First big test of LDP double rejection as controversial plans for 90 new houses between Pandy and Rhosrobin set for debate

Controversial plans to build more than 90 new homes on land between Pandy and Rhosrobin could be approved next week.

Wrexham Council chief planning officer, David Fitzsimon, has recommended that a large scale housing development on land opposite St Peters Close, on Llay New Road, is granted.

The application, submitted by SG Estates in 2021, proposes that 92 houses and apartments are built on fields near the Plas Acton Cemetery. ‌
On Monday 6 November the controversial plans will go before Wrexham’s planning committee.

This is the first large scale housing application councillors will have dealt with since the double rejection of Wrexham’s Local Development Plan by local councillors over the summer.

SG Estates have proposed that a mixture of one, two, three, four and five bedroom homes are built on the land. Of these 23 would be classed as affordable dwellings.

The affordable homes would include 12 x 2 bedroom flats and 11 x 2 bedroom terraced dwellings.

According to planning documents the affordable houses would be grouped together, with 17 in a courtyard.

Public open space, including a wildlife area, play area and the retention of an existing footpath route are also featured within the proposals.

The plans also include further changes to the Llay New Road / Rhosrobin Road, with the addition of a new roundabout.

The stretch of road has already seen the introduction of traffic lights at Plas Acton Road and a roundabout installed to cater to the houses currently being built near the site by Castle Green Homes.

Despite the officer’s recommendation for approval the proposals have been met with fierce objection by local residents, with 51 representations objecting to the submitted plans.

Concerns raised include the loss of green barrier land, increase in traffic, pressure on the existing lack of amenities, safety issues with the new roundabout and that the proposed homes will “fail to be affordable for local need.”

A petition opposing the development also received almost 300 signatures from residents in the Pandy, Bradley, Llay, Gwersyllt and Rhosrobin areas.

Councillor Pete Howell, who represents Gwersyllt South, raises similar concerns about the loss of green space, noting that the development will result in the coalescence between Pandy and Rhosrobin which is contrary to WCBC Policy EC1 and National Planning Policy.”

Cllr Howell adds: “The developers have already publicised these proposed houses for sale on their website, even before the planning application has been discussed by Wrexham Council.

“This has caused anger and insult to the neighbouring residents, who are asking how can this be allowed? Is it any wonder that people feel that certain planning decisions are ‘foregone conclusions’, and no amount of objecting will have any impact on the final decision.

“Local residents feel that this is a ‘step too far’, and additional houses are not needed in an area which has already seen planning permission granted for over 800 houses since 2019.

“Although the land in question forms part of the LDP(2), the Local Member notes that the land is actually identified as ‘green space’ in the UDP.

“As the LDP has still not been officially accepted, the Local Member is of the view that the UDP takes precedence, and therefore the proposed development should be refused planning permission, as well as taking into consideration the major objections already stated.”

Despite concerns from local residents over an increase in traffic in the area, the council’s highways department have submitted no objections to the development.

In their response the council’s highways officer notes that “capacity at Llay New Road / Rhosrobin Road would be similar with traffic generated by the development and the proposed roundabout, than would be the case if the development did not proceed and no changes to the junction were carried out.”

Welsh Water have also submitted to no objections to the plans, stating that the Five Fords Waste Water Treatment Works has “capacity to treat additional wastewater from the proposed development
within revised environmental permit limits.”

A request has also been made by the education department for a financial contribution from the developers for Ysgol Bryn Alyn due to “insufficient secondary school provision in the locality to accomodate pupils generated by the development.”

In his report, which can be viewed in full here, the council’s chief planning officer, states: “The proposed development is a significant departure from UDP policies, being located outside of a defined settlement limit and within a Green Barrier.

“However the UDP is long time expired. The proposed housing development would take place within a draft LDP housing allocation.

“The LDP has been found sound by the LDP Inspectors and is afforded very significant weight in consideration of the application.

“Indeed, Members should be aware that to refuse on the grounds of conflict with UDP policies PS1 and EC1 would put the Council at risk of the significant likelihood of an award of costs in any subsequent planning appeal.

“The plans ensure an appropriate form of development would be undertaken on the site in terms of layout, form, open space provision, ecological enhancement, trees, landscaping and parking.

“The open space and landscaping would provide areas for informal recreation whilst also enhancing the biodiversity value of the site and providing areas for surface water drainage. The scheme therefore accords with relevant UDP and LDP policies in respect of detailed matters.”

Mr Fitzsimon has recommended that the plans are approved subject to the following being secured by Wrexham Council:-

That the Welsh Government be notified that Wrexham County Borough Council resolve to grant planning permission for a development falling with the provisions of the Town and County Planning (Major Residential Development) (Notification) (Wales) Direction 2020.

If the Welsh Government confirm in writing that the application will not be called in or if a period of 21 days from the date of Welsh Government being notified with no direction being received, that planning permission be granted subject to the completion of a Planning Obligation under Section 106 of the Town and Country Planning Act 1990 to secure the provision of 23 affordable houses, contributions to additional secondary education provision and the management and maintenance the onsite public open space and habitat mitigation area (with the Chief Officer Economy and Planning given delegated authority to determine the final form and content of the Obligation) and to the conditions below.

However if a Section 106 agreement from the developer – which would provide funding the local secondary school – is not completed within six months, the plans could be refused subject to the following:-

• The development will not make any contribution towards the provision affordable housing and therefore conflicts with policy H7 of the Wrexham Unitary Development Plan and policy H2 of the draft Local Development Plan.
• The development will not make any contribution towards the provision of secondary education and therefore conflicts with policy GDP2 of the Wrexham Unitary Development Plan and policy SP5 of the draft Local Development Plan.
•  The development makes inadequate provision for the long term maintenance of on-site open space and as such does not accord with policies GDP1 and CLF5 of the Wrexham Unitary Development Plan and policies DM1 and CF2 of the draft Local Development Plan.
•  The development makes inadequate provision for the long term maintenance of the off-site habitat area and as such does not accord with policy EC6 of the Wrexham Unitary Development Plan and policy NE1 of the draft Local Development Plan.

The application will be considered for approval by members of Wrexham Council’s planning committee at 4pm on Monday 6 November. The meeting will also be streamed live on the Wrexham Council website.