13 residential flats at Halifax, 243 - 245 High Street, Bangor

What was proposed

The application proposed converting an existing five-floor property into 13 one-bedroom flats while retaining a smaller ground-floor retail unit.

“Proposal: Proposed development for the change of use of an existing property to form 13 self-contained residential flats (C3 use) along the lower ground floor, ground floor, first floor, second and third floors. The proposal also attempts to retain an element of commercial floor area on the ground floor to submit to retail purposes (A1).”

“Description: This is a full application to change the use of an existing 5 floor mid-terrace property into 13 self- contained residential flats (use C3) retaining an element of commercial floor area on the ground floor. The proposal does not include any external works. All the residential flats will be one- bedroom units and will be dispersed across every floor.”

Officer report

The site

The property is on Bangor High Street within the Sub-regional Centre, Conservation Area, Defined Town Centre and Main Shopping Area.

“The property will retain its shop front but would provide a smaller retail unit than the original commercial space (reduction of 137m 2 to 43m 2 ). The building is located in the middle of Bangor High Street, within the development boundary of the Sub-regional Centre as defined by the Gwynedd and Anglesey Joint Local Development Plan. It is also located within the Conservation Area and within the Defined Town Centre and Main Shopping Area.”

Officer report

Earlier applications

Earlier applications concerned the building’s façade, illuminated signs and a ramp, with the ramp application refused on appeal.

“Relevant Planning History: C21/0207/11/TC - Application for a proposed development certificate to remove and rebuild front and rear elevation façade of the building: Approved 27/05/21 C12/0981/11/HY - An application to install internal illuminated signs- Approved 30/08/12 C02A/0659/11/LL – Installation of ramp⁠: Refused 16/01/03 (Refused on appeal 22/10/03 - Ref. Q6810/A/03/1121652) 4. Consultations: Community Council: No response received…”

Officer report

What officers recommended

Officers recommended approval because the proposal would add needed housing, support town-centre activity and avoid unacceptable harm with conditions.

“Affordable Housing 5.17 Policy TAI 15 seeks to ensure an appropriate provision of affordable housing within new housing developments. It has a threshold figure of 2 or more units in the Bangor Sub-Regional Centre in order to assess whether an affordable provision is viable. This proposal is for an increase of 13 residential units and, therefore, it must be assessed whether the contribution towards meeting the community's needs for affordable housing is possible.”

“Town Centre 5.21 The site is located within the boundary of Bangor City Centre and the Main Shopping Area and national and local policies try to protect and enhance the vitality and viability of town centres and their retail, service and social functions. In this case, commercial use would continue on the ground floor, retaining an active front facing shop window.”

Officer report

Consultation responses

The Strategic Housing Unit identified demand for one-bedroom homes, while consultees requested conditions on sewers, noise and construction hours.

“Strategic Housing Unit: 32% of those on Cyngor Gwynedd's Housing Register are looking for one-bedroom properties and 8% of those on the Tai Teg register are looking for this type of property. The proposal will meet the recognised need and a contribution of 20% will be expected towards affordable housing.”

“Public Protection: Request conditions to ensure sufficient sound insulation between the shop and flats and to regulate construction working hours…”

Officer report

Who spoke

The agent supported the conversion, describing local demand for affordable rental homes, the retail opportunity and the building’s sustainable location.

Members’ discussion

Members welcomed affordable housing conditions but discussed Bangor’s population, family housing needs, parking and the distinction between flats and multi-occupancy houses.

“During the ensuing discussion, the following observations were made by Members: • They welcomed the application • Although there were many applications for flats in Bangor presented without the affordable element (offering the excuse that they would be affordable anyway), it was good to see that some of these dwellings had been conditioned to be affordable • There was a need for high-quality new dwellings in Bangor – e.g., nurses wished to live in places that were convenient…”

“In response to a question regarding parking provision and the tenants’ amenity principles, it was noted, in the context of amenity matters such as parking provision, that this was met outside the site by existing public parking spaces and green lands, which was standard for a city centre development.”

Minutes

The vote

Approval was proposed and seconded before the committee resolved to approve the application subject to conditions.

“It was proposed and seconded to approve the application…”

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

Minutes