Amended application – Variation of condition 1. of permission C11/1077/16/LL to allow a further 5 years to implement the permission together with variation of condition 2. (in accordance with the approved plans) to amend the approved layout and site 39 dwellings in lieu of 17.
LOCAL MEMBER: Councillor Dafydd Meurig
Link to relevant background documents
Minutes:
With the Committee's
permission, and in the absence of the Vice-chair, Councillor Gwen Griffith
chaired the committee for this item as the Chair had declared a personal
interest and had left the Chamber.
Amended
application - Modification of condition 1 of permission C11/1077/16/LL in order
to approve a further 5 years to implement the permission, along with the
modification of condition 2 (in
accordance with the approved plans), in order to adapt the layout approved to
locate 39 houses instead of 17.
The Members of the
Planning Committee had visited the site.
(a) The Senior Development
Control Officer elaborated on the background of the application and noted that
this was an application to modify a condition in order to allow a further 5
years to implement the permission, and to modify condition 2. It was noted that the previously approved
permission related to the conversion of the Plas y Coed listed building to include 12 living units, as well as
erecting 17 separate living units on the nearby field. The proposal involved
creating a new vehicular access. The
main purpose of the application was to amend the plan in order to construct 39
houses instead of 17 and involved erecting 23 three-bedroom houses, 8
two-bedroom houses and 8 one-bedroom houses.
Attention was drawn to the fact that the proposal included plans to
convert the Plas into 12 living units. It was noted
that the houses were relatively similar to the previous permission and that the
additional houses would be provided by erecting semi-detached houses and two
blocks of one-bedroom flats instead of the more detached units that formed part
of the previous application. Reference
was made to the relevant policies together with public consultations. It was noted that the site was located within
the development boundaries of the city of Bangor and the principle to develop
had already been accepted within the previous permission and no changes had
subsequently been made to the policies.
The main consideration of the application was the impact deriving from
having 22 additional houses on the site.
It was noted that by increasing the number that the proposal made better
use of the site with the density of the development more in line with the
figure of 30 units per hectare. Due to
the increase in the development, it was noted that it was possible to re-assess
the affordable housing - the extant permission had secured four affordable
units within the Plas and a financial contribution
that equated to three affordable units.
It was noted that the design had changed since the previous permission
by offering a mix of various houses which meant that 10 affordable units were
proposed on the site of the field and reasons were stipulated in the report as
to why it was not viable to provide affordable units in the Plas.
Attention was drawn to the fact that the application remained acceptable in
terms of recreational areas, educational provision, transport and access
matters and there was sufficient parking provision. In terms of its impact on residential
amenities, it was noted that the Lodge near the entrance would feel the
greatest impact from the development due to its location and its proximity to
the site. For information, a planning
application had been received to extend the curtilage of the Lodge which meant
that a barrier could be placed between the entrance and the estate road. In terms of its design, it was noted that it
was relatively standard and was no different to the previous permission;
however, conditions would need to be imposed in relation to finishes. It was noted
that there had been some improvement in terms of the impact of the listed
building as the wall of the Plas would be visible and
would make it easy to read the history of the site and would create an
attractive feature within the estate.
After considering all material issues, the planning officers'
recommendation was to delegate the right to the Senior Planning Manager to
approve the application subject to relevant planning conditions.
(b) Taking advantage of the
right to speak, the applicant noted the following main points:-
· Members were
asked to confirm the proposed changes to the site plan to facilitate the change
made to the type of proposed residential units.
· That every
other element of the plan remained unchanged from the previous application that
had been approved. Rather than providing 17 separate units, the application
before the committee requested permission for 39 units of 1, 2 and 3 bedroom
semi-detached units which adopted a similar design to the approved design.
· That the need to approve a mix of different
units had arisen as a result of extensive further market research carried out
by Watkin Jones and this had showed that the demand for large detached houses
in Bangor was currently met by Redrow's Goetre Uchaf development.
· That there was another positive aspect to the
site, namely extending the number of affordable houses as the application
offered units that were much more affordable for families.
· That Watkin
Jones was very committed to the plan which was economically achievable and
acceptable in terms of the provision of affordable housing and ensuring a
residential development of high quality and also the Plas
was in real need of restoration and refurbishment - this was an important
building that had been in a poor state of repair for much too long.
(c) The Local Member (not a
member of this Planning committee) noted the following main points:
·
That
he had objected to the application when it had been submitted before the
Planning Committee previously to approve 17 houses based on the impact on the
residential amenities of Plas y Coed
Lodge.
·
Whilst
accepting the principle, that the increase from 17 to 34 units caused concern
and would lead to more noise for Plas y Coed.
·
The
fact that agreement had been reached on transportation matters and that the
Planning Committee had visited the site was welcomed.
·
It
was important that attention was given to Plas y Coed immediately due to its condition and it was trusted
that it would be renovated before the houses would be built.
(ch) It was proposed and seconded
to approve the application.
.
(d) In response to the concerns highlighted from
the above observations, the Senior Planning Service Manager explained:
·
That
discussions could be held with the developer regarding a formal condition to
ensure a phased development in relation to the need to commence the Plas y Coed development.
·
In
terms of affordable housing and the financial contribution, the application
before the committee was a much broader mix of houses than the previous
application which met the need of the housing market in Gwynedd and it was
emphasised that 10 of the houses would be affordable and would be built to the
standard of Housing Associations.
·
That
linguistic matters had been considered and submitted as part of the
application.
Resolved: To delegate powers to
the Senior Planning Manager to approve the application, subject to the
conditions noted below and to signing a 106 agreement to ensure a provision of
affordable housing.
1. Time
2. Comply with plans.
3. Materials and finishes of the houses and Plas.
4. Slates.
5. Removal of permitted development rights.
6. Landscaping and fencing details.
7. Transport conditions.
8. Land Drainage condition.
9. Landscaping and tree planting.
10. Archaeological work condition.
11. Conditions to protect trees.
12. Conditions to protect bats, including a condition to complete the
roost prior to the commencement on the
site of the new houses.
13. Provision of open amenity area.
14. Provision of biodiversity mitigation area, including an amended management
plan.
15. No trees to be felled during the bird nesting season.
16. Lighting plan.
17. Provision of fence to prevent mammals.
18. To reach agreement on a phased development.
Supporting documents: