Full application for the demolition of former
health centre and erection of 12 dwellings (8
apartments, and 4 semi-detached dwellings) together with associated access,
parking and infrastructure.
LOCAL MEMBERS: Councillor
Anne Lloyd Jones
Councillor
Mike Stevens
Minutes:
The Vice-chair chaired the above application
as the Chair had declared a personal interest and had left the Chamber.
Full application
for the demolition of former medical centre and the erection of 12 dwellings
(eight flats and four semi-detached houses) together with access, parking and
associated infrastructure.
(a)
The Planning Manager elaborated on the background
of the application, noting that the houses would be set out in one block of
eight flats in the form of a three-storey/two-storey building, and four pairs
of two-storey semi-detached houses.
It was noted that the site was located within the development boundary of
the town of Tywyn and attention was drawn to the fact
that the application details could be seen in the report and the additional
observations form. In addition, attention was drawn to the responses of the
public consultations and the petition submitted objecting the proposal which
had been addressed as part of the assessment.
It was noted that the principle of
developing the site met the requirements of the relevant policy and the 12
dwellings made a positive contribution towards the windfall provision in Tywyn and also made good use of previously developed land.
It was noted that the units would be affordable to be rented socially.
Although concerns had been raised by
the public that the site would lead to an over-development, it was considered
that the development would be in keeping with the character of the existing
area and that it would not cause excessive harm to the visual features of the
area or broader townscape.
It was noted that the development had
been planned to ensure a good privacy distance between the proposed dwellings
and existing buildings, in addition, the distance of the buildings from the
existing houses near the site ensured that they would not affect the natural
flow of light to those dwellings. In terms of concerns regarding overlooking
into nearby gardens, it was noted that overlooking into gardens in an urban
setting was inevitable. It was not considered that the objection regarding
disturbance and disruption to the amenities of nearby residents from families
and children who could reside at the development was reasonable and it was
believed that the development would contribute to a community of a varied
nature.
In
the context of transportation and access, it was considered that the proposal
was acceptable in terms of road safety and complied with the requirements of
relevant policies.
In
response to the consultation with Welsh Water, observations were received
noting that surface water from the development should not be connected to the
public sewer, and to this end, a condition was proposed to be included on any
planning permission noting that an agreement should be reached on the surface
and foul water disposal method prior to the commencement of any development.
Having
considered all material planning matters, all observations received and the
responses to the public consultations, it was considered that the proposal made
good use of a brownfield site and the planning officers' recommendation was for
it to be approved in accordance with relevant conditions.
(b) Taking advantage of the right to speak, the applicant’s representative
noted the following main points:
·
That Cartrefi
Cymunedol Gwynedd (CCG) was aware that a petition had
been submitted; however, for information, they had held a consultation with the
residents of Tywyn and the feedback had been
generally positive, with over 80% completing a questionnaire either supporting
or strongly supporting the proposed development.
·
Discussions had been held
with the Planning Department and following feedback, the plan had been amended
to reduce a section of the block of flats to be two-storey to reduce the impact
on the adjacent bungalows.
·
The flats would be for
prospective tenants aged over 55 years
·
There would be tenant
support arrangements in place by CCG staff in the older people supported
housing scheme at Morfa Cadfan
near the development.
·
The two bedroom houses
would assist to satisfy the need for housing of this type as a result of
regulations with the bedroom tax, with an increasing need for smaller
units.
·
That housing needs for affordable housing in Tywyn were very high with over 40 waiting for two bedroom
houses and over 60 for one/two bedroom flats with a high percentage of them
registered as individuals aged over 55 years.
·
It was believed that there was strong evidence to
justify constructing the development, in response to the need and to regenerate
a redundant site
(c)
A member noted her concern regarding the site as it
was a very small site and consequently created an over-development. Concern was
also expressed about access to the site and it was felt that the schemes
submitted before the committee did not reflect this and that it would be
beneficial for the Planning Committee to visit the site in order to see the
size of Talyllyn Road for themselves. In addition, concern was expressed about the
location of the bin site which overlooked the windows of a nearby bungalow.
Whilst expressing that she was not against approving the application and that
there was a need for social affordable housing in Tywyn,
the Member was of the opinion that the decision should be deferred and a site
visit to be carried out as it was an extensive development.
(ch) It was proposed and seconded for the Planning
Committee to visit the site.
(d)
In response to the Member's observations, the
Planning Manager explained that the officers had considered holding a site
visit but based on the information and the photos before the committee, and
that the bin site had been relocated, they were of the opinion that it would
not be realistic to defer taking a decision on the application as Cartrefi Cymunedol Gwynedd had
negotiated with the Health Board to extend the land purchase period until the
end of January and that no Planning Committee would be held before then in
order to deal with the application.
Therefore, by deferring making a decision, there would be a risk that
CCG would lose the opportunity to purchase the land.
(dd) A
vote was taken on the proposal to visit the site however, this proposal
fell.
(e) It was proposed and seconded to approve the application and the vote
carried.
(f)
In response to a concern highlighted regarding the
lack of provision of a children's play area as part of the plan, the Planning
Manager explained that this matter was addressed in point 5.5 of the report and
that it did not reach the threshold for the need for a play area as the vast
majority of the development was for individuals aged over 55 years.
(g) The following observations were highlighted by individual Members in
favour of the recommendation to approve:
·
Supportive of the proposal as the plan included
small houses which were very important to the area and wished to see similar
plans in other parts of Gwynedd
·
That over 3,000
individuals were on the housing waiting list and that the development would
contribute towards shortening the list.
Resolved: To approve in accordance with the following conditions:
1. Commencement within five years.
2. In accordance with the plans.
3. Agree on a Slate roof
4. Agree on the finish of the external walls.
5. Removal of
permitted development rights for extensions and curtilage buildings for an
affordable house.
6. No surface
water to be disposed of into the public sewer unless the local planning
authority agrees to this in writing.
7. Parking spaces
and accesses to be completed in accordance with plans and to be operational
before the houses are occupied for the first time.
8. Submit details
of landscaping for approval within two months of the commencement of the
development.
9. Timetable to
implement landscaping plan
10. Standard
condition to restrict the development to affordable housing only.
11. Working hours on the site to be restricted.
Supporting documents: