Agenda and draft minutes
Venue: Council Chamber, County Hall, Ruthin
Contact: Committee Administrator 01824 706715 Email: dcc_admin@denbighshire.gov.uk
Media
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Additional documents: Minutes: Councillors Jeanette Chamberlain-Jones, Bill Tasker and Julian Thompson-Hill |
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DECLARATIONS OF INTEREST PDF 58 KB Members to declare any personal or prejudicial interests in any business identified to be considered at this meeting. Additional documents: Minutes: No declaration of personal or prejudicial interest had been
raised. |
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URGENT MATTERS AS AGREED BY THE CHAIR Notice of items which, in the opinion of the Chair, should be considered at the meeting as a matter of urgency pursuant to Section 100B(4) of the Local Government Act, 1972. Additional documents: Minutes: No urgent matters had been raised. |
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To confirm the accuracy of the minutes of the Planning Committee meeting held on the 15 October 2014 (copy attached). Additional documents: Minutes: The
minutes of the Planning Committee’s meeting held on 15 October 2014 were
submitted. RESOLVED that the minutes of the meeting held on 15 October 2014 be approved as
a correct record. |
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ADVERTISEMENTS SUPPLEMENTARY PLANNING GUIDANCE - CONSULTATION DRAFT PDF 84 KB To consider a report (copy enclosed) recommending members agree the draft SPG on advertisements as a basis for public consultation. Additional documents:
Minutes: Councillor David Smith, Lead Member for Public
Realm and the Development Planning and Policy Manager (DPPM) submitted a report
presenting the draft Advertisements Supplementary Planning Guidance (SPG) as a
basis for public consultation.
Councillor Smith explained the different stages in the process before
final adoption of SPG documents by the Planning Committee. Members were advised of the need to update SPG
documents in light of legislative changes and adoption of the Local Development
Plan (LDP). This SPG provided guidance on the various types of advertisements
requiring consent together with other aspects such as bilingual signage and
appropriate lighting. Members sought
assurances that adequate measures were in place to deal with forecourt trading
and the DPPM referred to paragraph 5.6 within the draft document relating to
forecourt signage. She reminded members
they would have further opportunity to comment on the SPG during the public
consultation period before the matter was brought back to the committee for
adoption. Proposal – Councillor Meirick
Davies proposed the officer recommendation, seconded by Councillor Win
Mullen-James. It was unanimously – RESOLVED that members agree the draft Supplementary Planning Guidance on
Advertisements as a basis for public consultation. |
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LISTED BUILDINGS SUPPLEMENTARY PLANNING GUIDANCE - CONSULTATION DRAFT PDF 85 KB To consider a report (copy attached) recommending members agree the draft SPG on listed buildings as a basis for public consultation. Additional documents:
Minutes: Councillor David Smith, Lead Member for Public
Realm and the Conservation Project Officer submitted a report presenting the
draft Supplementary Planning Guidance (SPG) document on listed buildings as a
basis for public consultation. The draft SPG provided clear and concise
guidance based on up-to-date national policy on listed buildings and would be a
material planning consideration when assessing listed building consent
applications and planning applications affecting listed buildings and their
setting. Proposal – Councillor Meirick
Davies proposed the officer recommendation, seconded by Councillor Bill Cowie. It was
unanimously – RESOLVED that members agree the draft Supplementary Planning Guidance on
listed buildings as a basis for public consultation. |
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CONSERVATION AREAS SUPPLEMENTARY PLANNING GUIDANCE - CONSULTATION DRAFT PDF 159 KB To consider a report (copy attached) recommending members agree the draft SPG on conservation areas as a basis for public consultation. Additional documents:
Minutes: Councillor David Smith, Lead Member for Public
Realm and Conservation Project Officer submitted a report presenting the draft
Supplementary Planning Guidance (SPG) document on conservation areas as a basis
for public consultation. The SPG would
assist in the proactive management of conservation areas and the determination
of planning applications affecting conservation areas. During discussion the following points were
raised – ·
trees in
conservation areas were generally protected and officers agreed to amend
paragraph 5.2 of the document to clarify that consent was required to cut down
a tree or to carry out tree pruning work in a conservation area, even if the
tree was not subject of a Tree Preservation Order (TPO) – reference should also
be made to the possibility that a tree may already be subject of a TPO ·
controls
over landscaping issues would be covered as part of the planning application ·
it would
not be possible to amalgamate guidance covering conservation areas, areas of
outstanding natural beauty and world heritage sites because each was subject to
