Agenda item
- Meeting of Planning Committee, Monday, 29th April, 2019 1.00 pm (Item 6.4)
- View the background to item 6.4
Change of use of existing building from a night club into 3 retail units together with 8 self-contained flats and installation of new openings (amended application to that approved reference number C18/0116/11/LL).
LOCAL MEMBER: Councillor Steve
Collings
Minutes:
Change of use of the
current building from a nightclub into 3 retail units, along with 8
self-contained flats and installation of new openings (amended application to
that approved under ref. C18/0116/11/LL).
(a)
The Senior Development Control Officer
elaborated on the background of the application, and noted that this was an
application to change the use of the current building from a nightclub to three
retail units on the ground floor, along with three self-contained units to the
rear, four self-contained units on the first floor and one self-contained unit
on the second floor.
The proposal would provide 5 one-bedroom units, as well as 3 two-bedroom units.
It was noted that the site was within
the development boundary of Bangor sub-regional centre. It was explained that
Policy TAI 9 in the Local Development Plan permitted the sub-division of
existing properties to self-contained flats provided they conformed to the
relevant criteria, and it was confirmed that it was in accordance with the
criteria.
Attention was drawn to Policy PCYFF2 of
the Local Development Plan which stated that proposals should be refused if
they have a significant detrimental impact on the health, safety or amenities
of the occupants of local property, land uses or other property due to an
increase in activities, disturbance, noise etc. In relation to noise
disturbance, it was considered that a residential and commercial use (shops)
would have a lesser impact on the residential and general amenities of nearby
residents than the property's legal use as a night club.
It was noted that Policy TAI15 of the
LDP seeks to ensure an appropriate provision of affordable housing in the Plan
area and the threshold for affordable housing in Bangor was 20%. It was
reported that the Housing Strategic Unit had responded to the additional
information received from the applicant in relation to the rental prices and
sale prices of the proposed flats, which stated that despite the fact that the
rental levels for the flats was slightly higher than the lowest rate, this did
not cause concern as the flats would continue to be within the reach of a vast
majority of the local population.
In relation to the sale of the units,
and when comparing prices for similar flats in Bangor that had been sold
recently, the prices presented by the applicant were much lower and it was
assumed that these low prices were likely to reflect the potential size,
location, quality and ownership features of the flats themselves. Consequently,
it was noted that there was no justification to restrict two of the flats as
affordable housing through a 106 agreement or to request a financial
contribution as part of this application.
The development was acceptable in terms
of relevant local and national policies for the reasons noted in the report.
(b) It was proposed and seconded to approve the application.
During the ensuing discussion, the following
main observations were noted by members:
·
It
appeared that applicants stated that units would be affordable in any case, in
order to avoid supplying affordable units. There was a need to close the gap in
national policy;
·
The
development on a site that had been empty for some years was welcomed. Concern
was expressed that the ground floor flat would be dark due to the lack of
windows on the front of the building. The units appeared to be crammed in,
creating small flats, and it did not appear that there would be disabled
access;
·
The
demand for such units was questioned;
·
Concern
about the amenities of the flat's tenants, which was a matter that should be
considered;
·
Concern
about the size of the units, there was a need for suitable flats for couples
and professional individuals;
·
There
was a need for flats in Bangor, and Ysbyty Gwynedd
was a training college;
·
There
was a need and demand for the units, and the development would assist Bangor
High Street.
(c) In response to the above
observations, the officers noted:
·
The Housing Strategic Unit had confirmed the need for one and
two-bedroom flats in this area and a need for this type of development;
·
There was recognition that many people were priced out of the market in
Bangor. The unit's prices, due to their location and size, would be naturally
restricted. The application had been assessed consistently with other
applications on Bangor's High Street;
·
The concerns in relation to the residents' living conditions were
acknowledged, but it was a development control matter rather than a planning
matter;
·
For clarity, this was an application for individual flats not a house in
multiple occupation, and it was not specifically student accommodation;
·
The viability of a development was a difficult balance to strike, but in
terms of this specific site, the fact that the building had been empty for
years, the need to energise the High Street, and the fact that it was a viable
proposal should be considered. There was a need to bear these matters in mind,
and to be realistic.
RESOLVED to approve the application.
Conditions:
1. Five years.
2. In accordance with the plans.
3. Agree materials/colour for
the external walls.
Supporting documents: