Erection of 30 dwellings
including 15 affordable dwellings, new access parking together with
infrastructure.
LOCAL MEMBER; Councillor Paul
Rowlinson
Link
to relevant background papers
Decision:
DECISION:
To delegate the right for the Assistant Head of the Environment Department to
approve the application subject to the applicant completing a Section 106
agreement to transfer the units to a housing association and to secure a
financial contribution for educational provision and the following conditions:
1. Five years.
2. In accordance with the documents/plans
submitted with the application.
3. Natural slate.
4. Samples
of materials and colours for the houses as well as details of the solar panels
to be agreed with the LPA.
5. Highway conditions to include ensuring
traffic calming measures.
6. Soft and hard landscaping.
7. Submit details of any structure/building to be constructed within the water pumping station compound.
8. Development to be undertaken in accordance with the mitigation measures referred to in the Preliminary Ecological Report and the Stage 1 Extended Species Survey.
9. Biodiversity mitigation measures conditions.
10. Working hours limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and no working at all on Sundays and Bank Holidays.
11. Noise level restrictions during the construction period.
12. Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.
13. Ensure a plan/arrangements to provide the affordable units.
14. Removal of general development rights for the affordable units.
15. Submit a Construction Method Statement including parking provision for the builders' vehicles. Also note no parking on the public highway during the construction period.
16. To secure road improvements before occupying the permitted units
17. Submit an Environmental Management Plan to include noise, vibration and dust.
18. Submit outdoor lighting details to be agreed with the LA before they are installed.
19. Ensure compliance with SP 5837: 2012 with regard to tree safety.
20. Archaeological mitigation measures condition.
Note: Inform
the applicant of the need to submit a sustainable drainage strategy plan for
approval by the Council's Water and Environment Unit.
Note: Inform the
applicant of the response of Welsh Water referring to a public sewer that
crosses the site.
Minutes:
Construction of 30
houses including 15 affordable housing, new access, parking as well as
associated infrastructure.
Attention was drawn to the late observations
form.
a) The
Planning Manager elaborated on the background of the application noting that it
was a full application for the provision of 30 affordable residential units, a
new access, parking spaces as well as associated infrastructure on a parcel of
agricultural land that was located and recognised as housing site T66 within
the development boundary of Rachub.
The
aim of the proposal was to provide 30 affordable, residential units (including
four bungalows), ranging from two-bedrooms to four-bedrooms. The rent levels of
the affordable units would be in accordance with the requirements of the Welsh
Government Rent Policy and Adra as a Registered
Social Landlord and would be allocated to people on the Council's Options Team
Housing List or/and registered with Adra in
accordance with the local renting policy. Confirmation had
been received from the applicant (Adra) that
the application to receive IHP4 Innovative Housing Programme (Wales) grant
funding from Welsh Government to build all residential units as affordable
units, had been successful.
It
was highlighted that prior discussions had been held
between Adra and the Council's Strategic Housing
Unit. It was added that the application had been
selected to be included on the contingency plans list in the Transfer Programme
Plan to receive grant monies and would be funded via the Welsh Government
Social Housing Grant. It was recognised that the
proposal responded to a recognised need, it provided an appropriate mix of
units and had been designated for housing in the LDP. The proposal was deemed to be in accordance with the requirements of
Policies TAI8 and TAI15 of the LDP, along with the advice included in the SPG:
Housing Mix and Affordable Housing.
The
proposal would involve creating a new access for vehicles and for pedestrians
off the adjacent class III county road together with creating parking provision
for each house within the development. In addition, it was highlighted that the
applicant had agreed to undertake additional work which
provided traffic calming measures along the county road with associated signs.
The Transportation Unit confirmed that it had no objection to the development
despite the public's concerns about road safety. It was added
that relevant conditions would address these concerns.
Given
the observations of the Welsh Language Unit on the development, it was explained that they were of the opinion that the type of
units offered here would appeal to families. It was considered that this was
likely to have a positive impact and add to the fairly strong
Welsh-speaking population that was already in the area. Consequently, the
proposal was acceptable under the requirements of Policy PS1 and the SPG:
Maintaining and Creating Unique and Sustainable Communities.
When
considering educational matters, it was highlighted
that Ysgol Gynradd Llanllechid was already over capacity, but there was enough
capacity available at Ysgol Dyffryn
Ogwen. Therefore, there was justification to ask for
a contribution to satisfy the lack of capacity at the primary school by
contributing a specific sum of £121,152.00 (12 x £10,096.00) and, to this end,
the applicant had agreed to sign a legal agreement under Section 106.
In
the context of open space matters, it was reported
that current information received by the Joint Planning Policy Unit showed that
there was adequate provision available in the local community based on outdoor
sports, sports pitches as well as a play area for children. Therefore, it was considered that there was no need to ask for new
provision. However, attention was drawn to the fact
that such provision had been included within the application site by providing
open spaces for the occupiers of the proposed houses.
