PWYLLGOR CYNLLUNIO DYDDIAD: 02/09/2013 SIAMBR DAFYDD ORWIG PLANNING COMMITTEE DATE: CHAMBER CAERNARFON EITEM CAIS RHIF CYMUNED LLEOLIAD ITEM APPLICATION COMMUNITY LOCATION NUMBER 1 C12/1347/25/LL Pentir Tir yn / land at Ffordd Penrhos, Penrhosgarnedd, Bangor 2 C12/1161/25/LL Pentir Tir yn / land at Ffordd Penrhos, Penrhosgarnedd, Bangor 3 C12/1451/15/LL Llanberis Safle - Glyn Rhonwy - Site, Llanberis 4 C13/0145/18/LL Llanddeiniolen Capel Dinorwig, Dinoriwg 5 C13/0487/35/LL Criccieth Siop Newydd, 50 Stryd Fawr, Criccieth 6 C13/0582/22/LL Llanllyfni Waterloo Shop, 16, Heol y Dwr, Penygroes 7 C13/0647/22/AM Llanllyfni Tir ger / land adj Lôn Pitar, Penygroes 8 C13/0694/34/LL Clynnog Tir ger / land adj Y Dderwen, Pontllyfni 9 C13/0699/14/LL Caernarfon Seiont II Maritime Museum, Doc Fictoria, Cei Banc, Caernarfon Number: 1 Application Number: C12/1347/25/LL Date Registered: 26/10/2012 Application Type: Full - Planning Community: Pentir Ward: Pentir Proposal: CONSTRUCTION OF 245 LIVING UNITS COMPRISING OF DETACHED, SEMI-DETACHED AND APARTMENTS (TO INCLUDE 86 AFFORDABLE UNITS) WITH ASSOCIATED PARKING AND GARDEN AMENITIES, ASSOCIATED WORKS, ERECTION OF PUMPING STATION AND DEMOLITION OF SINGLE STOREY OUTBUILDING Location: LAND NR. – PENRHOS ROAD, BANGOR, GWYNEDD Summary of the TO DELEGATE THE RIGHT TO APPROVE SUBJECT TO SIGNING Recommendation: A 106 AGREEMETN INVOLVING AFFORDABLE HOUSING AND FINANCIAL CONTRIBUTIONS TOWARDS LOCAL EDUCATION, PROVISION OF ADDITIONAL PLAY EQUIPMENT AND IMPROVEMENTS TO THE ROADS NETWORK. 1. Description: 1.1 Following a discussion on the application at the meeting of 29 July this year, it was decided to defer a decision in order to receive information / further confirmation by the developer and the authority’s Transportation Unit in relation to the following matters: Confirmation of the drainage arrangements for the site Confirmation regarding highways issues Play resources contribution / provision Amend the linguistic statement 1.2 Further information was requested from the developer and confirmation and clarity was sought regarding matters involving the local road network from the authority’s Transportation Unit. 1.3 Therefore, this report includes additional information to that which was submitted and referred to previously but the application was not amended in terms of what is proposed regarding matters of design, layout and form, numbers etc. This additional information is referred to later in this report under the relevant headings. 1.4 Full application for planning consent to erect 245 new dwelling units including detached houses, semi detached houses, terraced houses and flats with associated parking and gardens as well as associated works including building an estate road, providing services, landscaping, creation of foot / bike path etc 1.5 The site is located within the development boundaries of the city of Bangor that is designated as a sub-regional centre in the Gwynedd Unitary Development Plan (July 2009) with the land specifically designated for residential development. The site which measures 10.55 hectares has historically been used as agricultural grazing. 1.6 The site is in the Penrhosgarnedd area of the city, and within the Pentir Community Council area boundaries. It is in a comparatively prominent position when viewed from the nearby A55 and across the valley but is mostly hidden when viewed from Ffordd Penrhos. 1.7 Ffordd Penrhos is located to the north and north-west of the site with the existing residential estates of Ffordd Crwys and Ffordd Cynan located between the site and the road. These houses, as well as houses on Ffordd Penrhos, vary in appearance, size, finishes and design which means that there is no definite or uniform building form in the local area. The extensive site of Ysbyty Gwynedd is contiguous with the site’s north- easterly boundary and the aforementioned A55 runs to the south of the site. 1.8 Historically, this site has been used for agriculture and even though the land itself is still grazed by stock, the buildings and farmhouse of Goetre Uchaf have, by now, been demolished. The registered ancient monument of Goetre Uchaf Barrow is on part of the land to the east of the site. it appears as a mound in the centre of the land and is in very good condition. 1.9 The plans presented with the application show the proposed development and it can be seen from these details that the scale of the units vary in terms of their form but mainly keep the usual height of two stories with some units containing roof voids and that flats are to be included in three storey buildings. The finishes shown are a mixture of bricks, render and timber cladding with slate roofs or similar (it is usually agreed that finishes can be mitigated by conditions). The site boundary treatment shown is varied, with a mixture of brick walls and timber fences. The final finishes to the estate road, parking spaces and boundary treatments will be agreed and also by formal conditions. 