It was 25 years ago today that applicants Messrs H E, E H, H S & V P and Miss P E Jones submitted an outline planning application for the development of a total of 28.7 acres of land between Dog Lane and Lôn Speiriol Isaf. It included a residential development of 14.2 acres, an open space of 13.5 acres and a one-acre extension of Dog Lane car park.
The application was refused.
At the time, it divided the town. Most were not in favour. The reasons for rejection summed up the feeling of many townspeople:
Leaving aside the fact that Erw Goch, Maes Cantaba, Bro Deg and Parc Brynhyfryd itself might easily also have generated similar allegations, why was land at Dog Lane so different? Because it was so very close to the town itself. The ancient town boundary had always been Dog Lane and Rhuthun had always benefitted from countryside coming right into the town centre at this point, even if that countryside was not visible from the town itself. The development was to be a step too far.
And in any case, it would have introduced development beyond what was the defined development boundary of the town. Had it been built, it would have balanced the large-scale housing on Parc y Castell, Maes Cantaba and Erw Goch. But also had it been built, there would definitely be a loss of amenity for the town. True, few in town realise just how close the country gets to Rhuthun and ribbon development along Wrexham Road obscures the meadows as much as Well Street's shops but a footpath does run across from Wrexham to Corwen Road from where easy access is available to what after all is a unique swathe of country that cuts right into the heart of the town. Few towns have the benefit of such proximity to field and meadow. Long may that continue in Rhuthun.
At the time, it divided the town. Most were not in favour. The reasons for rejection summed up the feeling of many townspeople:
- It was of a very large scale. Yet, Parc Brynhyfryd, for which outline planning permission was granted in 1987 and full permission granted only three months before the Dog Lane submission, was of a similar acreage. Parc Brynhyfryd (out of sight when compared to Dog Lane) was to be the last large-scale development in Rhuthun/Ruthin before The Walled City of Glasdir.
- It would impact visually on the approach along Corwen Road. Yet, at that time, well before the advent of satnavs, Corwen Road was not heavily trafficked. It was no longer the A494. Both through and local traffic approaching Rhuthun from the Corwen direction near Ceod y Gawen was signed along Lôn Fawr to Mwrog Street and not Corwen Road. Corwen Road was not the official entrance or approach to Rhuthun from the south.
- Insufficient access to the site. The landowners apparently did not control sufficient land near Lôn Speiriol Isaf to improve it; and Dog Lane would remain narrow.
- Inadequate sewerage capacity. Now resolved.
Leaving aside the fact that Erw Goch, Maes Cantaba, Bro Deg and Parc Brynhyfryd itself might easily also have generated similar allegations, why was land at Dog Lane so different? Because it was so very close to the town itself. The ancient town boundary had always been Dog Lane and Rhuthun had always benefitted from countryside coming right into the town centre at this point, even if that countryside was not visible from the town itself. The development was to be a step too far.
And in any case, it would have introduced development beyond what was the defined development boundary of the town. Had it been built, it would have balanced the large-scale housing on Parc y Castell, Maes Cantaba and Erw Goch. But also had it been built, there would definitely be a loss of amenity for the town. True, few in town realise just how close the country gets to Rhuthun and ribbon development along Wrexham Road obscures the meadows as much as Well Street's shops but a footpath does run across from Wrexham to Corwen Road from where easy access is available to what after all is a unique swathe of country that cuts right into the heart of the town. Few towns have the benefit of such proximity to field and meadow. Long may that continue in Rhuthun.