Full application for the erection of 12 dwellings and construction of an access and estate road.
LOCAL MEMBER: Councillor Elfed Wyn Williams
Link
to relevant background documents
Minutes:
Full application to construct 12 houses and create an entrance and
estate road.
(a) The Planning Manager
elaborated on the background of the application, and noted that the site had been
earmarked in the Gwynedd Unitary Development Plan (GUDP) for residential
development (houses for general need and the open market) and that a
Development Brief had been provided for the site to accompany the designation.
It was noted that the proposal would involve the erection of four three-bedroom
houses (affordable houses), four two-bedroom houses (open market) along with
four three-bedroom houses (open market).
It
was noted that the proposal of providing an element of affordable housing and a
mix of different houses on this site would correspond to the policy aims of the
GUDP and the Gwynedd and Anglesey Joint Local Development Plan (JLDP). It was
explained that although the JLDP had not been adopted, it was now a material
planning consideration under development control. It was elaborated that
national policy stated that it was important to have a combination of market
value housing and local need affordable housing along with the need to provide
as many affordable houses as possible across the area.
In
terms of the transport and access, biodiversity and flooding matters, the
conditions recommended made the application acceptable.
It
was reported that the applicant had submitted a viability assessment that
stated that the development would not be viable should an educational
contribution and an open space of recreational value contribution be provided
in response to the policy requirements.
Reference was made to the Joint Planning Policy Unit's assessment of the
information submitted. Based on an assessment of the Joint Planning Policy
Unit, it was clear that the development would not be viable if the
contributions would be needed. It was noted that national policy noted,
provided that the infrastructure required for realising the development was
protected, that the provision of affordable housing should be prioritised.
(b)
A request was made to share photographs
- it was noted that they could not be shared at the meeting but that they could
be submitted to the Planning Service.
Taking advantage of the right to speak, an objector noted
the following main points:-
·
That flood problems existed in the area;
·
That the Council and Natural Resources Wales (NRW)
were looking for a solution to the problems and approving this application
would prevent this from progressing;
·
That the proposal would exacerbate the situation in
terms of flooding problems.
(c)
Taking advantage of the right to speak,
the applicant’s agent noted the following main points:-
·
That there were concerns in terms of flooding on
nearby land and that the Council and NRW had assessed the situation;
·
That the ditch needed to be retained so that the
proposal would be acceptable to the Biodiversity Unit;
·
No discussion had taken place with the owner in terms
of using the land in question as part of the solution to the flooding problems;
·
The application site had been designated as a
housing site;
·
That discussions had
been held in terms of the design and land drainage, the matters had been
addressed.
(ch) The local member (not a member of this Planning Committee) objected
to the application and he made the following main points:-
·
Questioned the need for housing considering that
five sites in the area had received permission for a total of 49 houses, none
had been commenced although Tai Teg noted that there was a housing demand;
·
The fact that the site had been removed from the
LDP as a housing site should be considered;
·
That there were flooding problems in the area and
that the proposal would not improve the situation;
·
Concern that the condition of the road would
exacerbate due to increased use and water on the road;
·
An open space of recreational value should be
included in the development in accordance with the development brief
considering that there is no pavement leading from the site to make it safe to
go to another area.
(d) In response to these observations, the
Senior Planning Service Manager noted that:
·
The report addressed the land drainage and flooding
matters, NRW and Welsh Water were satisfied with the proposal provided that a
condition in terms of submitting a drainage plan for the site was imposed. She noted that the Committee, should it wish,
could ask the applicant to submit drainage plans prior to making a decision on
the application;
·
The Transportation Unit had no objection;
·
An open space could not be included in the
development due to viability matters.
(dd) A
proposal to undertake a site visit was made and seconded.
An
amendment was proposed and seconded noting that the applicant should also be
requested to submit a drainage plan.
During
the ensuing discussion, the following main observations were noted by members:
·
That it was a statutory requirement for children to
have a safe place to play and therefore the provision of an open space on the
site or a contribution towards new or improved facilities in another location
should be reconsidered;
·
Concern that it is an over-development;
·
No evidence of the need and too many houses for
sale in the village;
·
A technical report should be received in relation
to drainage;
·
The Local Member should participate in the
discussions and have an opportunity to submit evidence.
RESOLVED to defer the
application in order to undertake a site visit and ask the applicant to submit
a drainage plan.
Supporting documents: