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REPORT TO:

Planning Committee

REPORT NO.

HEP/34/16

DATE:

25 July 2016

REPORTING OFFICER:

Head of Environment and Planning

CONTACT OFFICER:

David Williams (Ext 8775)

SUBJECT:

Development Control Applications

WARD:

N/A

PURPOSE OF THE REPORT To determine the listed planning applications. INFORMATION Detailed reports on each application together with the recommendations are attached. RECOMMENDATION See attached reports. BACKGROUND PAPERS None.

REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25 JULY 2016

Community Code No Applicant Recommendation Pages OVE

P/2015 /0608

MR ADAM SADOWSKI GRANT 11 – 16

ESC

P/2016 /0198

GOWER HOMES LTD MR MICHAEL FORGRAVE

GRANT

17 – 27

MIN

P/2016 /0256

MR RICHARD CRAIG GRANT

28 – 33

GWE

P/2016 /0288

WELSH AMBULANCE SERVICES NHS TRUST MR JOE OHANLON

GRANT

34 – 36

WRO

P/2016 /0306

MR EDWARD HAFTAVANI GRANT

37 – 41

CHI

P/2016 /0336

MR KEITH BAKER GRANT

42 – 49

ROS

P/2016 /0362

DR ALBERTO SALMOIRAGHI

GRANT

50 – 54

ISY

P/2016 /0368

FCC ENVIRONMENT MR ALAN BULPIN

GRANT

55 – 58

GWE

P/2016 /0372

MR P DEROSA GRANT

59 – 63

WRA

P/2016 /0414

MR ANDREW JAMES REFUSE

64 – 67

HAN P/2016/0424 THE GREDINGTON ESTATE GRANT 68 – 74

HAN P/2016/0431 LORD L KENYON GRANT 75 – 80

GWE

P/2016 /0452

MR A PAYNTER GRANT

81 – 85

OVE

P/2016 /0522

MR & MRS L SWIRE GRANT

86 – 89

COE

P/2016 /0531

MR & MRS M DIXON REFUSE

90 – 94

RHO

P/2016 /0552

MR DAVID PARRY GRANT

95 – 98

GRE

P/2016 /0553

MR D OSBORN GRANT

99 – 102

Total Number of Applications Included in Report – 17 All plans included in this report are re-produced from Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. WCBC Licence No. LA0902IL All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files.


APPLICATION NO: P/2015 /0608 COMMUNITY: Overton WARD: Overton

LOCATION: AGRICULTURAL LAND AND BUILDING LIGHTWOOD GREEN OVERTON WREXHAM LL13 0HU DESCRIPTION: ERECTION OF AGRICULTURAL BUILDINGS (ONE ATTACHED TO EXISTING 9.14M WIDE AND 9.14M LONG AND OTHER FREESTANDING 18.29M LONG AND 9.14M WIDE) FOR STORAGE PURPOSES APPLICANT(S) NAME: MR ADAM SADOWSKI

DATE RECEIVED: 10/08/2015 CASE OFFICER: KH AGENT NAME: MR BEN PERRY

______________________________________________________________ THE SITE

A 3 acre parcel of land to the west of Lightwood Green Industrial Estate. To the south of the site is Coverall Tarpaulins (also owned by the applicant). Residential properties are to the south and west of the site with an industrial site to the east.

Application site


PROPOSAL Erection of agricultural buildings (one attached to the existing agricultural building which will measure 9.14m wide and 9.14m long with a new freestanding building 18.29m long and 9.14m wide). The buildings will be used for storage purposes and both combined will store 30 tonnes of hay, 40 tonnes of straw, tractors and various other agricultural machinery used by the applicant. Currently the site does not provide sufficient storage provision. HISTORY P/2012/0002 New agricultural building. Refused. Insufficient justification

for an additional building on the site within a Special Landscape Area.

P/2011/0072 Erection of agricultural building for storage of hay and straw. Granted 17.02.11 P/2010/0304 Erection of agricultural building to store hay and straw. Approval given 05.05.10 P/2010/0052 Erection of agricultural building to store hay and straw. Granted 08.02.10 P/2009/0885 Erection of agricultural building. Refused on grounds

isolated from other buildings and not suitable in Special Landscape Area and immediately adjacent to an existing dwelling.

DEVELOPMENT PLAN Outside any recognised settlement. Policies PS2, GDP1, EC3, EC4 and EC5 of the Wrexham UDP refer. CONSULTATIONS Community Council: Consulted 14.08.15 Local Member: No objection if it is a genuine agricultural site. Public Protection: No comments and Advice Note regarding

burning of waste. Highways: No objection with adequate parking and turning

and a Condition required to provide acceptable visibility splays – 2.4m x 120m in both directions.

Natural Resources Wales: No objections subject to Ecologist being consulted.

Other Representations: Letter of objection signed by five residents living in properties to the west on grounds:-

• limited size of land for agricultural use

and additional buildings will diminish amount of agricultural land;


• previous permission refused on grounds

insufficient justification for an additional building;

• if farm machinery is stored will increase noise;

• could be used for livestock and additional buildings constructed in future;

• houses cattle in winter in existing building;

• states in application only one means of access, whereas a second access created by the applicant;

• site has changed from a greenfield site to one with agricultural buildings, machinery and clutter. Visual impact on the area;

• application states that rainwater runoff will be collected in a storage tank and used for his cattle. Rainwater currently flows directly into the ground;

• why is building being erected in the middle of the field;

• loss of amenity. Site Notice: Expired 16.09.15. SPECIAL CONSIDERATION ISSUES Proposal: The application involves an extension to an existing agricultural building and a new building running at right angles to the existing building. The extension is modest in size – just over 9m in length and width with the roof matching the existing height of the building just over 5m. The new building is 18m in length, 9m in width and just over 5m in height. Materials for the extension and new build will match the existing, concrete panels to the base with Yorkshire boarding above and slate blue profile fibre cement sheeting to the roof. The building is purely for storage and as previously with existing building it will not be used for livestock. Justification: The applicant has indicated that approximately 114 acres are farmed, 92 acres at Welshampton, 12 acres at Corner Farm and 10 acres at Lightwood Green. The existing building is not sufficient for the applicant and the additional storage provision will enable the business to improve/develop. Visual Impact: The existing building is located to the rear of the site and set back a substantial distance from the A539 Overton to Penley Road. The


buildings would be seen against a backdrop of extensive tree planting to the southern boundary and similarly extensive tree and hedgerow planting along the western boundary screening residential properties further west. An existing industrial building on the boundary on the adjoining industrial estate to the east and other industrial buildings reduce the visual impact. I am satisfied the location, existing landscaping and the materials reduce significantly the impact of the development on the visual amenities of the area and will ensure it does not have any significant impact on the special landscape area. Highways: No objections from Highways with adequate parking and turning and a condition to provide visibility splays of 2.4m x 120m in both directions at the existing access. Residential amenity: The boundary landscaping will minimise the visual impact of the building whilst the use will be restricted to the storage of agricultural machinery and fodder. I would not anticipate any significant increase in noise given the proposed use and as with a previous permission the use of the building for livestock would require a further application. Conclusion: I am satisfied the existing buildings are justified to enable the business to develop. The design, location and existing landscaping ensure that the buildings are assimilated into the landscape and also protects nearby residential amenity. The proposal is unlikely to increase significantly noise levels and a planning condition will restrict the use of the building for storage use. Highways are satisfied a safe access will be provided complying with the required visibility splays. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 215 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 4. Prior to commencement of any works on the development hereby approved a Great Crested Newt reasonable avoidance method statement shall be submitted to and approved in writing by the Local Planning Authority. The


Method Statement shall demonstrate / identify measures of protection / compensation / mitigation and demonstrate management in the short or long term. The recommendations as approved shall be implemented in strict accordance with timescales to be agreed before any part of the development commences on site. 5. The building shall only be used for agricultural purposes. 6. On cessation of the agricultural use of the building the buildings shall be dismantled and removed from the site. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure that adequate visibility is provided at the proposed point of access to the highway. 4. To protect named species/habitats/biodiversity which would otherwise be damaged / lost by the development hereby permitted. 5. To ensure the proposals are in accordance with the relevant policies for development in the countryside and to protect the residential amenity of nearby residents. 6. To ensure the development complies with the relevant policies for development in the countryside and the residential and visual amenities of the area. NOTE(S) TO APPLICANT Your attention is drawn to the Standard Advice. Guidance note for developers and additional criteria regarding Agricultural Development. Burning of waste generated from construction activities is not considered to be an appropriate method of disposal and action may be taken as follows: - Under the Environmental Protection Act 1990 anyone found disposing of construction site waste by burning is likely to be in breach of their duty of care with regard to waste disposal; - Under the same Act an abatement notice may be served where smoke is judged to be causing a nuisance to neighbouring properties. Failure to comply with the requirements of the notice can result in prosecution; - Under the Clean Air Act 1993 it is an offence for a commercial activity to burn anything that gives rise to dark smoke. To prevent offences under the above named Acts there should be no bonfires on the site, to include the prohibition of the burning of cleared vegetation. The applicant should contact the Council's Environment and Planning Department on 01978 315300 for further advice and information.


The applicants attention should be drawn to items no's 1, 2, 3, 4 and 5 of the supplementary notes attached to this decision. ______________________________________________________________


APPLICATION NO: P/2016 /0198 COMMUNITY: Esclusham WARD: Ponciau

LOCATION: PACKSADDLE BANK WREXHAM ROAD PENTRE BYCHAN WREXHAM LL14 4DS DESCRIPTION: DEMOLITION OF EXISTING DWELLING, ERECTION OF CUL-DE-SAC OF 11 NO. DETACHED DWELLINGS AND CONSTRUCTION OF NEW VEHICULAR ACCESS APPLICANT(S) NAME: MR MICHAEL FORGRAVE GOWER HOMES LTD

DATE RECEIVED: 25/02/2016 CASE OFFICER: PF AGENT NAME: PARRY DAVIES ARCHITECTS LTD MR RICHARD GRATTON

______________________________________________________________ THE SITE

PROPOSAL Planning permission is sought in full for demolition of the existing dwelling and for the residential development of the site consisting of the erection of 11 no. detached dwellings and the creation of a vehicular and pedestrian access.

Site


HISTORY P/2010/1020 Erection of conservatory to rear of dwelling.

Granted 28.01.2011 P/2006/1438 Two storey side extension and first floor side extension.

Granted 24.01.2007 P/2014/0800 Outline application for residential development with all

matters reserved except for access. Granted 12.01.2016 DEVELOPMENT PLAN The site is located outside any settlement as defined by the Wrexham Unitary Development Plan, and also partially within a C2 flood zone as defined by Welsh Government Technical Advice Note 15 – Development and Flood Risk. Polices PS1, PS2, PS3, PS4, GDP1, GDP2, EC4, EC12, H5 are relevant T8. Local Planning Guidance Notes (LPG) 13 – Housing the Countryside, 10 – Public Open Space, 16 – Parking Standards, 21 – Space Around Dwellings, 29 - 30 – Design and 32 – Biodiversity and Development. National planning guidance is contained in Planning Policy Wales Edition 8, Technical Advice Notes (TAN) 1 – Joint Housing Land Availability Studies, 5 – Nature Conservation and Planning, 12 – Design, 11- Noise and 18 – Transport. CONSULTATIONS Community Council: Raise concerns on the following grounds:

- Based on the traffic volume data, entering the proposed development will be difficult and the construction of a central reservation is, in the opinion of the Council, viewed as being required, contrary to the developer's statement. - Having perused the documents it is evident that the number of trees proposed to be felled is significant and it is recommended that TPOs be placed on those remaining trees that are to form part of the resulting development prior to any works commencing. - The flooding report does not really consider the increased risk of flooding posed by the construction of the eleven new houses. A sustainable drainage scheme is required to mitigate potential for flooding on neighbouring properties and the adjacent highway.

Local Member(s): No concerns at this stage. Site notice: Expired 29.03.2016


Highways: No objection. Recommend conditions to

ensure the provision of a ghost island at the site entrance.

Parks, Countryside and Rights of Way: Consulted 05.04.2016 Ramblers: Consulted 05.04.2016 Public Protection: Recommend conditions to ensure that ground

investigations are carried out to check for any adverse materials used to infill neighbouring reservoirs.

Flood and Water Management: Acknowledges that the previous outline approval allowed for the submission of surface water drainage details at re-commencement stage. Advises that the detailed soakaway information should be presented at this stage.

NRW: No objection on the grounds of flood risk or surface water flooding subject to the imposition of conditions.

Welsh Water: Recommend the submission of a drainage scheme prior to commencement of development.

Neighbouring occupiers: 4 neighbouring occupier notified. SPECIAL CONSIDERATIONS: Background: The development of the site as now proposed is contrary to local planning policies as identified earlier in this report. The site lies in the open countryside and the current UDP directs all new development for housing, employment and community services to within the defined settlement limits (Policy PS1). Whilst the site is bounded to the north and west by Special Landscape Area and Green Barrier to the south west, the site itself does not fall within either of these designations. The principle of residential development of this site has been accepted by the Planning Committee in 2015 (P/2014/0800 refers). Outline planning permission was granted for the demolition of the existing dwelling and for the erection of no more than 11 dwellings. The position of the proposed access was approved at the time of the outline planning consent, being centrally located on to Wrexham Road. The fully detailed scheme as now presented has been submitted in order to overcome technical difficulties with locating the access point in a central position due to the severity of the required incline. The scheme as now presented has relocated a proposed upgraded access to where the access to the existing dwelling is located. This has effectively resulted in an amended site layout which differs from the previously approved indicative layout. I have included the proposed site layout below.


Proposed layout

Visual Impact and amenity: The site is currently covered by a significant number of trees. The layout as presented has been subject to pre-application discussions and is largely dictated by the need to retain a certain number of large specimens of trees which are considered to have a significant amenity value to the locality. Properties are proposed facing out from the site and wrap around the proposed access point retaining the existing stone wall to the frontage. I consider that this will result in a strong site frontage and replicates the existing character of the site as the existing dwelling to be removed faces out from the site. These site constraints have resulted in a sweeping access road into the site around a substantial pine tree which creates a central feature area to the development. I am satisfied that this layout makes a positive use of these existing valuable site features resulting in a satisfactory scheme in terms of design and amenity for future occupiers. Any approval will require the completion of a planning obligation to ensure that the open space areas within the development are managed in perpetuity. Highways: Highways are supportive of the proposal. The previous outline approval required the submission of details of a ‘ghost island’ to be provided on Wrexham Road to provide a refuge for vehicles turning into the site. Whilst the access position has changed, I am satisfied that a ghost island can still be provided and that further details of this will be required by condition.


The proposal does include the parking provision in accordance with the maximum standards set out in LPG16. However, this does rely upon the use of the garage spaces for this provision. Whilst LPG16 does state that the garage spaces should not be used as part of the proposed provision, I am satisfied that the need to ensure a quality layout outweighs the negative implications of allowing the use of the garages as part of the provision. Flooding and drainage: A proportion of the site is located in a C2 flood zone as defined by TAN15. This is an area known to have no significant flood defences in place. Welsh Government advice strongly advises that highly vulnerable development should not be allowed in these flood areas. The designation relates to modelling associated with Glanyrafon Brook. The channel flows under the road in the form of a culvert immediately to the south east of the site. NRW recognised the significant differences in topography between the site, the neighbouring watercourse and Wrexham Road, and as such believe the flood risks could be acceptable if the planning conditions are imposed on any planning approval to ensure the minimum finished floor level of any proposed dwelling on the site. I am satisfied that this can be demonstrated and secured through a planning condition. As with the previously approved outline scheme, NRW recognised the importance of the existing access in terms of flood storage in the event of flood event due to the blocking of the nearby Wrexham Road culvert over the Glanyrafon Brook. A condition has been recommended by NRW to ensure that this level of this existing access is not changed to ensure that this existing flood capacity can be maintained. The application documentation has demonstrated that the levels of this access track will not be altered and a condition can be imposed to ensure that this is the case. NRW have accepted that a scheme of surface water drainage can be submitted for approval prior to the commencement of development. This was the approach accepted as part of the previously approved outline planning permission. The Council’s Flood and Water Management Officer has advised such information should be presented prior to the determination of the scheme. The submission of this detail was accepted as a pre-commencement as part of the outline approval. I do not consider that there are significant material differences with this proposal to justify a change in this view. Open Space: LPG10 advices that developments of more than 10 dwellings should make a contribution towards the provision of open space for future occupants. It further advises that where developments provide less than 20 dwellings, consideration will be given to the contribution of a fee towards the improvement or provision of open space elsewhere in the community. The applicant proposes 11 units, one unit in excess of the policy requirement. In this regard, given the negligible increase over this threshold and the


retained landscape features of the site, I am prepared to recommend that a contribution towards provision of POS on site or elsewhere is not required in this instance. This approach was accepted as part of the approved outline permission. Conclusion: The Council is required to determine this proposal in accordance with the adopted Unitary Development Plan unless there are material considerations that indicate otherwise. I am satisfied that the proposal represents a suitably sustainable development, without having an adverse impact upon the character of the wider landscape which would make a positive contribution to the Council’s shortfall in housing supply. I therefore recommend accordingly. RECOMMENDATION A That the Council enters into an obligation under Section 106 of the Town and Country Planning Act1990 requiring:-

- Financial contributions towards a shortfall in primary education provision in accordance with LPG27; and

- The creation of a management entity to manage areas of communal landscaping within the site

The Head of Environment and Planning be given delegated authority to settle the amount and the form and content of the obligation. RECOMMENDATION B Upon completion of the Section 106 obligation permission be GRANTED subject to the conditions below: CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 15.5614/1 Rev A, 15.5614/2, 15.5614/3, 15.5614/4, 15.5614/5, 15.5614/6, 15.5614/7, 15.5614/8, 15.5614/9, 15.5614/10 and 15/AIA/WXM/180 dwg 03 Rev A and contained within the application documentation. 3. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 4. No part of the development shall commence until full details of a hard and soft landscaping scheme together with a timescale for the implementation of works have been submitted to and approved in writing by the Local Planning


Authority. The scheme shall fully take into account the tree protection requirements of condition nos. 15 and 17 and shall fully detail all means of boundary enclosures including their heights, positions and drawings of their elevations. 5. No part of the development shall commence until an appropriate Dust Management Scheme has been submitted to and approved in writing by the Local Planning Authority. The dust mitigation measures as are approved shall be fully implemented for the entire duration of the construction phase. 6. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 7. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 6 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 8. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 9. No part of the development shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with condition no. 8. The sustainable drainage scheme shall be managed and maintained thereafter in strict accordance with the agreed management and maintenance plan. 10. There is no raising of ground levels on, or in vicinity of the existing access track at its boundary with Wrexham Road for a distance of 30 metres into the site. 11. No part of the development shall commence until a scheme showing the detailed layout and design of a ghost island junction to provide safe access into the site from the B5605 has been submitted to and approved in writing by the


local planning authority. The scheme as approved shall be implemented prior to the first use of the dwelling hereby approved. 12. No part of the development shall commence until a Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 13. Prior to the first occupation of any dwelling hereby approved by this planning permission the internal roadway shall be brought up to an adoptable standard in accordance with details to be further submitted to and approved in writing by the local planning authority. 14. The existing trees, shrubs and hedges shown on drawing(s) No(s). 15/AIA/WXM/180 dwg no. 03 Rev A to be permanently retained shall not be cut down, grubbed out, lopped or uprooted. Any trees, shrubs or hedges removed or being severely damaged or becoming diseased shall be replaced with trees, shrubs or hedging plants of the equivalent size and species. 15. No equipment, machinery, plant or materials of any kind in connection with the development shall be brought onto the site until tree protection fencing and ground protection measures have been fully implemented. The fencing shall consist of a scaffold framework in accordance with Figure 2 of British Standard 5837:2012 comprising a vertical and horizontal framework, well braced to resist impacts, with vertical tubes spaced at a maximum interval of 3 metres. Onto this, 2.1 metre weldmesh panels shall be securely fixed with wire or scaffold clamps. This fencing shall be erected at the extent of each tree(s) Root Protection Area, as set out in British Standard 5837:2012 or as shown as the Construction Exclusion Zone on the approved Tree Protection Plan Ref. 15/AIA/WXM/180 dwg no. 03 Rev A. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made. 16. The tree protection fencing and ground protection measures approved in connection with condition no. 15 shall be kept in place until all external site works have been completed and the removal of the fencing has been approved in writing by the Local Planning Authority. 17. The development shall be carried out in strict accordance with the following plans and report(s) submitted and approved as part of this application: a) Tree Protection Plan ref no. 15/AIA/WXM/180 dwg no. 03 Rev A; and b) Arboricultural Method Statement 15/AIA/WXM/180 Rev A dated 27 May 2016 No development or other operations shall take place except in strict accordance with the reports as approved. 18. The landscaping scheme submitted and approved in connection with condition no. 4 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 19. The landscaping scheme as carried out in connection with condition no. 4 shall be retained for a minimum of 5 years. Within this timescale, any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with trees or shrubs and within a timescale all to be submitted to and approved in writing by the Local Planning Authority.


20. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. 21. The Finished Floor Level of any dwelling approved by this permission shall not be set lower than 117.0 metres above Ordnance Datum (AOD). 22. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 215 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To protect the amenities of the occupiers of nearby properties. 6. In the interests of the amenities of the future occupants of the buildings 7. In the interests of the amenities of the future occupants of the buildings 8. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs tot eh environment or the existing public sewerage system. 9. To ensure satisfactory drainage of the site and to avoid flooding. 10. To ensure that the future occupiers of the dwelling are protected from the risk of flooding. 11. In the interests of highway safety. 12. In the interests of highway safety. 13. In the interests of highway safety. 14. To ensure the amenity afforded by the trees is continued into the future. 15. To ensure that the retained trees are adequately protected during development in the interests of amenity. 16. To ensure that the retained trees are adequately protected during development in the interests of amenity. 17. To protect trees which are of significant amenity value to the area. 18. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 19. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 20. To protect the amenities of the occupiers of nearby properties. 21. To ensure that the future occupiers of the dwelling are protected from the risk of flooding.


22. To ensure that adequate visibility is provided at the proposed point of access to the highway. NOTE(S) TO APPLICANT This permission is granted subject to the above conditions. Some conditions require your attention prior to you carrying out any work on the proposal. These conditions are known as ""conditions precedent"". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission. The submission of detail required by these conditions precedent will require a formal application and is subject to a statutory fee. The required application form and details of the requisite fee can be obtained from www.wrexham.gov.uk/planning. Applications can also be made via www.planningportal.co.uk. This planning permission requires that development be carried out in accordance with the approved plans, including the construction of an estate road intended for adoption by the Council under the Highways Act 1980. It is essential therefore that the detailed proposals are submitted to the Highway Authority and confirmed as acceptable BEFORE development commences. Please contact the Highway Authority on telephone no. 01978 729690 for further guidance. The applicant is advised that compliance with condition no. 20 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate. The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300. Burning of waste generated from construction activities is not considered to be an appropriate method of disposal and action may be taken as follows: - Under the Environmental Protection Act 1990 anyone found disposing of construction site waste by burning is likely to be in breach of their duty of care with regard to waste disposal; - Under the same Act an abatement notice may be served where smoke is judged to be causing a nuisance to neighbouring properties. Failure to comply with the requirements of the notice can result in prosecution;


- Under the Clean Air Act 1993 it is an offence for a commercial activity to burn anything that gives rise to dark smoke. To prevent offences under the above named Acts there should be no bonfires on the site, to include the prohibition of the burning of cleared vegetation. The applicant should contact the Council's Environment and Planning Department on 01978 315300 for further advice and information. Applicants are advised that compliance with condition no. 5 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act 1990. Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information. Further advice on compliance with condition no. 6 may be obtained by contacting the Council's Environmental Protection Team on 01978 315733. Should the investigation identify contamination issues that may affect receptors other than the site users e.g. groundwater, then it is recommended that these works are also addressed in consultation with the Housing and Public Protection Department prior to commencement of works on site. RECOMMENDATION C That if an Obligation pursuant to Section 106 of the Town and Country Planning Act 1990 is not completed within six months of the date of the Committee resolution, the Head of Environment and Planning be given delegated authority to REFUSE the application for the following reason. 1. The development would not make provision for the required education contributions to offset the impact of the development. The proposal would be contrary to the Wrexham Unitary Development Plan policies GDP2 and Local Planning Guidance Note 27. 2. The development would not make provision for the adequate management of open space within the site. ______________________________________________________________


APPLICATION NO: P/2016 /0256 COMMUNITY: Minera WARD: Minera

LOCATION: THE HOLLIES NEW BRIGHTON MINERA WREXHAM LL11 3DT DESCRIPTION: ERECTION OF DETACHED DWELLING WITH INTEGRAL GARAGE, HARD-STANDING AND LANDSCAPED GARDEN APPLICANT(S) NAME: MR RICHARD CRAIG

DATE RECEIVED: 15/03/2016 CASE OFFICER: MP AGENT NAME: MR RICHARD CRAIG

______________________________________________________________ THE SITE

PROPOSAL As above.

Application site


HISTORY P/2002/0434 Outline application for the erection of dwelling and

construction of new vehicular and pedestrian access. Granted 8.7.2002

P/2005/0003 Erection of detached dwelling with integral garage and construction of new vehicular and pedestrian access. Reserved matters approved 9.5.2005

P/2014/0326 Erection of four bed detached dwelling with integral double garage, hard standing and landscaped garden. Refused 16.9.2015

DEVELOPMENT PLAN Within settlement limit and Clwydian Range and Dee Valley Area of Outstanding Natural Beauty (AONB). Policies GDP1, H2 and T8 apply. CONSULTATIONS Community Council: Consulted 16.3.16 Local Member: Notified 16.3.16 Public Protection: Conditions in respect of contamination investigation

and remediation required. Highways: Recommends conditions. Welsh Water: Recommend drainage conditions. NRW: We advise that you should consult your internal

ecologist with regards to the potential impact of the proposed development on the favourable conservation status of populations of bats

AONB JAC: The Joint Committee notes that permission was previously granted for a new dwelling on this infill site and has no objection in principle to its development. The specification of natural local stone wall facings and natural blue/grey Welsh slate for the roof is welcomed, although it will be important to ensure that the stone matches the building stone used in the locality and is traditionally finished. The overall form of the dwelling is acceptable, but it is suggested that the appearance would be improved if the false gable feature on the front elevation were deleted in favour of a simpler, traditional roof form. The use of local dry-stone boundary walls to enclose the site is also supported. It is unclear how the proposed retaining structures to the rear of the dwelling are to be faced, but the committee would suggest that they should also be faced in matching natural local stone

Site Notice: Expired 12.4.16


Neighbours: The owners/occupiers of 11 nearby properties notified on 22.3.16. 1 representation received expressing the following concerns: - Safety of the site; - Potential damage to adjacent property; - Need a bond in place or a guarantee that the

Council will be responsible for my health and wellbeing if any damage is caused to my property.

SPECIAL CONSIDERATIONS Policy: Subject to complying with policy GDP1 in respect of access, siting, design and the impact upon neighbouring properties, the erection of a dwelling on the site accords with policy H2. Permission is sought to erect a dwelling that is identical to the one approved in 2005 in terms of siting, design, access and parking arrangements. Amenity: There have been no material changes in circumstance since the same proposals were previously approved. I therefore remain satisfied that the siting and design of the dwelling will not adversely impact upon the occupiers of adjacent properties by way of significant loss of light, privacy or by being visually overbearing. The previously approval was subject to a condition requiring measures to reduce overlooking between the ground and first floor windows of the dwelling and existing dwellings opposite. Having reviewed this matter, I am of the opinion that the condition is not in fact necessary. The windows in the front elevations of dwellings opposite are already overlooked from the highway and therefore the rooms they serve are afforded a much lower standard of privacy than rooms with windows facing a private garden area. The proposed dwelling will not significantly reduce privacy further. Design: The most significant change in circumstances since the same plans were previously approved is the extension of Clwydian Range and Dee Valley AONB to include New Brighton. However the dwelling is located within the built up area of New Brighton and will not have a significant impact upon the wider landscape. Whilst noting the comments of the AONB Joint Advisory Committee regarding a false gable feature on the front elevation of the proposed dwelling, the properties in the vicinity display a variety of architectural styles and this feature does not detract from the appearance of the dwelling nor will it adversely impact upon the character of the immediate vicinity. As such I do not consider it to be inappropriate. Access and Parking: There have been no material changes in local highway conditions since the proposals were previously approved. The access


arrangements remain acceptable and there is sufficient space for 3 off-road parking spaces which accords with LPG16 advice. I am therefore satisfied the development will not give rise to highway safety issues in the locality. Other Matters: It is outside of the scope of planning control to prevent a developer causing damage to adjacent properties or putting adjacent occupiers at risk when building works are carried out. It is for the applicant/developer to ensure that due regard is had to adjacent properties and to ensure works take place in a manner that keeps risks of damage or injury to a minimum. It is a private matter between the adjacent occupier and the applicant/developer if damage or injury does occur. CONCLUSION The proposed dwelling is acceptable in respect of siting, design, access and parking and will not detract from the standard of amenity afforded to occupiers of neighbouring properties nor will it adversely impact upon the AONB. As such it accords with relevant UDP policies. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 01, 02, 03-FE, 03-RE, 04 and 05 and contained within the application documentation. 3. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating how foul water, surface water and land drainage will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be implemented in accordance with a timescale to be agreed as part of the submitted details and maintained thereafter. 4. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 5. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 4 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 6. Development shall not commence until a geotechnical report demonstrating that the stability of the retaining structures and slopes within the site, to include details of measures that will be put in place to maintain ground


stability before, during and upon completion of the development, has been submitted to and approved in writing by the Local Planning Authority. 7. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 01 shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 15 metres in both directions measured to the centreline of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 10. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 11. No private surface water run off shall be permitted to flow from the development site onto the adjoining highway. An Aco drain or similar shall be provided across the approved access to intercept any such run off prior to first use of the development. 12. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs tot eh environment or the existing public sewerage system. 4. In the interests of the amenities of the future occupants of the buildings 5. In the interests of the amenities of the future occupants of the buildings 6. In the interests of highway safety. 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 8. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety.


