Agenda item

Application No C20/0870/45/LL Land At Ysgubor Wen, Pwllheli, LL53 5UB

Meeting of Planning Committee, Monday, 13th June, 2022 1.00 pm (Item 11.)

Erection of five dwellings with associated access, parking and landscaping.

LOCAL MEMBER: Councillor Elin Hywel

Decision:

DECISION: To approve the application subject to conditions and the completion of a section 106 agreement to secure provision of one affordable house:

1. Time

2. Compliance with plans

3. Agree on details of external materials including slate

4. Landscaping / Trees

5. Drainage matters / SUDS

6. Biodiversity Matters

7. Archaeological Matters

8. Affordable matters

9. Highways Matters

10. Protection measures and improve the hedge

11. Boundary treatment

Minutes:

Erection of five dwellings together with access, parking and landscaping

a) The Planning Manager highlighted that the application was originally submitted to the Planning Committee on 21/06/21 when it was resolved to approve the application, subject to determining an appropriate discount to restrict the value of both affordable dwellings and complete a 106 Agreement to ensure that the two houses are affordable for local need. It was added that lengthy discussions had been held between the officers and the applicant since the committee's decision and as a result to the submission of detailed financial evidence, it had become evident that it would not be viable to include two affordable houses as part of the development.

In accordance with the committee's decision to approve subject to a discussion and agree on an appropriate discount for the affordable units, an open market valuation was received for the affordable housing. Based on the information together with advice from the Strategic Housing Unit, it was determined that a discount of 40% was required to ensure that the houses were in reach of people who need intermediate affordable housing. Following this, an objection was received to the discount from the applicant as such a high discount would impact the viability of the entire plan.

It was explained that the relevant requirements of the policy and the SPG also note that if the required percentage of affordable units are not provided within the site, then a pro-rata payment would have to be considered rather than no affordable provision. In this case, and having assessed the costs of the development/building as submitted within the latest red book valuation, it was clear based on including one affordable unit with a discount of 40%, that it would not be viable to provide another affordable unit or to ask for a pro-rata payment in place of the second affordable unit. Therefore, as noted in the policies and the relevant advice, the affordable element in this case reflected the number of affordable units in the context of the conclusions of this assessment. Consequently, a decision was made to accept one affordable house on plot 4 with a discount of 40% to be added via a legal agreement in order to continue to be affordable for local need.

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

· That not much changes had been made to the original plan and she was willing to support the application

· Despite residents' concerns regarding sewerage, an acceptable response was received

· There was a housing crisis in Pwllheli and there was a need for affordable housing

· There was a need for the right houses in the right place

· There was a need to consider the developer's viewpoint - this was a local building company - a local Welshman employing local people and she supported this

· The plan was not viable - the system was failing - the process needed to be reviewed

· Concern that no language statement had been included as the site was within the development boundary and consideration had already been given to the site when establishing the Plan. A more recent report was required - the situation and the factors changed often

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

d) In response to a question regarding the indicative housing provision figure for the Pwllheli cluster and if the indicative housing provision over the period of the Plan had been delivered, the Planning Manager highlighted that this development went beyond the town's indicative supply level, however, three houses had already been approved on the site, and therefore the increase of two additional living units were acceptable n this case. In response to a supplementary question whether the area outside Pwllheli was considered, it was noted that there was no justification to consider the wider area.

RESOLVED: To approve the application subject to conditions and the completion of a 106 agreement to secure provision of one affordable house: