Supporting Planning Statement - Caulmert · Supporting Planning Statement Caulmert Ltd 3785-CAU-XX-XX-RP-T-9100-S4-C1 7 3.0 THE PROPOSED DEVELOPMENT 3.0.1 This application seeks full

Caulmert Limited Engineering, Environmental & Planning Consultancy Services

CLWYD ALYN HOUSING ASSOCIATION

FULL PLANNING APPLICATION FOR THE ERECTION OF 27 NO. AFFORDABLE DWELLINGS WITH ASSOCIATED ACCESS, PARKING AND INFRASTRUCTURE ON LAND AT PONC Y

RHEDYN, BENLLECH, ANGLESEY

SUPPORTING PLANNING STATEMENT

Prepared by:

Caulmert Limited Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Email: [email protected] Web: www.caulmert.com Doc ref: 3785-CAU-XX-XX-RP-T-9100-S4-C1 June 2019

APPROVAL RECORD

Site: Land at Ponc y Rhedyn, Benllech, Anglesey

Client: Clwyd Alyn Housing Association

Project Title: Application for full planning permission for the erection of 27 no. affordable dwellings with associated access, parking and infrastructure

Document Title: Supporting Planning Statement

Document Ref: 3785-CAU-XX-XX-RP-T-9100-S4-C1

Report Status: FINAL

Project Director: Howard Jones

Project Manager: Neil Foxall

Caulmert Limited: Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG

Telephone: 01248 672666

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 Lauren Eaton-Jones Date 12th June 2019

Reviewer Neil Foxall Date 12th June 2019

Approved Neil Foxall Date 12th June 2019

Clwyd Alyn Housing Land at Ponc-y-Rhedyn, Benllech Supporting Planning Statement

Caulmert Ltd 3785-CAU-XX-XX-RP-T-9100-S4-C1 1

TABLE OF CONTENTS

PAGE NO.

1.0 INTRODUCTION ............................................................................................................... 2

1.1 The Application ................................................................................................................ 2

1.2 The Applicant ................................................................................................................... 3

2.0 THE APPLICATION SITE ..................................................................................................... 4

2.1 Location ........................................................................................................................... 4

2.2 Site Access ........................................................................................................................ 4

2.3 Topography ...................................................................................................................... 4

2.4 Vegetation........................................................................................................................ 5

2.5 Flood Risk ......................................................................................................................... 5

2.6 The Surrounding Area ...................................................................................................... 5

2.7 Landscape Designations ................................................................................................... 6

2.8 Environmental Designations ............................................................................................ 6

2.9 Heritage Designations ...................................................................................................... 6

2.10 Planning History ............................................................................................................... 6

3.0 THE PROPOSED DEVELOPMENT ........................................................................................ 7

4.0 PLANNING POLICY ............................................................................................................ 8

5.1 National Planning Policy .................................................................................................. 8

5.2 Local Planning Policy ...................................................................................................... 11

5.0 PLANNING CONSIDERATIONS ......................................................................................... 16

5.1 The Principle of Development ....................................................................................... 16

5.2 Housing Need ................................................................................................................. 16

5.3 Traffic and Access .......................................................................................................... 17

5.4 Ecological Implications ................................................................................................... 18

5.5 Drainage ......................................................................................................................... 19

5.6 Design, Safety and Residential Amenity ........................................................................ 20

5.7 Affordable Housing ........................................................................................................ 20

6.0 CONCLUSIONS ............................................................................................................... 22

FIGURES

Figure 1 – Site Location



1.0 INTRODUCTION

1.1 The Application

1.1.1 Caulmert Ltd has been appointed by Clwyd Alyn Housing (“the applicant”) to submit an

application for full planning permission to Anglesey Council for the erection of 27 no.

affordable dwellings with associated access, parking and infrastructure.

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 - 3785-CAU-XX-XX-RP-T-9100-S4-C1 – Caulmert Ltd

• Housing Need Survey 2019 – Clwyd Alyn Housing

• Drainage Strategy - 3785-CAU-XX-XX-RP-C-0001-P1.0 – Caulmert Ltd

• Preliminary Ecological Appraisal– Etive Ecology Ltd

• Transport Statement - 3785.CAU.XX.XX.RP.T.0300.S4.C1 – Transport Statement

• Plans – Ainsley Gommon Architects

− Site Location Plan – C988.001

− Existing Site Plan – C988.002

− Proposed Site Plan – C988.003

− Boundary Plan – C988.004

− Site Elevations – C988.005

− 3D View 1 – C988.007

− 3D View 2 – C988.008

− 3D View 3 – C988.009

− 4P2B House - Rear Kitchen - C988.045

− 4P2B House - Rear Lounge - C988.046

− 4P2B House - Rear Kitchen With Bay - C988.047

− 4P2B House - Rear Lounge With Bay - C988.048

− 5P3B House - Lounge To Rear With Bay - C988.055

− 5P3B House - Front Gable – Brick - C988.056

− 5P3B Side Entry - Rear Kitchen – Detached - C988.061

− 5P3B Side Entry - Rear Lounge – Detached - C988.062



− 5P3B Side Entry - Rear Lounge - Semi Detached - C988.063

− 5P3B Side Entry - Rear Kitchen - Semi Detached - C988.064

− Indicative Drainage Layout - 3785-CAU-XX-XX-DR-C-1600-P2.0-S0

− Indicative Foul and SW Drainage Layout - 3785-CAU-XX-XX-DR-C-1601-P1.0-S0

1.2 The Applicant

1.2.1 Clwyd Alyn Housing is a Housing Association. 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.



2.0 THE APPLICATION SITE

2.1 Location

2.1.1 The application site is almost rectangular in shape and measures approximately (0.8ha). The

site comprises of site improved pasture farmland on the edge of Benllech. The application site

is accessed from Ponc y Rhedyn which serves the newly built Anwyl housing estate off the

A5025.

2.1.2 The location of the site is shown on Plan Ref C988.001 and on Figure 1 below.

Figure 1 – Site Location (Google Maps)

2.1.3 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 bus links.

2.2 Site Access

2.2.1 The site lies approximately 800m to the south west of the Benllech Town Centre. It takes

vehicular access from the eastern extent of Ponc Y Rhedyn via a priority junction with Lon Pant

Y Cudyn on its southwest boundary where there is an existing turning head.

2.2.2 Ponc Y Rhedyn is a cul-de-sac road with a carriageway width of approximately 5.5m and 2m

footways on both sides of the carriageway. The road is lit and is subject to a 30mph speed

limit. The road serves 32 dwellings which are a mixture of terraced and detached houses with

direct frontage access to the carriageway itself. There are also dropped crossings with tactile

paving on the exiting residential roads.



2.2.3 At the far eastern extent of Ponc y Rhedyn, there is an existing turning head which safely

allows service vehicles to access and egress from the site in a forward gear. Beyond this

turning head there is a metalled surface creating a highway link to the application site’s

western boundary.

2.2.4 Given the modest level of development served from Ponc Y Rhedyn, traffic volumes on the

existing residential road are very low in comparison of the adjacent highway network.

2.2.5 Lon Pant Y Cudyn is typical of an urban distributor road and provides a convenient link to

Benllech Town Centre via the B5018 at its northern extent, where it forms the minor approach

arm to a priority junction and Bangor Road at its southern extent, where again it forms the

minor approach arm to a priority junction. The distance between the northern and southern

junction is approximately 536m. Both routes to the town centre from the junction of Lon Pant

Y Cudyn and Ponc Y Rhedyn are approximately the same length of 700m.

2.2.6 The carriageway is approximately 6.5m wide and is lit in the vicinity of the site. There is also a

2m wide footway on the eastern side of the carriageway to the north and south of the Ponc Y

Rhedyn junction (the same side that access to the site is taken from) and a 3m wide footway

on the opposite side which continues to the south towards Bangor Road. The road itself is

subject to a 30mph speed limit.

2.3 Topography

2.3.1 The site levels increase from north to south with AOD increasing by circa 4m from lowest to

highest point.

2.4 Vegetation

2.4.1 The site comprises of rough grassland with encroaching scrub and bracken. The site is

surrounded to the west and south by residential properties, to the north by pastural farmland

and to the east by woodland.

2.5 Flood Risk

2.5.1 The site lies within Flood Zone A and is therefore considered to be at little or no risk of fluvial

or coastal/tidal flooding.

2.6 The Surrounding Area

2.6.1 The site is surrounded by residential properties on the east, south and west boundaries.

Farmland is present to the north. There is a mixture of single and two-storey dwellings in the

locality. The properties are generally rendered or pebble-dashed with stone sometimes used

for features. The newly built Anwyl estate comprises of red brick and slate which is a direct

contrast from the materials seen within the locality.



2.7 Landscape Designations

2.7.1 The site does not fall within any landscape designations.

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 or within its immediate vicinity.

2.10 Planning History

2.10.1 There is no planning history relating to this site.



3.0 THE PROPOSED DEVELOPMENT

3.0.1 This application seeks full planning permission for the erection of 27 no. dwellings comprising

of no. 18 2-bed 4 person dwellings and no. 9 3-bed 5 person dwellings. All but no .2 dwellings

are semi-detached. All dwellings shall be 100% affordable social rented, owned and operated

by Clywd Alyn Housing. Permission is also sought for associated access, parking and

infrastructure including drainage, bin storage and landscaping.

3.0.2 The proposed layout plan submitted with the application (Dwg. No. C988.003) demonstrates

the proposed dwellings can be adequately provided within the site, whilst respecting required

standards including residential amenity, together with the required infrastructure and

landscaping.

3.0.4 Construction materials for the site include a mix of brick and off-white render house types,

grey uPVC windows, grey cills, composite coloured doors and slate or tile roofs. The overall

appearance of this combination of materials can be seen on plan ref C988.45 – C988.48,

C988.55 – C988.56 and C988.61 – C988.64. Street Elevations can be seen on plan ref C988.005

and 3D Views are available on plan ref C988.007 – 009.

3.0.5 Each dwelling will have a tarmacadam drive with space for two vehicle parking, a patio and a

laid to lawn garden.

3.0.6 Each residential unit is served by 2 no. parking spaces. Each property also has a bin store and

further information is available on plan ref C988.003.

3.0.7 A number of boundary treatments are proposed, including railings, hit and miss fencing and

anti-climb mesh fencing. Further information of boundary treatment is available on plan ref

C988.004 and also referenced on the proposed site plan ref. C988.003.



4.0 PLANNING POLICY

4.1 National Planning Policy

4.1.1 Planning Policy Wales (Edition 10, December 2018) provides the overarching policy context

and guidance for planning within Wales.

4.1.2 Chapter 1 introduces the document and explains sustainable development. The planning

system is central to achieving sustainable development in Wales. In accordance with The Well-

being of Future Generations Act the chapter 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

4.1.3 The Well-being of Future Generation Act (Wales) 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 principle 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.

4.1.4 Section 4.3 The Sustainable Development Principle, paragraph 4.3.1 states;

The Well-being of Future Generations (Wales) Act establishes a ‘sustainable development

principle’ which means that a defined public 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.

4.1.5 Section 4.7 Sustainable settlement strategy: locating new development, Paragraph 4.7.4

states;

“………. new development is consistent with minimising the need to travel and

increasing accessibility by modes other than the private car. A broad balance



between housing and employment opportunities in both urban and rural areas

should be promoted to minimise the need for long distance commuting”.

“………. Higher density development, including residential development, should be

encouraged near public transport nodes or near corridors well served by public

transport (or with the potential to be so served)”.

4.1.6 Section 4.12 Planning for sustainable homes, paragraph 4.12.1 states;

Climate responsive developments are those that tackle the causes of climate change

and adapt to the current and future effects of climate change through the

incorporation of effective mitigation and adaptation measures

4.1.7 Furthermore, paragraph 4.12.2 states;

Development proposals should mitigate the causes of climate change by minimising

carbon and other greenhouse gas emissions associated with their design,

construction, use and eventual demolition.

4.1.8 Chapter 8 Transport goes in to detail about choice of transport and secure accessibility, to

help tackle climate change and support sustainable development. Paragraph 8.1.2 states that;

The Welsh Government is committed to enabling more people to undertake and

enjoy the benefits of active travel. We want to encourage people to leave their cars

behind and use active travel where it is suitable for them to do so.

4.1.9 Section 8.2 Promoting active travel states in paragraph 8.2.1 that;

The Active Travel (Wales) Act 2013 aims to make walking and cycling the most

attractive option for shorter journeys. In particular, everyday journeys such as to

and from a workplace or education establishment or in order to access health,

leisure or other services or facilities.

4.1.10 Furthermore, paragraph 8.2.2 states that;

Walking should be promoted for shorter trips. The impact of policies and

development on pedestrians should be considered.

4.1.11 As well as walking, cycling has also been considered in paragraph 8.2.3 which states;

Cycling should also be encouraged for short trips and as a substitute for shorter car

journeys or, as part of a longer journey when combined with public transport.

4.1.12 With regards to car parking, paragraph 8.4.2 states;



Car parking provision is a major influence on the choice of means of transport and

the pattern of development. Local authorities should ensure that new developments

provide lower levels of parking than have generally been achieved in the past.

Minimum parking standards are no longer appropriate.

4.1.13 Chapter 9 Housing is in line with the Welsh Government’s approach, set out in the National

Housing Strategy, which is to;

• provide more housing of the right type and offer more choice;

• improve homes and communities, including the energy efficiency of new and

existing homes; and

• improve housing-related services and support, particularly for vulnerable

people and people from minority groups.

4.1.14 Section 9.3 Development management and housing, paragraph 9.3.1 states;

New housing developments should be well integrated with and connected to the

existing pattern of settlements. The expansion of towns and villages should avoid

creating ribbon development, coalescence of settlements or a fragmented

development pattern.

4.1.15 When a Local Authority is determining and application, paragraph 9.3.4 states;

In determining applications for new housing, local planning authorities should

ensure that the proposed development does not damage an area’s character and

amenity. Increases in density help to conserve land resources, and good design can

overcome adverse effects, but where high densities are proposed the amenity of the

scheme and surrounding property should be carefully considered. High quality

design and landscaping standards are particularly important to enable high density

developments to fit into existing residential areas.

4.1.16 Technical Advice Note (TAN) 2: Planning and Affordable Housing (2006) provides practical

guidance on the role of the planning system in delivering affordable housing.

4.1.17 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.

4.2 Local Planning Policy

4.2.1 The Statutory Development Plan for the area within which the application site is located

comprises of the Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026) which

was adopted 31st July 2017.

Joint Local Development Plan Anglesey and Gwynedd (2011 – 2026)

4.2.2 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 31 July 2017.

4.2.3 The application site abuts the settlement of Benllech as defined by the Joint LDP.

4.2.4 The Settlement Hierarchy identifies Benllech as a ‘Local Service Centre’ and recognises that

smaller Centres (i.e. the Local Service Centres) and Villages, if they are to remain sustainable,

should have the opportunity where appropriate to accommodate new development.

4.2.5 The Vision and Strategic Objectives within Section 5 contains a number of ‘Themes’ as

Strategic Objectives. Of relevance to the proposal, Theme 4 states;

Theme 4: 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.

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.

4.2.6 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.

4.2.7 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;

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.

4.2.8 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.

4.2.9 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. It goes on to explain the thresholds

determined by the settlement categories. The settlement concerned, Deiniol, is a ‘Service

Village’, however, the application site falls outside of and abuts the settlement boundary. The

site is, therefore, considered to be an ‘Exception Site’ with Policy TAI 16 being of the most

relevance.

4.2.10 Policy ‘TAI 16: Exception Sites’ explains that proposals for 100% affordable housing schemes

on sites immediately adjacent to development boundaries that form a reasonable extension

to the settlement will be granted.

4.2.11 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

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.

4.2.12 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.

4.2.13 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.

4.2.14 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

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


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


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;



4.2.15 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.

4.2.16 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.

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;

4.2.17 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

minimisation or mitigation measures where possible, to reduce surface water run-off and

minimise its contribution to flood risk elsewhere.



5.0 PLANNING CONSIDERATIONS

5.1 The Principle of Development

5.1.1 Though the application site is located in the open countryside, it abuts the settlement of

Benllech and is, therefore, put forward as an exception site for 100% affordable housing. The

most relevant policy for consideration is Policy TAI 16 ‘Exception Sites’ of the Joint LDP.

5.1.2 The development of this site for 27 no. dwellings with a 100% affordable provision would go

some way to address the current shortfall of housing land within Anglesey as shown in the

most recent 2016 Joint Housing Land Availability Study and would provide much needed

affordable homes.

5.1.3 The site is an appropriate location for new housing development as it lies adjacent to the built-

up area boundary of Benllech and there is existing residential development surrounding the

site. The site is the perfect definition of an exception site providing 100% affordable dwellings

with it abutting the settlement boundary and relating well to the existing urban form.

6.1.3 The site is sustainably located with excellent access to public transport providing access to

nearby towns and villages. There are regular buses to Bangor where the nearest railway

station can be found, providing links to several stations along the North Wales Coastline. More

locally, the site also has good links to local shops, services and employment opportunities,

which are within an acceptable walking and cycling distance or a short bus journey away.

5.1.4 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.

5.2 Housing Need

5.2.1 This application is supported by a Housing Needs Survey for the Llanfair Mathafarn Eithaf

Community Council Area Isle of Anglesey. The Survey is in cooperation between Llanfair

Mathafarn Eithaf Community Council, Anglesey County Council and Rural Housing Enabler.

5.2.2 Rural Housing Enablers (RHEs) are independent experts working in rural communities in Wales

identifying housing and other needs supporting the delivery of homes for local people. Rural

Housing Enablers (RHE) work with and on behalf of rural communities in many areas of Wales

to address the shortage of affordable homes. The work involves identifying the local need for

housing and searching for development opportunities or empty properties to bring back into



use. This work is carried out in partnership with the local community, as well as other

interested parties.

5.2.3 The main purpose of a housing need survey held in February 2019 was to consider the

affordable housing need by local residents in the Llanfair Mathafarn Eithaf Community Council

area on Anglesey. A letter and an invitation to an open day was sent to 2200 properties in the

area. It included a link to a Survey Monkey online questionnaire in order to record need or

make comments about any possible housing schemes. The response was 62 questionnaires

completed, which is very low and 28 attended an open day held in the Goronwy Owen

Memorial Hall on 13 February 2019.

5.2.4 From those who responded to the questionnaire, 26 stated that they were in need of

affordable housing. The responses to the questionnaires only shows that there is a relatively

low level of need compared to the population in the Benllech area. There are 29 people on

the Isle of Anglesey County Council’s general waiting list for social rent housing and 10 people

on the Tai Teg register (an affordable housing register to buy or rent at intermediate level) for

the area (14.3.2019). According to official statistics (“Pricing out of the market in Anglesey

wards 2017”) 63.2% of Twrcelyn ward’s population have been priced out of the local housing

market.

5.2.5 The evidence to date points at 35 in need of social rented accommodation and 34

intermediate rent or affordable to buy. Based on the 1/3 ‐ 2/3rds principle there is a need

for between 12 ‐ 24 social rented accommodation and 11 ‐ 25 affordable homes to buy or

intermediate rented accommodation.

5.2.6 From the above information it is considered that there is a need between 22 – 69

houses/bungalows with varying tenures as described above.

5.2.7 In order to ensure that a full picture of need is made, attention needs to be given to those

who have stated their interest to move to social housing but may possibly be in a situation to

move to an intermediate rent property or to buy a property. The vacated houses could be

available to those on social rent, who also have a local connection.

5.2.8 More responses may have been given if the site or sites in the community were shown to the

residents. The Survey found a hidden need of 32 who were not on any waiting list and proving

this need should be carried out by registering all concerned before coming to the conclusion

and the final numbers and a further Open Day with specific sites offered.