9. To ensure that adequate visibility is provided at the proposed point of access to the highway. 10. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 11. In the interests of highway safety. 12. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place. It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority. ______________________________________________________________


APPLICATION NO: P/2016 /0288 COMMUNITY: Gwersyllt WARD: Gwersyllt East & South

LOCATION: GRESFORD COLLIERY RECREATION CLUB BLUE BELL LANE PANDY WREXHAM LL12 8EE DESCRIPTION: ERECTION OF MOBILE BUILDING TO SIDE ELEVATION FOR WELSH AMBULANCE USE AS SOCIAL DEPLOYMENT UNIT AND PROVISION OF 2 NO PARKING SPACE FOR AMBULANCES APPLICANT(S) NAME: MR JOE OHANLON WELSH AMBULANCE SERVICES NHS TRUST

DATE RECEIVED: 23/03/2016 CASE OFFICER: KH AGENT NAME: DAVID TROWLER DAVID TROWLER ASSOCIATES

______________________________________________________________ P/2016/0288 THE SITE

The site is located off the southern side of Blue Bell Lane. The site is currently used by Gresford Colliery Club, with the Bowling Green to its immediate East and a car wash centre and conservatory / window company to the North East.

Site


The A483 is located to the South East and residential properties to the West and to the North and North West. PROPOSAL Erection of mobile building to side elevation for Welsh Ambulance use as a Social Deployment Unit and provision of 2 No. parking spaces for ambulances. HISTORY No recent history. DEVELOPMENT PLAN Within settlement limit for Wrexham Town. Policies PS1, PS2 and GDP1 refer of the UDP refer. CONSULTATIONS Community Council: Clarification requested of various aspects of the

proposal: - Hours of use,

- Are drugs / medication kept within the building? - Has impact on neighbouring properties been

considered with the use of sirens in the late evenings / early hours?

- Impact on the Gresford Mineworkers Memorial and

- Fears the area is becoming over-developed Local Member: Notified 27.04.2016. Public Protection: No comments. Highways: No recommendations on highway grounds. Neighbours: One letter of objection on behalf of some of the

residents with ambulances leaving with both sirens blazing and the disruption it will cause to local residents.

Site Notice: Expired 19.05.2016. SPECIAL CONSIDERATIONS Proposal: The application involves the installation of a portakabin mobile building to the Northern side of the existing club. The portakabin will measure 8.4m in length and just under 3m wide and 2.6m in height. The unit will provide operational staff with a location to stand down and take rest breaks during their shifts without the need to travel long distances back to the nearest station. This also allows that staff and resources are positioned closer to the area they will be covering and being adjacent to the A483 for a quick response to the North Wrexham area.


The application will also provide 2 parking spaces for an ambulance and ambulance car. Visual Impact of the Building: The structure will have a minimal impact on the visual amenities of the area, being limited in scale and its location in close proximity to the Gresford Colliery Recreation Club. The unit is small in scale and located adjacent to the North side of the existing club, will be marginally lower than the existing building and seen against the background of the larger recreational club. Some existing intervening screening will also reduce the impact. I am also aware of the proximity of the Gresford Mineworkers Memorial to the development and I would not want to compromise the setting of the memorial and surround garden. Whilst the building will project 3m closer to the Memorial, the unit will be seen against the backdrop of the Club and approximately 20m away and would have a negligible impact on the setting of the memorial. Amenity: Concerns have been expressed that the proximity of the ambulance centre to nearby residential properties will cause disturbance to the nearby residents. I would not anticipate the day time use to be problematic given background noise including traffic on the A483. However, night-time activity could be more problematic. I am discussing the issue with the applicants to see whether it would be possible to not use the sirens until they were away from the site and on the A483. Conclusion: I am satisfied the proposal is acceptable and will have a negligible impact on the visual amenity and the setting of the Memorial. I am in discussions with the applicant to minimise the impact of sirens on nearby residents. I do not consider the site to be over developed and the building and parking bays will have a negligible impact. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. ______________________________________________________________


APPLICATION NO: P/2016 /0306 COMMUNITY: Offa WARD: Offa

LOCATION: 37 PEN Y BRYN WREXHAM LL13 7HU DESCRIPTION: CHANGE OF USE OF COMMUNAL ROOM IN EXISTING GUEST HOUSE TO SHOP PREMISES (USE CLASS A1) AND INSTALLATIONS OF NEW SHOP FRONT APPLICANT(S) NAME: MR EDWARD HAFTAVANI

DATE RECEIVED: 01/04/2016 CASE OFFICER: PF AGENT NAME: MR EDWARD HAFTAVANI

______________________________________________________________ P/2016/0306 THE SITE

PROPOSAL Planning permission is sought to change the use of the ground floor property identified from a C3 residential use to a speculative A1 retail use. The frontage of the building is also proposed to be altered replacing the existing two windows with a central doorway. The existing doorway to the left of the frontage will be retained allowing access to the first floor residential accommodation.

SITE


HISTORY WRO 17811 Change of use from ground floor retail shop and 1st and 2nd

floor residential accommodation to guest house (partly in retrospect). Refused and allowed on appeal 31.07.1990

DEVELOPMENT PLAN The site is located within the Wrexham Town settlement limit, district shopping centre and within the Bridge Street Regeneration Area. Policies PS2, GDP1, H13, S5 and T8 are relevant. Guidance is contained in Local Planning Guidance Note 16 – Parking Standards. CONSULTATIONS Community Council: No objection although concerns were raised

that there may be servicing and delivery problems as there is no rear access to the premises. At the front of the premises the road is already congested and on street parking will be a problem. Concerns were also raised over the practicality of the small size of the shop premises.

Local Member(s): Notified 05.04.2016 Site notice: Expired 15.06.2016 Neighbouring occupiers: 2 neighbouring occupier notified. One

response received raising the following points: • The proposal will cause parking problems

to the site frontage causing a detriment to highway safety;

• The applicant has too much of a grip on the area.

SPECIAL CONSIDERATIONS: Policy: The site is located within a defined settlement limit and also within a district shopping centre (DSC) as defined by policy S5. The area has also been designated as a regeneration area (policy H13). In DSCs, priority is given to development that seeks to introduce commercial retail uses. Changes of use that may have a detrimental impact upon the viability and vitality of the DSC should be avoided. I am satisfied that this proposal to reintroduce a retail use to the DSC is acceptable. The proposal will also accord with the mixed use aims of the Bridge Street and Penybryn redevelopment area. Visual Impact: The site frontage is small but comparable to other commercial frontages in the locality. The unit was also originally some form of retail


premises prior to its residential conversion. I am satisfied that the minimal changes proposed to the site frontage are acceptable to the street scene. Other matters: Public protection have requested a condition to ensure the noise rating level of any proposed air handling equipment (air conditioning, refrigeration etc.) Highways are satisfied that the traffic generation of the existing and proposed uses are similar and make no recommendations on highway grounds. The Community Council have raised concerns about servicing of the retail unit as well as the small scale of the floor area being able to provide for the needs of a retail unit. I am satisfied that the unit is of such a small scale that deliveries are likely to be on a proportionate scale and timing as not to cause harm to highway safety. The unit was previously utilised as a retail unit. There are no specification standards on retail unit scale and the acceptability of the unit is a matter for the prospective user. The unit appears to have a level access to the street ensuring access is achievable for those with mobility issues. The neighbouring occupier has raised issues relating to the applicant and his involvement in the local area. This is not a matter for the planning system to consider and can be given no weight. Conclusion: The proposed development accords with the policies and guidance identified. I recommend accordingly. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) dated 1 April 2016 and as contained within the application documentation. 3. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas.


REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050. The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place. It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.


Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority. All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises. The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. The applicant should adhere to the times given above wherever possible. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300. ______________________________________________________________


APPLICATION NO: P/2016 /0336 COMMUNITY: Chirk WARD: Chirk South

LOCATION: KRONOSPAN LTD HOLYHEAD ROAD CHIRK WREXHAM LL14 5NT DESCRIPTION: EXTENSION TO HOUSE A NEW MELAMINE FACING (MF) PRESS, FOLLOWING THE DEMOLITION / RELOCATION OF THE EXISTING MF DEPARTMENT'S VENTILATION SYSTEM, HYDRAULIC OIL AND DIESEL STORAGE TANKS, A VEHICLE FILLING STATION, GARAGE SERVICE BUILDING AND OTHER ASSOCIATED INFRASTRUCTURE APPLICANT(S) NAME: MR KEITH BAKER

DATE RECEIVED: 07/04/2016 CASE OFFICER: KH AGENT NAME: AXIS PED LTD MR MIKE HALSALL

______________________________________________________________ P/2016/0336 THE SITE

Position of development on site


The Kronospan site is located on land adjacent to Holyhead Road, Chirk and covers approximately 40 hectares. The site comprises a number of large industrial process buildings, warehouse buildings, air emission stacks and storage areas for raw materials. The majority of the northern half of the site is used for the storage of timber logs delivered to the site by HGV or rail, recycled wood for use in the manufacturing process and chipped wood. The western perimeter of Kronospan is formed by the Shrewsbury to Chester railway with the Llangollen Canal (World Heritage Site) located to the west of the railway line. The eastern perimeter of the site is formed by Holyhead Road (B5070) with the main residential area of Chirk located east of Holyhead Road. Chirk Town Centre is approximately 500m to the south-east of the site. PROPOSAL Extension to house a new melamine facing (MF) press following the demolition/ relocation of the existing MF Department’s ventilation system, hydraulic oil and diesel storage tanks, a vehicle filling station, garage service building and other associated infrastructure. HISTORY (most recent) P/2016/0219 Construction and operation of a recycled fibre (RCF)

reception facility, grading plant, storage silos and other associated infrastructure. Granted 3 May 2016.

P/2015/0728 Erection of building to contain 3 gas engines and 3 steam boilers, erection of electrical substation building oil tank compound, a duct from the press abatement system to carry process emissions to the Seka (Wesp) stack and associated infrastructure to support existing production operations. Granted 4 January 2016.

P/2014/0215 2.5m diameter by 7m high extension to existing 15m high abatement stack. Granted 2 June 2014.

P/2013/0824 Development of biomass plant comprising biomass boiler and furnace ash, handling facility and flue, gas treatment facility including stack and air pollution control, reagent storage silos, recycled wood fibre offloading and screening facility, biomass storage area and associated infrastructure. Substitution of Planning Permission Application No P/2012/0165. Granted 7 May 2014.

P/2012/0165 Development of a biomass plant, recycled wood fibre (RCF) offloading and screening facility and associated infrastructure to support existing production operations. Granted 14 September 2012.

DEVELOPMENT PLAN Within settlement limit for Chirk, UDP policies PS1, PS2, GDP1, EC5 and EC7 refer.


Consideration is also required of the following documents:- • Planning Policy Wales (Edition 8 January 2016) and TAN 12 Design (2014) • Pontcysyllte Aqueduct and Canal World Heritage Site, Local Planning

Guidance Note No 33 (adopted June 2012). CONSULTATIONS Community Council: The application should take regard to the large

building proposed and its visual impact, with ventilation system reaching 25m in height. The ventilation system should be fitted with state of the art filtration to prevent additional air pollution. Proximity of the relocated structures, oil and diesel storage tanks and vehicle filling station should not be close to other flammable substances.

Local Member: Notified 12.04.16 Adjoining Local Member: Notified 12.04.16 Public Protection: Conditions required regarding noise generation,

hours of construction and notes to applicants. Highways: No recommendations. Welsh Water: Consulted 12.04.16 Natural Resources Wales: Conditions required regarding contamination

and pollution prevention to the water environment. Environmental Permit should be varied to include the changes proposed by the application.

Joint Committee of AONB: The industrial areas are clearly within the setting of the protected landscape and impact on views from and of the AONB. Whilst large in scale it will be seen in the context of the much larger Kronospan complex and impact on the AONB will not be substantially greater. Long term landscape strategy should be developed to mitigate impact.

CADW and Canal River Trust: Both are aware of the proposals through the Pontcysyllte World Heritage Site, Landscape, Planning and Conservation Delivery Group. Generally considered it would not have a significant impact upon character or visitor experience. A Condition requiring a landscape strategy to mitigate the cumulative effects of recent proposals is recommended.

HSE Do not advise against. Other Representations: Two letters of objection on basis of dust

emissions and air monitors required to ascertain amount of obnoxious chemicals in the air and


associated health hazards. Questions why Kronospan can pollute the atmosphere, extent of traffic and filth residents have to put up with on a daily basis. Wrexham Council should stand up to the company.

11 Site Notices: Expired 02.06.16 PROPOSAL The proposed development comprises:- • the demolition/relocation of hydraulic oil and diesel storage tanks, a vehicle

filling station, garage service building and other associated infrastructure; • the extension of a building to house a new melamine facing (MF) press;

and • the relocation of the existing MF Department’s ventilation system to the

roof of the new MF press building. The proposed extension is required to accommodate the expansion of the existing melamine facing Department and to enable an additional MF press to be installed. The extension will be 318m in length, 29m in width, 8.5m in height to the eaves and 11.5m to the ridge. The ventilation system which will be installed to the roof of the extension will be 13.5m in height making the maximum height of building and ventilation system 25m above ground level. ENVIRONMENTAL EFFECTS Noise: A comprehensive noise assessment accompanies the application and assessment establishes any potential noise impact on existing residential properties resultant from the operation of the proposed development. In terms of noise associated with the extension of the MF building the following noise sources have been considered:- • demolition and removal of a vehicle filling station, garage service building

and other associated infrastructure; • construction of a building extension to house a MF press; • operation of the proposed MF press building; • relocation and operation of the existing MF Department’s ventilation

system to the roof of the new MF press building. The results indicate that the site generated noise is at least 15dB below the existing residual sound levels at receptors and at least 11dB below background sound levels. The results also show that the noise contribution from the development meets the requirements of the Local Authority’s Public Protection Officer in terms of not increasing existing residual noise levels from the Kronospan site and, therefore, there would not be any cumulative increase in noise experienced at any of the representative assessment positions. Air Quality: The site permit sets guidance for emissions for prescribed pollutants and emission levels from stacks monitored. Guidance is set by the Welsh Government. No emissions from the ventilation process and no emissions to air.


Concerns have been raised regarding dust emissions. The site permit will continue to control and monitor dust emissions. The implementation of a previous permission for the construction and operation of a recycled fibre reception facility will significantly improve local air quality. Landscape and Heritage Assets: The proposal has the potential to impact on landscape and heritage assets. Within the location the structure should not appear significantly higher than other structures within the group. The relocation of some existing structures to accommodate the extension will also be seen in the context of existing development. In terms of the impact upon the Outstanding Universal Value and setting of the Worlds Heritage Site, the proposed structures will be visible from certain locations within the Buffer Zone, however, as with the previous developments, set against the backdrop of an existing industrial landscape they will not appear out of character nor will they significantly alter the current visitor experience. No objections have been raised by CADW, Canal and River Trust, Joint Committee of the AONB or the Pontcysyllte Worlds Heritage Site, Landscape, Planning and Conservation Delivery Group. A condition requiring a long term landscape strategy will assist in mitigating the impact on the wider landscape. Other representations: Concerns have been expressed regarding the relocation of the vehicle filing station, garage service building and oil and diesel storage and any potential safety issues. Health and Safety legislation will control the location and design of equipment / structures etc. Conclusion: I am satisfied that the scheme is acceptable. The noise assessment has indicated that site generated noise is at least 15 dB below existing residual sound levels and at least 11 dB below background sound levels. The assessment also indicates that there would be no cumulative increase in noise experienced at any of the representative assessment positions. With regard to the visual impact, the development seen in the context of the existing substantial structures will not have any significant change in the general visual amenities of the area or impact on the heritage assets. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local


Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 4. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. 5. Prior to the occupation of any part of the development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to an approved, in writing, by the Local Planning Authority: a) A preliminary risk assessment which has identified: - all previous uses - potential contaminants associated with those uses - a conceptual model of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site. b) A site investigation scheme, based on a) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. c) The site investigation results and the detailed risk assessment b) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. d. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in c) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved. 6. Prior to occupation of any part of the permitted development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a ""long-term monitoring and maintenance plan"") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority. 7. Within 6 months of the date of this permission a long-term landscape strategy to mitigate the visual impact of the site from public view points shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be implemented within a timescale to be approved as


part of the submitted details and maintained thereafter in accordance with a maintenance scheme approved as part of the submitted scheme. 8. If during developments contamination not previously identified is found to be present at the site then no further developments (unless otherwise agreed in writing with the Local Planning Authority shall be carried out until the developer has submitted and obtained written approval from the Local Planning Authority, for an amendment to the remediation strategy detailing how this unsuspected contamination shall be deal with. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To protect the amenities of the occupiers of nearby properties. 4. To protect the amenities of the occupiers of nearby properties. 5. Natural Resources Wales considers that the controlled waters at this site are of high environmental sensitivity as the site sits on a Secondary A superficial aquifer and Secondary A bedrock aquifer and the Llangollen canal flows close to the site. The site has been subject to potentially contaminative uses which could present a risk of contamination to controlled waters. 6. To demonstrate that the remediation criteria relating to controlled waters have been met, and (if necessary) to secure longer-term monitoring of groundwater quality. This will ensure that there are no longer remaining unacceptable risks to controlled waters following remediation of the site. 7. To mitigate and reduce the impact of the site on the wider visual amenities of the area. 8. It is difficult for any site investigation to fully characterise a site. It is possible that there may be unidentified areas of contamination at the site resulting from the past industrial uses of the site that could pose a risk to controlled waters if they are not remediated. NOTE(S) TO APPLICANT Your attention is drawn to the advice notes contained within Natrual Resources Wales letter dated 9th May 2016. The Applicant is advised that under the Environmental Protection Act 1990, dust from construction and/or demolition activities can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that any dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information. The applicant is advised that compliance with condition no. 4 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the


Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate. ______________________________________________________________


APPLICATION NO: P/2016 /0362 COMMUNITY: Rossett WARD: Rossett

LOCATION: MULBERRY HOUSE BURTON ROAD ROSSETT WREXHAM LL12 0HU DESCRIPTION: SINGLE AND TWO STOREY EXTENSIONS TO DWELLING AND INTERNAL ALTERATIONS, ERECTION OF DOUBLE GARAGE, ALTERATIONS AND EXTENSION TO OUTBUILDING TO CREATE ADDITIONAL LIVING SPACE ASSOCIATED WITH EXISTING DWELLING (MULBERRY HOUSE) AND CONSTRUCTION OF NEW ACCESS/DRIVEWAY APPLICANT(S) NAME: DR ALBERTO SALMOIRAGHI

DATE RECEIVED: 18/04/2016 CASE OFFICER: PF AGENT NAME: T A C P MR GUY MORRIS

______________________________________________________________ P/2016/0362 THE SITE


PROPOSAL Planning permission is sought for the erection of a new detached garage, the extension to the main dwelling and a redevelopment and extension of the existing outbuilding. The proposal is broken down into the following parts.

