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P/2016/0795 Grid Ref: 293722.56 247588.94

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P/2016/0795 Grid Ref: 293722.56 247588.94 Planning, Taxi Licensing and Rights of Way Committee Report Application No: P/2016/0795 Grid Ref: 293722.56 247588.94 Community Llangamarch Wells Valid Date: Officer: Council: 28/07/2016 Gemma Bufton Applicant: Butlerwall Homes, c/o Agent Location: Development at Cefn Llan, Llangammarch Wells, Powys. Proposal: Construction of 30 residential units, play area and associated works Application Application for Full Planning Permission Type: The reason for Committee determination Cllr Van-Rees requested that the application be determined by Members of the Planning, Taxi Licensing and Rights of Way Committee due to history to the application site. Site Location and Description The application site is located within the settlement development limits for Llangammarch Wells. The application site comprises of an agricultural field approximately 1.5 hectares in area located to the northern end of Llangammarch Wells. To the north of the application site is agricultural land whilst to the east there is a woodland area and a railway line. To the western boundary of the application site runs the County Class III highway the C0029 and then to the south is a residential property (Talybryn) which forms a detached bungalow. Consent is sought in full for the construction of 30 residential units, play area and associated works. The scheme will provide a mixture of 5 varying house designs consisting of bungalows and two storey dwellings. The designs will consist of the following: Apple (4 bed 2 storey houses)- To measure approximately 8.6 metres in width by 8.8 metres in length reaching a height to the ridge and eaves of 7.7 metres and 5.5 metres respectively. Ash (3 bed 2 storey semi-detached houses) – To measure approximately 11.3 metres in width by 8.8 metres in length reaching a height to the ridge and eaves of 7.9 metres and 5.1 metres respectively. Cedar (2 bed 2 storey terraced houses) – To measure approximately 14.4 metres in length by 9.6 metres in width reaching a height to the ridge and eaves of 8.2 metres and 5.1 metres respectively. Holly (4 bed bungalows) – To measure approximately 13.3 metres in length by 12 metres in width reaching a height to the ridge and eaves of 5 metres and 2.5 metres respectively. Willow (3 bed bungalows) – To measure approximately 13.2 metres in length by 7.6 metres respectively reaching a height to the ridge and eaves of 5 metres and 2.5 metres respectively. The dwellings proposed will be constructed with a mixture of materials including facing red brickwork, timber cladding, smooth and rough render, slate roof and UPVC windows and doors. Consultee Response Llangammarch Wells Community Council- General There is general opposition to the development as shown, from the public and from the Community Council members. This opposition is based on three principle tenets, vis No Demonstrable need The Scale of the development in relation to the size of the village, and The Urban style of the development in a rural village This Community Council sees no demonstrable need for a significant development in the village, and therefore wishes to restrict the total numbers on the site. The Community would support a small development of (say) 4 detached houses and a pair of affordable homes, all fronting the access road into the village. We do however recognise the “presumption in favour” through the inclusion of the site in the Powys Unitary Development Plan. We note the Development Plan identifies the site as suitable for “up to 16”. We strongly believe the 16 quoted in the development plan should be regarded as a maximum number. To exceed this number will demonstrate that the UDP / LDP has no relevance in controlling and managing development, None of the comments below should be taken as inferring support the development as proposed. Context The village settlement consists of some 100 or so dwellings, generally aligned along, and fronting, the arterial roads. A development of 30 as proposed is out-of-context with the village on two counts – Size – a development of 30 properties imposed in a short time, on a village of around 100 properties that has developed linearly over a period in excess of 100 years, is clearly over-development. A more realistic proposal of fewer units would also allow for a more adaptable site layout that could be appropriately phased and adapted if market conditions dictate. Nature – the layout proposed, as an estate around a cul-de-sac, does not sit well in the village that has developed in a linear fashion along the central road and three or four side roads. Housing type mix The Community Council are mindful that the local population is ageing with a net influx of retired people and a net efflux of youngsters, and that the local schools are managing a falling roll. A housing mix that includes a reasonable proportion of properties suitable for young couples would therefore be favoured. Affordable Homes – Number The Community Council agree that a number of “affordable” units should be incorporated in the site – we understand that there are indications that “affordable” units should not exceed £135,000. The Housing Needs survey undertaken a year or so ago, identified the need for about 6 “Affordable Homes” in the Community Council area. Affordable Homes - Management Regarding the issue of “Affordable homes” the Council are mindful of experience nearby, where a buy / let arrangement managed by the developer has resulted in a high proportion of those taking the opportunity being from the local area. We would therefore support a similar arrangement at this site. General aspect of the Estate The Community Council are mindful that this site will provide the first impressions for many visitors and locals coming into Llangammarch Wells. We note the properties on the estate, as proposed, do (in effect) “turn their back” on the entrance road to the village and strongly suggest that alternative designs be brought forward that enable frontages to face the entrance road to the village. A careful and sympathetic redesign would acknowledge the need to integrate a new development with the existing village, especially on this prominent gateway site? We also strongly believe that current standard house types and materials will not reflect the character of the existing village. Materials and detailing will need to be carefully considered to ensure that the visual appearance of the development is appropriate in accordance with policy HP5 and particularly the comments about estate style housing made in paragraph 5.12.1 of the UDP. PCC – Highways- 9th September 2016 The County Council as Highway Authority for the County Class III Highway, C0029 Wish the following recommendations/Observations be applied Does not wish to comment on the application The site already benefits from an existing outline consent (P/2008/0402) for residential development; the Highway Authority therefore has no objection to the principle of the development. This particular application however is made for Full Planning and the level of information submitted to date is not sufficient to satisfy The Highway Authority that a suitable layout can be achieved. I would therefore recommend that the application be deferred until such time as the following detail is submitted for consideration. 1. A more detailed site plan drawing (based on topographical information) showing the proposed access in relation to the existing C0029 county highway. The existing drawing although extremely vague, shows an unacceptable alignment and effective narrowing of the existing carriageway immediately north of the new access. 2. Detailed longitudinal and cross sectional drawings showing vertical and horizontal alignments for the new access and internal roads. 3. A detailed parking schedule showing provision in line with CSS Wales Parking Standards 2008. 4. Highway construction detail. 25th November 2016 I have received additional information and drawings from the applicant covering the proposed gradients within the development site. Whilst I still have some concerns, particularly in relation to the proposed raised levels of access roads 1 and 2 and the gradient of the proposed turning head, the information submitted suggests that the retainment of the roads will not require the provision of any highway structures. There are also a number of potential issues to address in order to achieve an adoptable highway layout and drainage scheme, however it is considered that these matters can be resolved as part of the engineering approval process. Accordingly I recommend that the following conditions be attached to any consent granted. HC1 Any entrance gates installed shall be set back at least 5.5 metres distant from the edge of the adjoining estate road and shall be constructed so as to be incapable of opening towards the road and shall be retained in this position and form of construction for as long as the development hereby permitted remains in existence. HC2 The gradient of the access shall be constructed so as not to exceed 1 in 30 for the first 10 metres measured from edge of the adjoining carriageway along the centre line of the access and shall be retained at this gradient for as long as the development remains in existence. HC3 The centre line of the first 10 metres of the access road measured from the edge of the adjoining carriageway shall be constructed at right angles to that edge of the said carriageway and be retained at that angle for as long as the development remains in existence. HC4 Within 5 days from the commencement of the development the access shall be constructed so that there is clear visibility from a point 1.05 metres above ground level at the centre of the access and 2.4 metres distant from the edge of the adjoining carriageway, to points 0.6 metres above ground level at the edge of the adjoining carriageway and 70 metres distant in a northerly direction and 43 metres in a southerly direction measured from the centre of the access along the edge of the adjoining carriageway.
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