Agenda item

Conversion of 3 storey dwelling into two apartments

 

Local Member; Councillor Dylan Bullard

 

Link to relevant background documents

 

To delegate powers to the Assistant Head of Department to approve the application subject to receiving an acceptable flood consequence assessment and NRW approval of the flood consequence assessment

 

Conditions:

 

1.    Time

2.    Compliance with plans

3.    Boundary treatment completed prior to occupying the units

4.    Agree on an affordable housing scheme (standard)

 

Note:

Welsh Water

Party Wall Act Requirements

 

Conversion of a three-storey residential house into two flats

           

            Attention was drawn to the late observations form.

 

a)    The Planning Manager noted that this was a full application for the conversion of an existing residential property into two self-contained living units. It was explained that the existing building was located within the development boundary of Pwllheli, and that it was a three-storey building located at the end of a terrace of similar houses. 

 

Specifically, the internal layout offered:

·         Unit One

- Ground floor – shared hall/access, bedroom, living room, kitchen, bathroom

·         Unit Two

- First floor - living room/kitchen, bathroom, utility room

- Second floor – two bedrooms

 

It was noted that the assessment was extensive and that it demonstrated evidence and justification for the need, as well as meeting the requirements of policy TAI 9 that allowed the sub-division of existing properties into smaller units, without the need for substantial external extensions or adaptations. It was highlighted that the development was part of the Council's Housing Action Plan, and would be used to contribute towards the effort to meet the need for housing for local residents of the Pwllheli area. It was added that there was a clear confirmation of the acknowledged need for units of this type and size in the area. The units were to be let to residents in accordance with the Council's letting policy.

 

In terms of general and residential amenities, it was explained that the site was located in a busy location close to Pwllheli town centre, and surrounded by residential dwellings. The current front elevation of the building looked out over a busy public road to the front; it was intended to construct a 1.8m fence along the site's boundaries to ensure that residential amenities were protected. There were no external changes proposed for the building itself that would create any direct overlooking that was either new, or worse than the current situation.

 

It was reported that concern had been expressed about bins that would be kept at the front of the house, and how these would affect the pavement and existing movements. Referring to the proposed plans, it was noted that a specific area had been designated for bin storage in the yard that formed part of the site. It was not considered that the proposal would cause significant harm to the amenities of the local neighbourhood that was worse than the current situation.

 

In terms of transport and access matters, it was reported that the house did not currently have a parking space and that it was not intended to include spaces for the two new flats either. It was reported that there were unrestricted parking spaces along the majority of the road as well as there being public car parks relatively close by, and very convenient public transport connections. Given this, the Transportation Unit had no objection to the proposal.

 

The Language Unit confirmed that the units were to be let at an affordable social rent as part of the Housing Action Plan, which was part of the Council's wider plans to secure housing for the county's residents, thereby contributing to safeguarding and promoting the language.

 

It was highlighted that the site was partially within a C1 flood zone, as noted on the development advice maps included with TAN15: Development and Flood Risk.  It was noted that the applicant had submitted a limited flood consequence assessment in accordance with the guidance noted in Table A1.15 of TAN 15, and that the assessment in question had been discussed with Natural Resources Wales - reference was made to the response in the late observations form

 

It was acknowledged that local concern had been highlighted about the use of the units, and whether they would be let to vulnerable individuals. This was not a material planning consideration. It was explained that residential use was already established on this site, and it was not considered that the proposed use would intensify the use of the site to the degree that it would have an unacceptable impact on the amenities of nearby residents or the wider area.

 

Having considered all relevant planning matters, including relevant local and national policies and guidance, as well as all the observations received, the proposal was considered acceptable and in compliance with the requirements of the relevant policies.

 

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

·         A sign notifying of the application was located on a post on the opposite side of the street to number 20, and was impossible to see if walking in the direction of Pen Llyn. A far more prominent post was located a few yards from the property and on the same side of the road, on the pavement used by all the residents. In addition, the sign was on unlaminated paper. The notice was not visible despite receiving an e-mail from a planning officer claiming that the 'location of the notice was visible in order to notify of the proposal.'

·         Only four letters were sent; these were sent to the closest neighbours at numbers 18, 19, 21 and 22. The department had apologised for failing to send letters to other nearby houses, but what was the reason for this? There should have been more effort made to contact the residents of the terrace who were to be affected by the development.

·         Gwynedd Council had purchased number 20 before the property received planning permission for conversion into two flats. This suggested that they were confident the application would be successful, otherwise why spend public funds? They should have exercised caution and considered obtaining planning permission on Council land near Plas y Don rather than purchasing a private dwelling or buying back a Council house.

·         The representative sympathised with local homeless people who had fallen on hard times.

·         The Head of the Housing and Property Department had attempted to reassure them by saying that 'the local people of Pwllheli will always be prioritised' for these flats; however, the Housing Policy banded applicants from one to four depending on their circumstances (band one - people who had been abused and who were at risk of harm. Without complete policy changes, it was people like these who were likely to be housed in the flats

·         Gwynedd Council were going to 'keep an eye on the two units' - how? There was no hope of keeping to this promise. If someone was unruly, how long would it take to get them out of the flat?

·         Many young, local, Welsh-speaking people lived in the terrace - many of them were families with young children who had purchased their houses. These people would ensure the Welshness of this area of the town as we want it, for the benefit of the community and the Welsh language. 

·         Gwynedd Council intended to locate two flats for homeless people amongst these homes. What impact would this have on the price of their houses? The proposal was completely inappropriate.

·         The two properties to the west of number 20, namely 21 and 22, were in a very poor condition, with huge holes in their roofs and pigeons flying in and out.  Why had Gwynedd Council purchased a house adjoining these houses? Was it the intention to purchase these cheaply, thus adding more flats to the portfolio?

·         It was difficult to believe that the Highways Department and Pwllheli Town Council had not opposed the application; the lack of parking spaces was laughable, with around 50 houses vying for around 20 parking spaces. If the Town Council viewed such a plan to be appropriate in a respectable area of the town, God help us.

·         It was likely that strong objections to the plan were very disappointing to the Planning Department, as it was obvious that they had hoped to push this application through on the quiet. They should be ashamed of the way they had behaved, and for what they were doing to Pwllheli by homing such bad people in our hotels.

 

c)     Taking advantage of the right to speak, the Local Member made the following points:

·         He agreed with the need to house the homeless but was uncertain as to whether the location was suitable / safe

·         Many local families were desperate for social housing, and perhaps there was a need to consider their feelings regarding the project

·         If approved, there was a need for 100% assurance that the address would be monitored on a daily basis (although he thought it would be difficult to achieve this)

·         As a committee, it should be insisted that suitable residents were to be homed at the property, and not people who would create problems for nearby residents, the Council and the Police

·         There was a need to ensure the safety of the community, and to listen to the community's concerns

·         His duty as a Local Member was that the well-being of residents of his ward was not endangered, and that their privacy was maintained

·         He acknowledged that there were alternative choices to the application

 

ch)       It was proposed and seconded to approve the application

 

d)            It was proposed and seconded to defer the application to give the applicant the opportunity to consult the community again regarding the proposal

 

dd)       During the ensuing discussion the following points were made by members:

·         Information regarding the proposal needed to be shared again with the community

·         Neighbours needed to be sure of the proposal - it was suggested that discussions should be held with the Local Member so that everyone could be involved in the process

·         It would be good practice to re-consult fully with the community - this should be undertaken jointly by the Planning Service and the Housing Department

·         It was acknowledged that statutory requirements had been implemented in terms of consultation, but there was a need for further consultation with the community so that the officers could persuade people

·         No parking space

·         The report was misleading in the context of use - there was a need for clarity

·         The house had been purchased for the purpose of re-converting - it was therefore taken for granted that a planning application would be approved

·         The application appeared to have been rushed - there was a need to comply with the process

 

·         No external adaptations

·         Choosing who was to live in the flats was not a planning matter

·         It was important to have affordable housing for local people, and to support the housing strategy

·         There was no need for the stigma against homeless people - everyone needed to be given a chance

·         It was a planning application to convert a house that was being discussed

·         The Community Council supported the application

·         A condition was proposed that the houses / flats should be affordable indefinitely

 

e)            In response to the observations regarding a second consultation, the Planning Manager noted that the consultation process in connection with the application had met the statutory requirements relating to notifying of planning applications, and that four nearby properties had received letters along with a statutory notice placed on the street. The Head of Legal Services added that a number of observations had been received and that this was evidence that sufficient consultation had been undertaken.

 

The Assistant Head of the Environment Department added that there was no planning basis for refusal of the application; this was an application for two affordable units responding to the need, with sufficient evidence to make a decision

 

f)             A vote was taken on the proposal to defer

 

               The proposal fell

 

   ff)         A vote was taken on the proposal to approve

 

           

RESOLVED:

 

To delegate powers to the Assistant Head of Department to approve the application subject to receiving an acceptable flood consequence assessment and NRW approval of the flood consequence assessment, and also subject to the following conditions:

 

1.         Time

2.         Compliance with plans

3.         Boundary treatment completed prior to occupying the units

4.         Standard affordable housing scheme condition

 

Note:

Welsh Water

Party Wall Act Requirements