Agenda item

7.1  19C313A – Pentrefelin & Waenfawr Estate, Holyhead

7.2  34LPA121Q/CC – Llangefni Secondary School, Llangefni

7.1  19C313A - Outline application for the erection of 22 dwellings, together with the construction of a new access on land between Pentrefelin and Waenfawr Estate, Holyhead

Councillor John Griffith having declared an interest in this application withdrew from the meeting during the discussion and voting thereon.

It was reported that at its meeting held on 5^th June, 2013 it was evident that due to a new membership of the Committee, the Members wished to visit the site to enable them to view the site.  The application was consequently deferred in order to arrange a new site visit which took place on 19^th June, 2013.

The Chair invited Mr. Derrick Edwards to address the Committee in opposition of the application.  Mr. Edwards stated that he was speaking against the application on behalf of the local estate residents.  He explained that the ‘design and access fails in improving the character and quality of an area should not be accepted’ this is a quote from the Design and Access Statement to assist in planning decisions.

Why does it fail our area? - Routes that are longer, with 3 hills and around 5 hazardous bends adversely affecting the infrastructure of over 177 properties is wrong.  It ignores the existing parking problems in Lon Newydd and the worries of over 60 people who have signed a petition expressing serious concerns on safety, flooding and existing drainage problems.  Holyhead Town Council has voted against this application on safety issues.

One of the biggest failures of this application is that it does not benefit people who will eventually live on this new 22 cul-de-sac development who will have to make longer journeys into and out of an existing problematic area with their vehicles.  Traffic flow and delays are already common on Lon Newydd hill which will be further increased when the other new estate of 20 dwelling is completed.  50 extra vehicles doing 2 trips daily is 200 extra journeys on this route.  Extra traffic does create extra risk with young children being the most vulnerable.  Effective planning is listening to community concerns, not increasing them no communication; this has not happened which is evident with the objections raised. 

When the shorter Waenfawr route became available this application was flawed along with any recommendations.  This shorter, flat, wider, straighter and safer route is the preferred route by the Head of Highways who has given the applicant full assurances that the ‘ransom strip’ does not exist and that the road will be adopted after work is completed.  It will bring in extra revenue with a full community rate return.  It benefits everyone with a new road after 35 years of pot holes and neglect, especially the senior citizens who have mobility problems.   It is better for the environment with fuel savings and with less problems in snow and icy conditions, unlike the hills of Pentrefelin and Lon Newydd. 

The Council’s legal duty and responsibility towards Nature Conservation is served under the N.E.R.C. Act 2006 by keeping the protected wildlife zone intact with no roadway dividing.  A safer access point into South Stack Road is more suitable for future development. 

It is a logical, legal and sensible decision to refuse this application.  The community is totally opposed to this illogical routed application and has the full support of the local MP who has asked for a full review of all proceedings.  It was the initial ransom strip demands that prevented the logical route being used and clarity is required for all parties.

Councillor Jeff Evans questioned where Mr. Edwards attained information regarding the safety, difficulties of the potential flooding and ascertained the effects on the environment, habitat and the wildlife in the area.  Mr. Edwards responded that there are ‘slow worms’ in area and this was proven on the day of the Site Visit.  Badgers can be seen regularly in the area, in the gardens of residents.  The wildlife zone has been put there to protect them.  He further stated that young children on bikes use the road near the area.  Flooding issues relate to a stream in the area; heavy rain can flood the area even though attempts to rectify the issue have failed in the past.

Councillor K.P. Hughes questioned if Mr. Edwards was against the application or mainly the road to the site. Mr. Edwards responded that it is the illogical access route that the residents are concerned with.

The Chair invited Mrs. Jan Tyrer to address the meeting in support of the application.  Mrs. Tyrer stated that this proposal for the development of 22 dwellings is in accord with its allocation for housing under proposal T8 in the adopted Ynys Môn Local Plan.  Given that the Officer report provides a clear recommendation of approval she stated that she would only comment on 3 specific matters that have been raised by local objectors.

1.     Access – the road access for the development remains via Pentrefelin as the only viable option.  Discussions at both pre-application and post-application stages have been unable to satisfactorily resolve issues associated with an alternative vehicle access from Waunfawr Estate that certain objectors favour.  Engineering consultants Richard Broun Associates have advised that using the ‘All Wales Estate Development Highways Design Guide’, Pentrefelin is classed as a ‘Collector Cul-de-sac’ with a capacity of 150 dwellings and Lon Newydd is a ‘Collector Loop’ with a capacity of 300 dwellings.  Pentrefelin currently serves just 24 dwellings and Lon Newydd approximately 200, therefore an additional 22 dwellings will mean that the local road system is still operating well within its capacity limit.  This fact is endorsed by the Council’s own highways officers who have raised no objection to the development or its proposed means of access via Pentrefelin.  Concerns raised by local objectors over the suitability of this access and the ability of the existing road system to cope with increased levels of traffic are therefore unfounded, and to refuse the application on this basis would be unreasonable.

