Agenda item

To consider an application for the erection of 63 dwellings with formation of new vehicular access and associated works at land west of Wrexham Road, Llanfair Dyffryn Clwyd, Ruthin (copy attached).

An application was submitted for erection of 63 dwellings with formation of new vehicular access and associated works at land west of Wrexham Road, Llanfair Dyffryn Clwyd, Ruthin.

Public Speaker –

Alan Edwards (Against) – raised concerns regarding elements of the application including the footpath and crossing of the A525.  He expressed concern regarding the LPG storage tank location, and over the impact on the trees identified as War Memorials. .

Matt Gilbert (For) - noted the fact that it was an allocated site.  The site required access and the trees would be replaced on the frontage.  The layout had been revised and provided for pedestrian access.  Access along the A525 had been provided in accordance with the advice of the Highways officers.  Details of the  LPG tank would be in accordance with regulations.

General Debate – The Principal Planning Officer clarified the details of the mixed development which would include six affordable housing units.

Councillor Hugh Evans (Local Member) confirmed that the application had caused a lot of anxiety for local residents.  He raised various issues which were responded to during the debate.

The following issues were covered in debate:

·       A site meeting had recently taken place during which some concerns had been allayed.  Details submitted for approval in relation to conditions for the development could be brought back to the Planning Committee.

·       A transport statement had been included with the application.  An extension of the 30 mph zone would be put in place.  The  highway detailing on the A525 met established standards.

·       The proposal was for the erection of 63 dwellings on a site area of 2.6ha, representing a density of 24.2 dwellings per hectare based on the gross site area.  This was below the 35 dwellings per hectare figure sought in Policy RD1.  Having regard to the context of the surrounding area, the extensive areas of open space proposed, alongside the nature and density of existing housing development on the fringe of the village, it was considered that the density of development proposed would be in keeping with the character of existing housing in the area.

·       Phasing of the development would be controlled and the application for approval of the Phasing/Strategy Plan would be brought back to the Planning Committee for determination.

·       Accessibility and integration – Developers had shown on their plan a potential link into adjacent development in the village. Further development of the link would require planning permissions  This would also be brought back to the Planning Committee for determination.

·       Archaeology – the Historic Environment Record had been checked and there were no known archaeological sites in the immediate area, although Roman artefacts had been found some distance away.  No technical objections to the application had been received.

·       Councillor Merfyn Parry raised the issue regarding the sewage works close to the development as there was an overflow problem on the site.  He requested more work take place between Denbighshire and Dwr Cymru.

·       Protected trees on the site – no objection had been received from the Tree Specialist, subject to the inclusion of conditions requiring the submission of an Arboricultural Method Statement and detailed replanting and soft landscaping details.

·       The trees fronting Wrexham Road were close to being designated as a War Memorial.  A War Memorial was not a planning designation and the proposed loss and replacement of the trees had been dealt with earlier.

·       The proposed residential development, based on recognised calculations, was expected to generate a need for 15 primary and 11 secondary pupil places.   It had been confirmed that based on the latest school roll information, there was surplus of 20 primary and 268 secondary places within the nearest primary and secondary schools.  This would mean sufficient capacity to accommodate the proposed development and a financial contribution would, therefore, not be required.

·       The amount of financial contribution from the developer in respect of affordable housing was fully explained by Planning Officers as it had been a contribution relating to the calculated 6.3 affordable housing unit requirement – which was for on site provision of 6 units and a contribution of £27k in relation to the outstanding 0.3 proportion.

Councillor Hugh Evans (Local Member) repeated concerns regarding some issues which had been addressed and confirm he felt the application had implications on the village.

Proposal – Councillor Mark Young proposed, seconded by Councillor Julian Thompson-Hill that the application be granted in accordance with Officer recommendation, subject to further discussions taking place with the Community Council and the Local Member, Councillor Hugh Evans.

VOTE:

GRANT – 8

ABSTAIN – 0

REFUSE – 7

RESOLVED that permission be GRANTED in accordance with officer recommendation subject to further discussions taking place with the Community Council and the Local Member, Councillor Hugh Evans.