Issue - meetings

To consider the report of the Team Manager Development Management.

Consideration was given to the following:-

C/2021/0160

Shop Row, Blaina, Abertillery, NP13 3DH

Two Pairs of Semi Detached Dwellings

and Replacement Accesses

The Planning Officer outlined the application which related to 4 dwellings and replacement accesses at Shop Row, Blaina. An overview of the application was provided with the assistance of photographs and diagrams.

The Planning Officer advised that the site fell within Flood Zone C2 as defined by the Development Advice Maps (DAM) which underpins national planning policy Technical Advice Note 15: Development and Flood Risk and provided the Committee with an explanation as detailed in fig 8 of the report. It was added that both TAN 15 and the subsequent Welsh Government letter to Chief Planning Officers regarding Planning Policy on Flood Risk and Industry Changes provided strict advice on residential development which was classed as a highly vulnerable development in a C2 zone flood plain. The Planning Officer noted that NRW have advised that the application should be refused on planning policy grounds unless there are overriding reasons why planning permission should be granted. The Planning Officer fully acknowledged the argument outlined in the supporting statement that the latest NRW maps identified the site as not being at risk of flooding. However, it was stated that these maps had not yet been nationally adopted for planning purposes.

The Planning Officer thereupon noted the recommendation that the application be refused on flooding grounds. However, if the Committee was minded to set aside the policy objection and support the application contrary to Tan 15 and local plan polices, it was requested that further technical advice be sought from NRW on the suitability on the submitted flood consequence assessment before the application was determined to ensure the Local Authority could be satisfied that any potential flooding could be managed. Also any additional appropriate conditions be added in terms of ecology and highways as noted in the report.

At the invitation of the Chair, Mr. R Pryce, Agent in support of the application addressed the Committee. Mr. Pryce advised that careful consideration had been given to the flood risk of the proposed development and confirmed that he was fully satisfied. The dwellings would be an extension to the homes already in the area and be of similar plot sizes of those in the vicinity. Mr. Pryce added that the garden and home design was acceptable to the officer and highways had no objections.

The development would continue the existing footpath access to the frontage and the design would minimise the carbon footprint of the houses with structures that minimise heat loss. The development would also include low carbon heating systems, solar PVs and electric charging pumps for electric vehicles.

Mr. Pryce noted that the development was acceptable in all respects besides the policy based flood risk objections, however, thought had been given to the strong material planning considerations in this instance. Mr. Pryce referred to the detail contained in the report in respect of planning granted to the  ...  view the full minutes text for item 4