Agenda and draft minutes
Venue: Council Chamber, County Hall, Ruthin
Contact: Committee Administrator 01824 706715 Email: dcc_admin@denbighshire.gov.uk
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Additional documents: Minutes: Councillors Bill Cowie, Richard Davies, Bob Murray, Peter
Owen, Merfyn Parry, Arwel Roberts and Bill Tasker |
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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: Councillor Meirick Davies – Personal Interest – Agenda Items
5 & 8 Councillor Huw Williams – Personal Interest – Agenda Item 5 |
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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 14 October 2015 (copy attached). Additional documents: Minutes: The
minutes of the Planning Committee’s meeting held on 14 October 2015 were
submitted. Page
12, final paragraph – In response to a question from Councillor Stuart Davies,
officers confirmed that a letter to the Clwydian Range and Dee Valley AONB had
been drafted and would be sent following consultation with the Chair. RESOLVED that the minutes
of the meeting held on 14 October 2015 be approved as a correct record. |
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APPLICATIONS FOR PERMISSION FOR DEVELOPMENT (ITEMS 5 - 10) - Applications received requiring determination by the
committee were submitted together with associated documentation. Reference was also made to late supplementary
information (blue sheets) received since publication of the agenda which
related to particular applications. Additional documents: |
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APPLICATION NO. 07/2015/0414/PFT - TYFOS, LLANDRILLO, CORWEN PDF 6 KB To consider an application for erection of one wind turbine with a hub height of 30.5m (48.01m to tip), control box and associated works at Tyfos, Llandrillo, Corwen (copy attached). Additional documents: Minutes: [Councillor Meirick Davies declared a personal
interest because he attended ‘Pylon the Pressure Group’ meetings. Councillor Huw Williams declared a personal
interest because the public speaker for this item was Chair of Llanbedr DC Community Council of which he was also a
member.] An application was submitted for erection of
one wind turbine with a hub height of 30.5m (48.01m to tip), control box and
associated works at Tyfos, Llandrillo,
Corwen. Public Speakers – Mr. A. Jedwell (Against) – explained the siting of the
turbine would be intrusive and harmful to the landscape and would have a
detrimental impact on the visitor economy and nearby residents. Ms. S. Jones (For) – detailed the family’s links to the farm over four generations
and the need to for farm diversification to ensure the viability of the
business for the next generation. The
scheme would allow investment to be made in the farm which provided employment
and support to other local businesses. General Debate – The Planning Officer (IW) introduced the
report and the need to balance the farm diversification merits against the
localised impact and incremental spread of turbines. In this case officers recommended the
application be refused. Councillor Cefyn Williams (Local Member)
referred to the difficult decision to be made and the need for members to form
their own views. He felt the visual
impact would be minimal given the location which fell outside the AONB and
National Park areas. During debate the
importance of the farming industry was emphasised together with the role of
farming in preserving and enhancing the natural beauty of the landscape. The difficulties facing the farming community
were highlighted, including the loss of farm subsidies, and the need for diversification
projects to ensure future sustainability.
Members noted that the site fell outside the boundaries of statutory and
nationally important landscapes and no objection had been raised by the Clwydian Range and Dee Valley AONB Joint Committee or Natural
Resources Wales. In considering the
potential cumulative impact members noted that Welsh Government subsidies for
future turbines would be withdrawn which would likely lead to fewer
applications. Consequently much support
was expressed for the farm diversification project subject of the application. Officers responded to members’ questions and
comments as follows – ·
officers
considered the turbine would add to the incremental spread of wind development
in the area leading to an unacceptable cumulative landscape impact – cumulative
impact was a material planning consideration ·
Natural
Resources Wales comment primarily on statutory areas and tend to defer to the
local authority on local landscape impact such as in this case ·
the
turbine would be located outside the designated Strategic Search Area for
windfarm development, and ·
highlighted the need
to consider material planning considerations and not personal considerations
when determining the application. Proposal – Having due regard to the landscape/visual
impact, tourism issues and potential cumulative impact, Councillor Cefyn
Williams believed the case for farm diversification outweighed other planning
concerns and he proposed, seconded by Councillor Huw Hilditch-Roberts,
that the application be granted.
Officers advised that if members were minded to grant the application,
planning conditions to be applied to the consent should be brought back to the
committee for approval. VOTE: GRANT – 14 REFUSE – 6 ABSTAIN – 1 RESOLVED that permission be GRANTED, contrary to officer recommendation, on farm
diversification benefits, and that planning conditions to be applied to the
consent be brought back to the committee for approval. |
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APPLICATION NO. 08/2015/0792/PO - LAND ADJOINING HAFOD WEN, CYNWYD, CORWEN PDF 6 KB To consider an application for development of 0.09ha of land by the erection of 1 dwelling (outline application with all matters reserved) at land adjoining Hafod Wen, Cynwyd, Corwen (copy attached). Additional documents: Minutes: An application was submitted for development of
0.09ha of land by the erection of 1 dwelling (outline application with all
matters reserved) at land adjoining Hafod Wen, Cynwyd, Corwen. Public Speakers – Mr. P. Lloyd (For) – reported upon the wider community benefits of the
applicant’s childminding business and referred to a number of policy references
supporting mix use developments, small business and new build outside
development boundary. General Debate – Councillor Cefyn Williams (Local Member) spoke
in favour of the application given the particular circumstances of the case and
bearing in mind the close proximity of the site to the development
boundary. During debate some support was
expressed for the application given that the childminding business was a
valuable community asset and Councillor Meirick Davies likened the circumstances
of the application to that of the crematorium in Cefn Meiriadog which was
subsequently allowed based on local need.
Questions were raised regarding the proposed business use together with
highway matters and officers provided the following response to the issues
raised – ·
housing
development boundaries had been set in order to protect settlements from
spreading and the application site fell outside of that boundary ·
two sites
had been identified for housing within the development boundary in that location
and it was preferable that those sites be developed ·
the
application was for a single dwelling, not a business, and no assurance had
been given that the property would be retained as a childminding facility in
perpetuity which had contributed to the officer recommendation to refuse ·
there were
no highway issues or concerns regarding shared access ·
personal
circumstances were not relevant planning considerations and granting the
application may lead to an influx of similar applications. Proposal – Having considered that a local childminding
business would be operated from the dwelling and could be conditioned as such,
and given its close proximity to the development boundary, Councillor Cefyn
Williams felt that the merits of the application justified the grant of
permission in this case. He proposed,
seconded by Councillor Stuart Davies, that the application be granted. VOTE: GRANT – 8 REFUSE – 12 ABSTAIN – 0 RESOLVED that permission be REFUSED in accordance with officer recommendation as detailed within
the report. |
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APPLICATION NO. 19/2015/0699/PF - GRAIG, LLANELIDAN, RUTHIN PDF 6 KB To consider an application for demolition of existing attached outhouse building and erection of two storey extension and associated works at Graig, Llanelidan, Ruthin (copy attached). Additional documents: Minutes: An application was submitted for demolition of
existing attached outhouse building and erection of two storey extension and
associated works at Graig, Llanelidan, Ruthin. Mr. G. Powell (For) – explained his family ties to the property and reasoning
behind the application in order to renovate part of the farmhouse for his
family’s benefit and use. Also
highlighted local benefits from his glamping site. General Debate – Councillor Hugh Evans (Local Member) spoke in
favour of the application and drew attention to the interpretation of the
Extensions to Dwelling Supplementary Planning Guidance. He believed that the proposal was sympathetic
to the locality and buildings and was in keeping with the extensions to the two
neighbouring properties. He also argued
that the report was contradictory in that it stated the proposals would not
have an unacceptable impact on residential amenity but recommended refusal
because the proposal would have an adverse impact on the building and
surrounding local countryside. Members considered the design, scale and
location of the proposed extension and there were mixed views regarding the new
design features. There was support for
the principle of the development but disagreement over the suitability of the
design. Some members believed the design
was not in keeping with the character of the existing building and area and
that plans should be revised and resubmitted.
