Agenda item

Erection of 18 dwellings, new road and landscaping.

LOCAL MEMBER: Councillor Rheinallt Puw

 

Link to relevant background documents

 

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to the applicant signing a Section 106 agreement to ensure an educational and open spaces financial contribution and the following conditions: -

 

1.    Five years.

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

3.          Submit and agree on soft and hard landscaping plans that confirm tree species.

4.          Secure a plan/arrangement 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 following documents: Preliminary Ecological Assessment; Reptile Survey; Arboriculture Impact Assessment; Trees Survey and Botanical Survey Report.

6.          Agree on details regarding Welsh names for the development before the residential units are occupied for any purpose along with advertising signage 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.          Submit and agree with an Environmental Construction Management Plan to include measures to reduce noise, dust and vibration to be agreed with the LPA.

9.          Relevant conditions from the Transportation Unit regarding improvements to the access and parking spaces.

10.        Submit and agree to samples of materials and colours for the residential dwellings.

11.        Submit and agree to a biodiversity improvement plan to include details on lighting and bat roosts.

12.        Submit and agree to a Biosafety Risk Assessment to eradicate Japanese Knotweed that is located in parts of the site.

13.        Submit and agree on solar panel details.

14.        Submit and agree on the details of Land Survey Part 2 to assess the stability of the site.

15.        Create access from the site to the footpath

 

 

Note - need to submit a sustainable drainage system application to be agreed with the Council.

 

Note - refer the applicant to Welsh Water observations and amended advice.

 

Note - refer the applicant to observations and advice from Natural Resources Wales

 

Erection of 18 dwellings, new road and landscaping

 

a)      The application was deferred at the Planning Committee on 20.03.23 to undertake a site visit. A site visit was held on the morning of 17-04-23 when some of the Members had an opportunity to view the site within the context of its environment and the local roads network.

 

In accordance with the request of one of the Members an aerial photo of the site was submitted to the Committee.

 

The members were reminded that this was an application to erect 18 affordable homes, a new estate road and landscaping on a dormant site within the Bethesda development boundary.

 

It was also noted that the Strategic Housing Unit had confirmed that the proposal met the need for affordable housing in the area and that it was a 'previously developed' site and was suitable for erecting 18 affordable homes there.

 

In terms of visual matters, it was explained that the site was located on a plateau that was dormant although it could be described as a brownfield site. It was noted that the proposal was acceptable in terms of the impact on visual amenities and that the proposal would create a positive contribution to the built character of this part of the streetscape.

 

In terms of general and residential amenities, objections had been received from some occupants of nearby dwellings in terms of amenities relating to overlooking, loss of privacy and noise disturbance. It was not considered that the proposal would lead to loss of privacy or create substantial or significant overlooking to the rear of Rhos y Coed houses that backed onto the application site. It was acknowledged that there would be some increase in noise and disruption deriving from this development, but that it would be no different to any noise disruption deriving from general residential areas, e.g. domestic activities and associated traffic. However, conditions could be included to limit work hours and the applicant had already confirmed that any contractor would work to the requirements of the Environmental Building Control Plan.

 

In response to local concerns, and the concerns of the Transportation Unit and Local Planning Authority, a Transportation Statement had been submitted in response to the concerns raised based on road safety which referred to specific matters.

·         The junction to the A5 was an existing junction that operated efficiently and safely according to an assessment of Crash Map data. Although the Local Member had drawn attention to the fact that an accident had occurred near the junction at the beginning of the year, the agent along with the applicant's transport advisors had researched newspaper articles and it did not appear that the accident had taken place on the junction between the A5 and Coetmor New Road and that it was a one-off incident where one car had lost control. In addition, the consultant had said that it could not be stated that the junction itself operated unsafely as only one accident had occurred there within the last five years and this was not considered as an unusual frequency for any junction.

·         The Transport Statement anticipated that the development would generate nine two-way movements by vehicles during peak hours and this would not be a material increase to the existing traffic flow level using Coetmor New Road.

·         An Automatic Traffic Count had been undertaken to determine traffic flow on the junction and the count concluded there would be a 1% increase in traffic flow using the junction - this was not considered a material increase to its current use.

·         The traffic flow count had also been used to determine the suitability of the visibility of the junction along the A5. It concluded that visibility to the south and north of the junction complied with statutory standards recommended by the Welsh Government.

·         By using a swept path analysis, the Transport Statement had confirmed that it was possible for two cars to pass each other on the access from the site to Coetmor  New Road without causing congestion. A prioritisation system would be operated on the access so that cars entering the site would be given priority over cars exiting the site.

·         Part of the access would be shared by both vehicles and users of the footpath that linked the site with Ffordd Coetmor.

 

A second consultation was held with Welsh Government and a response was received confirming that they wished to withdraw their original instruction stating that the junction was acceptable. Despite concerns regarding the suitability of Coetmor New Road to accommodate additional transport, they also stated that this part of the local roads network was  beyond their statutory jurisdiction.

 

Additionally, after receiving the information, the Transportation Unit was also re-consulted and it noted that it no longer had concerns regarding the suitability of the existing access to cope with additional transport and had no concerns regarding the increased use of Coetmor New Road.

 

Although acknowledging there were substantial concerns regarding the suitability of the existing access and the junction with the A5 below the application site, that the applicant had dealt with and responded to these concerns by submitting further information and evidence and as a result of this information and the advice of the transportation unit, it was considered that the proposal was now acceptable in terms of road and pedestrian safety.

 

In the context of open spaces, the Committee’s concerns were noted in terms of not providing an open space within the site as part of the development, given there was a lack of informal children's play areas and a lack of play areas with equipment for children in the catchment area of the application site. It was noted that the Planning Statement submitted to support the application stated there was advice for determining walking distance as well as walking times considered to be acceptable and accessible for open spaces. In this case, the nearest play area was located not far from the application site and adjacent to the A5 between Min Ogwen and Coed Hyfryd with a public footpath linking it with Coetmor New Road directly opposite the entrance to the application site. It was reiterated that the applicant's agent had stated that the Bethesda Rugby Club Play Area was within 650m of the application site with Ysgol Dyffryn Ogwen playing fields 100m from the application site with a quantum of such play areas within locations close to the site being high.

 

Given the information it was considered that such a situation was exceptional where it was not possible to provide outdoor play areas as an integral part of the proposed development. To this end, and in accordance with the requirements of the SPG, the applicant had already committed to a financial contribution towards the off-site outdoor play area provision.

 

It was considered that the proposal would improve the visual appearance of this dormant site, and the fact that 100% of the units were affordable responded to the needs that had already been identified locally.

 

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

 

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

·         The need for housing had been evidenced

·         That the site was large enough and located in the centre of Bethesda

 

·         Supported constructing affordable housing, but 18 was too much for this site - an overdevelopment

·         There was a need to consider children's play amenities - crossing the road was dangerous

·         There could potentially be 36 cars on the site which would create an impact on the steep hill leading to the site.

·         Although supportive of the principle that housing was needed for local people, traffic concerns outweighed this

·         Remove two houses and offer a play area as part of the development - this would cause less of an impact on the amenities of local residents.

·         An opportunity here to create a play area, seating areas - an opportunity to create a community

·         The site access was narrow - no space for two cars to pass each other

·         Why offer a play area for children off-site? - needed to ensure that play areas were included within the site in accordance with policies. Why could they not comply with policies - children's safety must be ensured - it was an insult to offer so little money.

 

ch)   In response to observations relating to traffic problems, the Assistant Head of Department noted that detailed consideration had been given to transportation matters along with consultation with traffic experts from the Council and Welsh Government. He noted, should the Committee object to the application on grounds of transportation matters this would lead to significant appeal costs.

 

d)        An amendment to approve the application subject to including a condition providing access from the site to the footpath was proposed and seconded.

 

As the result of the vote on the amendment was tied, the Chair used his casting vote in favour of the recommendation.

 

RESOLVED: To delegate powers to the Senior Planning Manager to approve the application subject to the applicant signing a Section 106 agreement to ensure an educational and open spaces financial contribution and the following conditions: -

 

                 1.     Five years.

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

                 3.     Submit and agree on soft and hard landscaping plans that confirm tree species.

                 4.     Secure a plan/arrangement 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 following documents: Preliminary Ecological Assessment; Reptile Survey; Arboriculture Impact Assessment; Trees Survey and Botanical Survey Report.

                 6.     Agree on details regarding Welsh names for the development before the residential units are occupied for any purpose along with advertising signage informing and promoting the development.

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

                 8.     Submit and agree with an Environmental Construction Management Plan to include measures to reduce noise, dust and vibration to be agreed with the LPA.

                 9.     Relevant conditions from the Transportation Unit regarding improvements to the access and parking spaces.

                 10.   Submit and agree to samples of materials and colours for the residential dwellings.

                 11.   Submit and agree to a biodiversity improvement plan to include details on lighting and bat roosts.

                 12.   Submit and agree to a Biosecurity Risk Assessment to eradicate Japanese Knotweed that is located in parts of the site.

                 13.   Submit and agree on solar panel details.

                 14.   Submit and agree on the details of Land Survey Part 2 to assess the stability of the site.

                 15.   Create access from the site to the footpath

 

Note - need to submit a sustainable drainage system application to be agreed with the Council.

 

Note - refer the applicant to Welsh Water observations and amended advice.

 

Note - refer the applicant to observations and advice from Natural Resources Wales.