Demolition of dwelling and associated outbuildings and erection of 2 dwellings together with associated development.
LOCAL MEMBER: Councillor R. H. Wyn Williams
Minutes:
Demolition of existing dwelling and associated
outbuildings and erection of two dwellings and associated development.
Some members had visited the site prior to the meeting.
(a) The Planning Manager
elaborated on the background of the application and noted that the site was located in a residential area within the Abersoch development boundary and the property's front curtilage boundary abutted the A499 class 1 county highway. There was a AONB designation over the adjacent county highway and it was reported
that observations had been received from
the AONB Unit on the morning
of the committee which stated that they
had no objection.
It
was noted that Policy CH4 of the GUDP stated that in principle,
proposals to build new houses on
unallocated sites within the development boundaries of villages will be approved. The applicant stated that three viability
assessments for three different values had been submitted for the proposed houses and in each
case the assessment indicated that the development would not provide sufficient returns to create an affordable house
(one house of the proposed pair) or a commuted sum towards
other affordable housing developments. It was noted that the policy requested that a 'proportion of the units on all sites
are affordable' and in reality
as this was only an increase
of one additional unit, then it would
be inappropriate to request
that the one additional house on the site should
be affordable and it was considered that approving the application would not undermine the aims of clause 1 within the policy.
Attention was drawn to the fact that the application
site was within an area characterised
by detached houses, in a variety
of designs and sizes, there was no specific pattern
or general theme to the existing dwellings. It was noted that the submitted plan indicated a pair
of houses in a modern design with traditional
features. It was considered that the materials used could be seen
in the area and that the proposal
would be suitable for the site in
terms of finishes. It was noted that
the site was sufficient in size for
housing and that it would
not cause an over development of the site.
Reference was made to the objections received and noted in
the report.
The applicant
stated that the current flooding consequences assessment answered the concerns of Natural Resources Wales (NRW) regarding the assessment submitted with the previous application and indicated that
it was possible to manage flooding consequences in accordance with TAN 15: Development and Flood Risk
(TAN 15) for the lifetime
of the development. The plan's
design had changed and there were
no living spaces on ground
level, the finished floor height of the house has been
raised to 5.5 AOD and the forecourt height had been raised to be level with the county highway in order to facilitate
safe access in an emergency
from the property.
It was noted that the development was suitable and acceptable
for the site and that it
complied with the local and national
policies and guidelines noted in the report.
(b) The local member (not a member of this
Planning Committee) noted the following main points:-
·
There was a need
to be shrewd when such applications were submitted, due to the lack of land and costs;
·
The member
was not against the application,
it was a compromise with the number of units reduced from
three to two;
·
That he anticipated an increase in the number of applications in Abersoch as the Committee had opened the door to other applications
by approving the Anhywel application;
·
The NRW report
was accepted as flooding could impair the site. The tide came in more along
the road that was opposite the site.
(c) It was proposed and seconded to
approve the application.
During the ensuing
discussion, the following main observations were noted:
·
The development was not suitable for the location
as it was not in keeping with the area's architecture. Unhappy that the
buildings would affect the AONB;
·
That profit was the main driver with an increase in
the number of holiday homes. How could
this be prevented?
·
The demolition of a house could not be supported in
order to erect buildings in its place bearing in mind the environmental impact
and in the context of policy C7 of the GUDP 'Sustainable Developments';
·
Concern that other buildings in the vicinity had a
flooding risk bearing in mind that NRW had attached a condition to this
application that there should be no living units on the lower floor;
·
In terms of energy conservation, the development
would be more sustainable than the existing house;
·
Sympathy with the local member in terms of
impairing on village architecture, it was difficult to justify refusal on this
basis.
In
response to the above observations, the officers noted:-
·
In terms of the sustainable development, was one house sustainable
for the site? There was room for more units
on the site and the new units
would be more sustainable in terms of their
construction. It would be difficult to refuse the application on this basis;
That NRW assessed
new developments in terms of flood
risk and this could not be implemented retrospectively.
RESOLVED to approve the
application.
Conditions:
1. Commencement within five years.
2. Slates and external materials
3. Agree on material of privacy screen and future maintenance
4. In accordance
with the plans
5. Welsh Water conditions.
6. Finished floor
level to be no lower than 5.50m AOD and the proposal to be in accordance with a Flood Consequences Assessment report.
7. Complete the parking
and turning spaces in accordance
with the plan, and they must be operational
before the property is occupied for the first time.
8. Opaque glass
for the side window in the bedroom
9. Withdrawal of boundary
permitted rights.
10. Agree on the details of the drainage method and surface
materials of the site's forecourt prior to the commencement
of the development.
Note: copy of NRW letter
Supporting documents: