Agenda item

Erection of residential dwelling houses including access 

 

LOCAL MEMBER: Councillor Elin Hywel

 

Link to relevant background documents

 

DECISION: To delegate powers to the Head of the Environment Department to approve the application, subject to receiving the observations of the Gwynedd Archaeological Planning Service and to conditions:

 

1.     The time in terms of the commencement of the development

2.     The time in terms of submitting the reserved matters application

3.     Submission of a reserved matters application for the layout, scale, appearance and landscaping 

4.     In accordance with the plans

5.     Slates on the roof

6.     Materials 

7.     C3 use for all housing 

8.     Welsh name for the housing estate and houses

9.     Welsh and / or bilingual signs

10.  Submission and agreement of an Environmental Buildings Management Plan / Construction Method Statement.

11.  Construction work hours 

12.  Noise levels and reduction of noise and vibration during the construction period

13.  In accordance with the Transport Assessment.

14.  Entrance to be completed in accordance with the plans.

15.  Highways conditions in terms of completing the road work and pavements of the estate together with the street lighting.

16.  Parking

17.  Prevention of surface water from discharging onto the highway

18.  In accordance with the Ecological Survey Report.

19.  External lighting plan 

20.  Submission and agreement of a Management Plan for woodland 

21.  Condition to complete landscaping work as agreed in the landscaping details. 

22.  In accordance with the Arboriculture Report

23.  Dŵr Cymru/Welsh Water condition to undertake a hydraulic modelling assessment prior to the commencement of the development

24.  No surface water / land drainage to connect with the public sewer.

25.  Ensure  acceptable noise levels of the proposed houses

26.  Submit and agree upon a noise insulation plan

27.  Submission and agreement of a suitable acoustic fence details for the gardens 

28.  Development to be undertaken in accordance with the noise assessment. 

29.  Archaeological conditions 

30.  Condition to submit and agree on details to provide 30% of affordable homes.

31.  Removal of permitted development rights for the affordable homes in terms of extensions, outbuildings etc.

32.  Agree and provide details of how open space is intended to be provided as part of the development.

 

Notes:

Major Development Note

SuDS note

Refer to Dŵr Cymru comments

Street Works Note

Fire Service observations note

 

 

Application for the construction of residential dwelling houses including access 

 

Attention was drawn to the late observations form 

 

a.                The Planning Manager highlighted that this was an outline application for a residential development of 24 houses in Pwllheli on a plot of land to the east of the Aldi supermarket site. ⁠Members were reminded that the Planning Committee's decision at the end of March 2025 had been to refuse the application contrary to officers' recommendation due to the lack of affordable housing, lack of information about the housing mix / balance and the harmful impact on the Welsh language. In accordance with the instruction of the Assistant Head of Environment Department, as there was a significant risk to the Council in respect of the intention to refuse the application contrary to the recommendation, the application was referred to a cooling off period. 

 

It was reported that the application had now been amended to include 30% of affordable housing and was therefore being re-submitted to the Council for further consideration based on the changes.⁠ 

 

It was noted, although detailed plans and landscaping were not part of the application, that there was a need to consider the principle of the proposal, as well as the access details – should the application be approved, the applicant would be required to submit another application to agree on the reserved matters. 

 

In the context of the principle of the development, it was expressed that developing houses on the site was acceptable as the land was within the development boundary of Pwllheli and had been earmarked for residential development within the LDP. It was considered that the proposed development density was acceptable given the levels of the site, but there was a need to protect biodiversity and provide a sustainable drainage system and an open play area. 

 

It was explained, from the perspective of Pwllheli housing figures, that the proposal was acceptable due to the designation of the site for houses where there was an expectation of 150 new houses, although accepting that 150 would not be possible due to the physical constraints of the site and the presence of the Aldi supermarket. Attention was drawn to Policy TAI 15 which required an affordable housing contribution on residential developments of two or more units. A contribution of 30% was required for Pwllheli and this provision was now being offered – 30% for this development was equivalent to 7.2 units and was in accordance with the Supplementary Planning Guidance – Affordable Housing, this would mean providing 7 affordable units and a commuted sum for the remaining 0.2, or providing 8 affordable units. 

 

It was elaborated that the applicant had noted that they hoped a registered social landlord (RSL) and/or a housing developer/builder would be involved in the development by the time a reserved matters application was submitted and that this could offer a way forward in providing affordable housing through the possible support of a development grant from the Welsh Government; with the proposal now proposing to provide 30% of affordable housing, it was considered that the proposal was acceptable in terms of Policy TAI 15 of the LDP. 

 

It was highlighted that there was an intention to set a condition to ensure that all the units were dwelling houses to be used as sole or primary residences, namely C3 use. It was elaborated, whilst realising either way that there was no guarantee that the houses would be occupied by Welsh families, the fact that they would be permanent housing would mean that families occupying them would be integrated into the local community with the children attending local schools that provided education through the medium of Welsh. It was acknowledged that there was sufficient capacity within local schools to cope with additional children that would live in the houses. 

 

Reference was made to the Welsh Language Statement which noted that there would be a Welsh name for the houses and there was an intention to use bilingual signs and advertising (this could be conditioned). 

 

In the context of visual impact, it was noted that the site was located in a dip and therefore it was considered that the visual impact would only be locally, and it would be unlikely to have an impact on the wider landscape. Additionally, the houses would be located near the Aldi supermarket with houses within close vicinity and they therefore formed a logical extension to the settlement. 

