Agenda item

 

Erection of 10 intermediate affordable dwellings and associated works.

 

LOCAL MEMBER: Councillor Gareth A Roberts

 

Link to relevant background documents

To delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions:

 

1.    Five years.

2.    In accordance with the plans/details submitted with the application.

3.    Compliance with the landscaping plan along with future maintenance work.

4.    Secure a plan/arrangements to provide the affordable units, e.g. occupancy criteria, timetable and arrangements to ensure that units are affordable now and in perpetuity.

5.    Compliance with the recommendations of the Ecological Appraisal and Arboricultural Impact Assessment.

6.    Agree on details regarding a Welsh name for the development and the dwellings within the development before the residential dwellings are occupied for any purpose along with signage advertising and informing and promoting the development.

7.    Working hours limited to 8:00-18:00 Monday to Friday; 08:00-13:00 Saturday and not at all on Sunday and Bank Holidays.

8.    Submission of a Construction Method Statement to the LPA to include measures to reduce noise, dust and vibration, parking of development operators’ vehicles, loading/unloading goods, storage of equipment on the site, security fences, facilities to wash wheels and a recycling/litter disposal plan.   

9.    Relevant conditions from the Transportation Unit including ensuring visibility of 33m to the south-west from the main entrance.  

10.  Agree on the external materials for the dwellings.

11.  Natural slate roofing.

12.  Agree on an acoustic fence.

13.  Agree on children's play equipment.

 

Note: Need to submit a sustainable drainage system application to be agreed with the Council.

 

 

To erect 10 intermediate affordable dwellings and associated works.

 

Attention was drawn to the late observations form. 

 

a)    The Development Control Officer highlighted that this was a full application to erect 10 intermediate affordable houses and associated work. The site was described as the former site of Coed Mawr Infants School to the south of Bangor city centre; within a residential area between Caernarfon Road and Penrhos Road and within the development boundary of Bangor as included in the LDP. It was reiterated that it had not been designated for any specific use. The application was split into a number of different elements, which included:

 

•     Providing intermediate affordable housing in the form of: Four semi-detached, two bedroom houses (4 person); Four two-storey three bedroom semi-detached houses (5 person) and two two-storey three bedroom houses (5 person) with shared equity tenure.

•     Provision of off-road parking spaces.

•     Creating garden areas, pavements and private curtilages.

•     Alterations to existing access and provision of a road and paths for pedestrians within the site.

•     Hard and soft landscaping including planting a variety of trees and shrubs.

•     Creating a play area for children. 

•     Installation of a foul water drainage system to serve the dwellings together with a surface water system.   

 

It was explained that the site currently included the remains of the former school building, which includes hard surfaces (concrete) and soft surfaces (grass). Reference was made to the relevant policies that had been noted in the report.

 

In the context of the principle of the development, it was noted that the principle was acceptable based on location, need, housing mix, use, affordable housing and density, along with the additional information submitted by the applicant. It was considered that the proposal was acceptable on the basis of visual amenities and it was anticipated that it would, ultimately, create a positive contribution to the character of this part of the streetscape.

 

In the context of the general and residential amenities, it was noted that a number of objections had been received from some of the occupants of Lôn Bedw and Bron y De relating to loss of privacy and noise nuisance that could derive from using the proposed play area located in the south-western corner of the site. However, given that vegetation already exists between the backs of Lôn Bedw and Bron y De dwellings and the application site; the previous site use for educational use; the intention to erect a timber 1.8m high fence around the site's external boundary; that the parcel of land was chosen on the basis of promoting passive public surveillance together with the intention to plant more vegetation nearby and within the play area. As a result, it was considered that the proposal to locate the play area within this part of the site will substantially disrupt the residential or general amenities of nearby occupants. It was reiterated that the applicant had noted the intention of installing an acoustic fence, which would reduce noise and that it would be possible to impose a relevant condition to ensure this.

 

When assessing the current proposal as a whole, no substantial harmful impact that would be contrary to relevant local planning policies and national advice was identified.  To this end, it was considered that the proposal was acceptable, subject to the inclusion of relevant conditions.

 

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

·         He was supportive of the application.

·         Disappointed that no bungalows had been included in the plan.

 

c)   It was proposed and seconded to approve the application

 

d)   In response to a question regarding demolishing the former school, it was noted that a demolition notice had been approved and implemented.

 

In response to a question regarding evidence of the need, it was noted that evidence had been submitted about the need for intermediate housing and that the plan filled a void in the need for this type of housing.

 

In response to a question regarding the meaning of intermediate housing, it was noted that intermediate housing were houses for those who were unable to buy a house on the open market and not eligible for social housing. In response to a supplementary question regarding the definition of an affordable house considering the increase in living costs, it was noted that the definition of an affordable house had been adapted, but that applicants were being assessed on salary levels and house prices - living costs were not being considered at this point in time.

 

In response to a question regarding the lack of detail about the open space / playing field and the statutory requirement to provide equipment, it was noted that it was possible to impose a condition ensuring the need to provide appropriate equipment on the open plot. Reference was made to the current information submitted by the Policy Unit, confirming that a provision of 70m² was provided as a part of the development, which more than meets the need for play areas an play equipment for children within the area.

 

RESOLVED: To delegate powers to the Senior Planning Manager to approve the application, subject to the following conditions:

 

1.    Five years.

2.    In accordance with the plans/details submitted with the application.

3.    Compliance with the landscaping plan along with future maintenance work.

4.    Secure a plan/arrangements to provide the affordable units e.g. mix, tenure, occupancy criteria, timetable and arrangements to ensure that units are affordable now and in perpetuity.

5.    Compliance with the recommendations of the Ecological Appraisal and Arboricultural Impact Assessment.

6.    Agree on details regarding a Welsh name for the development and the dwellings within the development before the residential dwellings are occupied for any purpose along with signage advertising and informing and promoting the development.

7.    Working hours limited to 8:00-18:00 Monday to Friday; 08:00-13:00 Saturday and not at all on Sunday and Bank Holidays.

8.    Submission of a Construction Method Statement to the LPA to include measures to reduce noise, dust and vibration, parking of development operators’ vehicles, loading/unloading goods, storage of equipment on the site, security fences, facilities to wash wheels and a recycling/litter disposal plan.   

9.    Relevant conditions from the Transportation Unit including ensuring visibility of 33m to the south-west from the main entrance.  

10.  Agree on the external materials for the dwellings.

11.  Natural slate roofing.

12.  Agree on an acoustic fence

13.  Agree on children's play equipment.

 

Note: Need to submit a sustainable drainage system application to be agreed with the Council.