Agenda and draft minutes

Apologies received from Councillors Peter Scott and Peter Evans.

Members to declare any personal or prejudicial interests in any business identified to be considered at this meeting.

Councillor Christine Marstion declared a personal interest in agenda item 8 as she was a member of the Stakeholder conference for Betsi Cadwaladr University Health Board (BCUHB), a family member also worked for BCUHB

Councillor Emrys Wynne declared a personal interest in agenda item 8 as he represented the Council on the Community Health board.

Councillor Gwyneth Kensler declared a personal interest in agenda item 5, as she knew the occupants of the house.

Councillors Mark Young and Ann Davies declared a personal interest in agenda item 8, as a family members worked in Ysbyty Glan Clwyd

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.

No urgent matters.

To confirm the accuracy of the minutes of the Planning Committee meeting held on the 16 December 2020 (copy attached).

The minutes of the Planning Committee held on 16 December 2020 were submitted.

Matter of accuracy -

·         The translation for Application No. 02/2020/0724/Pf - Land at Glasdir, Ruthin, did not include the amount of votes.

RESOLVED that the minutes of the meeting held on 16 December 2020 be received and confirmed as a correct record.

To consider an application for extensions and alterations to existing dwelling (amended scheme) at Glanrafon, Brookhouse Road, Denbigh (copy attached).

An application was submitted for the Extensions and alterations to existing dwelling (amended scheme) at Glanrafon Brookhouse Road Denbigh.

Public Speakers –

Rhys Davies (For) -

Both myself and my wife were raised locally near Denbigh, following a period of living away, we moved back to the area. We are since working at Glan Clwyd Hospital and out children Eben and Mared attend Ysgol Twm o’r Nant.

We purchased Glanrafon in February 2019 which had been vacant for several years due to the extensive structural repairs required rendering it at the time inhabitable and un-mortgageable. We were advised by a number of builders to consider demolishing due to the nature of the structural repairs and internal modification required, but were adamant from the start that this was not the path we wished to take. Together with our architect Osian Jones, Ruthin we proceeded with a planning application for a new extension, which would create our family home, and allow a previously empty property be brought back into residential use.

We fell in love with the property and location and strongly believe that to fully respect and give justice to the original house, that the extension should have a distinctly different feel while blending harmoniously into the surroundings. We strongly and passionately believe that using steel cladding instead of render, will achieve this and provide the distinction between old and new. We also included a glass panel separation design between the old and new parts of the building as per Denbighshire’s Residential Development Guidance.

While appreciating that during the time of the original application that this product wasn’t widely known within Denbighshire, further research shows that it is becoming more common with several recent successful planning requests within North Wales as we’ve included in the supplementary information provided.

It is manufactured in Shotton, used in both urban and rural homes, meets building regulation requirements and has several environmental benefits compared to traditional render. As well as high structural performance, steel is fully recyclable and allows the ability to include additional insulation within the wall construction to provide higher thermal performance than K-rend or similar products.

Throughout the project we have always tried to work with local tradesmen, businesses and suppliers to support our local economy and reduce our carbon footprint, and there are professional fitters local to Denbigh who have vast experience in steel cladding residential properties within the area.

Our neighbours have been fully supportive of our design, and we have had no objections following local consultation on each planning application or amendment.

Thank you all for your time in considering our application for Glanrafon, and I hope I’ve been able to demonstrate how the advantages of steel cladding will help achieve our vision for this project.

General debate –

Councillor Mark Young, local member, passed apologies from the other local member Rhys Thomas who could not be in attendance, they had both discussed the application. The application was modern and exciting, and he was supportive of the application, and felt that similar cladding had been used in other areas of North Wales.

Proposal – Councillor Mark Young proposed the application be granted contrary to officer recommendations as the application would not impact on the character and appearance of the original dwelling and did not pose an issue for the neighbours, as no concerns had been raised. Seconded by Councillor Merfyn Parry.

Members queried with officers when Planning Policy RD3 was written, as the application was using local and recyclable materials, it was suggested that new ideas were needed.

Officers clarified that the policy was  ...  view the full minutes text for item 5.

To consider an application for the erection of 3 affordable dwellings and 1 open market dwelling with a detached double garage. Formation of 2 vehicular accesses and visibility splays, Provision of associated car parking, landscaping and the Iistallation of 2 package treatment Plants, a ground source heat pump and rainwater harvesting system at land adjoining Marllwyn, Groesffordd Marli, Abergele (copy attached).

An application was submitted for the Erection of 3 affordable dwellings and 1 open market dwelling a detached double garage. Formation of 2 vehicular accesses and visibility splays, Provision of associated car parking, landscaping and the Installation of 2 package treatment Plants, a ground source heat pump and rainwater harvesting system at Land Adjoining Marllwyn, Groesffordd Marli Abergele.

Public Speaker –

Gordon Kenyon (For) - I represent the applicants Mr and Mrs Salt in this matter.

Mr & Mrs Salt have lived at Marllwyn, Groesffordd Marli for more 25 years and have raised their family there. They are now in their sixties and looking towards retirement. They wish to stay in Groesffordd Marli and to downsize to a smaller energy efficient dwelling more suited to their retirement needs. Their proposed new home would be constructed on land which they own adjoining Marllwyn. The dwelling has been designed with mature living and energy efficiency in mind. It incorporates energy saving measures and a ground floor bedroom.

As result of their large ownership, Mr & Mrs Salt are also able to offer to construct 3 affordable houses for people in local need. They would themselves construct the affordable units and their own new dwelling. Their existing house would be used to secure finance for construction of all 4 units. The affordable units would then be rented at discounted affordable rent, or disposed of at discounted price, to people in local need. Their existing house would then be sold to clear the finance.

The applicants are happy to enter into a legal agreement securing the affordable housing provision for local affordable need in perpetuity. Occupants will be required to have a strong local connection to a specified local area or community council area or areas. They are also happy to be bound to have the affordable units ready for occupation prior to occupation of their own new dwelling.

The site was within the area of search for affordable housing provision within the hamlet as defined in Policy BSC6. The development proposed would be within overall growth levels set for the hamlet in that policy. Provision of the affordable housing would clearly be in accord with the spirit of that policy. The proposal would also help secure vitality of the local community and local services, including the local primary school. The dwellings would be sited adjacent to the existing cluster of development and would represent no more than rounding off or logical extension of the existing hamlet.

There was clear unmet need for affordable housing locally, with registered interest for family housing on both the affordable and social housing registers for Cefn Meiradog, Trefnant and Bodelwyddan. There will also be additional families in need who are not on the register. It was widely acknowledged that there was significant need for affordable housing throughout Denbighshire at present time and also a very significant shortfall in housing land availability generally within the County. The Local Housing Market Assessment 2019 identified a need for 775 additional affordable homes for the period 2018 to 2023, equating to a need of 155 units a year. These are not being provided and 57% of newly emerging households are unable to rent or buy on the open market. It was however widely acknowledged and accepted that, notwithstanding the provisions of Policy BSC6, affordable housing in the hamlets was unlikely to materialise in the absence of market housing provision which can cross-fund such provision.

With all that in mind, this application was surely a no-brainer. At a time of acknowledged and demonstrated need for both affordable and market  ...  view the full minutes text for item 6.

To consider an application for the development of 2.8ha of land by the erection of a Use Class C2 hospital building (mental health unit to replace the existing Ablett Unit) with associated landscaping, car parking and site vehicular access; and the erection of a multi-storey car park with associated works (outline application - all matters reserved) at Glan Clwyd Hospital, Rhuddlan Road Bodelwyddan, Rhyl, LL18 5UJ (copy attached).

