Erection of 24 dwellings,
creation of a new access and internal access road, consolidation of Public
Right of Way route, drainage and associated works
LOCAL MEMBER:
Councillor Judith Humphreys
Decision:
DECISION:
To delegate the right for the
Assistant Head of the Environment Department to approve the application subject
to the receipt of a favourable response from Welsh Water and for the applicant
to complete an agreement under Section 106, in order to ensure a financial
contribution for the educational provision and open space contribution.
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. Highways Conditions.
6. Soft and hard landscaping.
7. Biodiversity and Tree Conditions
8. 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.
9. Details of Path
10. Agree on
details regarding Welsh names for the development together with advertising
signage informing of and promoting the development within and outside the site.
11. Ensure a plan/arrangements to provide the
affordable units.
12. Removal of general development rights for
the affordable units.
13. Submit a
Construction Method Statement including parking provision for the builders'
vehicles.
14. Submit
outdoor lighting details to be agreed with the LPA before they are installed.
15. Archaeological mitigation measures
condition.
16. Safeguarding the open space for the future
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.
Note: Welsh names for
the homes and the estate/roads within the estate itself
Minutes:
Attention
was drawn to the late observations form.
a)
The Planning Manager elaborated on the
background of the application and noted that it was a full application to
provide 24 residential units and all of them would be affordable homes. The
application had been submitted by Grŵp
Cynefin (Registered Social Landlord) and was a joint
scheme between Grŵp Cynefin
and Gwynedd Council. It was explained that the site,
already owned by Grŵp Cynefin,
was located within the development boundary of Penygroes,
and had been designated for housing as included in in the Gwynedd and Anglesey
Joint Local Development Plan (LDP). The application was split into several
different elements, which included:-
·
The provision of affordable units that
included 10 two-bedroom houses, 3 three-bedroom houses, 2 three-bedroom houses,
1 four-bedroom house and 8 one-bedroom flats that would be available in the
form of a mixed affordability tenure, which was to be agreed. Provision of
infrastructure to include an estate road and associated footpaths,
fences/railings and stone walls.
·
Provision of parking spaces for each house, create a new access from the adjacent class II county
road (B4418) as well as providing a footpath through the site in compliance
with the public footpath that crosses the site.
·
Provision of an amenity plot within the
site, along with areas to accumulate water and a wildlife corridor.
It was reported that the applicant had
succeeded to obtain grants funded by Welsh Government to build all residential
units as affordable units.
Reference was made to affordable housing
matters and housing mix. It was noted that the
applicant had submitted an Affordable Housing Note. It was
explained that the tenants would be selected via a local housing
allocation policy. It was estimated that there were 70
applications on the social housing waiting list in the area and the lack of
supply meant that some would have to wait a long time to find a home. It was considered that the proposal was a big step in the right
direction to re-home people in their local area by developing a quality scheme
that would meet recognised needs by providing an appropriate mix of units.
It was noted that visual, general and
residential amenities and transportation matters were acceptable. In terms of flooding and drainage matters, it
was noted that Welsh Water had confirmed it was
satisfied that the assets would be suitably protected.
In referring to language matters, it was
reported that a language statement had been submitted with the
application along with a further amendment. It was reiterated that further
observations had been submitted (22/3/21) by the Language Unit confirming that
it did not object to the application as the educational matters and the need
for housing had been confirmed.
It was reported that the Education
Department’s Information Officer had noted that Ysgol Gynradd
Bro Lleu had exceeded its capacity and therefore
there was justification to ask for a contribution to address the shortfall in
capacity by contributing a specific sum of £64,614. It was
reiterated that the applicant had received confirmation from the
planning officers that an educational contribution was needed and this could be
secured by signing a legal agreement under Section 106.
In the context of play areas, it was highlighted
that there was a lack of play areas with equipment for children in the area. It
was noted that the applicant was proposing 1040m2
of open space without equipment on the site and the agent had explained
that equipment could not be provided on the proposed plot because access would
be required to utilities such as Welsh Water. Although the proposal included a
proposed open space, the space did not meet the need for a plot with play
equipment. In order to comply with the requirements of policy
ISA5 of the LDP and the SPG: Open Spaces in New Housing Developments,
confirmation had been received from the Gwynedd and Anglesey Joint Planning
Policy Unit that it would be required for the developer to provide a
contribution of £8911.54 through a 106 agreement in order to secure appropriate
provision in the local area.
