Agenda item

Erection of a building to provide 12 no. supported living residential flats, ground floor office space and associated development including car park to the rear.

 

LOCAL MEMBER: Councillor Steve Collings

 

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 following conditions:-

 

1.    Five years.

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

3.    Samples of materials and colours for the building to be agreed with the LPA.

4.    Highways conditions.

5.    Development to be undertaken in accordance with the recommendations in the Walking Ecological Survey and Desk-top Study.

6.    Working hours limited to 8:00 - 18:00 during the week, 08:00 - 13:00 on a Saturday and no working at all on Sundays and Bank Holidays.

7.    Submission of a Construction Method Statement to be agreed with the LPA.

8.    Agree on details regarding Welsh names for the development together with advertising signage informing and promoting the development within and outside the site.

9.    Ensure a plan/arrangements to provide the affordable units.  

10.  Condition to submit an Archaeological Programme to be agreed with the LPA.

 

Note: Refer the applicant to Welsh Water advice.

Note: Sustainable Drainage Systems requirements.

 

 

Construction of a building to provide 12 supported living flats, offices on the ground floor together with associated developments to include parking spaces in the back. 

 

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 submitted by a registered social landlord to provide 12 affordable flats. The proposal would provide living support in self-contained residential units to those who were homeless and needed some support as they transferred to an affordable dwelling.  It was noted that the site was located on the upper part of the High Street in Bangor city centre.

 

It was reported that Policy TAI1 stated that in the Sub-regional Centre of Bangor and the Urban Service Centres, housing to meet the Plan's strategy would be delivered through housing allocations together with suitable windfall sites within the development boundary. The Bangor indicative supply level over the term of the Local Development Plan was 969 units and during the period between 2011 and 2020, a total of 643 units had been completed. It was added that the windfall land bank in April, 2020 included 131 units with further planning consent for 70 units on designated sites. It was highlighted that the LDP noted an indicative figure of 115 houses on two further sites that had now been designated for housing in Bangor but had not received planning permission.  Considering the figures, approving the application would mean exceeding the indicative supply for residential developments in Bangor.

 

As a result, the applicant, in accordance with the requirements of the LDP, submitted a Housing Demand Statement and an Affordable Housing Statement undoubtedly confirming that there was a dire and essential need for this type of accommodation, not only in Bangor but throughout the whole of Gwynedd.  Statistics confirmed that one and two bedroom residential units (flats especially) were required mainly.  Including an office within the development would be essential to manage and administer and offer support with care and housing needs. It was added that the project had received a Clause 2 Homelessness grant from the Welsh Government. Consequently, it was considered that the proposal responded to a recognised need and provided an appropriate mix of units which was an opportunity to develop a high quality scheme in accordance with the requirements of Policy TAI8 and TAI15 of the LDP, along with the advice included in the SPG: Housing Mix and Affordable Housing. 

 

Along with the statements, a letter was submitted by the Cabinet Member for Housing and Property stating that the development was an essential development that would be a positive step to respond to the homelessness crisis in Gwynedd and Bangor. It was expressed that it would be a means of providing more suitable homes to be able to offer accommodation of an acceptable standard to those in Gwynedd Council's care. A letter of support was also submitted by the Council's Head of Housing and Property stating the importance of dealing immediately with the homelessness crisis in Gwynedd particularly in Bangor where the situation was worse.  With 100% of the flats affordable (rather than the 20% required to be provided by LDP policies) and meeting the recognised need for this type of accommodation, it was considered that the application was acceptable.

 

Reference was made to the site's previous planning history that included permission number C13/0995/11/LL for 49 student units. It was noted that the approved building was four-storeys high in the front and five storeys in the back and this layout was also reflected in the latest application. However, the scale of the previous application was greater and, therefore, it was considered that the form or appearance of the proposed building would not be completely alien or incongruous, and that it would not be likely to have a substantial or excessive impact on the amenities of the tenants/users of the adjacent property based on the loss of privacy, noise disturbance and the creation of an oppressive structure.

