Agenda item

Construction of 8 dwellings (use class C3)

 

LOCAL MEMBER: Councillor Geraint Parry

 

Link to relevant background documents

DECISION: To delegate powers to the Head of the Environment Department to approve the application, subject to a 106 agreement for an affordable home and conditions relating to the following:

 

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

2.     In accordance with the plans

3.     Slates on the roof

4.     Materials 

5.     C3 use for all housing

6.     Welsh name for the housing estate and houses.

7.     Welsh and / or bilingual signs

8.     Construction work hours

9.     Capel Gwylfa date stone to be installed in accordance with the approved plan prior to occupation of the houses

10.  In accordance with the Land Contamination Inspection Report

11.  NRW condition relating to unsuspected pollution.

12.  Submit and agree on foul water drainage details.

13.  Transport Department (Welsh Government) conditions relating to the access and road safety.

14.  Landscaping work in accordance with the details submitted in the first planting season following occupation / completion of the development and replanting if any tree / hedge fails within 5 years.

15.  Bird and bat boxes to be installed in accordance with the Green Infrastructure Statement before the houses are first occupied.

 

Notes:

SuDS note

Refer to observations from Dŵr Cymru and the Transport Department (Welsh Government) - present

 

Construction of 8 dwellings (use class C3)

 

a)           The Professional Trainee – Planning highlighted that this was a full application for the construction of 8 dwellings with the aim of providing 1 affordable dwelling as part of the development, as well as 18 parking spaces within the site (2 for each property and an additional 2 for visitors). It was noted that the site was located within the development boundary of Blaenau Ffestiniog, and within a World Heritage Site and the Landscape of Outstanding Historic Interest. It was explained that the site was currently empty, with the buildings of the former garage demolished. To the north of the site lies a playing field, to the east there was a football field, to the west was the A470 trunk road and to the south the site bordered with a dwelling house.

 

The application was submitted to Committee as it was an application for 5 or more dwellings.

 

It was reported that the development was supported against the indicative supply level for Blaenau Ffestiniog. It was considered that the proposal was acceptable in terms of density and met the requirements of criterion (3) of Policy PCYFF 2 of the LDP. It was elaborated that it would be appropriate to impose a condition for the houses to be restricted to use class C3 only, namely dwelling-houses to be used as a sole or main residence.

 

It was considered that the mix and type of housing intended was acceptable and met local demand – the proposal was acceptable in terms of Policy TAI 8 and the SPG – Housing Mix. ⁠In accordance with Policy TAI 15, a 10% contribution of affordable homes was expected – 8 houses, therefore a 0.8 contribution of affordable units was expected. ⁠It was explained, when the requirement for affordable housing fell under 1 unit on the site, then the provision of an affordable unit would continue to be a priority where possible.  It was elaborated that the developer had confirmed that plot 1 in the plan would be offered as a site for an affordable dwelling. Consequently, providing this unit on the site would meet the requirements in terms of the number of affordable units.

 

In the context of the impact on the Welsh language, it was considered that the proposed development would have a neutral impact on the Welsh language. It was highlighted that Welsh names had been recommended for the estate in the Language and Community Statement and it was considered appropriate to impose a condition to ensure a Welsh name for the development in accordance with criterion 5 of Policy PS 1. 

 

Although there were a number of linear developments near the site, examples of housing estates of this type could be found in the area and an estate of the design in question was not considered to be out of character for the area. The proposal in question would offer a variety in the type and size of houses and it was considered that the setting, appearance, scale, height, and mass of the proposed dwellings would be suitable for the site.

 

Having considered all relevant planning matters, the officers recommended approving the application with conditions.⁠

 

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

·        The planning application was to construct 8 dwellings on the site of a former garage in Manod with an affordable element

·        The plan was suitable and responded to local needs – it brought social, economic and linguistic advantages to the area

·        The site, which was already empty, was located within the development boundary of Blaenau Ffestiniog. 

·        There was an intention to provide 8 modern homes with a practical internal layout which respected the character of the area, with the Stad yr Ysgol houses

·        There would be one affordable unit and every property would include 2 parking spaces, with additional spaces for visitors

·        One of the strengths of the scheme was the commitment to use Welsh names on the properties and to promote the Welsh language as a natural part of social life

·        A Language and Community Statement had been presented, and they intended to commit to respecting and reinforcing the area's Welsh identity

·        The development gave local contractors and construction workers an opportunity for work during the period of building the project which would mean local income, local jobs and the investment would stay in the community – this was essential in a deprived area like Blaenau Ffestiniog

·        ⁠The scheme addressed the local need for housing – it enabled young people and families to stay or return to the area – this helped to keep the local population alive and active.

·        The scheme supported Ysgol Gynradd Manod which welcomed the plan. By attracting families with young children, the scheme would contribute directly to the sustainability of the school – It offered a direct benefit to Welsh education in the community

·        Information from the Housing Strategic Unit proved the need for local housing – there was currently a lack of semi-detached homes in the area

·        The site was located next door to the playing field which was ideal for families

·        The scheme would bring many benefits to Manod – housing for local people, work for local contractors, support for the Welsh language, appropriate parking provision and a positive impact on the school and the community.

·        The scheme was balanced, responsible and socially beneficial – it complied with local planning guidelines and policies

 

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

·        This had been the Capel Gwylfa site before the garage

·        There were no strong local objections to the application

·        There was a need to keep to the Welsh names

·        There was sufficient capacity in the school for the children of the houses

·        Supportive of the application, but wished to see a condition to facilitate traffic issues near the entrance of the development

 

In response to a request for a condition, the Assistant Head of Department noted that the Trunk Road Agency had not objected to the application and as there was a trunk road here, the Agency would review the situation in terms of safety issues. It was suggested for the Planning Officers to directly contact the Agency and the Council's Transport Officers to discuss the matter and try to scope potential improvements. It was explained that this could not be conditioned but it would certainly be possible to hold discussions.

 

ch)    The approval of the application was proposed and seconded 

 

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

·        This was a development that would fill a plot of land in Manod

·        There would be no overlooking as there were playing fields bordering the development

 

RESOLVED: To delegate powers to the Head of Environment Department to approve the application, subject to a 106 agreement for an affordable dwelling and to conditions relating to the following:

 

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

2.            In accordance with the plans

3.            Slates on the roof

4.            Materials 

5.            C3 use for all housing

6.            Welsh name for the housing estate and houses.

7.            Welsh and / or bilingual signs

8.            Construction working hours

9.            Capel Gwylfa date stone to be installed in accordance with the approved plan prior to occupation of the houses.

10.          In accordance with the Land Contamination Inspection Report.

11.          NRW condition relating to unidentified contamination.

12.          Submit and agree on foul water drainage details.

13.          Transport Department (Welsh Government) conditions relating to the access and road safety.

14.          Landscaping work in accordance with the details submitted, in the first planting season following occupation / completion of the development and replanting if any tree / hedge fails within 5 years.

15.          Bird and bat boxes to be installed in accordance with the Green Infrastructure Statement before the houses are first occupied.

 

Notes:

SuDS note

Refer to observations from Dŵr Cymru and the Transport Department (Welsh Government) – submit.