20 affordable homes at Former, Rhos Street School, Rhos Street, Ruthin

What was proposed

The application sought demolition of the former school buildings and construction of 20 affordable homes with access, drainage and open space.

“THE PROPOSAL: Summary of proposals 1.1.1 The application seeks full planning permission for the demolition of the existing buildings and the erection of 20 affordable dwellings, infrastructure works, access, drainage and open space at Former Rhos Street School, Ruthin.”

“The proposal involves the demolition of the former Rhos Street School and associated buildings within the site and erection of 20 dwellings including:”

Officer report

The site and its history

The site lies behind the community hospital within 500 metres of the town centre, includes former school buildings, and has earlier classroom permissions.

“Description of site and surroundings 1.3.1 The site is located to the rear of Ruthin Community Hospital within 500m of the town centre. The site area measures approximately 0.55ha.”

“The existing site involves the former Rhos Street school along with extensions and other outbuildings formerly connected with the school.”

Officer report

What officers recommended

Officers recommended approval because the site was suitable for housing, the homes met identified affordable housing needs, and other impacts could be controlled.

“Whilst understanding the strength of feeling in the community for this building, Officers consider that reasonable efforts have been made to explore other options for the development of the site. Ultimately though, without protection through Listing, local listing or being sited within a Conservation Area, there is limited planning legislation to prevent the demolition of the building.”

“The Council’s Housing Strategy Officer has confirmed the proposal has been drawn up in partnership with Denbighshire County Council, and the development will support Denbighshire’s Corporate Plan priority of Housing – Everyone is supported to live in homes that meet their needs and contributes to Denbighshire’s Housing Strategy 2021-2026 of delivering affordable, quality accommodation to meet the residents of Denbighshire’s changing housing needs.”

Officer report

The heritage question

Officers recognised the former school’s local interest but concluded that its loss was not sufficient grounds for refusal because it had no formal heritage designation.

“With respect to the concerns raised by the community and statutory consultees, Planning Officers have sought to find an alternative scheme which retains the building, but have not been able to. Consideration has been given to refusing the proposal on the basis of loss of a historic building – as per the requirements of Policy VOE1 which states: ‘Development proposals should maintain and wherever possible enhance ~ sites of built heritage’.”

“Whilst understanding and respecting the views of the Council’s Conservation Officer, CPAT/Heneb, and members of the community, Officers must regrettably advise that a refusal on the grounds of the loss of a building of local interest is not likely to be sustainable at a planning appeal.”

Officer report

What residents said

Objections raised concerns about the loss of the school, overdevelopment, listed-building views, parking, traffic, noise, services and biodiversity.

“Loss of locally important building No attempt made to repurpose the building Impacts of overlooking to Rose Cottage The building should be protected as a local heritage asset Does not retain the distinctiveness of the town The building should be put to a community use…”

“Highways Car parking spaces limited Will exacerbate parking issues on the Haulfryn estate opposite Traffic issues Access point is already a dangerous access onto busy trunk road Road not safe for pedestrians…”

Officer report

Who spoke

The applicant’s speaker supported the proposal and explained its housing need, viability, energy efficiency, material reuse and construction safeguards.

What members discussed

Members discussed local housing need, the vacant site, heritage advice, traffic, parking, material reuse and a possible commemorative plaque.

“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.”

“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.”

Minutes

The vote and decision

Members proposed and seconded approval, then voted unanimously to grant permission in accordance with the officers’ recommendation.

“Proposal – Councillor Merfyn Parry proposed that the application be granted in accordance with officer recommendations, seconded by Councillor Huw Hilditch- Roberts.”

“RESOLVED: that the application be GRANTED in accordance with Officers recommendations.”

Minutes