Agenda item

To consider an application for outline planning application for the development of 1,715 dwellings including affordable dwellings, up to 80 bed care home and 50 close care flats (Class C2 use), up to 100 bedroom hotel (Class C1 use), new primary school, 2 local centres (including Class A1, A2, A3, C3, D1 and D2 uses), 26 hectares of employment land (comprising a mix of B1, B2 and B8 uses), new highway infrastructure including the formation of a new access and a link between A55 Junction 26 and Sarn Road, pedestrian and cycle routes, areas of formal and informal open space, green space and structural landscaping and drainage infrastructure at Land East of Bodelwyddan, Rhyl (copy attached).

[Councillor Alice Jones declared a personal interest because she owns land adjacent to the applicant site and is also a member of the Bodelwyddan Development Action Group].

[Councillor Dewi Owens declared a personal interest because the owners of the land highlighted for development are known to him].

An application was submitted for an outline planning application at land east of Bodelwyddan, for the development of 1,715 dwellings, including affordable dwellings, up to 80 bed care home and 50 close care flats (Class C2 use), up to 100 bedroom hotel (Class C1 use), new primary school, 2 local centres (including Class A1, A2, A3, C3, D1 and D2 uses), 26 hectares of employment land (comprising a mix of B1, B2 and B8 uses), new highway infrastructure including the formation of a new access and a link between A55 Junction 26 and Sarn Road, pedestrian and cycle routes, areas of formal and informal open space, green space and structural landscaping and drainage infrastructure.

Public Speakers –

Reverend Andrew Miller (Against) – reiterated the basis of his objection and stated the development was too large for the village location.  The Reverend Miller also stated he had submitted a formal complaint against Denbighshire County Council alleging misconduct in public office by Planning Officers.

Mr John Hutchinson, Bodelwyddan Development Action Group (Against) – clarified the Bodelwydan Development Action Group had no connection with the Reverend Miller. Mr Hutchinson stated the development was based on outdated information on population growth.  The development would be too big for real housing needs for local people.  It would destroy agricultural land.  Flood risk would also be a major concern.

Mr Owen Jones, Boyer Planning (Agent), (For) – clarified that the LDP had been adopted in 2013. There had been considerable work on this scheme for over 5 years. The submitted plans followed Policy and the development brief. 

General Debate – In reply to issues raised in discussion, the Planning Officer provided some background information and context to the application.  The Planning Officer explained the application was for Outline Planning Permission.  Therefore, the development would take place over a number of phases.  Each phase would be brought back to Planning Committee at a later date to work through reserved matters and detailed conditions.  Planning Officers were currently working with Solicitors to ensure all the elements within the scheme would be delivered.  The adopted LDP requires a number of detailed elements to be provided as part of the scheme. These include a minimum of 10% affordable housing, employment land, a primary school and others requirements. The key Policy BSC 5 sets all this out and is included in the report.    Flooding and drainage issues have been addressed in the submitted documents and have been fully assessed by the Council’s Senior Flood Risk Engineer and Natural Resources Wales (NRW). None of the specialists had any concerns with regard to flood risks on the land.  A sustainable urban drainage system would be installed at the development. 

The outline planning permission would be subject to a Section 106 Agreement.  Planning Officers had been liaising closely with the Betsi Cadwaladr University Health Board (BCUHB) as to what health facilities should be provided on site.  This element amongst others will be dealt with in further planning submissions which will be brought back to Committee.

Lead Member Dave Smith confirmed to the Committee his agreement to the development.  He raised the issue of economic opportunities which would be brought into the area to boost the local economy.

Councillor Alice Jones (Local Member) explained she represented the Bodelwyddan Development Action Group.  Councillor Jones recommended refusal of the development.  A large number of Bodelwyddan residents were against the proposed development because of concern about flooding issues and the development was being proposed for the wrong area.  Regarding affordable housing, there would only be 173 affordable properties built.  The population growth had not been as prolific as expected as the 2011/2012 census proved.  The actual size of the development was too big for the village of Bodelwyddan.  A referendum had taken place in 2009 and the result had been a resounding “no” to the development. 

Proposal – Councillor Alice Jones proposed refusal of the application, against the recommendation of officers, seconded by Councillor Arwel Roberts.

VOTE:

GRANT – 15

ABSTAIN – 1

REFUSE - 9

RESOLVED that permission be GRANTED in accordance with officer recommendations as stipulated within the report.