An application was submitted for Development of 2.8ha of land by the erection of a Use Class C2 hospital building (mental health unit to replace the existing Ablett Unit) with associated landscaping, car parking and site vehicular access; and the erection of a multi-storey car park with associated works (outline application - all matters reserved) at Glan Clwyd Hospital, Rhuddlan Road Bodelwyddan Rhyl LL18 5UJ

Public Speakers –

Mr Llwyd (against) - Good morning, everyone. Hope you’re all well and you and your families are keeping safe in these uncertain times. Thank you for the opportunity to speak today. I truly hope that what I have to say will get across to the committee clearly.

Back in August, our world was turned upside down. Emotions of disbelief, fear, and sadness rippled through the estate on hearing the news. All this has consumed much of our lives ever since, trying to reason with the planners and the health board why a unit of this size shouldn’t be built at the proposed site, so incredibly close to our properties. Should a redevelopment go ahead to improve mental health care? Of course, but please don’t locate this building right behind our garden fences.

So many of us here have young children – I want the best for my 4 year old and 2 year old – and not just that – us parents and adults want to continue to live in peace in our homes. We are fighting here for something that could either mean a happy, safe and secure home for our families, or a life without that comfort and security.

We are desperate for you to see things from our perspective. The planners and the contractors will move on to the next project, a lot of the patients would come and go, but we residents would live day and night with this building, and all the issues that would come with it. Incidents do happen despite best efforts – tragic events have happened in the past, and we would always be afraid of what could happen. The risk would be increased for us residents, and our kitchens, living rooms, bedrooms, and gardens would not be private anymore.

October last year, I produced an 11-page document explaining in detail the many reasons we wanted this building to be located elsewhere – outlined in sub-headings: loss of privacy, light pollution, noise disturbances, trees & wildlife, and safety. I hope you still remember those points and understand our reasoning. We had a solicitor involved, and we reached out to the local MP, who also fully understands our concerns.

With panic and desperation setting in recently, I have provided photos and videos from my children’s bedrooms, drawing attention to the bare branches of the dead trees behind our property, and demonstrating how seriously close and exposed we would be to this giant facility.

We were eagerly hoping that the planners would consider another location where there would be no such impact on family homes. We realise logistical matters need to be considered depending on site location, but if the unit was located elsewhere, at the North West corner of the hospital, although there would be other ‘short term hurdles’ to overcome, the new building would be fully operational, safely away from nearby properties. If the unit was built behind our garden fences, it would undoubtedly create serious issues - issues that could harm our mental health too.

To sum up, families would not feel safe in their own homes; safety concerns and loss of privacy would result in real anxiety and worry, day and night. It  ...  view the full minutes text for item 7.

To consider an application for the erection of a single storey flat roof extension to rear of dwelling at 47 Erw Salusbury, Denbigh (copy attached).

An application was submitted for the Erection of a single storey flat roof extension to rear of dwelling at 47 Erw Salusbury Denbigh.

The chair informed the committee of an additional condition which was proposed for the application which was as followed – Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no windows or door openings shall be inserted at any time in the south-west side elevation of the extension hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

Councillor Mark Young (local member) gone through the report and looked at the concerns raised, however as the extension was for flat roof, and therefore tried to alleviate the concerns which were raised.

Proposal – Councillor Mark Young proposed the application be granted with the additional condition raised, seconded by Councillor Bob Murray.

Vote –

Grant - 14

Abstain - 1

Refuse – 0

RESOLVED that permission be GRANTED in accordance with officer recommendations as detailed within the report.

To consider an application for the erection of 1 no. dwelling, detached garage, means of access and associated works at the land at rear of 2  Elm Grove, Rhyl (copy attached).

An application was submitted for the erection of 1 no. dwelling, detached garage, means of access and associated works at Land at rear of 2 Elm Grove Rhyl LL18 3PE.

The chair informed the committee that officers requested a deferral as the applicant wished to amend the proposal plans and require a short 14 day re consultation exercise.

Proposal – Councillor Bob Murray proposed the application be deferred, seconded by Councillor Julian Thompson-Hill.

Vote –

For - 16

Abstain - 0

Against – 0

RESOLVED that the application for Land at rear of 2 Elm Grove Rhyl be deferred to a future meeting.

Meeting concluded at 11:45am