Agenda item

Full application for the erection of seven dwellings along with associated works to include improvement to the existing access, associated internal access road and landscaping.

LOCAL MEMBER: Councillor Beca Roberts

Link to relevant background documents

 

DECISION: To defer in order to conduct a site visit

 

Full application for the erection of seven houses together with associated works to include improving the existing access, associated internal access road and landscaping.

 

Attention was drawn to the late / additional observations form that highlighted a) information from the Strategic Housing Unit regarding the need for affordable housing in Tregarth, and b) the Biodiversity Unit's incorrect observations had been included in the report. Their correct observations had noted:

·         That reasonable avoidance measures for reptiles had been included as a planning condition.

·         That no tree, shrub or vegetation should be cleared during the bird nesting season.

·         That there will be a need to ensure biodiversity improvements. 

 

a)    The Senior Development Control Officer highlighted that this was a full application to erect seven dwellings with associated works to improve the existing access, to create landscaped areas and an internal access road on land that was currently used by an electrical contractor business. It was intended to keep the existing office building on the site, which was associated with the business, but it would involve developing the surrounding land and demolishing an existing workshop to facilitate the construction of the new dwellings and access road. It was intended for two of the new dwellings to be intermediate affordable homes.

 

All the houses would be two-storeys with an 8.6m high pitch roof and finished in a mixture of materials including:

·         Natural slate roofing with composite uPVC fascias and soffits, and a ridge in red concrete or clay ridge tiles

·         Walls - facing brickwork in various shades and textures with decorative features and the remaining areas to be roughcast painted render

·         Rainwater goods: Powder coated steel system

·         Windows and doors: UPVC composite window systems, white and grey coloured front doors.

 

The site was located on a brownfield site within the Tregarth Local Village development boundary as defined by the Local Development Plan (LDP), but the site had not been allocated for any specific use. It was located within a designated Special Landscape Area and the Dyffryn Ogwen Landscape of Outstanding Historic Interest, and within the buffer zones of two Scheduled Monuments such as CN202 Parc Gelli Huts and CN417 Penrhyn Quarry Railways, which also formed part of the UNESCO World Heritage Site.

 

In terms of the development's principle, it was noted that Tregarth had been recognised as a Local Village under policy TAI 4 that allowed housing developments to meet the Plan's strategy by using suitable windfall sites within the development boundary. It was reiterated that appropriate evidence had been received noting that the plan would help meet the recognised housing needs in the local community. It was considered therefore that the proposal was consistent with the objectives of policies TAI 4, PCYFF 8 and PS 17 and that the principle of the development was consistent with the Local Development Plan's (LDP) housing policies.

 

Reference was made to criterion (3) of policy PCYFF 2 that noted that the best use of land should be made, including achieving densities of a minimum of 30 housing units per hectare for residential development. It was noted, based on 30 units per hectare, a site of this size could provide 9.3 residential units. However, with an office building already on the site and the need for parking provision for this office, this reduced the space available to include more houses. It was reiterated that the site had been partially restricted by the need to protect existing mature trees, which also affected the general space available to construct further units on the site. Consequently, it was considered that the development's density was acceptable and it would intertwine well with the development pattern of the surrounding area.

 

In the context of location, design and visual impact of the proposal, it was reported that the layout, design and materials of the proposed development would be in-keeping with the location in an appropriate way. It was considered that the houses had been designed to a standard quality and that the landscaping proposals suited the nature of the village. Despite acknowledging the observations that were received, it was not considered that the houses would cause significant harm to the site's built quality or the local neighbourhood.

 

In the context of the historic landscape, it was noted that CADW stated that the proposed development would not have any harmful impact on the context of scheduled monuments or on the exceptional general value of the World Heritage Site or designated landscapes. In the context of archaeological matters, because there was high archaeological potential to the site, the planning authority should insist that appropriate archaeological mitigation measures would be undertaken and a condition should be set asking to agree on an Archaeological Work Programme prior to commencing building work.

 

In the context of the general and residential amenities, due to the location, design, layout and size of the proposed houses, it was considered that there would not be a significant harmful impact on private amenities deriving from the development. While accepting that surrounding houses abut the site, that the infill site was within a development boundary, and it was not unreasonable for development for housing. It appeared that the layout of the proposed houses had been designed to avoid direct overlooking and while it was inevitable to have some inter-visibility between the area's properties, it was not considered that this would be unreasonable or unexpected in such a location.

 

In the context of access matters, despite the fact that several objections had been received, the Transportation Unit had no objection to the proposal in principle although more information about waste / recycling collection arrangements from the houses had been sought. It was reiterated that discussions had been held with the applicant regarding the bins compound.

 

Reference was made to the language statement presented with the application and it was concluded that the proposed development would have a small impact on the Welsh language and the community within Tregarth by providing open market and affordable housing to meet the needs of the local community. 

 

It was considered that the development had been designed to meet the needs of the local housing market and included an appropriate element of affordable homes on a brownfield site within a development boundary. As a result, it was considered that the plan was acceptable on the grounds of principle and that it complied with relevant local and national planning policies.

 

b)    Taking advantage of the right to speak, an objector to the application made the following observations;

·         Mature trees and hedgerows that were full of wildlife had been cut to justify space for housing.

·         The idea of re-landscaping and planting trees around the new houses was presumptuous.

·         The farm and nearby field were within 10m of the site - do planning rules not state the need to ensure 400m away from nearby houses?

·         The shed, that keeps animals, was very close to the development's back gardens. As a result, it would be likely that complaints regarding noise and odours would be received that would lead to trouble.

·         The location of the business that is on the site would now be restricted.

·         The Committee should use common sense and visit the site.

 

c)    Taking advantage of the right to speak, the applicant made the following observations;

·         The application was subject to the construction of seven houses together with associated works to include improving the existing access, associated internal access road and landscaping.

·         Five of them would be open market housing and two would be affordable housing.

·         Policy TAI 4 allowed developments within the development boundary.

·         The proposed development reflected the area's character and provided enough living and parking space.

·         Accepted that concerns and observations had been presented, but Tai Teg had noted that there was a clear demand for houses in the area.

·         The language assessment was acceptable - a condition was needed to ensure that a Welsh name was given to the estate and the individual houses and to impose conditions on the use of the houses.

·         Although parking was a concern, the Transportation Unit did not consider that the proposal would have an impact on traffic flow. It was unlikely that the site would be adopted and therefore a condition to be included that a compound for bins would be provided by the applicant.

·         That the proposal was acceptable. It did not affect nearby residential amenities and it had been located within the development boundary.

 

d)    Although the Local Member was not present, the following observations had been presented through the Chair;

 

"I write to support Application C23/0614/16/LL, that addresses the urgent need for affordable housing in Tregarth. At present, many first-time buyers have been priced out of the area, leading to a deterioration in community vitality. This effect is clear in the reduction of attendance in local schools, clubs, and the Cylch Meithrin as young families are unable to buy houses in Tregarth. The location chosen is very suitable as it is near a bus shelter, the local park, community centre and close to the primary school.

The plans have garnered substantial support within the village, with the support of the Community Council, local businesses and the school."

Cllr Beca Roberts

 

e)        It was proposed and seconded to approve the application

 

A proposal to undertake a site visit was made and seconded.

Reason:  Concern for impact on amenities of neighbouring residents

 

A vote was taken on the amendment.

 

            RESOLVED: To defer in order to conduct a site visit