- A two bay detached garage to the east of the main house measuring 5.8 metres by 7.1 metres with a ridge height of 4.6 metres;

- A two storey extension with single storey rear extension to western elevation of the house projecting 4.5 metres from the side elevation; and

- The refurbishment and minor extension of the existing outbuilding/storage building to create ancillary accommodation.

HISTORY None. DEVELOPMENT PLAN The site is located inside a settlement limit. Policies PS2, GDP1, EC4 and T8 of the Wrexham Unitary Development Plan are applicable. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards and 20 – House Extensions. CONSULTATIONS Community Council: Support the application. Local Member(s): Strongly objects to the proposals on the basis

that the proposed additions destroy the character of this building. Concerns also raised about the access arrangements.

Highways: Recommends refusal unless it can be demonstrated that there is adequate parking provision within the site for the two existing dwellings.

Site notice: Expired 23.05.2016 Neighbouring occupiers: 12 neighbouring occupiers notified. SPECIAL CONSIDERATIONS: Policy: The site is located within the defined Burton settlement limit. There are no restrictions on the scale of development that will be considered acceptable in these locations. However, development proposals must adhere to the general development proposals set out in policy GDP1. These are to ensure that the proposals are designed to ensure that the wider environmental character is not harmed through poor quality design, that the amenity of the neighbouring occupiers is maintained to a reasonable standard and that safe and convenient vehicular and pedestrian access is made to development sites.


Visual Impact: The existing dwelling is a substantial and attractive property located in a prominent position within the village. The associated outbuilding subject to these proposals is less visually prominent. The main noticeable changes viewed externally from the site boundary are the new garage and the extension to the dwelling. However, I am satisfied that the new garage is of a simple design and domestic scale as not to appear overly dominant from the streetscene. The extension to the dwelling is set back from the its front elevation and takes on a subsidiary appearance. I am satisfied that this is a sympathetic addition to the property and does not harm the character of the street scene. Alterations proposed to the existing outbuilding are minimal and reflect its existing character as an ancillary building within the curtilage of a dwelling. There are no objections to this element on the grounds of visual impact. Amenity: The dwelling is positioned such that the extension will not cause overlooking or loss of natural daylight towards the neighbouring dwellings. Other matters: Parking provision to the property frontage will not be adversely altered. The access to the site frontage onto Burton Road will also remain in its current position. The application includes detail of a proposed parking space to be accessed off Poplar Row. This is to serve the Coach House which is used as ancillary accommodation associated with Mulberry House. Whilst concern has been raised regarding the impact of this proposed access and parking space upon the use of Poplar Row, planning permission for this element of the scheme is not required as Poplar Row is an unadopted road. No further consideration can be given to this element in relation to this proposal. Whilst the concerns of highways is noted, the site is considered to be one single planning unit (one dwelling house with annexed living accommodation) and there is adequate parking provision within the curtilage to cater for many more vehicles than would be required by the maximum standards of LPG16 (4 vehicles). The proposed garage does have the possibility of harm the health and wellbeing of a substantial tree to the site frontage. Due to the size and age of this tree, it does make a contribution to the amenity of this part of the village. Its position has been plotted within the application documentation, however no consideration has been given to the possible impacts of the construction techniques of the garage. As such, a condition is recommended of any approval to require the submission of an Arboricultural Implications Assessment to detail any required construction techniques and/or tree protection measures. Conclusion: The proposed development accords with the guidance set out in relation to householder development. Subject to controls regarding the use of materials and the impact upon trees within the site I recommend accordingly. RECOMMENDATION: That permission be GRANTED


CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered ST01 Rev A, GA01 Rev B, GA02 Rev A, GA03, GA04, GA05 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. 4. No part of the development shall commence until an Arboricultural Implication Assessment dealing comprehensively with all tree issues, including a specification for the proposed detached garage foundations as shown on approved plan Nos. GA03 and ST01 Rev A has been submitted to and approved in writing by the local planning authority. No development or other operations shall take place except in strict accordance with the assessment as is approved. This assessment shall include all trees with a stem diameter of 75mm or above (including crown spreads and stems). REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect trees which are of significant amenity value to the area. NOTE(S) TO APPLICANT This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are known as ""conditions precedent"". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission. You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050.


The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place. It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority. All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises. The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. The applicant should adhere to the times given above wherever possible. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300. ______________________________________________________________


APPLICATION NO: P/2016 /0368 COMMUNITY: Isycoed WARD: Holt

LOCATION: WREXHAM RECYCLING PARK BRYN LANE WREXHAM INDUSTRIAL ESTATE WREXHAM LL13 9UT DESCRIPTION: VARIATION OF CONDITION NO 17 OF PLANNING PERMISSION P/2011/0769 TO EXTEND OPERATING HOURS OF MECHANICAL BIOLOGICAL TREATMENT FACILITY TO 0600 TO 2200 HOURS MONDAY TO SUNDAY APPLICANT(S) NAME: MR ALAN BULPIN FCC ENVIRONMENT

DATE RECEIVED: 15/04/2016 CASE OFFICER: KH AGENT NAME: STRATUS ENVIRONMENTAL MR JAMES COOK

______________________________________________________________ P/2016/0368 THE SITE

Application site


The Wrexham Recycling Park is located on the Wrexham Industrial Estate. Access to the site is onto Bryn Lane to the east. Industrial development to the North, East and West, with residential properties and industrial units to the south. PROPOSAL Proposed extension of operating hours of the mechanical biological treatment facility which varies planning condition 17 of Planning consent P/2011/0769. Currently the permitted hours for mechanical treatment, materials collection elements of the MBT and export of processed materials can only occur during the following hours 0730 hours to 1800 hours (Monday to Saturday) 1000 hours to 1600 hours (Sundays and Bank Holidays). The proposed hours are 0600 hours to 2200 hours (Monday to Sunday). HISTORY P2011/0769 Development and operation of a mechanical / biological treatment

facility including a road sweeping processing facility, ancillary offices and welfare facility. Granted 23.01.2012.

DEVELOPMENT PLAN Within Wrexham Industrial Estate. Policies PS1, PS2 and GDP1 refer of the Wrexham UDP CONSULTATIONS Community Council: Consulted 20th April 2016 Local Member: Notified 20th April 2016 Public Protection: No comments Highways: No recommendations on highway grounds Natural Resources Wales: No objections - The site benefits from an

environmental permit from URN. The site operator should ensure that the Environmental Management System and all associated relevant technical standards / procedures are amended to reflect these changes. The site operator should review and amend accordingly the noise and vibration management plan as per permit conditions. The operator will also need to ensure other permit conditions are not breached as a result of these changes i.e. waste quantities.

Other representatives: Concerns that their will be an increase in traffic noise at the weekend and evenings, increase in emissions and air quality, noise and light pollution, machinery operating within the hours, seven days a week.

Site notice: Expired 2nd June 2016


SPECIAL CONSIDERATIONS / ISSUES Background / proposal: In 2011 FCC Environmental submitted a detailed Environmental Statement for the construction and operation of a mechanical biological treatment (MBT) facility at the existing Wrexham Recycling Park. This facility is now operational and FCC Environment wishes to extend the permitted operating hours for the facility to realise the full operational capacity of the MBT. The types of household and commercial and industrial waste now being received at the facility are different to those within the facility was originally designed for. Effectively incoming waste is less dense, containing more plastic for example, reducing the daily throughput of the facility. To ensure that the facility can run at the optimum through put of 70,000 tpa as per the existing consent and additional hours are proposed for the mechanical treatment, materials collection and export of processed materials. The existing Environmental Impact Assessment (EIA) for P2011/0769 has been updated to include the proposal to extend operational hours at the MBT facility and covering noise and socio-economic considerations. Traffic and transport has not been considered further as the proposed additional vehicle movements are within consented limits and fully assessed within the 2011 Environmental Statement. Impact on nearby residential amenity: The closest properties are to the south within relatively close distance. Noise and vibration: The updated noise and vibration assessments have considered the potential impacts from the extended mechanical treatment facility and vehicle movements. The assessments also considers the cumulative impact of extending the mechanical treatment working hours within the existing biological treatment and the in vessel compositing facility of phase 1. Real time monitoring of the existing operations was undertaken in November 2015 and this was compared with the background noise levels at the nearest noise sensitive area. In projections the real time monitoring data of the facility to the proposed hours of working the assessment concluded that noise levels at the nearest noise sensitive property would be equal or lower than the current background level. When considered cumulatively with the existing biological treatment and in vessel compositing facility the levels are shown to be equal or slightly higher than background sound level. This equates to a neutral to slight effect on the residential properties. The cumulative operational noise impacts are therefore not considered to represent a significant impact in EIA terms. The extended hours of vehicle movements to and from site and the increase of 0.2 B (A) previous vibration survey results indicate that vibration levels from typical site operations (based on monitoring of similar plant at other sites in the UK) is negligible and would therefore be imperceptible at the nearest receptors.


