Agenda item

Full planning application for 17 affordable dwellings, together with creating new vehicle access and an internal entrance road, closing 2 existing agricultural access points, creating new access to serve a new sub-station, extension works to Glanffynnon Road along with landscaping, drainage, and other related works.

 

LOCAL MEMBER: Councillor Beca Brown

 

Link to relevant background documents

DECISION: To approve with conditions and subject to a 106 agreement or unilateral agreement for securing an open space contribution

 

1.       Time

2.       In accordance with the plans

3.       Materials

4.       Affordable housing condition

5.       Highway conditions

6.       Biodiversity conditions

7.       Landscaping condition

9.       Removal of permitted development rights involving extensions and use

10.     Drainage matters.

11.     Building Control Plan

12.     Protection of the public footpath.

13.     Archaeological conditions

14.      Public Protection and SPEnergy Networks conditions

 

Notes:

Highways

Bat Licence

Natural Resources Wales

Welsh Water

Footpaths

SUDS

Major development

Land Drainage Unit

 

Full planning application for 17 affordable dwellings, together with the creation of new vehicular access and an internal access road, the closure of 2 existing agricultural access points, the creation of a new access to serve a new substation, extension works to Glanffynnon Road along with landscaping, drainage and other associated works.

 

Attention was drawn to the Late Observations Form

 

Some members had visited the site on 25-03-26

 

a)               The Planning Manager highlighted that this was a full application that included 5 two-bedroom two-storey houses, 4 two-bedroom bungalows, 6 three-bedroom two-storey houses, 1 four-bedroom bungalow and 1 five-bedroom two-storey house. The intention was to provide 100% affordable housing with a mix of social and intermediate rented tenure. The site was located outside, but abutted the Llanrug development boundary, with existing residential dwellings to the south, Glanffynnon Road to the west, an agricultural field and empty overgrown land to the east and residential houses to the north. It was proposed to maintain a 3-metre-wide easement between the development, and a watercourse running along the eastern boundary of the site, create an ecological corridor in the south eastern corner of the site and develop a water retention basin in the north and south corners of the site. The public footpath that went through the site would be protected.

 

Reference was made to the late observations received from the Community Council, which supported the application, as well as observations and confirmation from the Public Protection Service expressing that they had no objection, subject to imposing conditions to protect the residential amenities of nearby houses and those within the development. It was reiterated that SP Energy Networks had confirmed the need to discuss re-installing cables and for this to be imposed as a planning condition.

 

With the site located outside the development boundary, Members were reminded that all units were expected to be for local affordable need. For Llanrug, this was defined as people in need of an affordable house who had resided in the Village or in the surrounding rural area for a continuous period of 5 years or more, either immediately before submitting the application, or in the past. The rural area was defined in this case as a distance of 6km from the application site and the extent of any Community Council area bisected by the 6km distance but excluding properties within the development boundary of any settlement other than the settlement within which the application was located.

 

Evidence was submitted in the form of an Affordable Housing Statement and Evidence of Need and Allocation Strategy, referring to the need highlighted on the Social Housing and Tai Teg Register in Llanrug and Cwm y Glo. It was highlighted that Cwm y Glo was a village with a boundary located within 6km of Llanrug, and it was confirmed that there was no opportunity for a housing development to meet its own need.

 

It was confirmed that the combined need from the Tai Teg and Social Housing Register with a 5-year connection for Llanrug was 42, and the combined need for Cwm y Glo was 10 (whilst noting that the figure for Cwm y Glo could include duplication from the list for Llanrug). It was explained that the information showed how the development would provide for families that already lived in Llanrug, but in an unsuitably-sized house. On the basis of the information submitted as part of the application, it was considered that the need had been confirmed for the development, with the proposal forming a logical extension to the village.

 

In the context of visual amenities, the site was located on the outskirts of the village, and it was not considered that it would have a significant visual impact on the landscape and would suit the built context of the existing area and the rest of the village. Similarly, in the context of residential and general amenities, it was not considered that the proposal was likely to have a significant detrimental impact on nearby residents.

 

Reference was made to the vast correspondence received by local residents, raising concerns about the impact of the proposal on road safety. As a result, further information was received in the form of a Road Safety Audit from the applicant, as well as a plan that showed improvements such as widening the turning to the south of the site. It was reported that the Transportation Unit was happy with the improvements proposed, as well as the details of the technical matters which would be subject to an s278 agreement that was separate to the planning consent. Whilst the objections received regarding road and pedestrian safety, parking and increased traffic were acknowledged, the proposal was considered to be acceptable and complied with the requirements of policies PS4, TRA 2 and 4 of the LDP.

 

In the context of Biodiversity matters, it was noted that the Biodiversity Unit was satisfied with the proposal, subject to adhering to the landscaping plan and the mitigation and enhancement measures included in the surveys submitted as part of the application.

 

In the context of open spaces, it was explained, due to the size of the site, that the proposal would be expected to offer a suitable provision of open spaces. Although a provision had not been proposed on the site, the site's restrictions (informal open areas such as an existing public footpath and watercourse, the provision of an ecological corridor and SUDS provision), meant that it was not possible to provide an open play area and equipment within the site. As a result, and based on the need calculated, there would be a total contribution of £10,000 for the provision of a play area with equipment to be secured through a unilateral or 106 agreement.

 

Given all the Planning considerations, it was considered that the proposal as submitted was acceptable and satisfied the requirements of relevant policies. The Officers recommended to approve the application with conditions.

 

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

·        There was an intention to build 17 affordable homes

·        The development was a great opportunity to provide quality homes to fulfil the genuine local need and contribute to the housing crisis community's sustainable future

·        There would be 11 homes on social rent and 6 on intermediate rent to meet the local need

·        Should the application be approved, Adra would adopt a Local Allocation Policy that would ensure that residents in housing need, who had a connection of five years or longer with the Community Council, would be eligible for the homes

·        Over 400 had expressed an interest in living in Llanrug, with a minimum of 42 eligible for the development without duplications - with a proven housing need and a connection of over 5 years to the Community Council

·        A real opportunity to transform the lives of 17 local households 

·        A scheme that offered safe, modern, energy-efficient homes and provide local families the opportunity to have long-term stability

·        A consultation process had been conducted where there was a successful open evening with the local community, and the names of 50 residents were received on the night

·        The application complied with local and national policies

·        The Transportation Unit was happy with the application and the safety assessment submitted

·        Adra had responded to the local concerns by committing to widen the road in front of the site and make it safer and more sustainable

·        A suitable footpath would be created to connect the development with the rest of the village, and there was willingness to work with the Highways Department to ensure measures to light the footpath

·        The site was sustainable, suitable and complied with strategies

·        By adopting a Local Allocation Policy that would prioritise local households, the homes would likely be allocated to Welsh-speaking households, and from the experience of previous developments and clear evidence, it was noted that 89% could speak Welsh in a development in Pwllheli, 94% in Dinas and 94% in Bethel - these were very positive results

·        It was an opportunity to provide high-quality affordable homes to local people and respond to the local need that was clearly evidenced

·        The Committee was encouraged to support the application for the benefit of 17 local families.

 

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

·        Being able to live in a safe, warm and suitable home should be a basic human right for everyone, but there were too many in the County and the Llanrug area who still had no home - some had been waiting for much too long on the housing waiting list

·        There were many reasons why people were not able to have a house, and not having a house or a suitable house caused stress for people - hearing stories could be very heartbreaking

·        There was no doubt that there was demand for housing in Llanrug and the busyness of the open evening had highlighted that

·        Concerns had been expressed about traffic, the tight corner near the site, the possible loss of biodiversity and the pressures of drainage capacity in this area of the village. However, the commitment to widen the road and put a safe footpath to the school was welcomed and that additional information had been shared in response to enquiries about details had alleviated concerns

·        In the context of Language - it was fair to say that Llanrug was the most Welsh village in the World, and the wish was for Llanrug to keep the title, whilst also wishing that other villages challenged them for the title, so that the Welsh language gained strength everywhere

·        It was now known that new housing estates in areas around Caernarfon town was often more Welsh than the communities that they were a part of

·        We often hear about the right to live at home, and one way of keeping that Welshness, like in Llanrug, was to create conditions that allowed the area's young people to stay in their communities or return to them after a period away

·        Understood people's discomfort in seeing their villages changing and expanding as more houses were erected

·        She supported Llanrug Community Council's observations which noted that there would be a need to mitigate the potential negative impact of the houses

·        Like the Community Council, was supportive of the plan, and was happy thinking about the local people who would have a suitable, warm and safe home after waiting for something that so many people took for granted

 

ch)       The approval of the application was proposed and seconded

 

RESOLVED: To approve with conditions and subject to a 106 agreement or unilateral agreement for securing open space contribution

 

1.         Time

2.         In accordance with the plans

3.         Materials

4.         Affordable housing condition

5.         Highway conditions

6.         Biodiversity conditions

7.         Landscaping condition

9.         Removal of permitted development rights involving extensions and use

10.       Drainage matters

11.       Building Control Plan

12.       Protection of the public footpath

13.       Archaeological conditions

14.       SPEnergy Networks and Public Protection Conditions

 

Notes:

Highways

Bat Licence

Natural Resources Wales

Welsh Water

Footpaths

SUDS

Major Development

Land Drainage Unit