Agenda item

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: 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.

 

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.