Traffic and transport: The facility has consent for 150 daily HGV movements. Extending the operational hours will generate an additional 20 deliveries or 40 visits in total (80 HGV movements). The additional movements would be well within consented limits. Air quality and ecology: Whilst the proposal will allow more material to be managed at the facility, the additional throughput will not exceed the permitted capacity. The 2011 air quality assessment remains valid. No ecology issues as no changes are proposed to the layout or operation of the site. Conclusion: I am satisfied that allowing the proposal will not have significant impact on nearby industrial or residential properties. The updated noise and vibration assessments have concluded the effects of the proposal are not considered to be significant. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. Condition 17 now reads:- Unless with the prior approval in writing of the Local Planning Authority the hours of working at the site shall be restricted to:

a) The biological treatment process will operate 24 hours a day 7 days a week, and b) The delivery, mechanical treatments and materials collection elements of the operation and the export of processed materials shall only occur during the following operating hours:- 0600 hours to 2200 hours (Monday to Sunday)

Unless agreed in writing with the Local Planning Authority no working shall take place outside the above hours except for the essential repair and maintenance of mobile and fixed plant. Such works shall only take place within the buildings. REASON(S) 1. To ensure that the facility is not used at a time which would be likely to cause nuisance or disturbance to nearby occupiers. NOTE(S) TO APPLICANT With the exception of Condition 17 all remaining planning conditions on the Grant of Planning Permission P/2011/0769 remain valid. ______________________________________________________________


APPLICATION NO: P/2016 /0372 COMMUNITY: Gwersyllt WARD: Gwersyllt East & South

LOCATION: LAND TO THE REAR OF GWYNFA RHOSROBIN ROAD NEW RHOSROBIN WREXHAM LL11 4PG DESCRIPTION: ERECTION OF 2 NO DWELLING INCLUDING NEW ACCESS ROAD APPLICANT(S) NAME: MR P DEROSA

DATE RECEIVED: 18/04/2016 CASE OFFICER: KH AGENT NAME: MILES DESIGNS LTD MR S H MILES

______________________________________________________________ P/2016/0372 THE SITE

Land off the northern side of Rhosrobin Road and the rear of residential properties fronting onto Rhosrobin Road. Agricultural land is to the rear of the site. PROPOSAL Erection of 2 dwellings and new access road.

SITE


HISTORY P/2012/0298 Submission of reserved matters pursuant to outline planning

permission P/2008/1213. Granted 02.07.12 P/2011/0481 Submission of reserved pursuant to outline planning

permission P/2008/1213 (design appearance, landscaping, access and layout). Erection of 2 no detached dwellings.

P/2008/1213 Outline application for provision of 2 building plots for erection of 2 residential dwellings. Granted 08.07.10

P/2006/1057 Outline application for residential development. Withdrawn 08.12.06

DEVELOPMENT PLAN Within settlement limit. Policies PS1, PS2 and GDP1 refer. CONSULTATIONS Community Council: No objections. Local Member: Notified. Public Protection: Condition ZP06 – construction hours and notes

to applicant. Highways: Given the site was granted outline planning

permission for 2 dwellings in 2008 (P/2008/1213) and a reserved matters application was approved in 2012 (P/2012/0298) no highway objections Conditions attached to P/2008/1213 should apply on the current application.

Welsh Water: Conditions required. Natural Resources Wales: No objection subject to appropriate Conditions. Other Representations: One letter of objection from nearby resident on

grounds that:- • New houses would tower over the existing. • Previous additional developments has increased traffic movement as has a kennels. • How many more dwellings will be built? • When house was purchased the occupants were advised the land to the rear would only be used as grazing land. • Devaluation of property.

Site Notice: Expired 05.05.16 SPECIAL CONSIDERATION ISSUES Background: An application for 2 dwellings was approved in 2012 (P/2012/0298) Reserved Matters subsequent to outline planning permission


(P/2008/1213). The proposal is a resubmission of the previous permission which lapsed. The scale of the properties are 2 storey with the location of the dwellings the same as the previously approved 2 dwellings. Proposal: The proposal is for two 2 storey dwellings and as referred to previously a previous permission was granted for an identical scheme. Whilst the permission has lapsed, I consider that the general arrangement of the site and design is still relevant and provides an acceptable relationship with existing properties. Details: The properties most directly affected in relation to plot 2 would be Cair Paravel and Pen y Rhiw to the South. No first floor windows are proposed on the Southern elevation closed to Cair Paravel and Pen y Rhiw which will prevent overlooking. Main windows to the first floor accommodation will be at 90° to the existing properties. Separation distances are satisfied. Two properties to the south are 24 m away and whilst gardens are close to the development, no windows are proposed on the south facing elevation first floors looking towards the existing properties. Existing boundary treatment will prevent overlooking from ground floor windows. The scale and relationship with Windy Ridge to the west is also generally acceptable. Although the windows on plot 1 will face towards Windy Ridge the impact will be reduced by an intervening garage and a proposed fence. One first floor window could reduce privacy but the impact can be reduced by the lower half of the windows being obscurely glazed. Conclusion; I am satisfied the proposal is acceptable and the design is sympathetic to the area. The proposal has been designed to overcome nearby amenity (overlooking and overbearing) concerns). The submitted ecological report has been completed to a good standard whilst no highway objections are caused on the basis of previous permissions. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. The development shall be carried out in strict accordance with the findings and recommendations contained with the Ecological Report as carried


out by Jane V Atkinson approved as part of this application. The mitigation hereby approved shall be implemented in accordance with the details for the duration of the works. 4. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. 5. No surface water and / or land drainage shall be allowed to connect directly or indirectly with the public sewage network. 6. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 7. Any gates to be erected at the vehicular access onto Rhosrobin Road shall be located at least 5 m behind the back edge of the pavement. 8. Prior to the first use of the vehicular access hereby approved to serve the new development the access shall be hard surfaced for the first 5 metres behind the highway boundary and shall be provided with drainage to prevent surface water discharging onto the highway. 9. The proposed access to be utilised as part of this development shall have a visibility splay measuring 2.4m x 43 m in a westerly direction as measured to the nearside edge of the adjoining highway before construction on either dwelling commences. Within the splay nothing shall be placed, or allowed to grow at any time, which exceeds the height of the nearside of the pavement. 10. The access to serve the proposed development shall have a visibility splay measuring2.4 m x 43 m in an easterly direction as measured to the middle of the adjoining highway before constitution of either dwelling commences. Within the splay nothing shall be placed or allowed to grow, or allowed to grow at any time, which exceeds the height of the near side edge of the pavement. 11. Prior to construction of either house commences from a point on the centre line of the access as measured 2.4 m back from the rear of the footway to points 3.3 m on either side of that point measured along the rear of the footways all obstructions to visibility shall be reduced and shall thereafter be maintained at a height not exceeding 0.6 m above the level of adjacent carriageway.


12. Before its first installation, further design details of the proposed window for bedroom 3 of plot 1 shall be submitted to and approved by Local Planning Authority, and the details shall include obscure glazing within the lower half of that window. The details as approved shall be fully installed and the area approved for obscure glazing shall only be glazed or re-glazed using obscure glass which shall thereafter be permanently retained. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted. 4. To protect the amenities of the occupiers of nearby properties. 5. To prevent hydraulic overloading of the public sewerage system to protect health and safety of existing residents and ensure no pollution or detriment to the environment. 6. To ensure satisfactory drainage of the site and to avoid flooding. 7. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 8. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 9. To ensure that adequate visibility is provided at the proposed point of access to the highway. 10. To ensure that adequate visibility is provided at the proposed point of access to the highway. 11. To ensure adequate visibility for and of pedestrians. 12. To protect the amenity of nearby residents. ______________________________________________________________


APPLICATION NO: P/2016 /0414 COMMUNITY: Acton WARD: Little Acton

LOCATION: 18 RICHMOND ROAD WREXHAM LL12 8AB DESCRIPTION: ERECTION OF BOUNDARY FENCE AND RE-LOCATION OF GARDEN SHED (IN RETROSPECT) APPLICANT(S) NAME: MR ANDREW JAMES

DATE RECEIVED: 28/04/2016 CASE OFFICER: PF AGENT NAME: MR ANDREW JAMES

______________________________________________________________ P/2016/0414 THE SITE

PROPOSAL Planning permission is sought in retrospect for the erection of a close boarded fence to the site boundary consisting of wooden panels and concrete posts and also for the relocation of a garden shed to the north western corner of the curtilage. The fence is located immediately adjacent to the boundary with Merlin Road and then turns 90 degrees to be in line with the front elevation of the dwelling. In accordance with permitted development regulations, only the

Dotted line indicates position of fence

Proposed shed


section of boundary fence which adjoins the boundary with Merlin Road requires planning permission. A photograph of the proposal is shown later in this report. HISTORY None. DEVELOPMENT PLAN The site is located within a settlement limit. Policies PS2, GDP1 and T8 of the Wrexham Unitary Development Plan are applicable. CONSULTATIONS Community Council: The Community Council objects to this

application due to the visual impact of the fence which is not in keeping with the area.

Local Member(s): Notified 12.04.2016 Site notice: Expired 25.05.2016 Highways: No recommendations on highway grounds. Neighbouring occupiers: 8 neighbouring occupiers notified. 4

representations received supporting the proposal on the following grounds: • General support offered and sees no

reason why it should be rejected; • The shed is correctly sited as to not cause

loss of light to the neighbouring occupier. SPECIAL CONSIDERATIONS: Visual impact: The housing estate based around Richmond Road, has been laid out on the open plan principle. Generally, the gardens in front of the houses are open with a small means of enclosure along the street frontage, consisting of a low level brick wall. In some cases hedges have been grown, to screen the rear garden areas. The general open character of the estate and the use of hedges to screen gardens where needed, are an integral part of the local environment and the attractive appearance of the area. The proposed fence is about 1.7m high and runs for a distance of about 17m along Merlin Road. The proposal also includes for the retention of the existing low level brick wall forming the entire property boundary with Richmond Road and Merlin Road. The proposed fence is readily visible, as a permanent presence, in the street scene. The solid form and height of the fence gives it a dominant, stark appearance and makes it visually intrusive in the street scene. The intrusive and incongruous nature of the fence would be emphasised by the contrast with


the hedges on the estate. I also consider that this is further exacerbated by the application site being located on a prominent corner plot with an open frontage. I have no objection to the positioning of the garden shed which represents a typically domestic low key structure. Images of the proposed fence and shed are shown below for the benefit of members.

