Caulmert Limited Engineering, Environmental & Planning Consultancy Services
ADRA (TAI) CYFYNGEDIG
PROPOSED ERECTION OF A BUILDING TO PROVIDE GROUND FLOOR OFFICE SPACE, 12 NO. SUPPORTED LIVING RESIDETINAL FLATS AND ASSOCIATED DEVELOPMENT INCLUDING CAR PARK TO THE REAR
137 HIGH STREET, BANGOR
SUPPORTING PLANNING STATEMENT
Prepared by:
Caulmert Limited Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Email: [email protected] Web: www.caulmert.com
Doc ref: 4524.CAU.XX.XX.RP.T.9100.S4.C1
August 2020
APPROVAL RECORD
Site: 137 High Street, Bangor
Client: Adra (Tai) Cyfyngedig
Project Title: Proposed erection of a building to provide ground floor office space, 12 no. supported living residential flats and associated development, including car park to the rear
Document Title: Supporting Planning Statement
Document Ref: 4524.CAU.XX.XX.RP.T.9100.S4.C1
Report Status: FINAL
Project Director: Howard Jones
Project Manager: Neil Foxall
Caulmert Limited: Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG
Telephone: 01745 530890
Author Lauren Eaton-Jones Date August 2020 Reviewer Neil Foxall Date August 2020 Approved Neil Foxall Date August 2020
DISCLAIMER
This report has been prepared by Caulmert Limited with reasonable skill, care and diligence, in accordance with the instruction of the above named client and within the terms and conditions of the Contract with the Client.
The report is for the sole use of the above named Client and Caulmert Limited shall not be held responsible for any use of the report or its content for any purpose other than that for which it was prepared and provided to the Client.
Caulmert Limited accepts no responsibility of whatever nature to any third parties who may have been made aware of or have acted in the knowledge of the report or its contents.
No part of this document may be copied or reproduced without the prior written approval of Caulmert Limited.
TABLE OF CONTENTS
PAGE NO. 1.0 INTRODUCTION ...... 1 1.1 The Application...... 1 1.2 The Applicant ...... 2 2.0 THE APPLICATION SITE ...... 3 2.1 Location ...... 3 2.2 Site Access ...... 3 2.3 Topography ...... 3 2.4 Vegetation ...... 3 2.5 Flood Risk ...... 4 2.6 The Surrounding Area ...... 4 2.7 Landscape Designations ...... 4 2.8 Environmental Designations ...... 4 2.9 Heritage Designations ...... 4 2.10 Planning History ...... 4 3.0 THE PROPOSED DEVELOPMENT ...... 5 4.0 PLANNING BACKGROUND...... 6 5.0 PLANNING POLICY ...... 7 5.1 National Planning Policy ...... 7 5.2 Local Planning Policy ...... 12 6.0 PLANNING CONSIDERATIONS ...... 18 6.1 The Principle of Development ...... 18 6.2 Housing Need ...... 18 6.3 Traffic and Access ...... 19 6.4 Ecological Implications ...... 19 6.5 Drainage ...... 20 6.6 Design, Safety and Residential Amenity ...... 20 6.7 Pre Application Consultation……………………………………………………………………………………..20
7.0 CONCLUSIONS ...... 21
FIGURES Figure 1 – Site Location
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
1.0 INTRODUCTION
1.1 The Application
1.1.1 Caulmert Ltd has been appointed by Adra (Tai) Cyfyngedig (“the applicant”) to submit an application for full planning permission to Gwynedd Council for the erection of a building to provide ground floor office space, 12 no. supported living residential flats and associated development, including car park to the rear.
1.1.2 This planning application is accompanied by and should be read in conjunction with the following documentation:
• Supporting Planning Statement – Caulmert Ltd • Need and Homeless Statement – Adra (Tai) Cyfyngedig
• Welsh Language Impact Assessment – Cadnant Planning • Drainage Strategy - Cadarn Consulting Engineers
• Ecological Walkover Survey & Desktop Study – AES Ltd
• Plans: − Location Plan – Dwg. No. 1914/LP01 – BYA Ltd
− Existing Site Plan – − Proposed Site Plan –
− Topographical Survey – Dwg. No. 91121-06-DC 001 – Angle Surveys Ltd − Proposed Lower Ground Floor Plan – Dwg. No. 1914/01B – BYA Ltd
− Proposed Ground Floor – Dwg. No. 1914/02B – BYA Ltd
− Proposed First & Second Floor – Dwg. No. 1914/03B – BYA Ltd − Proposed Third Floor – Dwg. No. 1914/04A – BYA Ltd
− Proposed Front Elevation – Dwg. No. 1914/05A – BYA Ltd − Proposed Rear Elevation – Dwg. No. 1914/06A – BYA Ltd
− Proposed East Elevation & Section – Dwg. No. 1914/07 – BYA Ltd − Proposed West Elevation & Section – Dwg. No. 1914/08 – BYA Ltd
− Proposed Section – Dwg. No. 1914/09 – BYA Ltd
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 1 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
1.2 The Applicant
1.2.1 Adra (Tai) Cyfyngedig, formerly Cartrefi Cymunedol Gwynedd, is a Housing Association set up in 2010 following a ‘yes’ vote from Gwynedd Council tenants. They provide quality, affordable homes and services to tenants and strive to protect and develop the culture and heritage of the communities.
1.2.2 As a registered social landlord their primary purpose is to provide affordable rented homes to those in housing need. They are an independent not-for-profit organisation registered and regulated by the Welsh Government. Being not-for-profit means any surplus income is put back into the business so that they are able to continue providing homes and services and achieve their objectives.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 2 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
2.0 THE APPLICATION SITE
2.1 Location
2.1.1 The application site (referred to hereinafter as ‘the site’) is generally rectangular in shape and measures 560 sq. metres. The site is located off High Street, Bangor. The site comprises of vacant land where a previous building has been demolished and a car parking area to the rear.
2.1.3 The location of the site is shown on Figure 1 below and on submitted plan ref 1914/LP01.
Figure 1 – Site Location (Google Maps)
2.1.4 The site is well related to the existing urban area in terms of its proximity to community facilities and accessibility to surrounding bus links and road network.
2.2 Site Access
2.2.1 Vehicular access to the site is as existing, which is off Castle Hill Car Park. Further information on the access and parking layout is on the proposed site plan.
2.3 Topography
2.3.1 A Topographic Survey for the site was carried out and accompanies the application (plan ref 91121-06-DC 001). The site slopes down from the south-east to the north-west by approximately 4.5m, sloping from High Street, down towards Castle Hill Car Park.
2.4 Vegetation
2.4.1 The site is of limited vegetation given that it comprises of a demolished building, leaving building rubble on the site and a tarmacadam car park. The site has been vacant for a while
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
and the car park unused, therefore, resulting in some common and widespread ruderal species, including butterfly bush, brambles and occasional willows.
2.5 Flood Risk
2.5.1 The site is located in Development Advice Map (DAM) zone A and is, therefore, considered to be at little or no risk of fluvial or coastal/tidal flooding.
2.6 The Surrounding Area
2.6.1 The site falls within the settlement boundary for Bangor and is also within the Town Centre Boundary. The site is, therefore, in an urban area, surrounded by built development. The site is also in close proximity to the area designated as the Primary Shopping Area.
2.7 Landscape Designations
2.7.1 There are no landscape designations on the application site or within its immediate vicinity.
2.8 Environmental Designations
2.8.1 The site does not fall within any environmental designations.
2.9 Heritage Designations
2.9.1 There are no designated heritage assets on the application site itself or within its immediate vicinity.
2.10 Planning History
2.10.1 The history for the site is as follows:
Application ref. C13/0995/11/LL - Demolition of existing building and construct a new building to provide 2 retail units on the ground floor and 49 student bedrooms above with parking area, bin storage and landscaping - Approved 29.09.14.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 4 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
3.0 THE PROPOSED DEVELOPMENT
3.0.1 This application seeks full planning permission for the erection of a building comprising of office at ground floor and 12 no. supported living residential flats, together with associated development including car parking to the rear.
3.0.2 The proposed development provides supported living in self-contained residential units for those who may have found themselves homeless and need some assistance with their transition to an affordable dwelling. The residential units provided should be considered as a stepping stone for those who need support in improving their lives. The proposal also includes office accommodation at ground floor, accessed off the High Street where professional help and advice can be given to those who need it. There is an issue with homelessness in Gwynedd, particularly in the city of Bangor and, hence, the concept of this mixed-use development within the city centre.
3.0.4 The proposed site plan submitted with the application demonstrates that the proposed building can be adequately provided within the site, along with car parking to the rear, whilst respecting all required standards and making a positive contribution to this vacant site on the High Street.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 5 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
4.0 PLANNING BACKGROUND
4.0.1 The application site lies within Bangor settlement boundary, as defined by the Anglesey and Gwynedd Joint Local Development Plan (2011-2026). This LDP was formally adopted on 31st July 2017. The site is considered to be a windfall site within the settlement boundary.
