Agenda item

To consider an application for demolition of existing dwelling and outbuildings, erection of 133 dwellings, construction of approach road, internal estate roads, sewers, SUDS drainage and open spaces, strategic and hard / soft landscaping, and ancillary works at Mindale Farm, off Ffordd Hendre and Ffordd Gwilym, Meliden, Prestatyn (copy attached).

 

An application had been submitted for demolition of existing dwelling and outbuildings, erection of 133 dwellings, construction of approach road, internal estate roads, sewers, SUDS drainage and open spaces, strategic and hard/soft landscaping, and ancillary works at Mindale Farm, off Ffordd Hendre and Ffordd Gwilym, Meliden, Prestatyn.

 

Public Speakers –

 

Mr. B. Paterson (Against) – raised significant concerns regarding the Traffic Assessment and highway matters including poor pedestrian links and walking distances, topography of the access/egress, road safety, adequacy of the road network and links, congestion and overall impact on the highway infrastructure.

 

Ms. N. Roberts (Penrhyn Homes) (For) – highlighted the development would provide quality housing and planning gains.  Technical requirements had been complied with and appropriate documentation had been provided in relation to the relevant assessment and strategies, including measures to address concerns.

 

General Debate – Councillor Peter Evans (LM) provided some background history to the controversial site which had been included in the LDP after allocation by the Planning Inspector.  The Inspector had also indicated that if the infrastructure was not in place, then planning permission could be refused.  Councillor Evans argued that the existing local infrastructure was not adequate to cope with the scale of the development, particularly in terms of highways and drainage/flooding as follows –

 

·         Highway Issues – raised concerns regarding the proposed new access, dispute over land ownership, unauthorised removal of hedgerows and trees on site, poor highway design and layout giving rise to highway safety issues, poor pedestrian links and concerns over safe routes to school, increase in the volume of traffic and subsequent impact on the community.  Councillor Evans used the presentation slides at the meeting to highlight particular areas of concern in terms of the road network and proposed layout, pointing out existing problems which would be exacerbated by the development.  Particular concerns were raised over the adequacy of approach roads and junctions entering A547 at a steep gradient, likely vehicle conflicts and congestions at junction of A547 The Grove and Ffordd Ty Newydd, together with concerns over the subsequent impact on the wider road network.

 

·         Drainage/Flooding Issues – highlighted problems with the existing infrastructure which would be unable to accommodate additional development and concerns over the adequacy of the proposed drainage system and management of surface water giving rise to further flooding concerns.

 

Prestatyn Members concurred with the comments made by the Local Member, elaborating further on those issues and their concerns regarding the impact of the development on the village and its infrastructure.  The committee generally shared those concerns with similar concerns also raised by members who had attended the Site Inspection Panel meeting on 6 April.  The main concerns referred to –

 

·         Scale of the Development – concerns regarding the scale of the proposed development and impact on the local community, over intensification of the site in the context of the village setting and on rural green space

 

·         Highways – unacceptable negative impact of the development on the existing highway infrastructure, road safety concerns including safe routes to schools and pedestrian safety, concerns over access/egress to the site given the steep gradient and impact on the wider road network.  Councillor Rhys Hughes asked whether a S.106 agreement could be used to construct a new access road for the site in line with a recent permission granted in Llangollen

 

·         Drainage/Flooding – highlighting existing problems with drainage/flooding in the area, lack of detail as to how those issues would be effectively managed, concerns the proposed development would further exacerbate those problems

 

·         Education – negative impact on local schools with existing capacity problems

 

·         Ecological Impact – recent unauthorised tree and hedgerow clearance, loss of trees/vegetation, detrimental impact on natural habitat and wildlife species

 

Officers responded to the concerns raised as follows –

 

·         Drainage/Flooding – the key consultees were Natural Resources Wales and the Council’s Flood Risk Manager and their responses had been detailed within the report.  Both had been aware of the local conditions but essentially there had been no objection and their view was that (1) information submitted with the application was sufficient to make a determination, and (2) they would seek implementation of conditions at the detail stage.  Consequently the development had been considered acceptable in principle and technical issues could be covered by suitable condition and therefore was not a strong ground for refusal.

 

·         Education – the impact on Ysgol Melyd had been considered and the developer had agreed to contribute £192k towards an extension which could accommodate the number of children likely to be generated by the development.

 

·         Ecological Impact – developments involved some removal of hedgerows and there was a need to consider whether the impact was unreasonable given the scale of the development.  Natural Resources Wales had raised no objection and had put a forward a condition in that regard which suggested that the development itself would not have an unreasonable impact on the area.

 

·         Highways – whilst appreciating the concerns raised locally a Transport Assessment had been undertaken coupled with extensive negotiation with the applicants and agents to ensure enough information was available to properly assess the impact on the highway network.  Each of the issues raised had been detailed within the report together with the Highway Officer’s response relating to (1) Ffordd Tynewydd, (2) A547/Ffordd Ty Newydd Junction, (3) Ysgol Melyd, (4) Nearby planning permissions, (5) A547/The Grove Junction, (6) Maes Meurig and Cefn Y Gwyrch, (7) Ffordd Penrhwyulfa between junctions with Ffordd Talargoch and Penrhwlfa Crossroads, and (8) Parking Requirements.  Further assurances were provided in terms of the modelling at the A547/The Grove Junction and Ffordd Penrhywlfa between junctions which showed that they would operate within capacity and given the gradient at The Grove Junction.  The Traffic Assessment had been based on peak am/pm periods and January was one of the highest traffic generated months of the year.  Taking all the information into account it was considered that the proposals demonstrated that the development could be accommodated subject to conditions being imposed and therefore it would be difficult to refuse the application on highway grounds.  In answer to an earlier question regarding the possible use of a S.106 agreement for an access road to the site, members were advised that there was no proposal for a new access road and access to the site was as proposed within the application using the existing road network.

 

Proposal – Councillor Peter Evans proposed, seconded by Councillor Anton Sampson, that the application be refused, contrary to officer recommendation, on the grounds of the negative impact of the development on the existing highway infrastructure, the scale of the housing development in context to the village, negative impact on the quality of life of existing residents, and concerns over drainage and flood risk.  In the event of refusal the precise wording would be agreed with the Local Member.  Councillor Peter Evans called for a recorded vote which was supported by the requisite one sixth of members present.

 

VOTE:

 

GRANT – 1

Councillor Meirick Davies

 

REFUSE – 23

Councillors Brian Blakeley, Joan Butterfield, Jeanette Chamberlain-Jones, Bill Cowie, Stuart Davies, Peter Evans, Huw Hilditch-Roberts, Hugh Irving, Alan James, Alice Jones, Barry Mellor, Bob Murray, Merfyn Parry, Pete Prendergast, Arwel Roberts, Anton Sampson, Gareth Sandilands, David Simmons, Julian Thompson-Hill, Joe Welch, Cefyn Williams, Huw Williams, Mark Young

 

ABSTAIN – 1

Councillor Rhys Hughes

 

RESOLVED that permission be REFUSED, contrary to officer recommendation, on the grounds of negative impact of the development on the existing highway infrastructure, scale of the housing development in context to the village, negative impact on the quality of life of existing residents and concerns over drainage and flood risk.

 

At this point (11.30 a.m.) the meeting adjourned for a refreshment break.