Amended application
to C16/0314/08/LL for the erection
of 9 houses to include 3 open market houses
and 6 affordable dwellings together with drainage works,
ground works and formation of accesses.
LOCAL MEMBER: Councillor
Gareth Thomas
Link to relevant background documents
Minutes:
Since the Chair had
expressed an interest in this application, Councillor Elwyn Edwards, the
Vice-chair of the Committee, took the chair.
Revised application of C16/0314/08/LL to erect nine
houses to include three houses on the open market and six affordable houses
together with drainage, landscaping work and creation of accesses.
(a) The Development Control
Manager elaborated on the background of the application, noting that the
application had been deferred at the Committee meeting on 28 November 2016 in
order to hold a site visit and receive further information regarding the layout
of the houses and the type of houses needed in the area. Some members had visited the site prior to
the main meeting.
The application was for the erection of nine new
houses, including three open market houses and six affordable houses, along
with drainage work, landscaping work and creation of accesses. Attention was drawn to the fact that the
application had been amended since the original application by re-designing the
access arrangement to the three open market houses. The amendments to the accesses were
undertaken as a result of discussions with the Transportation Unit as they
suggested that more parking and turning space should be available within the
housing sites. Some work to widen the road would be undertaken along the
adjacent unclassified road in order to facilitate vehicular movements along
this road while a new pavement would be provided along the front of the open
market houses.
Reference was made to the relevant policies and the
responses to the public consultations within the report, as well as to the
additional observations form.
It was confirmed that the principle of the proposal
was acceptable on the site and that officers did not object in terms of the
impact on visual or residential amenities.
In terms of transportation and access matters, a number of objections
and concerns had been received relating to the adjacent road and the
development's impact on road safety and movements along it. It was acknowledged that the road was narrow;
however, there was a need to keep in mind that improvements were being proposed
as part of the application and also that a section of the site had been used in
the past as commercial print-works with the likelihood of similar work
recommencing on the site without the need for planning permission, and
possibly, with much more traffic coming and going to and from the site.
The officers did not have any objection in relation
to biodiversity or trees.
In terms of affordable housing matters, it was noted
that the development in its entirety showed that an affordable provision was
being proposed as part of the application; namely six affordable units of the
nine houses being proposed. From the
response received from the Housing Strategic Unit, it was noted that there was
an acknowledged need for the affordable units.
The application had been refused previously in order to receive more
information about the arrangements for the layout of the Cartrefi
Cymunedol Gwynedd houses as they intended to take
over the six affordable houses should this application be approved. A response had been received from CCG
stating that the allocations policy was in accordance with Gwynedd Council's
common housing allocation policy.
In terms of the current demand, reference was made
to the findings in paragraph 5.24 of the report which outlined the origin of
the applicants.
There would be a need to ensure that the open market
houses and the affordable houses would be developed jointly and that there was
no possibility that the open market houses would be the only ones
developed. It was confirmed that CCG proposed
to be partners in the scheme and as per usual in such developments, a 106
agreement would be drawn up to ensure that the houses would be transferred to
CCG which would ensure that the units would be available to meet local need. The proposal meant that there would be a good
mix of houses, which was quite uncommon, as open market houses and affordable
houses would be a part of the same scheme and this was to be welcomed.
It was considered that the proposal in its entirety
was acceptable and that it would be a development that would respond to an
acknowledged need for the proposed units on this site. It was believed that the matters highlighted
by the Committee at its previous meeting had been proved to an acceptable
degree and satisfied the requirements of local and national policies and
guidelines. Having considered all
relevant matters highlighted in the report, it was recommended to delegate
powers to the Planning officers to approve the application subject to
completing a relevant 106 agreement and subject to the relevant planning
conditions.
(b) The
Local Member (not a member of this Planning Committee) noted that he had
concerns about this application, as follows:
·
That the area had seen considerable developments of
estates recently, as well as single house developments.
·
His main objection was due to concern regarding cars
having to reverse out of the open market houses onto an exceptionally busy
road.
·
Concern about access to the agricultural land and he
would have welcomed the opportunity to see plans also.
·
From the three open market houses, one of them was
partially located outside the development boundary.
·
Following considerable discussions regarding the
Unitary Development Plan, that 190 additional houses were to be developed in
the Penrhyndeudraeth area and that the site had not
been designated in the Plan.
·
Whilst accepting that there was a need for
affordable housing in Penrhyndeudraeth, it was not
accepted that additional houses were needed.
·
The density of the number was excessive for this
small site.
(c) In response to the concern
about road safety, the Senior Development Control Officer - Transportation,
confirmed that the parking area for the open market houses was quite
substantial and that there was room to turn and reverse within the
curtilage. Unfortunately, the plan
showed the cars to be forward-facing, which gave the impression that it was not
possible to turn on the site. It was
noted further that it would be possible to provide space on the curtilage and
that this would overcome any road safety concerns.
(ch) It was proposed and seconded to refuse the application
due to concerns about road safety as the cars would have to reverse over a
pavement and out onto the adjacent road.
(d)
The Senior Planning Service Manager and the Senior
Solicitor responded to Members' observations as follows:
·
In terms of the difference in size between the open
market houses and the affordable houses, it was confirmed that affordable
houses had to be a specific size in line with the Council's supplementary
guidance and in this context, the mix of houses reflected the need.
·
In relation to the intentions of the Housing
Association with the affordable housing, it was explained that Cartrefi Cymunedol Gwynedd was a
partner in the scheme and as it did not own the land, a 106 agreement needed to
be secured to ensure that the landowner would transfer the houses to CCG.
·
In the context of the right to revoke the 106
agreement within five years, technically, it would be possible for CCG to
revoke the agreement; however, this had not happened in the past. An explanation was provided regarding the
purpose of a Housing Association, namely to provide houses and follow statutory
rules. In terms of the allocations
policy, it was noted that Gwynedd Council held the housing waiting list.
·
That the application was not an over-development and
as a result of amending the original plan from 14 houses to nine, the density
of the site was acceptable and met the need for affordable housing.
·
In the context of the house located outside the
development boundary, the majority of it was located within the boundary and
the application before the committee allowed for a better layout within the
site.
(dd) The following observations were noted in favour of the
recommendation to approve:
·
Whilst understanding that there was an element of
concern regarding road safety, it was felt that the matter had been addressed
and that it was not possible to refuse the application based on a vehicle failing
to reverse into the road.
·
That there was a housing crisis in Gwynedd and the
scheme submitted addressed the need for open market housing and affordable
housing.
·
That approximately 2,000 individuals were waiting
for a social house and that such a scheme would be welcomed in many communities
in Gwynedd.
(e)
A vote was taken to refuse the application; however, this proposal fell.
(f)
A vote was taken to delegate powers to Planning Officers to approve the
application subject to the applicant amending the plan to ensure that there was
sufficient space in front of the open market houses to park and turn vehicles
within the site without having to reverse onto the highway, and this proposal
was carried.
Resolved: To delegate powers to the Senior Planning
Manager to approve the application, subject to the applicant:
(a) amending the plans in order to ensure sufficient space in front of the
open market housing so that vehicles can park and turn within the site;
(b) to complete a 106 agreement to ensure that the houses to be erected
outside the boundary are transferred to a housing association and to relevant
conditions relating to:
1. Time
2. Compliance with
plans
3. External materials including slate
4. Landscaping
5. Highways
6. Welsh Water
7. Biodiversity
8. Trees
9. Removal of PD rights
10. Submit and agree a Building Management Plan.
Supporting documents: