Outline application with some matters reserved for the erection of 11 dwellings, construction of a new access and estate road, and provision of public open space
Local Member: Councillor Gareth Griffith
Link to relevant background documents
Minutes:
Outline application, with some reserved matters,
for constructing 11 new dwellings together
with the creation of a new vehicular access
and estate road and the provision
of public open land.
(a) The Senior Development Control Officer expanded upon the background to the application stating that this was an
outline planning application to construct 11 houses, create a vehicular entrance and estate road
as well as to provide public open space with
some matters reserved to be included in a detailed application
on reserved matters (should the outline planning application be allowed). The only matter that
formed part of this outline application
was the proposed access and the reserved matters relating to landscaping, elevations, layout and scale.
It was noted that the main consideration were policies C1 - Locating a New Development and policy CH7 - affordable houses on a rural exception
site directly on the outskirts of villages and local
centres. It was explained that this site abutted
the development boundary that ran parallel to Beach Road and in this
respect, the site could be a rural exception site. Nevertheless, the policy allowed developments for affordable houses only, where
the need has been proved, but
it was highlighted that the intention here was to propose three affordable houses only, which
was contrary to policy CH7.
In terms of transportation and access, the Transportation Unit
had recommended that the applicant submit a Traffic Impact Assessment, because the proposal would add significantly to the level of traffic along Beach Road. Also, the Unit
had raised concerns regarding the location of the proposed access due to the surgery access nearby and
the concern that the use of one entrance
could affect visibility when using the other. Consequently, it is believed that the information and evidence submitted by the applicant is insufficient in order to confirm that the proposal is acceptable on grounds
of road safety. The proposal was, therefore, contrary to the requirements of Policies A1 and CH33 of the GUDP.
Attention was drawn to CADW's concern about the lack of appropriate assessment of the effect of the development on a scheduled ancient monument.
It was considered that the proposal was not acceptable based on the principle of providing open market housing beyond the development boundary and that
lack of information prevented a full assessment of the development.
(b)
The main following points were raised by the local
member (not a member of this Planning Committee):
·
That he objected the application
·
That a similar
application had been submitted in April
2015 - some changes had been made to the proposed application, but despite being
different, the policies had
not changed
·
The site is outside the development boundary.
·
Additional Information, necessary but not submitted
·
To draw attention to the reasons for refusal in the
report
(c)
It was proposed and seconded to refuse the application in accordance with
the recommendation.
(ch) During the ensuing discussion,
the following main observations were noted:
·
The proposal
was contrary to several policies
·
The site was outside the development boundary
·
An insufficient number of affordable houses were
being offered as part of the proposal
RESOLVED To refuse the application in accordance with
the recommendation.
Reasons:
The proposal is
unacceptable in principle as there is no intention to provide affordable
housing exclusively on the site, contrary to policy CH7. It is not considered
that the proposal forms a reasonable extension to the village due to its
location and its visual impact, contrary to the requirements of policy CH7 and
B23. The proposal is also contrary to policy C1 as there is no other policy
within the Gwynedd Unitary Development Plan which allows open market housing
outside the development boundaries.
The proposal is contrary to
the requirements of Policy A1 and B7 of the Gwynedd Unitary Development Plan
and Welsh Office Circular 60/96 as there is insufficient information to assess
the impact of the development on the setting of the nearby scheduled ancient
monument known as Dinas promontory fort and the
impact of the development on any archaeological remains on the site.
The proposal is contrary to the requirements of
Policies A1 and B19, B20 and B21 of the Gwynedd Unitary Development Plan, as
insufficient information has been submitted with the application which would
enable the Local Planning Authority to assess in detail the environmental and
ecological impacts of the development.
The proposal is contrary to
the requirements of Policies A1 and CH33 of the Gwynedd Unitary Development
Plan as sufficient visibility cannot be ensured at the proposed entrance at all
times and as there is insufficient information based on a traffic assessment
submitted with the application to show that the local roads network was able to
cope with the increase in traffic that would stem from the development.
Supporting documents: