PWYLLGOR CYNLLUNIO DYDDIAD: 22/11/2010 PLANNING COMMITTEE DATE : EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C10D/0247/45/AM Pwllheli Ala Cottage, Yr Ala, Pwllheli 2 C10A/0306/17/LL Llandwrog Adeiladau Tynllan Buildings, Llandwrog 3 C10D/0317/34/LL Clynnog Felin Faesog, Clynnog Fawr 4 C10D/0332/34/R3 Clynnog Llwyn Isaf, Clynnog Fawr 5 C10D/0363/39/LL Llanengan Ger y Môr, Abersoch 6 C10A/0377/14/LL Caernarfon Coed Helen Caravan Park, Caernarfon 7 C10A/0436/15/AM Llanberis Tir Groeslon, Clegir, Llanberis 8 C10A/0510/15/R3 Llanberis Llain ger Mynydd Gwefru/Land nr Electric Mountain, Parc Padarn, Llanberis 9 C10A/0511/11/R3 Bangor Ysgol Friars, Lôn y Bryn, Bangor 10 C10A/0519/15/LL Llanberis DMM International Ltd, Y Glyn, Llanberis 11 C10A/0522/22/R3 Llanllyfni Ysgol Bro Lleu, Ffordd y Brenin, Penygroes 12 C10A/0536/14/R3 Caernarfon Ysgol Syr Hugh Owen, Ffordd Bethel Road, Caernarfon Number : 1 Application Number: C10D/0247/45/AM Date Registered: 15/06/2010 Application Type: Outline Community: Pwllheli Ward: Pwllheli North Proposal: RESIDENTIAL DEVELOPMENT OF 28 HOUSES TOGETHER WITH FORMATION OF NEW VEHICULAR ACCESS, ESTATE ROAD AND ASSOCIATED WORKS Location: ALA COTTAGE , YR ALA , PWLLHELI , LL535BU Summary of the TO DELEGATE THE POWER TO THE PLANNING MANAGER TO Recommendation: APPROVE THE APPLICATION . Description: The application was deferred at the September 2010 committee to provide the applicant an opportunity to submit amended plans displaying an improved design for the properties facing Ala Road and to ask him to consider less density, better parking provision and an improved amenity resource for the residents of the proposed estate. Amended plans were received on 13 October 2010 following discussions with the applicant and the agent. They show an amended design for the four types of house within the estate. The applicant was asked to submit an amended site plan showing the locations of the different types of housing in order for the plans submitted to the committee to be correct, and also in order to highlight the location of the parking provision within the scheme, however, these had not been received when preparing the agenda. The density of the development had also been discussed; however it appears that the applicant wished to keep to the present proposed density. Consultation was held on the amended plans, however, no response had been received when preparing the agenda. This is an outline application for a residential development of 28 houses along with the creation of a vehicular access, an estate road and associated work, on land where a house, a former veterinary surgery and an outbuilding exist. It is noted that the applicant asks the Council to consider reserved matters regarding access, appearance, layout and size of the proposal also and, to this end, purposeful details of the proposal have been submitted. The proposal involves the demolition of all the existing buildings on the site, including a lean-to slate roof building which is physically connected to the grade II listed building, in order to improve visibility to the west of the new vehicular access and in order to have an acceptable layout for the development. The estate road from the junction with the first class county road which runs along the northern boundary of the site will be constructed to adoption standard. The proposed houses are a mix of one, two and three bedroom units located within two and three storey dormer buildings covered with slate pitch roofs and with external walls covered with ivory coloured render. All the surface water goods will be of black uPVC and the external doors and windows will be of white uPVC. There will be two rows of 4 three storey dormer houses with three bedrooms facing the northern boundary of the site, with parking provision to the rear (plot nos. 1-8). In the middle of the site, 8 two storey houses with two bedrooms will be located in a block of six and two (plot nos. 9-14 and 27/28) either side of the estate road and 12 one bedroom studios will be located in a two storey building near the southern boundary of the site (plot nos. 15-26). It is intended to provide 21 parking spaces and create landscaped areas along the southern boundary and parts of the western and eastern boundaries of the site in order to use it as a surface water storage area within the flood plain. The site lies within the town’s development boundary; however, the land has not been earmarked for residential development. To the north there are three storey houses on the opposite side of the first class county road as well as individual houses adjacent to the western boundary. To the east of the site there is a vehicle repair workshop and garages and to the south of the site there is a car park for a food shop. The southern part of the site lies within the C1 Zone and it is intended to raise the level of the land in the south eastern corner of the site by a maximum of XXX metres. However, it is also intended to move rubble and soil from part of the site near the southern boundary as a mitigating measure for raising the level of the land within the flood plain. Relevant Policies: Section 38(6) of the Planning and Compulsory Purchase Act 2004 and paragraph 2.1.2 of Planning Policy Wales (July 2010) emphasise that decisions should be in accordance with the Development Plan, unless material planning considerations indicate otherwise. Planning considerations include National Planning Policy and the Unitary Development Plan. Gwynedd Unitary Development Plan 2009 (GUDP) Policy A2 - Safeguard social, linguistic or cultural coherence within communities against significant harm due to the size, scale or location of proposals. Policy A3 – 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 B1 - Safeguard Listed Buildings against proposals for their total or partial demolition unless there is outstanding justification for doing so, in accordance with a number of criteria regarding the condition and ownership of the building. Policy B3 - Ensure that proposals have no adverse effect on the setting of Listed Buildings and that they conform to a number of criteria aimed at safeguarding the special character of the Listed Building and the local environment. Policy B20 – Refuse proposals which are likely to cause disturbance or unacceptable damage to protected species and their habitats unless they conform to a series of criteria aimed at safeguarding the recognised features of the site. Policy B22 – Promotes the good design of buildings by ensuring that proposals conform to a series of criteria aimed at safeguarding the acknowledged features and character of the landscape and local environment. Policy B23 – Safeguard the amenities of the local neighbourhood by ensuring that proposals must conform to a series of criteria aimed at safeguarding the recognised features and amenities of the local area. Policy B25 – Safeguarding the visual character by ensuring that building materials must be of high quality that are in-keeping with the character and appearance of the local area. Policy B29 - Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A unless they conform with a series of criteria relevant to the features on the site and to the purpose of the development. Policy B32 – Refuse proposals which do not include flood reduction measures or appropriate alleviating measures which will lead to a reduction in the volume and scale of surface water reaching and flowing into rivers and other water courses. Policy C1 - Land within town and village boundaries and the developed form of rural villages will be the main focus for new developments. New buildings, structures and supplementary facilities in open countryside will be refused with the exception of a development which is permitted under another policy within the Plan. Policy C3 – Proposals will be approved that prioritise re-using land and buildings previously developed and located within or around development boundaries, provided that the site or the building and the use are suitable. Policy C7 - Proposals for new developments or for adapting and changing the use of land or buildings will be refused unless consideration is given to specific environmental matters. Proposals must conform to specific criteria regarding sustainable buildings, unless it is not practical to do so. Policy CH3 - Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres. Policy CH6 - Approve proposals for housing developments on sites allocated for housing or on random sites for five units or more within the development boundaries of the sub-regional centre and the urban centres, which provide the appropriate element of affordable housing. Policy CH30 – Refuse proposals for residential, business/commercial units or buildings/facilities for public use unless it can be shown that full consideration has been given to the provision of appropriate access for the widest possible range of individuals Policy CH33 – Development proposals will be approved if they comply with specific criteria involving the vehicular access, the quality of the existing roads and traffic calming measures. Policy CH36 – 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 guidelines, and consideration given to accessibility to the public transport service, the ease with which travel to and from the site can be made on foot or bicycle and the proximity of the site to a public car park.