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Pwyllgor Cynllunio 11/04/2011 Date : Planning Committee

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Pwyllgor Cynllunio 11/04/2011 Date : Planning Committee PLANNING COMMITTEE DATE: 11/4/2011 REPORT OF THE HEAD OF REGULATORY DEPARTMENT GWYNEDD (PLANNING, TRANSPORTATION & PUBLIC PROTECTION) DYDDIAD: PWYLLGOR CYNLLUNIO 11/04/2011 DATE : PLANNING COMMITTEE EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C09A/0410/11/LL Bangor Dickies Boatyard, Ffordd Garth / Garth Road, Bangor 2 C10A/0390/11/LL Bangor Cyn Swyddfa Bost Bangor / Former Bangor Post Office, Deiniol Road, Bangor 3 C10D/0477/38/AM Llanbedrog Toiledau Cyhoeddus / Public Conveniences, Cae Hendy, Llanbedrog 4 C10D/0482/32/LL Botwnnog Nanhoron Farm, Nanhoron, Pwllheli 5 C11/0013/11/LL Bangor Bangor City Football Club, Farrar Road, Bangor 6 C11/0023/39/RC Llanengan Bwthyn Y Ffrwd, Bwlchtocyn, Pwllheli 7 C11/0025/42/LL Nefyn Yarnok, Lon Las, Morfa Nefyn 8 C11/0074/32/LL Botwnnog Nanhoron Farm, Nanhoron, Pwllheli 9 C11/0113/11/LL Bangor Tir ger / Land adjacent Stryd y Deon / Dean Street, Bangor 10 C11/0171/46/LL Tudweiliog Llain i'r Dwyrain o / Plot to the East of -, Modurdy-Gweithdy / Garage-Workshop, Lon Fudr, Dinas, Pwllheli 11 C11/0228/14/R3 Caernarfon Ysgol Syr Hugh Owen, Ffordd Bethel/Bethel Road, Caernarfon PLANNING COMMITTEE DATE: 11/4/2011 REPORT OF THE HEAD OF REGULATORY DEPARTMENT GWYNEDD (PLANNING, TRANSPORTATION & PUBLIC PROTECTION) Number : 1 PLANNING COMMITTEE DATE: 11/4/2011 REPORT OF THE HEAD OF REGULATORY DEPARTMENT GWYNEDD (PLANNING, TRANSPORTATION & PUBLIC PROTECTION) Application Number: C09A/0410/11/LL Date Registered: 28/08/2009 Application Type: Full - Planning Community: Bangor Ward: Garth Proposal: DEMOLISH EXISTING BUILDINGS ON THE DICKIES BOATYARD SITE, CREATION OF NEW VEHICULAR ACCESS AND THE ERECTION OF 72 RESIDENTIAL UNITS Location: DICKIES BOATYARD, GARTH ROAD, BANGOR, GWYNEDD Summary of the TO DELEGATE POWERS TO APPROVE SUBJECT TO SIGNING A Recommendation: 106 AGREEMENT . Following discussions on the application at the meeting held on 7 February, it was resolved to defer the decision in order to allow time for further discussions with the developer in relation to relocating the vehicular access of the proposed estate from the proposed location on Garth Road to Beach Road. Meetings were held to discuss this matter between the authority and the developer, where it was acknowledged that a second access was likely to be acceptable. Before accepting this, the applicant required legal confirmation that the authority did own the land that would be used to undertake any changes in creating the access. This land has a complicated and historical background in relation to its ownership, and although there was no doubt after the Council’s property unit looked into the matter, that it was the Council that owned the land in question, it was not possible to have legal confirmation of this for the developer at the time of writing this report. Therefore, an e-mail was sent by the developer insisting that the application be resubmitted to the committee in its original form, namely, with the vehicular access located at Garth Road. Description: Full application for planning permission to demolish buildings and clear the site, create a new vehicular access, erect 72 residential units and associated works including the creation of an estate road and parking spaces, installation of services, landscaping etc. The site lies within the development boundaries of Bangor city, which has been designated a sub-regional centre in the Gwynedd Unitary Development Plan (July 2009) and in a prominent location adjacent to one of the main roads into the city (the A5 or Beach Road) and verges onto a part of Hirael Bay, within the area known as Garth. Garth Road runs along the western boundary of the site with residential houses and a medical centre nearby, also there are other residential houses and a public house situated adjacent to the northern part of the site. A petrol station and social club lie on the southern boundary of the site whist Lôn Glandŵr, which is a recognised byway, runs along Beach Road and along part of the site towards the Glandŵr houses to the north of the site. The site has been used as a commercial boatyard for an extensive period, this use has now ended and both the buildings and the site itself remain dormant. The plans included with the committee report show the proposed development, and it can be seen from these details that the scale of the units varies between 2/2½/3 floors whilst they will be finished with render and slate roofs (usually, mitigation of the finishes are agreed through conditions). Also, the finishes of the estate road, parking spaces and the boundary treatments will be agreed with conditions. PLANNING COMMITTEE DATE: 