It was not considered
that the proposal was contrary to local or national policies and there was no
material planning matter that outweighed the policy considerations. Consequently, it was
considered that the proposal was acceptable subject to the completion of
a 106 Agreement, ensuring contributions for education and an open space and to
include the suitable conditions.
b)
Taking
advantage of the right to speak, the applicant noted the following points:
·
That the
development was very important to Grŵp Cynefin - as it was on its home turf.
·
A substantial
consultation on the development had been undertaken via a housing needs survey
held by the Rural Housing Facilitator and also through
the pre-application process.
·
The plans had been amended several times - the development of the 24
new homes and the mix submitted in the application was in response to the
feedback and concerns raised.
·
That the land was already owned by Grŵp Cynefin and they were encountering challenges as
they developed with the need to address significant abnormal land conditions
and the location of services in relation to the site. However, the development
as designed and submitted did address this.
·
It was proposed to erect 24 new low carbon and energy efficient
homes, and they had been successful in receiving grant funding from Welsh
Government through the Innovative Housing Programme.
·
As a Registered
Social Landlord, all new homes would be available to local people on a mixed
affordability tenure. The tenure would be in line with the affordable tenures
allowed under the conditions of the grant available from Welsh Government for
the development .
·
They would work
closely with Llanllyfni Community Council, Gwynedd
Council and Tai Teg to agree on a local allocation
policy for these new homes.
c)
Taking
advantage of the right to speak, the Local Member made the following points:
·
There was an
immense need for housing for local people
·
Lack of housing was one of Gwynedd
Council's challenges, therefore the development was to
be welcomed.
·
It was an
innovative, environmentally friendly development
·
It responded to
the need for housing locally
·
Proud of the
scheme
·
Full support of
the scheme
ch) It was proposed and seconded to approve the
application.
d)
During the
ensuing discussion, the following observations were made by members:
·
That the houses
were of good quality
·
The layout was
acceptable
·
Happy with the
conditions and the design
·
Welcome the
Trees Unit's recommendation of a condition
·
Need to
consider using Welsh names for the houses
·
Welcomed the
development
·
Need for
housing locally
In response to a comment that 24 was a large amount of
houses and there was a need to avoid seeing a situation of empty houses that
could arise and could lead to them being sold on the open market, the Planning
Manager noted that the applicant was a registered landlord that would receive a
grant that would bind the houses as affordable ones only - the houses would be
allocated for renting through a partnership between the Council and Grŵp Cynefin.
In
response to an observation on Welsh house names, it was
highlighted that there was a statutory procedure for naming houses and
that it would not be reasonable to set a condition to ensure this. It was reiterated that Building Control had responsibility for
naming estates and numbering houses. It
would be possible to encourage people to use Welsh names - a suggestion was made to include a note to highlight these wishes.
RESOLVED
To delegate
powers to the Assistant Head of the Environment Department to approve the
application subject to the receipt of a favourable response from Welsh Water
and for the applicant to complete an agreement under Section 106, in order to
ensure a financial contribution for the educational provision and open space
contribution.
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. Highways Conditions.
6. Soft and hard landscaping.
7. Biodiversity and Tree Conditions
8. Working hours
limited to 8:00 - 18:00 during the week, 08:00 - 12:00 on Saturdays and no
working at all on Sundays and Bank Holidays.
9. Details of Path.
10. Agree on details
regarding Welsh names for the development together with advertising signage
informing of and promoting the development within and outside the site.
11. Ensure a plan/arrangements
to provide the affordable units.
12. Removal of general development rights for
the affordable units.
13. Submit a
Construction Method Statement including parking provision for the builders'
vehicles.
14. Submit outdoor
lighting details to be agreed with the LPA before they
are installed.
15. Archaeological mitigation measures
condition.
16. Safeguarding the open space for the
future.
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.
Note:
Welsh names for the homes and the estate/roads within the estate itself.
Supporting documents: