Agenda item

Erection of 41 affordable dwellings and associated development

Local Member: Councillor Meryl Roberts

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 open spaces financial contribution and the following conditions: -

 

1.    Five years.

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

3.    Landscaping

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 following documents: Preliminary Ecological Assessment; Reptile Survey and Elimination of Invasive Species Statement.

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.    Compliance with the content of the Environmental Construction Management Plan document submitted as part of the application.

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 reptile re-location.

12.  Submit and agree on solar panel details.

13.  Restrict the use of proposed housing to Use Class C3 of the Town and Country Planning Order (Use Classes) (Amended) (Wales), 1987 - residential houses used as a sole residence or main residence.

14.  Agree on the location and type of noise barrier adjacent to the houses of nearby residents before work is commenced on the site.

 

106 condition/agreement for the relocation of reptiles.

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. 

 

Construction of 41 affordable housing and associated developments

 

a)    The Planning Manager highlighted that this was a full application to provide 41 dwellings, a new access, a new estate road and associated works on a plot of land on a site that had been designated under T48 as a housing site in the JLDP. The site was located on a plot of agricultural land used as livestock pasture, in the middle of the settlement of Penrhyndeudraeth and within the development boundary. He noted that the site measured 1.26ha and the application could be split into different elements, which included: -

·      The provision of 41 residential units to include 30 two-storey houses (20 x 2-bedroom, four person houses; 5 x 3-bedroom, 5 person houses; 1 x 7 person, 4-bedroom house and 4 x 5 person side-access houses); 1 x 2-bedroom, 3 person bungalow; 8 flats (1-bedroom, 2 person); 1 x 6-bedroom, 10 person supported living house, as well as one x 4-bedroom bungalow with wheelchair access.

·      The provision of parking spaces within the curtilage of each house and off-road.

·      The creation of a new access off Trem y Moelwyn Estate.

·      The creation of a new pedestrian access off the nearby A487 highway.

·      Soft and hard landscaping within and around the edges of the site.

·      Biodiversity enhancements plan.

·      The provision of an informal open space for children as well as an amenity space.

·      Installation of a surface water and foul water drainage system to serve the development.

·      Culverting part of the watercourse that ran through the site.

 

It was reported that Penrhyndeudraeth would exceed its indicative level through this development, and consequently justification would be required with this application outlining how the proposal would address the needs of the local community by providing an appropriate mix of housing (Policy TAI 8). It was added that the applicant had submitted information to support the application which stated that the Grŵp Cynefin and Clwyd-Alyn registered social landlords would be working together to build the affordable dwellings and become the site's owners once the development had been completed. It was also noted that the plan had been included within a programme to receive a Social Housing Grant from the Welsh Government.  Grŵp Cynefin would be responsible for 19 affordable housing units and Clwyd-Alyn would be responsible for 22 affordable housing units, with the tenure being a mix of social and intermediate rent; part-ownership and affordable intermediate housing for sale – this housing mix responded to the local need for affordable housing in Penrhyndeudraeth.

 

In the context of educational matters, it was confirmed that there was enough capacity in the schools in the catchment area, namely Ysgol Gynradd Cefn Coch and Ysgol Ardudwy, to accommodate the proposed number of children that could be expected from approving this proposal.

 

With regard to open spaces, it was noted that a provision of informal open spaces would be located in the centre of the site, which would give prospective occupiers an opportunity to use them, as well as other local residents. This provision of informal open spaces was separate and in addition to the requirement for formal/informal play areas for children and outdoor sports areas. Nonetheless, it was noted that there was a shortage of both play areas with equipment for children and outdoor sports areas in the catchment area of the application site, and a viability statement was submitted with the application which stated that should they be required to provide open play areas for the anticipated number of children, this would necessitate the loss of many housing units, rendering the development non-viable. It was added that the applicants had already held initial discussions with the Community Council about making a financial contribution towards improving the facilities of Parc Mileniwm located in the town centre, by signing a legal agreement to realise the contribution.

 

It was considered that the proposal as revised would be acceptable in principle and that the affordable units would contribute significantly towards the affordable housing needs of Penrhyndeudraeth. Full consideration was given to the observations received from local residents and the statutory consultees, however, no significantly harmful impact that contravened relevant local and national planning policies was identified.

 

b)    Taking advantage of the right to speak, the applicant made the following observations:

·           The Planning officers supported the application

·           The application site had been allocated for housing development

·           The application offered more than the 10% affordable housing provision - 41 rather than 4.1%

·           The scheme addressed the local need

·           Drainage concerns were now being managed on the site and the arrangement had been approved by NRW

·           Light pollution and neighbours' privacy had been taken into consideration

·           A detailed review of the site's ecology had been carried out, and a comprehensive landscape plan had been produced in response

·           They had been careful when considering the access

·           The aims of preserving and protecting the language were welcomed

·           Discussions regarding a play area had commenced with the Town Council

 

c)    Taking advantage of the right to speak, the Local Member made the following observations:

·         She was supportive of the application

·         She welcomed the fact that the access was larger

·         She was pleased that the water problems had been sorted out

·         Local people should be given priority

 

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

 

d)    In response to an observation regarding having assurance that it would be Penrhyndeudraeth residents being housed in the units, the Assistant Head stated that the units would be let in accordance with the Council's Allocations Policy, and the Planning Manager added that an affordable housing condition would ensure that the local need was addressed, but this did not mean restricting the need to a particular area.

 

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

 

1.     Five years.

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

3.     Landscaping

4.     Secure a plan / arrangement for providing 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: the Preliminary Ecological Assessment; Reptile Survey and Eradication of Invasive Species Statement.

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

8.     Compliance with the content of the Environmental Construction Management Plan document submitted as part of the application.

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 biodiversity enhancements plan to include reptile re-location.

12.   Submit and agree on solar panels details.

13.   Restrict the use of the proposed housing to Use Class C3 of the Town and Country Planning (Use Classes) (Amended) (Wales) Order 1987 – residential dwellings used as a sole residence or main residence.

14.   Agree on the location and type of noise barrier adjacent to the houses of nearby residents before work is commenced on the site.

15.  106 condition/agreement for the relocation of reptiles.

 

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.