Agenda item

Change of use from a nursing home (Use Class C2 - residential institutions) into a serviced hostel for holiday use (Unique Use) with ancillary warden's living accommodation (re-submission).

LOCAL MEMBER: Councillor Elwyn Jones

Link to relevant background documents

DECISION: TO REFUSE, contrary to the recommendation

Reasons:

·         Concern regarding the nature, scale and density of the development and its effect having a negative impact on the residential amenities of local residents - contrary to policy PCYFF 2 and TWR 2

·         Over-use of the narrow road leading to the site

Outline application, with some reserved matters (appearance, landscaping) to create five self-build plots for affordable housing.

a)     The members were reminded that the Committee had deferred the decision in April 2024 to be able to visit the site and to give the applicant the opportunity to submit more information. It was reported that the site visit had been undertaken and that a Housing Statement, Landscape Statement and Plot/Site Valuation had been received from the applicant, and the application had been re-amended in light of the additional information. It was stated that the original recommendation had been to refuse the application for three reasons, namely: the visual impact of the development, lack of information regarding the need and housing mix, and lack of information to be able to complete an assessment under the Habitats and Species Protection Regulations.

It was reported that in respect of biodiversity, the Biodiversity Unit had confirmed that because the site was 750 metres north of the Pen Llŷn a'r Sarnau SAC, the development would not cause loss of marine habitats or cause noise in the sea which could disturb marine mammals (dolphin, whale, seals). Neither would it cause harm to coastal processes, and it was highly unlikely that pollution from the development could reach the sea. As a result, it was concluded that the development was unlikely to have an impact on the SAC and that the proposal was now acceptable and in accordance with the requirements of policies PS 19 and AMG 5.

In the context of 'need' issues, based on the housing statement and likely valuation of the plots that had been received, together with information from the Strategic Housing Unit, the overall need was considered to have been proved. It was reiterated that the individuals would still need to prove the 'need' fully through the Tai Teg assessment process, but by imposing and discharging an affordable housing condition before commencing any development work, there would be an opportunity to confirm the type of tenure, housing mix and an opportunity for the individuals to complete the Tai Teg assessment process.

With the application only being outline, it was noted that it was not possible to value any property until detailed plans were in place. Nevertheless, a high-level valuation had been received, based on the size of a 94m² 3-bedroom house on the open market which was in line with the size of a 3 bedroom two-storey house in the SPG Affordable Housing and was therefore relevant for consideration in the context of the application. The valuation appeared to show that a discount could be applied, but a discount of around 40% would be required to ensure affordability. It was also noted that consideration could be given to applying an individual discount on each dwelling based on its final design, through a condition discharge application and a section 106 agreement. Consequently, since receiving the additional information, and given the ability to impose a condition to agree on the provision of affordable housing, the officers were of the view that the 'need' had been established and that the principle of the development was now acceptable.

In the context of visual effect, a landscape statement had been received which highlighted the ability to impose conditions to ensure landscaping and careful use of materials and colours. ⁠It was added that officers remained concerned about the visual impact, as the setting of the proposed dwellings within an existing open field would stand out, changing the visual appearance of the site and spreading the built form further into the open countryside. However, after considering all the relevant planning issues, they considered that the need for affordable housing for local residents outweighed the conflict with the relevant policies regarding visual impact, and that the impact could be handled by agreeing details of the design and size of the dwellings, landscaping and the final layout of the site. Although the proposal did not fully comply with policy in respect of visual impact, it was not considered that the application should be refused contrary to policies PS 5, PCYFF 3, PCYFF 4 and TAI 16, given the need for affordable housing.

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

·        He was pleased that the additional information had been received and that the members had visited the site.

·        He welcomed the latest recommendation to approve.

·        He was fully supportive of the application – this was a golden opportunity for five young families to buy a house locally in the area where they had been brought up.

c)     It was proposed and seconded to approve the application.

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

·        They appreciated that the additional information had been submitted.

·        The site visit had been beneficial.

·        There was benefit in deferring and holding a discussion – pleased that this had happened.

·        There was an opportunity here for Aberdaron to carry on as a Welsh-speaking community.

·        Disappointed that a 106 agreement was the context being considered, and not self-build.

RESOLVED: To approve with conditions 

1.      Time

2.      In accordance with the plans

3.      Materials

4.      Affordable housing condition

5.      Highway conditions

6.      Biodiversity condition/biodiversity enhancements

7.      NRW condition

8.      Welsh Water condition

9.      Reserved matters condition

10.    Removal of PD rights for extensions and restrict to C3 residential use only

11.    Protection of the public footpath