 

Reference was made to the observations of the Welsh Language Unit on the development, which noted that they agreed with the view that the development would pose a low risk to the Welsh language with the possible impact identified as being non-significant positive.

 

It was not considered that the proposal was contrary to local or national policies and there was no material planning matter that outweighed these policy considerations. It was considered that the proposal to provide 12 affordable flats, where support would be provided to prospective occupants, would be a positive response to housing needs for the homeless subject to including appropriate conditions.

 

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

·         The scheme was a "Supported Accommodation" development for the homeless in Bangor; it included 12 modern one and two bedroom flats along with an office to be used by support staff.

·         The current owners had demolished the old building many years ago and there was a special opportunity to redevelop the site and to regenerate this part of the High Street, which had economically deteriorated for some time.

·         Good collaboration had taken place with Gwynedd Council's Housing and Property Department; the proposal to provide 12 supported living flats would meet the need for suitable standard accommodation for individuals in need of housing and would respond to the homelessness crisis of the county. 

·         This was the first scheme of its kind in Gwynedd and it worked to the strengths and expertise of the partners.

·         After its completion, the building would be jointly managed by Gwynedd Council and the North Wales Housing Association, which would provide the specialist support for the tenants.

·         The number of homelessness applicants from the Bangor area was higher than in any other area in Gwynedd (108 homelessness applications had a Bangor registered address – November 2020). Homelessness cases had increased by 40% in Gwynedd over the past five years. The pandemic had caused an increase in demand for accommodation, with the economic and social side effect, which meant that a number of people had lost employment in Gwynedd.

·         The development reduced the dependency on Bed and Breakfast facilities as temporary accommodation and provided a quality, long-term and stable solution.

·         Providing flats in the centre of Bangor would be convenient for the tenants to be within reach of services.

·         Adra was proud to be able to collaborate with Gwynedd Council and the North Wales Housing Association on this multi-agency project to develop a building that would offer a suitable accommodation to support and contribute towards homelessness prevention in Gwynedd.

 

a)    Taking advantage of the right to speak, the local member made the following points:

·         He was very enthusiastic about the scheme.

·         The homelessness situation in Bangor was chronic.

·         There was a demand and a need for these flats.

·         There was no more demand for student flats.

·         There was a vacant space on the street – the design would be in-keeping with the street-scene.

 

ch) It was proposed and seconded to approve the application

 

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

·           Welcomed and supported the proactive scheme.

·           A desire to see similar schemes across Gwynedd.

·           It meant value for taxpayers' money by using fewer Bed and Breakfast establishments.

·           The resource gave priority to local people – there was a need to ensure local use.

·           Evidence of the use of the scheme would be requested in a few years.

·           Bangor was at the centre of the homelessness problems in the county.

·           The building would tidy up the street-scene.

·           Many people lived in tents around the City as there was no room for them in local hostels – there was a need to see more being done.

 

dd) In response to a question, although it was a multi-agency project, it was confirmed that Gwynedd Council would lead the project with the Housing Associations as Partners.

 

DECISION: To delegate the right for the Assistant Head of the Environment Department to approve the application, subject to the following conditions:

 

1. Five years.
2. In accordance with the plans/documents submitted with the application.
3. Samples of materials and colours for the building to be agreed with the LPA.
4. Highways Conditions.
5. Development to be undertaken in accordance with the recommendations in the Walking Ecological Survey and Desk-top Study.
6. Working hours limited to 8:00 - 18:00 during the week, 08:00 - 13:00 on a Saturday and no working at all on Sundays and Bank Holidays.
7. Submission of a Construction Method Statement to be agreed with the LPA.
8. Agree on details regarding Welsh names for the development together with advertising signage informing and promoting the development within and outside the site.
9. Ensure a plan/arrangements to provide the affordable units.  
10. Condition to submit an Archaeological Programme to be agreed with the LPA.

 

Note: Refer the applicant to Welsh Water advice.

Note: Sustainable Drainage Systems requirements.