Agenda item

Conversion of the former Wynnes Arms from a vacant public house to five residential apartments

 

LOCAL MEMBER: Councillor Linda Ann Jones

 

Link to relevant background documents

DECISION: To delegate powers to the Planning Manager to approve the application, subject to the following conditions:

1.    5 years

2.    In accordance with the amended plans

3.    The external walls of the extension and any work undertaken to the external walls to complement the existing property in terms of colour and texture.

4.    Restrict the occupancy of the flats to class C3.

5.    In accordance with the FCA

6.    In accordance with the Construction, Highways and Environmental Management Plan.

7.    ⁠Ensure that biodiversity improvements are undertaken in accordance with the Green Infrastructure Statement and plans prior to the flats being occupied for the first time.

8.    Parking spaces to be operational before the flats are occupied for the first time.

9.    Provision and securing of bin and bicycle storage.

10.  Ensure a Welsh name for the development and for the dwellings.

 

Notes:-

 

·         Vigilance of the presence of protected species when undertaking the work

·         Culvert note

·         Welsh Government’s Transportation Unit advice

·         Welsh Water Advice

SUDS

Conversion of the former Wynne's Arms into five residential flats

a)    The Development Control Officer highlighted that this was an application to convert a public house into five residential, self-contained flats (three 2-bedroom flats and two 1-bedroom flats), along with the creation of parking spaces and alterations to the access.   He explained that the use as a public house had ceased in early 2017 and the building had been closed. The existing building provided a public house facility on the ground floor, a storage cellar below and one flat that was located on the first and second floors.    The proposal would involve interior changes to create the flats, and the external changes would be limited to the side extension with slight alterations to the layout of window and door openings at the rear.

 

The building was described as being situated on a triangular plot in a prominent place in Manod, within the development boundary of Blaenau Ffestiniog and within a residential area. He highlighted that it was proposed to provide parking for 6 cars, a vehicular access to the county road and a small garden with a patio together with a space for storing waste bins and a bicycle storage.  

 

The application was submitted to the Committee at the Local Member’s request.

 

In terms of the principle of the development, it was noted that the principle of losing its use as a public house had been agreed by granting those previous applications, and there had been no change in circumstances since approving those applications.  Consequently, the Council had accepted the conversion of the public house for alternative use, therefore the loss of the property's use as a public house within the town would not contravene the policy on communal facilities in the LDP. It was explained that Policy TAI 9 permitted the sub-division of existing properties into self-contained flats provided they comply with the relevant criteria of the policy. From assessing the proposal against the relevant criteria, the proposal to convert the building into five flats was not considered contrary to the objectives of policy TAI 9.

 

⁠In light of the indicative housing supply level for Blaenau Ffestiniog, it was felt that the proposal could be supported. In accordance with criterion 4 of policy TAI 15, the applicant had submitted viability information which indicated that it was not viable to provide affordable housing as part of the application. This information had been assessed by the Planning Policy Team who agreed with the analysis, however it was highlighted that the open market prices of the flats were reasonable, and thus it was assumed that the flats would be affordable regardless. ⁠It was considered that the proposal complied with the requirements of policy TAI 15 of the LDP.

 

⁠Also, further to the legislative change regarding the use classes of residential units, it was intended to impose a condition that the flats were restricted to use class C3 only, namely dwelling-houses used as a sole or main residence.

 

In respect of general and residential amenities, the building stood in a prominent and public place, and objections had been received claiming that the proposal would have a significant negative impact on the occupiers of a neighbouring property. However, it must be considered that the building's former use was as a public house and could be used as such to its full potential without planning permission or any planning conditions.  It was therefore considered that a residential use would be more suited to the area, and that the proposal would not exacerbate the current situation substantially in terms of overlooking and loss of privacy, particularly considering the location and surroundings of adjacent properties.

 

⁠In respect of transport and access matters, it was reported that observations had been received from the Council and the Welsh Government's Transportation Unit regarding the proposal stating that they had no objection. ⁠The Welsh Government's Transportation Unit were keen to impose a condition on the permission that the development must be carried out in accordance with the Construction, Highways and Environmental Management Plan. Subsequently, the residential nature of the proposal met the LDP's Transport and road safety policies.

 

When discussing flooding issues, although concerns had been received regarding floods in the area, the site does not fall within any high-risk flood zone, however, on a previous application to this site, local information about recent flooding on the site had been received, and the flooding issue had been the reason for refusing that application.  As part of the current application a Floods Consequences Assessment (FCA) was submitted to assess the flooding issues. The observations of the YGC Water and Environment Unit had been received stating that they had reviewed the Floods Consequences Assessment (FCA) submitted and agreed that the flood risk associated with the proposed development was acceptable. ⁠As a result, the applicant would be required to provide flood risk mitigation measures within the proposed development as described in the Floods Consequences Assessment, and a condition could be included to ensure this.

 

Based on the additional information submitted, it was not considered that the proposal was contrary to local or national policies and there was no material planning matter that outweighed these policy considerations. 

 

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

·        The report was balanced and sincere.

·        The proposal addressed the local and national policies.

·        There was C3 use to the flats – there was no intention to let them as temporary accommodation.

·        There was sufficient parking as part of the scheme and space for bicycles.

·        There had been no objection from the Transportation Unit.

·        There was a demand for this type of mix and size of flats in the area.

·        Enquiries regarding the availability of the flats had already been received – this was evidence that there was a demand for them.

 

c)     Although she had apologised for her absence, the Chair noted that the Local Member wished to note her objection to the application because the one-bedroom flats were too small.

 

d)     It was proposed and seconded to approve the application - the proposal offered a good mix of flats and made good use of a building that was now an eyesore in the village

RESOLVED: To delegate powers to the Planning Manager to approve the application, subject to the following conditions:

1.     5 years.

2.     In accordance with the amended plans.

3.     The external walls of the extension and any work undertaken to the external walls to complement the existing property in terms of colour and texture.

4.     Restrict the occupancy of the flats to class C3.

5.     In accordance with the FCA.

6.     In accordance with the Construction, Highways and Environmental Management Plan.

7.     ⁠Ensure that biodiversity improvements are undertaken in accordance with the Green Infrastructure Statement and plans prior to the flats being occupied for the first time.

8.     Parking spaces to be operational before the flats are occupied for the first time.

9.     Provision and securing of bin and bicycle storage.

10.  Ensure a Welsh name for the development and for the dwellings.

 

Notes: -

·        Vigilance of the presence of protected species when undertaking the work.

·        Culvert note.

·        Welsh Government’s Transportation advice.

·        Welsh Water advice.

·        SuDS.