PWYLLGOR DYDDIAD: 16/04/2012 SIAMBR DAFYDD ORWIG CYNLLUNIO DATE: CHAMBER CAERNARFON PLANNING COMMITTEE EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C08D/0257/40/AM Llannor Tir Ger / Land Nr. - Dolydd, Y Ffor, 2 C11/0690/14/LL Caernarfon Hendy Farm, Pant Road, Caernarfon 3 C11/0984/34/LL Clynnog Tyddyn Soar, Llys Eben, Clynnog Fawr 4 C11/1007/45/LL Pwllheli Gimblet Rock Caravan Park, Pwllheli 5 C11/1103/15/AM Llanberis Tir ger / land near, Ty Du Road, Llanberis 6 C11/1113/16/LL Llandygai Chwarel Penrhyn Quarry, Bethesda 7 C12/0079/40/LL Llannor Cyn / Former - Harlech Frozen Foods, Y Ffor 8 C12/0195/33/LL Buan Plas Yng Ngheidio, Boduan 9 C12/0211/11/LL Bangor Tir ger Stryd y Deon / Land adjacent Dean Street, Bangor 10 C12/0208/39/LL Llanengan Maes Carafanau Pant Gwyn Cottage, Sarn Bach, Abersoch 11 C12/0352/41/LL Llanystumdwy Tir ger / Site adjacent Wern, Chwilog Number: 1 Application Number: C08D/0257/40/AM Date Registered: 12/06/2008 Application Type: Outline Community: Llannor Ward: Abererch Proposal: CONSTRUCTION OF FOUR SINGLE-STOREY DWELLINGS AND FIVE TWO-STOREY DWELLINGS Location: LAND NR. - DOLYDD, Y FFOR, PWLLHELI, GWYNEDD Summary of the TO DELEGATE POWERS TO APPROVE SUBJECT TO SIGNING A Recommendation: SECTION 106 AGREEMENT. 1. Description: 1.1 An outline application to construct a terrace of four single-storey dwellings and five two-storey dwellings together with an associated estate road which would form an extension to the existing small estate road. This outline application includes giving consideration to the location of the buildings and the means of access. The site plan submitted indicates that the single-storey dwellings would be two-bedroomed and the two-storey dwellings three-bedroomed, and that a garage would be associated with two of the two-storey dwellings. 1.2 The site lies within the development boundary of the village and the land has been designated for housing. A site which has been designated for safeguarding employment is located to the east of the site. Dwellings are situated to the north and west of the site and open fields to the south. A public footpath runs through part of the site and it would appear that the course of this path was obstructed as a result of the development of Council housing many years ago. The proposal will obstruct the course of this path and consideration must be given to diverting or abolishing it if the application is to be approved. The provision of a footpath to Canolfan y Gwystl through the site is proposed if the application is approved. 1.3 A Design and Access Statement was received as part of the application. 1.4 On 15 September 2008 the former Dwyfor Planning Committee decided to delegate power to approve the application subject to signing a section 106 local need affordable housing agreement for three of the dwellings, which would include at least one of the two-storey dwellings. The application is being resubmitted to Committee as the applicant, because of the viability of developing the site, is requesting that two rather than three of the dwellings be signed as local need affordable housing. 2. Relevant Policies: 2.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales emphasise that planning decisions should be in accordance with the Development Plan, unless material considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. 2.2 Gwynedd Unitary Development Plan 2009: 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. B22 – BUILDING DESIGN - Promote good building design by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and character of the local landscape and environment. B23 – AMENITIES - Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features of the amenities of the local area. B25 – BUILDING MATERIALS - Safeguard the visual character by ensuring that building materials are of high standard and in-keeping with the character and appearance of the local area. CH1 – PROPOSALS TO BUILD HOUSES ON SITES ALLOCATED FOR HOUSING – Use will be approved provided that criteria relating to specific features of the development can be met. CH6 – AFFORDABLE DWELLINGS ON EACH DESIGNATED SITE IN THE PLAN AREA AND ON UNDESIGNATED WINDFALL SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND THE URBAN CENTRES – Refuse proposals to develop housing on sites that have been designated for housing or on windfall sites within the development boundaries of the sub-regional centre and the urban centres where it is not possible to comply with criteria controlling affordability and the local need of the development. CH18 – AVAILABILITY OF INFRASTRUCTURE - Development proposals