Agenda item

Applications Arising

7.1   DEM.2019/2 – Bryn Glas Close, Holyhead

 

7.2   DEM/2019/3 – Bryn Glas Close, Holyhead

 

7.3   DEM/2019/4 -  Ffordd Corn Hir & Pennant, Llangefni

 

7.4   DEM/2019/5 – Ffordd Lligwy, Moelfre

 

7.5   DEM/2019/6 – Craig y Don, Amlwch

 

7.6   DEM/2019/7 – Hampton Way, Llanfaes

 

7.7   DEM/2019/8 – Maes Llwyn, Amlwch

 

7.8   DEM/2019/9 – Maes Hyfryd, Llangefni

 

7.9   DEM/2019/10 – New Street, Beaumaris

 

7.10 DEM/2019/11 – Pencraig, Llangefni

 

7.11  DEM/2019/12 – Tan yr Efail, Holyhead

 

7.12  DEM/2019/13 – Thomas Close, Beaumaris

 

7.13  DEM/2019/15 – Maes yr Haf, Holyhead

 

7.14  DEM/2019/16 – Pencraig Mansion, Llangefni

 

7.15  FPL/2019/249 – Y Bedol, Tyn Rhos, Penysarn

Minutes:

7.1       DEM/2019/2 – Application to determine whether prior approval is required for the demolition of garages on land at Bryn Glas Close, Holyhead

 

The Development Management Manager reported that at its meeting held on 4 December, 2019, the Committee had resolved to defer determining the application to allow local consultation on the demolition proposals. The application has now been withdrawn pending the conclusion of that process.

 

The Officer said that for the same reason, subsequent applications 7.2 to 7.14 on the agenda have also been withdrawn.

 

It was noted that the application had now been withdrawn.

 

7.2       DEM/2019/3 – Application to determine whether prior approval is required for the demolition of garages at Bryn Glas Close, Holyhead

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.3       DEM/2019/4 – Application to determine whether prior approval is required for the demolition of garages (three separate blocks) at Ffordd Corn Hir and Pennant, Llangefni

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.4       DEM/209/5 – Application to determine whether prior approval is required for the demolition of garages at Ffordd Lligwy, Moelfre

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.5       DEM/2019/6 – Application to determine whether prior approval is required for the demolition of garages at Craig y Don, Amlwch

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.6       DEM/2019/7 – Application to determine whether prior approval is required for the demolition of garages at Hampton Way, Llanfaes

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.7       DEM/2019/8 – Application to determine whether prior approval is required for the demolition of garages at Maes Llwyn, Amlwch

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.8       DEM/2019/9 – Application to determine whether prior approval is required for the demolition of garages at Maes Hyfryd, Llangefni

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.9       DEM/2019/10 – Application to determine whether prior approval is required for the demolition of garages at New Street, Beaumaris

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.10    DEM/2019/11 - Application to determine whether prior approval is required for the demolition of garages at Pencraig, Llangefni

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.11    DEM/2019/12 - Application to determine whether prior approval is required for the demolition of garages at Tan yr Efail, Holyhead

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.12    DEM/2019/13 – Application to determine whether prior approval is required for the demolition of garages at Thomas Close, Beaumaris

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.13    DEM/2019/15 – Application to determine whether prior approval is required for the demolition of garages at Maes yr Haf, Holyhead

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.14    DEM/2019/16 – Application to determine whether prior approval is required for the demolition of garages at Pencraig Mansion, Llangefni

 

It was reported and was noted by the Committee, that the application had now been withdrawn.

 

7.15    FPL/2019/249 – Full application for the demolition of former public house, erection of 14 dwellings of which 2 are affordable dwellings, alterations to existing accesses, creation of internal access road, associated car parking, installation of LPG tank together with soft and hard landscaping at Y Bedol, Tyn Rhos, Penysarn

 

The application was reported to the Planning and Orders Committee having been referred to the Committee by a Local Member. At its meeting on 4 December, 2019, the Committee resolved to visit the application site before determining the application. The site visit was carried out on 18 December, 2019.

