Loading
The Planning Committee met on 6 October 2025 to decide three planning applications. It granted permission for a workshop and pergola at Maple Grange, Cross Lanes, and for 137 homes on land at Wrexham Road, Rhostyllen, with the homes subject to a legal agreement. It refused permission to turn 122 Rhosddu Road into a house in multiple occupation (HMO), a home shared by unrelated people. Members also noted a report on planning performance and a list of delegated decisions.
Apologies for absence were submitted on behalf of Councillors Dana Davies and Frank Hemmings.
The Minutes of the Meetings held on 1 and 12 September 2025 were submitted. RESOLVED – That the Minutes of the Meetings held on 1 and 12 September 2025 be signed as a correct record.
There were no declarations of interest submitted.
The Chief Officer Economy & Planning submitted a report (COEP/55/25) asking Members to determine the listed planning applications.
Councillors must say when they have a personal link to something being discussed, such as a job, a property or a family member. A prejudicial interest is one strong enough that the councillor usually leaves the room and takes no part.
Declarations are read from the minutes once they are published.
The council hasn't recorded attendance for this meeting.
Lists the council's current councillors only. Co-opted members, officers and former councillors aren't shown.
Decision as recorded
RESOLVED – That Agenda Items 4b – Application No: P/2025/0401 – Maple Grange, Cross Lanes, Wrexham, LL13 0TA and 4c – Application P/2025/0440 – 122 Rhosddu Road, Wrexham, LL11 2NG be brought forward for consideration at this time.
RESOLVED – That Agenda Items 4b – Application No: P/2025/0401 – Maple Grange, Cross Lanes, Wrexham, LL13 0TA and 4c – Application P/2025/0440 – 122 Rhosddu Road, Wrexham, LL11 2NG be brought forward for consideration at this time.
Decision as recorded
RESOLVED – That permission be granted in accordance with the Officer recommendation.
The Chair welcomed Mrs Julia Whitby, who spoke against the application. Mr Stuart Hatherall was also welcomed, and spoke in support of the application on behalf of the applicant. The Officer presented the report, and in doing so, displayed plans of the site to assist with his presentation. A discussion ensued and the following points were made: · Acknowledgement that several planning applications had previously been submitted for the site, but these should not influence the current decision. Applicants were entitled to seek amendments to planning permission which had previously been deemed acceptable. · Objectors had raised concerns regarding the public right of way, and whilst the proposed route was not confirmed, the pergola would not obstruct the right of way or impede public access. · Clarification that an existing outbuilding on the site comprised a garage at ground level with an ancillary above. Allegations that it was being used as a dwelling were investigated, and whilst it had been used for temporary accommodation during early development, no evidence was found of permanent residency. Both structures weren’t considered to be unduly prominent or detrimental to the site’s appearance or the surrounding rural landscape. · A site visit was proposed and seconded. The Officer recommendation to grant the application was proposed and seconded as an amendment. RESOLVED – That permission be granted in accordance with the Officer recommendation.
Decision as recorded
RESOLVED – That permission be refused. Reasons for refusal: (i) There would be insufficient outdoor space to provide for an appropriate standard of amenity for the occupiers of the proposed HMO in addition to providing space for bin storage, an external drying area and cycle parking. The proposed development therefore does not accord with Policies H4 (b) and (c) and GDP1 of the Wrexham Unitary Development Plan. (ii) The development is likely to increase demand for on-street parking in the vicinity of the site to the detriment of highway safety. The development therefore conflicts with policies GDP1 and T8 of the Wrexham Unitary Development Plan.
