Agenda item

Proposed development for the change of use of the former Waterloo Inn Public House (A3 use) and part of the former WH Smiths & USC units (ancillary A1 use) to form 13 no. self-contained residential flats (C3 use) along with internal alterations and reconfiguration to combine two existing retail units to provide stalls for retail purposes on the ground floor.

 

LOCAL MEMBERS: Councillor Dylan Fernley and Councillor Nigel Pickavance

 

Link to relevant background documents

 

DECISION: To approve subject to conditions:

1.         Time - Five years

2.         In accordance with the plans 

3.         Restrict the use class to C3 residential dwellings only

4.         Restrict the construction hours

5.         The objectives of the Green Infrastructure Statement must be implemented

6.         Affordable housing condition

7.         Welsh name

 

Note: Dŵr Cymru

 

Proposed development for the change of use of the former Waterloo Inn Public House (A3 use) and part of the former WH Smiths & USC units (ancillary A1 use) to form 13 self-contained residential flats (C3 use) along with internal alterations and reconfiguration to combine two existing retail units to provide stalls for retail purposes on the ground floor.

 

a)     The Senior Planning Officer highlighted that it was a full application for a property located within the boundary of the Sub-Regional Centre and therefore the principle of developing the site had to be considered against Policy TAI 1 of the LDP. It was reported that the indicative housing supply level for Bangor over the LDP period was 969 units. During the period between 2011 and 2025, it was noted that a total of 821 units had been completed in the city and the windfall land bank i.e. sites with extant planning permission on sites not designated for housing, stood at 164 units in April 2025. While the provision was already being addressed through the sites in the land bank, in such circumstances consideration would be given to the units that had been completed thus far within the Main Centres tier. Policy PS 17 of the LDP stated that 53% of housing growth would be located within the Sub-Regional Centre and Urban Service Centres with a shortfall of 135 units in terms of windfall provision within this tier.

 

By adding 13 residential units to the housing stock, this development would help to contribute towards the LDP's housing targets in a way that responded positively to the requirements of the local housing market and, therefore, it was believed that the proposal could be accepted under TAI 1 and PS 17 of the LDP. It was noted that Policy TAI 9 of the LDP approved the sub-division of existing properties into self-contained flats provided they conformed to a number of criteria discussed in the report. It was believed that the proposal was acceptable based on the requirements of Policy TAI 9.

 

Reference was made to the Housing Mix assessment, which was part of the Welsh Language Impact Assessment submitted, which noted that the projections of the Gwynedd Local Housing Market Assessment 2018-2023 showed a continuous growth in the number of 1 and 2 people households against a consistent shortage of suitable property. It was highlighted that the assessment indicated that while there was good provision for the student accommodation market in Bangor, there was a significant shortage in the young professionals' market for high-quality units. It was considered that sufficient evidence had been submitted that there was a local demand for the size and type of units proposed here and, therefore, that the housing mix was appropriate and complied with policy TAI 8.

 

The site was located in a mixed-use area, which included residential uses as well as commercial and business uses. It was not considered that there would be a significant impact on the residential amenities of nearby properties in terms of over-looking or loss of privacy. Following a conversation with the Conservation Officer and amendments to the plans, it was concluded that the development would not be detrimental to the built quality of the Conservation Area and therefore, it was acceptable under policy AT 1. While concerns had been raised by the Public Protection Service regarding the potential impact of noise on residents, it was noted that ensuring adequate insulation was a matter for Building Control. Given the mixed nature of the area, it was not considered that general noise levels were unacceptable, and any incidents of unusual noise would be treated as a nuisance; it was considered that the proposal was acceptable in terms of residential amenities and complied with policies PCYFF 2, PCYFF 3 and TAI 9 of the LDP.

