Agenda item

Application No C21/0111/45/LL Land By Cae Llan, Denio, Penrallt, Pwllheli, LL53 5UA

Meeting of Planning Committee, Monday, 12th July, 2021 11.00 am (Item 13.)

Full application for a new residential development of 14 dwellings to include associated service road and footpath, parking, landscaping and foul drainage pumping station

LOCAL MEMBER: Councillor Dylan Bullard

Link to relevant background documents

Decision:

DECISION

To delegate the right for the Assistant Head of Department to approve the application, subject to completing a Section 106 Agreement to secure a financial contribution towards play areas and to ensure provision of four affordable dwellings. Also, conditions involving the following should be implemented:

1. Timescales

2. In accordance with the approved plans.

3. Permitted development restriction on the affordable dwellings.

4. Materials

5. Welsh Water / SUDS

6. Construction times

7. Finished floor levels

8. Privacy screens for balconies on plots 5 and 10

9. Highways access conditions

10. Landscaping

11. Protecting trees

12. Archaeological investigation

13. Welsh language mitigation measures – to advertise the site, names of the estate and the houses

For information: SUDS

Minutes:

Attention was drawn to the late observations form.

a) The Development Control Team Leader highlighted that the application was a full application to construct 14 two-storey dwellings, with four of them as affordable homes. The site was located to the north of Pwllheli above the town centre in an area known as Denio. Although the site was located within the defined development boundary of Pwllheli, the existing development density is lower than the rest of the town. It was explained that Pwllheli was identified as an Urban Service Centre under policy TAI 1 of the LDP, which encouraged a higher proportion of new developments within urban centres by means of housing designations and windfall sites. When adopting the LDP, the site was allocated for 14 units, therefore, the application met the requirements of policy TAI 1.

It was reported that the applicant had submitted the open market value of the dwellings to show that a suitable discount could be applied to ensure they remained affordable in perpetuity. Having assessed the figures in consultation with the Housing Department, it was agreed to give a 40% discount when preparing a section 106 agreement.

In the context of open spaces, it was noted that Policy ISA 5 of the LDP required new housing proposals for 10 or more new houses in areas where existing open spaces could not satisfy the needs of the proposed housing development to provide a suitable provision of open spaces. In exceptional circumstances, where it was not possible to provide an outdoor play area as an integral part of a new housing development, the developer would be required to provide suitable provision off the site; a site that is accessible and close to the development in terms of walking or cycling distance or, where this was not practically possible, to make a financial contribution towards new facilities including equipment, improving existing facilities on sites with access or improve access to existing open spaces.

It was highlighted that the application did not include the provision of an open / play area on the site but that the plan provided the number of anticipated dwellings in accordance with the site allocation. Having assessed the plan, it was not unreasonable that there was no provision on the site and after using the formula within the SPG Open Spaces in New Housing Developments, the Joint Planning Policy Unit had calculated a financial contribution of £5855.71 towards provision off the site. A discussion was held with the applicant and it was agreed that the contribution would be ensured via a section 106 agreement.

In the context of a linguistic impact, although there was no need to submit a formal statement, consideration should still be given to the Welsh language in accordance with the guidance in Appendix 5 of the 'Maintaining and Creating Distinctive and Sustainable Communities' SPG. It was highlighted that the applicant had considered the Welsh language and that the application complied with the requirements of section 'CH', Appendix 5 of the SPG. However, the information submitted did not comply in full with the requirements of criteria 4 and 5 of policy PS 1 in terms of signage, street names and house names. Compliance with the policy could be ensured by imposing a condition to ensure that details on marketing materials were in Welsh or bilingual and that the names of the estate and the houses were Welsh names.

In the context of highway impacts, attention was drawn to the concerns of local residents regarding the impact of the proposal on the local roads network, considering other developments that had been approved, existing movements made in relation to existing houses and the Coleg Meirion Dwyfor site nearby. In response, to improve road safety and visibility for vehicles using the site, it was noted that the proposal included the provision of a footpath from the estate access, along the boundary to the south-west along the road junction that extended downwards towards Allt Salem. It was considered that this would prevent collisions between vehicles and pedestrians and would give sufficient visibility of all directions to pedestrians.

It was recognised that the site stood alone and away from the town centre and that there was no public footpath (pavement) between the site and the town. However, it was considered that the lack of a footway was a well-established feature between the site and the town, as well as the areas of Penrallt and Denio in general. Additionally, traffic calming measures to keep traffic speeds low and appropriate were already in place.

Having considered all the relevant matters, including local and national policies and guidance, as well as the observations received during the consultation period, it was deemed that the proposal was acceptable.

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

· Discussions had been held over the past nine months to carefully discuss the planning and transport matters before the application was submitted to the committee.

· The officer's report highlighted that attention had been given to every planning matter and any concerns from neighbouring residents.

· A local company that was run by a father and son –who lived in Pwllheli, and supported local houses for young local people.

· Over the years, the company had constructed 39 houses with 36 of them sold to Welsh-speaking local residents. 30 of these houses were affordable homes sold to a housing association or sold privately under a 106 agreement. This meant that +90% of their homes had been sold to local residents.

· It was not possible to make all of the houses affordable due to costs, land price etc. In an attempt to sell the houses to families in the area, they marketed the new houses locally for the first three months before starting to market them via an agent or on-line. He explained that this gave priority to local residents.

· Accepted that some of their house prices were out of the reach of young buyers, but by marketing locally it would be possible to sell to someone searching for their second or third purchase, which would release a terraced house for an affordable price to a young person.

· James Lloyd Developers was a local company, constructed houses for local people and employed local people.

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

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

· Welcomed affordable homes but access to the houses raised a concern.

· An increase of 14 houses doubled the number of dwellings in the area and, therefore, created traffic problems.

· Needed to create a safe road for pedestrians and drivers.

· Urged the Transportation Department to consider a way to tackle the problem.

· Housing for local people needed.

· The site had been earmarked for housing in the Local Development Plan.

· The marketing plan was impressive.

· Condition was needed for an open space.

· Advance discussions had been advantageous.

d) In response to concerns about public safety along the road, the Senior Development Control Engineer accepted that the road was very narrow from the town to the Denio area. He added that traffic speed restrictions had been imposed and that there were speed humps along the road. Installing a pavement would narrow the road, which would lead to having to consider measures such as installing traffic lights or creating a one-way system.

The Assistant Head of Planning and the Environment Department added that transport matters had been submitted during the period of consulting on and establishing the Local Development Plan.

RESOLVED