 

In the context of residential amenities, due to the location of the site in relation to other dwellings in the area, as well as the land levels, it was unlikely that the development would impact residential amenities, but reference was made to the impact of other developments, as well as the impact of the road on the occupiers of the new houses from the perspective of noise and disturbance. It was elaborated that a noise assessment had been submitted as part of the application and the Public Protection Unit was happy to impose conditions to protect the amenities of the houses' residents. 

 

Attention was drawn to the details of the access which were in accordance with the details approved as part of the Aldi application, and the Transportation Unit was keen to impose conditions to ensure that the work was completed. It was elaborated that it would be a requirement for the applicant to commit to a Section 278 agreement with the Council to include matters such as reviewing the speed limit, introducing street lighting, construction of cycle path/footways, installing bus stops and crossings. It was also noted that conditions could be imposed to ensure archaeological investigations, biodiversity improvement and mitigation measures and a land drainage plan. 

 

The officers recommended to approve the application with conditions. 

 

b.         Taking advantage of the right to speak, the Agent noted the following observations; 

·                  The application was returning to the committee following a cooling off period as a result of concerns about the lack of affordable housing in the original proposal 

·                  Follow-up discussions had been held with the planning officers and the Local Member 

·                  An outline application was being submitted to agree on amending the original application to include affordable housing. There was only an estimation of the number of units within the site, but there would be an agreement to present more information in the future 

·                  The possibility that a Housing Association would be responsible for the development in the future was noted, as they would be able to offer wider options and attract grants to address the costs 

·                  There would be more information when the Housing Association and the developer were part of the proposal 

·                  That the application to revise a plan to provide affordable housing complied with Policy Tai 15 

 

c.          Taking advantage of the right to speak, the Local Member made the following observations; 

·                  That she appreciated discussions with the agent during the cooling off period 

·                  Although 30% was the minimum of affordable housing here, the application, despite being an outline application, opened discussions for more housing which would respond to the need in the local community 

·                  Land was in short supply in Pwllheli and although there were many houses for sale in the town, there was a genuine need for the right houses to respond to the need 

·                  There was good economy, work and services in the town and therefore there was a need for suitable housing in the community 

·                  She encouraged the Committee to accept this application, keeping an eye out for a full application in the future – the application must respond to the needs of the community and consider the impact on the language, the population and the housing market 

 

d.         It was proposed and seconded to approve the application 

 

e.         During the ensuing discussion, the following observations were made by Members: 

·                  That several houses were for sale in the town and the wider area – constructing more would not help the situation. A suggestion to delay building houses and assist those who were trying to sell 

 

·                  Welcomed the development 

·                  Welcomed the affordable housing condition 

 

In response to a question about who would then decide on the full details should the outline application be approved, it was noted that a full application or an application to approve reserved matters would be submitted for the Committee's decision. This would include the size and type of houses and how they would address the need. 

 

In response to a question regarding why a 106 condition had not been included in the conditions list, it was noted that that needed to be agreed: should a Housing Association be responsible for the development, they could discharge the condition, but should a private developer be responsible, a 106 condition would have to be implemented before discharging the condition. 

 

RESOLVED: To delegate powers to the Head of Environment Department to approve the application, subject to receiving the observations of the Gwynedd Archaeological Planning Service and to conditions. 

 

1.               The time in terms of the commencement of the development 

2.               The time in terms of submitting the reserved matters application 

3.              Submission of a reserved matters application for the layout, scale, appearance and landscaping  

4.               In accordance with the plans 

5.               Slates on the roof 

6.               Materials  

7.               C3 use for all housing  

8.               Welsh name for the housing estate and houses 

9.               Welsh and / or bilingual signs 

10.            Submission and agreement of a Construction Environmental Management Plan / Construction Method Statement 

11.            Construction working hours  

12.            Noise levels and reduction of noise and vibration during the construction period 

13.            In accordance with the Transport Assessment. 

14.            Entrance to be completed in accordance with the plans. 

15.            Highways conditions with regard to completing the estate road and pavements together with the street lighting 

16.            Parking 

17.            Prevention of surface water from discharging onto the highway 

18.            In accordance with the Ecological Survey Report 

19.            External lighting scheme  

20.            Submission and agreement of a Management Plan for the woodland  

21.           A condition to complete landscaping work as agreed in the landscaping details.  

22.            In accordance with the Arboriculture Report 

23.            Welsh Water condition to undertake a hydraulic modelling assessment prior to the commencement of the development 

24.            No surface water / land drainage to connect with the public sewer 

25.            Ensure acceptable noise levels in the proposed dwellings 

26.            Submit and agree upon a noise insulation plan 

27.            Submission and agreement of details of a suitable acoustic fence for the gardens  

28.            Development to be undertaken in accordance with the noise assessment.  

29.            Archaeological conditions  

30.            Condition to submit and agree on details to provide 30% affordable                    dwellings 

31.            Removal of permitted development rights for the affordable dwellings in terms of extensions, outbuildings etc 

32.            Agree and submit details of how open space is intended to be provided as part of the development 

 

Notes- 

1.               Major development 

2.               SuDS 

3.               Refer to Dŵr Cymru comments 

4.               Street Works 

5.               Fire Service observations note