Agenda item

Conversion of chapel into 7 residential units including an affordable unit together with a new access and parking spaces.

 

LOCAL MEMBER: Councillor Elfed Williams

 

Link to relevant background documents

 

To defer the decision to hold further discussions with the applicant to seek more information and evidence of the following:

1.    Confirmation that the cemetery will be protected and how.

2.    Receive more land drainage details and assurance that the culvert will not cause problems on the site or locally.

3.    Confirmation of the need for flats in Deiniolen and how many names are on the waiting list?

4.    How it is intended to ensure that the development will be occupied by local people?

 

That the local member is part of the discussions

 

Conversion of chapel to 7 residential units to include an affordable unit together with a new access and parking spaces

 

Attention was drawn to the late observations form.

 

a)            The Senior Development Control Officer highlighted that this was a full application to convert the redundant chapel and school-room into 7 residential flats on a site located opposite the High Street in Deiniolen.  It was noted that its use as a chapel/vestry had ended in January 2013, and although it was not located within the Deiniolen Service Village development boundary, it had not been designated for any particular use. The application was split into several elements, which included:

·         Providing 4 two-bedroom flats within the former chapel on two floors and provide 1 two-bedroom flat and 2 one-bedroom flats within the former vestry with the one-bedroom flat as an affordable unit for rent. 

·         Provide 9 parking spaces at the front of the vestry.

·         A bin/recycling storage would be provided opposite the parking spaces.

·         A new vehicular access would be created (replacing the existing access) off the nearby class III county highway (High Street).

·         A tree planting scheme would be undertaken.

 

It was highlighted that a number of documents had been submitted to support the application.

 

It was reported that the principle of providing residential units on this particular site was based on Policies PCYFF 1, TAI 3, TAI 15, PS 17 and ISA 2.  It was explained that Policy TAI 3 stated that in Service Villages, housing to meet the Plan's strategy would be secured through housing designations along with suitable windfall sites within the development boundary. However, as Deiniolen had seen its expected growth level on windfall sites via units completed in the period from 2011 to 2021 and completed the current land bank, there would be a need for the applicant to demonstrate that the proposal would address the needs of the local community. To this end, the applicant had submitted relevant information and, as a result, the local need could be justified for the types of residential units proposed in this current application.

 

It was explained that part 2 of criteria i - iii of Policy ISA 2 stated that there was a presumption to resist the loss or change of use of an existing community facility unless:

i.          a suitable replacement facility could be provided by the developer either on or off site, and within easy and convenient access by means other than the car, or

ii.         it could be demonstrated that the facility was inappropriate or surplus to requirements, or

iii.         in relation to a commercially operated facility: there was evidence that the current use had ceased to be financially viable, and that it could not reasonably be expected to become financially viable; that any other suitable community use could not be established and there was evidence of genuine attempts to market the facility, which had been unsuccessful.

 

In response, it was reported that the applicant had stated that the building had been on the market since January, 2013 and was only sold in October, 2018 which indicated that there was not much interest within the market for former places of worship.  It was added that no interest had been shown to continue with its use as a place or worship and reference was made to another place of worship nearby, namely Eglwys Crist, Llandinorwig.

 

It was considered that converting the building into small, quality flats would make appropriate use of the site and the property bearing in mind that it was situated in an area that was mainly residential. It would also be an opportunity to improve and tidy-up the site in terms of visual amenities and also a means to avoid any anti-social behaviour in this part of the village.  

 

In the context of visual amenities, the nature, scale and central location of the site in the established built area was considered. Should it be approved, it was considered that it would not have a detrimental impact on the visual amenities of this part of the street-scape or on the character and wider integrity of the Dinorwig Landscape of Outstanding Historic Interest, and now its location within the Wales Slate World Heritage Site.

 

In the context of affordable housing and housing mix matters, a Housing Mix Statement had been submitted, which noted:

·                     The 7 units would be for intermediate rent with 1 one-bedroom unit as an affordable unit (in accordance with Policy TAI15 requirements).

·                     That prices for the one- and two-bedroom units had been submitted by a local estate agent based on the conditions of the local housing market together with comparing similar evidence.

 

In line with the advice included in the relevant SPG, the Council's Housing Options Team was contacted along with the Rural Housing Facilitator. Information had been received noting that the need for one- and two-bedroom units was high - 46 applications had been included in the Council's Common Housing Register for one- and two-bedroom flats, 32 applications for a one-bedroom flat and 35 applications for a two-bedroom flat. It was highlighted that the Gwynedd Local Housing Market Assessment (2018 to 2023) confirmed that there was a shortfall of 13% for one-bedroom units with a shortfall of 11% for two-bedroom units in Gwynedd and it was estimated that the need for small units (1 and 2 persons) together with larger units (5 persons) would increase up to 2035. On the whole, the 2011 census indicated that the number of private rented properties on the market had reduced and that the size of families had also reduced, which suggested that the need for smaller units would increase.   Consequently, small rental units as proposed in the application in question, would help to satisfy this need.

 

The Council's Housing Options Team confirmed that there were 54 applications for two-bedroom social units in Deiniolen with 38 interested in one-bedroom units and although 6 of the flats were open market, their rental/sale price was equivalent to providing affordable units. Therefore, it was considered that the application could be supported based on the requirements of Policy TAI 8 and the relevant SPG and it could be ensured that the affordable unit was affordable now and in the future by including a standard planning condition.

 

Having considered that the proposal to provide 7 residential units including an affordable unit was a positive response to the need for small residential units in Deiniolen, the proposal was acceptable subject to including the conditions listed in the report along with one relating to the installation of opaque glazing.

 

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

·         They had purchased Capel Ebeneser in 2018 and had submitted a planning application to the Council in December 2019.

·         That Capel Ebeneser was a striking and prominent building in a residential area, it was convenient with a bus stop and facilities nearby.

·         That the building was deteriorating from year to year and, unfortunately, attracted anti-social behaviour and vandalism.

·         It was proposed to adapt the building that was a gateway into the village, into five two-bedroom units and two one-bedroom units, which would be affordable for prospective local people.

·         It was proposed to make the chapel look attractive and maintain it to a high standard, by preserving the original external appearance, in order to remember the historical roots of this important building.

·         That the Gwynedd Local Housing Market Assessment confirmed that there was a shortfall of one- and two-bedroom units in Gwynedd, and that the need for smaller units would increase over the next few years.

·         That over 60% of Gwynedd's population could not afford to purchase a house in the county.

·         That the prices of all units would be affordable to ensure that local young people get the opportunity to get onto the property ladder.

·         That Gwynedd Council's Housing Action Plan 2021-2026/27 noted that "there was a need to ensure that the people of Gwynedd have access to a suitable home of a high standard, that is affordable and improves their quality of life."

·         That the Cabinet Member for Housing and Property, Councillor Craig ab Iago had noted that the Housing Action Plan of the Housing and Property Department had been established by the Council to address the lack of suitable housing available for local people in Gwynedd.

·         That Councillor Craig ab Iago noted "my main priority is to ensure that as a Council, we do everything within our ability to offer homes for Gwynedd residents in our communities.  We know that our young people are facing more challenges than ever to find a suitable home locally and this is an unfair and unjust situation".

·         The Committee was requested to agree with the recommendation of the Planning Officer that converting Capel Ebeneser into residential units was a positive one.

 

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

·         Concern from local residents as to who would occupy the flats - would homeless people from Noddfa Hostel get priority over local residents?

·         During his time as a local Councillor (over 9 years), no local person had asked him about a flat - therefore, how does the proposal respond to the local need?

·         How would the applicant manage the situation?

·         That a meeting had been held with the applicant in August and nearby residents had submitted concerns - these observations had not been addressed at all.

 

 

 

·         That there were 9 parking spaces for 7 flats - was this sufficient? No space on the high street to park.

·         What were the owners' plans for the cemetery?

·         That bats had been seen around the Chapel.

·         If the flats would be inexpensive, what impact would this have on the value of nearby homes?

·         The desire of the community was to seek a community facility / multi-purpose centre, but there was no evidence of the efforts.

·         The linguistic element was weak in terms of a Welsh name only - other flats had been erected locally and no Welsh speakers lived in them.

·         Hostel Noddfa had opened in Deiniolen in 1974 for vulnerable women in Gwynedd, but it was now a hostel for the homeless and the local area had not been informed of the change of use - would this happen to Capel Ebeneser - would the criteria change overnight?

·         As Councillors, would you be willing to accept such flats in your own wards?

 

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

 

d)     During the ensuing discussion, the following observations were made by members:

·         That there was a need to consider the Local Member’s comments especially as a lack of need for the flats was noted.

·         If there was no need for flats locally, the implications of this had to be considered.

·         The observations of the Flood Risk Management Unit needed to be considered fairly - 'that responsibility for maintaining the watercourse and the culvert within the site's boundaries...lies with the owners'.

·         More information was needed on access to the cemetery.

·         How would the applicant ensure 'local use'?

·         The use would have to be of benefit to Deiniolen residents.

·         The 'open market' flats were raising concerns - these could be suitable for Airbnb use considering the location.

 

dd)       An amendment was proposed and seconded to defer the decision in order to hold further discussions with the applicant to obtain a better understanding of the local need.

 

e)            In response to a question and observation made by the Housing Strategic Unit that '74 applicants were on the common housing and social housing register waiting list', it was confirmed that these were figures for the whole of Gwynedd and not Deiniolen. It was reiterated that 'social housing' meant 'rented housing'.

 

In response to the observation about flooding, the Head of Legal Service noted that clear guidance on the matter had been submitted by the relevant agency.

 

In response to a proposal to defer, the Assistant Head of Department noted that information about 'the local need' had been included in the report, but it was possible to request further information and evidence. It was suggested that discussions were held with the Local Member present. It was added that it would also be possible to enquire about confirmation on cemetery matters, flooding matters and marketing methods to ensure local use.

 

RESOLVED:

 

To defer the decision in order to hold further discussions with the applicant to seek more information and evidence of the following:

 

1.         Confirmation that the cemetery will be protected and how.

2.         Receive more land drainage details and assurance that the culvert will not cause problems on the site or locally.

3.         Confirmation of the need for flats in Deiniolen and how many names are on the waiting list?

4.         How it is intended to ensure that the development will be occupied by local people?

 

That the local member is part of the discussions