Agenda item

Demolition of existing building and construction of a 3 storey residential building comprising of 28 extra care flats (16 two-bedroom flats and 12 one-bedroom flats, ancillary ground floor uses including communal facilities, office, plant room, bin store and buggy store) and associated car parking and landscaping

 

LOCAL MEMBER: Councillor Dylan Bullard

 

Link to relevant background documents

         Demolition of existing building and construction of a 3 storey residential building comprising of 28 extra care flats (16 two-bedroom flats and 12 one-bedroom flats, ancillary ground floor uses including communal facilities, office, plant room, bin store and buggy store) and associated car parking and landscaping.

 

a)         The Planning Manager elaborated on the background of the application and noted that the site was located within the town of Pwllheli and within a Conservation Area. It was explained that the proposal was described as extra care flats for those aged over 55 years, and the floor plans showed that all the flats were self-contained with a bedroom(s), bathroom, lounge and kitchen, as well as a communal lounge and relatively small kitchen attached to it.

 

         It was highlighted that the Adults, Health and Well-being Department had confirmed that they were supportive of the application and that the demand for this type of provision was likely to increase over the next 20 years, with Pwllheli identified as a growth area. It was noted that ADRA was the applicant and that the information submitted with the application highlighted that 100% of the units would be affordable, which meant that the proposal satisfied the requirements of policy TAI 15.  It was reported that the Housing Strategic Unit had also confirmed that the proposal met the requirements of the area, and that the Housing Association was a partner for this development. The property also met Development Quality Requirements and had been included within a programme to receive a Social Housing Grant.

 

         In the context of general and residential amenities, it was highlighted that the rear elevation of the new building was partly two-storeys and partly three-storeys and faced the rear of the Penlon Llŷn housing terrace. It was explained that amended plans related to windows and the relationship between the development and existing houses as well as some of the distances between them and any impact on the amenities of nearby residents. It was noted that it was proposed to use the area between the new building and the boundary of the housing terrace as a communal garden with a car park located to the east of the building being retained for parking uses.

 

         In the context of open spaces, it was highlighted that policy ISA5 confirmed the need to assess the area's needs for providing appropriate open spaces as a result of the proposed development (more than 10 living units). However, in accordance with the wording of the Supplementary Planning Guidance, there was no need to request a contribution towards an open space in this context.

 

         In considering biodiversity matters, it was noted that a Habitats Survey had been received with the Biodiversity Unit confirming that the report had dealt with the majority of biodiversity concerns on the site. In order to be able to support the proposal, it was added that there was a need to confirm the recommendations and mitigation measures within the Mitigation Statement which was to include details regarding the demolition and roof removal method to reduce the impact on bats and birds. Timing and specific details regarding the type of bat and nesting boxes to be included in the new building and their location would need to be included, along with amended plans. The Mitigation Statement would be included as a condition.

 

         It was considered that the proposal was acceptable and that it complied with the requirements of the relevant local and national policies.  As acceptable amended plans had been received, it was noted that the recommendation had been amended to approve subject to relevant conditions.

 

b)         Taking advantage of the right to speak, an objector to the application noted the following main points:

 

·           The amended plan did not respond to the concerns in full. It was accepted that a reasonable solution had been submitted, but a further improvement was possible, especially to both floors overlooking houses in Stryd Llyn.

·           Some principles were unacceptable - the plan was oppressive, an over-development of the site

·           Overlooking concerns - some houses within 17m of the development

·           The plan could be more sympathetic

·           Insufficient parking provisions - although the report had noted that parking for 22 would be sufficient, the figure, in reality, could be approximately 56

·           A request to the Committee to defer the application in order to hold further discussions with the developer to seek solutions.

 

c)         Taking advantage of the right to speak, the applicants' agent noted the following main points:

 

·         The development offered 28 affordable units

·         Adra had responded strategically to the increasing demand for such units - similar models had been developed in Bangor and Porthmadog - an opportunity now for Pwllheli to receive provision

·         Considerations had been given to relieving the concerns of objectors in terms of matters relating to overlooking and visual amenities - it was added that it was an urban development and, therefore, overlooking was likely

·         There was an intention to improve and widen the pavements in order to facilitate safe access to the town / shops

 

ch)    It was proposed and seconded to defer the decision for the following reasons:

·         the principle and the project was acceptable but further discussions needed to be held with the agent to resolve the concerns of Stryd Pen Llyn residents

·         a further response was required to overlooking and parking concerns

·         an opportunity to seek further information and to make further enquiries

·         need to ensure that every element was fully considered and that there was no need for haste

 

d)         In response to the observations, the Planning Manager expressed that a low number of local concerns had been received given that the proposal was an urban scheme. It was added that a distance of 17m was acceptable (between the boundaries of Stryd Llyn houses) for a town centre and that some overlooking would be unavoidable. It was highlighted that the Highways Department had no objection to the proposal and that the design included parking on an appropriate level for the proposed use. It was also noted that the developer had been requested to improve the pedestrian links between the site and the town centre.

 

In response to the proposal to defer, the Assistant Head of Environment expressed that there was no advantage to deferring the application as the application satisfied planning matters and met the requirements. It was added that discussions had been held between the Planning Service and the applicant, along with a public consultation.

 

dd)    During the ensuing discussion, the following main observations were noted by members:

·         Welcomed the fact that the units were 100% affordable

·         The site was a suitable location for this type of development - convenient to the town and, therefore, negated the need to have a car

·         The actual existing building was oppressive

·         The proposal responded to the need for extra care housing

 

e)         A vote was taken on the proposal to defer the application in order to hold further discussions with the applicant

          The proposal fell

 

f)          It was proposed and seconded to approve the application in accordance with the recommendation

 

          RESOLVED to approve the application subject to relevant conditions:

 

1.    Five years

2.    In accordance with the amended plans          

3.    Slate

4.    External materials to be agreed

5.    Removal of rights to install new windows

6.    External lighting plan and plan for internal stairwell areas

7.    Obscured windows

8.    Drainage Plan (SUDS)

9.    Biodiversity mitigation statement and location of bat and nesting boxes

10.  Affordable housing condition for individuals aged over 55 years

11.  Highway conditions

12.  Hours of demolition/working

13.  Public Protection Conditions (if needed)

14.  Demolition management plan