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Supporting Planning Statement - Caulmert · 2020. 8. 28. · Supporting Planning Statement Caulmert...
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Caulmert Limited Engineering, Environmental & Planning Consultancy Services
CARTREFI CYMUNEDOL GWYNEDD
DEMOLITION OF EXISTING BUILDING AND ERECTION OF A 3 STOREY RESIDENTIAL BUILDING COMPRISING OF NO. 28 EXTRA CARE FLATS (NO. 16 2 BEDROOM FLATS ,
NO. 12 1 BEDROOM FLATS, ANCILLARY GROUND FLOOR USES INCLUDING COMMUNAL FACILITIES, OFFICE, PLANT ROOM, BIN STORE AND BUGGY STORE) AND
ASSOCIATED CAR PARKING AND LANDSCAPING.
FORMER CANOLFAN FRONDEG, ALA UCHAF, PWLLHELI, GWYNEDD, LL53 5RE
SUPPORTING PLANNING STATEMENT
Prepared by:
Caulmert Limited Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Email: [email protected] Web: www.caulmert.com Doc ref: 3573.CAU.XX.XX.RP.T.09100.S4.C1 July 2019
APPROVAL RECORD
Site: Former Canolfan Frondeg, Ala Uchaf, Pwllheli, Gwynedd
Client: Cartrefi Cymunedol Gwynedd
Project Title: Demolition of existing building and erection of a 3 storey residential building comprising of no. 28 extra care flats (no. 16 2 bedroom flats , no. 12 1 bedroom flats, ancillary ground floor uses including communal facilities, office, plant room, bin store and buddy store) and associated car parking and landscaping
Document Title: Supporting Planning Statement
Document Ref: 3573.CAU.XX.XX.RP.T.09100.S4.C1
Report Status: FINAL
Project Director: Howard Jones
Project Manager: Neil Foxall
Caulmert Limited: Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG
Telephone: 01745 530890
DISCLAIMER
This report has been prepared by Caulmert Limited with reasonable skill, care and diligence, in accordance with the instruction of the above named client and within the terms and conditions of the Contract with the Client.
The report is for the sole use of the above named Client and Caulmert Limited shall not be held responsible for any use of the report or its content for any purpose other than that for which it was prepared and provided to the Client.
Caulmert Limited accepts no responsibility of whatever nature to any third parties who may have been made aware of or have acted in the knowledge of the report or its contents.
No part of this document may be copied or reproduced without the prior written approval of Caulmert Limited.
Author Neil Foxall Date 17th July 2019
Reviewer Howard Jones Date
Approved Howard Jones Date
TABLE OF CONTENTS
PAGE NO.
1.0 INTRODUCTION ................................................................................................................ 1
1.1 The Application................................................................................................................. 1
1.2 The Applicant .................................................................................................................... 2
2.0 THE APPLICATION SITE ..................................................................................................... 3
2.1 Location ............................................................................................................................ 3
2.2 Site Access ........................................................................................................................ 3
2.3 Topography ...................................................................................................................... 4
2.4 Vegetation ........................................................................................................................ 4
2.5 Flood Risk ......................................................................................................................... 4
2.6 The Surrounding Area ...................................................................................................... 4
2.7 Landscape Designations ................................................................................................... 4
2.8 Environmental Designations ............................................................................................ 4
2.9 Heritage Designations ...................................................................................................... 4
2.10 Planning History ............................................................................................................... 4
3.0 THE PROPOSED DEVELOPMENT ........................................................................................ 5
4.0 PLANNING BACKGROUND................................................................................................. 7
5.0 PLANNING POLICY ............................................................................................................ 8
5.1 National Planning Policy ................................................................................................... 8
5.2 Local Planning Policy ...................................................................................................... 13
6.0 PLANNING CONSIDERATIONS ......................................................................................... 20
6.1 The Principle of Development ........................................................................................ 20
6.2 Housing Need ................................................................................................................. 20
6.3 Traffic and Access ........................................................................................................... 21
6.4 Ecological Implications ................................................................................................... 22
6.5 Drainage ......................................................................................................................... 23
6.6 Design, Safety and Residential Amenity ......................................................................... 23
6.7 Affordable Housing ......................................................................................................... 24
6.8 Pre Application Consultation……………………………………………………………………………………..24
7.0 CONCLUSIONS ................................................................................................................ 25
FIGURES
Figure 1 – Site Location
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 1 July 2019
1.0 INTRODUCTION
1.1 The Application
1.1.1 Caulmert Ltd has been appointed by Cartrefi Cymunedol Gwynedd (“the applicant”) to submit an Application for full planning permission to Gwynedd Council for the demolition of existing building and erection of a 3 storey residential building comprising of no. 28 extra care flats (no. 16 2 bedroom flats , no. 12 1 bedroom flats, ancillary ground floor uses including communal facilities, office, plant room, bin store and buddy store) and associated car parking and landscaping
1.1.2 This planning application is accompanied by and should be read in conjunction with the following documentation: Completed Planning Application Forms and Certificates