Having
considered all matters, it was reported that the
proposal to develop 30 affordable houses was a positive response to the various
housing needs that had been identified in the area. In assessing the
application, full consideration had been given to the
observations received in response to the consultation period and the response
received from statutory consultees.
b)
Taking advantage of the right to speak, the applicant
noted the following points:
·
That the 30 properties were affordable and the site had been designated as a housing site in the LDP.
·
Current waiting lists highlighted that 74 applicants
had registered for a three bedroom rented property and 50 for a two bedroom
house / bungalow.
·
The proposal offered a mix of acceptable rent levels
for local residents.
·
Priority for families with local connections, whether
it be family, employment or if they had already lived in the area for over five
years.
·
The proposal included a mixture of two and three
bedroom houses along with one four bedroom house that
would be a bespoke home for a family that may have a family member with
physical disabilities.
·
The design of the houses and the estate was
contemporary and the plans had received supportive feedback from the Design
Commission for Wales.
·
The homes would be energy efficient with high
insulation levels, an air pump system for heating and warm water, they would
reduce carbon footprint and be very cheap to run.
·
A series of land tests had been
conducted with the co-operation of Gwynedd Archaeology Trust.
·
The capacity of Ysgol Gynradd Llanllechid was full and,
therefore, there was a commitment to pay a substantial education contribution
in accordance with Gwynedd Council policies.
c)
Taking advantage of the right to speak, the Local
Members made the following points:
Councillor
Dafydd Meurig
·
The site was within the development boundary
·
Welcomed 100% affordable for local need
·
The capacity of Ysgol Llanllechid was full and, therefore, he welcomed the
educational contribution
·
A suggestion about a transportation contribution given
the increased use that would be made of the Maes Bleddyn estate – a local desire to have an alternative
transport plan
·
A concern regarding a footpath between Coetmor Cemetery and the site access – a request for the
applicant to try to review the situation and upgrade this piece of land
·
The long-term plan was to connect to Lôn Las Ogwen – a request for a
potential contribution.
·
Urged the use of local, natural slate
Councillor Paul
Rowlinson
·
The development was substantial and, therefore, the
report was detailed
·
A real need for social / affordable housing with a
mixture of rents
·
This was the only new site for Bethesda
·
An educational contribution for Ysgol
Llanllechid was to be welcomed
·
Increase in numbers would mean an increase in
transportation – every effort should be made to encourage children to walk to
school
·
Road safety was essential – needed to add to condition
15 that nobody should park on the public highway during the construction period
and that nobody should park near Llwyn Bleddyn – welcomed the condition that enforced parking on
the site
d) It
was proposed and seconded to approve the application.
e) During
the ensuing discussion a member made the following observation:
·
Welcomed the fact that a bungalow would be included in
the development
·
The development would support local shops and
businesses
·
Welcomed the fact that the development offered 100%
affordable
·
There was a request for the applicant to plant trees
around the development
·
To respect the wish of local residents to keep the Cae Rhosydd name
·
Welcomed priority for local families
·
A request for evidence of what had been promised would
be submitted in a few years
·
A request for the Committee to receive an update of
the number of houses that had been approved in the Local Development Plan
DECISION: To delegate the right for the Assistant
Head of the Environment Department to approve the application subject to the
applicant completing a Section 106 agreement to transfer the units to a housing
association and to secure a financial contribution for educational provision
and the following conditions:
1. Five
years.
2. In accordance
with the documents/plans submitted with the application.
3. Natural
slate.
4. Samples
of materials and colours for the houses as well as details of the solar panels
to be agreed with the LPA.
5. Highway
conditions to include ensuring traffic calming measures.
6. Soft
and hard landscaping.
7. Submit
details of any structure/building to be constructed
within the water pumping station compound.
8. Development
to be undertaken in accordance with the mitigation
measures referred to in the Preliminary Ecological Report and the Extended
Phase 1 Species Survey document.
9. Biodiversity
mitigation measures conditions.
10. Working
hours limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on a Saturday and
no working at all on Sundays and Bank Holidays.
11. Noise
level restrictions during the construction period
12. Agree
on details regarding Welsh names for the development together with advertising
signage informing of and promoting the development within and outside the site.
13. Ensure
a plan/arrangements to provide the affordable units.
14. Removal
of general development rights for the affordable units.
15. Submit
a Construction Method Statement including parking provision for the builders'
vehicles. Also note no parking on the public highway
during the construction period.
16. Ensure
road improvements prior to the occupancy of the permitted units
17. Submit
an Environmental Management Plan to include noise, vibration and dust.
18. Submit
outdoor lighting details to be agreed with the LPA
before they are installed.
19. Ensure
compliance with SP 5837: 2012 with regard to tree safety.
20. Archaeological
mitigation measures condition.
Note: Inform the applicant of the need to submit a
sustainable drainage strategy plan for approval by the Council's Water and
Environment Unit.
Note: Inform the
applicant of the response of Welsh Water referring to a public sewer that
crosses the site.
Supporting documents: