Agenda item

            That planning permission be refused for the reason detailed in the report of the Chief Officer (Planning and Environment). 

The Committee considered the report of the Chief Officer (Planning and Environment) in respect of this application which had been the subject of a site visit on 10 November 2014.  The usual consultations had been undertaken and the responses received detailed in the report.  Additional comments received since the preparation of the report were circulated at the meeting. 

            The officer detailed the background to the report and explained that the main issues for consideration included housing need, highway implications and the effects on the amenity of adjoining residents. 

            Mr. R. Jones, the applicant, spoke in support of the application.  He spoke of his strong attachment to the village and of the 34 four and five bedroom properties which had been built in the village and which sold for £360,000 to £440,000.  The last time a terraced property had been built in Nercwys was in 1918 and the village had no shop or pub.  He referred to the Section 106 agreement which he disagreed with as he did not feel that it was his responsibility to provide affordable housing for those on the Council’s affordable housing register.  He also said that the plot would be sold if the application was refused.               

            Councillor Owen Thomas proposed approval of the application, against officer recommendation, which was duly seconded.  He felt that Nercwys was a growing village and that there was a need for affordable housing.  Paragraph 7.14 indicated that the applicant had provided the budget/ costs for the proposal and Councillor Thomas felt that there was a need for affordable properties in Nercwys which the application would provide.   

            The Local Member, Councillor Nancy Matthews, spoke in support of the application.  In referring to paragraphs 11.46 to 11.49 of planning guidance, she queried the interpretation of policy HSG3 and said that the applicant wanted to provide affordable housing to people who did not want to be on the affordable housing register.  She asked that the application be approved without the need for a section 106 agreement. 

            Councillor Gareth Roberts felt that a precedent would be set if the application was approved.  Councillor Derek Butler sought clarification as he felt that paragraphs 2.01 and 7.13 were not providing the same information.  In response, the officer said that the housing need had been identified through the Housing Strategy Manager.  Councillor Mike Peers felt that there was a need for the houses if there were no suitable properties currently available in Nercwys. 

            The Planning Strategy Manager advised Members that the application was for refusal due to insufficient evidence that the dwellings would meet the identified affordable housing need in the area.  If Members felt that the policy should be reviewed, it should be undertaken as part of a development plan review, not just for one application.  He spoke of the mechanisms of the housing need register and the Section 106 agreement which would secure affordability and without which the affordability could not be judged.  He referred to the appeal at agenda item 6.18 on this agenda where the Inspector had determined that because the applicant had not signed a Section 106 agreement to confirm that the property could be justified on the grounds of local housing need, the appeal should be dismissed.  The Planning Strategy Managerindicated that the appeal upheld Policy HSG3. 

            In summing up, Councillor Owen Thomas felt that refusal of the application would be a missed opportunity for affordable properties for young families in Nercwys and that there was a need for such properties. 

            On being put to the vote, the proposal to approve the application was LOST.              

            RESOLVED:

            That planning permission be refused for the reason detailed in the report of the Chief Officer (Planning and Environment).