2.     Drainage: Porosity tests were undertaken on the site in accord with BRE 365.  These showed that ground conditions on site would not support soakaway and that a different system of dealing with surface water needed to be worked out.  Discussions with the Council’s drainage department and Welsh Water were held resulting in an agreed drainage system design.  This incorporates the use of rainwater harvesting for each dwelling and in built attenuation within the new pipework of the surface water drainage system for the development.  Consequently concerns raised by local objectors over flooding etc., are also unfounded.

3.     Ecology issues: These matters were also fully explored during the preparation of the planning application.  As a result the proposal incorporates protection measures for an existing badger set, a landscaped buffer zone to create a natural transition between the built environment and the open countryside, and enhancement of the existing habitat on adjoining open land in the applicant’s ownership.  This will improve the foraging grounds for badgers, the nesting grounds for birds and allow for any translocation of slow worms etc. that may be necessary.

Councillor Jeff Evans questioned that Mrs. Tyler stated that the route to the site was only the viable option.  He believed that the intent of the developer was to follow an alternative route.  Councillor Evans questioned if the new route, as per the application, when it was determined following Council misinterpretation as to the original ransom route?  Mrs. Tyler responded that as part of the pre-application research, both route options were considered.  The history of the site is that Pentrefelin has always provided an access point for this land in previous applications as well as Waenfawr Estate road.  Issues arose in respect of the ‘ransom strip’ as well as other issues relating to the works required to upgrade that road into adoptable standard and particularly dealing with surface water as there was no knowledge of the drainage issues within that road.  The applicant is in a position where there is no assurance that they can achieve access through that route whereas Pentrefelin Estate road system gave no problems. 

Councillor R.Ll. Jones, one of the Local Members stated that the local residents are concerned about the traffic that will be generated from the approval of this application.  The roads are narrow in Pentrefelin and Lon Newydd.  He stated that he considered that the application would not have been before the Committee if it was not for the mistake of the Highways Officer that there is a ‘ransom strip’ preventing the use of the Waenfawr Road as a better/preferred route to the site.  Councillor Jones further stated that there are a number of issues that this application should be refused; wildlife habitat, slow worms exist on the site.  He considered that the voice of the residence of Llaingoch should be listened to and that the applicant should reconsider the route to the site.

Councillor J. Arwel Roberts, one of the Local Members stated that traffic issues will be of concerns in respect of this application as the access to the site is not suitable.  He considered that the best access route is through the Waenfawr Estate. 

The Planning Development Manager reported that a copy of a letter had been received, addressed to the Chief Executive of the Council from Mr. Albert Owen MP expressing his concerns in respect of how this application had been dealt with and he had asked that the application should be reviewed.  The Chief Executive’s response to the Member of Parliament was that he considered that the application had been dealt with in the proper manner and would have to be dealt with under its own merits.  The Member of Parliament had responded his disappointment with the response of the Chief Executive.

The Officer further stated that the application is within the development boundary of the statutory plan.  30% of the dwellings will be affordable housing.  He considered that the main opposition locally to this application was the access to the site.  The Senior Engineer (Development Control)  stated that the Highways Authority has considered the application carefully, as with every other application, on its own merits.  The roads leading to the site are of a standard width for such a development and there are traffic speed humps in the area.  Snow and icy conditions are common to many roads such as these are not unique to this site. It is not a relevant consideration when assessing applications such as this as they are no different to other similar roads on the Island.  The development is within the development boundary of the Development Plan.  Professional Highway Officers are happy with the access to the site.

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

Councillor T.V. Hughes proposed that the application be refused.  There was no seconder to his proposal.

Councillor R.O. Jones wished it to be recorded that he had not voted in respect of this application as he was not present at the site visit.

RESOLVED to approve the application in accordance with the Officer’s recommendation, subject to a S106 agreement, as listed within the report.

7.2  34LPA121Q/CC – Installation of a biomass wood pellet boiler unit in connection with the new school to be erected on land at Ysgol Gyfun Llangefni, Llangefni

The application was reported to the Planning and Orders Committee as the County Council is the applicant and the landowner.   At the meeting held on 5^th June, 2013 it was resolved to visit the site in accordance with the Officers recommendation.  The site visit took place on 19^th June, 2013.

The item to be considered at the next meeting.