Agenda item

Change of use and conversion of building into 9 residential units

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

Link to relevant background documents

DECISION: To approve the application subject to the following conditions:-

1.         5 years

2.         In accordance with the plans.

3.         Natural Resources Wales condition in relation to flooding – close the lower ground floor access.

4.         Details of any vents and flues to be agreed beforehand. 

5.         Welsh Water conditions relating to safeguarding the sewers.

6.         Agree the details of Welsh names for the development together with signs advertising and promoting the development.

7.         Restrict the use to dwellings within C3 use class.

a)     The Planning Manager highlighted that this was a full application to change the use of a former school to nine self-contained residential units, which would include two affordable units.⁠⁠ It was noted that there was no intention to undertake any external alterations - the building was a striking four-storey building within an independent curtilage which was also a grade II listed building. It was explained that the site was located within the development boundary, in Bangor city centre and within a conservation area.

In terms of the principle of the development, it was noted that policy TAI 9 permitted the sub-division of existing properties to self-contained flats. ⁠It was considered that the proposal complied with the policy's criteria as the building did not require an external change. As a result, there was no concern in terms of the impact on the layout of the listed building or the conservation area, and it was considered unlikely to have a detrimental effect on amenities considering its location in the city centre. It was noted that the site was within its own curtilage, with plenty of parking spaces; the site was accessible and close to public transport.

Considering the housing figures in Bangor, it was reported that the expected provision was being addressed through the site in the land bank, but the need for more housing continued in the key centres tier. It was considered that the proposal was acceptable in terms of need, and it was noted that there was an intention to set a condition to ensure a main residence C3 use only and to prevent the use of second homes or short-term holiday accommodation. Providing two affordable units would meet with policy TAI 15, and this could be ensured by setting an appropriate planning condition.

A Welsh Language Statement was received with the Language Unit highlighting that the statement did not come to a firm conclusion of the linguistic risk / impact of the development. However, no evidence was received which showed that the development would likely be harmful to the language, and considering that the proposal included two affordable units, it was not considered entirely contrary to PS1. It was reiterated that a condition could be set to ensure a Welsh name for the development to fully address policy PS1.

In the context of biodiversity, it was noted that a green infrastructure statement offering measures to improve biodiversity had been submitted with the application and should the permission include conditions which ensured compliance with the ecological information, then this would reduce concerns.

In the context of flooding and drainage matters, attention was drawn to the discussions with Natural Resources Wales (NRW), because of the lack of information about the danger of flooding on the site. It was explained that the site was located within Zone A, which was associated with the current TAN, which meant that residential use in this location was not contrary to policy. However, it was highlighted that the Flood Map for Planning, which included more recent information, noted that the site was partially within Fluvial Flood Zone 2/3, namely in this case, the area of the car park behind the building. It was reiterated that the Flood Map for Planning was a material consideration, and therefore, due to the risk, it was considered that there was justification for requiring a flood consequence assessment. An assessment was received with the application and it showed that risks could be managed effectively. Consequently, NRW had no objection to the application.

Having considered all the relevant planning matters, including that the proposal could protect and ensure a future for the striking listed building within Bangor City centre, it was considered that the proposal was acceptable. The officers recommended to approve the application with conditions.

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

c)    In response to a question regarding the number of permissions over the years to convert buildings in the Bangor area to a multi-tenancy use and if the waiting list for a home has increased or reduced, it was noted that this was an application for nine permanent housing which would only have a C3 use condition. They would not be available as multi-tenancy units - the condition would ensure a permanent unit.

In response to a question regarding the number of references to flooding in the report, it was noted that discussions had been held with NRW due to inconsistent information between the maps associated with the TAN and new flood maps. It was reiterated, although the new maps highlighted a risk in the car park, that NRW was satisfied with the mitigation measures submitted.

RESOLVED: To approve the application subject to the following conditions:

1.         5 years.

2.         In accordance with the plans.

3.         Natural Resources Wales condition in relation to flooding - close the lower ground floor access.

4.         Details of any vents and flues to be agreed beforehand. 

5.         Welsh Water conditions relating to safeguarding the sewers.

6.         Agree the details of Welsh names for the development together with signs advertising and promoting the development.

7.         Restrict the use to dwellings within C3 use class.