Loading
The decisions as the council's minutes record them. A plain-language summary follows once it has been written.
RESOLVED: that the minutes of the meeting held on the 5 November 2025 be received and approved as a true and correct record of the proceedings.
RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
Apologies for absence were received from Councillors Jon Harland, Andrea Tomlin, Karen Edwards, Michelle Blakely Walker, Chris Evans and Delyth Jones.
None.
Decision as recorded
RESOLVED: that the minutes of the meeting held on the 5 November 2025 be received and approved as a true and correct record of the proceedings.
The minutes from the Planning Committee meeting held on the 5 November 2025 were submitted. Matters of accuracy – None. Matters arising – None. RESOLVED: that the minutes of the meeting held on the 5 November 2025 be received and approved as a true and correct record of the proceedings.
Decision as recorded
RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
An application was submitted (previously circulated) for the demolition of existing buildings and structures and erection of 20 no. affordable dwellings and associated infrastructure works comprising access, drainage and open space provision at Former Rhos Street School, Rhos Street, Ruthin. Public speaker – Mr Huw Evans (Applicant) (FOR) – Proactive collaboration with the Planning Officers and consultee bodies had taken place over the last 3 and a half years. Members were reminded of the housing crisis in the area. The officer report confirmed 57 households with a connection to Ruthin were in need of social housing and 67 households in need of intermediate rental properties. Adra proposed housing mix responded positively to those needs, including 20 EPCA rated energy efficient affordable homes which would remain as affordable housing forever. He stated Adra was aware of the local opposition and the sensitivity around the site, and the proposed loss of the former school buildings. He confirmed that a full conversion of the existing buildings had been appraised unfortunately each alternative option did not prove to be financially viable. A full demolition and construction of new dwellings was the only viable option. It was stressed that Adra would ensure the use of reclaimed stone material from the demolition of the existing in the construction of the new properties would take place and in turn ensure some of the local character to be retained as part of the new development. It was noted that the old school was not a listed building. Adra would ensure an appointed contractor would have to register the development under the considerate contractor scheme to ensure all disturbances to local people were kept to a minimum. As a brown field site within the town settlement limits it satisfied Planning Policies relating to previously developed land in a location which could be accessed by foot, cycle and public transport. Planning Policy Wales 12 was clear that a community affordable planning scheme was a planning consideration. General debate – Local Member Councillor Bobby Feeley explained that the site had previously accommodated two former schools, which had since merged and relocated to a new premises. Following the merger, the site had remained vacant and had begun to fall into disrepair, becoming an eyesore within the local community. In her opinion the carefully constructed plans would transform the site and provide 20 much needed affordable homes for local people. In her view, the report had addressed all issues raised during the consultation process, and she confirmed her support for the application. She noted that although the building had been constructed using earth limestone, it contained no internal features of significance. She also highlighted that Cadw had expressed support for the proposed development. Members were informed that part of the site had already been made available to provide additional parking for the nearby hospital and clinic, which had proved beneficial. Following an initial objection from Ruthin Town Council, the Council had subsequently voted in favour of the application and the redevelopment of the site. Councillor Feeley further proposed that a plaque be installed to commemorate the site’s former use. She emphasised that the need for 20 affordable homes outweighed any concerns regarding the site’s redevelopment. Councillor Emrys Wynne endorsed the comments made by Councillor Feeley. He stated that, to his knowledge, 39 households in Ruthin needed accommodation, and the provision of 20 affordable homes would significantly contribute to meeting that demand. He emphasised that the need for housing in Ruthin remained substantial. He also noted that NRW had raised no objections to the proposal, although they had recommended several conditions. He expressed his appreciation to the speaker for confirming that the development would seek to reuse materials wherever possible in the construction of the new properties. Councillor Wynne reiterated the request for a commemorative plaque to be installed at the site. He supported the proposal for either a plaque or a statue to acknowledge and honour the many families who had longstanding connections to the location. Councillor Merfyn Parry asked for clarity that work on the entrance to the site would be conducted at the beginning of the demolition for highway safety reasons. He also asked if the use of existing stone being reused was part of a condition to the application. The Principal Planning Officer thanked Councillor Feeley for her detailed introduction and the background provided on the site. In response to questions raised by Councillor Parry, he confirmed that Condition 7 required the site access to be substantially completed prior to the commencement of any other works. He further explained that Condition 19 required a full audit of all materials on site, including details of how those materials would be reused. Several viability assessments had been undertaken to determine whether there was a feasible basis for restoring the existing building. Following those assessments, it had been