We considered the report of the application and late correspondence which was recommended for approval subject to the nine conditions as outlined in the report and subject to a Unilateral Undertaking agreement.

 

Councillor A. Bentley, representing Llanvihangel Crucorney Community Council, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The sewerage issue reported by the Community Council is not with the sewerage plant but with the main sewerage pipe that runs through the village.

 

·         The current sewerage system was built in the mid 1960’s to support 25 houses plus the future development of Wern Gifford (100+ dwellings).

 

·         The system is now servicing in excess of 250 dwellings along with three public houses and three caravan camping sites across the two villages.

 

·         Over a significant number of years and also in recent weeks, local residents in the village have experienced sewage coming up through the drains onto their properties and within dwellings coming up through the toilets.

 

·         The hydraulic modelling assessment of the public sewage system of Pandy and Llanvihangel Crucorney, undertaken in 2013, had outlined that the 150mm diameter gravity foul sewage pipe is hydraulically overloaded.

 

·         There have been three housing developments granted since this assessment had been undertaken and additional infill of dwellings despite this finding.

 

·         The hydraulic modelling assessment had confirmed that the amount of storm water entering the bottom end of the catchment exceeds the design capacity of the sewers in this area in times of heavy rainfall. During recent storms, the pipe work did not cope.

 

·         Welsh Water had informed the Community Council that it was looking to include further investigation work.

 

·         The Community Council considers that the proposed development is in breach of the specified polices within the current Local Development Plan.

 

Mr. B. Griffiths, representing objectors to the application, attended the meeting by invitation of the Chair. The Committee was informed that there is support for affordable homes in the area.  However, there is a need to resolve the following issues:

 

·         Traffic issues – The developer had stated that the road access to the development assessment was based on a computer generated model which indicated that the traffic volume would not present a problem.  Concern was expressed that not all of the data was included when compiling this model.

 

·         During periods of high activity such as the school run during the morning and afternoon periods, it was noted that the afternoon run causes significant traffic problems.

 

·         The main access route is frequently blocked during this period by parked vehicles and school buses leaving large tractors and stock lorries unable to access this route.

 

·         This matter had been presented to the Community Council which had been addressed with the school and community police.  However, this issue has continued over many years.

 

·         Local residents consider this could be avoided by moving the proposed development providing an entry and exit onto the adjacent Grosmont Road.  This route also provides access to the A465 trunk road.

 

·         Last year the Local Authority invited landowners to submit candidate sites that could be considered for inclusion for development in the replacement Local Development Plan (LDP).

 

·         The landowner owns the land adjacent to Grosmont Road and has submitted a piece of land for the next LDP, which is located adjacent to the current proposed development on land adjacent to Wern Gifford.

 

·         This proposed candidate site is not yet approved.  However, given that the building line has already been breached, residents consider that this piece of land will be approved for development, going forward. This site would be significantly larger than the proposed development.

 

·         Objectors ask the Planning Committee to consider the impact on the current residents of Wern Gifford and future proof this development with an alternative access point via the Grosmont Road.

 

·         Sewage issues have been occurring over a number of years with raw sewage spilling from manhole covers during periods of heavy rainfall.

 

The local Member for Crucorney, attending the meeting by invitation of the Chair, outlined the following points:

 

·         It is imperative that there is an infrastructure to support the proposed development.  With 20 dwellings proposed, concerns have been raised as to whether the local school will be able to accommodate the increase in the number of children who will be residing in the new dwellings. Will the access route which passes the school allow safe access and exit to new residents and existing residents who reside at Wern Gifford?

 

·         Traffic travels through Wern Giffiord to access the farm where people work.

 

·         Concern was expressed as to whether the main carrier pipe will cope with the waste produced.  The system is of a good standard except for the pipe that carries the sewage from Llanvihangel Crucorney to Pandy, a distance of approximately one mile.

 

·         The pipe is 150mm in diameter and was built in the mid 1960s when there was about 25 – 30 dwellings, as well as the school in Pandy. It currently serves about 250 dwellings.

 

·         There has been no further development or improvement of the pipe work but there has been a significant increase in what needs to be carried in it.