 

Although there was no provision for on-site parking, the proposal was considered acceptable given its central location, accessibility to alternative transport and adjacent parking provision and therefore, it complied with policies TRA 2 and TRA 4. The building was located in Bangor City centre and within a site that could be described as sustainable; Bangor bus station was within a 5 minute walk of the site with a frequent public transport service, shops were within comfortable walking distance of the site and the train station was approximately 10-15 minutes walking distance which was also served by public transport and taxis; the proposal complied with the requirements of Policies PS 4 and PS 5 of the LDP.

 

Reference was made to Policy TAI 15 which assessed the provision of affordable housing for developments of two or more units in Bangor, and in this case, three affordable units out of a total of 13 would be required. However, given the size and value of the flats, their prices were not expected to rise out of the reach of local residents and all the flats would be "affordable by design", but it was noted that there was an intention to impose a condition to ensure three affordable units in case there was a change in market values, in compliance with Policy TAI 15.

 

With the development being one for more than 10 living units, a Language Impact Assessment was submitted to support the application. It was considered that the proposal would have a neutral linguistic effect, by meeting local demand for flats and the needs of the community.  With appropriate conditions, it was considered that the application would meet the requirements of Policy PS 1 of the LDP.

 

The site was located within the boundary of Bangor City Centre and the Main Shopping Area and national and local policies seek to protect and enhance the vitality and viability of town centres and their retail, service and social functions. In this case, commercial use would continue on the ground floor, retaining an active front facing shop window. It was not considered that the development would undermine the role of the Town Centre as it would carry out business activity that would contribute to the viability of the high street; the application was acceptable under the requirements of policies PS 15, MAN 1 and MAN 2 as they related to the protection of the role of town centre retail.

 

It was considered that the proposed use was acceptable and would not impair the area's character or cause unacceptable harm to amenities. It was recommended that the application be approved with conditions.

 

b)     It was proposed and seconded to approve the application.

 

c)     Taking advantage of the right to speak, an agent on behalf of the applicant noted the following observations:

·        The flats responded to the need for self-sufficient dwellings.

·        The retail units and pub had been marketed since 2022 - there had been no interest or viewings to the pub.

·        It would be good to get the building back into use - it would add to the vibrancy of the high street and the city centre.

·        The proposal offered 1-, 2- and 3-bedroom mixed units.

·        Good links with employment, amenities, shops and public transport.

·        Three affordable units were proposed in accordance with policy requirements.

·        Multi-agency units would not be self-sustaining.

·        It would meet the need for housing locally.

·        The retail units on the ground floor would be smaller and affordable.

·        A local consultation had been carried out - there were no objections to the proposal, subject to conditions.

·        Research had been received which examined the loss of community properties and large retail units.

·        A positive investment for the city.

 

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

·        Disappointed that an iconic pub was closing in the County.

·        The high street was fast becoming a street of bed-sits.

·        The proposal was an acceptable use of a vacant building – flats and protected a retail site.

·        There was a need to regenerate the High Street.

 

In response to a question about a lack of response again from Bangor City Council, the Assistant Head of Department stated that he had contacted Bangor City Council directly noting the Committee's concern that the City Council was not offering a response to planning applications in the city. He highlighted that he had not received a response to his request and added that while there were no legal implications for offering comments, he stated that if the Committee wished him to contact again, that he would be happy to do so.

 

In response to a question about concerns that there was insufficient information in the report about the pub's viability, and it was sad to see another pub closing in the County, it was noted that the pub had closed since 2022 and that evidence of the pub's marketing had been included in the report.

 

In response to a question regarding black plates (x5) which appeared to provide structure and maintenance to the building, it was noted that the application did not state that they were retained or not, but that this would be an issue to be considered as a safety issue by building control.

 

RESOLVED: To approve subject to conditions:

 

1.            Time - Five years.

2.            In accordance with the plans. 

3.            Restrict the use class to C3 residential dwellings only.

4.            Restrict the construction hours.

5.            The objectives of the Green Infrastructure Statement must be implemented.

6.            Affordable housing condition

7.            Welsh name

 

Note:

Welsh Water

Assistant Head of Department to contact Bangor City Council again.