Agenda item

Full application for the demolition of 107 residential dwellings, three blocks used as four visitor accommodation units, nursing home, Scouts dormitories, hall and workshop, library/hall building, offices and garages and the erection of 107 residential units (100% affordable dwellings)as replacement dwellings together with alterations to internal access road and associated works and landscaping.

LOCAL MEMBERS: Councillor Angela Russell and Councillor Anwen Davies

Link to relevant background documents

 

 

DECISION: To approve subject to planning conditions and a 106 agreement for an educational contribution

1.         Five years

2.         In accordance with the plans and documents submitted as part of the application

3.         Slates on the roof/agree roof finish and PV panels

4.         Agree on external finish

5.         Agree details

6.         Agree affordable housing matters

7.         A condition for phased demolition and development

8.         Land Contamination conditions

9.         Submit details of a plan either to protect the structural condition or to divert the main water supply that crosses the site

10.       Submit a plan for disposing of foul water

11.       Dust, noise and vibration control plan as a result of the demolition work

12.       Working hours 08.00 - 18.00 Monday to Friday, 08.00 - 13.00 on Saturday and not at all on Sunday or Bank Holidays

13.       Submit and agree an ecological, habitat and grassland/wildflower meadow management plan

14.       A tree specialist must be present on site throughout the work

15.       Any work that would disturb bird nests during the nesting season between 1 March and 31 August is not permitted unless otherwise agreed in advance.

16.       Archaeological conditions

17.       Removal of permitted development rights

18.       Landscaping

19.       Welsh language advertisements

 

Full application for the demolition of 107 living units, three buildings used as four visitor accommodation units, nursing home, Scouts' dormitories, hall and workshop, library/hall building, offices and garages and the erection of 107 residential units (100% affordable dwellings) as replacement dwellings together with alterations to the internal access road and associated works and landscaping.

Some members had visited the site on 5 September 2023

a)    The Development Control Team Leader highlighted that the site of this full, unique application included Penrhos Polish Village which was located between Pwllheli town and Llanbedrog with access to the site along a direct private track from the A499.  The site is located entirely in open countryside and outside any development boundary.

 

The demolition work would happen in three phases with the first step involving demolishing the buildings that were located on the right by the site access. The Church, canteen and dining room along with the memorial garden, allotments and the bus station would remain. It was proposed to make changes to the internal estate road including the provision of some new sections.

 

The new buildings would also be built in three phases, with the first phase ensuring accommodation for current residents; erecting 44 units in the first phase including 12 bungalows, 2 houses and 30 flats; erecting 49 units in the second phase and 14 in the third phase. All units were proposed as affordable units in the form of lifelong homes.

 

In the context of the former care home, it was reported that the care home had acted as an important element of the site and the observations received had highlighted that the community were disappointed that the home closed soon after the site was transferred to the applicant's possession. It was reiterated that a commitment to transfer a specific area of the site to Cyngor Gwynedd with a draft agreement had been agreed between Clwyd Alun and the Council with the intention to sign it soon. It was noted that the Cyngor Gwynedd Cabinet had agreed to apply for £14.6 million from the Welsh Government to fund the construction and development of a new care home on the site. To this end, due to viability implications for continuing and improving the existing home and based on the applicant's commitment to transfer land to compensate for the loss of existing facilities and the Council's commitment to providing a care and nursing home along with the care provision and community provision, it was considered that the proposal complied with the objectives of policy ISA 2 in terms of safeguarding community facilities.

 

In terms of phases 2 and 3, this provision was intended to ensure that there were staffing resources, and some houses would be prioritised for people who worked on the site or within the wider local health and care sector. When individuals' needs changed, those with high/complex care needs could have the option of moving to the on-site care and nursing home. The care and nursing home would also provide for high/complex care needs arising from the local community. There was an understanding that people's needs changed over time and the housing balance would be reviewed annually. 

 

In the context of visual amenities, it was noted that although some of the proposed units were larger in terms of size and height than the existing building, the site was very extensive and there was an intention to retain a large part of the internal landscaping. Bearing in mind that the site had already been developed and that the visual impact was limited, it was not considered that the proposal would therefore cause a significant visual impact on the landscape and that the proposal, subject to landscaping conditions, complied with the requirements of policies PCYFF 2, 3 and 4 of the LDP.

 

In the context of general and residential amenities, it was considered that the proposal was acceptable and it would not cause a substantial detrimental impact on local residents' amenities, and therefore the proposal complied with the requirements of policies PCYFF 2 and 3 of the LDP. In the context of transport and access matters, it was noted that the Transportation Unit had no objection to the proposal, but it had referred to the local businesses' signs at the junction with the A499 highway. The junction was not within the ownership of the applicant and did not form part of the planning application and therefore it was not possible to control the signs through the application submitted.

 

It was expressed that the proposal was a unique plan, providing residential units for the older population of the Llŷn area, and enabled them to receive homes with elements of care without having to move from the local area. The application was part of a wider plan for a care village with a nursing home and an extensive provision of medical and social facilities. It was noted that the applicant was working with Cyngor Gwynedd to reach this goal. It was recognised that the current site was unique and had acted as a model of providing self-sufficient care homes together with a nursing home and social facilities for years, but that the buildings and maintenance costs meant that the site required a major overhaul with a programme of investment and redevelopment.

 

It was considered that the many observations received during the public consultation had received full attention. The proposal was acceptable and complied with the requirements of local and national policies.

 

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

·         The village was a community village providing additional care.

·         The application was one to demolish everything and rebuild houses. No plans to rebuild meeting rooms, laundry or a hairdresser's.

