Wrthi'n llwytho
Y penderfyniadau fel y mae cofnodion y cyngor yn eu cofnodi. Bydd crynodeb mewn iaith glir yn dilyn pan fydd wedi'i ysgrifennu.
RESOLVED: that the minutes from the meeting held on the 15 July 2026 be received and approved as a true and correct record of the proceedings.
RESOLVED: that the application be REFUSED contrary to officer recommendations for the reasons for refusal would be the development would be outside the LDP development boundary and would be an over-concentration of affordable housing in a single location. It was also would have an unacceptable impact on highway safety Meeting Concluded at 11:10am
Apologies for absence were received from Councillor Ellie Chard.
No declarations were raised.
None.
Y penderfyniad fel y'i cofnodwyd
RESOLVED: that the minutes from the meeting held on the 15 July 2026 be received and approved as a true and correct record of the proceedings.
The minutes from the Planning Committee meeting held on the 15 July 2026 were submitted for consideration. No matters of accuracy were raised. Matters arising – Page 10 – Councillor Terry Mendies referred to the minutes which stated that approval of the application would likely result in immediate enforcement issues. Councillor Mendies advised the Committee that enforcement officers, accompanied by representatives from Natural Resources Wales, had attended the site three days following approval of the application. He further advised that Members had received correspondence from him regarding what he considered to be an ongoing enforcement matter. RESOLVED: that the minutes from the meeting held on the 15 July 2026 be received and approved as a true and correct record of the proceedings.
Y penderfyniad fel y'i cofnodwyd
RESOLVED: that the application be REFUSED contrary to officer recommendations for the reasons for refusal would be the development would be outside the LDP development boundary and would be an over-concentration of affordable housing in a single location. It was also would have an unacceptable impact on highway safety Meeting Concluded at 11:10am
An application was received for the Erection of 59 no. affordable dwellings, on site public open space, site infrastructure and associated works at Land at Rhyl Southeast (Phase 6), South of Ffordd Elsie, Rhyl (previously circulated). Public Speaker – Chris Williams (against) - addressed the Committee in objection to the application. He raised concerns regarding existing fly-tipping within the area, reports of missing and injured animals, highway safety issues arising from speeding vehicles, anti-social behaviour, and existing flooding and drainage problems affecting residents. The public speaker expressed concern that the proposed development would place additional pressure on local infrastructure and exacerbate existing issues within the community. Joanne McGrath (for) Planning Consultant acting on behalf of Anwyl Construction and Wales & West Housing Association, addressed the Committee in support of the application. The public speaker advised that the proposal sought permission for 59 affordable dwellings to meet an identified housing need within the Rhyl area. The public speaker highlighted that the proposal complied with Policy BSC 8 relating to affordable housing exception sites, would provide a range of affordable housing types, included a specialist adapted bungalow to meet an identified family need, and incorporated energy-efficient measures including solar panels, air source heat pumps and electric vehicle charging points. In closing the public speaker noted that no technical objections had been raised by statutory consultees and requested that Members approve the application in accordance with the Officer recommendation. General Debate Councillor Blakely-Walker, Local Member and Committee Member, acknowledged the need for additional affordable housing within the area but expressed concerns regarding the loss of greenfield and agricultural land and the impact this would have on wildlife habitats and open space. Councillor Blakely-Walker advised the committee that there was a significant public opposition to the proposal, including a petition and objections submitted by residents. Councillor Blakely-Walker also raised concerns regarding previous works undertaken in the area and questioned whether the proposal accorded with the adopted Local Development Plan. She further expressed concern regarding the cumulative scale of development within the area and the concentration of affordable housing being proposed on the site. Multiple members raised Concerns regarding the site's location outside the adopted Local Development Plan (LDP) development boundary. Several Members questioned the appropriateness of bringing forward housing development on land not allocated for housing purposes and sought clarification as to why the application was being considered in advance of the replacement Local Development Plan. Members also queried the relationship between the proposed development and previous phases of development at Park Aberkinsey, noting that the earlier phases had been presented as the completion of the housing estate. In response, officers advised that whilst the site was located outside the current development boundary, Policy BSC 8 allowed for affordable housing exception sites where a demonstrable local housing need existed. Officers added that Planning Committee had previously approved similar affordable housing schemes outside development boundaries where sufficient need had been demonstrated. Members discussed the significant demand for affordable housing within Rhyl and across the county. The Senior Officer - Strategy Planning and Housing outlined the level of unmet housing need within the area, including households registered as homeless, those requiring accommodation due to medical needs, overcrowding, unsuitable accommodation and welfare-related circumstances. Members were advised that