Erect 12
affordable dwellings, new access and associated works.
LOCAL MEMBER: Councillor Dafydd Owen
Link
to relevant background documents
Decision:
To delegate powers to
the Senior Planning Manager to approve the application subject to the applicant
completing a Legal Agreement under Section 106 to ensure a financial
contribution for the provision of open spaces and the following conditions:
1.
Five years.
2.
In accordance with the
plans and documents submitted with the application.
3.
Natural slate.
4.
Highway conditions.
5.
Tree planting scheme.
6.
Biodiversity mitigation
measures conditions to include compliance with the requirements of the
Preliminary Ecological assessment; provision of Pollution Prevention Plan;
ensuring that the site is permeable for hedgehogs and submitting a biodiversity
improvement plan
7.
Limit working hours
between 08:00-18:00 Monday to Friday, 08:00-13:00 Saturdays and not at all on
Sundays or Bank Holidays.
8.
Agree on details regarding a Welsh name for the development together
with advertising signage informing of and promoting the development within and
outside the site.
9.
Removal of development
rights from the affordable housing.
10.
Ensure a
plan/arrangements to provide the affordable housing.
11.
Submit an Environmental Management Plan to include noise, vibration and
dust.
12.
Ensure compliance with
British Number BS 5837:2012.
13.
Condition to submit a
foul water drainage plan from the development.
14.
Samples of materials and
colours for the houses and the hard and soft landscaping.
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: advise the applicant to
consider local slate
Minutes:
Erect 12 affordable dwellings, new access and
associated works.
Attention was drawn to
the late observations form.
a) The Senior Development Control Officer highlighted that the application
was for the erection of 12 two-storey affordable homes on a site that was
mostly located within the development boundary of the Local Village of Tregarth. The proposal included the following elements: -
·
Provision of 12
affordable homes in the form of: (i) 4 x two-bedroom
houses, 4 persons (social rent); (ii) 4 x three-bedroom houses, 5 persons
(social rent); 1 x two-bedroom house, 4 persons (intermediate rent) and 3 x
three-bedroom houses, 5 persons (intermediate rent).
·
Closing the existing
access from the class III county road (Tal Cae) and
creating a new access further to the east.
·
Creating a footpath at
the front of the site that would link with the existing footpath to the west.
·
Widening the adjacent
road to 5.5m to meet the Council's adopted requirements.
·
Deviating the
watercourse that ran through the site to the western peripheries of the site.
·
Creating ecological
corridors.
·
Parking spaces within
the curtilage of the proposed houses.
·
Erecting fencing of
varying design, height and material.
·
Erecting domestic sheds
within rear gardens as well as bin storage sites.
It was reported that the principle of constructing
houses on this particular site was based in Policies PCYFF 1, TAI 4, TAI 15 and
PS 5 of the LDP. It was highlighted that Policy TAI 4 supported new housing in
local villages to meet the LDP's strategy through housing designations and
suitable unallocated sites within the development boundary based on the
indicative provision within the Policy itself. Consequently, the proposal would
mean that Tregarth would move beyond its indicative
growth level, however this site could be approved against general provision
(based on the completion rate so far) within the Villages, Clusters and Open
Countryside category.
It was noted that Policy TAI 15 sought a suitable
provision of affordable housing and with the proposed development proposing an
increase of 12 affordable units, this meant that the proposal corresponded with
the percentage requirements of affordable units within this Policy. It was
noted that Policy PS5 supported development where it could be demonstrated that
it was consistent with sustainable development principles including suitable
sites within development boundaries and that the element of sustainable
development and accessibility on this site would be one of the main
considerations when selecting sites for housing within the LDP by the Planning
Inspector. Given that all the houses would be affordable (rather than the 20%
that needed to be provided), it was considered that the application was
acceptable in principle.
In terms of affordable housing and housing mix, and
Affordable Homes Statement had been submitted by Adra
along with a Housing Mix Statement in accordance with the requirements of
Policy TAI8 and TAI15 of the LDP together with the SPG: Housing Mix and
Affordable Housing. It appeared that there was robust evidence regarding the
need for affordable homes and that the greatest need in the Tregarth
area was for social and intermediate rented units consisting of two and three
bedrooms. It could be ensured that the homes would be affordable currently and
in perpetuity by imposing a standard planning condition within any planning
permission.
In terms of transportation and access matters it was
highlighted that consideration had been given to the concerns of local
residents regarding the suitability of the local roads network in coping with
additional traffic. In response to the statutory consultation period, the
Transportation Unit had confirmed that there was no objection to the proposal
noting that the development proposed to improve the nearby road and would also
provide parking on a ratio of two parking spaces per property; a small estate
road with an access of standard design along with a turning space to allow
vehicles to turn and exit the site in forward gear. The Unit recommended
including relevant conditions/notes should the application be approved in order
to ensure that the work was completed to statutory road safety standards.