4.0.2 Section 17 of the Planning (Wales) Act 2015 and the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 (DMPWO) as amended by the 2016 Order requires applicants to carry out pre-application consultation for major development. This includes the erection of 10 or more dwellings and therefore, the proposal, falls under this requirement. This Supporting Planning Statement has been published for pre-application consultation purposes in accordance with the relevant regulations.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 6 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
5.0 PLANNING POLICY
5.1 National Planning Policy
5.1.1 Planning Policy Wales (Edition 10, December 2018) provides the overarching policy context and guidance for planning within Wales. It states that “PPW will help to ensure that the planning decisions taken in Wales, no matter how big, or how small, are going to improve the lives of both current and future generations. It will support changing the way we live and work, and the buildings and environment of Wales, today, building a better environment to accommodate current and future needs”.
5.1.2 Chapter 1 ‘Introduction’ sets out seven well-being goals for a sustainable Wales;
• A globally responsible Wales • A prosperous Wales • A resilient Wales • A healthier Wales • A more equal Wales • A Wales of cohesive communities • A Wales of vibrant culture and thriving Welsh Language
5.1.3 The Well-being of Future Generation Act (Wales) places a duty on public bodies to carry out sustainable development. The Act provides the following definition of sustainable development in Wales;
• “Sustainable development” means the process of improving the economic, social, environmental and cultural well-being of Wales by taking action, in accordance with the sustainable development principle, aimed at achieving the well-being goals.
• Acting in accordance with the sustainable development principles means that a body must act in a manner which seeks to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs”.
5.1.4 Chapter 2 ‘People and Places: Achieving Well-being Through Placemaking’, at paragraph 2.13, ‘Key Planning Principles’ states:
“The plan led system underpins the delivery of sustainable places. To ensure all development plans and decisions taken by the planning system work together to deliver sustainable places. The 5 key Principles (see Figure 3) represent the guiding vision for all development plans, including the NDF.” “These principles will enable the goals and five ways of working set out in the Well-being of Future Generations Act to be realised through land use planning.
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
5.1.5 Chapter 2 ‘People and Places: Achieving Well-being Through Placemaking’,at paragraph 2.15 states;
“National Sustainable placemaking outcomes should be used to inform the preparation of development plans and the assessment of development proposals”
5.1.6 National Sustainable placemaking outcomes are identified as:
• Creating and Sustaining Communities; • Making best use of resources; • Growing our economy in a sustainable manner; • Maximising Environmental Protection and Limiting Environmental Impact; • Facilitating Accessible and Healthy Environments.
5.1.7 Chapter 3, ‘Strategic and Spatial Choices’, at paragraph 3.3 states:
“Good design is fundamental to creating sustainable places where people want to live, work and socialise. Design is not just about the architecture of a building, but the relationship between all elements of the natural and built environment and between people and places”.
5.1.8 Paragraph 3.4 states;
“Design is an inclusive process, which can raise public aspirations, reinforce civic pride and create a sense of place and help shape its future.”
5.1.9 Paragraph 3.51 focuses on the preference for the re-use of previously developed land and states;
Previously developed (also referred to as brownfield) land (see definition overleaf) should, wherever possible, be used in preference to greenfield sites where it is suitable for development.
5.1.10 Furthermore, paragraph 3.51 states;
In settlements, such land should generally be considered suitable for appropriate development where its re-use will promote sustainability principles and any constraints can be overcome.
5.1.11 Chapter 4, Active and Social Places, at paragraph 4.1 Transport states that:
“The planning system should enable people to access jobs and services through shorter, more efficient and sustainable journeys, by walking, cycling and public transport. By influencing the location, scale, density, mix of uses and design of new
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
development, increases physical activity, improves health and helps to tackle the causes of climate change and airborne pollution by…..”:
• Enabling More Sustainable Travel; • Network Management; and • Demand Management.
5.1.12 Paragraph 4.1.4 states that “Land use and transport planning must be integrated. The planning system must ensure it enables integration:
• Within and between different types of transport; • Between transport measures and land use planning; • Between transport measures and policies to protect and improve the environment; and • Between transport measures and policies for education, health, social inclusion and wealth creation”.
5.1.13 Paragraph 4.1.8 – ‘Sustainable Transport’ confirms that “The Welsh Government is committed to reducing reliance on the private car and supporting a modal shift to walking, cycling and public transport. It further states at 4.1.9 that “The planning system has a key role to play in reducing the need to travel and supporting sustainable transport, by facilitating developments which:
• Are sited in the right locations, where they can be easily accessed by sustainable modes of travel and without the need for a car; • Are designed in a way which integrates them with existing uses and neigbourhoods; and • Make it possible for all short journeys within and beyond the development to be easily made by walking and cycling.”
5.1.14 Paragraph 4.2 – ‘Housing’, at paragraph 4.2.1 states that:
“Planning authorities must understand all aspects of the housing market in their areas, which will include the requirement, supply and delivery of housing”.
5.1.15 Paragraph 4.2.16 states that:
“Planning authorities, land owners and house builders must work together constructively to identify deliverable housing land in sustainable locations for development. When identifying sites to be allocated for housing in development plans, planning authorities must follow the search sequence set out in paragraphs 3.37-3.38 starting with the re-use of previously developed and/or underutilized land within settlements……”
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
5.1.16 Paragraph 4.2.17 recognises that “maximising the use of suitable previously developed and/or underutilised land for housing development can assist regeneration and at the same time relieve pressure for development on greenfield sites”.
5.1.17 Paragraph 4.2.25 – ‘Affordable Housing’ states that:
“A community’s need for affordable housing is a material planning consideration which must be taken into account in formulating development plan policies and determining relevant planning applications”.
5.1.18 Chapter 5, ‘Productive and Enterprising Places’, at paragraph 5.7.8 states;
“The benefits of renewable and low carbon energy, as part of the overall commitment to tackle climate change and increase energy security, is of paramount importance”. The continued extraction of fossil fuels will hinder progress towards achieving overall commitments to talking climate change. The planning system should:
• ……..facilitate the integration of sustainable building design principles in new development; • Optimize the location of new developments to allow for efficient use of resources;…..”
5.1.19 Chapter 5, paragraph 5.8, ‘Reduce Energy Demand and Use of Energy Efficiency’, at paragraph 5.8.1 states that:
“The Planning system should support new development that has very high energy performance, supports decarbonisation, tackles the causes of climate change, and adapts to the current and future effects of climate change through the incorporation of effective mitigation and adaption measures”.
5.1.20 Chapter 6 ‘Distinctive and Natural Places’, at paragraph 6.6.17, in relation to Sustainable Drainage systems and Development, states that:
“New developments of more than one dwelling or where the area covered by construction work equals or exceeds 100 square metres also require approval from the SuDS Approval Body (SAB) before construction can commence”.
At paragraph 6.6.18, it also states that:
“The provision of SuDS must be considered as an integral part of the design of new development and considered at the earliest possible stage when formulating proposals for new development”.
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
5.1.21 With regards to car parking, paragraph 4.1.50 states;
Car parking provision is a major influence on how people choose to travel and the pattern of development. Where and how cars are parked can in turn be a major factor in the quality of a place. …..Planning authorities must support schemes which keep parking levels down, especially off street parking when well designed.
5.1.22 Technical Advice Note (TAN) 2: Planning and Affordable Housing (2006) provides practical guidance on the role of the planning system in delivering affordable housing.
5.1.23 Section 6 Working together – the roles of local authorities, RSLs and private developers, discusses and collaborative approach between local planning authorities, RSLs and private developers. Paragraph 6.4 states:
The key areas where local planning authorities, housing authorities, RSLs and private developers should work together are: • establishing housing requirements within the local housing market(s); • setting targets for the provision of affordable housing through the planning system (both authority-wide and site specific); • monitoring changing housing requirements; • updating planning and housing policies and affordable housing targets; • identifying potential sites for affordable housing (including windfall sites and rural exception sites); • using planning conditions and planning obligations to secure affordable housing; • establishing an appropriate mix of housing types and tenures which will contribute to the identified need for affordable housing and to the objective of achieving mixed and sustainable communities; • constructing and managing affordable housing; • controlling occupancy to ensure that the affordable housing provided is occupied by people falling within particular categories of need.
5.1.24 Technical Advice Note (TAN) 15: Development and Flood Risk (2004) provides guidance regarding flood risk and proposed development. A general approach of PPW, supported by the TAN, is to advise caution in respect of new development in areas at high risk of flooding by setting out a precautionary framework to guide planning decisions.
The overarching aim of the precautionary framework is, in order of preference, to;
• Direct new development away from those areas which are at high risk of flooding. • Where development has to be considered in high risk areas (zone C) only those developments which can be justified on the basis of the tests outlined in section 6 and section 7 are located within such areas.
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
5.2 Local Planning Policy
5.2.1 The Statutory Development Plan for area within which the application site is located comprises of the Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026) which was adopted 31st July 2017.
Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026)
5.2.2 On the 28th July 2017 Gwynedd Council decided to adopt the Anglesey and Gwynedd Joint Local Development Plan. The Isle of Anglesey County Council decided to adopt the Plan on 31st July 2017. Therefore the Anglesey and Gwynedd Joint Local Development Plan (Joint LDP) was adopted on the 31st July 2017.