concluded that demolition and redevelopment represented the only viable option. Addressing comments regarding the housing mix and local need, the Senior Officer for Strategy, Planning and Housing emphasised that the number of households on the SARTH lists fluctuated and represented a snapshot at any given moment. The figure referenced in the report related specifically to households clearly identified as living in Ruthin and requiring housing. It was confirmed that the proposed housing mix had been reviewed to support a balanced community, offering a range of property sizes suitable for families. The Local Housing Market Assessment, recently approved by the Welsh Government, was also supportive of the application. The Chair asked for some further detail on the comments by the heritage officer. The Principal Planning Officer highlighted the difference of opinion between the planning officers and the conservation officer. It was his professional opinion; from the outset he has expressed his views to maintain the building. He accepted that Cadw had not raised any objection. The Legal Advisor confirmed the opinion of the conservation officer were a material planning consideration and had to be considered. It was clear planning officers had considered his comments but had reached a different conclusion. From the report there were two principal reasons that supported the planning officer conclusion, the first being the views of Cadw as the statutory body for the oversight of listed building, not of the opinion that the building merits being listed and secondly that the site had been marketed for numerous years, officers had tried to pursue the redevelopment of the building as opposed to demolition of the site but to no end. Councillor Huw Hilditch‑Roberts sought clarification on the timeframe of the public responses referenced in the report. He noted that he had not received any objections to the proposed development within the past six months. In response, the Principal Planning Officer confirmed that several consultation exercises had been undertaken for the application, with the most recent re‑consultation taking place during the summer. He explained that, unless an individual formally requested the withdrawal of their objection, any previous representations would continue to be carried forward. Following the summer re‑consultation, a revised response had been received from the Town Council indicating its support for the proposal. Councillor Huw Hilditch-Roberts stated he was in support of the application. The application was viable and made good use of the land. He asked if Local Members could be included in the use of materials on the site prior to it being signed off. The Principal Planning Officer believed the condition provided officers the powers required but it was reasonable for Local Members to be consulted on the condition of materials used on the development. It was also noted that the ask for a plaque on site could be conditioned through the landscaping condition attached to the application. In addition, the Senior Engineer for Traffic, Parking and Road Safety advised that the road fronting the site formed part of the A494 trunk road. He confirmed that the Welsh Government had reviewed the application, including the proposed access arrangements, and had raised no objections. He noted that the site’s former use as a school had generated a significant volume of traffic in the surrounding area, and it was considered that the proposed development would result in substantially lower traffic levels. He further confirmed that the parking provision complied with Denbighshire’s Parking Standards and that the internal estate road would be adopted, ensuring it met the needs of all road users. In his professional opinion, there were no grounds to refuse the application on highways matters. Proposal – Councillor Merfyn Parry proposed that the application be granted in accordance with officer recommendations, seconded by Councillor Huw Hilditch-Roberts. Vote – For – 14 Against – 0 Abstain – 0 RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
Decision as recorded
RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
An application was submitted for the change of use of land to form permanent residence for a Romany gypsy by the siting of a static caravan and associated works at Cae Newydd, Llanynys, Denbigh, Denbighshire, LL16 4PA (previously circulated). Public Speaker - Mr Alan Lake (Agent) (FOR) – He thanked the Planning Officer for the exceptional diligence and invaluable assistance with the application. He expressed the working experience with Denbighshire Council had been positive resulting in the well written and detailed planning report. He provided some background for the application. He stated Mr Miller had fantastic family history connected to the area. Members heard Mr Miller was Romany Gypsy who was born in Ruthin. He had lived permanently in a caravan for his whole life. Maintaining the Romany Gypsy way of life travelling for around 6 months a year in his traditional bow-topped caravan. Mr Miller was a self-employed general contractor who was skilled in many crafts. He had numerous contracts with local farms and agricultural businesses. Mr Miller was seeking a less transient way of life whilst still being able to work in the community. General debate - The Chair informed Members the application had been subject to a Site Inspection Panel meeting at 10.30am on Friday 5th December 2025. He thanked all those in attendance. Councillor Ellie Chard had attended the site visit and she informed Members that the site was a secluded one. Members were informed where the caravan would be sited along with the water source for the applicant. It was very secluded and private. In addition, Councillor Elson who had also attended the site visit stated the existing caravan at the site would be replaced by the new proposed caravan. Members were happy all aspects of the proposal had been considered during the application process. Councillor Merfyn Parry (Local Member) asked for further clarity on the Romany Gypsy aspect of the application. The Principal Planning