Agenda item

To consider an application for the development of 0.125ha of land by the erection of a detached local needs affordable dwelling and associated works (outline application - all matters reserved) (copy attached)

An application was submitted for the development of 0.125ha of land by the erection of a detached local needs affordable dwelling and associated works (outline application - all matters reserved) at Land opposite Land adjacent to Bwlch y Llyn, Pentre Coch, Ruthin

Public Speaker –

Denise Baker (For) - informed the committee that the family had been farming in the location for five generations, and were a Welsh speaking family which have always supported the local community, and continue to do so. The application was for a self-build affordable need house, which was for a young member of the family who wished to remain in the area and close to the family. The proposal was for a modest home in harmony with the area’s character, and use of local construction material. Given the exceptional nature of such a development it was acknowledged a design sensitive to the area would be required. The proposed site of the development was on land owned by the family and the concerns of consultees over the development occurring in open countryside was understood. However the previous house on the site could be taken into consideration. The previous dwelling was called Waen Grogen, the proposed site was a brown field site, which had no agricultural benefit. The house could not be seen from any other houses, and additional screening could be carried to lessen the visibility further. The applicants’ intention was to allow future generations of the family to live in the property for the future. However legal agreements could be put in place to ensure someone with close ties to the area would live in the dwelling, as long as affordable needs existed in the area.

General Debate:

Councillor Hugh Evans (Local Member) referred to six other applications which were very similar to this, and they had been granted. The application would allow a local Denbighshire resident to stay within the County, which was a part of the corporate plan, the Welsh language would also be preserved in the area. The average cost of houses in the area was in excess of £300,000 and having affordable housing would allow a young member of society to stay in the area. It was also highlighted that there was a shortage of affordable housing in the rural areas. The proposal would also bring an abandoned house back into use. The application did not pass some of the planning policies but did meet the corporate priorities. If the application was accepted it would not set a precedent across the county.

Officers responded to the local member’s questions in regards to policy BSC8 and BSC9 and the tests for these policies. In regards to BSC8 the applicant had not provided evidence to demonstrate that allocated housing sites were not likely to come forward within 5 years the site clearly did not adjoin the development boundary of the village, which was 1.2km to the west of the proposal. In regards to policy BSC9 the property would be developed well away from the farm and would be in the open countryside. It was also noted that the applicant was not in affordable housing need, based on standard tests including income and savings, as assessed by Grwp Cynefin.

Proposal Councillor Tony Thomas, proposed the development be granted contrary to officer recommendation as the development met the Council’s corporate plan, seconded by Councillor Emrys Wynne.

Members highlighted that the property would be developed on land which had no agricultural benefit and it was queried whether there was a previous property at the site and whether that it would have an impact on the application in planning terms. It was also queried why the financial background of the applicant was required for the application, as other applicants in Denbighshire seeking affordable housing were not asked about their financial situation. It was also suggested that conditions be included on the application that the old stone of the derelict building be used on the new house.

Responding, officers clarified that there were no specific planning policy provisions for rebuilding derelict buildings. In regards to the affordable housing query, it was necessary to test qualification for local needs affordable housing as the application was submitted on this basis. Conditions could be attached to any permission to control use of external materials.

Councillor Hugh Evans (Local Member) thanked the committee for the debate on the matter, and accepted the application might not meet all planning policies. However the application did meet the Council’s corporate policies of allowing a young resident to stay within the community. It was also outlined that he did not believe granting this application would set a dangerous precedent with similar applications, and reassured members that the applicants would conform to any conditions which could be agreed upon.

VOTE:

GRANT – 8

REFUSE – 5

ABSTAIN – 1

RESOLVED that permission be GRANTED, contrary to officer recommendation, on the grounds that the development would conform to the Corporate Plan for the Young People.