Agenda item

To consider an application for the erection of 77 no. affordable dwellings together with access, open space and associated works (copy attached).

An application was submitted for the erection of 77 no. affordable dwellings together with access, open space and associated works at Land at Glasdir, Ruthin.

Public Speaker –

Peter Lloyd (For) – the concept of Glasdir was a sustainable urban extension, with housing and employment coming together with a link road which had been planned for 20 years and was in the adopted local plan. It wouldn’t come as news to the committee that the proposed development would be a much needed affordable housing development for the site. Planning policies support the development of houses on suitable undeveloped land within settlements, this development would complete the Glasdir jigsaw. The design of the houses would be low carbon development, and low energy use, which was the future for developments. With flood risk, Clwyd Alyn’s consultants have worked closely with NRW and flood defence officers with the most up-to-date data and modelling to demonstrate that risks relating to the site and the consequences, including allowing for climate change on and off the site, could be acceptably mitigated in line with planning policy TAN-15. The response from statutory and internal consultees was that there we no objections. There would be benefits of the partnership between Welsh Government, Denbighshire County Council and Clwyd Alyn, with developing publicly owned land for affordable housing, for local people. There would be substantial financial contributions to open spaces, sustainable drainage and a SAB application was already lodged. The preservation of the Welsh language has been assessed with the application. The application would have high quality low carbon houses and bungalows, footpaths, cycle paths and open green spaces, which would show confidence and investment in Ruthin. This would be an innovative housing scheme which would secure £9.1million of Welsh Government investment and the committee were requested to grant the application to unlock the potential investment.

General Debate – Councillor Emrys Wynne (Local Member) was pleased that the item was being discussed in the committee. There have been a lot of concerns raised by local people to the proposed development and it was reassuring to see so many of the concerns answered within the report by officers. Councillor Emrys Wynne also declared a personal interest following the realisation that his brother was objecting to the development.

Councillor Bobby Feeley (Local Member) – was concerned that the increase in the number of dwellings and people would strain the existing infrastructure in the area. Concerns had been raised about the proposed area of development as it would have an effect on the traffic flow for the area which was already bad at peak times. There were concerns raised with the potential impact on the ecology of the area, and the heightened risk with flooding especially as the area was within the flood risk area. It was also highlighted that Welsh Government were in the process of strengthening policies relating to flooding, and highlighted that planning policy TAN 15 was out of date for the development.

Councillor Huw Hilditch-Roberts (Local Member) – clarified that he understood that there was a corporate need for housing and sympathised with officers when producing the report as a balanced approach was needed. However the application intended to build two and three bedroom dwellings and the designs were not in line with the character of the town. There would also need to be a lot of work carried out in respect of flood management. The traffic in the area would be affected negatively by the development, it was suggested that local knowledge should be taken into consideration especially with traffic and the effects on the local area.

Officers responded to the points raised by local members. Officers understood the concerns of members in respect of flooding and the style of the housing however it was felt that these concerns were covered within the report and in the consultations with the relevant bodies.

Councillor Bobby Feeley (Local Member) reiterated that TAN-15 within the report was out of date as it was being reviewed by the Welsh Government and queried why it was still being used within the report. Officers reported that the policy was being reviewed but they used the most up-to-date information and guidance available. It was stated that officers understood the concerns in respect of flooding in the area.

The committee raised further concerns about the mitigation of flood waters on the site and queried whether there would be an increased risk to existing developments in the area.

Officers advised that assessments of the site had been carried out to assess the implications the development could have, however officers felt that there were appropriate mitigation measures in place and therefore recommended the application be granted.

Members raised other concerns with the new schools near the location of the proposed development and the increased traffic which would occur should the development be granted.

Councillor Emrys Wynne (Local Member) thanked the committee for the discussion on the matter and he stated that there were a number of valid reasons that merited refusal of the application, including the serious concerns about flooding.  However, he would propose refusal as followed:

Proposal – Councillor Emrys Wynne proposed that the application be refused because the proposed layout, character and design of the proposed houses would not be in keeping with the existing developments in the area. Seconded by Councillor Mabon ap Gwynfor.

VOTE:

GRANT – 4

REFUSE – 9

ABSTAIN – 0

RESOLVED that the application be REFUSED contrary to officer recommendations because the proposed layout, character and design of the proposed houses would not be in keeping with the existing developments in the area.