5.2.3 The application site lies within the development boundary for Bangor as defined by the Joint LDP. The Settlement Hierarchy identifies Bangor as a ‘Sub-regional centre’, and the Housing Strategy identifies that 53% of the overall housing land requirement identified for the Plan area will be directed to Bangor.
5.2.4 Paragraph 6.4.18 and 6.4.19 of the LDP sets out the following in relation to the sustainability of and future growth in Bangor:
Bangor benefits from a strong strategic rail and road corridor running through North Wales connecting the key hubs as recognised in the Wales Spatial Plan. It is a strategic sub-regional retail centre and performs as cross boundary Centre providing for opportunities for small, medium and large scale employment opportunities on established and new sites; higher and further education and education facilities; and leisure and health facilities/ services. It has excellent public transport links with lower order settlements within and outside the Plan area.
Over the Plan period a higher proportion of new development required in the Plan area will take place within, and on the edge of Bangor through completions, commitments, windfall and new allocations. Development boundaries have been amended to reflect the proposed development. The Centre will provide for a combination of market and affordable housing.
5.2.5 The Vision and Strategic Objectives within Section 5 contains a number of ‘Themes’ as Strategic Objectives. Of relevance to the proposal, Theme 4 states;
Theme 4: To give everyone access to a home appropriate to their needs
SO15 To ensure that a sufficient and appropriate range of housing sites are available in sustainable locations in accordance with the settlement hierarchy to support economic growth.
SO16 To provide a mixture of good quality and affordable housing units, of a range of types and tenures to meet the housing requirements of all sections of the population: Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 12 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
Key outputs: • there will be a consistent minimum 5 year supply of land for housing; • housing growth will be distributed across the Plan area in accordance with the spatial • distribution; • the supply of affordable housing units will have increased; • the demand for sites for Gypsies and Travellers will have been addressed.
5.2.6 Section 6.4 Managing Growth and Development – Supply and Quality of Housing, strategic policy ‘PS 16: Housing Provision’ states;
Based on the level of anticipated housing need, balanced against deliverability, environmental and landscape constraints, economic and demographic prospects, and potential demographic profile, the Councils will make provision for a requirement for 7,184 housing units between 2011 and 2026. This requirement will be met by identifying opportunities for around 7,902 housing units to enable a 10% slippage allowance.
A constant minimum 5 year supply of housing land will be maintained by allocating land and facilitating development on windfall sites and by using existing buildings.
This level of growth is distributed in accordance with Strategic Policy PS 17 and Policies TAI 1 to TAI 6 and will be monitored on an annual basis via the Joint Housing Land Availability Studies and the Annual Monitoring Reports.
5.2.7 ‘Policy TAI 1: Housing in Sub-Regional Centre & Urban Service Centres’ makes clear that in the Sub-Regional Centre of Bangor, housing to meet the Plans’ strategy will be delivered through a combination of housing allocations and suitable windfall sites within the development boundary. The policy goes onto identify that windfall sites in Bangor could deliver a total of 479 units.
5.2.8 With regards to housing mix, ‘Policy TAI 8: Appropriate Housing Mix’ states;
Proposals should contribute to creating sustainable mixed communities by: 1. Maximising the delivery of affordable housing (including for local need) across the Plan area in accordance with Strategic Policy PS 18; 2. Contributing to redress an identified imbalance in a local housing market; 3. Ensuring the sustainable use of housing land, ensuring an efficient density of development compatible with local amenity in line with Policy PCYFF 3; 4. Ensuring the correct mix of housing unit types and tenures to meet the needs of the Plan area’s current and future communities; 5. Making provision, as appropriate, for specific housing needs such as student accommodation, homes for the elderly, Gypsy & Travellers, supported accommodation, nursing, residential and extra care homes, needs of people with disabilities;
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
6. Improving the quality and suitability of the existing housing stock; 7. Ensuring high standards of design that create sustainable and inclusive communities in line with Policy PCYFF 3.
5.2.9 With regards to affordable housing, strategic policy ‘PS 18: Affordable Housing’ states that development opportunities have been identified to provide a minimum target of 1,572 new affordable homes. This strategic policy is then supported by Policy TAI 15.
5.2.10 Policy ‘TAI 15: Affordable Housing Threshold & Distribution’ states that the Council will seek to secure an appropriate level of affordable housing across the Plan area by working in partnership with Registered Providers, developers and local communities to meet the minimum target presented in Strategic Policy PS 18. It goes on to explain the thresholds determined by the settlement categories. The settlement concerned, Bangor, is a ‘Sub Regional Centre’, and lies within the ‘Northern Coast & South Arfon House Price Area’ in which a 20% affordable housing contribution is sought.
5.2.11 Strategic ‘Policy PS 1: Welsh Language and Culture’ aims to promote the Welsh Language and states;
The Council will promote and support the use of the Welsh Language in the Plan area. This will be achieved by:
1. Using appropriate mechanisms to ensure that suitable measures that mitigate negative impacts are provided or a contribution is made towards them; 2. Refusing proposals that due to its size, scale or its location, would cause significant harm to the character and language balance of a community 3. Encouraging all signage by public bodies and by commercial and business companies to be bilingual ; 4. Encouraging the use of Welsh place names for new developments, house and street names.
5.2.12 Strategic Policy ‘PS 4: Sustainable Transport, Development and Accessibility’ states;
Development will be located so as to minimise the need to travel. The Councils will support transport improvements that maximize accessibility for all modes of transport, but particularly by foot, cycle and public transport. This will be achieved by securing convenient access via footways, cycle infrastructure and public transport where appropriate, thereby encouraging the use of these modes of travel for local journeys and reducing the need to travel by private car.
5.2.13 Furthermore, policy ‘TRA 4: Managing Transport Impacts’, states;
Where necessary, safe and convenient provision will be sought in conjunction with proposals for:
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
1. Pedestrians, including people with prams and/or young children; 2. Disabled people with mobility impairments and particular access needs; 3. Cyclists; 4. Powered two-•‐wheelers; 5. Public transport; 6. Vehicular access and traffic management within the site and its vicinity; 7. Car parking and servicing; 8. Coach parking; and 9. Horse-•‐riders.
Proposals that would cause unacceptable harm to the safe and efficient operation of the highway, public transport and other movement networks including pedestrian and cycle routes, public rights of way and bridle routes, will be refused.
5.2.14 With regards to sustainable development and sustainable living. Strategic policy ‘PS 5: Sustainable Development’ states;
Proposals will only be permitted where it is demonstrated that they are consistent with the principles of sustainable development. All proposals are required to:
1. Accord with national planning policy and guidance in accordance with Policy PCYFF1; 2. Alleviate the causes of climate change and adapting to those impacts that are unavoidable in accordance with Strategic Policy PS6; 3. Give priority to effective use of land and infrastructure, prioritizing wherever possible the reuse of previously developed land and buildings within the development boundaries of Sub Regional Centre, Urban and Local Service Centres, Villages or in the most appropriate places outside them in accordance with Strategic Policy PS15; 4. Promote greater self-•‐containment of Centres and Villages by contributing to balanced communities that are supported by sufficient services; cultural, arts, sporting and entertainment activities; a varied range of employment opportunities; physical and social infrastructure; and a choice of modes of travel; 5. Protect, support and promote the use of the Welsh language in accordance with Strategic Policy PS1; 6. Preserve and enhance the quality of the built and historic environment assets (including their setting), improving the understanding, appreciation of their social and economic contribution and sustainable use of them in accordance with Strategic Policy PS17; 7. Protect and improve the quality of the natural environment, its landscapes and biodiversity assets, including understanding, and appreciating them for the
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
social and economic contribution they make in accordance with Strategic Policy PS16; 8. Reduce the effect on local resources, avoiding pollution and incorporating sustainable building principles in order to contribute to energy conservation and efficiency; using renewable energy; reducing / recycling waste; using materials from sustainable sources; and protecting soil quality;
5.2.15 Furthermore, Strategic Policy ‘PS 6: Alleviating and Adapting to the Effects of Climate Change’ states;
In order to alleviate the effects of climate change proposals will only be permitted where it is demonstrated that they have fully taken account of and responded to the following:
1. The energy hierarchy: i. Reducing energy demand; ii. Energy efficiency; iii. Using low and zero carbon energy technologies energy wherever practical and viable and consistent with the need to engage and involve communities, protect visual amenities, the natural, built and historic environment and the landscape.