In relation to flooding and drainage local residents
had submitted concerns regarding the fact that the watercourse running through
the lowest part of the site was, currently, located within Zone A of the
Development Advice Maps (DAM), included in Technical Advice Note 15:
Development and Flood Risk (July 2004). As a result, there would be a need to
realign the existing watercourse towards the western periphery of the site with
the intention of discharging surface water from the site/new structure to the watercourse
itself. Any water discharge to the watercourse would have to be agreed with the
Water and Environment Unit as a Sustainable Drainage System Approving Body
(CCS) and an Ordinary Watercourse Consent would be required for any work that
could affect the river flow. It was suggested that a note could be attached
referring the applicant to the need to obtain the relevant consents and
licences from the Council's Water and Environment Unit prior to the
commencement of any work on the site.
In terms of open spaces, according to Policy ISA 5 of
the LDP, proposals for 10 houses or more in areas where existing open spaces
could not meet the needs of the proposed housing, should provide suitable
provision of open spaces. The latest information received by the Joint Planning
Policy Unit showed that there was a lack of play areas with play equipment for
children in Tregarth and, therefore, to this end, a
financial contribution of £2,380.43 would be required to meet this lack of
provision. This contribution could be secured by asking the applicant to sign
an Agreement under Section 106.
It was considered that the proposal to develop 12
affordable homes would be a positive response to the various housing needs that
had been 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 the policy considerations.
b) Taking advantage of the right to speak, the Local Member made the
following points:
·
The Arfon
Planning Manager reported that the Community Council had no objection to the
application. It was suggested that these three houses could be held back until
the houses on the slope were constructed to show the pattern of the surface
water flow.
·
What situation would
the tenants of these houses be in should the houses suffer flooding - would
they have insurance?
·
Concern about the
safety of children near the river - would fencing be erected to prevent access
to the river?
·
Need more information
on the water discharge process - would the water affect livestock? Would it
contain soap?
·
Accept the proposal to
extend the footpath along the edge of the site, but surprised that the Highways
Department had not commented on the narrow bridge located near the site.
·
It was proposed to
include a condition about local slate rather than natural slate as there was a
quarry nearby.
c) In response to the observations, it was confirmed that matters relating
to the river had been discussed with the Water Unit prior to submitting the application
and should the application be approved - in accordance with the new
regulations, the process would have to comply with the statutory
requirements. It had also been confirmed
that a 1.8m fence would be erected behind the gardens to prevent access to the
river. It was noted that no observations had been received from the Highways
Department regarding the bridge and it was suggested that the Local Member
should contact the Department directly to discuss the concerns. In the context
of using local slate, it was noted that the request was contrary to European
requirements.
ch) It was proposed and seconded to approve the
application.
d) During the ensuing discussion, the following observations were made by
members:
·
The use of natural
slate rather than local slate appeared ironic given that the proposed site was
within a slate area. It was accepted that it was not possible to enforce this,
but it would be reasonable to ask the applicant to consider using local slate.
·
The bridge was very
narrow and the concerns should be considered during the development.
dd) In response to an observation regarding the use of local slate, the Head
of Legal Services noted that it was not possible to include a condition for a
specific type of slate, but they could advise the applicant to consider local
slate.
RESOLVED:
To
delegate powers to the Senior Planning Manager to approve the application
subject to the applicant completing a Legal Agreement under Section 106 to
ensure a financial contribution for the provision of open spaces and the
following conditions:
1. Five years.
2. In accordance with the plans and
documents submitted with the application.
3. Natural slate.
4. Highway conditions.
5. Tree planting scheme.
6. Biodiversity
mitigation measures conditions to include compliance with the requirements of
the Preliminary Ecological assessment; provision of Pollution Prevention Plan;
ensuring that the site is permeable for hedgehogs and submitting a biodiversity
improvement plan
7. Limit
working hours between 08:00-18:00 Monday to Friday, 08:00-13:00 Saturday and
not at all on Sunday or Bank Holidays.
8.
Agree on details regarding a Welsh name for the development together with
advertising signage informing of and promoting the development within and outside
the site.
9. Removal of development rights from the
affordable housing.
10. Ensure a plan/arrangement to provide the
affordable housing.
11.
Submit an Environmental Management Plan to include noise, vibration and
dust.
12. Ensure compliance with British Number BS
5837:2012.
13. Condition to submit a foul water drainage
plan from the development.
14. Samples
of materials and colours for the houses and the hard and soft landscaping.
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:
advise the applicant to consider local slate
Supporting documents: