new clawdd along the site's western boundary - this would be formed with 2m of soil and planted with indigenous hedgerow plants.

It was explained that the site was located in open countryside approximately 1.1km to the west of the Llannor cluster as defined by the Anglesey and Gwynedd Joint Local Development Plan; approximately 300m along the road, which was partly private and partly unclassified, from the A497 highway leading from Pwllheli to Nefyn.

Attention was drawn to the observations of the Biodiversity Unit, which noted that there were several records of birds listed under section 7 of the Environment Act (2016) on or nearby the site and they suggested that the applicant should provide a Preliminary Ecological Assessment of the site. Concern was also expressed regarding the impact of improving access to the site on the nearby trees and hedges. It was reported that no information regarding these matters had been received by the applicant; however, it was considered that by setting conditions to ensure appropriate mitigation measures, that this proposal could be acceptable in terms of its impact on biodiversity and in the long run, it could satisfy the requirements of policy PS 19.

In response to the original observations of the Transportation Unit, further proposals had been submitted to ensure safe access to the site. However, despite the proposed improvements, the Transportation Unit's concerns remained in relation to the scheme. It was considered that the development was likely to attract more traffic along the narrow road to the site, and, although recognising the proposal to introduce an additional passing place on the unclassified road and introducing road markings on its junction with the private road, concern remained about the lack of visibility on the junction, between the unclassified road and the A497. The proposals made, namely to cut the hedge on the A498 near the junction to a height of 1.1m for 100 yards to the direction of Nefyn, were not enough to overcome safety issues resulting from lack of visibility on the road which was much lower than the ideal standards. It was highlighted that the Service had now received an amended plan for the junction and the recommendation was now  ...  view the full minutes text for item 7.

8.

Application No C21/0573/33/LL Nant, Boduan, Pwllheli, Gwynedd, LL53 8YE pdf icon PDF 234 KB

Siting of 5 seasonal wooden camping pods, erection of shower / toilet unit, installation of a domestic sewage treatment plant and landscaping works.

LOCAL MEMBER: Councillor Anwen J Davies

Link to relevant background documents

Additional documents:

Decision:

To defer in order to discuss and assess the additional information received

 

Minutes:

Siting of 5 seasonal wooden camping pods, erection of shower / toilet unit, installation of a domestic sewage treatment plant and landscaping works.

 

Attention was drawn to the late observations form.

 

a)    The Development Control Officer highlighted that additional information had been received from the applicant together with a request to defer determination in order to discuss access matters and the response of Natural Resources Wales regarding the sewerage system. 

 

b)    It was proposed and seconded to defer the application.

 

RESOLVED to defer in order to discuss and assess the additional information received

 

9.

Application No C21/0665/40/LL Gefail Y Bont, Lôn Boduan, Efailnewydd, Pwllheli, Gwynedd, LL53 6DN pdf icon PDF 356 KB

Application for the change of use of land to provide a 19 unit touring caravan site together with the provision of a toilet and shower block, track and play area.

 

LOCAL MEMBER: Councillor Anwen J Davies

 

Link to relevant background documents

Additional documents:

Decision:

To defer in order to hold further discussions with the applicant

 

Minutes:

Application for the change the use of land into a touring caravan site for 19 units, including the provision of a toilets and shower building, track and play area within the site.

 

Attention was drawn to the late observations form.

 

a)    The Planning Manager highlighted that this was a full application to develop a new touring caravan site. The proposal involved using an agricultural field for the siting of 19 touring caravans, toilet building, improving the existing access and landscaping work along the existing clawdd/hedge. The field where it was proposed to locate the touring caravans was described as fairly flat and the units would be located along the site's north-eastern and south-western boundaries. It was explained that the principle of creating a touring caravan site was based on Policy TWR5 of the LDP and such developments would be permitted if they can conform to relevant criteria.

 

It was noted that the plan indicated that it was intended to locate the touring units along the north eastern and south eastern boundaries of a field where trees and hedgerows currently exist; it was realised that this vegetation would create a screen to reduce the impact of the proposal on the landscape, however, such vegetation was not a permanent feature and the treatment, felling or cutting of which would create a very prominent site from the nearby county highway that would substantially affect the landscape. It was realised that the applicant had stated a willingness to thicken and strengthen the existing hedgerows through additional planting. However, it was considered that this would not create sufficient or permanent measures to meet with the aims of the policy.

 

Following the receipt of initial observations from the Biodiversity Unit, a preliminary ecological assessment was received. It was highlighted that the Biodiversity Unit had provided further observations confirming the need for a full ecological assessment due to the cumulative impact of other developments on the site and the recent ground levelling work. The ecological report did not respond to the Council's concerns regarding the impact on trees and did not justify the development under policy AMG 6 to protect wildlife sites.

 

Based on the assessment and the late observations of the Biodiversity Unit, it was considered that the proposal was contrary to the policies of the Local Development Plan due to the visual impact of the development, lack of information to assess the impact on biodiversity and trees and justification to develop a wildlife site.

 

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

·         The applicant was originally from Staffordshire and had moved to Wales in December 2020, following purchasing Gefail y Bont. As a family they had spent many years holidaying in north Wales and had made the decision to move here permanently.

·         The development of the site would involve employing local contractors to build a toilet and shower block together with planting trees, erecting fencing and building new stone walls on the site. 

·         The development, if  ...  view the full minutes text for item 9.

10.

Application No C21/0398/14/LL Former Caernarfon Conservative Club Site, 1 Stryd Y Farchnad, Caernarfon, Gwynedd, LL55 1RT pdf icon PDF 263 KB

Change of use of building into mixed use with shops on ground floor and create 6 self-catering holiday units on the upper floors.

 

LOCAL MEMBER: Councillor Ioan Thomas

 

Link to relevant background documents

Additional documents:

Decision:

DECISION:

To approve – conditions

1.    The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.    The development hereby permitted shall be carried out in strict conformity with the details shown on plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority, and contained in the application form and in any other documents accompanying such application unless condition(s) to amend them is/are included on this planning decision notice.

3.    The holiday units will be used for holiday purposes only and they will not be occupied as the sole or main residence of an individual. The owners/operators of the units will keep a register, an up-to-date record of all the names of owners/occupiers of the units on the site and the addresses of their main residences and they will ensure that the information is available at all reasonable times to the Local Planning Authority.

4.    No development (including structural adaptations or demolition work) should be undertaken without the submission of the archaeological record programme and prior approval in writing by the Local Planning Authority.  The development and all the archaeological work should be undertaken in complete accordance with the permitted details.

5.    A detailed report on the archaeology work will need to be submitted, in accordance with condition (a), to be agreed in writing by the Local Planning Authority within six months of completing the archaeology work.  

6.    No surface water due to an increase in the roof area of the building and / or impermeable surfaces within its curtilage shall be allowed to connect directly or indirectly to the public sewerage system.

7.    Any windows replaced on the original building shall be painted timber framed windows with single glazing and of a style and type to match the existing windows.    The original glazing should be re-used, if possible.    

8.    Details of the secondary glazing shall be submitted, if it is proposed to be installed, to the Local Planning Authority for written approval prior to installation.

9.    Rooflights shall be of a conservation type and installed level with the roof 

10.  Prior to the commencement of any work in relation to this proposal, details for installing swift nest boxes on the proposed building must be submitted and approved in writing by the Local Planning Authority and provided on the site in accordance with the details agreed upon.

11.  Any signage advertising and promoting the development within and outside the site shall be in Welsh or bilingual with priority given to the Welsh language.

Note: Developer to discuss the possibility of offering a local parking permit for building users with the Transportation Service

Minutes:

Change of use of the building to mixed use with shops on the ground floor and create 6 self-contained holiday units on the upper floors

 

a)    The Planning Manager highlighted that this was a full application for the change of use of the former social club building into mixed use with an office on the ground floor and create 6 self-contained holiday units on the upper floors. It was proposed to divide the ground floor space into one shop with a storage room, kitchen and toilet for staff and the other section would be an office with a kitchen and toilet.   It was proposed to create two new accesses to the two new units.

 

The principle of the proposal was assessed against policy TWR 2 'Holiday Accommodation' in the Local Development Plan that permits proposals that involve the provision of self-serviced holiday accommodation provided the proposal complies with a series of the criteria -

i           In the case of accommodation which is a new build, that the development is located within a development boundary, or makes use of a suitable previously developed site;           

ii.          That the proposed development is of appropriate scale considering the site, location and/or settlement in question;

iii.         That the proposal will not result in a loss of permanent housing stock;

iv.        That the development is not sited within a primarily residential area or does not
significantly harm the residential character of an area;

v.         That the development does not lead to an over-concentration of such accommodation within the area."

 

In considering an over-concentration of such accommodation, it was noted that favourable consideration would not be given to applications for self-serviced holiday accommodation when the existing combination of holiday accommodation and second homes within the Community/Town/City Council area was higher than 15%. Information regarding Council Tax was used as a source of information and the most recent information noted that a combination of holiday accommodation and second homes in Caernarfon Town Council was 1.31% and was therefore well under the threshold noted in the guidance.  Consequently, the proposal was considered acceptable in principle.

 

In the context of restoring a building that is a striking building within the streetscape and the town's walls, it was considered that the work would be a significant improvement and would meet with the requirements of policy PS 20 and others. Although it was a Grade II listed building, no original features remained within the building and there was very little historical fabric to lose by converting the building, apart from the windows that had already received appropriate attention.

 

It was highlighted that there was no parking provision with the proposal and the Transportation Unit had no objection to the proposal due to its location within the town where parking restrictions already existed on the streets, with car parks around the site together with public transport.   

 

b)    Taking advantage of the right to speak, the applicant’s agent noted the following comments:

 

·         That the site was prominent within the old town of Caernarfon.

·         It  ...  view the full minutes text for item 10.

11.

Application No C21/0399/14/CR Former Caernarfon Conservative Club Site, 1 Stryd Y Farchnad, Caernarfon, Gwynedd, LL55 1RT pdf icon PDF 243 KB

Internal and external alterations to convert the building into shops and holiday unit use

 

LOCAL MEMBER: Councillor Ioan Thomas

 

Link to relevant background documents

Additional documents:

Decision:

DECISION: To delegate powers to the Assistant Head of Department to refer the application to CADW with a recommendation for approval.

Conditions

1.    The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.    The development hereby permitted shall be carried out in strict conformity with the details shown on plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority, and contained in the form of application and in any other documents accompanying such application unless condition(s) to amend them is/are included on this planning decision notice.

3.    Any windows replaced on the original building shall be painted timber framed windows with single glazing and of a style and type to match the existing windows.    The original glazing should be re-used, if possible.     

4.    Details of the secondary glazing shall be submitted, if it is proposed to be installed, to the Local Planning Authority for written approval prior to installation.

5.    Rooflights shall be of a conservation type and installed level with the roof.

All rainwater goods shall be of cast iron type.

Minutes:

Internal and external alterations to convert the building into shops and holiday units use

 

a)            The Development Manager highlighted that the application involved the same building as in the previous application and responded to the physical work elements that require planning permission. Reference was made to paragraph 5.13 of Technical Advice Note (TAN) 24: The Historic Environment, this states that Local Planning Authorities should consider the following matters:

·         The importance and grade of the building and its intrinsic architectural or historic interest

·         The physical features of the building which justify its listing and contribute to its significance, including any features of importance such as the interior, which may have come to light after the building’s inclusion on the list

·         The contribution of curtilage and setting to the significance of the building, as well as its contribution to its local scene

·         The impact of the proposed works on the significance of the building

·         The extent to which the proposed works would bring substantial community benefits for example, by contributing to the area’s economy or the enhancement of its local environment

 

It was reported, as the building had seen so much change over time, no original features remained within the building and there was very little historical fabric to lose by converting the building, apart from the windows that had already received appropriate attention. It was noted that the Ancient Monuments Society and the Victorian Society reflected this in their observations. The Victorian Society had also noted concern regarding how the new floor on the second floor would have an impact on the existing windows, as the floor would go across the windows. By now, the plans had been adapted following the receipt of observations and discussions and the floor would have a slope off the window, in order to reduce the visual impact.

 

It was considered that restoration work on the building, that was a striking building within the streetscape and also within the town's walls, was a significant improvement and met with the requirements of the relevant policies and was acceptable for approval. 

 

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

·         That the matters in question here were listed building plans

·         There were very few specific features left

·         He accepted the observations of the Victorian Society

·         The plan would give new life to an old building within the town

 

c)         It was proposed and seconded to approve the application

 

RESOLVED to delegate powers to the Assistant Head of Department to refer the application to CADW with a recommendation for approval.

Conditions

1.         The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.         The development hereby permitted shall be carried out in strict conformity with the details shown on plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority, and contained in the form of application and in  ...  view the full minutes text for item 11.

12.

Application No C21/0803/11/LL Railway Institute Ffordd Euston, Bangor, Gwynedd, LL57 2YP pdf icon PDF 292 KB

Erection of 25 affordable units, access, car parking, landscaping and associated works

 

LOCAL MEMBER: Councillor R Medwyn Hughes

 

Link to relevant background documents

Additional documents:

Decision:

DECISION:

To delegate powers to the Senior Planning Manager to approve the application subject to the applicant completing a Section 106 agreement to ensure a financial contribution for the provision of open spaces and the following conditions:- 

1.    Five years.

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

3.    Compliance with the landscaping plan along with future maintenance work.

4.    Welsh Water condition relating to submitting a foul water scheme for the development.

5.    Secure a plan/arrangements to provide the affordable units e.g. mix, tenure, occupancy criteria, timetable and arrangements to ensure that units are affordable now and in perpetuity.  

6.    Compliance with the recommendations of the Ecological Appraisal and Arboricultural Impact Assessment.

7.    Agree on details regarding Welsh names for the development before the residential units are occupied for any purpose along with advertising signage informing and promoting the development.

8.    Working hours limited to 08:00-18:00 Monday to Friday; 08:00-13:00 Saturday and not at all on Sunday and Bank Holidays.

9.    Submission of a Construction Method Statement to include measures to reduce noise, dust and vibration to be agreed with the LPA.

10.  Ensure that the two windows facing the gable end of number 11 Euston Road have permanent opaque glass.

11.  Relevant conditions from the Transportation Unit.

12.   Submission of the design and use of solar panels.

Note: Need to submit a sustainable drainage system application to be agreed with the Council.

Minutes:

Erect 25 affordable dwellings, access, parking facilities, landscaping and associated works

 

Attention was drawn to the late observations form.

 

a)                  The Senior Development Control Officer highlighted that this was a full application to provide 25 affordable units in the form of self-contained flats/apartments, new access, formalising and providing 13 parking spaces, landscaping and associated work on the former Railway Institute site on Euston Road within the Bangor development boundary as contained in the Anglesey and Gwynedd Joint Local Development Plan, 2017 (LDP). This site had not been designated for any specific use.

 

Bangor was identified as an Urban Service Centre in Policy TAI1, and this policy supported housing developments to meet the LDP's Strategy (Policy PS17), via housing designations and suitable windfall sites within the development boundary, and were based on the indicative provision contained within the LDP itself. It was reported that Bangor, by completing the existing land bank, had reached its indicative growth level of 969 units and, in such circumstances, consideration would be given to the units that had been completed thus far within the Key Centres tier where there was a shortage of 371 units. Under such circumstances, confirmation would need to be received with this particular application outlining how the proposal would address the needs of the local community. 

 

·         Provision of 25 residential units, 100% affordable, on an accessible brownfield site within the development boundary

·         Although the capacity figures for Bangor had been reached, the mix of units proposed to be provided here was based on the demand figures for the local needs for the local area and of flexible occupancy as the plan was delivered with support from Welsh Government's Social Housing Grant and from this perspective, all units will be subject to social rent levels.

·         As shown in SPG: Housing Mix (2018), the demand for one and two bedroom units on social rent will increase in the near future with one-bedroom units increasing from 13% to 26% and two-bedroom units increasing from 32% to 44%. It also showed that the demand for three-bedroom social rent units will reduce from 50% to 23%.

·         The units would be designed to the requirements of the Wales Development Quality Requirement (2021)

 

It was explained that the proposal meant providing 100% affordable residential units with Policy TAI 15 stating that as Bangor was situated within the South Arfon Rural and Coastal Area in the LDP, that providing 20% affordable housing was viable, which was the equivalent to providing five affordable units in the context of this application. As the proposal involved providing 100% affordable units, and provided there was a need for these types of units, the proposal met the requirements of Policy TAI15 of the LDP.

 

It was considered that the application site was a previously developed site (brownfield) that was suitable for residential use in an area which included high density residential dwellings that were accessible to alternative modes of transport to using a private car.

 

In the context of visual amenities, the site was prominent  ...  view the full minutes text for item 12.