Agenda item

To consider an application for the change of use of land and existing club building to form glamping site including the siting of 9 glamping pods, relocation of existing access, formation of internal roads and pathways, installation of 2 No. package treatment plants and associated works (copy attached).

 

An application was submitted for the change of use of land and existing club building to form glamping site including the siting of 9 glamping pods, relocation of existing access, formation of internal roads and pathways, installation of 2 No. package treatment plants and associated works.

 

Public Speaker – Gethin Jones (Agent) - (For) – The applicant sought approval for 9 luxury holiday Pods in the grounds of the former Rhyl Rugby Club.

 

As a local business the aim was to diversify offerings within the area and offer something special to the sporting community. The vision was to create a unique holiday destination in an Area of Outstanding Natural Beauty (AONB) whilst restoring the abandoned Rugby Club along with creating part time and full-time jobs.

 

As outlined in previous documents the site had recently faced issues with unauthorised access and fly tipping. Previously Denbighshire County Council (DCC) Officers had supported an application for 46 units on the site. The new scheme had been significantly scaled back.

 

A key focus of the proposal was to enhance the existing club house, offering local businesses and entrepreneurs the opportunity to use the building as offices at discounted rates. Natural Resources Wases (NRW) had already approved the drainage plan for the site and recently local football teams had expressed an interest in using the football pitches.

 

The proposal differed significantly from other developments within the area and aimed to provide holiday makers with an opportunity to explore the local landscape. The business plan outlined the benefits the development would bring to the local community.

 

It was strongly disagreed that many visitors to the site would rely on using cars to travel around the local area. Given the site’s proximity to the Offa’s Dyke footpaths, it was anticipated that many visitors to the site would be walkers travelling to local villages and towns on foot following signposts within the area. It was important to note that the previous application submitted would have generated far greater car travel usage with no objections being submitted from Highway Services.

 

Public Speaker – Deirdre Williams (Resident) – (Against) – The Pods were classed as static caravans and therefore were not supported by Planning Policy. The site was in the open countryside and surrounded by BMV agricultural land.

 

The site was not in a sustainable location as it was not readily accessible other than by motor car. The pedestrian links to settlements were not suitable and would discourage people from walking due to the nature of the highway conditions.

 

The Welsh Minister had previously refused permission for a larger lodge development (40 units), however, the principle of this decision still applied to this smaller application.

 

The proposal would result in more cars using the roads around the site and visitors may not drive according to road conditions.

 

There were existing holiday uses within the local vicinity and there was no evidence of the need for the proposed pods.

 

General Debate –

 

The Chair stated that a site meeting had taken place and welcomed members who attended to give feedback to the Committee.

 

Councillor Chris Evans stated that the site meeting was well attended. The plans for the site had massively changed and there were concerns from residents regarding the roads around the site.

 

Councillor Merfyn Parry attended the site meeting and expressed his sadness at the current state of the site. It was evident that burning had taken place on the site and had been left. It was interesting to walk around the site and see what the layout plans were.

 

Councillor Ellie Chard stated that she was very pleased to receive the plans for the site and hoped that the site could become a community area for local football teams and clubs.

 

Councillor Jon Harland noted that the Highways Services had no objections to the application however, PROPOSED the application was refused on the grounds that the roads around the site were not suitable for the increase in usage of cars and could be dangerous.

 

Councillor Arwel Roberts SECONDED the proposal being refused stating that that site would result in more cars using the highways around the site which were dangerous.

 

Councillor Delyth Jones requested Officers confirmed the current status of the site including accessing the site. The Principal Planning Officer stated that the site was under the same ownership and access to the football pitches was maintained by the owners.

 

Many Members raised concerns and questions regarding the highways surrounding the site.

 

In response to questions asked the Principal Planning Officer stated that there were two aspects to the highway issues arising from the application, highway safety and highway sustainability which related to the accessibility of the site. Concerns had been raised around the surrounding roads not being safe to walk on.

 

Legislation stated that there needs to be encouragement for the use of sustainable routes of transport and to discourage the use of private motor cars. The Inspector stated, which was echoed by the Welsh Minister, that the location of the site would only increase the use of the private motor cars and the distance of the routes to the nearby local settlement were not sustainable.

 

Councillor Andrea Tomlin questioned if a condition could be put on the business case if the application was granted to ensure a more robust business case was submitted. Further comments were made regarding the weight being given to a previous application submitted for the site and transport issues not being a concern in the past.

 

Councillor Huw Hilditch-Roberts seconded the proposed condition by Councillor Andrea Tomlin and added that there were many similar sites across the County. If the application was not granted there was the possibility of the site falling into further disrepair and proposed that the application be granted.

 

Councillor Alan James questioned where parking would be available on the site as there were no provisions for parking in the application. The Principal Planning Officer explained that if permission was granted for the proposal a condition could be added to the application, stating that if the football pitches were brought back into use, then details of parking arrangements would need to be submitted.

 

Councillor Chris Evans specified that there had been no reported incidents on the surrounding highway of the site and the objections received regarding highways could be controlled by placing planning conditions on the application. He continued to highlight his concerns regarding encouraging visitors to walk to and from the site, using the busy surrounding highway and questioned if work could be undertaken to provide a footpath along the road. The Senior Engineer appreciated the local concerns around the highway however, there had been no recorded accidents on the road to merit Highway Services refusing the application. It would not be feasible for work to be undertaken on a footpath.

 

Councillor Huw Hilditch-Roberts proposed that the application be GRANTED against Officer recommendations, SECONDED by Councillor Andrea Tomlin.

 

The Development Manager explained that due to there being two proposals put forward, one for and one against Officer recommendations there was a need to undertake two votes.

 

Proposal – Councillor Arwel Roberts proposed that the application be REFUSED according to Officer recommendations, SECONDED by Councillor Jon Harland.

 

Vote –

 

For – 5

Against – 14

Abstain – 0

 

Proposal - Councillor Huw Hilditch-Roberts proposed that the application be GRANTED against Officer recommendations, SECONDED by Councillor Andrea Tomlin

 

Vote –

 

For – 14

Against – 5

Abstain – 0

 

RESOLVED: that the application be GRANTED against Officer recommendations on the grounds of no evidence regarding highway or transport concerns and the site had the possibility of falling into further disrepair.