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
Decision:
DECISION: To delegate powers to approve the application subject
to receiving a red book valuation of the houses to be able to determine a discount
on the affordable homes, a 106 affordable housing agreement and conditions relating to the following:
1.
Commencement
within five years
2.
Development to
comply with the approved plans
3.
Use Welsh roofing
slates or similar slates
4.
Agree on external materials
5.
Removal of Permitted
Development Rights from the affordable units to ensure their affordability
6.
Welsh Water
Condition
7.
Highways Conditions
8.
The recommendations of the Preliminary
Ecological Assessment must be observed
9.
The recommendations of the Arboriculture
Assessment must be observed
10. Landscaping
conditions
11. The
recommendations of the Contaminated Land Risk Assessment must be observed
12. A Welsh name for the housing estate and individual houses
13. Restrict the use to C3 use class only
Note - Welsh Water
Sustainable Drainage System
Transportation Unit
Trees Unit
Minutes:
Full application for the erection of seven
dwellings together with associated works to include improving the existing
access, associated internal access road and landscaping.
Some of the Members had visited the site on
10-11-23.
Attention was drawn to the late observations form
which stated that the Public Protection Unit had confirmed that there may be a
risk of noise and odours due to the houses' proximity to agricultural buildings,
but the Unit was unaware of any guidance or regulations that specified
distances between such buildings. It was also noted that a revised plan had
been received on 27.10.2023 showing a bin storage area near the entrance. The
Transportation Unit and the Waste and Recycling Service had confirmed that the
arrangement was acceptable on the basis that the Council would not be
responsible for the storage area - this would be ensured by placing a note on
the application.
a)
The Development Control
Team Leader highlighted that this was a full application to construct seven
dwellings with associated works to improve the existing access, create
landscaped areas and an internal access road on a plot of 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
the access road. The plan was for two of the new houses to be intermediate
affordable dwellings.
The application had been submitted to the Committee on
23 October 2023 when a decision was made to conduct a site visit.
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 designated for any
specific use. It stood within a
designated Special Landscape Area and the Dyffryn Ogwen
Landscape of Outstanding Historic Interest, and within the buffer zones of two
Scheduled Monuments namely CN202 Parc Gelli Huts and
CN417 Penrhyn Quarry Railways, which also formed part of the UNESCO World
Heritage Site.
In terms of the principle of the development, it was
noted that Tregarth was identified as a Local Village
under policy TAI 4 which permitted housing developments in
order 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 scheme would help meet the local community's
recognised housing needs. It was therefore considered 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.
In the context of the location, design
and visual impact of the proposal, it was reported that the layout, design and
materials of the proposed development would be appropriately suited to the
location. It was considered that the houses had been designed to a high quality
and that the landscaping proposals suited the nature of the village. Despite
acknowledging the observations 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 had confirmed that the development would not lead to significant harm
to the historic landscape, but it would be necessary to undertake a programme
of archaeological work before commencing construction in
order to ensure that there were no concealed important historical
features on the site.
In the context of general and residential amenities,
due to the location, design, layout and size of the
proposed houses, it was not considered that the development would cause a
significant harmful impact to private amenities. While accepting that
surrounding houses about the site, this was an infill site within the
development boundary, and it was not unreasonable to develop it for housing. It
appeared that the layout of the proposed houses had been designed to avoid
direct overlooking and while it was inevitable that there would be 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.
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 housing on a brownfield site within a
development boundary. Although there had been reference to TAN6 'Planning for
Sustainable Rural Communities', it was highlighted that it was not relevant to
this application. As a result, the plan was considered acceptable and in
compliance with the requirements of relevant local and national planning policies.
b) Although the Local Member was not present, she had already stated in an
e-mail that she was supportive of the application.
c) It was proposed and seconded to approve the application - the site was
within the development boundary.
ch) In response to a question regarding the condition of
the land, its proximity to a historical landfill site, the need to test the
stability of the foundations to ensure safety, it was noted that the permission
included a Planning condition to carry out an 'Intrusive Investigation' which
would confirm ground conditions. The Public Protection Unit would be required
to ensure that the investigation was completed and approve it.
RESOLVED: To delegate powers to
approve the application subject to receiving a red book valuation of the houses
to be able to determine a discount on the affordable dwellings, a 106
affordable housing agreement and conditions relating to the following:
1.
Commence within five years.
2.
Development to
comply with the approved plans.
3.
Use of Welsh roofing
slates or similar.
4.
Agree on external
materials.
5.
Removal of Permitted
Development Rights from the affordable units to ensure their affordability.
6.
Welsh Water
Condition.
7.
Highways Conditions.
8.
The recommendations
of the Preliminary Ecological Assessment must be observed.
9.
The recommendations
of the Arboriculture Assessment must be observed.
10. Landscaping Conditions.
11. The recommendations of the Contaminated Land Risk
Assessment must be observed.
12.
A Welsh name for the
housing estate and individual houses.
13. Restrict the use to C3 use class only.
Note - Welsh
Water
Sustainable
Drainage System
Transportation
Unit
Trees
Unit
Supporting documents: