Planning inspectors have overturned a decision by Gwynedd’s councillors and permitted a development of 30 homes on land at Pen y Ffridd Road in Penrhosgarnedd, Bangor.

 

 

Gwynedd’s planning committee had turned down, against the advice of their own officers, the application by Adra housing association in December 2020, for a mixture of two and three bedroom homes on the site, which includes 12 affordable units.

The main issues cited by Gwynedd planners for rejecting the proposal were the impact of the proposed development on the Welsh language and the impact on the already congested Penrhos road.

An Inspector appointed by the Welsh Ministers to review the appeal, Anthony Thickett, said: “It was not felt that councillors’ concerns over highway safety and the impact on the Welsh language were enough to refuse the proposals.”

Highway Matters

On the Highway matters Mr Thickett said: “A new access to the site would be created off Pen y Ffridd Road. I visited the site mid-morning. At that time the northern side of Pen y Ffridd Road was lined by parked cars.

“I did not meet opposing traffic on my way in or out but had I done so it would have been necessary to pull over in the gaps left to access drives and wait for the other vehicle to pass. No doubt such incidences occur and would be likely to increase with the introduction of the proposed development.

“However, the Highway Authority has considered the existing situation and the likely increase in traffic as set out in the appellant Transport Statement and has no objection to the proposed development. The Highway Authority conclude that Pen y Ffridd Road its junction with Penrhos Road and Penrhos Road are capable of accommodating the proposed development.

“I am aware of the concerns of local residents but have seen no empirical evidence to lead me to a different view. I conclude, therefore, that the proposed development would not have an adverse impact on highway safety.”

Welsh Language

With regard to the possible impact of the new development on the Welsh language Mr Thickett said: “Having considered the submissions, the Council’s Welsh Language Unit concluded that the proposed development would not be large enough to have a major impact on the area’s linguistic composition. The Unit found that the proposal would have a neutral or non-significant negative impact as the development would not result in a major change in the city’s existing position in terms of the Welsh language.

“Having considered the evidence before me, I see no good reason to turn aside the advice of the Council’s Welsh Language Unit. I conclude that the proposed development would not have an adverse impact on the Welsh language.

Other Matters

The planning inspectorate report also refuted fears over local flooding on the development site, saying: “Neither Natural Resources Wales, Dŵr Cymru or the Council’s Water and Environment Unit have raised any concerns regarding flooding and the proposed development will require a separate consent for a Sustainable Drainage System.

Gwynedd Council could now face having to pay the costs of the appeal.