The Flintshire Planning Committee met to discuss several planning applications, including a proposal for a luxury glamping site, the conversion of a house into a children's care home, and the retrospective change of use of a house into a house of multiple occupancy (HMO). The committee approved the glamping site and the children's care home, while no action was taken on the HMO application.

Glamping Site at Bryn y Gelli, Rhydymwyn

The committee approved a full application for the change of use of land to provide a small-scale luxury glamping site consisting of six glamping pods at Bryn y Gelli, Rhydymwyn. The application included the installation of a new package treatment plant¹ and associated works.

The application was brought to the committee at the request of Councillor S Jones and Councillor F Lister, who wanted to assess the impact of the development on nearby properties. Halkyn Community Council raised no objection, provided that planning policies and guidance were followed.

Three letters of objection were received, citing concerns about the impact on the character of the area, highway safety, potential anti-social behaviour, noise, and conflict with agricultural land.

The committee approved the application, subject to conditions including:

• The glamping pods being used for holiday purposes only, and not as a permanent residence.
• A noise management plan being submitted and approved.
• Details of external materials and colours of the glamping pods being submitted and approved.
• A detailed landscaping scheme being submitted and approved, including protection for existing trees and hedgerows.
• A scheme for re-instatement of the land to its former condition should the use cease.
• Biodiversity net benefit measures being undertaken.

Condition 8 was amended to include details of a temporary boundary fence to be erected prior to first use/occupation and removed once agreed landscaping has been established.

The planning appraisal noted that the amended plans addressed concerns over visual impact by re-siting the glamping pods away from site boundaries and introducing improved landscaping. The council's Community and Business Protection Team raised no objection from a noise perspective, given the scale of development, existing screening, and proximity of residential properties. Natural Resources Wales (NRW) also raised no objection on drainage grounds, following the submission of a Flood Consequences Assessment (FCA), package treatment plant details, and percolation tests.

Conversion of Residential Property to Children's Care Home in Calcot, Holywell

The committee approved a full application for the conversion of a residential property at White Gables, Calcot, Holywell into a residential children's care home. The home will have three children's bedrooms and a staff bedroom.

Councillor Simon Jones requested the application be brought before the committee due to concerns raised by residents about the suitability of the location for the change of use. Brynford Community Council objected to the proposal, citing concerns about a lack of information provided to residents, inadequate notice served by the council, the proposed boundary fence, parking issues, and the need for an impact statement.

36 replies were received raising concerns about noise and disturbance, traffic generation, non-compliance with Welsh Government standards, inadequate publicity, lack of facilities, the status of the children and associated anti-social behaviour, and depreciation of properties.

The committee approved the application, subject to conditions including an amphibian reasonable avoidance measures scheme being submitted and approved.

The planning appraisal noted that there is no specific policy in the Flintshire Local Development Plan (LDP) relating to the change of use of dwellings to residential care homes, but several policies accept the broad principle of converting existing buildings for new uses, subject to satisfying other plan policies and normal development management considerations. The change of use was considered to be relatively minor in terms of scale, with three looked after children at any time. The applicant, Action for Children, confirmed that the aim of the home is to provide a loving environment for children who, for a variety of reasons, may be unable to remain with their birth family.

Following the submission of amended plans increasing the number of parking spaces, Highways Development Control raised no objections. NRW also had no objections, provided conditions relating to protected species were included.

Retrospective Change of Use to HMO at Dee Road, Connah's Quay

The committee took no action on a full application for proposed internal alterations and change of use from a dwellinghouse to a HMO at 15 Dee Road, Connah's Quay. The application was part retrospective.

The application was brought to the committee at the request of the local members due to concerns regarding the proliferation of HMOs in the area and the associated impacts on neighbouring amenity. Councillor D Owen objected to the proposal due to too many HMOs in Connah's Quay causing issues including social problems, rubbish collections, increased pressure on local infrastructure, noise/pollution, impact on traffic and transportation, environment impact on local amenities and services. Councillor R Mansell also objected due to concerns regarding the impact on neighbouring residential amenity due to a proliferation of HMOs in the Connah's Quay area, citing associated problems including anti-social behaviour, parking problems, and rubbish.

No response was received from Connah's Quay Town Council. Highways Development Control raised no objections, stating that the parking demand in connection with the existing and proposed use is comparable with no additional demand being placed on the adjoining highway.

The planning appraisal noted that the site is located within the settlement boundary of Connah's Quay, which is a Tier 1 Main Service Centre in the adopted LDP. It is located centrally within the settlement boundary where there is a broad range of services and facilities as well as public transport and local employment opportunities and is therefore in a highly sustainable location.

The appraisal also noted that there are no external changes proposed to the building, its physical appearance remaining unchanged within the street scene and comparable with that which currently exists. The Council's Community and Business Protection (Housing Standards Team) apply Welsh Government minimum standards during the assessment of applications for HMO's, and it was concluded that this proposal is acceptable having regard to these standards.