Planning Application Fee;
Supporting Planning Statement – Caulmert Ltd
Design and Access Statement – Caulmert Ltd
Affordable Housing Statement – Cartrefi Cymunedol Gwynedd
Community and Linguistic Statement – Cartrefi Cymunedol Gwynedd
Transport Statement – Cadarn Consulting Engineers
Pre-Application Consultation Report – Caulmert Ltd (to follow)
Plans:
Location Plan - C928.001B – Ainsley Gommon Architects
.Existing Site Plan - C928.002 - Ainsley Gommon Architects
Proposed Site Plan - C928.003A- Ainsley Gommon Architects
Proposed Boundary Plan - C928.005 - Ainsley Gommon Architects
Proposed Ground Floor Plan - C928.004B - Ainsley Gommon Architects
Proposed First Floor Plan - C928.005B - Ainsley Gommon Architects
Proposed Second Floor Plan - C928.006B - Ainsley Gommon Architects
Proposed Elevations - C928.10 - Ainsley Gommon Architects
3D Street Views - C928.011 - Ainsley Gommon Architects
3D Street Views - C928.012 - Ainsley Gommon Architects
Proposed Site Layout (Drainage) - 013418-CCE-V1-XX-404034-C-80-0001-S0-P01.1
– Cadarn Consulting Engineers
Topographic Survey - 013418-CCE-V1-XX-404001-C-0001-S0-P01.1 - Cadarn
Consulting Engineers
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 2 July 2019
Existing Areas - 013418-CCE-V1-XX-404001-C-5030-0005-S0-P01.1 - Cadarn
Consulting Engineers
Proposed Areas - 013418-CCE-V1-XX-404001-C-5030-0006-S0-P01.1 - Cadarn
Consulting Engineers
Proposed Drainage Layout - 013418-CCE-V1-XX-404001-C-5030-0004-S0-P01.1 -
Cadarn Consulting Engineers
Existing SW Flood Routing - 013418-CCE-V1-XX-404001-C-5030-0002-S0-P01.1 -
Cadarn Consulting Engineers
Proposed SW Flood Routing - 013418-CCE-V1-XX-404001-C-5030-0003-S0-P01.1 -
Cadarn Consulting Engineers
Drainage Construction Details 1-3 - 013418-CCE-V1-XX-404001-C-5030-XXXX-S0-
P01.1 Drainage Construction Details 1-3 - Cadarn Consulting Engineers
Drainage Construction Details 2-3 - 013418-CCE-V1-XX-404001-C-5030-0007-S0-
P01.1 - Cadarn Consulting Engineers
Drainage Construction Details 3-3 013418-CCE-V1-XX-404001-C-5030-0008-S0-
P01.1 - Cadarn Consulting Engineers
Highway Improvements - 013418 - CCE-V1-XX-404001-C-3060-0001-AS0-P01.1 -
Cadarn Consulting Engineers
1.2 The Applicant
1.2.1 Cartrefi Cymunedol Gwynedd is a Housing Association set up in 2010 following a ‘yes’ vote
from Gwynedd Council tenants. They provide quality, affordable homes and services to
tenants and strive to protect and develop the culture and heritage of the communities.
1.2.2 As a registered social landlord their primary purpose is to provide affordable rented homes to
those in housing need. They are an independent not-for-profit organisation registered and
regulated by the Welsh Government. Being not-for-profit means any surplus income is put
back into the business so that they are able to continue providing homes and services and
achieve their objectives.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 3 July 2019
2.0 THE APPLICATION SITE
2.1 Location
2.1.1 The application site (referred to hereinafter as ‘the site’) is generally rectangular in shape and
measures 0.33ha. The site is located off Ala Uchaf a one way street within the town centre of
Pwllheli.
2.1.2 The site is the site of the former Canolfan Frondeg, which closed in 2017. Prior to its closure it
was operating as a social services office as part of Gwynedd Council. The site comprises of a
two storey 1930’s building and tarmacadam car parking areas. The site is bounded by walls on
the north, east and western boundaries of the site.
2.1.3 The location of the site is shown on Figure 1 below and on submitted plan ref C928-001-B.
Figure 1 – Site Location (Google Maps)
2.1.4 The site is well related to the existing urban area in terms of its proximity to employment,
shopping, education and community facilities, and accessibility to both Pwllheli Railway
Station and bus links.
2.2 Site Access
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 4 July 2019
2.2.1 Vehicular access to the site is gained from Ala Uchaf Road utilising the existing access. Onsite
parking for 23 cars is provided of which no.2 are for disabled car users. Additional on street
parking on Ala Uchaf is also proposed to the west of the existing on street provision.
2.3 Topography
2.3.1 A Topographic Survey for the site was carried out and accompanies the application (plan ref
C928.002). The site slopes down from north to south by approximately 3m, towards Ala Uchaf.
2.4 Vegetation
2.4.1 The site comprises a large complex building, bare ground (roads, pavements and Tarmacadam
car park), amenity grassland with scattered ornamental shrubs and is bounded by stone walls
and fences.
2.5 Flood Risk
2.5.1 The site is located in Development Advice Map (DAM) zone A with none of the maps on the
Natural Resources Wales (NRW) online flood risk maps show any risk of flooding. The NRW
mapping also shows that there is no risk of surface water flooding.
2.6 The Surrounding Area
2.6.1 The site lies within an area of mixed uses, but is surrounded by residential properties to the
north, south and east. To the east lies the rear of retail premises located on Stryd Moch
including R. Gwynedd Evans & Sons Ironmongers and the Whitehall Public House. The majority
of premises in the immediate vicinity are two storey, with some exceptions, constructed from
a traditional palette of materials, including brick, stone and render.
2.7 Landscape Designations
2.7.1 There are no landscape designations on the application site or within its immediate vicinity.
2.8 Environmental Designations
2.8.1 The site does not fall within any environmental designations.
2.9 Heritage Designations
2.9.1 There are no designated heritage assets on the application site itself. The site lies within the
Pwllheli Conservation Area.
2.10 Planning History
2.10.1 There is no relevant planning history.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 5 July 2019
3.0 THE PROPOSED DEVELOPMENT
3.0.1 This application seeks full planning permission for the demolition of existing building and
erection of a 3 storey residential building comprising of no. 28 extra care flats (no. 16 2
bedroom flats , no. 12 1 bedroom flats, ancillary ground floor uses including communal
facilities, office, plant room, bin store and buddy store) and associated car parking and
landscaping.
3.0.2 The proposed scheme includes provision for improved footway access into the town centre
by upgrading the footpath on the northern side of Ala Uchaf. Further information is available
on plan ref 013418-CCE-V1-XX-404001-C-3060-0001-S0-P01.1.
3.0.3 The proposed development includes the provision of no. 23 car parking spaces, no. 2 of which
are for occupiers/visitors with disabilities. The development also includes for the provision of
communal gardens to the south of the site, together with hard and soft landscaping within
the public areas. Further details are available on plan ref C928-003-A.
3.0.4 The existing access off Ala Uchaf will remain and be utilised for vehicles. The existing steps at
the front of the existing building will be removed and a wheelchair friending ramp will be built.
The existing access from the site onto Lleyn Street towards the north will be de-commissioned
and fenced.
3.0.5 All no. 28 flats will be high quality homes to residents over the age of 55 or/and those with
disabilities in the heart of Pwllheli town centre. All the units will be affordable and will be
available to those who meet the criteria. Every flat will conform to Welsh Government
Development Quality Requirement Standards along with Life Times Homes. One Bedroom
flats will be a minimum of 52m2 and the two-bedroom flats will be measuring 65m2 at a
minimum. Every flat could be accessed by a lift and will be wheelchair friendly where possible
including a fully fitted wet room to all the flats. In house Occupational Therapy will be able to
assist in the design process and in identifying additional support to the future tenants.
3.0.6 The proposed layout plans submitted with the application demonstrate that the proposed
development scheme can adequately be accommodated within the site, whilst respecting
required residential amenity standards, together with associated infrastructure and
landscaping. Further details of the design and layout of the site can be found in the
accompanying Design and Access Statement prepared by Caulmert.
3.0.7 The size and scale of the proposed building is to be in-keeping with the scale and massing of
the former school building and will respect the street scape in Ala Uchaf. Pitched gables are
proposed on the front elevation to replicate the existing form, with a central “wing” appearing
subservient to the gables, in a similar treatment to the existing elevations. Further details on
elevations are available on plan ref Proposed Elevations - C928.10.
3.0.8 Where the apartments reach 2.5 storeys on the West elevation, rectangular bay windows will
be used to gain additional head height within the apartments, and to break up the long
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 6 July 2019
elevation. These bays are to replicate the treatment of the square dormers already present
on the existing building. The ridge height of the front gables will not exceed the height of the
existing building, to ensure there is no additional impact to the neighbouring houses.
3.0.9 Materials have been carefully considered to compliment the surrounding area. Stone and
render will be used as the main elevational treatments, with coloured metal cladding used to
add a touch of modernity and break up the massing. Natural slate will be used on pitched
roofs to tie in with the roof treatments of the adjacent houses.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 7 July 2019
4.0 PLANNING BACKGROUND
4.0.1 The site falls within the settlement boundary for Pwllheli. The site does not fall within any
designations of the adopted Joint Local Development Plan. The site is within the Pwllheli
Conservation Area.
4.0.2 Section 17 of the Planning (Wales) Act 2015 and the Town and Country Planning (Development
Management Procedure) (Wales) Order 2012 (DMPWO) as amended by the 2016 Order
requires applicants to carry out pre-application consultation for major development. This
includes the erection of 10 or more dwellings and therefore, the proposal, falls under this
requirement. This Supporting Planning Statement has been published for pre-application
consultation purposes in accordance with the relevant regulations.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 8 July 2019
5.0 PLANNING POLICY
5.1 National Planning Policy
5.1.1 Planning Policy Wales (Edition 10, December 2018) provides the overarching policy context
and guidance for planning within Wales. It states that “PPW will help to ensure that the
planning decisions taken in Wales, no matter how big, or how small, are going to improve the
lives of both current and future generations. It will support changing the way we live and work,
and the buildings and environment of Wales, today, building a better environment to
accommodate current and future needs”.
5.1.2 Chapter 1 ‘Introduction’ sets out seven well-being goals for a sustainable Wales;
A globally responsible Wales
A prosperous Wales
A resilient Wales
A healthier Wales
A more equal Wales
A Wales of cohesive communities
A Wales of vibrant culture and thriving Welsh Language
5.1.3 The Well-being of Future Generation Act (Wales) places a duty on public bodies to carry out
sustainable development. The Act provides the following definition of sustainable
development in Wales;
“Sustainable development” means the process of improving the economic,
social, environmental and cultural well-being of Wales by taking action, in
accordance with the sustainable development principle, aimed at achieving
the well-being goals.
Acting in accordance with the sustainable development principles means
that a body must act in a manner which seeks to ensure that the needs of
the present are met without compromising the ability of future generations
to meet their own needs”.
5.1.4 Chapter 2 ‘People and Places: Achieving Well-being Through Placemaking’, at paragraph 2.13,
‘Key Planning Principles’ states:
“The plan led system underpins the delivery of sustainable places. To ensure all
development plans and decisions taken by the planning system work together to
deliver sustainable places. The 5 key Principles (see Figure 3) represent the guiding
vision for all development plans, including the NDF.” “These principles will enable the
goals and five ways of working set out in the Well-being of Future Generations Act to
be realised through land use planning.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 9 July 2019
5.1.5 Chapter 2 ‘People and Places: Achieving Well-being Through Placemaking’,at paragraph 2.15
states;
“National Sustainable placemaking outcomes should be used to inform the preparation of
development plans and the assessment of development proposals”
5.1.6 National Sustainable placemaking outcomes are identified as:
Creating and Sustaining Communities;
Making best use of resources;
Growing our economy in a sustainable manner;
Maximising Environmental Protection and Limiting Environmental Impact;
Facilitating Accessible and Healthy Environments.
5.1.7 Chapter 3, ‘Strategic and Spatial Choices’, at paragraph 3.3 states:
“Good design is fundamental to creating sustainable places where people want to
live, work and socialise. Design is not just about the architecture of a building, but
the relationship between all elements of the natural and built environment and
between people and places”.
5.1.8 Paragraph 3.4 states;
“Design is an inclusive process, which can raise public aspirations, reinforce civic
pride and create a sense of place and help shape its future.”
5.1.9 Paragraph 3.51 focuses on the preference for the re-use of previously developed land and
states;
Previously developed (also referred to as brownfield) land (see definition overleaf)
should, wherever possible, be used in preference to greenfield sites where it is
suitable for development.
