Agenda item

Full application to construct 12 dwelling houses with an access, parking and associated infrastructure.

 

LOCAL MEMBER: Councillor Judith Humphreys

 

Link to relevant background documents

 

To delegate the right for the Assistant Head of Department to approve the application, subject to reaching an agreement on the level of the financial contribution towards education and to complete a 106 Agreement to secure a financial contribution towards play areas and education and a condition to provide two affordable homes and the following 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 to be agreed with the LPA.

5.    Highways Conditions.

6.    Soft and hard landscaping.

7.    Biodiversity conditions

8.    Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.

9.    Removal of general development rights.

10.  Submit a Construction Method Statement including parking provision for the builders' vehicles, working hours, deliveries, etc.

11.  Submit outdoor lighting details to be agreed with the LPA before they are installed.

12.  Safeguard the open space for the future

13.  Provision of bin sites

14.  Contaminated land matters

15.  Drainage / Welsh Water conditions

 

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 and Natural Resources Wales.

Note: Various Highways notes

 

 

Full application to construct 12 dwelling houses with an access, parking and associated infrastructure

 

a)            The Planning Manager highlighted that the application was a full application to;

·         Provide 12 two-storey houses in the form of detached houses, semi-detached houses and terraced houses, including 8 three-bedroom houses and 4 two-bedroom houses. 

·         Creation of infrastructure to include estate roads and associated footpaths, fences/railings and stone walls.

·         Provision of parking spaces for each house, bin storage area and creation of individual gardens to the side and rear of the houses.

·         Provision of amenity spaces within the site along with an area to collect water.

·         The application was amended since its original submission following observations by the Transportation Unit and the Municipal Unit regarding access matters and the location of the bin collection location.

 

It was explained that the application site was currently empty but in the past it was a busy commercial site as a goods sales warehouse and previously it was a site with a mechanic garage and filling station. It was noted that the site, located within the Penygroes development boundary, was fairly flat and surrounded by residential housing.  

 

Members were reminded that a full application was approved recently in Penygroes to provide 24 residential units, with each of them being affordable houses. It was explained that this site had been included and designated specifically for a residential development and was not a windfall site as in this case. It is not believed that the consent and the associated numbers changed the situation in terms of the numbers of houses identified for Penygroes and it did not affect the threshold identified for the village. Policy TAI 15 of the LDP states that Councils will attempt to ensure an appropriate level of affordable houses in the Plan's area. In Penygroes, two or more housing units were the threshold, whilst noting that 20% of the units should be affordable. As the proposed development proposed 12 units, this corresponded with the threshold noted in Policy TAI 15 to make a contribution to affordable housing.

 

In the context of educational matters and in accordance with the requirements of the SPG, consideration should be given to the situation in the school that served the catchment area where the development was located. In response to the statutory consultation the Education Department's Information officer stated that Ysgol Gynradd Bro Lleu was over its capacity. As per usual and in accordance with the requirements of the relevant formula in the SPG, there was justification here to ask for a contribution of £50,480 to meet the lack of capacity in the primary school.

 

It was added, in accordance with ISA 5 of the LDP, that proposals for 10 or more dwellings, in areas where existing open space cannot meet the needs of the proposed housing development, would be expected to provide suitable provision of open spaces in accordance with the Field in Trust (FIT) benchmark standards.  Although the proposal included open spaces, they did not meet the need for spaces with 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 by 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 to secure appropriate provision in the local area.

 

Therefore, having weighed up the policy requirements and the guidance provided within the SPG and detailed information submitted as part of the application relating to the viability of the development, including considering house prices, it was believed in this case that there was justification for ensuring and agreeing on a contribution towards play areas and education. The figures showed that it would be possible to secure the playing area contributions, but that it would not be possible to provide the educational contribution in its entirety as the development would not be viable. It was highlighted that discussion had taken place with the agent and should the plan be approved, it was subject to reaching an agreement on the level of contribution via a 106 agreement and also, ensuring that the development complies with policies ISA 1 and ISA 5.

 

It was considered that the proposal for a residential development on this site would make good use of previously used land within the current development boundary. It was deemed that it would be a positive response to the various housing needs identified in the area. It was not considered that the proposal was contrary to local or national policies and there was no material planning matter that outweighed these policy considerations.  Consequently, it was considered that the proposal was acceptable subject to the conditions noted below and the completion of a 106 agreement relating to financial contributions. 

 

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

·         That the application comprised 12 properties, access, landscaping and drainage

·         That no objections had been received from statutory consultees

·         Originally, the plans comprised 12 properties with two affordable houses.  Having undertaken a viability assessment, the need for financial contributions was highlighted (lack of capacity in the primary school) and to provide an open space. It was considered that the development would not be viable if contributions were to be made and to provide two affordable houses on the site.  Officers from the Planning Department were consulted and it was agreed that an educational and open space contribution would be acceptable and the houses would be marketed as open market housing.  Having considered the site and the location it was deemed that the housing would be affordable although they would not be recognised officially as 'affordable housing'

·         There were no ecological or drainage concerns and no concerns in relation to noise and transportation had been submitted  

·         The development was within the development boundary of the village.

 

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

·         She supported the comments of the Community Council that were a current reflection of the local views  

·         She was concerned about the type of houses that would be built - there was a demand for affordable housing in the area and therefore the general opinion was that some should be affordable housing. 

·         Gwynedd was facing a dire situation in terms of the access of young people to homes in their communities. With the increase in open market prices this could lead to very expensive houses being constructed that would lead to a situation where individuals from outside the area could offer tens of thousands above the asking price by estate agents. Time after time, local people who offered the asking price for houses, lost out to people from outside the area who were able to offer tens of thousands above the asking price. Receiving the views of estate agents regarding the possible value of these houses was a totally pointless exercise.

·         The site was in part of the village that already suffered a great deal from traffic and there was concern about the increase as a result of the housing development.  Although there was a great deal of traffic along the adjacent road, no traffic had come in and out of the site for many years - the site had been quiet for a long while.  The claim that staff vehicles and customers had used both entrances until recently did not reflect reality,  neither was the claim that people were used to consistent disturbance at the location. People living nearby were used to a quiet location and the nearby road was busy.

·         In terms of the number of houses in the application - parking was a huge problem at Penygroes and if residents of the new estate started to use plots outside the estate to park the side effect of this to nearby residents was very concerning and caused great frustration. Therefore the concern was that 12 houses was too many.

·         Dyffryn Nantlle had lost several surgeries over the last few years and now there was only one surgery left.  It had to be noted that the increase in population would mean an increase in the need for more GPs in the area.

·         Concern about the capacity situation of the local primary school namely Ysgol Bro Lleu.

·         Highlighted the need to deal with the petrol tanks and pollution and possible hazards at the location.

·         In terms of the lack of play areas in the area and getting to grips with this, it would be useful if the applicant consulted with the Community Council in terms of identifying the areas and the type of equipment the community would favour.

 

It was proposed and seconded to approve the application

 

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

·         If they were open market housing, an assurance was needed that local people would be able to buy the houses

·         The value of the houses was now more than the value noted in the assessment - therefore there was justification to provide two affordable houses, educational contribution and a contribution towards an open space

·         The area was recognised as a deprived area - was £185,000 affordable?

·         People 'from outside' were pricing local people out of the market

·         The prices had been assessed in 2019 - by today the prices were higher and therefore there was a possibility of making the development viable.

·         Following the construction of the houses - a request for information on the number of local people who would own the houses

 

In response to a comments regarding ensuring the need for local people, the Assistant Head of Planning and Environment noted that evidence highlighted the need for intermediate housing within the Penygroes development boundary. He added that the size and floor area of the houses in question made them affordable and 24 social housing houses had already been approved to meet with the 'affordable housing' need in the area.  It was added that the Local Development Plan had identified the number (89) and the type of housing needed in Penygroes with 19 living units built between 2011 and 2020 - this highlighted sufficient capacity within the area. Although it was expected for a % to be affordable, it was noted that more than expected of affordable housing had already been approved. 

 

In response to an observation regarding the language statement, and who had completed it, it was noted that the language statement had been assessed by language officers.  It was the duty of the applicant to commission a language statement and if it was deficient or insufficient, language officers would have noted this

 

In response to an observation regarding the housing valuation period, it was highlighted that the viability assessment had been received in 2021 and if the condition of two affordable houses was imposed it would be possible to look at the value of houses in January 2021 and to make an application for an assessment and further valuation of the price.

 

d)            An amendment was proposed and seconded that a condition to provide 2 affordable houses together with reaching an agreement on the level of the financial contribution towards education and to complete a 106 Agreement to secure a financial contribution towards play areas and education.

 

A vote was taken on the amendment.

 

RESOLVED

 

To delegate the right for the Assistant Head of Department to approve the application, subject to reaching an agreement on the level of the financial contribution towards education and to complete a 106 Agreement to secure a financial contribution towards play areas and education and a condition to provide two affordable homes and the following 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 to be agreed with the LPA.

5.         Highways Conditions.

6.         Soft and hard landscaping.

7.         Biodiversity conditions

8.         Agree on details regarding Welsh names for the development together with advertising signage informing of and promoting the development within and outside the site.

9.         Removal of general development rights.

10.       Submit a Construction Method Statement including parking provision for the builders' vehicles, working hours, deliveries, etc.

11.       Submit outdoor lighting details to be agreed with the LPA before they are installed.

12.       Safeguard the open space for the future

13.       Provision of bin sites

14.       Contaminated land matters

15.       Drainage / Welsh Water conditions

 

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 and Natural Resources Wales.

Note: Various Highways notes