Agenda item

To consider an application for the alterations and reparations to roof, including the removal and making good of existing skylight, the insertion of rooflights, solar PV panels and associated works at Crown Workshop (Former Buttermarket), Crown Lane, Denbigh (copy attached).

 

 

An application was submitted for the Alterations and reparations to the roof, including the removal and making good of the existing skylight, the insertion of rooflights, solar PV panels and associated works at the Crown Workshop (Former Buttermarket), Crown Lane, Denbigh.

 

Public Speaker - Paul Moore (for) thanked the committee for the opportunity to speak in support of the application for the Buttermarket in Denbigh. The public speaker clarified they would not be discussing the technical aspects of the application and legislation, as that has already been presented; they’d focus on the importance of this building to the community. After being vacant and falling into disrepair for almost seven years, the hope was to see it return to life. The applicant’s vision was to create a mental health heritage and cultural centre, operated by the third sector and charities, which would provide crucial services to the people of Denbighshire.

 

Given the current financial climate, delivering any service was extremely challenging, particularly for the third sector, which was facing ongoing cuts and difficult decisions daily. The aim was to reduce operational overheads and focus on delivering outcomes. For instance, the development aimed to provide a much-needed mental health service for at least five days a week, along with volunteer opportunities. The applicant also aspired to develop the services and become accredited while promoting our culture with Menter Iaith.

 

The public speaker acknowledged that Denbighshire has greatly supported their vision, and we're grateful for the funding available through the Shared Prosperity Fund. The Buttermarket had significant potential to become a vital community hub.

 

General Debate – 

 

Councillor Mark Young allowed Councillor Arwel Roberts to speak on behalf of Councillor Delyth Jones (local member), who could not attend. “As a local member of the ward where the building was located, I wanted to share my thoughts. The proposal is to develop the building, which has already received planning permission, into an office, educational centre, museum, and community facility. This plan aligns with the Shared Prosperity Fund's objectives and is in an appropriate location. Therefore, I fully support this project.

 

I have no objections to the proposed conservation of roof lights or the nesting box on the site. It's crucial to ensure that the roofing materials used are appropriate for the site, such as Welsh Slate, as mentioned in the report. While I support the project, I have concerns regarding adding solar panels to the building. Renewable energy is vital for the future, but the location's size and scale may not be appropriate for an array of 40 panels. I urge the panel members to carefully consider this aspect before deciding. As the site was in a conservation area where listed buildings are prevalent, the location and visibility of any new construction are crucial considerations. The proposed site, being prominently positioned and visible from numerous footpaths throughout the town, including those leading to Denbigh Castle, requires special attention.

 

Any development in this area poses a risk of setting a precedent for future projects, which could have an adverse impact on conservation efforts. Denbigh boasts the highest number of listed buildings in Wales, making it even more imperative to preserve and safeguard the town's unique character. The Finance CFFR finance is at risk if the proposed scheme includes solar panels, which was a matter of concern. The development plan should have considered the area's historical and conservation significance to avoid any potential harm to the community's heritage.”

 

The chair also allowed Councillor Merfyn Parry to speak on behalf of Councillor Pauline Edwards (local member). “As a local member of this ward, I was pleased to learn about the funding granted to support the much-needed community facility in Denbigh. However, my delight was dampened when I read about the concerns raised regarding the planned Solar Panel PV system. I have gone through the heritage impact statement and found that the interactive solar PV system proposed for the building's roof tiles is a thoughtful solution to address any possible impact on the appearance of the building. The solar panels would only be fitted to the most modern parts of the building and would not be visible from the original Buttermarket Structure. They would not be predominantly publicly visible from the Highways.

 

I understand that the proposed PV Panels are a requirement for the building to support the UK Government's net Zero policy. This aligns with our environmental goals and would benefit the buildings, including reduced running costs. It is worth noting that Denbigh Town Council and Cadw have no objections to the plans.”

 

Officers informed the committee that the Council’s Conservation Officer attended the meeting to answer any queries regarding the application.

 

Members highlighted that the application was beneficial to bring an unused building back into use for the community; the proposed solar panels would assist the location with running costs and align with the green agenda that both local and nationwide were pursuing. It was also added that the conversation concerns had been considered through the application.

 

Councillor Merfyn Parry highlighted that there could be a condition that if more advanced technology is implemented in the future, which would render the solar panels obsolete, the roof could be returned to the original design.

 

The Conservation Officer highlighted that the panels were visible and could hamper the visual amenities of the town, as well as they could set a precedent for any future developments in the area.

 

Officers clarified to members that the discussion regarding setting a precedent was complex; the application did ensure that the panels would be placed in the less prominent areas. Officers clarified that each application would need to be discussed on its own merits; however, if the application were approved, it would make any similar arguments more difficult moving forward.

 

The Conservation Officer added that he agreed that the panels which were proposed were the best option; however, they were still plastic and not the traditional roofing materials which would have been used; responding to whether the panels could be seen from street level, the officer clarified they could be seen from the street and the carpark.

 

Alternative heating was raised, such as air source or ground source heating and whether they had been looked at as an alternative heating method. Councillor Parry added to the matter by highlighting that they were good heating sources; however, they required power to run, and without panels they could be financially unviable as heating. Officers had raised the matter with the agent and application; however, there had been no further comments on the situation.

 

The Legal Advisor clarified the condition suggested regarding reinstating the roof to its previous state if the solar panels became redundant; they would be brought back to the committee in the future and could be included if the application was granted. Officers would also discuss any conditions with the local members if the application for planning permission was granted.

 

Proposal – Councillor Elfed Williams proposed the application be granted contrary to officer recommendation because the environmental policies outweighed the heritage aspect of the policies; the proposal included the condition that the solar panels be removed should they become redundant, seconded by Councillor Merfyn Parry.

 

VOTE –

For – 17

Against – 1

Abstain – 0

 

RESOLVED that the application be GRANTED contrary to officer recommendation.