Conversion of former Chapel into 9 residential units with parking provisions.
LOCAL MEMBER: Councillor E. Selwyn Griffiths
Link to relevant background documents
Minutes:
Conversion of a former chapel into nine
residential units with parking provision.
(a) The Planning
Manager elaborated on the background of the application and noted that the existing building had been empty for
approximately 18 years. It was reported that an application
was approved in 2010 to convert the building into eight living
units, however, this consent was not implemented during the statutory period. It was noted that
the application site was located within the town centre of Porthmadog with a class 3 highway running in front of the building which was a grade II listed building.
It
was considered that the proposal was acceptable in principle. Reference
was made to policy CH6 of
the GUPD which related to ensuring a percentage of affordable housing in a development of this type. Looking
at the floor plans, it was noted that
a number of the units fell into a unit size that would
be considered as affordable in the context of the Supplementary Planning Guidance: Affordable Housing. It was not considered that the development's location in the town centre gave
premium value to the units that would
be provided and therefore, this, as well as their
size, meant that a percentage of the units would be affordable anyway, without the need to limit that further
through a 106 Agreement. On the morning of the Committee meeting, it was reported that confirmation was received of the potential open market price
for the units and none of the units' price was higher than £110,000. It was considered unreasonable to restrict the price further by means
of a 106 Agreement.
It
was noted that it was not intended to undertake many external adaptations to the building, the biggest work would be at the front of the
building in order to create the new vehicular access
to provide parking spaces for each
living unit.
It
was noted that this plan was an opportunity to secure the
long-term use of the grade
II listed building which was deteriorating.
Reference
was made to objections received from local
residents on the grounds of overlooking and disturbance during the realisation period of the plan. It was noted that it
was recommended to impose a
condition to ensure that windows facing
the Gwylfa house were re-glazed with frosted glass (or similar) in
order to ensure the privacy of the house and that no
unacceptable overlooking would occur as
a result of the proposal.
Attention
was drawn to additional observations
received from the Joint Planning Policy Unit which noted that they
considered that the proposal and matters
in respect of affordable housing were acceptable.
The
development was acceptable in terms of relevant local and national policies for
the reasons noted in the report.
(b) It
was noted that the local member supported the application
with the conditions.
It
was proposed and seconded to approve the application.
(c) During the ensuing
discussion, the following main observations were noted:
·
Although units were naturally affordable as their size
limited their value, they could not be prevented from becoming holiday
accommodation, therefore, would it not be possible to impose a 106 agreement on
some of them?
·
As the applicant had not refused a 106 agreement,
why could a 106 agreement not be imposed which would assist the Council in
terms of providing affordable housing?
·
Imposing a 106 condition was not the solution to
everything, the prices of the units were reasonable anyway;
·
The proposal would be a good use of the building.
In response to the observations,
the Senior Solicitor noted that there were
problems with imposing a 106 agreement on units when
open market prices were low
and a discounted price could mean
that they were unviable. It was explained that it was not possible to limit units in the larger
centres, such as Porthmadog, to local people. It was noted that national
policies promoted bringing listed buildings back into use and
there were substantial costs involved.
RESOLVED to approve the application.
Conditions:
1. Five years
2. In accordance with the amended plans
3. The design and finish of the vehicular access to be approved in writing
by the LPA.
4. Photographic
record condition
5. Roof slates
to match the existing slates
6. Original windows
as they are
to be repaired and any windows replaced
to be in keeping with the original/glazing conditions with opaque/frosted
glass
7. New back door
to be made of wood to match the rest
8. Cast-iron rainwater goods
9. Original stairs
to be retained at all times
10. Details to safeguard
the ceiling rose to be agreed beforehand and approved in
writing by the LPA
11. The building work
must be undertaken between 08.00 - 18:00 Monday to Friday, 08.00 – 13.00 on Saturdays, with no working on
Sunday or Bank Holidays.
12. Highway conditions
13. Welsh Water
14. Details of any
external vents to be approved in writing
by the LPA prior to commencement
of the work.
15. Agree on a
plan to re-use the internal
features within the development.
Note: bats
Supporting documents: