33 affordable homes at Land at Pwll Y Bont, Meliden, Prestatyn

What was proposed

The application sought 33 dwellings with access, estate roads, landscaping, open space, parking and drainage works, including affordable housing.

“Full planning permission is sought for the erection of 33 dwellings, including vehicular access, internal estate roads, landscaping and associated works at Land off Maes Meurig in Meliden.”

“The proposed housing mix is for 10 x 1 bed dwellings, 9 x 2 bed dwellings and 16 x 3 bed dwellings, to be built to Design Quality Requirements (DQR) standards.”

Officer report

The site and surroundings

The approximately 0.9-hectare site was mainly overgrown scrub, sloped downhill, had protected trees and was surrounded by homes and open land.

“Description of site and surroundings 1.3.1 The site comprises approximately 0.9 hectares of land which is mainly scrub and is overgrown with vegetation. The site is thought to have been previously used as a horse paddock.”

“The site is surrounded by residential development - to the north are dwellings on Pwll y Bont, to the east and south are dwellings on Maes Meurig and Cefn y Gwrych with open fields and scrub/ grassland to the west.”

Officer report

Application history

There was no previous planning history, but the proposal was reduced from 35 to 33 dwellings after amended plans and further information.

“Developments/changes since the original submission 1.6.1 The application has been reduced from 35 to 33 dwellings with the submission of a number of amended plans and additional information submitted over the lengthy course of the application in response to various consultee responses.”

“Other relevant background information 1.7.1 None…”

Officer report

What officers recommended

Officers considered the proposal acceptable and recommended approval subject to a legal agreement for affordable housing and open-space funding, plus conditions.

“SUMMARY AND CONCLUSIONS: 5.1 The report sets out the main planning issues which appear relevant to the consideration of the application on an allocated housing site within the adopted LDP and concludes that the proposal is acceptable having regard to relevant policies and guidance.”

“Completion of a Section 106 Obligation to secure the minimum Affordable housing provision of 10% and a commuted sum payment of £12,035.35 is made towards off site provision of open space.”

Officer report

The main issue

The central issue was whether surface-water runoff could be controlled without increasing flood risk downstream, particularly for properties north of the site.

“Factually, the proposed development (as in the built element of the proposal) is not located within a flood zone. Members concerns were related to the impact of surface water flows from the development site on the existing properties to the north, located on Pwll Y Bont. These concerns are based on the knowledge of the existing situation at the site whereby surface water is uncontrolled and free to flow downhill towards Pwll Y Bont.”

“It is the opinion of the Local Planning Authority that the proposals do not adequately demonstrate that surface water run-off from the site and land above it can be managed without increasing the risk of additional discharge to watercourses leading to the Prestatyn Gutter, and hence increasing the potential for flooding downstream.”

Officer report

What residents said

Objectors raised concerns about flooding, drainage, traffic, wildlife, appearance, infrastructure, construction disruption and safety.

“Highway Issues: The roads are already struggling to cope with traffic in this area and cannot support additional traffic; significant congestion in terms of traffic and travel along the main road within the village; already been an increase in accidents at the junction leading to the main road and with more pressure from more housing on a steep rise up to the main road there will be more, considerable risk to parents and children particularly at peak travel times; question…”

“Flooding and Drainage The area is prone to flooding; concerns relating to flooding elsewhere; properties on Pwll y Bont have been flooded on numerous occasions and further development of hard surfaces, roads and car parking would only make matters worse; people have had to be evacuated from Pwll y Bont due to flooding and from water originating from the application site; severe damage caused to local properties from force and volume of water; residents worry every time it…”

Officer report

Who spoke

The applicant supported approval, while a town councillor opposed the scheme because of flood-risk, drainage, maintenance and long-term safety concerns.

The committee’s decision

The committee refused the application against officers’ recommendation for the specific reason set out in the latest officer report.

“RESOLVED: that the application be REFUSED against officer recommendations and for the specific reason suggested in the latest officer’s report before the Committee.”

Minutes