 

Public Speaker

 

Mr Rhys Davies, Cadant Planning spoke in support of the proposal and said that despite marketing efforts, Y Bedol Public House has been closed since 2010. Under the proposal, 12 of the proposed units would be sold as open market dwellings available for purchase under the Help to Buy Wales scheme with 2 units being affordable dwellings secured by a Section 106 agreement. The Housing Service has confirmed that there is a need for the affordable dwellings and the Housing Strategy Unit has similarly confirmed that the proposed housing mix is acceptable. A contribution will also be made towards the provision both of a children’s informal play space and a children’s equipped play space. With reference to concerns that have been raised by the Local Member and the Community Council with regards to over-development and traffic, the proposed development exceeds the minimum density requirement of 30 housing units per hectare stipulated by policy on what is a sustainable site and is acceptable to the Planning Policy Unit. The Officer’s report also confirms that the proposal meets with the relevant guidelines in respect of distances between dwellings. The existing access from the Tyn Rhos estate is to be altered to serve the proposed development and the lesser access from Chapel Street will be closed. A new pedestrian footway will be provided. The Highways Authority deems the proposal acceptable subject to conditions. Construction phase traffic would be managed via details to be submitted and approved by the Local Planning Authority in a Construction Management Plan in order to ensure that heavy construction traffic is appropriately managed and does not affect the amenities of Tyn Rhos residents during the build phase.

 

Councillor Aled Morris Jones, a Local Member although not opposed to the development of affordable homes and homes for the community, outlined local concerns with regard to the proposal which centred on the impact on traffic of the proposed closure of the access from Chapel Street making the existing access from the Tyn Rhos estate the sole access to the new development, over-development and drainage. The Local Member expanded on those concerns by explaining that channelling all traffic through the Tyn Rhos estate would exacerbate existing traffic issues in relation to the estate and that retaining the access from Chapel Street so that there are two access routes would help manage the traffic created by the new estate. Referring to concerns about over-development the Local Member highlighted that there are unsold properties currently on the market in Penysarn and with regard to drainage, he requested that conditions be attached to any planning consent to manage drainage issues.

 

The Committee questioned whether the retention of both accesses would likely have a “rat run” effect thereby creating more problems in terms of road safety. Councillor Aled Morris Jones did not think that would be the case; but closing the Chapel Street access will concentrate all traffic on the Tyn Rhos estate access which already serves 30 properties.

 

The Development Management Manager reported that that proposal lies within the development boundary of Penysarn; it is acceptable to the Planning Policy Unit having been assessed against the housing supply within the JLDP and similarly it meets policy requirements both in terms of affordable housing provision and housing mix having been amended to increase the provision of 3 bedroom units from 2 to 4 and reduce the number of 3 bedroom units from 12 to 10 to reflect local needs. The density of the development is approximately 41 units per hectare which conforms to policy requirements and it is located on a brownfield site.  The proposal is considered acceptable in its context subject to conditions and will not detrimentally affect the amenities currently enjoyed by the occupants of surrounding properties. Whilst the Learning Service has confirmed that no education contribution is required, a contribution will be made towards open space provision. With regard to the access to the proposed development, retaining the access from Chapel Street is not possible under the scheme as proposed as it would entail removing some of the units within the scheme. The Highways Service is satisfied with the proposal following the amendment of the application to include a 1.8 metres wide pedestrian footway. A Pub Viability report which accompanies the application confirms that the Y Bedol public house has failed to operate commercially as a financially viable business and that the proposal would not therefore lead to the loss of a community facility. Although there are objections to the scheme locally – specifically on the basis of highways concerns - it is not considered there is a case to refuse the application nor to retain both accesses. And whilst the drainage assessment has been found acceptable by the consultees, in order to allay strong local concerns about the capacity of the drainage system to accommodate and sustain the new development, it would be possible to add a condition to consent to require that a sustainable drainage scheme is implemented as each unit is built in order to ensure that a system is in place as each dwelling becomes available.

 

The Committee sought clarification of the Highways Service whether there would be any advantages to retaining both accesses in order to alleviate traffic to the Tyn Rhos estate. The Committee also queried whether there is a maximum as well as a minimum density threshold.

 

The Development Control Engineer confirmed that the Highways Service is satisfied with the proposal as submitted and that the loss of the access form Chapel Street does not constitute a loss in terms of highway safety; it is not considered that there are any particular benefits in retaining the second access apart from convenience.

 

The Development Management Manager clarified that whilst 30 housing units per hectare is the minimum policy requirement for residential development, there is no maximum stipulation. The Planning Service assesses each application on its own merits taking into account impacts on local amenities as the report reflects; the application is for re-development of a brownfield site where there is an expectation that housing is provided and where the need for affordable housing has been confirmed. So in this context the proposal is acceptable.

 

Councillor Robin Williams proposed, seconded by Councillor Richard Owain Jones that the application be approved in accordance with the Officer’s recommendation with the additional condition with regard to drainage as outlined.

 

It was resolved to approve the application in accordance with the Officer’s recommendation and report subject to the conditions set out therein and an additional condition in relation to drainage, and subject also to a Section 106 agreement with regard to affordable housing and a commuted financial contribution towards open space.

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