Agenda item
Outline application for the erection of 5 dwellings to
include two 4 bedroom two storey dwelling, one 3 bedroom two storey dwelling
and two single storey dwellings.
LOCAL MEMBER: Councillor Angela Russell
Decision:
1. No information was provided regarding the impact of
the development on the Welsh language, and therefore it cannot be ensured that
the proposal is not contrary to the requirements of policy PS1 of the Anglesey
and Gwynedd Joint Local Development Plan 2017, together with the SPG on
Maintaining and Creating Distinctive and Sustainable Communities.
2. The proposal is unacceptable and would be likely to
have a significant impact on the amenities of nearby residents and the area in
terms of disturbance and noise, along with significant impact on road safety in
terms of providing access to vehicles, lack of provision for pedestrians and
bicycle users and the parking provision.
The proposal, therefore, is contrary to the requirements of criterion 7
of policy PCYFF 2 and policies TRA 2 and 4 of the Anglesey and Gwynedd Joint
Local Development Plan 2017.
3. The application does not refer to the provision of
local market housing or affordable housing at all and no information has been provided
in terms of justifying the houses, their affordable price and how the proposal
will address the needs of the local community, therefore to this end it does
not comply with the requirements of policies TAI 5, PS17, TAI 15 or PS1 of the
Anglesey and Gwynedd Joint Local Development Plan 2017.
Minutes:
Land adjacent to Dolwar, Ffordd Pedrog, Llanbedrog, Pwllheli, LL53 7PA
Outline application to erect five houses
to include two 2-storey four-bedroom houses, one three-bedroom house and two
single-storey houses.
a)
The Planning
Manager highlighted that this was an outline application for the erection of 5
houses, including 2 two-storey, four-bedroom houses, 1 two-storey three-bedroom
house, and 2 one-storey houses on a site located within the development
boundary of Llanbedrog. It was noted that the
application form noted that access, appearance and setting matters formed a
part of the application and that landscaping and scale were reserved matters.
It was reported that the site was located within the
development boundary of Llanbedrog as noted in the
Joint Local Development Plan (JLDP) and that it was not designated or protected
for any specific use in the Plan. It was noted that the indicative housing
provision for Llanbedrog over the Plan period was 16
units and that during the period between 2011 and 2022, 19 units had been
completed in Llanbedrog (each of these being windfall
sites). It appears that the figure is higher than the indicative supply figure
and as the settlement has seen its expected growth level through completed
units, there was a need for justification with the application, highlighting
how the proposal meets the needs of the local community.
In the LDP, Llanbedrog is
known as a Coastal Village in policy TAI 5 'Local Market Housing'; which notes,
subject to the requirements of Policy TAI 15 regarding the provision of
affordable housing, that local market housing are
permitted within the development boundaries of settlements that are relevant to
the policy. Providing new open market housing in Llanbedrog
would not be acceptable. The agent was
notified at the time the application was registered, that evidence of local
need was required to conform to the requirements of policy TAI 5, and no such
information had been submitted.
It was reiterated that the
application made no reference to the provision of local market housing or
affordable housing and that information had not been provided in terms of the
justification for the houses, their affordable price and how the proposal would
meet the needs of the local community. To that end, it did not comply with the
requirements of policies TAI 5, PS17 or TAI 15 of the Local Plan.
In the context of transportation and access matters,
it was noted that there was a proposal to use two ways to gain access to the
site. It was explained that the two roads were narrow, one off Ffordd Pedrog and one off Cae Hendy estate. The roads were not wide enough for
vehicles to pass each other or to provide a pedestrian footpath. Although there
was a proposal to provide a one-way system where vehicles would use one road
for access and another road to leave, there were no details about how
pedestrians could reach and leave the site safely, nor were there details about
how the one-way system would be implemented and enforced, i.e. signage, access
barriers, etc. introduced.
It was noted that the Transportation Unit had
confirmed that neither of the roads were suitable for use as access and that
they did not meet the safe access standards. Furthermore, it was not possible
to provide a footpath and the road that leads to Cae
Hendy has a bend and it would be difficult for a car to reach and leave the
site not to mention any larger vehicles such as emergency or delivery
vehicles. The Transportation Unit also
confirmed that the parking provision was insufficient.
In the context of matters relating to Welsh Language
considerations and in accordance with criterion (1b) in Policy PS 1 'The Welsh
Language and Culture' as the housing provision in Llanbedrog
had already exceeded the figure for the indicative supply set for the
settlement in the LDP, a Welsh Language Statement must be submitted for the
proposal.
It was reported that no information was submitted
regarding the impact of the development on the Language, and because of the
fundamental objection to the proposal, no request was made for information from
the application's agent. Nevertheless, as the information submitted was
insufficient to assess the proposal against the requirements of policy PS1 and
SPG Maintaining and Creating Distinctive and Sustainable Communities, and the
need for the affordable housing or the open market housing was unclear, the
proposal was contrary to the requirements of this policy and guidance.
As a result of the assessment, it was considered that
the proposal was unacceptable due to the following matters:
·
Lack of
information regarding the impact on the Welsh Language
·
Significant
impact on road safety as a result of the proposed access/exit, lack of
provision for pedestrians and bicycle users and a lack of sufficient parking
provision.
·
Significant
impact on the amenities of specific houses in terms of overlooking and general
significant impact in terms of noise and disturbance as a result of the one-way
access system and the lack of provision for pedestrians
·
Lack of
information regarding the need for local market housing and affordable housing
and their price.
Attention was drawn to an adaptation to the second
refusal reason in the late observations form
b)
It was proposed
and seconded to refuse the application in accordance with the recommendation.
RESOLVED: To refuse
1.
No information was
provided regarding the impact of the development on the Welsh language, and
therefore it cannot be ensured that the proposal is not contrary to the
requirements of policy PS1 of the Anglesey and Gwynedd Joint Local Development
Plan 2017, together with the SPG on Maintaining and Creating Distinctive and
Sustainable Communities.
2.
The proposal is
unacceptable and would be likely to have a significant impact on the amenities
of nearby residents and the area in terms of disturbance and noise, along with
significant impact on road safety in terms of providing access to vehicles,
lack of provision for pedestrians and bicycle users and the parking
provision. The proposal, therefore, is
contrary to the requirements of criterion 7 of policy PCYFF 2 and policies TRA
2 and 4 of the Anglesey and Gwynedd Joint Local Development Plan 2017.
Supporting documents:
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