the majority of potential occupants would already be living within the local area and would be drawn from the Council's housing register. Officers emphasised that the proposed housing mix had been specifically designed to meet identified need and would provide a range of accommodation types, including specialist accommodation for a family requiring adapted housing. Several Members acknowledged the need for additional affordable housing and recognised the benefits that similar developments had delivered in other parts of the county. However, concerns were expressed regarding the concentration of affordable housing within a single location and whether a more balanced distribution of development should be considered. Members also questioned whether sufficient use was being made of brownfield sites, vacant properties and existing housing stock before additional greenfield sites were released for development. Members highlighted highway safety in the area surrounding the proposed development, there were issues with the Dyserth road, alongside with speeding vehicles, increased traffic volumes and congestion, members were concerned that the proposed development could exacerbate these existing issues. In response the Highways Officer advised that comprehensive traffic assessments had been undertaken and updated following completion of Phase 5 of the development. Members were informed that three key junctions had been assessed and that additional surveys had been requested by the Highway Authority to ensure the assessment accurately reflected current traffic conditions. Officers advised that, whilst some minor increases in vehicle queuing could be expected, the highway network retained sufficient capacity to accommodate the proposed development. Members were also advised that provision had been made in the modelling to account for potential future development, including a new school site. It was also added that there were no technical highway objection to the proposed developments. Members also discussed concerns regarding flooding and drainage. Reference was made to residents' experiences of surface water issues within the locality and concerns that further development could worsen existing problems. Officers advised that Natural Resources Wales, Welsh Water and the Council's drainage specialists had not raised objections to the proposal. Members were informed that the development would be subject to the Sustainable Drainage Approval Body (SAB) process and that current drainage standards required surface water to be managed at rates lower than existing greenfield run-off levels. Officers therefore considered that drainage impacts could be satisfactorily addressed. Further discussion took place regarding infrastructure capacity, including schools, healthcare provision and community facilities. Questions were raised regarding the reserved land for a future school and whether local facilities would be capable of accommodating additional residents. Officers advised that the safeguarded school site remained protected through existing legal agreements and that consultation with Education Officers had confirmed sufficient capacity within both English-medium and Welsh-medium schools to accommodate children arising from the development. Officers further noted that many future residents would already be living within the local area and would therefore already be accessing local services. Members drew attention to developing on greenfield land. Members expressed concerns regarding the loss of open countryside and agricultural land, together with potential impacts on wildlife and biodiversity. Officers acknowledged that the site possessed ecological value but advised that ecological assessments had been undertaken, and that Natural Resources Wales and the Council's Ecologist had not objected to the proposal. Proposal - Councillor Merfyn Parry proposed, seconded by Councillor Alan James, that planning permission be granted in accordance with the Officer recommendation. Councillor Will Price, as Local Member, highlighted concerns raised by residents regarding existing highway conditions within the area, particularly along Dyserth Road surrounding routes. He advised that concerns relating to traffic congestion, speeding and road safety were regularly raised by residents and remained ongoing issues. Councillor Price also referred to infrastructure pressures arising from the scale of development that had already taken place within the locality and expressed concern regarding the impact of a further phase of housing on the existing community. He questioned whether sufficient weight had been given to local knowledge and residents' experiences of the area. VOTE – Grant – 6 Abstain – 0 Against - 12 Following the vote, the Legal Officer advised that the Committee would need to identify and agree planning reasons for refusal. Members discussed possible reasons for refusal and received advice from officers regarding the need for any reasons cited to be capable of being defended at appeal. Officers advised that local opposition alone would not constitute a sustainable planning reason for refusal and that reasons would need to be supported by relevant planning policy or technical evidence Local members raised that the reasons for refusal would be the development would be outside the LDP development boundary and would be an over-concentration of affordable housing in a single location. It was also would have an unacceptable impact on highway safety. VOTE – Grant – 13 Abstain – 0 Against – 5 RESOLVED: that the application be REFUSED contrary to officer recommendations for the reasons for refusal would be the development would be outside the LDP development boundary and would be an over-concentration of affordable housing in a single location. It was also would have an unacceptable impact on highway safety Meeting Concluded at 11:10am
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