2. Reducing greenhouse gas emissions, help to reduce waste and encourage travel other than by car.
5.2.16 With regards to the ‘Development Criteria’, policy PCYFF 2 states:
A proposal: 1. Must comply with all relevant policies in the Plan; 2. Must comply with national planning policy and guidance. 3. Will be approved within defined development boundaries or the built form of identified clusters listed in the settlement framework set out in Strategic Policy PS15, subject to detailed material planning considerations; 4. Should make the most efficient use of land, including achieving densities of a minimum of 30 housing units per hectare for residential development (unless there are local circumstances that dictate a lower density); 5. Must provide appropriate amenity space to serve existing and future occupants; 6. Should have regard to the generation, treatment and disposal of waste; 7. Includes, where applicable, provision for the appropriate management and eradication of invasive species;
5.2.17 Policy PCYFF 3: relates to ‘Design and Place Shaping’ and states:
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Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
All proposals will be expected to demonstrate high quality design which fully takes into account the natural, historic and built environmental context and contributes to the creation of attractive, sustainable places. Innovative and energy efficient design will be particularly encouraged. Proposal, including extensions and alterations to existing buildings and structures will only be permitted provided they conform to all of the following criteria, where relevant:
1. It complements and enhances the character and appearance of the site, building or area in terms of siting, appearance, scale, height, massing and elevation treatment; 2. It respects the context of the site and its place within the local landscape, including its impact on important principal gateways into Gwynedd or into Anglesey, its effects on townscape and the local historic and cultural heritage and it takes account of the site topography and prominent skylines or ridges; 3. It utilises materials appropriate to its surroundings and incorporates hard and soft landscaping and screening where appropriate, in line with Policy PCYFF 4; 4. It achieves and creates attractive, safe places and public spaces, taking account of 'Secured by Design' principles (including where appropriate natural surveillance, visibility, well-lit environments and areas of public movement); 5. It plays a full role in achieving and enhancing a safe and integrated transport and communications network promoting the interests of pedestrians, cyclists and public transport and ensures linkages with the existing surrounding community; 6. Its drainage systems are designed to limit surface water run-off and flood risk and prevent pollution; 7. The layout and design of the development achieves inclusive design by ensuring barrier free environments, allowing access by all and making full provision for people with disabilities; 8. Where practical, include infrastructure for modern telecommunications and information; 9. Encourage active frontages at ground level where development is non-residential; 10. It helps create healthy and active environments, and considers the health and well- being of future users.
5.2.18 With regards to Water Conservation, policy PCYFF 6 states;
Proposals should incorporate water conservation measures where practicable, including Sustainable Urban Drainage Systems (SUDS). All proposals should implement flood minimisation or mitigation measures where possible, to reduce surface water run-•‐off and minimise its contribution to flood risk elsewhere.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 17 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
6.0 PLANNING CONSIDERATIONS
6.1 The Principle of Development
5.2.1 The application site falls within the settlement of Bangor as defined by the Joint Local Development Plan where development can generally be supported. The principle of residential development inside the development boundary is encouraged by Policy TAI 1 when considering this as a windfall site within the Sub-Regional Centre of Bangor.
5.2.2 The development of this site to provide office accommodation and 12 no. supported living residential units would go some way to address the current homelessness problem in Bangor and provide a much needed office in the city centre that is easily accessible to deal with homeless people who need support.
5.2.3 The site is an appropriate location for this mixed-use development of office accommodation and residential units as it complies with the relevant planning policies of the Joint LDP and is sited within a built-up area of Bangor. The proposal also presents an opportunity to redevelop a vacant site where the previous building has been demolished and leaves a site that is untidy in appearance, which is a positive for this part of the High Street.
5.2.4 The site is sustainably located with excellent access to public transport including buses and Bangor Railway Station, which provides links to several stations along the North Wales Coastline. More locally, the application site is positioned within the town centre boundary where there are numerous shops, services and employment opportunities.
6.1.1 Sustainable development is defined in Planning Policy Wales as having three dimensions; economic, social and environmental. The proposal would clearly have economic benefits, through the provision of jobs during the construction phase and new housing close to existing employment opportunities. In social terms, the scheme would provide affordable housing provision in an area where there is clearly an identified shortfall. In environmental terms, the scheme would not give rise to any adverse impacts on the natural, built and historic environment. As such, the development of the site for housing constitutes sustainable development under PPW.
6.2 Housing Need
6.2.1 This application is supported by a Need and Homeless Statement undertaken by the applicant, which should be read in conjunction with this report. This includes background information on the increase in homelessness in Gwynedd and also considers unemployment and the impact of the Covid-19 pandemic.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 18 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
6.3 Traffic and Access
6.3.1 The application site comprises of a car park to the rear, accessed via Castle Hill Car Park. The existing access to the car parking area is to be utilised with no changes to the access required.
6.4 Ecological Implications
6.4.1 The application is supported by a Walkover Survey & Desktop Study prepared by AES Ltd. The survey area comprises mainly of building rubble following demolition and a tarmacadam car park. The site is, therefore, of low conservation interest.
6.4.2 There are no statutory sites of international or national conservation interest within the 500m search area. There are four non-statutory sites, Local Wildlife Sites (LWS) within the 500m search area: Bangor Mountain, Glanadda Hill, Behind Chemistry Block and Lon Pobty.
6.4.3 The nearest sites of international conservation interest are Y Fenai a Bae Conwy/Menai Strait and Conwy Bay SAC (0.98km to the north-west) and Traeth Lafan/Lavan Sands, Conway Bay SPA/SSSI (1.68km to the north-east). Y Fenai a Bae Conwy/Conwy Bay comprises of internationally important coastal habitats and Traeth Lafan SPA is a large intertidal area of sand- and mud-flats that supports populations of European importance of overwintering Oystercatcher Haematopus ostralegus.
6.4.4 The development site is of low ecological value. The development of the site to provide flats and office facilities is not anticipated to have any significant negative impacts on ecology. There is no feasible mechanism by which the development could impact on the habitats within the SAC or any of the ecological interest features within the SPA. The demolished building, car park and stone walls do not provide any habitat suitable for overwintering birds within the SPA.
6.4.5 No impact is anticipated on the Local Wildlife Sites in the area, there is no feasible mechanism by which the development could impact on the non-statutory sites.
6.4.6 There are no Environment (Wales) Act (2016) Section 7 or Gwynedd BAP priority habitats within or immediately adjacent to the development area.
6.4.7 The walls of the adjacent buildings are assessed as having negligible opportunities for crevice dwelling bats in either the summer or winter months.
6.4.8 No further ecological surveys are recommended.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 19 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
6.5 Drainage
6.5.1 The application is supported by a Drainage Strategy by Cadarn Consulting Engineers. Full details of the proposed drainage system for both surface and foul flows are available within the accompanying Drainage Strategy.
6.6 Design, Safety and Residential Amenity
6.6.1 Joint LDP Policy PCYFF2 relates to building design and covers amongst other criteria; character, form and design.
6.6.2 The site layout has been developed following a detailed analysis of the site whilst taking into consideration the national and local requirements for residential developments. The proposal has also been developed being mindful of the High Street frontage and the importance of the ground floor appearance and use, given that the application site falls within the Town Centre boundary. Providing an office at ground floor ensures a positive addition to the High Street’s retail strategic function.
6.6.3 The buildings has a clearly defined front and back which provides better security and privacy, animates the public realm and helps people to orientate themselves.
6.6.5 Joint LDP Policy PCYFF 3 quotes that all proposals will be expected to demonstrate high quality design and in terms of materials, supports developments that utilise materials that are appropriate to its surroundings. In response to this policy the scheme has been carefully crafted to create a high quality contemporary development whilst retaining the character of the local area.
6.6.6 As such the proposed development would full comply with the development plan policies of the Joint LDP.
6.7 Pre-Application Consultation
6.7.1 The proposed development constitutes major development and, therefore, falls within the requirement for pre-application consultation in accordance with the provisions of Section 61Z of the Town and Country Planning Act 1990, as amended (“the Act”), and the Town and Country Planning (Development Management Procedure) (Wales) Order 2012, as amended (DMPWO).
6.7.2 The PAC Report sets out the pre-application consultation activities undertaken, the consultation responses received and how the Applicant has taken these responses into account.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 20 August 2020
Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement
7.0 CONCLUSIONS
7.0.1 This application seeks full planning permission from Gwynedd Council for the erection of a building comprising of office at ground floor and 12 no. residential flats, together with associated parking to the rear and infrastructure including drainage, bin storage and landscaping.
7.0.2 The proposed site plan submitted with the application demonstrates that the proposed development can be adequately provided within the site, whilst respecting required standards including residential amenity, together with the required infrastructure and landscaping.
7.0.3 The development plan within which the site is located is the Joint Gwynedd and Anglesey Local Development Plan for the period 2011 – 2021 which was adopted 31st July 2017. The application site falls within the development boundary of Bangor, which is defined as a Sub- Regional Centre by the Joint LDP where there is a general presumption in favour of development.
7.0.4 As discussed in the sections above it is considered that the proposal represents a positive contribution towards sustainable development within Gwynedd and an opportunity to make a contribution to the housing needs of the area, including the delivery of affordable housing in an area of significant need. Furthermore, the proposal provides an office at ground floor, which fronts onto the High Street and provides a new addition within Bangor’s designated Town Centre Boundary.
7.0.5 The proposed development accords with the key principles of Planning Policy Wales as well as local policies in the adopted Joint Local Development Plan.
7.0.6 The planning balance therefore falls firmly in favour of the proposed development and as such it is considered that there are no overriding reasons why planning permission for the proposed development should be withheld.
Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 21 August 2020
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