Agenda item

Construction of affordable dwelling

LOCAL MEMBER: Councillor Aled Wyn Jones

Link to relevant background documents

DECISION: To approve the application with a 106 agreement

Conditions:

5 years, in accordance with the plans, land drainage, landscaping, materials and finishes, Welsh name

Construction of affordable dwelling 

a)            The Assistant Head of Environment Department submitted his report after referring the Committee's decision on 21-03-22 to a cooling-off period.  A decision on the application had been deferred to enable the applicant to prove that he was in need and eligible for an affordable home. The purpose of reporting back to the Committee was to highlight the planning policy issues, the possible risks and the possible options for the Committee before it reached a final decision on the application.

It was highlighted that the applicants had been re-assessed based on new comprehensive financial information that had been received, that included a Red Book Valuation, valuation of their current house and information regarding their mortgage and likely equity. A copy of Tai Teg's response was received from the applicant, confirming that they had assessed the application against their criteria. Their application was refused as it was considered that their current property was suitable for the family's size, affordable and that they did not have any specific needs. As a result, the need for an affordable house had not been fully proven and that the LPA's reason for refusal, 'The applicants have not proven a need for affordable housing local need, therefore the proposal is contrary to criteria 1 and 7 of Policies TAI 6, Tai 15 and PS 17 of the Anglesey and Gwynedd Joint Local Development Plan and the requirements of the Supplementary Planning Guidance: Affordable Housing (2019)' remained.

It was appreciated that the applicant was experiencing anti-social issues at their existing property and wished to move, however, in accordance with Tai Teg's assessment, the applicants' existing house was of an affordable size and price and was fit-for-purpose. This was deemed the applicants' 'wish' rather than a 'need' and that personal matters between neighbours were not relevant planning matters. The committee should not give weight to this when considering the application.

In the context of the affordability of the proposed house, it was noted that £315,000 was the open market price of the house. It was reported that the Strategic Housing Unit had not responded to confirm the affordability element or the likely discount percentage that would be reasonable for a new single intermediate property, but it was suggested that a discount of approximately 50% would be needed to make the price affordable for an intermediate property to £157,000. Reference was made to increasing house prices and a concern that the price of the property / land could increase significantly in the future to a level where it could be argued that the property would not be affordable whatever the discount, and that an application may be submitted to lift the 106 Agreement. It was reiterated that the LDP only supported proposals for affordable units where it could be ensured that they remained affordable in perpetuity, but with the proposal in question, in such a location with coastal views that could influence the price of the house in future, no guarantees could be given that the house would remain affordable in future.

The risks to the Council of approving the application, along with the options available to the Committee, were highlighted. The officers noted clearly that the features of the application had been thoroughly assessed by the Council's officers, who firmly recommended that the application be refused as the proposal did not comply with the requirements of the Gwynedd and Anglesey Joint Local Development Plan's adopted policies, local and national guidance and national planning policies.

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

·         That the application was unique.

·         That the family currently lived in Nefyn under very difficult circumstances, and suffered from anti-social attacks.

·         That their current house was unsuitable - it did not meet their needs anymore - no parking space, kitchen was too small.

·         The applicant had responded and complied with the Officers' requests by submitting additional reports and information.

·         The Committee had supported the application at committee meetings in December 2021 and March 2022.

·         Reference was made to e-mails received from Tai Teg where it was noted that the affordability of each application would be considered on a case by case basis.

·         Their current home was a former Council House with a 157 condition - this restricted who could live there.

·         The Housing Department had made an offer on the house and the applicant had accepted the offer - the house would therefore be released for another local family.

·         Gwynedd's Housing Strategy noted the need for Gwynedd residents to have access to suitable homes of a high standard that would improve their quality of life - the application addressed this.

·         Many had taken the time to write in to support the application - no objections.

·         We had to respond positively to local residents - local people must be supported.

b)         It was proposed and seconded to approve the application with a 106 agreement.

c)         During the ensuing discussion, the following observations were made by a member:

·         That the application was unique.

·         A house in Nefyn would be released for local people.

RESOLVED: To approve the application with a 106 agreement.

Conditions:

Five years, in accordance with the plans, land drainage, landscaping, materials and finishes, Welsh name.