Agenda item

 10.1 – FPL/2025/11 – Maes Merddyn, Brynsiencyn

FPL/2025/11

10.1  FPL/2025/11 – Full application for the proposed erection of 9 open market dwellings and 19 affordable dwellings together with associated development on land adjacent to Maes Merddyn, Brynsiencyn

The application was presented to the Planning and Orders Committee as the application has an open market element of the scheme which constitutes a departure from the Joint Local Development Plan by virtue of being outside of the development boundary, however due to the safeguarded fallback position on the site, the Local Planning Authority are minded to approve.

Public Speaker

Mr Jamie Bradshaw, the applicant agent, in support of the application, said that the proposal is for an affordable led scheme to provide high quality homes to meet an identified housing need in Brynsiencyn. The scheme provides a mix of ‘traditional’ affordable homes and low-cost open market houses, this follows on from a previous development that was approved on the site for 13 houses, only 4 of which would be affordable, and with the majority being large detached executive style homes. That permission was started by the previous owner of the site and so it is still alive, or extant, and could be completed at any time. The proposal if for 20 houses and 8 flats, with 19 of these being traditional affordable homes, and 9 being low-cost open market housing. The site is being developed for Clwyd Alyn, who would offer the houses for local people in affordable housing need. Importantly, there is a clear housing need for the dwellings which is confirmed by evidence in the Social Housing and Tai Teg housing registers, and so the development would make a valuable contribution to addressing the housing crisis in this part of the Island; the Planning and Housing Officers are entirely satisfied that there is a clear need for the scheme.  The proposal includes a good quality access onto the A4080, and off-road parking within the site for the dwellings and visitors. There is capacity in the local road network to accommodate the development, and especially so when the extant permission on the site is accounted for, and the Highways Officers have not opposed the proposal.  The proposed development would be a high quality and well landscaped scheme that would sit well within the locality and would be attractive and would also provide ecology mitigation for its limited impacts and achieve enhancements. This is confirmed by the Planning and Ecology Officers support for the scheme and NRW’s stance on the application.  A suitable drainage scheme is proposed for surface water, which will be dealt with entirely within the site; foul drainage would connect to the sewer in the road. Welsh Water are entirely satisfied with the drainage scheme as are the relevant Officers.  All others statutory consultees have not opposed the scheme.  However, it is noted that there are some concerns from local residents regarding impacts upon their privacy and amenity, but the development is well separated from its neighbours, more than meeting policy requirements. In addition, the permission that exists on the site must be considered which would have a similar impact to the proposal. Whilst there is some concern from a small number of local residents about the capacity of local services, the proposal will meet a local need for housing, and there is no objection from the Authority’s Officers on this basis. Finally, contrary to the claims of there being flood risk on the site, NRW mapping shows no risk of flooding, and a suitable drainage scheme is proposed that will ensure that a surface water drainage system is put in place as part of the development that will ensure that it is suitably drained, this is confirmed by the consultation responses from Statutory Consultees with responsibility for flooding in the planning process. As such, there is no evidence to support the claim made, and so no weight can be placed upon it. The application seeks permission for a high-quality development that would assist in meeting the need for affordable and low-cost housing in this village and would make use of a site set within the built form of the village and which has an extant permission for residential development. All technical consultees are satisfied with the proposal, and Planning Officers are satisfied that it is an acceptable development than complies with planning policy.

The Planning Development Manager reported on the main considerations of the application and said that the site lies in the rural settlement of Brynsiencyn, which is defined as a Local Village under the provisions of the Joint Local Development Plan.  The site occupies a position directly adjoining the A4080, which is the main highway servicing the Southwest of the Island.  The site lies in the open countryside in policy terms; however, it is noted the eastern boundary of the site is shared with the development boundary of the settlement.  The site boundaries are currently defined by mature hedging with individual specimens of mature trees.  It was also noted that the site benefits from a kerbed access which has been completed in recent years as means of making a material start to safeguard a previous planning consent.  The site benefits from a valid and safeguarded fallback position for 13 dwellings under 37C26T/VAR and RM/2018/5, 4 of which being affordable.  The proposal is for the erection of 28 dwellings on the site, 9 of which are open market, and the reminder (19 units) will be affordable.  The development will consist of 8 single bedroom apartments, 13 two-bedroom dwellings, and 2 four-bedroom dwellings.  The units will be a mix of open market and tenure neutral.  All properties will be 2 storeys in nature and will be finished in slate roofs with rendered walls which will also include areas of timber/stone cladding.   The site lies outside the development boundary of Brynsiencyn.  Planning Policy TAI 16 of the development plan supports applications for affordable housing on sites adjoining the development boundary. With the exception of the 9 open market units which have extant permission, the development is 100% affordable and the application is supported by the submission of a housing statement, which demonstrates there is a clear and identified need in the local area for affordable housing. He further said that the site shares it Northern and Southern boundaries with the curtilages of other residential properties, with residential development also located to the east but separated by an agricultural enclosure.  Subsequently, the department consider the site to be an infill plot and therefore a reasonable extension to the built form of the village.  As regards to the residential amenities of the neighbouring properties it was noted that there is adequate distance as stated in the relevant planning policy and new fencing will be erect as well as a wildlife corridor between the site and the property to the north of the site.  Several letters were received from local residents who raised concerns with the impact of the scheme as regards to increase traffic within the settlement, however, no such concerns were expressed by the Highways Authority who are satisfied with the ability of the local highway network to accommodate the scheme.  He further referred that the site is not shown to be at risk of flooding and no concerns were received from neither Dwr Cymru nor NRW.   The scheme will utilise brownfield land and an extant permission to provide 9 open market dwellings together with 19 affordable houses, which are made to address the local affordable needs of the settlement. The recommendation was of approval of the application. 

Councillor Dafydd Roberts, and a Local Member said that during the first consultation as regards to the development of the site there were concerns that the dwellings would be all affordable houses and there are young local families that would prefer to buy a home or part ownership of housing in Brynsiencyn.  He noted that this proposal has 9 open market units of one bedroom and questioned whether there is flexibility for some of the two/three bedroomed properties to be open market dwellings.  The Planning Development Manager responded that the proposal affords a mix of affordable and open market dwellings, and the Housing Department have evaluated the need of social housing in the area.  He noted that he would need to view the details of the application as regards to part ownership of the dwellings.

Councillor Jackie Lewis ascertained whether a Section 106 legal agreement will be a condition on the development and whether there will be a financial contribution towards the community and the local school.  The Planning Development Manager responded that a Section 106 legal agreement will be a condition to ensure that the development is 100% affordable dwellings as the site is outside the development boundary.  He noted that consultation has been undertaken with the Education Department, and they have responded that there is no need for a financial contribution as there are adequate capacity within the school to accommodate potential additional pupils. 

Councillor Geraint Bebb proposed that the application be approved in accordance with the Officer’s recommendation.

Councillor Dafydd Roberts seconded the proposal of approval.

It was RESOLVED to approve the application in accordance with the Officer’s recommendation subject to the planning conditions within the report.