Agenda item

Application for the erection of 3 affordable residential units (two dwellings and a bungalow).

 

LOCAL MEMBER: Councillor Beca Brown

 

Link to relevant background documents

DECISION: To delegate powers to the Head of Environment Department to approve the application, subject to a 106 agreement to transfer the units to a housing association, along with the following conditions:

 

1.    In accordance with the plans.

2.    Five years.

3.    Land drainage

4.    Materials

5.    Removal of permitted development rights

6.    Welsh Water Condition

7.    Highway conditions (completion of entrance, parking, estate road and bin collection area)

8.    Landscaping

9.    Biodiversity enhancements

10.  Details of the boundary fence

11.  A Welsh name for the development / estate road and the individual dwellings.

12.  Restricted to C3 use only.

13.  A condition for protecting the cesspool area.

 

Application for the erection of three affordable residential units (two houses and a bungalow)

Attention was drawn to the late observations form which contained observations from the  Strategic Housing Unit.

 

a)    The Planning Manager highlighted  that this was a full application for the erection of three social affordable houses, a pair of two-storey houses and one bungalow. It was intended to construct a new entrance to create an access road within the site as well as provide eight parking spaces and a bin collection area. It was explained that the application was originally submitted for four two-storey houses but the plan was amended to three following public objections and the officers' concerns regarding the plan. The application was submitted to committee because of the local interest and objection to the application.

 

In terms of the principle of the development, it was noted that the proposed houses were located between the site of the Glyntwrog public house and a single-storey semi-detached house known as Bryn Siriol. It was added that the site was on a slight slope and had not been designated for a specific use; the site was outside the development boundary of Llanrug, but immediately abutted the development boundary of Llanrug as defined in the LDP. It was explained that Llanrug had been identified as a Local Service Centre in the LDP but since the site was located outside the development boundary, policy TAI 16 ('Exception Sites') applied to the proposal. Policy TAI 16 enabled housing developments on sites that were outside, but abutted the development boundary but it had to be ensured that the proposal complied effectively with Policy requirements.

 

The indicative supply level of housing for Llanrug over the Plan period, as noted in Appendix 5 of the LDP, was 61 units (including a 10% 'slippage allowance', which meant that the method of calculating the figure had taken into account potential unforeseen circumstances which could influence the provision of housing, e.g. land ownership matters, infrastructure restrictions, etc.). During the period 2011 to 2023, a total of 51 units had been completed in Llanrug (37 on windfall sites and 14 on housing designations T44 and T45). The windfall land bank, i.e. sites with extant planning permission on sites not designated for housing, in April 2023, was five units. One unit on designation T44 (Cae'r Ysgol) remained in the land bank (started in April 2023). This therefore was a shortfall of four units.

 

Based on this information, and since this development would not mean that Llanrug exceeded its indicative supply level, there was no need for a justification based on the number of houses in Llanrug. Nevertheless, as the site was located outside the development boundary and could be considered as a rural exception site, policy PCYFF 1 and TAI 16 also asked for justification.

 

Policy TAI 15 and SPG Affordable Housing, required that new houses were of a size, scale and design that were in keeping with an affordable house. In accordance with the needs of PPW, confirmation was received from the agent that the units would meet the Welsh Design Quality Standards and also met housing standards in perpetuity. Although the bungalow would have a larger floor area than what was approved in the SPG for affordable units, because it was a unit for special needs, it was considered that there was reasonable justification for the extra floor area. As the houses would be provided by a social landlord, the units would be protected as affordable units in perpetuity and this could be ensured via a 106 agreement.

 

In the context of amenity open spaces, it was highlighted that Policy ISA 5 ('The provision of open spaces within new housing developments') sought to ensure the provision of open spaces within new housing developments of 10 or more units where the existing open spaces could not meet the needs of the proposed housing development. As this proposal was below the threshold noted in the policy, it was irrelevant to consider this aspect.

 

In the context of visual matters, it was noted that the development boundary of the village of Llanrug was set in two parts and the development pattern was relatively fragmented around the site. The proposed site was located near a small cluster of houses surrounded by a development boundary and the Glyntwrog public house which was outside the development boundary. The buildings opposite the public house were inside the boundary. The field was currently empty and contributed towards a sense of open area between the existing houses and the public house.  Nevertheless, the void was not substantial and the nature of the development followed the area's development pattern with the public house and the junction a boundary which provided a sense of a natural end to the village.

 

In the context of general and residential amenities, there was concern about the impact of the original plan due to the height and location of the houses disrupting the amenities of a nearby house, Bryn Siriol. Following discussions, amended plans were received with the plan reduced to three houses with a bungalow alongside Bryn Siriol. With the land running upward from the highway on a slope, levels were shown on the amended plans which showed that there was a proposal to reduce the height of the site to the rear. As a result, the ridge of the bungalow would be around the same height as Bryn Siriol.

 

In the context of transport and access matters, it was highlighted that the Transportation Unit had concerns about the original plans but after receiving amended plans, they did not have an objection to the proposal. It was considered, as the proposal was only for three additional houses, that a development on this small scale would not create substantial additional movements on the highway. It was also noted that during the consultation period, a large number of concerns were received about safety in this part of the village and the fact that a number of accidents had happened here in the past. It appeared that the concerns mainly derived from the speed of traffic along the adjacent county road, as well as vehicles parking along the county road. The speed limit had now been reduced to 20mph and alleviated the concerns.

 

This was a proposal for a social affordable housing development designed to meet the needs of the local housing market and located on a site near the village's development boundary, and the site could be considered as a suitable rural exception site. Despite acknowledging the observations received, it was considered that the plan was acceptable on principle, and that it complied with the requirements of relevant local and national planning policies.

 

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

·         That he had highlighted his concerns although those were not reflected in the report

·         Any excavation work would affect the sewerage system and the site of the septic tank

·         That the development was an over-development - neither the layout nor its design conformed to the typical pattern of the village

·         The development would create the impression that the village was expanding

·         That the development setting was close to the Bryn Siriol boundary - an impact on neighbours' privacy

·         The access did not meet standards - a bus stop would need to be moved and there was a ditch nearby

·         That the adjacent highway was a very busy one. There are no parking spaces.

 

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

·         That a pre-planning application discussion for four houses had been held in August 2019 and that the observations received at that point had been incorporated in the current proposal.

·         The development would fill a gap between Glyntwrog and Bryn Siriol - offering three affordable houses - a reasonably-sized extension.

·         That the housing type responded to local need

·         That discussions had been held with neighbours to alleviate concerns - this had led to reducing the number of houses from four to three which would reduce impact and also to reduce the height of the roofs

·         That an application to relocate the sewerage system had been proposed, but the proposal had been rejected by the neighbours

·         That the current plan had been designed around the septic tank - enclosed by a fence and access secured

·         The bus stop would not have to be moved - no impact there

·         That there was a great need for local housing

·         That the developer was a local businessman, employing local workers

·         There was good visibility to the county road

·         The application provided three affordable houses for three local families

 

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

·         There was a sense of a 'full village' - a lot of recent development

·         That the 20mph speed limit reduction alleviated concerns

·         Accepted the adaptation to the septic tank

·         That the proposal to put the sewerage system on the main system needed to be formalised in order to calm the concerns of the residents of Bryn Siriol

·         There was a need for affordable/social housing in the area - the waiting list for social housing was long

·         Accepted that there was a possibility of transferring the development to a Housing Association - a suggestion of setting a condition to ensure this

·         Welcomed the inclusion of a bungalow in the plans that had been adapted for disability needs   

 

In response to the comments about the septic tank, the Planning Manager noted that a condition could be included to protect the location of the septic tank which would ensure no further development.

 

d)    It was proposed and seconded to approve the application

 

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

·         Welcomed the bungalow for special needs

·         Happy with the intention and the conditions

·         Welcomed the social housing development

·         Would it be possible to move the septic tank - the location was not ideal

 

RESOLVED To delegate powers to the Head of Environment Department to approve the application, subject  to a 106 agreement to transfer the units to a housing association, along with the following conditions:

 

1. In accordance with the plans
2. Five years
3. Land drainage
4. Materials
5. Removal of permitted development rights
6. Welsh Water Condition
7. Highway conditions (completion of entrance, parking, estate road and bin collection area)
8. Landscaping
9. Biodiversity enhancements
10. Details of the boundary fence
11. A Welsh name for the development/estate road and the individual dwellings
12. Restricted to C3 use only
13. A condition for protecting the septic tank area