11/4/2011 REPORT OF THE HEAD OF REGULATORY DEPARTMENT GWYNEDD (PLANNING, TRANSPORTATION & PUBLIC PROTECTION) The proposal has been screened in relation to the need for an Environmental Impact Assessment (EIA) due to the possible impact on the nearby site of special scientific interest, and it had been concluded that there is no need for an EIA as the proposal does not cause substantial harm to recognised interests of importance. Briefly, the work will include the following: • clearing the site, including building demolition • installing infrastructure and services • increasing land levels on parts of the site which are in danger of flooding (in accordance with the outcomes and the recommendations of the flood risk assessment) • creating a new vehicular access from Garth Road • creating an estate road and parking spaces • building the living units • landscaping • public art features • street furniture (benches, bollards, lamps etc) • provision of play equipment There will be a variety of living units, in relation to size and type, within the site, and an element of them will be affordable houses under the developers' shared ownership scheme, namely: • 7 four bedroom houses • 16 three bedroom houses • 36 two bedroom houses • 13 one bedroom flats Relevant Policies: Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that decisions should be in accordance with the Development Plan, unless material considerations dictate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. National Policies: Planning Policy Wales (version 3, 2010). Chapter 3 – determining planning decisions and enforcing them Chapter 4 – planning for sustainability Chapter 5- protect and improve the natural heritage and coastline Chapter 6 - protect the historic environment Chapter 8 - transport Chapter 9 - housing Chapter 13 – limiting and controlling environmental risks and pollution Technical Advice Note (TAN) TAN 2: Planning and Affordable Housing TAN 5: Planning and Nature Conservation TAN 12: Design. TAN 15: Development and Flood Risk TAN 18: Transportation TAN 22: Planning for Sustainable Buildings PLANNING COMMITTEE DATE: 11/4/2011 REPORT OF THE HEAD OF REGULATORY DEPARTMENT GWYNEDD (PLANNING, TRANSPORTATION & PUBLIC PROTECTION) Gwynedd Unitary Development Plan 2009: Design Standards – Strategic Policy 4 Development will be expected to be of a good design in order to ensure that it makes a positive contribution, wherever possible, to the landscape, built environment and sustainable development. Land Redevelopment and Reuse – Strategic Policy 6 Priority will be given to making appropriate and suitable use of previously developed land, which is suitable for development, or buildings that are vacant or not used to their full potential. Developments should make the most efficient and practicable use of land or buildings in terms of density, siting and layout. Homes - Strategic Policy 10 The need for housing in the Plan area during the plan period will be met through: • making provision for a total of 4178 housing units, which will include provision of 1807 housing units on allocated sites; 1380 housing units on small and windfall sites, and residential conversion of existing buildings; and 991 on sites with planning permission; • making provision for meeting local need for affordable housing; • distributing the housing units across the Plan area in accordance with the Plan’s settlement strategy. Policy A1 – Environmental or Other Impact Assessments - Ensuring that sufficient information is provided with the planning application regarding any environmental impacts or other likely and substantial impact in the form of an environmental assessment or assessments of other impacts. Policy A3 – Precautionary Principle - Refuse proposals if there is any possibility of serious or irreversible damage to the environment or the community unless the relevant impact assessment can show beyond doubt ultimately that the impact can be avoided or alleviated. Policy B7 – Sites of Archaeological Importance - Refuse proposals which will damage or destroy archaeological remains which are of national importance (whether they are registered or not) or their setting. Also refuse any development which will affect other archaeological remains unless the need for the development is greater than the significance of the archaeological remains. Policy B16 – Protect Nature Conservation Sites of National Importance - Refuse proposals which are likely to cause significant damage to nature conservation sites of national significance unless they conform to a series of criteria aimed at protecting, enhancing and managing recognised features within the sites. Policy B20 – Species and their Habitats that are internationally and Nationally Important - Refuse proposals which are likely to cause disturbance
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