 

·         In 2013, Welsh Water had admitted that the findings of its hydraulic modelling assessment had indicated that the 150mm gravity foul sewer, serving Pandy, was hydraulically overloaded.  Therefore, the system is considered not to be fit for purpose.

 

·         In a more recent communication, Welsh Water had placed conditions on this development in that no development shall commence until a drainage scheme for the site has been submitted and approved in writing by the Local Planning Authority.

 

·         The scheme should not allow for the disposal of foul water into the sewerage system in order to prevent hydraulic overloading of the public sewage system, to protect the health and safety of residents and to ensure no pollution.

 

·         It would appear the pipe can cope if the amount of water entering it is reduced.

 

·         The problem lies with the main carrier pipe.

 

·         Homes are already being subjected to sewage overflowing.

 

·         Without improvement to the pipe work, the significant increase in waste to be disposed will subject current residents and those who will move into the new development to increased chances of sewage re-appearing in their properties.

 

·         The local Member asked that the Planning Committee defers consideration of the application until Welsh Water replaces the 150mm pipe to a larger size to be fit for purpose to carry away sewage for current and future homes within the area.

 

The applicant’s agent, Francesca Sanders, attended the meeting by invitation of the Chair and outlined the following points:

 

·         The officer recommendation of the application is for approval.

 

·         There are no outstanding objections from the County Council’s internal consultees regarding the application.

 

·         The site is allocated for residential development and will provide much needed affordable homes to meet the needs of the community.

 

·         A number of concerns have been raised by local residents relating to flood risk, drainage, highways capacity and the capacity of the local primary school.

 

·         In relation to flood risk and drainage, the flood consequences assessment confirms that the majority of the site, including all of the proposed dwellings, are located outside of the flood plain with only a small section of the access road being located within it.

 

·         Analysis undertaken - the proposed development is assessed to be at low risk from all sources of flooding.

 

·         A safe access and egress can be achieved for emergency services.

 

·         During recent flooding events in South Wales the site experienced no flooding.

 

·         In relation to drainage, Welsh Water has confirmed that there is sufficient capacity in the vicinity of the site to accommodate the proposed development.

 

·         The issues that local residents have historically experienced in Wern Gifford were as a result of blockages within the existing system.  Welsh Water is currently working to resolve this matter.  These issues are unrelated to the proposal and will not be exacerbated by the proposed development.

 

·         With regard to access and highways, the applicant is aware of local residents concerns that the proposed development will lead to additional traffic which they consider will overload the system.  The transport statement confirmed that the proposed development will have minimal impact on the local highway network and there is sufficient capacity in the vicinity of the site to accommodate the proposal.

 

·         In relation to primary school capacity, there is sufficient capacity at the local primary school to accommodate four pupils which could arise from the proposed development.  There is also additional capacity at another primary school within an acceptable distance of the site.

 

·         In terms of the design of the proposed development, the dwellings will comprise of high quality materials.

 

·         A comprehensive Suds landscaping and green infrastructure scheme is proposed.

 

·         New areas of meadow will also be created to the north and south of the site achieving a net gain in terms of biodiversity.

 

Having considered the report of the application and the views expressed, the following points were noted:

 

·         There is a need for affordable housing in the area.

 

·         Officers’ recommendation is for approval of the application subject to Natural Resources Wales (NRW) signing off the proposal. NRW had indicated that it would support the scheme subject to further assessments being undertaken.

 

·         The issues regarding sewage related to a different matter and had now been resolved.

 

·         Welsh Water has no objection to the application.

 

·         The sewage issues within the area need to be addressed before approval of the application is granted.

 

·         Concern was expressed that the application might not adhere to Planning Policy Wales (PPW) 10.

 

·         If consent is granted, a Section 106 legal agreement will need to be signed to ensure the affordable housing tenure. Therefore, a decision regarding this application will not be imminent.

 

·         Concern was expressed that the site remains in C2 flood zone and is against national and local planning policies. NRW has asked for extra time to undertake sufficient modelling to judge the accuracy of C2 flood zone.

 

·         In response to the concerns raised, the Head of Planning informed the Planning Committee that there is a balance to be made in respect of the application. All of the buildings are located outside of the C2 flood zone. There is a small section of garden which touches the flood zone.  The access is covered by the flood zone.  However, NRW has stated that emergency services vehicles would be able to access the site.  The buildings would be free of flooding.  This is in accordance with TAN 15. Subject to NRW finding the flood modelling acceptable, this could be verified via the Delegation Panel before any consent is issued.

 

·         In relation to the affordable housing, that will be agreed via a unilateral undertaking.

 

·         The sustainable location of the site is key as it is in close proximity to a primary school and is on a bus route.

 

·         With regard to the infrastructure of the site, Welsh Water has outlined that the capacity of the development can be accommodated within the existing infrastructure. 

 

·         Surface water would not go into the existing infrastructure.  That would be dealt with via a sustainable urban drainage system.

 

·         With regard to the local primary school, as the proposed development is for affordable housing provision, the Local Education Authority would be required to address any additional capacity, in accordance with the priorities of Monmouthshire County Council.

 

·         The Social Housing Grant allocated in this financial year for Wern Giffiord equates to £1.5M.

 

·         The current waiting list within Monmouthshire for affordable housing provision equates to over 2000 people.

 

·         The site is an allocated site located within the Local Development Plan (LDP).

 

·         Concern was expressed that Welsh Water should address the drainage issues that have been raised before the application is approved.

 

·         The Head of Planning informed the Committee that Welsh Water has not objected to the application on capacity grounds and considers that the additional capacity can be accommodated and the existing infrastructure is fit for purpose. The drainage scheme will be conditioned as part of the development and officers will be working with Welsh Water to ensure that the infrastructure is fit for purpose.

 

·         A Member asked if a pre-commencement condition could be put in place with a view to Welsh Water addressing the sewage issue as this would not affect the Social Housing Grant allocation scheduled to be received for Wern Gifford.  In response, the Head of Planning Stated that Welsh Water had indicated that no problems were envisaged with the waste water treatment works for the treatment of domestic discharges from this site and the infrastructure was fit for purpose.

 

·         It was noted that the Social Housing Grant is not a material consideration in determining the application.

 

·         It was noted that none of the properties in Wern Gifford had flooded recently.

 

The local Member summed up as follows:

 

·         There is no local objection to having affordable housing in the area.

 

·         There are four places available at the local primary school.  However, the development will accommodate 20 families. Therefore, some children will not be able to attend the local primary school but will have to travel elsewhere.

 

·         With regard to the sewage issue, the problem is the diameter of the pipe being too small.

 

·         Residents’ concerns should not be overlooked.

 

·         Recent unprecedented flooding events across South Wales are a concern to the area and that the site is located in a C2 flood zone.

 

·         The local Member asked that the Planning Committee consider deferral of the application.

 

The Head of Planning informed the Committee that there is a condition outlined by Welsh Water for foul drainage (not in the report of the application) which can be added. Also, the colour of the render on the proposed development could be conditioned via external finishes.

 

It was proposed by County Councillor M. Feakins and seconded by County Councillor R. Harris that application DM/2019/02051 be approved subject to the nine conditions as outlined in the report and subject to a Unilateral Undertaking agreement. Also that further conditions be added to address the approval of i) Foul drainage details and ii) external finishes to be approved. Approval is subject to Natural Resources Wales (NRW) finding the flood modelling acceptable and in accordance with TAN15. This is to be verified via the Delegation Panel before any consent is issued.

 

Upon being put to the vote, the following votes were recorded:

 

In favour of the proposal                 -           8

Against the proposal                       -           2

Abstentions                                       -           1

 

The proposition was carried.

 

We resolved that application DM/2019/02051 be approved subject to the nine conditions as outlined in the report and subject to a Unilateral Undertaking agreement. Also that further conditions be added to address the approval of i) Foul drainage details and ii) external finishes to be approved. Approval is subject to Natural Resources Wales (NRW) finding the flood modelling acceptable and in accordance with TAN15. This is to be verified via the Delegation Panel before any consent is issued.