Agenda item

Conversion of building to 14 flats

LOCAL MEMBER: Councillor Elfed Wyn ap Elwyn

Link to relevant background documents

DECISION: To refuse in line with the recommendation

Reason:

No sufficient or current information have been submitted with this application to assess the proposal against the requirements of policies PS1, TAI 15 and PS19 Supplementary Planning Guidance: Maintaining and Creating Distinctive and Sustainable Communities and Chapter 6 of Planning Policy Wales (PPW), which deals with the impact on the Welsh language, provision of affordable housing, green infrastructure and the net benefit to biodiversity.

Conversion of building into 14 flats   

a)     The Planning Manager highlighted that it was a full application for change of use and conversion of a building into 14 flats which would include eight one-bedroom flats and six two-bedroom flats creating three new windows to the side facing the railway, closing one opening facing the high street and creating six new openings to face the adjacent church.

It was explained that a decision on the application had been deferred in the Planning Committee in July 2019 following the receipt of the Language Unit's observations which stated that there was a lack of information, and to discuss with the applicant to try to understand the linguistic situation in the context of the application. It was noted that a Language Impact Assessment, a Design and Access Statement and an amended Viability Assessment were submitted in 2020, and following this the building was listed as a Grade II building by CADW in June 2021.  It was added that officers had sought an update and current information for the application, but no response had been received.

In the context of current housing figures, it was noted that the application could be supported on the basis of the indicative supply level for Blaenau Ffestiniog along with the acceptable mix of units that met the need locally. It was explained that as this proposed development would not involve a greater provision than the indicative housing provision determined for the settlement, a Welsh Language Statement was not required. However, a statement was submitted with the application and a Language Impact Assessment submitted later on. The Policy stated that a statement was required for a development of five or more units, unless it addressed evidence of need and demand for housing. At the time concern was expressed about the type of units, the mix and the linguistic impact but due to the time that had now elapsed, there was no up-to-date information to assess the proposal against the requirements of policy PS1, and therefore it could not be confirmed whether the intention would comply with the policy or the SPG.

In the context of Policy TAI 15 which outlined the requirements for the provision of affordable housing to be at least 10% of the proposal, a minimum of one unit would be required to be affordable. The application was originally accompanied by a Financial Viability Assessment, along with a later amended version justifying the lack of affordable unit provision. However, due to the time that had elapsed since the previous assessments the proposal could not be accurately assessed against the requirements of the TAI 15 policy as the information was no longer current nor had it considered the listed status of the building.

An update to Chapter 6 of Planning Policy Wales (PPW), which dealt with green infrastructure and the net benefit to biodiversity and required all planning applications to submit a Green Infrastructure Statement, was highlighted. It was noted that no such Statement had been submitted as part of the application, and because of the lack of response from the application's agent, the officers had not requested the information; without the information it could not be ensured that the proposal complied with the requirements of PPW or policy PS19. In addition, given the listed status of the building, and the fact that there was little land around the site, opportunities to provide improvements to biodiversity were considered to be very limited. As a result, it was not considered appropriate to impose a condition as it might not be possible to propose enhancements.

It was considered that the applicants had been given sufficient time to modify the application and despite the attempts of officers, there had been no progress. The officers recommended that the application be refused on grounds of lack of up-to-date information to assess the proposal.

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

·        He agreed with the officers' recommendation to refuse the application

·        He agreed with the concerns of Blaenau Ffestiniog Town Council

·        There was insufficient consideration for the Welsh language in the application

·        There were insufficient parking spaces for the proposal – parking was already a problem in the area

·        The building had a history – there were strong feelings locally that it needed to be protected, but this development was not the answer

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

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

·        There was insufficient information to assess the proposal

·        Regret at the condition of the building - something needed to be done to protect it

·        The design was acceptable

·        This was another historic old building that was dilapidated

RESOLVED: To refuse in accordance with the recommendation.

Reason: 

No sufficient or current information had been submitted with this application to assess the proposal against the requirements of policies PS1, TAI 15 and PS19 of the Supplementary Planning Guidance: Maintaining and Creating Distinctive and Sustainable Communities and Chapter 6 of Planning Policy Wales (PPW), which deals with the impact on the Welsh language, provision of affordable housing, green infrastructure and the net benefit to biodiversity.

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Following the recent appointment of Keira Sweenie as Director of Planning and Partnerships of Eryri National Park, the Chair took the opportunity to thank Keira for her service, advice and unstinting support to the Planning Committee. Best wishes were extended to her in her new post.