Other members felt the modernisation acceptable, particularly given
similar extensions to neighbouring properties, highlighting the need for
fairness and consistency. Whilst not
opposed to the principle of the development officers’ view was that the current
proposals did not respect enough of the character of the original building and
was unacceptable given the traditional features of the property. There were insufficient resources to check
the surrounding area for previous planning consents following receipt of
planning applications. In responding to debate Councillor Hugh Evans
highlighted the issue of consistency in his locality with more substantial
extensions permitted in neighbouring properties and he added that there had
been no local objection to the application. Proposal – Councillor Stuart Davies considered the
proposed extension would not have an adverse impact on the character and
appearance of the existing dwelling and the surrounding open countryside and he
proposed, seconded by Councillor Dewi Owens, that the application be granted,
contrary to officer recommendation. VOTE: GRANT – 11 REFUSE – 10 ABSTAIN – 0 RESOLVED that permission be GRANTED, contrary to officer recommendation, on the grounds that
the extension would not have an adverse impact on the character and appearance
of the existing dwelling and surrounding open countryside. At this juncture (2.30 p.m.) the meeting adjourned for a
refreshment break. |
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APPLICATION NO. 25/2015/0636/PFWF - LAND EAST OF LLYN BRENIG, NANTGLYN PDF 82 KB To consider an application for construction and operation of a wind farm comprising of
sixteen wind turbines along with transformers, access tracks, on-site
switchgear and metering building, two anemometry towers and associated
construction and operation infrastructure (revised scheme partially implemented
under planning permission reference 25/2007/0565) at land east of Llyn Brenig,
Nantglyn (copy attached). Additional documents: Minutes: [Councillor Meirick Davies declared a personal interest
because he attended ‘Pylon the Pressure Group’ meetings.] An application was submitted for construction
and operation of a wind farm comprising of sixteen wind turbines along with transformers,
access tracks, on-site switchgear and metering building, two anemometry towers
and associated construction and operation infrastructure (revised scheme
partially implemented under planning permission reference 25/2007/0565) at land
east of Llyn Brenig, Nantglyn. Mrs. D. Jones (Against) – spoke for local residents and referred to previous
planning history and objections based on landscape, visual impact and
wellbeing. Mr. J. Woodruff (For) – confirmed the scheme had commenced under previous consent
and local contractors used. Argued the
impact of the proposal to increase the turbine tip height from 100 to 110
metres would be imperceptible but would lead to a wider selection of turbines
to choose from. General Debate – The Planning Officer (IW) summarised the
report highlighting the volume of information and representations
received. He provided some context to
the application outlining the commenced planning permission for sixteen
turbines with a tip height of 100 metres.
The proposal was for 110 metres high turbines in the same location
within the designated Strategic Search Area (SSA) and reference was made to the
size and location of other turbines in the area. The Council had sought independent technical
advice on landscape and noise which officers considered gave no grounds for
refusal. Councillor Joe Welch (Local Member) spoke
against the application stressing the need to protect local communities in the
area. He referred to the wealth of
opposition and public feeling against the development, highlighting that the
original proposals had been amended to reduce the tip height from 115 to 100
metres in order to fit in with the surroundings and was particularly
significant in this case. He elaborated
upon the significant landscape and visual impact of the height difference
together with concerns regarding noise and hydrology. Councillor Stuart Davies expressed serious
concerns regarding the noise impact which in his view would be significant and he
also questioned the need for larger turbines when reduced operational use of
the turbines had been proposed in order to control noise. Officers responded to issues raised advising
that – ·
there was
a need to consider whether the impact of the proposed increase in turbine
height would be unacceptable given the existing planning consent and taking
into account the context of other existing and consented turbines within the
area together with the technical advice on landscape and noise ·
in terms
of hydrology concerns, Natural Resources Wales had considered the detail of the
application and raised no objections, however it would be possible to place
conditions on the permission if appropriate in order to control impacts ·
noise
impact was a serious consideration and an independent noise consultant had
undertaken a detailed review which concluded noise was not a critical
issue provided conditions were imposed