The Chair welcomed Mr Carl Hughes who spoke in support of the application. The Officer presented the report, and in doing so, displayed plans of the site to assist with his presentation. A discussion ensued and the following points were raised: · Confirmation that the number of HMOs in the area fell below the 10% threshold outlined in the Supplementary Planning Guidance and therefore did not raise concerns regarding over-concentration. · Suggestion that properties falling within the use of Class C4 such as this, were likely to already have an existing curtilage sufficient to accommodate private bin storage. · Concerns were raised due to the lack of on-site parking which could lead to increased demand in the surrounding area. However, census data indicated that only a small proportion of residents had access to more than two vehicles. On this basis, the development was not expected to result in significant additional parking pressure. · Addressing concerns regarding the internal space, it was clarified that this would be assessed through the licensing process which considers occupancy levels and standards. · The local Member raised concerns regarding antisocial behaviour and fly-tipping in the area behind the property, suggesting that additional occupancy could worsen these problems and negatively affect community wellbeing. · Clarification was sought regarding occupancy levels. Officers advised that although the application referred to four occupants, there was no planning condition currently proposed to restrict occupancy to that number. However, Members could consider imposing a condition to limit occupancy if they felt it would help manage or mitigate planning impacts. RESOLVED – That permission be refused. Reasons for refusal: (i) There would be insufficient outdoor space to provide for an appropriate standard of amenity for the occupiers of the proposed HMO in addition to providing space for bin storage, an external drying area and cycle parking. The proposed development therefore does not accord with Policies H4 (b) and (c) and GDP1 of the Wrexham Unitary Development Plan. (ii) The development is likely to increase demand for on-street parking in the vicinity of the site to the detriment of highway safety. The development therefore conflicts with policies GDP1 and T8 of the Wrexham Unitary Development Plan.
Decision as recorded
RESOLVED – That permission be granted in accordance with the Officer recommendation, subject to a Section 106 agreement, and subject to the following additional condition: No dwelling hereby permitted shall be occupied until a scheme that provides for the following has been implemented in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority: a) the permanent closure of the Public Right of Way level crossing over the Shrewsbury to Chester Railway line; and b) the provision of an alternative crossing point that does not cross the railway at grade. Reason: In the interests of pedestrian safety in accordance with policy GDP1 of the Wrexham Unitary Development Plan.
The local Member, Councillor Mark Pritchard, addressed the Committee, making a number of points in relation to the application. The Officer presented the report, and in doing so, displayed plans of the site to assist with his presentation. A discussion ensued and the following points were raised: · Confirmation by the local Member that the issues regarding traffic problems on Wrexham Road had been resolved as the developer had initiated improvements, including a new roundabout, traffic lights and pedestrian crossings. · Request to reinforce the Tree Preservation Order on the ash tree within the site boundary. · Importance of ensuring that the nearby railway pedestrian crossing was permanently closed on safety grounds. Members agreed that should permission be granted, this should be added as a condition. · Confirmation that there would be a total of 40 affordable houses on the site. RESOLVED – That permission be granted in accordance with the Officer recommendation, subject to a Section 106 agreement, and subject to the following additional condition: No dwelling hereby permitted shall be occupied until a scheme that provides for the following has been implemented in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority: a) the permanent closure of the Public Right of Way level crossing over the Shrewsbury to Chester Railway line; and b) the provision of an alternative crossing point that does not cross the railway at grade. Reason: In the interests of pedestrian safety in accordance with policy GDP1 of the Wrexham Unitary Development Plan.
Decision as recorded
RESOLVED – That the report be noted.
The Chief Officer Economy & Planning submitted a report (COEP/60/25) to provide the Committee with updates on the performance of the Council’s Planning Service for reporting period Quarter 1 of the financial year 2025-26 and staff resourcing. The Officer presented the report and highlighted the main points contained within it, which were namely: · The 8-week determination target had been exceeded, and overall processing times for applications had improved. Trends over recent quarters had been positive. · Some applications were still being delayed due to the phosphorus related issues. · The team had faced challenges due to being one member down and dealing with two particularly complex sites. Additionally, significant time had been spent addressing unauthorised gypsy and traveller sites. · The team were currently one post away from being fully staffed, and recruitment was underway for an Ecology Officer. Despite past staffing difficulties, the team was now well-positioned and there was a strong focus on developing newer staff into future senior roles. RESOLVED – That the report be noted.
Decision as recorded
RESOLVED – That the list of delegated decisions be noted.
The Chief Officer Economy & Planning submitted a list of delegated decisions for the period 1 to 31 August 2025. RESOLVED – That the list of delegated decisions be noted.