Agenda item

Full application for a development of 8 Affordable Homes with associated works, on a rural exception site [Phase 1 of 2] 

LOCAL MEMBER: Councillor Gareth Williams

Link to relevant background documents

DECISION: TO REFUSE

1.     This development would create an urban encroachment onto a greenfield site in open countryside and is not immediately adjacent to the development boundary. ⁠It is not considered that the proposal would complement or enhance the character and appearance of the site nor integrate with its surroundings and would not therefore create a reasonable extension to the settlement. The proposal is therefore contrary to the requirements of Policies PCYFF 1, PCYFF 3, PS 5 and TAI 16 of the Gwynedd and Anglesey Joint Local Development Plan together with part 2.6 of Technical Advice Note 12: Design which states that design which is inappropriate in its context, or which fails to grasp opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities.

2.     Insufficient information and evidence have been included as part of the planning application to enable the Local Planning Authority to fully assess all necessary material planning considerations. In addition, there is inconsistent and misleading information in the documents submitted regarding the type and size of units to be developed from what was shown on the detailed plans. ⁠To enable a complete assessment of the proposal under the relevant policies of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, further information would be required on the following issues:

i. Evidence in the form of a formal market housing assessment proving the need for an affordable dwelling (Policy TAI 16)

ii. Evidence of suitability of the housing mix and a valuation of the units (Policies TAI 8 and TAI 15).

3.         Based on the submitted information, the Local Planning Authority has not been persuaded that the development would not cause significant harm to the character and balance of the Welsh language in the community and, therefore, the application is contrary to the requirements of policy PS1 of the Gwynedd and Anglesey Joint Local Development Plan together with the relevant requirements of the SPG Maintaining and Creating Distinctive and Sustainable Communities.

4.         Insufficient information has been included as part of the planning application to enable the Local Planning Authority to fully assess the effect of the proposal on local biodiversity. Consequently, the proposal is deemed unacceptable and does not comply with the relevant requirements of policies PS 19 and AMG 5 of the Gwynedd and Anglesey Joint Local Development Plan and Chapter 6 of Planning Policy Wales.

5.         No details of sufficient access arrangements have been included as part of the application and therefore, it is not considered that the proposal meets the relevant requirements in terms of compliance with the relevant criteria of policies TRA 4 and PCYFF 3 of the Gwynedd and Anglesey Joint Local Development Plan which note the need for new developments to ensure acceptable access provision.

Full application for a development of 8 affordable homes with associated works, on a rural exception site (phase 1 of 2)  

.a)   The members were reminded that the application had previously been submitted but a decision had been made to defer it at that time so that the applicant would have an opportunity to respond to the reasons for refusal and submit further information.

It was noted that the application was a full one to erect 8 single-storey affordable houses together with associated works on a rural exclusion site, outside the current development boundary of the village of Botwnnog. The proposal would involve erecting the houses and providing access by extending the existing road through the Congl Meinciau estate and then through a strip of vacant land to the location of the new houses. A parking space would be provided at the front of the individual dwellings. It was explained that recent information submitted indicated a mix in the type and size of the houses to be provided, but that this had not been conveyed in the plans submitted and the plans had not been changed from what was originally submitted. It was added that the proposed plans did not include any information in relation to the arrangement and layout of the gardens or the individual space of the houses or any reference to formal landscaping.

It was reported that the application site, was currently overgrown vacant land with traces of past clearance work. It was added that the land and surrounding area were within the Llŷn and Ynys Enlli Landscape of Outstanding Historic Interest designation and within the Llŷn West Special Landscape Area. Attention was drawn to an area of land measuring approximately 30 feet wide between the boundary of the existing Congl Meinciau estate and the start of the boundary of the new estate which was owned by someone else and was therefore a civil matter to be decided. This landowner's consent will be required to create access to the new housing along with the need for separate formal planning permission for the creation of a new estate road.

The officers continued to recommend that the application be rejected on the grounds that the information received was insufficient and despite the applicant's request for an extension of time to submit more information, it was considered that sufficient opportunity and time had already been granted. Although it was accepted that information had been received, the information was superficial without evidence to support it, and therefore the plan could not be fully assessed. No marketing assessment, mix and valuation evidence had been accepted; no evidence of justification of the proposal was received and the need had not been proven. Although an impact assessment was received, the information was still superficial without evidence of the local situation. A biodiversity assessment or transport and access details were not received. The basic requirements for submitting an application had not been met.

.b)   Taking advantage of the right to speak, the Local Member noted the following comments;

·        The Committee was encouraged to allow a deferral for another month

·        The applicant worked hard to try and seek additional information

·        Carrying out a site visit would be beneficial

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

RESOLVED ⁠TO REFUSE THE APPLICATION

Reasons:

.1.    This development would create an urban encroachment onto a greenfield site in open countryside and was not immediately adjacent to the development boundary. ⁠It was not considered that the proposal would complement or enhance the character and appearance of the site nor integrate with its surroundings and would not therefore create a reasonable extension to the settlement. The proposal is therefore contrary to the requirements of policies PCYFF 1, PCYFF 3, PS 5 and TAI 16 of the Anglesey and Gwynedd Joint Local Development Plan together with part 2.6 of Technical Advice Note 12: Design which states that design which is inappropriate in its context, or which fails to grasp opportunities to enhance the character, quality and function of an area, should not be accepted, as these have detrimental effects on existing communities.

.2.    Insufficient information and evidence have been included as part of the planning application to enable the Local Planning Authority to fully assess all necessary material planning considerations. In addition, there is inconsistent and misleading information in the documents submitted regarding the type and size of units to be developed from what was shown on the detailed plans. ⁠To enable a complete assessment of the proposal under the relevant policies of the Anglesey and Gwynedd Joint Local Development Plan 2011-2026, further information would be required on the following issues:

i.                 Evidence in the form of a formal market housing assessment proving the need for an affordable dwelling (Policy TAI 16) ⁠

ii.               Evidence of suitability of the housing mix and a valuation of the units

                              (Policies TAI 8 and TAI 15). ⁠

3.         Based on the submitted information, the Local Planning Authority has not been persuaded that the development would not cause significant harm to the character and balance of the Welsh language in the community and, therefore, the application is contrary to the requirements of policy PS1 of the Gwynedd and Anglesey Joint Local Development Plan together with the relevant requirements of the SPG Maintaining and Creating Distinctive and Sustainable Communities. ⁠

4.         Insufficient information has been included as part of the planning application to enable the Local Planning Authority to fully assess the effect of the proposal on local biodiversity.  Consequently, the proposal is deemed unacceptable and does not comply with the relevant requirements of policies PS 19 and AMG 5 of the Gwynedd and Anglesey Joint Local Development Plan and Chapter 6 of Planning Policy Wales.

5.         No details of sufficient access arrangements have been included as part of the application and therefore, it is not considered that the proposal meets the relevant requirements in terms of compliance with the relevant criteria of policies TRA 4 and PCYFF 3 of the Gwynedd and Anglesey Joint Local Development Plan which note the need for new developments to ensure acceptable access provision.