Erection of
4 three bedroom houses, one to be an affordable dwelling.
LOCAL MEMBER: Councillor Sian
Gwenllian
Link to relevant background documents
Minutes:
To erect four three-bedroom
dwellings, with one of those being
an affordable dwelling.
(a) The Development Control Officer
elaborated on the background of the application, and noted that
the site was located within the development boundary of the village and two detached
dwellings had already been permitted on the front section of the site. It was noted that
the site was long and narrow with the Lôn Las Menai path running along
one side of the site. Attention was drawn to the relevant policies together with the late observations received stating the requirement for an amended plan of the 'T' shape turning area
at the end of the estate. Originally it was considered that two of the houses would need
to be affordable together with an educational
contribution for an additional two
pupils at the local school. However, based on the Joint Planning
Policy Unit's assessment of the viability of providing an educational
contribution and offering two affordable
units, it was considered that there would be a risk that the development
would not be viable. Based on the above, it
was considered that the provision of one affordable house as part of scheme
was acceptable in order to ensure an affordable element
and that the development was viable. It was not considered that the proposal was likely to cause significant overlooking or that it was inconsistent
or incompatible with the development pattern of the area, and it was considered
that the proposal was suitable in terms
of its location, design and size. In terms of biodiversity matters, following discussions and based on reducing
the number of houses that were subject
to the original application
from five to four, and changing
their locations, it was considered that the proposal complied with national
and local planning policies. The recommendation of the planning offers was to delegate the powers to approve the application subject to the completion of a Section 106 Agreement to ensure that one of the houses was an affordable
house for general local need
and in accordance
with the conditions noted in the report.
(b) Taking advantage of the right to speak, the applicant’s representative noted the following main points:
·
that the process had been
lengthy and the application had been submitted for nearly
two years
·
the original
design entailed five three-storey houses similar to those that had already been permitted
to members of the family
·
observations were received from the Biodiversity Officer regarding concern about the nearby woodland and following further
discussion the number of houses had to be reduced to four and to change
their location in order to protect
trees as well as a condition that trees should
be planted on the original
plot 5.
·
this meant that the door had been closed
on any hope
of building a fifth house, although they had offered to plant trees on another
site.
·
because of the need to move
the houses, three-storey houses did not suit the location and the application was re-designed in accordance with the requirements and there was significant expense with amended
plans to satisfy the need for affordable
housing.
·
an appeal was made for the committee to support the application.
(c)
Councillor John Wyn Williams (who was a Member of this Planning Committee and representing the local member as
she had declared an interest) noted
that he supported
the application and accepted that several
discussions had taken place and now
they had reached a compromise that was best for all in
terms of the development's viability and affordable
housing.
(ch) It was proposed and seconded
to approve the application.
(d)
During the ensuing discussion
the following points were highlighted:
(i)
In response to an enquiry regarding a financial contribution to the school, the Development Control Manager noted that
a specific formula had been noted in
the relevant SPG and a national figure of around £12,000 had been set as an educational
contribution for each child likely
to stem from a development where there was no capacity available
within the school for them. In the context of the application before them, it
was explained that the development would entail two additional
pupils at the local school and in
accordance with the Supplementary Planning Guidance: A Planning Obligation stating that the Council was keen to avoid risking
the viability of development
plans by seeking too many
contributions from developers. Therefore, in this case
there was an agreement that the provision of one affordable unit should be prioritised. In the context of other areas, it would
be necessary to assess if there was space
available in the school that was local to the development. The
Senior Manager added, that educational contributions to the school where there was direct impact from
the development on the local school had to be dealt with, and
it would not be possible legally to request a contribution based on the percentage
value of any developments.
(ii)
Concern by a member that there was a tendency for planning
officers to refuse applications submitted by applicants early
on in the discussions, rather than to explain
that the application was contrary to guidance and consequently application processing was a long
process and caused frustration to the applicants. The member sensed from the application before them that permission
for five houses would have
fitted in with the pattern of the other houses built
and would allow more affordable housing.
(iii) In response to the above, the Senior
Planning Service Manager explained that the planning officers offered the best possible professional opinion to applicants based on the relevant
planning policies. In relation to the application before them, the discussion was based on a difficult
site in the context of biodiversity matters etc, and
a decision had been reached in the end to approve in accordance with
the discussions with the applicant. It was further explained that it was a matter
for the applicants to submit applications, however, planning officers sought to give the best professional
advice in order that applicants
did not waste their money and were
in a better position to deal with the application.
RESOLVED: To delegate powers to the Senior Planning Manager to approve the application, subject to signing a Section 106 Agreement to ensure that one of the houses would be affordable for local need, to accept the amended plan of the
'T' shape turning area at the end of the estate and to relevant
conditions concerning:
5 years
In accordance with plans
Slate roof
Welsh Water
Highways (parking and construction method statement)
Planting scheme/improving biodiversity to compensate and ensure that this
area is preserved for Biodiversity value.
Safeguarding the public footpath
Withdrawal of permitted rights
materials to be agreed
Supporting documents: