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 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

 

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