Agenda item

Application to demolish existing shop and erect 1 shop, 3 open market houses and 1 affordable house together with new vehicular access and parking provision (re-submission)

 

LOCAL MEMBER: Councillor Glyn Daniels

 

Link to relevant background documents

 

DECISION: To delegate powers to the Planning Manager to approve the application, subject to receiving an amended plan showing the rooflight in the kitchen of unit 1 at a higher level as discussed in paragraph 5.13 and in accordance with the following conditions:

1.    5 years

2.    In accordance with the plans

3.    Slate

4.    Agree on external finish

5.    First floor window on the eastern side of Unit 1 to be of opaque glass and a top hung design to prevent visibility.

6.    The setting of the rooflights on the eastern elevation of the units shall be no lower than 1.7 metres from the level of the internal floor.

7.    Submit and agree upon an affordable housing scheme and an arrangement to manage affordability for the future. 

8.    Prior to the commencement of any work on the site, a Method Statement of the work proposed to be undertaken on the A470 trunk road shall be submitted to and approved by the LPA in consultation with the Welsh Government.   

9.    Prior to the commencement of any work on the site, a Traffic Management Plan shall be submitted to and approved by the LPA in consultation with the Welsh Government.

10.  The entrance to the county highway and the parking locations shall be completed prior to the occupation of the residential units.

11.  House sparrow bird boxes shall be installed in accordance with the recommendations of part 8 of the Initial Ecological assessment, Cambrian Ecology.

12.  Sustainable Drainage System (SUDS)

13.  Welsh names to be given to the units that form part of the development. 

14.  Erection of 2.1m high boundary wall, instead of 1.8m.

 

                                          i.    Notes:

                                        ii.    Draw attention to the Assembly Government's Transportation notes

                                       iii.    Need relevant Highway licences, traffic control plan and Welsh signage

                                       iv.    Highway Notes

                                        v.    Welsh Water Note

                                       vi.    Party Wall Note

 

Attention was drawn to the late observations form.

 

Some Members had visited the site on 04/04/22 to see the nature and restrictions of the site.

 

a)    The Planning Manager highlighted that the development would be split into two parts, namely one building facing the High Street and the other building facing Glynllifon Street.  The front building would be split into the shop area (A1) with a flat (2 bedrooms) above the shop and a two-storey house (1 bedroom) adjacent to the back of the shop with a garden.  The second building would include two residential units (1 bedroom) that would extend over three storeys each with amenity gardens and parking provision.

 

The application had been submitted to the Planning Committee at the Local Member’s request.

 

It was explained that the site was located within the development boundary of the Blaenau Ffestiniog Urban Service Centre and within a Town Centre designation. It was noted that the vacant retail unit (of significant size) had been marketed for a long period without much interest shown. It was added that there was reasonable demand for small units and it was considered that the proposal would not lose a retail unit and the proposal met with the principles of policies MAN 1 and PS 15 of the Local Development Plan.

 

It was reported that Blaenau Ffestiniog had been identified as an Urban Service Centre and the site was within the centre's development boundary.  It was added that there was a need for more new houses and the proposal offered one affordable unit that met policy TAI 15 and policy TAI 8 Appropriate Mix of Housing.

In the context of visual matters, it was considered that the development was likely to blend into its urban context retaining the traditional development forms and patterns and using suitable materials for the location. The proposal would make positive use of the site of an extensive previously used building that had stood vacant for a long period.  It was considered that the proposal met with the requirements of policies PS 5 and PCYFF 3 in the LDP.

 

It was highlighted that the proposal would include two parking areas for two units on Glynllifon Street. Although the proposal did not offer an individual parking provision for each unit, this was deemed reasonable for a town centre location, with parking opportunities on nearby streets and in public car parks.  It was noted that the site was an accessible location to the High Street where there was convenient access to public transport and priority should be given to develop accessible and sustainable sites as not everyone owned a vehicle.  With regards to concerns received about highway matters and parking in the vicinity, it was considered that the density of traffic related to the previous shop, such as delivery lorries and staff parking, had generated heavy traffic movements.  It could be argued that the traffic movements of two cars would cause much less disruption than the delivery lorries and staff and customer movements of the previous use. 

 

It was reported that priority would be given to the development of sites that had been previously developed, and it was considered that the proposal would achieve this and improve the visual quality of a prominent site on the High Street with a design and scale of the development in-keeping with the vicinity.  

 

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

·         The Community Council and neighbours of the site highlighted a concern that the proposal was an over-development.

·         Concerns about the safety of the foundations of nearby buildings.

·         The fire exit of an adjacent building was located on the building that was to be demolished.

·         The wall along the boundary (between the two buildings and the neighbour's house) would not be high enough - it would affect the privacy of neighbours.

·         Concern regarding overlooking of neighbours' properties and gardens - a suggestion to increase the wall height from 1.8m to 2.4m.

 

b)    It was proposed to refuse the application - it was not seconded.

 

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

 

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

·         The proposal would be an improvement to the site, which was on the High Street.

·         That the proposal was positive.

·         The site had been empty for 14 years.

·         A suggestion to increase the boundary wall height to 2.1m in response to neighbours' concerns.

 

RESOLVED to delegate powers to the Planning Manager to approve the application, subject to receiving an amended plan showing the rooflight in the kitchen of unit 1 at a higher level as discussed in paragraph 5.13 and in accordance with the following conditions:

1.         Five years

2.         In accordance with the plans

3.         Slate

4.         Agree on external finish

5.         First floor window on the eastern side of Unit 1 to be of opaque glass and a top hung design to prevent visibility.

6.         The rooflights on the eastern elevation of the units shall be fitted no lower than 1.7 metres from the level of the internal floor.

7.         Submit and agree upon an affordable housing scheme and an arrangement to manage affordability for the future. 

8.         Prior to the commencement of any work on the site, a Method Statement of the work proposed to be undertaken on the A470 trunk road shall be submitted to and approved by the LPA in consultation with the Welsh Government.   

9.         Prior to the commencement of any work on the site, a Traffic Management Plan shall be submitted to and approved by the LPA in consultation with the Welsh Government.

10.       The access to the county highway and the parking locations shall be completed prior to the occupation of the residential units.

11.       House sparrow bird boxes shall be installed in accordance with the recommendations of part 8 of the Initial Ecological assessment, Cambrian Ecology.

12.       Sustainable Drainage System (SUDS)

13.       Welsh names to be given to the units that form part of the development. 

14.       Erection of 2.1m high boundary wall, instead of 1.8m.

 

i.          Notes:

ii.         Draw attention to the Assembly Government's Transportation notes

iii.        Need relevant Highway licences, traffic control plan and Welsh signage

iv.        Highway Notes

v.         Welsh Water Note

vi.        Party Wall Note