Glyndwr University win planning appeal – Dean Road field set for up to 74 houses

Wrexham Glyndwr University has won its controversial planning appeal battle and has gained planning permission from a a Welsh Government-appointed inspector to allow housing on Dean Road field.

The proposals by the university to build 74 houses on the field in Rhosnesni were rejected locally in July 2019 amid widespread opposition in the community to the loss of open space, concerns over the traffic impact and questions over the historic intentions for the field.

An appeal was launched against the decision by Wrexham Council’s planning committee, after the institution claimed it needed to sell the site to a developer to fund the £60m redevelopment of its main campus.

A planning inspector examined the case focusing on two areas in their report, the provision of open space and highways. A site visit made on the 20th April and a hearing was held on 27th of April in to the matter.

Rights of way over the site were effectively dismissed by the inspector who noted that applications to register the site as a village green and to designate a route across the site as a bridleway were in progress, they dealt with the matter as if there was no established public rights of access over any part of the site. An ‘illustrative site layout’ has been produced to incorporate a bridleway route into a development should such rights be established in the future.

The inspector detailed claims from local residents that the land was gifted to a previous landowner for the specific purpose that it be used for community benefit, however concluded “there is no evidence of any legally binding restrictions on the present owner’s use of the land”.

The inspector added: “In any event such a matter is a private one which does not affect the planning merits on which my decision must be based”.

A section of the site is set to be retained for a sports pitch, with the inspector noting: “The long-term use of the playing field would be secured through the Unilateral Undertaking which makes provision to offer the land to the County Council and thereafter the Community Council.

“Neither council has provided an assurance that they would take up the offer of the land but given the value of this open space to the community and the County Council’s ownership of the other part of the playing field, it seems there is a reasonable prospect of a positive response.”

Later it is noted that if the offer of the playing fields to various entities fails “the landowner is committed to make the land available for sport and/or recreation”.

Commenting on the field as it is, the inspector did not agree with adjoining neighbours who value it as open space with character, saying “…it provides little positive contribution to the character of the public realm given the screening effect of nearby houses. Specialist consultation responses to the application has established that the land has no significant conservation value.”

A protest in 2019

Looking at issued raised around road safety and flow of traffic, the inspector pointed to the Transport Rebuttal document from the University that noted “…that the Council’s assertion that the Greyhound roundabout is already operating above capacity is inconsistent with its stated position to the LDP examination that the roundabout has sufficient capacity to accommodate the additional traffic that would be associated with a Key Strategic Site allocation for some 1,680 dwellings over the Plan period.”

It also pointed out that due to the location of the site ‘walking, cycling and the bus would prove practical alternatives to the car for many future residents’, with the inspector stating “In the absence of substantive evidence to the contrary, I find its conclusions persuasive.”

The inspector noted that during his site visit he had seen dog exercising taking place.

Gridlock around town appears to be seen as something that should drive change, with the inspector saying: “Any additional delays caused by queuing on this junction may encourage some motorists to consider alternative, more sustainable modes of movement or otherwise to adjust travel times or routes.”

Finding that any additional traffic from the development would not be significant, the inspector added: “I also agree that it is not the function of the planning system to ensure that the convenience of the private car user is safeguarded from congestion.

The decision notice also records that the University initially was intending to reclaim costs, however have retracted that position: “At the hearing the appellant confirmed that, despite the indication on the appeal form, it did not wish to pursue an application for costs.”

The full planning appeal decision document can be found here.