5.1.10 Furthermore, paragraph 3.51 states;
In settlements, such land should generally be considered suitable for appropriate
development where its re-use will promote sustainability principles and any
constraints can be overcome.
5.1.11 Chapter 4, Active and Social Places, at paragraph 4.1 Transport states that:
“The planning system should enable people to access jobs and services through
shorter, more efficient and sustainable journeys, by walking, cycling and public
transport. By influencing the location, scale, density, mix of uses and design of new
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 10 July 2019
development, increases physical activity, improves health and helps to tackle the
causes of climate change and airborne pollution by…..”:
Enabling More Sustainable Travel;
Network Management; and
Demand Management.
5.1.12 Paragraph 4.1.4 states that “Land use and transport planning must be integrated. The planning
system must ensure it enables integration:
Within and between different types of transport;
Between transport measures and land use planning;
Between transport measures and policies to protect and improve the environment;
and
Between transport measures and policies for education, health, social inclusion and
wealth creation”.
5.1.13 Paragraph 4.1.8 – ‘Sustainable Transport’ confirms that “The Welsh Government is committed
to reducing reliance on the private car and supporting a modal shift to walking, cycling and
public transport. It further states at 4.1.9 that “The planning system has a key role to play in
reducing the need to travel and supporting sustainable transport, by facilitating developments
which:
Are sited in the right locations, where they can be easily accessed by sustainable modes
of travel and without the need for a car;
Are designed in a way which integrates them with existing uses and neigbourhoods;
and
Make it possible for all short journeys within and beyond the development to be easily
made by walking and cycling.”
5.1.14 Paragraph 4.2 – ‘Housing’, at paragraph 4.2.1 states that:
“Planning authorities must understand all aspects of the housing market in their areas,
which will include the requirement, supply and delivery of housing”.
5.1.15 Paragraph 4.2.16 states that:
“Planning authorities, land owners and house builders must work together
constructively to identify deliverable housing land in sustainable locations for
development. When identifying sites to be allocated for housing in development plans,
planning authorities must follow the search sequence set out in paragraphs 3.37-3.38
starting with the re-use of previously developed and/or underutilized land within
settlements……”
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 11 July 2019
5.1.16 Paragraph 4.2.17 recognises that “maximising the use of suitable previously developed and/or
underutilised land for housing development can assist regeneration and at the same time
relieve pressure for development on greenfield sites”.
5.1.17 Paragraph 4.2.25 – ‘Affordable Housing’ states that:
“A community’s need for affordable housing is a material planning consideration
which must be taken into account in formulating development plan policies and
determining relevant planning applications”.
5.1.18 Chapter 5, ‘Productive and Enterprising Places’, at paragraph 5.7.8 states;
“The benefits of renewable and low carbon energy, as part of the overall
commitment to tackle climate change and increase energy security, is of paramount
importance”. The continued extraction of fossil fuels will hinder progress towards
achieving overall commitments to talking climate change. The planning system
should:
……..facilitate the integration of sustainable building design principles in
new development;
Optimize the location of new developments to allow for efficient use of
resources;…..”
5.1.19 Chapter 5, paragraph 5.8, ‘Reduce Energy Demand and Use of Energy Efficiency’, at paragraph
5.8.1 states that:
“The Planning system should support new development that has very high energy
performance, supports decarbonisation, tackles the causes of climate change, and
adapts to the current and future effects of climate change through the incorporation
of effective mitigation and adaption measures”.
5.1.20 Chapter 6 ‘Distinctive and Natural Places’, at paragraph 6.6.17, in relation to Sustainable
Drainage systems and Development, states that:
“New developments of more than one dwelling or where the area covered by
construction work equals or exceeds 100 square metres also require approval from the
SuDS Approval Body (SAB) before construction can commence”.
At paragraph 6.6.18, it also states that:
“The provision of SuDS must be considered as an integral part of the design of new
development and considered at the earliest possible stage when formulating
proposals for new development”.
5.1.21 With regards to car parking, paragraph 4.1.50 states;
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 12 July 2019
Car parking provision is a major influence on how people choose to travel and the
pattern of development. Where and how cars are parked can in turn be a major
factor in the quality of a place. …..Planning authorities must support schemes which
keep parking levels down, especially off street parking when well designed.
5.1.22 Technical Advice Note (TAN) 2: Planning and Affordable Housing (2006) provides practical
guidance on the role of the planning system in delivering affordable housing.
5.1.23 Section 6 Working together – the roles of local authorities, RSLs and private developers,
discusses and collaborative approach between local planning authorities, RSLs and private
developers. Paragraph 6.4 states:
The key areas where local planning authorities, housing authorities, RSLs and
private developers should work together are:
• establishing housing requirements within the local housing market(s);
• setting targets for the provision of affordable housing through the planning
system (both authority-wide and site specific);
• monitoring changing housing requirements;
• updating planning and housing policies and affordable housing targets;
• identifying potential sites for affordable housing (including windfall sites and
rural exception sites);
• using planning conditions and planning obligations to secure affordable
housing;
• establishing an appropriate mix of housing types and tenures which will
contribute to the identified need for affordable housing and to the objective of
achieving mixed and sustainable communities;
• constructing and managing affordable housing;
• controlling occupancy to ensure that the affordable housing provided is
occupied by people falling within particular categories of need.
5.1.24 Technical Advice Note (TAN) 15: Development and Flood Risk (2004) provides guidance
regarding flood risk and proposed development. A general approach of PPW, supported by
the TAN, is to advise caution in respect of new development in areas at high risk of flooding
by setting out a precautionary framework to guide planning decisions.
The overarching aim of the precautionary framework is, in order of preference, to;
• Direct new development away from those areas which are at high risk of
flooding.
Where development has to be considered in high risk areas (zone C) only those
developments which can be justified on the basis of the tests outlined in section
6 and section 7 are located within such areas.
Cartrefi Cymunedol Gwynedd Former Canolfan Frondeg, Ala Uchaf, Pwllheli Supporting Planning Statement
Caulmert Ltd 3573.CAU.XX.XX.RP.T.09100.S4.C1 13 July 2019
5.2 Local Planning Policy
5.2.1 The Statutory Development Plan for area within which the application site is located
comprises of the Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026) which
was adopted on 31st July 2017.
Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026)
5.2.2 On the 28 July 2017 Gwynedd Council decided to adopt the Anglesey and Gwynedd Joint Local
Development Plan. The Isle of Anglesey County Council decided to adopt the Plan on 31 July
2017. Therefore the Anglesey and Gwynedd Joint Local Development Plan (Joint LDP) was
adopted on the 31st July 2017.
5.2.3 The application site lies within the development boundary for Pwllheli as defined by the Joint
LDP. The Settlement Hierarchy identifies Pwllheli as a ‘Urban service centre’ with the Vision
for Pwllheli in paragraph 4.7 states;
Pwllheli will have developed its role as the main centre for housing, commerce and
employment in western Gwynedd. It will have made full use of its location on the coast and
proximity to Llŷn AONB. It will be an international destination for sailing and water activities
and people will have used the opportunities to develop outdoor activity skills. The town will be
more resilient to threats from climate change due to provision of appropriate infrastructure.
5.2.4 The Vision and Strategic Objectives within Section 5 contains a number of ‘Themes’ as
Strategic Objectives, and those of relevance to the proposal are set out below.
Theme 3 states:
To support growth and regeneration that will transform the local economy under the
umbrella of Anglesey Energy Island Programme and other strategies and plans, building on
those elements of its unique economic profile that are identified as being of regional and
national significance
SO13 Promote vital and vibrant town centres in Amlwch, Bangor, Blaenau Ffestiniog,
Holyhead, Caernarfon, Llangefni, Porthmadog and Pwllheli, that have either maintained or
rediscovered their purpose as centres for work and services, and that are vibrant and
attractive places for residents and visitors.
Theme 4 states;
To give everyone access to a home appropriate to their needs
SO15 To ensure that a sufficient and appropriate range of housing sites are
available in sustainable locations in accordance with the settlement hierarchy to
support economic growth.
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SO16 To provide a mixture of good quality and affordable housing units, of a range
of types and tenures to meet the housing requirements of all sections of the
population:
Key outputs:
there will be a consistent minimum 5 year supply of land for housing;
housing growth will be distributed across the Plan area in accordance with the spatial
distribution;
the supply of affordable housing units will have increased;
the demand for sites for Gypsies and Travellers will have been addressed.
5.2.5 Section 6.4 Managing Growth and Development – Supply and Quality of Housing, strategic
policy ‘PS 16: Housing Provision’ states;
Based on the level of anticipated housing need, balanced against deliverability, environmental
and landscape constraints, economic and demographic prospects, and potential demographic
profile, the Councils will make provision for a requirement for 7,184 housing units between
2011 and 2026. This requirement will be met by identifying opportunities for around 7,902
housing units to enable a 10% slippage allowance.
A constant minimum 5 year supply of housing land will be maintained by allocating land and
facilitating development on windfall sites and by using existing buildings.
This level of growth is distributed in accordance with Strategic Policy PS 17 and Policies TAI 1
to TAI 6 and will be monitored on an annual basis via the Joint Housing Land Availability Studies
and the Annual Monitoring Reports.
5.2.7 ‘Policy TAI 1: Housing in Sub-Regional Centre & Urban Service Centres’ makes clear that in
the Urban Service Centres, housing to meet the Plans’ strategy will be delivered through a
combination of housing allocations and suitable windfall sites within the development
boundary. The policy goes onto identify that windfall sites in Pwllheli could deliver a total of
110 units.
5.2.8 With regards to housing mix, ‘Policy TAI 8: Appropriate Housing Mix’ states;
Proposals should contribute to creating sustainable mixed communities by:
1. Maximising the delivery of affordable housing (including for local need) across the
Plan area in accordance with Strategic Policy PS 18;
2. Contributing to redress an identified imbalance in a local housing market;
3. Ensuring the sustainable use of housing land, ensuring an efficient density of
development compatible with local amenity in line with Policy PCYFF 3;
4. Ensuring the correct mix of housing unit types and tenures to meet the needs of the
Plan area’s current and future communities;
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5. Making provision, as appropriate, for specific housing needs such as student
accommodation, homes for the elderly, Gypsy & Travellers, supported
accommodation, nursing, residential and extra care homes, needs of people with
disabilities;
6. Improving the quality and suitability of the existing housing stock;
7. Ensuring high standards of design that create sustainable and inclusive communities
in line with Policy PCYFF 3.
5.2.9 With regards to affordable housing, strategic policy ‘PS 18: Affordable Housing’ states that
development opportunities have been identified to provide a minimum target of 1,572 new
affordable homes. This strategic policy is then supported by Policy TAI 15.
5.2.10 Policy ‘TAI 15: Affordable Housing Threshold & Distribution’ states that the Council will seek
to secure an appropriate level of affordable housing across the Plan area by working in
partnership with Registered Providers, developers and local communities to meet the
minimum target presented in Strategic Policy PS 18.
5.2.11 Policy ‘TAI 11: Residential Care Homes, Extra Care Housing or Specialist Care
Accommodation for the Elderly’ stated that proposals for residential care homes, extra care
homes or specialist care accommodation will be permitted where:
1. Residential care homes, extra care homes or specialist care accommodation are located
within the development boundaries of either a Sub-regional Centre or Urban or Local
Service Centre; or
2. Specialist care accommodation, in exceptional circumstances, involves the re-use of
suitable brownfield sites or buildings close to development boundaries and clear
justification for its location is provided, taking account of the nature of the care required,
transport impact, and it can be demonstrated that alternative sites are unsuitable and/ or
unavailable; and
3. In the case of residential care homes and extra care housing, the site must be within
reasonable walking distance to services and facilities within the Centre or a high frequency
public transport route to the services and facilities; and
4. The proposal will not result in an over provision of care accommodation compared to the
needs of the locality.
5.2.12 Strategic ‘Policy PS 1: Welsh Language and Culture’ aims to promote the Welsh Language and
states;
The Council will promote and support the use of the Welsh Language in the Plan area.
This will be achieved by:
1. Using appropriate mechanisms to ensure that suitable measures that mitigate
negative impacts are provided or a contribution is made towards them;
2. Refusing proposals that due to its size, scale or its location, would cause
significant harm to the character and language balance of a community
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3. Encouraging all signage by public bodies and by commercial and business
companies to be bilingual ;
4. Encouraging the use of Welsh place names for new developments, house and
street names.
5.2.13 Strategic Policy ‘PS 4: Sustainable Transport, Development and Accessibility’ states;
Development will be located so as to minimise the need to travel. The Councils will
support transport improvements that maximize accessibility for all modes of
transport, but particularly by foot, cycle and public transport. This will be achieved
by securing convenient access via footways, cycle infrastructure and public
transport where appropriate, thereby encouraging the use of these modes of travel
for local journeys and reducing the need to travel by private car.
5.2.14 Furthermore, policy ‘TRA 4: Managing Transport Impacts’, states;
Where necessary, safe and convenient provision will be sought in conjunction with
proposals for:
1. Pedestrians, including people with prams and/or young children;
2. Disabled people with mobility impairments and particular access needs;
3. Cyclists;
4. Powered two-‐wheelers;
5. Public transport;
6. Vehicular access and traffic management within the site and its vicinity;
7. Car parking and servicing;
8. Coach parking; and
9. Horse-‐riders.
Proposals that would cause unacceptable harm to the safe and efficient operation
of the highway, public transport and other movement networks including
pedestrian and cycle routes, public rights of way and bridle routes, will be refused.
5.2.15 With regards to sustainable development and sustainable living. Strategic policy ‘PS 5:
Sustainable Development’ states;
Proposals will only be permitted where it is demonstrated that they are consistent
with the principles of sustainable development. All proposals are required to:
1. Accord with national planning policy and guidance in accordance with Policy
PCYFF1;
2. Alleviate the causes of climate change and adapting to those impacts that are
unavoidable in accordance with Strategic Policy PS6;
3. Give priority to effective use of land and infrastructure, prioritizing wherever
possible the reuse of previously developed land and buildings within the
development boundaries of Sub Regional Centre, Urban and Local Service
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Centres, Villages or in the most appropriate places outside them in accordance
with Strategic Policy PS15;
4. Promote greater self-‐containment of Centres and Villages by contributing to
balanced communities that are supported by sufficient services; cultural, arts,
sporting and entertainment activities; a varied range of employment
opportunities; physical and social infrastructure; and a choice of modes of
travel;
5. Protect, support and promote the use of the Welsh language in accordance
with Strategic Policy PS1;
6. Preserve and enhance the quality of the built and historic environment assets
(including their setting), improving the understanding, appreciation of their
social and economic contribution and sustainable use of them in accordance
with Strategic Policy PS17;
7. Protect and improve the quality of the natural environment, its landscapes and
biodiversity assets, including understanding, and appreciating them for the
social and economic contribution they make in accordance with Strategic Policy
PS16;
8. Reduce the effect on local resources, avoiding pollution and incorporating
sustainable building principles in order to contribute to energy conservation
and efficiency; using renewable energy; reducing / recycling waste; using
materials from sustainable sources; and protecting soil quality;
5.2.16 Furthermore, Strategic Policy ‘PS 6: Alleviating and Adapting to the Effects of Climate
Change’ states;
In order to alleviate the effects of climate change proposals will only be permitted
where it is demonstrated that they have fully taken account of and responded to
the following:
1. The energy hierarchy:
i. Reducing energy demand;
ii. Energy efficiency;
iii. Using low and zero carbon energy technologies energy wherever
practical and viable and consistent with the need to engage and involve
communities, protect visual amenities, the natural, built and historic
environment and the landscape.
2. Reducing greenhouse gas emissions, help to reduce waste and encourage
travel other than by car.
5.2.17 With regards to the ‘Development Criteria’, policy PCYFF 2 states:
A proposal:
1. Must comply with all relevant policies in the Plan;
2. Must comply with national planning policy and guidance.
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3. Will be approved within defined development boundaries or the built form of
identified clusters listed in the settlement framework set out in Strategic Policy PS15,
subject to detailed material planning considerations;
4. Should make the most efficient use of land, including achieving densities of a
minimum of 30 housing units per hectare for residential development (unless there
are local circumstances that dictate a lower density);
5. Must provide appropriate amenity space to serve existing and future occupants;
6. Should have regard to the generation, treatment and disposal of waste;
7. Includes, where applicable, provision for the appropriate management and
eradication of invasive species;
5.1.17 Policy PCYFF 3: relates to ‘Design and Place Shaping’ and states:
All proposals will be expected to demonstrate high quality design which fully takes into
account the natural, historic and built environmental context and contributes to the
creation of attractive, sustainable places. Innovative and energy efficient design will
be particularly encouraged.
Proposal, including extensions and alterations to existing buildings and structures will
only be permitted provided they conform to all of the following criteria, where
relevant:
1. It complements and enhances the character and appearance of the site, building or
area in terms of siting, appearance, scale, height, massing and elevation treatment;
2. It respects the context of the site and its place within the local landscape, including
its impact on important principal gateways into Gwynedd or into Anglesey, its effects
on townscape and the local historic and cultural heritage and it takes account of the
site topography and prominent skylines or ridges;
3. It 18inimiza materials appropriate to its surroundings and incorporates hard and
soft landscaping and screening where appropriate, in line with Policy PCYFF 4;
4. It achieves and creates attractive, safe places and public spaces, taking account of
‘Secured by Design’ principles (including where appropriate natural surveillance,
visibility, well lit environments and areas of public movement);
5. It plays a full role in achieving and enhancing a safe and integrated transport and
communications network promoting the interests of pedestrians, cyclists and public
transport and ensures linkages with the existing surrounding community;
6. Its drainage systems are designed to limit surface water run-off and flood risk and
prevent pollution;
7. The layout and design of the development achieves inclusive design by ensuring
barrier free environments, allowing access by all and making full provision for people
with disabilities;
8. Where practical, include infrastructure for modern telecommunications and
information;
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9. Encourage active frontages at ground level where development is non-residential;
10. It helps create healthy and active environments, and considers the health and well-
being of future users.
5.1.18 With regards to Water Conservation, Policy PCYFF 6 states;
Proposals should incorporate water conservation measures where practicable,
including Sustainable Urban Drainage Systems (SUDS). All proposals should
implement flood minimization or mitigation measures where possible, to reduce
surface water run-‐off and minimise its contribution to flood risk elsewhere.
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6.0 PLANNING CONSIDERATIONS
6.1 The Principle of Development
6.1.1 The site is an appropriate location for new housing development, as it lies within the
settlement boundary of Pwllheli, and there is existing residential development surrounding
the site. The site forms a natural windfall plot on a brownfield site and relates well to the
existing urban form which surrounds the site.
6.1.2 The site is sustainably located and within appropriate walking distances of local shops,
services, employment opportunities and community and leisure facilities. The site has
excellent access to public transport with both Pwllheli railway and bus stations lying a short
distance away.
6.1.3 Sustainable development is defined in Planning Policy Wales as having three dimensions;
economic, social and environmental. The proposal would clearly have economic benefits,
through the provision of jobs during the construction phase and new housing close to existing
employment opportunities. In social terms, the scheme would provide affordable housing
provision in an area where there is clearly an identified shortfall. In environmental terms, the
scheme would not give rise to any adverse impacts on the natural, built and historic
environment. As such, the development of the site for housing constitutes sustainable
development under PPW.
6.2 Housing Need
6.2.1 This application is supported by an Affordable Housing Statement undertaken by the
applicant. This includes an assessment of the current housing waiting list obtained from
Gywnedd Housing Options Team, which shows that as of May 2019, the number of
applications received in Pwllheli and other areas within the region of Dwyfor is as follows:
Pwllheli;
1-Bedroom units – 100 applicants
2-Bedroom units – 144 applicants
3-Bedroom units – 81 applicants
4-Bedroom units – 22 applicants
Dwyfor Region (w/o Pwllheli);
1-Bedroom units – 296 applicants
2-Bedroom units – 427 applicants
3-Bedroom units – 241 applicants
4-Bedroom units – 62 applicants
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6.2.2 As can be seen from the above, there is a deficiency in the number of 1 and 2 bed units within
both Pwllheli and the wider Dwyfor region which this scheme will go some way to address.
The proposal would provide 16 no. 2 bed apartments and 12 no. 1 bed apartments. The site
will therefore enable the applicant to offer a total number of 28 affordable units, which will
would go a significant way in addressing the current shortfall for affordable housing in the
locality.
6.2.3 At present the applicant owns and manages 1,094 units located through Dywfor. Of these, a
total of no. 100 units are designed to applicants over 55 and/or disabled. Out of the above
100 designated units, CCG have only 4 flats and 13 bungalows in Pwllheli, making it difficult
for those who wish to be close to the convenience and amenities of the town. Below are
figures for applicants over the age of 55 looking for accommodation in Pwllheli, as
supplied by Gwynedd Housing Option Team in May 2019;
6.2.4 Providing homes for people over the age of 55 or disabled within the town of Pwllheli will
allow tenants to be within walking distance of a number of local amenities. This includes ease
of access the public transport network, therefore reducing car dependence.
6.2.5 By providing adaptable units it gives opportunity to those currently residing in unsuitable
accommodation to obtain a one floor flat that would be an appropriate and safe environment
for them. 34 households effected by mobility issues are residing in CCG owned designated
houses that compromise of 2 floors or more.
6.2.6 The proposed development would facilitate socialising and communication between tenants
that are currently struggling with mobility issues and loneliness. As can be seen on the map
above, the designated units are currently scattered throughout the Dwyfor region.
6.2.7 Following recent changes to the benefits system, several tenants that are eligible for residency
have suffered due to the bedroom tax because of under occupancy and wish to move to a
smaller home. Two-bedroom properties would assist CCG to better manage its current stock
and enable those applicants who wish to move to a smaller home and leaving their current
home and release it to other applicants. This would also help families on the housing register
who require 3 or 4-bedroom homes.
6.2.8 The scheme has the potential to provide 100% affordable homes which is far in excess of the
requirement identified under Policy TAI 15 of the Anglesey and Gwynedd Joint Local
Development Plan.
6.3 Traffic and Access
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6.3.1 The application is supported by a Transport Statement prepared by Cadarn Consulting
Engineers. The report concludes that the levels of daily and hourly traffic by the development
is unlikely to have any material impact upon the operation of the Highway network in the
vicinity of the site.
6.3.2 The location of the site makes it accessible by a range of travel modes and promotes
sustainable modes of travelling. It is within walking distance to all facilities and amenities
located within the centre of Pwllheli, and is within minimal distances to public transport
services that provide regular services to the North-West Wales region and further beyond.
Given the purpose and the average age of the residents likely to reside at the proposed
development, there is no intention to improve the cycling network in the vicinity of the site.
6.3.3 The Highway designs for the site has also considered the health and safety implications
associated with the proposed development. Suitable signage and road surface markings will
be provided on the site to ensure that traffic exiting the site will be aware that a one-way
system is in place along Ala Uchaf Road, whilst the northern footway leading from the site to
Gaol Street / Stryd Moch along this Highway will be widened to improve pedestrian use.
6.3.4 It is therefore concluded that, subject to providing the Highway and transport features
detailed in this Statement, there are no reasons relating to the Highway design why the
proposed development should not be granted planning consent..