different statutory requirements and national policies – the different
authorities responsible for those areas worked together to try and ensure
aspirations and management were complementary ·
Councillor
Cefyn Williams highlighted reference to The Terrace,
London Road, Corwen within
the document and expressed his disappointment that permission had been granted
for a parking space outside the terrace which he believed was not in keeping
with character. Officers confirmed
listed building consent had been granted in that case and due regard had been given
to conservation area status alongside other planning issues as part of that
process. Proposal – Councillor Cefyn
Williams proposed the officer recommendation, seconded by Councillor Dewi Owens. It was
unanimously – RESOLVED that members agree the draft Supplementary Planning Guidance on
conservation areas as a basis for public consultation. |
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DRAFT SITE DEVELOPMENT BRIEF: RHUDDLAN TRIANGLE PDF 102 KB To consider a report (copy attached) recommending members agree the draft Site Development Brief for the ‘Rhuddlan Triangle’ site and the accompanying Strategic Environmental Assessment Screening document for public consultation. Additional documents:
Minutes: Councillor David Smith, Lead Member for Public
Realm and the Planning Officer (KB) submitted a report recommending members
agree the draft Site Development Brief (SDB) for the ‘Rhuddlan
Triangle’ site and the accompanying Strategic Environmental Assessment
Screening document for public consultation.
An exhibition would be held at Rhuddlan
Library on 10 December and 17 January as part of the consultation process and
members were encouraged to attend. Councillor Ann Davies (Local Member) spoke in
favour of the SDB to attract potential business and employment to the area and
supported the exhibition as a means of involving local people. She proposed the officer recommendation as
detailed within the report which was seconded by Councillor Arwel
Roberts (Local Member). In welcoming the
SDB Councillor Roberts put forward a number of ideas including the
establishment of a tourist centre, retail and souvenir shops in order to
attract visitors into the town together with landscaping measures near the
riverside and a jetty. He also questioned
residential provision and mitigation measures to manage flood risk. Members discussed those issues further during
general debate and sought clarification in that regard. Councillor Alice Jones expressed concern about
the increase of traffic and sought assurances that existing problems experienced
by agricultural workers would be addressed as part of the process. In response to issues raised the Planning
Officer advised that – ·
raising
individual land levels on site had not been considered an acceptable option to
address flooding due to the potential to displace flood waters and cause
adverse flood risk impacts on adjoining landowners – he agreed to consult
further with Natural Resources Wales regarding this issue and the suggestion to
raise the building level to a specific height to mitigate risk ·
in light
of contradictory advice provided regarding the potential for tidal flooding
from the Clwyd estuary he agreed to consult with the Flood Risk Officer to
ensure paragraph 5.6 of the SDB was factually correct prior to consultation ·
TAN 15 –
Development and Flood Risk set out certain types of development criteria for
flood risk and the Strategic Flood Consequence Assessment undertaken had shown
that residential development would not be an option for the site, this view was
supported by Natural Resources Wales who had advised that the site would be
suitable for light industrial use ·
the
Council did not own any of the land on the site but would assist in discussing
development proposals and in the planning process ·
the nature
of future development was dependent upon submissions put forward by potential
developers which would be subject to justification tests and acceptability of
consequences for particular types; landscaping measures to enhance the area
could also be discussed with applicants during that process ·
due to the
Rhuddlan Bridge weight restriction it may not be
suitable for use by heavy goods and business vehicles entering Station Road
from the town centre – he agreed to look jointly with Highways into road use by
agricultural vehicles ·
the necessary
information would be made available at the exhibition event and Planning
Officers could also be contacted at the office for consultation. Proposal – Councillor Ann Davies proposed the officer
recommendation, seconded by Councillor Arwel Roberts. It was unanimously – RESOLVED that members agree the draft Site Development Brief for the ‘Rhuddlan Triangle’ site and the accompanying Strategic
Environmental Assessment screening document (as attached to the report) for
public consultation. At this juncture (10.25 a.m.) the meeting adjourned and
reconvened at 11.00 a.m. |
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APPLICATION NO. 02/2014/0990/PF - RUTHIN SCHOOL, MOLD ROAD, RUTHIN PDF 6 KB To consider an application for siting of 1 no. temporary classroom unit (retrospective application) at Ruthin School, Mold Road, Ruthin (copy attached). Additional documents: Minutes: An application was submitted for siting of 1 no.
temporary classroom unit (retrospective application) at Ruthin
School, Mold Road, Ruthin. Public Speakers – Mr. D. Fitzsimon (For) – endorsed officers’ written
report to committee and responded to the concerns raised
advising that the mobile unit had a modest footprint and would be located close
to the main school. The siting of the
unit was temporary pending completion of school refurbishment works. General Debate – Councillor Huw Hilditch-Roberts (Local Member) advised he had not
personally received any objection to the application. The Planning Officer responded to questions
confirming it was a retrospective planning application for a recently sited
mobile unit and granting the application for a two year period was considered
reasonable. Proposal – Councillor Huw Hilditch-Roberts proposed the officer recommendation to
grant the application, seconded by Councillor Stuart Davies. VOTE: GRANT – 23 REFUSE – 1 ABSTAIN – 0 RESOLVED that permission be GRANTED in accordance with officer
recommendations as stipulated within the report. |
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APPLICATION NO. 31/2013/1079/PFHY - LAND AT ELWY MEADOWS, LOWER DENBIGH ROAD, ST. ASAPH PDF 6 KB To consider an application for installation of micro hydro electric scheme at land at Elwy Meadows, Lower Denbigh Road, St. Asaph (copy attached) Additional documents: Minutes: An application had been submitted for
installation of micro hydro electric scheme at land
at Elwy Meadows, Lower Denbigh Road, St. Asaph. Councillor Dewi Owens
referred to the complaint made to Natural Resources Wales by Rhyl and St. Asaph Angling
Association regarding their response to hydro proposals at Elwy Weir. He proposed that the application be deferred
pending investigation of the complaint.
In seconding the proposition Councillor Meirick
Davies expressed his regret over the delay in determining the application which
had been ongoing for some time. Proposal – Councillor Dewi
Owens proposed, seconded by Councillor Meirick
Davies, that the application be deferred pending
investigation of the complaint. VOTE: FOR DEFERRAL – 22 AGAINST DEFERRAL – 2 ABSTAIN – 0 RESOLVED that the application be DEFERRED pending investigation of the
complaint made to Natural Resources Wales. |
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APPLICATION NO. 45/2013/1510/PO - OCEAN BEACH SITE, WELLINGTON ROAD, RHYL PDF 6 KB To consider an application for development of 5.3 hectares of land for mixed-use re-development to include provision of a foodstore (Class A1), large format non-food retail/leisure units (Classes A1, A3, D2), cafe/restaurant units (Class A3), hotel (Class C1), public house (Class A3), petrol filling station (sui generis), with associated access, car parking, infrastructure (including new sub-station) and landscaping (outline application including access - all other matters reserved) at Ocean Beach Site, Wellington Road, Rhyl (copy attached). Additional documents: Minutes: An application for development of 5.3 hectares of land for mixed-use re-development to
include provision of a foodstore (Class A1), large
format non-food retail/leisure units (Classes A1, A3, D2), cafe/restaurant units
(Class A3), hotel (Class C1), public house (Class A3), petrol filling station
(sui generis), with associated access, car parking, infrastructure (including
new sub-station) and landscaping (outline application including access - all
other matters reserved) at Ocean Beach Site, Wellington Road, Rhyl. Public Speakers – Mr. M. Ralph (For) – elaborated upon the complex nature of the application and
recent measures to address areas of concern. The Applicant
was committed to the scheme and had agreed the conditions put forward by
Planning Officers. General Debate – The Planning Officer provided some background
information and context to the application and detailed the reasons behind the
officer recommendation to grant the application. Councillor Joan Butterfield (Local Member)
referred to the history of the site and previous lack of action by the
Applicant leading to a loss of confidence that the development would
proceed. She felt there should be
greater ambition for such a key development site and expressed concern
regarding the retail impact on the town centre’s viability and sustainability
of transport links. Consequently she
proposed that the application be refused.
