Agenda item

7.1  - OP/2019/5 – Huws Gray, Bridge Street, Llangefni

7.2   - FPL/2019/226 – Fronwen, Newborugh

 7.1 OP/2019/5 – Outline application for the demolition of the existing buildings together with the erection of 52 affordable dwellings with associated developments together with full details of the vehicular access on land adjacent to Huws Gray, Bridge Street, Llangefni

The Chair, Councillor Nicola Roberts had declared a personal and prejudicial in the application but spoke as Local Member.  She left the meeting during discussion and voting thereon.  The Vice-Chair took the Chair for this application.

The application was reported to the Planning and Orders Committee as the application site is located on Council owned land.  At the meeting held on 2 October, 2019, it was resolved that a site visit be undertaken and subsequently the site was visited on 16 October, 2019.

Councillor Nicola Roberts, a Local Member said that the three local members have been in discussions with local residents and the developer as regards to this application.  She said that it has been agreed that there is a need for affordable housing in the area and verbal agreement has been made (which written confirmation is awaited) that the access to the site will be from Bridge Street with no access is to be afforded through the Tan Capel Estate.  Access to the rear of dwelling at the Tan Capel Estate is to be retained and when the full planning application is submitted to the Planning Authority assurances has been given that houses will be adjacent to the dwellings at Tan Capel Estate and not the flats.

Public Speaker

Mr Jamie Brandshaw (for the application) said that the application is for 52 affordable dwellings with 36 houses and 16 flats on redundant land within the development boundary of Llangefni and is a highly accessible location.  He noted that whilst the Planning Officers’ are in support of the application there have been local concerns as regards to highways safety but he considered that there is adequate highway access to the site and improvements to the local highways network are proposed (detailed evidence has been submitted as part of the application); the Highways Authority are satisfied with the highway network proposed.  Concerns have also been raised due to overlooking issues which could affect amenities of local residents but it is evident from the submitted plans that a good degree of separation which will mitigate harm to privacy and the activity on the site would not have a detrimental effect of neighbouring properties. The site has been subject to a detailed Ecology Study which has concluded that there would be no harmful impact on protected species and any effect on other species can be addressed through enhanced mitigation measures. He noted that the development of the site will be an improvement of redundant land; the careful design of tree planting will enhance the site.  The Ecology Officer and NRW are satisfied with the scheme.  He referred to the impact during construction of the development and noted that a condition has been stipulated within the Officer’s report as to the permitted time period construction and site machinery can be on site.  Mr Bradshaw further said that the developer has sought to engage with local residents before and after submission of the application which is considered to be effective and fair.  The development is for affordable homes of which there is a shortfall in the area. 

Councillor Dafydd Roberts questioned that the supporter has not addressed the concerns of residents that the access to the site should only be from Bridge Street and that the houses and not the flats should be adjacent to the dwellings at Tan Capel estate.

Mr Bradshaw confirmed that the access forms part of the application and access to the site will be from Bridge Street as was submitted and approved during the outline application to the Committee.  The developer has no issues in providing access to the rear of the dwellings at Tan Capel estate.  He also said that there are no plans to move the flats to be adjacent to the dwellings at Tan Capel.  

The Development Management Manager outlined the application to the Committee and said that part of the site has been identified within the JLDP as a development site under policy T18 (land allocated as a housing site) in the Plan. It was also noted that part of the proposed site is located within C11 which is a Primary Safeguarded Employment Site on Anglesey.  She referred to local concerns as regards to the application which has been noted within the Officer’s report to this Committee.   The consultation process has identified the need for the financial contribution towards education provision of £24,514 together with a contribution towards a pedestrian crossing near Hafan Cefni of £25k.  An open space (play provision) is also afforded on site to comply with Policy ISA 5.   The Development Management Manager said that whilst this is an outline application it is possible to design the proposed plans to protect the amenities of local residents.  The statutory consultees are satisfied with the proposal. The Highways Authority has considered the highways network within the area due to visibility from the site and are satisfied with the proposal.  Details of the sustainable drainage system is acceptable, in principle, so that condition 24 within the Officer’s report can be applied.  She further said that noise assessment has been undertaken from neighbouring land and mitigation measures have been suggested to protect the amenities of neighbouring properties.  Gwynedd Archaeological Planning Service has also assessed the application who have raised no objection to the development. 

The Development Management Manager further referred to that part of the development site is located within the C11 Safeguarded Employment Site but Policy CYF5 allows other uses for denoted employment sites where criteria allows and it is unlikely that the reminder of the site would be used for employment purposes.  It is therefore accepted that the site is acceptable for housing development.  She further said as an amendment to the Officer’s report the agent has offered to amend Condition 19 to ensure that parking provision is completed before occupation of the relevant individual units.  Amendments to Condition 11 which refers to landscaping proposals – it is proposed that some of the trees are to be retained on site and the condition will be amended to comply with the tree report as submitted.  Reference was made that the footway behind the dwellings at Tan Capel which is to be retained as there is no other access to the site.  

The Development Management Manager highlighted that as the development land is in the ownership of the County Council and it is not possible for the Council to enter into a S106 legal agreement with itself.  The Council will need another form of legal agreement when selling the land to the developer.  The developer has offered a draft unilateral obligation agreement and discussion are undertaken to commit to meeting the contribution requirements which is to be made at the purchase date of the land.  It was suggested that delegated authority be given to Officers the right to release the permission once they have a mechanism (legal agreement/payments/a combination of both) in place to ensure that payments required under a planning obligation can be secured before release of the planning permission.  

Councillor Bryan Owen said that historical on this site there has been problems with blocked drains; he ascertained whether the developer can give assurances that drainage problems will not be a problem in the future within this area.  The Development Management Manager responded that Welsh Water has recommended conditions to ensure that only foul water will be discharged into the public sewerage system.  A Drainage Strategy has been prepared as part of the application and condition 24 within the Officer’s report notes that no development shall take place until details of the implementation, maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing to the local planning authority. 

Councillor K P Hughes proposed that the application be approved and Councillor Dafydd Roberts seconded the proposal.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation and to delegate to Officers the right to release the permission once they have a mechanism (legal agreement/payments/a combination of both) in place to ensure that payments required under a planning obligation can be secured before release of the planning permission.

7.2  FPL/2019/226 – Full application for the siting of three holiday chalets, formation of a new access track, amendments to an existing access together with the installation of a new treatment plant on land at Fronwen, Newborough

Councillor Bryan Owen had declared a personal in the application but spoke as Local Member. 

The application was reported to the Planning and Orders Committee as it had been referred to Committee by a Local Member.  At the meeting held on 2 October, 2019, it was resolved that a site visit be undertaken and subsequently the site was visited on 16 October, 2019. At the meeting held on 6 November, 2019 the Committee resolved to approve the application contrary to Officer’s recommendation as it was considered that the development was of high quality development in a sustainable location.

The Development Management Manager outlined the application to the Committee and referred to the Officer’s report which states that the proposed development is not well sited or a high quality development in planning terms.  The site is sited in a linear form but fundamentally the site is in an isolated position in a countryside location which does not align with the definition of high quality development under the provision of Policy TWR3.  The occupants of the proposed development would be reliant on private motor vehicles and this would not align with the planning policy provision.  A previous application to site three holiday chalets and to form a new access track in this location was refused in June, 2019 on the grounds that the development did not comply with Policy TWR3 and Policy PS4 as the location was considered unsustainable being in an isolate position in open countryside and also because it was not considered to be well-sited or high quality development.  The original proposal was further considered to have insufficient visibility splay for the proposed access contrary to the requirements of policy.  The reasons for the previous refusal still exists and the recommendation was of refusal of this application.

Councillor Bryan Owen speaking as a Local Member said that the acceptability of the development under the provisions of policy depends on how those policies are interpreted.  He said that the site is on the main bus route from Pentre Berw to Newborough and a cycle route is within a mile to the site.  Councillor Owen further said that this development will promote tourism within the area as such a facility does not exist locally.

Councillor K P Hughes said that he considered that the application was reasonable as was stated at the previous meeting of this Committee and proposed to reaffirm the previous decision to approve the application contrary to the Officer’s recommendation.  Councillor Dafydd Roberts seconded the proposal.

Councillor R O Jones proposed that the application be refused in accordance with the Officer’s recommendation.  Councillor Nicola Roberts seconded the proposal of refusal.

Following the vote:-

It was RESOLVED to reaffirm the previous decision to approve the application contrary to the Officer’s recommendation.