will be refused unless there is adequate provision of necessary infrastructure for the development, unless they conform to one of two specific criteria which require that appropriate arrangements are made for sufficient provision or that the development is carried out in stages in order to conform to any proposed plan for the provision of the infrastructure. CH22 – CYCLING NETWORK, PATHS AND RIGHTS OF WAY – All parts of the cycling network, paths and rights of way shall be protected and promoted by assessing any proposal that would infringe on them and seeking to satisfactorily incorporate them within the development. If this is not possible, appropriate provision will have to be made to divert the route or to provide a new and acceptable route. Proposals will be refused also if they are likely to infringe on plans to extend the cycling network, paths or rights of way unless a suitable alternative route can be provided. CH33 – SAFETY ON ROADS AND STREETS – Development proposals will be approved if they comply with specific criteria relating to the vehicular access, the standard of the existing roads network and traffic calming measures. CH36 – PRIVATE CAR PARKING FACILITIES – Proposals for new developments, extensions to existing developments or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidance. Consideration will be given to the accessibility of public transport services, the possibility of walking or cycling from the site and the proximity of the site to a public car park. In circumstances where there is an assessed need for off-street parking and when the developer does not offer parking facilities on the site, or where it is not possible to take advantage of the existing parking provisions, proposals will be approved provided the developer contributes to the cost of improving the accessibility of the site or providing the number of necessary parking spaces on another site nearby. 2.3 National Policies: Planning Policy Wales (Fourth edition, February 2011) TAN 12: Design TAN 18: Transport TAN 22: Sustainable Buildings 3. Relevant Planning History: 3.1 Outline planning permission for residential development on fields OS ref. 234 and 235 was refused in 1965. An application to construct council housing on field 234 was withdrawn in 1971. In 2000 permission was granted to construct two single- storey dwellings for the elderly / disabled on a site adjacent to the current application site, which has the same access to the A499 county road. In 2002 permission was granted to construct three single-storey dwellings for the elderly / disabled on a site adjacent to the current application site. In 2006 an application to construct four single-storey dwellings and three two-storey dwellings was withdrawn because it was premature to submit the application prior to receiving the Inspector’s report on the GUDP. 4. Consultations: Community/Town Council: Support. Transportation Unit: Suggest that a number of conditions be imposed on any planning permission. Environment Agency: No observations. Welsh Water: Conditions need to be imposed on any planning permission in relation to foul water, surface water and land drainage. Footpaths Officer: Opposes the development in its current form because it would obstruct the line of public footpath no. 17 Llannor. Therefore, the footpath will have to be diverted in order to avoid one of the proposed houses (dwelling no. 5 on the plan submitted) or better still diverted so as to run along the southern boundary wall from the proposed development site and continue to a public road near 14 Cae'r Gromlech. Affordable Housing Officer: Supportive of the type of provision proposed. The applicant needs to submit details of the costing of the work to the Council in order to justify the inability to restrict more than two dwellings to being affordable housing by means of a section 106 agreement. Need to ensure that the affordable dwellings are sold / rented to local residents and that rent levels and / or sale prices are affordable. Need to restrict any units to be sold to 70% of the open market value and / or ensure that rent levels are affordable. Need a list of the rent levels that the applicant is currently charging in Y Ffôr as it would give an indication of how affordable the rent levels would be in comparison with open market rents and social housing rents. Gwynedd Archaeological Need to include an archaeological condition on any planning Planning Service: permission. Public Consultation: A notice was placed on the site and neighbouring residents were informed. The second consultation period ended on 8 February 2011.