1.10 The proposal has been screened in terms of requiring an Environmental Impact Assessment because of the size of the proposed development and it was concluded that an Assessment was not required as the proposal would not cause significant harm to recognised important features. 1.11 In brief, the proposal will include the following works: clearing the site, including demolition of outbuilding and felling trees/hedges installing infrastructure and services form a new vehicular access (this specific element is considered in a separate application running concurrent with this application) construct an estate road, parking spaces and gardens constructing of the living units landscaping create open public spaces maintain and define existing footpaths and rights of way create a new cycling link create a sustainable urban drainage network build a pumping station protect and improve a site which contains a Registered Ancient Monument 1.12 A variety o dwelling units are shown in terms of size and type on the site, including 86 affordable units, namely: 80 four bedroom houses 119 three bedroom houses 22 two bedroom houses 4 one bedroom flats 20 two bedroom flats 1.13 To conform to current legislative requirements, the following information was submitted in the form of formal documents. Design and Access Statement- as required under current legislation, the application is supported with a Design and Access Statement. The applicant has noted in the statement how consideration was given to the context, access, design, character, environmental sustainability and site analysis. The statement is acceptable and is a relevant consideration in determining the application, and it has received due emphasis and attention. Transportation Impact Assessment – this report has been provided to explain the impact of the proposed development on the highway network in the nearby area, the accessibility of the site and other relevant matters in the context of transportation. Linguistic Impact Assessment and Community Action - The report presented contains specific information about the area and its’ population concerning the impact of the development on relevant matters, the contents conveys the feedback received to the consultations the company made before presenting the planning application. As well as this statement, a Community and Linguistic Assessment has been presented, an assessment of its content can be seen later in this report. Affordable Housing Statement – this report explained and confirms the number and the type of affordable housing available on the site. Archaeological Assessment – An archaeological review has been presented containing information about relevant matters concerning the site, this was as a result of detailed investigations made on site because of the presence of a registered ancient monument and the likelihood that additional remains would exist. Bat / Reptile / Habitat Survey – These reports have been presented as is required because of the presence of protected species on the site. They explain how the surveys were conducted, what was found and what should be done to protect them. Tree Statement – A basic assessment of the trees on site was presented, noting their type and size. Initial Assessment Sustainability Code Level 3 – This assessment is presented to show how the sustainable homes requirements and standards can be reached on the site. It can be ensured that a satisfactory level can be attained by imposing a relevant condition. Noise Assessment – This report is presented to assess the noise impact on the site of the proposed development from the traffic on the A55, especially on the southern boundary of the site. The impact of noise from Ysbyty Gwynedd car parks is also assessed. Screening Opinion – a application has been presented to screen the proposed development in accordance with the requirements of Town and Country Act (Environmental Impact Assessment) (England and Wales) 1999 (as amended), it was found that the development does not reach the threshold where a full Environmental Impact Assessment has to be presented. 1.14 Please note that it is only matters concerning the full application for the residential that are considered here. Members are reminded that full consideration will be given to the matters concerning the building of the roundabout and access to the site in the application which is presented jointly with this application. 1.15 The application presented originally has been amended by relocating and amending the housing layout and associated services around