52-home residential development at Land east of Pilgrims Way, Roch

What was proposed

The application sought changes to approved plans, drainage, landscaping, external lighting and ecological management for a permitted 52-home development.

“Recommendation: It is recommended that the application be APPROVED subject to the following conditions: • Standard time limit for commencement (5 years); • Development in accordance with the approved plans and documents; • Implementation of agreed external materials; • Implementation of agreed surface water and foul drainage arrangements; • No surface water drainage to be directed to mains sewer infrastructure; • Completion of estate road, driveways and footways; •…”

“At its western end the site comes to a point where an agricultural access to the site is formed with Pilgrims Way and where the site is defined by the rear boundaries of properties served from Pilgrims Way. A surfaced public bridleway runs parallel with the public footpath to the south, separated from it by a substantial hedgerow accommodating mature trees. Immediately to the south of the bridleway is further housing.”

Officer report

The site

The site is about 2.6 hectares of agricultural land and scrub, bounded by housing, farmland, public paths and Pilgrims Way.

“Description of the site 3.1 The application site comprises approximately 2.6 Ha of agricultural land, the greater part of which has reverted to scrub dominated by gorse and rough grassland. The site is broadly triangular in shape and contained to the south and east by housing. The land falls from the east to west, falling approximately 12 metres in this direction; and from south to north, falling approximately 20 metres.”

Officer report

Earlier permissions

The parent permission for 52 homes was approved in December 2024, and details reserved by conditions were approved in March 2025.

“Relevant planning history 5.1 This application relates to a S73 application to vary conditions imposed to full planning approval under application reference 23/0568/PA for a residential development of 52 units. The parent application (reference 23/0568/PA) was approved by the Planning Committee at its meeting on 23 April 2024 subject to the completion of a Section 106 Planning Obligation and the imposition of conditions.”

“Condition 4 - Drainage; • Condition 7 - Pedestrian & Cycle Link; • Condition 8 - Public right of way connection; • Condition 9 - Cycle Storage; • Condition 10 - Construction Environmental Management Plan; • Condition 11 - Landscaping; • Condition 14 - External Lighting; • Condition 15 - Ecological Enhancement Management Plan; and • Condition 16 - Archaeology.”

Officer report

Consultation responses

Highways, drainage, ecology, Welsh Water, fire and rescue services, and the community council raised no objection, with Welsh Water seeking a condition.

“A.2.1. Head of Transport and Environment Highways No objection, the proposed parking provision accords with the adopted parking standards for the amended plots. Swept Path Analysis included to support the proposed changes, illustrates sufficient space for fire tenders and Refuse vehicles to manoeuvre and leave the site in a forward gear.”

“A.2.5. Dwr Cymru Welsh Water No objection, subject to condition.”

Officer report

Public representations

An enquiry sought clarification about the amendments, but no third-party support or objections were received.

“Community safety 6.20 PPW states that local authorities are under a legal obligation to consider the need to prevent and reduce crime and disorder in all decisions that they take. The proposal has satisfactorily and proportionately addressed matters of community safety. Representations 6.21 An enquiry seeking clarification on the proposed amendments sought by this application to the approved scheme was received.”

Officer report

Who addressed the committee

The agent was due to speak, and the local member supported the scheme, citing village facilities, sustainability and school pupil numbers.

What members discussed

Members discussed land ownership and affordable housing, with officers explaining the ownership notification process and site-specific viability assessment.

“Councillor Alan Dennison sought clarification as to whether the applicant owned the land extending from Maes y Ffynnon to the boundary of the development. In response, the Head of Planning confirmed that the land in question fell within the red line boundary and was within the applicant’s ownership. The Chief Planning Officer further clarified that a Certificate C had been submitted with the application, indicating that ownership of part of the land was unknown.”

“He advised that in such circumstances applicants are required to undertake statutory notification and reasonable steps to identify owners and confirmed that this does not prevent the determination of an application for planning purposes. • Councillor Chris Williams questioned the fairness of the proposed affordable housing provision in comparison with other developments, referencing the mix of units proposed and the identified need for family housing within the area.”

Minutes

The vote

The approval motion passed by 11 votes to 1, with no abstentions.

“Approval of the application was Moved by Councillor Brian Hall; Seconded by Mark Carter.”

“The vote, undertaken by way of a roll call, was carried. The votes were recorded as follows:”

Minutes

The decision

The committee approved the application subject to the conditions listed in the officer recommendation.

“That the application be APPROVED subject to the conditions outlined in Section 1.1 of the report.”

Minutes