15 affordable homes at Land Adj:, Llys Yr Eifl, Trefor

What was proposed

The application proposed 15 affordable homes, new access and roads, landscaping, parking, a footpath and sustainable drainage.

“Proposal: Full application to build 15 affordable homes with associated developments including creation of a new vehicular access and estate road, landscaping and creation of a sustainable surface water drainage area.”

“This is a full application to construct 15 affordable homes on an exception site in the village of Trefor with associated developments including the creation of a vehicular access, estate road, landscaping and the creation of a sustainable surface water drainage area. ⁠”

Officer report

The site and its setting

The site was open agricultural land outside Trefor’s development boundary, within the AONB and a historic landscape designation.

“The site of the proposed development is currently open agricultural land with surrounding boundaries of mainly natural hedgerows. There is residential housing within a relatively new small estate parallel to the site in a westerly direction with a class 3 public road running along the northern boundary of the site and residential houses scattered on the other side of the road in a north and northwest direction.”

“The entire site is outside the current development boundary of the village of Trefor and is therefore in open countryside. Part of the western boundary of the proposed site touches the existing development boundary as highlighted within the Local Development Plan. As already stated, the class 3 public road is situated parallel to the northern boundary and what would be the front of the site with existing agricultural access into the fields.”

Officer report

Planning history

There was no planning history for the plot.

“There does not appear to be any planning history relating to this particular plot of land.”

Officer report

What consultees said

Highways, drainage, education, water, archaeology and biodiversity consultees raised no objections after matters were addressed, while landscape concerns required further information.

“Natural Resources Wales: We have concerns about the application as submitted as insufficient information has been provided to support the proposal. To overcome these concerns, you should seek more information from the applicant regarding the landscape. If this information is not provided, we will oppose this planning application.”

“Observation In response to the concerns highlighted, the applicant has commissioned a specialist company to produce a revised Landscape and Visual Appraisal which would respond to the specific issues raised in Natural Resources Wales' comments. The document has not been received at the time of writing this report, but it is believed that it will be possible to report on this and any further response received from Natural Resources Wales at the committee.”

Officer report

Residents’ concerns

Residents objected over flooding, traffic, housing need, design, landscape, village character, infrastructure, archaeology, biodiversity, Welsh language and residential amenity.

“Sustainable flooding/drainage risk • Traffic safety and highway hazard • Housing needs and their allocation • Design standards • Lack of compliance with local and national policies including TAN 15 • Development incompatible with the current pattern and character of the village • Detrimental effect on visual amenities • Plenty of 2-bed houses and empty houses already/ disproportionate number of two-bedroom units ⁠⁠ • Lack of local demand for so many houses • Village life…”

“Health and Well-being • Pressure on Local School Capacity • Infrastructure and Environment/local services such as GPs and public transport already under pressure • The Strength of Local Feeling • Lack of attention to sensitive archaeological sites/archaeological remains found in field • Loss of green land contributing to biodiversity and natural drainage affecting local natural habitats • No economic advantage locally…”

Officer report

Who spoke

The applicant supported the scheme, while the local member welcomed its affordability but questioned local need, allocation, infrastructure, archaeology and language impacts.

Members’ discussion

Members considered the scheme a reasonable village extension with sufficient local need, but discussed landscape, wet ground, allocation, language and legal limits.

“In response to a comment from the Community Council regarding imposing a Welsh language condition and that legal advice should be considered to amend the local housing allocation policy that would impose a condition to safeguard the Welsh language for future applications, the Assistant Head noted that Planning Policy Wales noted that: "Policies and decisions must not introduce any element of discrimination between individuals on the basis of their linguistic ability, and…”

Minutes

The committee’s decision

The committee approved the application with conditions and an agreement or undertaking securing the open-spaces contribution.

“To approve with conditions and subject to a 106 agreement or unilateral agreement for securing the contribution of open spaces…”

Minutes