·         No certainty that the specialist staff would be accommodated in the houses.

·         No certainty that there would be community facilities available in the village - these must be had as part of the application.

·         This was not a vision, but a proposal to get rid of a thriving community.

·         A visit to Cefni Home to see a similar plan had been eye-opening, but this proposal was nowhere near what was seen there.

·         A request for the Committee to refuse Clwyd Alun's plan and fully consider the needs. The proposal would be unfair on Llŷn's residents.

 

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

·         Clwyd Alun had been the owner of the site since September 2020, because the Polish housing society did not have the capacity to continue to maintain the service.

·         It was proposed to demolish 107 of the existing units and rebuild a mixture of 107 houses in three phases.

·         There had been a lot of campaigning over the last two years to ensure that the plan was suitable - discussions had been held with the Local Health Board, the Welsh Government and the Local Planning Authority.

·         The care element had come to an end in December 2020 - this was a major blow to the area - Clwyd Alun had collaborated with Cyngor Gwynedd and Betsi Cadwaladr University Health Board to redevelop - a strong commitment here to develop.

·         The existing buildings were unsuitable.

·         The proposed houses were affordable housing and lifelong housing - the plan proposed a mixture of houses with flexible units.

·         The Penrhos Plan was unique and building the houses would act as a catalyst to the development of a care home on the site.

 

d)    Taking advantage of the right to speak, the Local Members made the following points;

 

Councillor Anwen Davies

·         The plan offered 100% affordable housing.

·         Although the existing buildings, that had deteriorated, were being demolished, the change was for the better.

·         There was a need to protect the linguistic element - local people needed care in their mother tongue.

·         The site provided a bus stop.

·         The plan would boost the local economy.

·         The site was central to the residents.

·         There was a need for confirmation of when the care home would be developed.

·         The flooding and access matters had been addressed.

·         The site was a pleasant and wonderful site and would be better for being renewed.

·         She supported the plan.

 

Councillor Angela Russell

·         She had fond memories of living near the area of the site.

·         Major concerns had arisen when it became clear that the Polish housing society could not continue to serve the Polish community.

·         She thanked Cyngor Gwynedd for stepping up - a planning application had been presented in May 2020.

·         There were many discussions between partnerships - the situation was much clearer by now and the vision was seen clearly (a letter stating this had been signed in October 2023).

·         The houses were 100% affordable housing and offered a care element - keeping the local connection, offering local benefits and providing care locally.

·         The plan is to be undertaken in 3 phases and therefore, everything would not be demolished at the same time.

·         Prioritising existing, local residents was welcomed.

The development strengthened the economy, the supply chain and ensured work - offering work in the care sector - this would be a boost and an opportunity to keep people locally.

·         There were considerations to create a care academy on the site - this was to be welcomed.

·         Good transport links.

·         The application would be an opportunity to realise the vision – responds to the Penrhos ethos by ensuring that care in the community continued.

·         This was a unique opportunity; an innovative proposal.

 

It was proposed and seconded to approve the application.

 

e)    During the ensuing discussion, the following observations were made by members:

·         They gave thanks for the opportunity to visit the site - a pleasant location.

·         A local need for a care home - a condition was needed to ensure that the home would be developed. This was an opportunity to ensure that care was available to people within their communities.

·         Supportive of 100% affordable housing with condition 106, but there were not enough details about the plan - what about the effect on the AONB? Impact on amenities - demolish 107 houses? Happier if the care home would be part of the application.

·         Need to ensure that the Tai Gwynedd guidance was used.

·         The plan would be an asset if it was carried out correctly - a concern that this was only a housing plan.

·         Many had objected - an over-development, a strain on local services, lack of information and a signed petition.

·         The access would be poor - not enough information.

·         The development would not benefit the Welsh language - a need to ensure a full assessment of the local needs.

·         A suggestion to delay the application to receive more information on the development's impact on the local area, impact on local residents, the existing residents' housing needs, and how many people would intend to move there?

 

In response, the Assistant Head of Environment noted that the observations regarding the care home were fair points, but the Council had adopted the vision for the site and were committed with other partners to prioritise a lifelong care village on the site; a unique model, a flexible design which responded to the needs of residents and the wider area. He reiterated that all the houses would be subject to appropriate planning conditions with the conditions being prepared phase by phase. The intention was to focus on the care element, with the information being presented to the housing department to ensure that the property met with the range of needs. The Council's Housing Allocation Policy would be operational for each phase of the development. In terms of the concern for the lack of information, it was noted that the report addressed many of the planning matters and the need had been identified.

 

RESOLVED To approve subject to planning conditions and a 106 agreement for an educational contribution

1.         5 years

2.         In accordance with the plans and documents submitted as part of the application

3.         Slates on the roof/agree roof finish and PV panels

4.         Agree on external finish

5.         Agree details

6.         Agree affordable housing matters

7.         A condition for phased demolition and development

8.         Land Contamination conditions

9.         Submit details of a plan either to protect the structural condition or to divert the main water supply that crosses the site

10.       Submit a plan for disposing of foul water

11.       Dust, noise, and vibration control plan as a result of the demolition work

12.       Working hours 08:00 – 18:00 Monday to Friday, 08:00 – 13:00 on Saturday and not at all on Sunday or Bank Holidays

13.       Submit and agree on an ecological, habitat and grassland/wildflower meadow management plan

14.       A tree specialist must be present on site throughout the work

15.       Any work that would disturb bird nests during the nesting season between 1 March and 31 August is not permitted unless otherwise agreed in advance

16.       Archaeological conditions

17.       Removal of permitted development rights

18.       Landscaping

19.       Welsh language advertisements