6.4 Ecological Implications
6.4.1 The application is supported by a Preliminary Ecological Appraisal Report prepared by AES Ltd.
The survey area is situated between the residential street of Lleyn Street to the north, Gaol
Street to the east and residential properties and a funeral directors to the west. The survey
area comprised amenity grassland, pavements and Tarmacadam car park surrounded by
fences and stone walls.
6.4.2 The survey area covers approximately 0.31ha (0.76acres) and is located at OS grid reference
SH 37296 35117 (approximate central point) and it is situated north of Ala Uchaf.
6.4.3 There are four statutory designated sites of nature conservation interest within the 2km
search area, the nearest are Pen Llyn a'r Sarnau / Lleyn Peninsula and the Sarnau SAC which
is of international nature conservation interest for its coastal habitats, marine mammals and
otter and Mynydd Tir y Cwmwd A'r Glannau At Garreg yr Imbill SSSI which is designated for its
geological, botanical and marine biological features, both of these sites are 0.19km to the
south south east.
6.4.4 There were 21 sites of non-statutory nature conservation interest (Wildlife Sites) within the
2km search area, the nearest of which is Yr Ala, Pwllheli which lies 0.19km to the south west.
The Wildlife Site is noted for its swamp, wet woodland, coastal and floodplain grazing marsh
and river corridor habitats. Other non-statutory sites of nature conservation interest include
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the 16 ancient woodland sites within the 2km search area. This includes four ancient
seminatural woodlands and twelve restored ancient woodland sites.
6.4.5 No significant negative impact on the surrounding statutory and non-statutory sites of nature
conservation interest is anticipated due to the proposed development. There is no feasible
mechanism by which the demolition of the existing building to build an apartment block of 27
units could impact on the surrounding sites of nature conservation interest or the ecological
interest features within them.
6.4.6 There are no protected or priority plants or invasive non-native species recorded within the
survey area.
6.5 Drainage
6.5.1 The application is supported by a Drainage design by Cadarn Consulting Engineers. Full details
of the proposed drainage system for both surface and foul flows are available within the
drainage drawings.
6.6 Design, Safety and Residential Amenity
6.6.1 Joint LDP Policy PCYFF2 relates to building design and covers amongst other criteria;
character, form and design.
6.6.2 The site layout has been developed following a detailed analysis of the site, previous approvals
and the local context whilst taking into consideration the national and local requirements for
residential developments.
6.6.3 The proposed apartment block fronts onto Ala Uchaf with associated pedestrian access being
provided. The buildings has a clearly defined front and back which provides better security
and privacy, animate the public realm and help people orientate themselves. The entrance to
the building is therefore designed to be from the street and easily recognised as such by
visitors.
6.6.4 The 3D Visualization drawings which accompany this application demonstrates how the
proposed street view will appear and provides a better understanding of the relationship
between the proposed development and the existing. Further information is available within
plan ref’s C928-011 and C928-012.
6.6.5 Joint LDP Policy PCYFF 3 quotes that all proposals will be expected to demonstrate high quality
design and in terms of materials, supports developments that utilise materials that are
appropriate to its surroundings. In response to this policy the scheme has been carefully
crafted to create a high quality contemporary development whilst retaining the character of
the local area. The materials chosen to achieve this are stated in paragraph 3.0.9 of this
document.
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6.6.6 As such the proposed development would full comply with the development plan policies of
the Joint LDP.
6.7 Affordable Housing
6.7.1 The application is accompanied by an Affordable Housing Statement prepared by the
applicant. The proposed development has the potential to deliver 100% affordable units on
the site in the form of no. 28 apartments. These are broken down in the following table;
6.7.2 It is considered that the proposal exceeds the development plan policies, which require 20%
affordable units.
6.7.3 Affordable housing in the context of the development proposed means subsidised housing
that would be made available to persons who cannot afford to rent or buy housing generally
available on the open market. The affordable housing provision would comprise a mixture
intermediate and social rented housing.
6.7.4 The apartments have been designed, in their scale and function to comply with the guidelines
contained within the Supplementary Planning Guidance: Affordable Housing (November
2009).
6.7.5 It is proposed that the affordable housing units would be managed by the applicant, a
registered housing provider, in accordance with their usual terms and conditions. A formal
agreement will be required to tie the properties to a general local need for affordable
dwellings, which the applicants and their agents are keen to discuss.
6.8 Pre Application Consultation
6.8.1 Section to be completed once pre-application consultation has been undertaken.
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7.0 CONCLUSIONS
7.0.1 This application seeks full planning permission for the demolition of existing building and
erection of a 3 storey residential building comprising of no. 28 extra care flats (no. 16 2
bedroom flats , no. 12 1 bedroom flats, ancillary ground floor uses including communal
facilities, office, plant room, bin store and buddy store) and associated car parking and
landscaping
7.0.2 The proposed site plan submitted with the application (plan ref C928-003-A) demonstrates
the proposed apartment block can be adequately provided within the site, whilst respecting
required standards including residential amenity, together with the required infrastructure
and landscaping.
7.0.3 The development plan within which the site is located is the Joint Gwynedd and Anglesey Local
Development Plan for the period 2011 – 2021 which was adopted 31st July 2017. The
application site falls within the development boundary of Pwllheli, which is defined as an
Urban-Service Centre by the Joint LDP where there is a general presumption in favour of
development.
7.0.4 As discussed in the sections above it is considered that the proposal represents a positive
contribution towards sustainable development within Gwynedd and an opportunity to make
a contribution to the housing needs of the area, including the delivery of affordable housing
in an area of significant need.
7.0.5 The proposed development accords with the key principles of Planning Policy Wales as well
as local policies in the adopted Joint Local Development Plan.
7.0.6 The planning balance therefore falls firmly in favour of the proposed development and as such
it is considered that there are no overriding reasons why planning permission for the proposed
development should be withheld.
Registered Office: Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Tel: 01248 672666 Fax: 01248 672601 Email: [email protected] Web: www.caulmert.com