Officer drew attention to the previous application, which had been refused and was included within the papers. He emphasised that the sole reason for that refusal had related to flooding, as the site had at that time been located within a flood risk area identified by NRW. Since the refusal, NRW had issued a new TAN 15 accompanied by revised flood risk maps, and the site was no longer classified as being within a flood zone. The report also set out the Council’s statutory duty under the Housing Act 2014 to provide sites for Gypsies and Travellers. As part of this process, an assessment of local need had been undertaken, followed by the allocation of suitable sites. This application formed one of those allocated sites. Members were further advised that the site benefitted from a private water supply, as well as existing electricity and gas connections. Members were kindly asked to make refence to the late reps sheet where officers were changing the description to state the applicant as a Welsh Gypsy. It did not materially affect the decision. It was clarified that a condition had been attached to the permission to condition the site to be for the use of Mr Miller as he had passed the assessment tests. Councillor Parry informed the committee that no local objections had been received from residents or from the Community Council. He emphasised his support for the application, aligning with the officers’ recommendations. He stated that the proposal was appropriate for the location and would provide a stable and permanent base for the applicant. He also noted that the development would have no adverse impact on the visual amenity of neighbouring properties. Proposal – Councillor Merfyn Parry proposed that the application be granted in accordance with officer recommendations, seconded by Councillor Ellie Chard. Councillor Huw Hilditch-Roberts asked for clarity on the condition for the use of Mr Miller only. The Chair stressed that, from the report, it was clear that family were able to visit the applicant. For clarity the Principal Planning Officer stressed the condition was for Mr Miller only, stating the condition read ‘The occupation of the site shall only be by the applicant Mr Stephen Miller, and any resident dependents.’ Vote – For – 14 Against – 0 Abstain – 0 RESOLVED: that the application be GRANTED in accordance with Officers recommendations.
The Chair introduced for information an update to the site panel protocol (previously circulated). He reminded Members the protocol had been raised at the last meeting, officers had taken Members suggested amendments into consideration and produced a proposed update to the Site Inspection Panel Protocol. If agreed the new version of the Site Inspection Panel Protocol would be operational with immediate effect. The Chair informed the Committee, Councillor Jon Harland was delighted by the update to the Protocol proposed. The Principal Planning Officer confirmed the protocol would essentially remain the same, site panel visits would still take place with the core balanced critical members who would attend and contribute to the site meetings. It was felt it would be beneficial following the set-up of that site visit a further email be issued to all Planning Committee Members including the visit details and inviting the Member to attend and observe the site visit. The Chair would still have control of the meeting and the decision to allow additional speakers or questions would remain with the Chair. Councillor Merfyn Parry felt the proposal was positive. Having an increased presence from Planning Committee Members would add to the debate at committee meetings. He asked if the reason for the site visit could be clearly included in the communication emails. The Chair and Principal Planning Officer stated that the reason for the site visit could be clearly detailed in the emails. It was made clear that any Member of the Planning Committee with a relevant Planning Reason could request that a site visit take place. All Members were in agreement with the information report. Members NOTED the update to the Site Panel Protocol.
The Chair introduced for information report on the change to planning application fees (previously circulated). The Principal Planning Officer confirmed that, as of December 2025, new planning application fees had been introduced. He stressed it was a significant increase across the board on the cost of submitting a planning application. The Chair asked for clarity on projects and applications on which the authority worked in partnership with other authorities and how those cost would be shared and distributed. He stressed the need for that information to be made clear and understood between all concerned parties. The Principal Planning Officer thanked the Chair for the question and confirmed he would raise the comments with the Head of Service and Development Manager to seek the best way to agree a way forward with partnership working. Councillor Gwyneth Ellis asked if the service expected to see any impact following the increase in fees. In response the Principal Planning Officer stated he was unsure of the impact. The expectation from Welsh Government is that the revenue generated would support recruitment and training across the sector. He confirmed he would have to look if the increase in revenue would be ringfenced to the planning department. The Chair also stated that capacity issues had previously been seen in partnership working on quarry applications, he stressed with the increase in fees it was important to ensure officers attended site visits and meetings. Members were all in agreement and NOTED the contents of the report.
Councillors must say when they have a personal link to something being discussed, such as a job, a property or a family member. A prejudicial interest is one strong enough that the councillor usually leaves the room and takes no part.
Declarations are read from the minutes once they are published.
The council hasn't recorded attendance for this meeting.
Lists the council's current councillors only. Co-opted members, officers and former councillors aren't shown.