Agenda item

Application No C20/0870/45/LL Land At Ysgubor Wen, Pwllheli, LL53 5UB

Meeting of Planning Committee, Monday, 21st June, 2021 11.00 am (Item 10.)

Erection of five dwellings with associated access, parking and landscaping.

LOCAL MEMBER: Councillor Dylan Bullard

Decision:

DECISION:

To delegate powers to the Assistant Head of the Environment Department to approve the application subject to determine an appropriate discount to limit the value of the two affordable houses and the completion of a Section 106 Agreement to ensure that both houses are affordable for local need and to relevant conditions relating to:

1. Time

2. Compliance with plans

3. Agree on details of external materials including slate and finishes

4. Landscaping / Trees

5. Drainage matters

6. Biodiversity Matters

7. Archaeological Matters

8. Removal of PD Affordable Housing rights

9. Highways Matters

10. Agree on a Welsh name/signs

11. Agree on a Building Management Plan

12. Protection measures and improve the hedge

13. Agreement on boundary treatment details

Notes: SUDS and Welsh Water

Minutes:

Erection of five dwellings together with access, parking and landscaping

Attention was drawn to the late observations form.

a) The Planning Manager highlighted that this was a full application to construct five dwellings as well as modifying an access, creating an estate road and parking spaces together with landscaping. The site was located on the outskirts of the town of Pwllheli in an area known as Denio, with residential dwellings to the south and one located opposite the site.

The dwellings would be two-storey with three detached and two semi-detached dwellings. Externally, they would be finished with pitched natural slate roofs with external wall finishes in a combination of render, natural stone and timber.

It was reported that the principle of a residential development on this site had already been accepted and approved via the approval of the previous application for 3 houses (one being affordable). Although there was an evident increase between the current application and the previous in terms of the number of houses, it was felt that the existing proposal offered a better quality development making the best of a site that had not been previously achieved in terms of density and housing mix for development. In addition, it was noted that the current proposal proposed two affordable houses. It was considered that the existing proposal was an improvement as it provided one additional affordable house and offered improved density in line with the current requirements.

In the context of transportation matters, it was highlighted that concerns had been highlighted by local residents regarding the impact of the proposal on the local roads network, the increasing impact considering other developments in the nearby area, as well as the existing movements made from the residential houses in the area and the Coleg Meirion Dwyfor site nearby. The Transportation Unit was consulted on the application and they had no objection to the proposal in terms of a harmful impact on the local roads network.

It was accepted that the site stood alone and away from the town centre and that there was no existing connection, such as a footway, between the site and the town. However, it was considered that the lack of a footway was a feature of the area and along a number of streets between the site and the town as well as the areas of Penrallt and Denio in general. It was reported that traffic calming measures kept traffic speeds low and appropriate. Although the concerns received were noted, it was not considered that the proposal would cause substantial unacceptable harm to the safe and efficient operation of the highway and that it was, as a result, acceptable in terms of the relevant requirements of policy TRA 4, whilst the number of parking spaces proposed were acceptable in terms of the requirements of policy TRA 2.

It was reported that biodiversity, archaeological and infrastructure matters were acceptable and reference was made to the response to the language statement in the late observations form which noted that the Language Unit did not have any comments to make on the application. It was noted that the statement included all relevant information and as a result of the size of the development and the proposal to market both open market units locally, that the assessment of neutral impact was reasonable.

Having considered all relevant planning matters, including local and national policies and guidance, as well as all the observations received during the period of public consultation from statutory consultees and local residents, along with the planning history, the proposal was considered acceptable and in compliance with the requirements of the relevant policies.

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

· That there was extant planning permission on the site for three detached houses - relatively substantial houses according to those plans.

· The proposal was to increase the number of houses to five, thus creating a better mix of houses on the site and adding one affordable house. This would lead to three open market houses and two affordable houses.

· The proposal with the one four-bedroom open market house was that it would be built for the applicant as he was eager to move to this specific house on the site. The applicant had been brought up in Pwllheli and had brought up a family in Pwllheli. The applicant had held discussions with many local people who had made enquiries with him regarding buying a house beforehand - the other 2 three-bedroom open market houses on the site.

· Enquiries had also been made regarding the number of houses that would comply with the local market housing policy, although the policy was not specifically used in Pwllheli.

· The two affordable houses had been the subject of discussions with housing associations, and the proposal was that the houses would be sold or rented out through an agreement with a housing association, such as Adra.

· That discussions were being held with the Policy Department, the Language Department and with the Housing Strategic Unit regarding the application, and previously with Natural Resources Wales. It was reported that everyone supported the application and that it was important to note that there were no substantial local objections to this development. It was felt that the design of the houses was of high quality and as the site was on the boundary of the town, that the landscaping plan was also of high quality.

· The Policy Department confirmed in its response that the proposal could meet the need of the local community, and thus retain the local linguistic balance. The developer was committed to give the proposal a Welsh name, and discussions had already been held with local families regarding the marketing element (which is anticipated to be very restricted with this application).

c) It was proposed and seconded to approve the application.

ch) During the ensuing discussion, the following observations were made by Members:

· That there was extant permission for 3 houses - an increase in affordable houses was to be welcomed

· Concern about road safety - acknowledged that solutions were difficult

d) In response to concerns about public safety along the road, the Senior Development Control Engineer accepted that the road was very narrow and served at least 25 houses and the College in the area. He reiterated that traffic speed restrictions had been imposed and that there were speed humps along the road. Nevertheless, he expressed that an increase of 3 - 5 dwellings was unlikely to make a huge difference to the situation and that the existing arrangement of sharing a space seemed to be effective.

RESOLVED:

To delegate the right to the Assistant Head of Environment to approve the application, subject to determining an appropriate discount to restrict the value of both affordable dwellings and complete a 106 Agreement to ensure that the two houses are affordable for local need and to relevant conditions relating to: