Revised application for the demolition of
existing hotel and swimming pool (except for original frontage building) and
the redevelopment of the site for 10 residential houses, 5 residential
apartments, single A1 retail unit, bike storage buildings, bat roost and 31 car
parking spaces
LOCAL
MEMBER: Councillor R H Wyn Williams
Minutes:
A revised
application for demolition of existing hotel and swimming pool (except for the
original frontage building), and redevelop the site for 10 residential
dwellings, five residential flats, a single A1 retail unit, cycle storages, a
bat roost and 31 parking spaces.
(a)
The Development Control Manager expanded on the
background of the application and noted that the Committee had visited the site
when the previous application was submitted (C12/0441/39/LL). It was noted that
the application was before the Committee as changes had been proposed, in
relation to insignificant design changes. It was noted that this was a proposal
to redevelop the Riverside Hotel site for 15 residential units to be located on
the site in three blocks of two and three-storey buildings, which was
acceptable in principle. As with application C12/0441/39/LL, the viability
matters associated with the proposal remained the same, and therefore it is was
considered reasonable in terms of Policy CH4 to consider fewer affordable units
than what could normally be expected on a site in Abersoch.
The current application offered two affordable units as did the previous
application, and it was therefore considered that the proposal was acceptable
subject to signing a 106 agreement binding two of the units for general local
need affordable housing.
The development complied with the GUDP
for the reasons noted in the report.
(b) The
following main points were made by the local member (not a member of this
Planning Committee):-
·
The location had an extensive planning history, and
therefore the development had not been viable as a hotel
·
A local exhibition had been held in the village
hall to share information about the scheme with the village's residents
·
The press had received substantial information
about the scheme
·
A request for the boundary wall from the site to
the harbour to be retained
·
A request to extend the boundary had been refused
·
On the whole, the design was acceptable
(c) Proposed
and seconded to approve the application.
(ch) During the discussion, the following
observations were made:
·
Over 10 units here, so why no mention of a
recreational space?
·
Accept that the public consultation had been
beneficial – this was to be encouraged
·
Affordable housing was 20% rather than 30% - accept
that the revision was correct
·
What will be the ‘affordable price' of the units?
It was suggested that the market price would be significantly high
·
Flooding concerns
(d)
In response to the observations, in relation to the
recreational space, it was noted that there was adequate empty land on the site
to ensure this. In considering affordable housing, it was noted that the
decision had been made in accordance with a 106 agreement, and that discussions
had been held with Housing Associations. In relation to flooding, it was noted
that Natural Resources Wales had reviewed the Flood Impact Assessment and that
it supported the application.
RESOLVED to delegate
powers to the Senior Planning Manager to approve the application subject to
signing a 106 agreement binding two of the units to affordable housing for
general local need and subject to the following conditions:-
1. Commence within five years
2. In accordance with revised plans
3. Slate roof
4. Agree details for external walls.
5. Agree on the stone used in the garden
and boundary walls.
6. Parking provision to be operational
before the dwellings are occupied.
7. Submit a drainage plan for the
development prior to the commencement of the
work.
8. Need to agree on the exact location of
the bat roost and complete the bat roost prior to commencing the demolition
work.
9. Prior to commencing the demolition
work, an update to the bat mitigation report must be submitted and implemented.
10. Need to submit a bat monitoring report
after three and five years.
11. Prior to the commencement of the work,
undertake a programme to eradicate Japanese Knotweed and other non-indigenous
invasive plants. Need to complete the eradication work prior to completing the
construction work.
12. Prior to commencement of construction
work, need to submit a Biodiversity Management Plan including features for
otters and reptiles.
13. Prior to commencement of construction
work, need to submit and implement a method statement to include measures to
avoid harming reptiles.
14. Need to provide a pollution prevention
plan prior to commencing the construction
work.
15. The ground floor levels for the buildings/flats should be at
least 5.69m AOD.
16. Submit and agree upon all the
flood mitigation measures with the local planning authority prior to occupation
of the units. These to include the crest
height and a structural assessment under any loadings of retaining walls,
basement tanking details and any access doors below estimated flood level of 5.69m
AOD and future maintenance responsibilities.
17. Detail of surface water drainage arrangements for the site as
a whole to be submitted and agreed to the LPA prior to commencement of
works. Details to include basement
parking drainage and any outfalls/pumping arrangements along with future
maintenance responsibilities.
18. Ground levels to the west should remain as existing (as shown
on Drawing No. A(00)01-100 Rev C) and should be retained as that of a
landscaped area. No storage of
vehicles/equipment should occur on this land
19. Prior to the commencement of any
development full details of any proposed works to be carried out within the 7
metre byelaw distance adjacent to River Soch shall be
submitted to and approved by the Local Planning Authority. The details to be
submitted shall include provision for maintenance access and easement along the
bank of river having a minimum width of 7 metres or no compromise to existing
access arrangements to the tidal doors. This access and easement corridor shall
be laid out in accordance with details submitted to and approved by the local
planning authority before any dwelling or premises forming part of the
development is occupied.
20. Submitting
full landscaping details.
21. Implementing
the landscaping plan.
22. Safeguard the retaining wall on the
boundary with Lôn Engan
during and following the construction period.
Notes:-
Supporting documents: