PWYLLGOR CYNLLUNIO DYDDIAD: 18/06/2012 SIAMBR Y CYNGOR CAE PLANNING COMMITTEE DATE: PENARLAG COUNCIL CHAMBER DOLGELLAU EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C11/0871/44/AM Porthmadog Commercial & Newells Bakeries, Lôn Bopty, Porthmadog, 2 C12/0144/20/LL Y Felinheli Tir Ger / Land Adj. Drws y Coed, Tan y Maes, Y Felinheli 3 C12/0233/14/R4 Caernarfon Cae Top Playing Fields, Ffordd Coed Marion, Caernarfon 4 C12/0325/34/LL Clynnog Llwyn Isaf, Clynnog Fawr 5 C12/0366/36/LL Dolbenmaen Llystyn Canol, Garndolbenmaen 6 C12/0378/34/LL Clynnog Derwin Fawr, Garndolbenmaen, 7 C12/0445/40/LL Llannor Tir ger / Land adj, Bryn Raur, Abererch 8 C12/0230/30/LL Aberdaron Bryn Goronwy, Uwchmynydd, Aberdaron 9 C12/0519/11/LL Bangor Nant y Gro, Garth Road, Bangor Number: 1 Number: 1 Application Number: C11/0871/44/AM Date Registered: 15/02/2012 Application Type: Outline Community: Porthmadog Ward: Porthmadog East Proposal: OUTLINE APPLICATION FOR THE ERECTION OF THREE FLATS AND SIX DWELLINGS FOLLOWING DEMOLITION OF THE EXISTING BUILDINGS AND TWO DWELLING HOUSES Location: COMMERCIAL + NEWELLS BAKERIES, LÔN BOPTY, PORTHMADOG, GWYNEDD, LL499DT Summary of the Recommendation: TO APPROVE SUBJECT TO CONDITIONS 1. Description: The application was submitted to the Planning Committee in March 2012 with a recommendation to delegate the power to the Senior Planning Manager to approve the application subject to signing a 106 agreement to bind two of the nine houses as affordable houses for general need, and also subject to relevant conditions. Following initial steps to prepare a 106 Agreement for Affordable Housing and following further discussions with the applicant he has noted that the open market price of the two affordable units (one bedroom each) would be approximately £60,000 and this is based on the size of the units and nature of the site. The value/price of units are likely to be restricted naturally, and that based on the site being brown land, location, type of houses, building density, number of proposed units and nearby land uses. This will be assessed below under the heading ‘106 Agreement Matters’. 1.1 This is an outline application to construct a building with three flats and six houses (four terraced, one house and one dormer bungalow). This would make use of the existing site which is a combination of a yard and redundant outbuildings that have been used as a bakery in the past and two empty houses, as well as the bakery building which is used as a ‘brick & brack’ warehouse. The site as a whole is in a poor state of repair and there is not much interest in the buildings. 1.2 The site is located on Lôn Bopty off Wesla Street. Lôn Bopty serves the site and the rear of some of the buildings in the High Street. Lôn Bopty is not a through road and therefore, limited use is made of it. 1.3 The site is surrounded by developments. There are residential houses to the north, east and north-west, and the rear of the houses and their gardens abut the site. To the south- west, Lôn Bopty provides a definite boundary, but beyond this relatively narrow road are the rear of the substantial buildings in the High Street with commercial units on the ground floors and a combination of living units or stores on the higher floors. To the south-east, there is a two-storey house and beyond this, there are buildings of an industrial appearance. 1.4 The proposal involves clearing the entire site and building a terrace of four houses with the highest part measuring approximately 9m to the roof ridge and its gable end approximately 11m from the rear of the nearest dwelling. They would face Lôn Bopty. These would be two-storey houses with an attic room and they would have a parking space in the front and a garden to the rear. The building for the flats would be two-storey and it would measure approximately 8m to the roof ridge; the associated two-storey dwelling would also measure approximately 8m to the roof ridge and a storey and a half dwelling associated to that would measure approximately 5.8m to the roof ridge and it would have a small hip roof. These units would be in the form of a terrace but would have various roof levels. The houses would have gardens to the rear and to the front there would be a servicing road, parking spaces to share and a bin compound. 1.5 The application seeks approval for the access and site plan as part of the outline application. 1.6 A Design and Access Statement, along with a CODE Statement, have been submitted with the application. 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: POLICY B7 – SITES OF ARCHAEOLOGICAL IMPORTANCE Refuse proposals which will damage or destroy archaeological remains of national importance (whether scheduled or not) or their setting. Also refuse any development which will affect other archaeological remains unless the need for the development overrides the significance of the archaeological remains. POLICY B22 – BUILDING DESIGN Promote good building design by ensuring that proposals conform to a series of criteria aimed at safeguarding the recognised features and character of the local landscape and environment. POLICY B23 – AMENITIES Safeguard the amenities of the local neighbourhood by ensuring that proposals conform to a series of criteria aimed at protecting the recognised features and amenities of the local area. POLICY B25 – BUILDING MATERIALS Safeguard the visual character by ensuring that building materials are of a high standard and are in keeping with the character and appearance of the local area. POLICY B29 - DEVELOPMENT ON LAND AT RISK FROM FLOODING Manage specific developments in the C1 and C2 flood zones and direct them towards suitable land in zone A, unless they conform to a series of criteria relevant to the features on the site and to the purpose of the development. POLICY C3 – RE-USING PREVIOUSLY DEVELOPED SITES Proposals that give priority to re-using previously developed land or buildings that are located within or near development boundaries will be permitted provided that the site or building and the proposed use are appropriate. POLICY C7 – BUILDING IN A SUSTAINABLE MANNER Proposals for new development, or for the adaptation and change of use of land or buildings will be refused where consideration has not been given to specific environmental matters. Proposals must conform to specific criteria relating to building in a sustainable manner, unless it can be demonstrated that it is impractical to do so. POLICY CH3 – NEW HOUSES ON UNALLOCATED SITES WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB-REGIONAL CENTRE AND URBAN CENTRES Approve the construction of houses on appropriate unallocated sites within the development boundaries of the Sub-regional Centre and the Urban Centres. POLICY CH6 – AFFORDABLE HOUSING ON ALL ALLOCATED SITES IN THE PLAN AREA AND ON SITES THAT BECOME AVAILABLE AND ARE UNALLOCATED WITHIN THE DEVELOPMENT BOUNDARIES OF THE SUB- REGIONAL CENTRE AND THE URBAN CENTRES Approve proposals for housing developments on sites allocated for housing or on random sites for five or more units within the development boundaries of the sub-regional centre and the urban centres, which provide an appropriate element of affordable housing. POLICY CH33 – SAFETY ON ROADS AND STREETS Development proposals will be approved provided they can conform to specific criteria relating to the vehicular entrance, the standard of the existing roads network and traffic calming measures. POLICY CH36 – PRIVATE CAR PARKING FACILITIES Proposals for new development, extensions to existing development or change of use will be refused unless off-street parking is provided in accordance with the Council’s current parking guidelines, and having given due consideration to the accessibility of public transport, the possibility of walking or cycling from the site and the proximity of the site to a public car park. 2.3 National Policies: Planning Policy Wales 2011 TAN 12: Design TAN1 15: Development and Flood Risk TAN 22: Sustainable Buildings 3. Relevant Planning History: 3.1 C02D/0343/44/AM Application for four affordable units withdrawn. 4. Consultations: Community/Town Council: Object as it obstructs access for the fire service, ambulance etc. and there is no room to park cars. Transportation Unit: No response. Affordable Housing Officer: Based on information about the open market price of the affordable units there is not justification for binding them to a 106 Agreement Affordable Housing. Environment Agency: No objection. Conditions relating to the finished floor level. Welsh Water: Standard observations. Gwynedd Archaeological Condition to record the site for archaeological records purposes. Planning Service: Public Protection Unit: Possibility that there is asbestos on the site. Public Consultation: A notice was posted on site and nearby residents were notified. The advertising period ended on 14 March 2012 and one letter / correspondence and a petition with nine signatures had been received when the report was being prepared, objecting on the following grounds: Loss of light and privacy, within 6m to the gable end of unit 9 Noise and nuisance when developing 5. Assessment of the material planning considerations: 5.1 Principle of the development Policies C3 and CH3 are relevant when assessing the principle of developing the site for houses. Policy C3 relates to ‘Reusing Previously Used Sites’ and proposals that give priority to reusing previously developed land located within a development boundary will be approved, provided that the site and proposed use are suitable and in accordance with the objectives of the Plan.