12 residential dwellings at Land Off Caernarfon Road, Pwllheli

What was proposed

The outline application proposed residential dwelling houses and access, with an indicative plan showing 12 homes while detailed design remained for later approval.

“This application has been submitted in the form of an outline planning application and, therefore, all the details of the development in terms of detailed plans to show the appearance/design and landscaping have not been included as would be the norm with a full application.”

“However, an indicative site plan was submitted for a residential development of 12 houses. The layout plan submitted is indicative only and the application does not seek permission for the number, mix or type of dwelling houses. These details will be the subject of a reserved details plan should outline permission be granted.”

Officer report

The site and surroundings

The site was open fields within Pwllheli’s development boundary and housing allocation, between nearby homes, businesses, a garage and Aldi supermarket.

“The site is currently open fields. The application site is located off Ffordd Caernarfon (A499), namely one of the main roads leading into and out of Pwllheli. The site lies within the development boundary of Pwllheli and forms part of the site designated for housing (T28) in the LDP. It also lies within the Llŷn and Ynys Enlli Landscape of Outstanding Historic Interest. A part of the site is included in the Penlon Caernarfon candidate wildlife site.”

Officer report

Earlier decisions and changes

The application had previously been refused over affordable housing, housing mix and Welsh language concerns, then returned after adding 30% affordable housing.

“Lack of affordable housing • Lack of information about the housing mix / balance • The detrimental impact on the Welsh language…”

“In accordance with the instruction of the Assistant Head, Environment Department, as there was a significant risk to the Council in respect of the Planning Committee's intention to refuse the application contrary to officers' recommendation, the application was therefore referred to a cooling off period. However, by now the application has been amended to include 30% of affordable homes within the development.”

Officer report

Why officers supported it

Officers considered the housing principle, reduced density, affordable housing, Welsh language effects and local capacity acceptable, subject to conditions.

“Language and Community Matters 5.10 In terms of the impact on the Welsh language it is noted in the comments from the Policy Unit that there is no need for a Language Statement under criterion 1b of Policy PS 1.”

“As the existing site together with the application site for C23/0673/45/AM form part of the same housing designation in the LDP it is considered that it has been reasonable to include one Language Statement for both sites. Housing designation T28 had the estimated number of housing at 150 where there would have been an expectation that 30% would be affordable housing.”

Officer report

Who spoke

The Planning Manager explained the proposal and recommendation, and the Local Member supported it while stressing that later details must meet local needs.

What members considered

The committee considered the allocated site, density, affordable housing, Welsh language, visual and residential effects, access, drainage, biodiversity and future reserved matters.

“As noted above, from the perspective of Pwllheli housing figures, the proposal was acceptable due to the designation of the site for houses where there was an expectation of 150 new houses, although accepting that 150 would not be possible due to the physical constraints of the site and the presence of the Aldi supermarket. Attention was drawn to Policy TAI 15 which required an affordable housing contribution on residential developments of two or more units.”

“The applicant stated that it was hoped that a RSL and / or a housing developer/builder would be involved in the development by the time a reserved matters application was submitted and that this could offer a way forward in providing affordable housing through the possible support of a development grant from the Welsh Government.”

Minutes

The vote

The application was proposed and seconded for approval, and the committee resolved to approve it subject to conditions.

“RESOLVED: To approve the application subject to conditions.”

Minutes