in order to meet noise standards – it was accepted that windfarms generated
noise but the issue was whether operation of the windfarm would exceed
reasonable limits ·
a greater choice of
turbine was provided in the height range of 110 metres as opposed to 100
metres. Members discussed the application and planning considerations further and expressed serious concerns over the additional impacts of the proposal over and above those created by the existing permission. Many members felt unable to support the application given the further detrimental impact on the community as a result. In addition to visual amenity concerns some members were not reassured that the proposed development would result in acceptable noise levels and further concerns were ... view the full minutes text for item 8. |
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APPLICATION NO. 45/2015/0786/PF - HOME BARGAINS, MARSH ROAD, RHYL PDF 6 KB To consider an application for erection of extension and alterations to existing retail unit and demolition of building at southern end of site at Home Bargains, Marsh Road, Rhyl (copy attached). Additional documents: Minutes: An application was submitted for erection of extension and
alterations to existing retail unit and demolition of building at southern end
of site at Home Bargains, Marsh Road, Rhyl. General Debate – Councillor Pat Jones (Local Member) supported
the application believing the development would serve the community well and
create jobs. Councillor Pete Prendergast
(Local Member) also spoke in favour of the application but asked that, in order
to further alleviate objectors’ concerns, an additional condition be imposed to
provide some landscaping/screening to the perimeter fencing. Officers confirmed a condition could be imposed
for a proposed scheme of planting to be submitted and approved by the planning
authority and confirmed standard maintenance arrangements would be applied to
the consent. Proposal – Councillor Pat Jones proposed the officer
recommendation to grant the application, seconded by Councillor Barry Mellor,
subject to an additional condition regarding appropriate screening to the
perimeter fencing. VOTE: GRANT – 17 REFUSE – 0 ABSTAIN – 0 RESOLVED that permission be GRANTED in accordance with officer recommendation as detailed
within the report and supplementary
papers and subject to an additional condition requiring a scheme of planting in
order to provide screening to the perimeter fencing to be submitted and
approved by the planning authority prior to implementation. |
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APPLICATION NO. 45/2015/0944/PF - 26 WALNUT CRESCENT, RHYL PDF 6 KB To consider an application for erection of garage to front of dwelling at 26 Walnut Crescent, Rhyl (copy attached). Additional documents: Minutes: An application was submitted for erection of garage to front
of dwelling at 26 Walnut Crescent, Rhyl. General Debate – Councillor Brian Blakeley (Local Member) spoke
in favour of the officer recommendation to grant. He noted Rhyl Town Council’s objection and
one other representation received but considered there were no grounds for
refusal. Proposal – Councillor Brian Blakeley proposed the officer
recommendation to grant the application, seconded by Councillor Jeanette
Chamberlain-Jones. VOTE: GRANT – 16 REFUSE – 0 ABSTAIN – 0 RESOLVED that permission be GRANTED in accordance with officer recommendations as detailed
within the report. |
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DEVELOPER GUIDANCE NOTE PDF 106 KB To consider a report presenting the planning guidance note for use in the pre-application process and the determination of planning applications for approval. Additional documents: Minutes: A report was submitted presenting for approval
the planning guidance note for use in the pre-application process and the
determination of planning applications. Councillor Peter Evans queried the assumption in
the guidance note that it would be approved by the Planning Committee and
officers explained that the document would not be used unless it was
approved. Councillor Evans welcomed the
reference to ‘Highways Capacity’ (page 169) to ensure the adequacy of the
existing road network and site access but reiterated his frustrations regarding
the lack of infrastructure and highways problems at the LDP’s allocated housing
development site in Meliden. Councillor Alice Jones referred to ‘Welsh
Language and Culture’ (page 170) and highlighted the need for special measures
when developing the Key Strategic Site (KSS) in Bodelwyddan. Officers explained that the guidance note had
been produced in respect of developments outside the LDP. A report on the S106 agreement in relation to
the Bodelwyddan KSS would be submitted to the next
meeting and officers advised that Councillor Jones would be best placed to
raise the issue of Welsh Language and Culture at that time. RESOLVED that members
approve the planning guidance note (attached at Appendix 1 to the report) for
use in the pre-application process and the determination of planning
applications. The meeting concluded at 3.45 p.m. |