5.3 Traffic and Access

5.3.1 The application is supported by a Transport Statement prepared by Caulmert Ltd.

5.3.2 The local highway network in the vicinity of the site has been described and it has been shown

that the site is in a sustainable location, is well served by buses and has good access to a wide

range of local facilities in the vicinity of the site.



5.3.3 Vehicular and pedestrian access to the site will be taken from the existing access to the

adjacent development to the west and a new access for non-motorised users is to be located

to the east of the site.

5.3.4 A suitable network of safe and convenient footways will be provided within the site.

5.3.5 Swept path assessment of the internal highways has been undertaken for a number of vehicles

and it has been demonstrated that access can be gained to the appropriate location of the

proposed development.

5.3.6 Personal Injury Collision data for the most recent five-year period does not indicate any

inherent road safety issues associated with the existing layout of the roads in the vicinity of

the site. It is considered that the volume of traffic generated by the scheme is unlikely to be

detrimental to the level road safety. Therefore, it is considered that the highway network

operates safely in the vicinity of the site and will continue to do so with development in place.

5.3.7 An assessment of the trips generated by the development has been undertaken. The

development is predicted to generate a maximum of 15 trips in the morning period and 13

trips in the evening period.

5.3.8 In light of the above, it is concluded that the proposals are acceptable from a traffic and

transport perspective and there should be no reasons to resist the grant of planning

permission on highway and transportation grounds.

5.4 Ecological Implications

5.4.1 The application is supported by a Preliminary Ecological Appraisal by Etive Ecology Ltd. The

survey carried out is an Extended Phase 1 Habitat Survey including a protected species risk

assessment.

5.4.2 The assessment comprised an Extended Phase 1 Habitat survey, a desk study, an assessment

of the likely impacts on the ecological value of the site and recommendations for further

survey and/or mitigation measures to be implemented.

5.4.3 A desktop data search identified three statutory nature conservation sites within 1km of the

site, and three Local Wildlife Site within the same area. The site lies outside of, but in close

proximity to the Anglesey AONB. Protected species records for the search area include four

species of amphibian, two species of bat, numerous bird species, mammals and reptiles.

5.4.4 The site is located on the western edge of the village of Benllech, on the eastern coastline of

the Isle of Anglesey. The site covers an area of approximately 0.8ha and is comprised of rough

grassland with encroaching scrub and bracken. The site is surrounded to the west and south

by residential properties, to the north by pastural farmland and to the east by woodland.

There are no water-bodies on site and just one located within 250m of the site.



5.4.5 The habitats within the development area are generally considered to be of low ecological

value at the local scale. The mosaic of semi-natural habitats is not uncommon in the local area

but does provide suitable habitat for a range of protected and notable species of fauna

including amphibians, foraging/commuting bats, nesting birds, reptiles, hedgehog and

polecat. There is a single tree with the potential to support roosting bats; an ash tree located

in the southern boundary of the site with ivy cover on its main trunk.

5.4.6 The proposed scheme is to develop the site for residential use, constructing up to 27 no.

residential units, creating a new site access and providing associated car parking and

landscaping. These proposals risk harm to the more common/widespread species of

amphibian, nesting birds, reptiles and notable species such as hedgehog during the site

clearance phase. The development will also see a permanent net loss in habitat for protected

and notable species. Depending on whether the ash tree can be retained, the scheme also

poses the risk of impacting a potential bat roost.

5.4.7 Recommendations are made to prepare a scheme of Reasonable Avoidance Measures (RAMs)

which would be implemented during the site clearance phase. These measures would aim to

reduce the risk of harm posed to amphibians, reptiles, nesting birds and terrestrial mammals.

It is recommended that the ash tree within the southern boundary is retained and if this is not

possible, that a bat detector survey is undertaken to determine presence/absence. Further

ecological input is recommended to incorporate semi-natural habitats and features into the

site layout and landscape scheme for the site, as well as in the design of lighting proposals.

5.4.8 In conclusion, the application site has been found to be of relatively low ecological value, but

with the potential to support protected and notable species. The proposed scheme poses the

risk of harm during site clearance and net loss of biodiversity value. Recommendations for

further ecological input are given to retain as much ecological value as possible.

5.5 Drainage

5.5.1 The application is supported by a Drainage Strategy undertaken by Caulmert Ltd. It is an initial

statement to assess how the drainage strategy for the proposed residential development at

Ponc Y Rhedyn, Benllech could address the six standards requiring evaluation as part of a SuDS

Approval Body (SAB) Pre-application enquiry.

Surface Water

5.5.2 Initial ground investigations indicate that infiltration drainage is not feasible and therefore

discharge to the watercourse at Greenfield runoff rates is the proposed method of managing

the flow off the site. In order to manage the discharge from the site attenuation structures

are proposed throughout the drainage network. These will include:

• Porous pavements (parking)

• Porous Pavements (private roads)

• Impermeable pavement with open stone sub-base (Access Roads)



• Bunded storage area for exceedance flows

Foul Water

6.6.6 Design of the foul sewers included within the proposal from domestic units have been carried

out in accordance with BS EN 12056 Part 2.

5.6 Design, Safety and Residential Amenity

5.6.1 Joint LDP Policy PCYFF2 relates to building design and covers amongst other criteria;

character, form and design.

5.6.2 The site layout has been developed following a detailed analysis of the site and the local

context whilst taking into consideration the national and local requirements for residential

developments.

5.6.3 The general housing layout has been designed to ensure good privacy distances between

buildings with ample back gardens creating pleasant, private amenity space. A clear

separation of public and private space has been created by having buildings front onto the

street. Buildings with a clearly defined front and back provide better security and privacy,

animate the public realm and help people orientate themselves. Entrances to buildings are,

therefore, designed to be from the street and easily recognised as such by visitors. All private

enclosed areas such as rear gardens are secure.

5.6.4 Drawing plan ref C988.005 shows the proposed street elevations which enables the viewer to

understand the relationship between the proposed development and the existing.

5.6.5 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.

5.6.6 In response to the above policy the scheme has been carefully crafted to create a high quality

contemporary development whilst retaining the character of the local area. Although the

development is made up of different types of dwellings, to ensure continuity throughout the

site the houses have been designed to have a similar architectural language through the use

of a complimentary palate of materials.

5.6.7 As such the proposed development would full comply with the development plan policies with

the Joint LDP.

5.7 Affordable Housing

5.7.1 The proposed development seeks permission for no. 27 dwellings which will be affordable.



5.7.2 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 of social

rented housing.

5.7.3 As the site is located outside of the settlement boundary, the application site is put forward

as an exception site providing 100% affordable housing, in line with Policy TAI 16 of the Joint

LDP. The proposed development consists of all no. 27 units being affordable, as social rented

housing. It is therefore considered that the proposal is in compliance with the development

plan policies.

5.7.4 The houses have been designed, in their scale and function to comply with the guidelines

contained within the Supplementary Planning Guidance: Affordable Housing (November

2009).

5.7.5 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

Section 106 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.



6.0 CONCLUSIONS

6.0.1 This application seeks full planning permission for the erection of no. 27 affordable dwellings.

Permission is also sought for associated access, parking and infrastructure including drainage,

bin storage and landscaping.

6.0.2 The proposed site plan submitted with the application (plan ref C988.003) demonstrates the

proposed dwellings can be adequately provided within the site, whilst respecting required

standards including residential amenity, together with the required infrastructure and

landscaping.

6.0.3 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 site is an

exception site that provides affordable dwellings adjacent to the settlement of Benllech as

defined by the Joint LDP.

6.0.4 As discussed in the sections above it is considered that the proposal represents a positive

contribution towards sustainable development within Anglesey 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.

6.0.5 The proposed development accords with the key principles of Planning Policy Wales as well

as local policies in the adopted Joint Local Development Plan.

6.0.6 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

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Documents

Supporting Planning Statement - Caulmert · Supporting Planning Statement Caulmert Ltd 3785-CAU-XX-XX-RP-T-9100-S4-C1 7 3.0 THE PROPOSED DEVELOPMENT 3.0.1 This application seeks full