Agenda item

Full application for the Erection of 8. No. Affordable Dwellings (exception site) and Associated Development to include creation of vehicular access, estate road, landscaping and sustainable surface water drainage area.

 

LOCAL MEMBER: Councillor Gareth Williams

 

Link to relevant background documents

DECISION: To defer a decision and conduct a site visit.

 

Reason:  To assess the impact of the proposal on the amenities of the neighbouring residents.

 

Full application for the erection of eight affordable dwellings (exception site) and associated developments to include creation of a vehicular access, estate road, landscaping and a sustainable surface water drainage area. 

 

            Attention was drawn to the late observations form.

 

a)               The Planning Manager highlighted that the proposal includes the construction of three 2-bedroom bungalows, four 3-bedroom two-storey houses and one 4-bedroom two-storey houses all to be finished with a mix of render, stone and wood cladding on the walls and a natural slate roof. It was added that an existing natural 'clawdd' to the front of the site was to be relocated to the northern boundary of the site with new hedges to be planted on the remaining site boundaries.

 

It was reported that the site of the proposed development is presently open agricultural land with boundaries predominantly natural hedges with adjacent residential dwellings to the north, west and southerly direction with various elevations in terms of design, form and finishes. The entire site is outside the current development boundary of the village of Aberdaron and is therefore in open countryside. The western and southern boundary of the proposed site partly abut the current development boundary. The class 3 public road is situated adjacent to the western boundary and what would be the front of the site with access and a right of way into agricultural lands that runs along the land's northern boundary. The site is within the Llŷn AONB and the Llŷn and Ynys Enlli Landscape of Outstanding Historic Interest designations and within a 500m zone from a scheduled monument.

 

It was explained that the village of Aberdaron is defined as a rural/coastal village in the LDP with approximately 95 houses and a few facilities within the current development boundary. Based on the settlement size a development of this scale would mean a growth of 7.6% to the settlement, however, we must bear in mind that recent permission was granted for another exception site for 5 units in this settlement. 

 

With the site located outside the development boundary all units were expected to be for local affordable need. For Aberdaron this is defined as people who are in need of affordable housing and who have lived within the Village, or in the surrounding rural area for five years or more, either immediately before submitting an application or in the past. A 'rural area' has been defined in this case as a distance of 6km from the application site and the whole of the area of any Community Council divided by the 6km distance, excluding properties within the development boundary of any settlement other than the settlement within which the application is located.

 

Evidence was submitted in the form of a Housing and Affordable Housing Needs Statement which refers to a need highlighted on the Social Housing and Tai Teg Register in Aberdaron and the village of Rhiw, stating that Rhiw is located within 6km east of Aberdaron and is not included as a designated settlement, including as a cluster, and therefore it is not possible to provide any new housing development within the settlement. The combined data from the Social Housing and Tai Teg Register for Aberdaron and Rhiw was confirmed, and consideration had been given to the contribution that a recently approved application for 5 self-build units would offer to the area.

 

The proposal would provide a neutral scheme in terms of tenure; offers a mix of social rented housing, intermediate affordable rental housing and shared ownership to be able to meet a wide range of need and enable households to move from rented to shared ownership as their circumstances change. This will offer a completely different local affordable provision to what has already been allowed on another site on the outskirts of the village such as the recent 5-unit self-build scheme. Based on the information submitted as part of the application it was considered that the need had been confirmed for the development, with the proposal to form a logical extension to the village.

 

The site is located within the AONB, and although it was recognised as an exclusion site and extending out into agricultural open land, it was not considered that it would have a visual adverse impact and would suit the built context of the existing area and the rest of the village. In the context of general and residential amenities, following a full assessment, the proposal was considered to be designed to minimise any impact on neighbouring properties, and was therefore acceptable.

 

Attention was drawn to the comments of the Biodiversity Unit, and the potential impact of pollution reaching the Pen Llŷn and Sarnau Special Area of Conservation. It was noted that the issue had received relevant attention, and as a result of imposing pollution control measures during the building works and of the sustainable drainage area, it was not considered that the proposal would have a significant impact on the characteristics of the Special Area of Conservation.

 

It was reiterated that issues of drainage, transport, and language had been addressed and were acceptable subject to relevant planning conditions. It was considered that the proposal complied with the requirements of local and national policies and therefore it was recommended that the application be granted subject to the imposing relevant conditions.

 

b)               Taking advantage of the right to speak, the applicant’s Agent noted the following observations:

·      That the application would provide eight affordable homes being led by Grŵp Cynefin with the support of Cyngor Gwynedd to address the Gwynedd Housing Strategy.

·      Consultation had taken place.

·      That the scheme was acceptable.

·      Meetings had been held with the Community Council and the County Council.

·      The scheme complied with local and national policies.

·      No objection had been received from the Highways Unit.

·      Attention had been given to the public footpath.

·      That the Strategic Housing Unit highlighted that the scheme meets the need.

·      The proposal would have a positive impact on the language – likely to appeal to Welsh speakers who have responded to the local demand.

 

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

·        That the village is rural.

·        There was a lot of opposition to the application locally.

·        That the proposal was an over-development – the original proposal was for five houses – this suited the site better.

·        The proposal would have an impact on the neighbours at Y Ddôl - it was the nearest property to the site. Looking at the plan, the largest house within the development would overlook Y Ddôl. Frustration that there was a lack of consultation about the design and layout of the development.

·        Despite discussion with the applicant regarding an amendment to place the two bungalows to the rear of Y Ddôl, it was disappointing that there was no change to the plan.

·        Despite the number of trees in the plans, trees are rare - the Deunant area is vulnerable to inclement weather and trees are rarely allowed to grow.

·        Suggested that the Committee visit the site before coming to a decision - this would provide a better context than a photograph in a report.

·        With the housing being social and funded by a Welsh Government grant, it was therefore difficult for the Council to oppose.

·        That an application by a local person to build six houses outside the development boundary had been refused - lack of consistency.

·        Was there a genuine need for these houses? According to the report there are 14 families on the list – this was a high figure and was questioned locally.

·        That rules needed to be adjusted so that Local Members had access to the waiting list.

·        That the Committee needed to consider the concerns of the Community Council and the residents of the village.

 

d)               It was proposed and seconded to conduct a site visit to assess the impact on residential amenities.

 

In response to a question as to whether an individual expert survey had been completed by a rural housing facilitator for the development, it was stated that it would be the responsibility of the applicant to request such a survey. It was reiterated that an individual survey was not necessary, and that the information and evidence of the Strategic Housing Unit had confirmed that the need existed. In response, it was noted that data and evidence need to be provided in reports and not just opinions. Suitable and appropriate information must be included to highlight the need locally.

 

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

·         Complete data appropriateness was relevant.

·         That the actual need must be fully considered.

·         That there was an inconsistency in the wording of the 'size' of the development – clear assurance was needed.

·         A drop in numbers at Ysgol Botwnnog highlighted that young people were leaving the area.

 

RESOLVED:  To defer a decision and conduct an inspection site visit.

Reason: To assess the impact of the proposal on the amenities of the nearby residents.