Councillor Peter Owen seconded the proposition highlighting Rhyl as a holiday resort which required a development to
enhance tourism rather than retail provision. During a detailed debate members considered the
history of the site and discussed the merits of the current application, noting
extant planning permission for a mixed use development similar to the one now
proposed and the main differences between the two. Whilst the previous lack of action was
concerning to note members did not wish to see the site remain derelict and undeveloped
and it was generally accepted that granting the application would give rise to
further opportunity to attract developer interest and investment and enable the
poor appearance of the site to be addressed sooner. To help expedite delivery of the scheme
officers had recommended the timescale to start development be shortened to
three years but implementation of the scheme could not be enforced. Assurances were sought regarding the
electricity supply and the Planning Officer confirmed a new substation formed
part of the planning application which would generate sufficient electricity
for phase 1 of the development. Members
discussed the economic benefits of allowing the scheme, potential impact on the
viability of Rhyl Town Centre, and considered whether
concerns regarding transport links could be effectively addressed via planning
condition. Reference was made to the
Welsh Language Policy and it was agreed that, if the application was granted, a
further condition be imposed regarding the use of Welsh Language and
bilingualism for street naming and signage. Proposal – Councillor Joan Butterfield proposed, seconded
by Councillor Peter Owen that the application be refused, contrary to officer
recommendation, based on the potential retail impact of the development on Rhyl Town Centre and sustainability in terms of vehicle,
pedestrian and cycle links. VOTE: GRANT – 18 REFUSE – 5 ABSTAIN – 1 RESOLVED that permission be GRANTED in accordance with officer
recommendations as detailed within the report and supplementary papers together
with the requirement for a Welsh Language Strategy approved by the Council. |
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APPLICATION NO. 15/2014/0969/PF - LLYS ARMON, LLANARMON YN IAL, MOLD PDF 5 KB To consider an application for conversion of existing terraced house to form two separate one bedroom terraced houses and associated works at Llys Armon, Llanarmon Yn Ial, Mold (copy attached) Additional documents: Minutes: An application was submitted for conversion of
existing terraced house to form two separate one bedroom terraced houses and
associated works at Llys Armon,
Llanarmon Yn Ial, Mold. General Debate – Councillor Martyn Holland (Local Member) raised
no objection to the application believing there was a demand for small one
bedroom properties in the area and bearing in mind the alterations would be in
keeping with the property. In response to questions the Planning Officer
advised that the proposed new condition stipulated that painted timber would be
used in the frames of the new windows and doors. To insist on particular colour paint would be
unreasonable considering that the building was not listed. Proposal – Councillor Huw
Williams proposed the officer recommendation to grant, seconded by Councillor Arwel Roberts. VOTE: GRANT – 22 REFUSE – 0 ABSTAIN – 0 RESOLVED that permission be GRANTED in accordance with officer
recommendations as detailed within the report and supplementary papers. |
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APPLICATION NO. 45/2014/1079/PF - 10 - 24 ABBEY STREET AND 3 - 29 GRONANT STREET, RHYL PDF 6 KB To consider an application for demolition of Nos 10 - 24 Abbey Street and 3 – 29 Gronant Street and erection of 11 2-bed houses and 9 3-bed houses with associated gardens, parking and hard landscaping (copy attached). Additional documents: Minutes: An application was submitted for demolition of Nos 10 – 24 Abbey Street and 3 – 29 Gronant Street and
erection of 11 2-bed houses and 9 3-bed houses with associated gardens, parking
and hard landscaping. General Debate – Councillor Joan Butterfield (Local Member)
spoke in favour of the application highlighting the regeneration ambitions for
West Rhyl in terms of providing better quality living
accommodation. She referred to condition
9 highlighting concerns raised by residents of both 7 & 8 Gordon Avenue and
asked that she be involved in ensuring those concerns were addressed satisfactorily. The Planning Officer indicated that he was
happy to incorporate the wishes of the Local Member when considering the impact
on those neighbouring properties. He
also confirmed that a new condition had been proposed in order to protect the
interests of nature conservation in the event that bats were found during the
works. Proposal – Councillor Joan Butterfield proposed the
officer recommendations to grant the application, seconded by Councillor Ian
Armstrong. VOTE: GRANT – 20 REFUSE – 0 ABSTAIN – 1 RESOLVED that permission be GRANTED in accordance with officer
recommendations as detailed within the report and supplementary papers. The meeting concluded at 12.10 p.m. |