View from Merlin Road


View from Richmond Road

Conclusion: For the reasons set out above I conclude that a fence of the type proposed running for a considerable distance along the pavement on Merlin Road would be visually intrusive and incongruous and would have a significantly harmful effect on the character and appearance of the local street scene, in conflict with policy GDP1. RECOMMENDATION: That permission be REFUSED REASON(S) 1. The development, by virtue of its length, height and proximity to the pavement will have a harmful impact upon the street scene and appearance of the immediate locality, which is predominantly open plan in character. The proposed development is therefore contrary to policy GDP1 of the Wrexham Unitary Development Plan. ______________________________________________________________


APPLICATION NO: P/2016 /0424 COMMUNITY: Hanmer WARD: Overton

LOCATION: HOME FARM BUILDINGS GREDINGTON ESTATE HANMER VILLAGE ROAD HANMER WHITCHURCH SY13 3DQ DESCRIPTION: VARIATION OF CONDITION NO 1 IMPOSED UNDER PLANNING PERMISSION COD NO P/2008/1146 IN ORDER TO EXTEND THE TIME PERIOD FOR IMPLEMENTATION FOR ANOTHER 5 YEARS APPLICANT(S) NAME: THE GREDINGTON ESTATE

DATE RECEIVED: 03/05/2016 CASE OFFICER: MP AGENT NAME: STRUTT AND PARKER MS JO REDMOND

______________________________________________________________ THE SITE

PROPOSAL As above.


HISTORY P/2008/1146 Conversion and demolition (in part) of existing farm

buildings to create 7 No. dwellings with associated parking and landscaping. Granted 12.8.2011

DEVELOPMENT PLAN Outside settlement limit. Within Hanmer Conservation Area and a Special Landscape Area. Adjoins the Grade II Historic Park and Garden of Gredington Park and the Hanmer Mere RAMSAR site. Policies PS2, GDP1, GDP2, EC5, EC6, EC7, EC8, H3, and T8 apply. CONSULTATIONS Community Council: Consulted 4.5.16 Local Member: The local member is the applicant. Public Protection: No comments Highways: No recommendations. NRW: No comments Welsh Water: Consulted 4.5.16 Education: Contributions to secondary education required. Site Notice: Expired 31.5.16 Neighbours: The owners/occupiers of 2 nearby properties notified

10.5.16 SPECIAL CONSIDERATIONS There have been no material changes in local policy or circumstances since permission was previously granted for the conversion of the existing buildings to 7 dwellings in 2011 and the buildings remain structurally sound and capable of conversion without extensive rebuilding. The proposals therefore still accord with policy H3. The previous planning permission was subject to a planning obligation to secure contributions towards secondary school provision. These contributions are still necessary therefore a new obligation will be required. CONCLUSION The development remains in accordance with UDP policies. RECOMMENDATION A That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring:- A financial contribution of £17,856 towards the provision of secondary education.


The Head of Environment and Planning to have delegated powers to determine the final form and content of the obligation. RECOMMENDATION B Upon completion of the obligation, planning permission be GRANTED subject to the following conditions: CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with the following drawings approved on 12.8.2011: i) No. 02 Revision B: Building A & B Proposed ground floor layout ii) No. 04 Revision A: Building A & B Proposed first floor layout iii) No. 06 Revision B: Building A & B Proposed elevations iv) No. 08 Revision D: Building C Proposed floor layout and elevations v) No. 09 Revision F: Site Plan vi) No.10 Revision D: Recommended mitigation measures to garage block 3. The extent of re-building works shall be strictly limited to those in the Building Appraisal of Home Farm Buildings Gredington undertaken by Strutt & Parker, dated 17 March 2016. 4. No part of the development shall commence until an external bat friendly lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details prior to first use / occupation of the development. 5. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.


6. No works shall commence until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to and approved in writing by the Local Planning Authority. The resulting digital photographs should be forwarded on a CD or DVD to the Local Planning Authority, and the Development Control Archaeologist at Clwyd-Powys Archaeological Trust, 41 Broad Street, Welshpool, Powys, SY21 7RR (Tele no. 01938 553670). 7. There shall be no internal or external works/alterations made to any of the buildings subject to this permission until the garage block as shown on approved drawing no. 10 Revision D and the associated compensatory bat habitat has been completed and a detailed scheme for the monitoring and long term maintenance of the bat habitat has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of a methodology for monitoring the use of the building by bats, the submission of the recorded data to the Local Planning Authority and details of the measures to be put in place to secure the long term security of the habitat. The bat monitoring and maintenance scheme shall thereafter be carried out in accordance with the approved details. 8. The new site access, footpaths, and bus shelters, as shown on the approved plans, shall be constructed to a highway adoptable standard prior to the first occupation of any of the dwellings hereby granted permission and thereafter retained. 9. Notwithstanding the approved plans, the footway on the eastern side of the proposed access road shall be constructed so that it meets the access road at a point immediately opposite the point where the footway on the western side meets the access road. 10. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 09 Revision F shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 11. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 12. Prior to their installation, details of heating / ventilation flues shall be submitted to and approve in writing by the Local Planning authority. Heating flues/vents shall thereafter only be installed in strict conformity with such details as are thereby approved. 13. Prior to their installation on the building, drawings to scale 1:5 and 1:20 fully detailing all new or replacement windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The details shall fully describe the proposed materials, decorative/protective finishes, method of opening and glazing type and include cross sections for glazing bars, sills and heads etc. The works shall only be carried out in strict accordance with such details as are approved. 14. Within three months of commencement of development, full details of a hard and soft landscaping scheme together with a timescale for implementation


of works shall be submitted to and approved in writing by the Local Planning Authority. 15. The landscaping scheme submitted and approved in connection with condition no. 14 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 16. The development shall be carried out in strict accordance with the following sections of the Etive Ecology Ltd Protected Species Report dated June 2015 i) GCN Reasonable Avoidance Measures as set out in paragraphs 5.1.1 and 5.1.2; ii) All of section 5.2 Bats. The bat boxes referred to in paragraph 5.2.5 shall be installed prior to the first occupation of any of the dwellings hereby granted permission and thereafter permanently retained. 17. None of the dwellings subject to this permission shall be occupied until all existing agricultural buildings within the site subject to this permission, other than those to be converted, as well as those on the land edged blue on drawing number 11: Ownership Plan have been demolished and all materials arising from the demolition of those buildings completely removed from the land. The land shall thereafter be restored in accordance with details and to a timescale that shall have first been submitted to and approved in writing by the Local Planning Authority. 18. All new and replacement rainwater goods shall be cast iron unless otherwise agreed in writing by the Local Planning Authority. 19. Notwithstanding the provisions of Classes A, B, C, D and E of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking, re-enacting that Order with or without modification), no development permitted by those classes shall take place. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure that the development fully complies with the appropriate policies and standards. 4. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted. 5. To ensure satisfactory drainage of the site and to avoid flooding. 6. To provide for a record of a building or buildings of local architectural or historic interest 7. In order to protect wildlife interests, which are afforded special protection. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. In the interests of pedestrian safety.


10. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 12. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 13. To ensure the works reflect the character and appearance of the building. 14. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 15. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 16. In order to protect wildlife interests, which are afforded special protection. 17. In the interests of future occupiers of the dwellings. 18. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 19. To allow the Council to control any future development to ensure in the interests of protecting character and appearance of the site, the rural landscape and preserving/enhancing the Conservation Area. NOTE(S) TO APPLICANT Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on the enclosed ""Applicants' Rights and General Information"". The scheme of landscaping referred to in the above conditions shall include any changes to ground levels (shown by existing and proposed contours/levels) and any existing vegetation (showing that to be retained) and proposed planting. In addition, any of the following which apply to the particular site must be included:- means of enclosure, car parking layout, access and circulation areas, materials for hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play equipment) location of services, and any historic landscape features to be retained/improved. This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are known as ""conditions precedent"". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission. You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. If evidence of storage / spillage of agro-chemicals are found in or around the buildings, then it would be prudent to investigate the potential for residual


contamination. Should you require any advice on this issue please contact the Council's Housing and Public Protection department on 01978 813724. The access and footways should be constructed to a standard suitable for adoption by the Councl for future maintenance at the public expense. This will require the owner/developer to enter into an agreement with the Council under s38/278 of the Highways Act 1980. The developer is advised to contact Highways on 01978 297130 with regards to the proposed bus shelters, including the associated raised kerbs and hardstanding. RECOMMENDATION C That if the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990 is not completed within six months of the date of the Committee resolution the Head of Environment and Planning be given delegated authority to REFUSE planning permission for the following reason:-

1. Inadequate provision has been made towards the provision of additional education infrastructure. Without this additional provision, existing infrastructure does not have sufficient capacity to cater for the development. As such the development does not accord with policy GDP2 of the Wrexham Unitary Development Plan.

______________________________________________________________


APPLICATION NO: P/2016 /0431 COMMUNITY: Hanmer WARD: Overton

LOCATION: BRYN FARM GREDINGTON ESTATE BRYN LANE HANMER WHITCHURCH SY13 3DS DESCRIPTION: APPLICATION FOR VARIATION OF CONDITION NO.1 IMPOSED UNDER PLANNING PERMISSION P/2010/0493 IN ORDER TO EXTEND THE TIME PERIOD APPLICANT(S) NAME: LORD L KENYON

DATE RECEIVED: 03/05/2016 CASE OFFICER: MP AGENT NAME: STRUTT & PARKER MRS JO REDMOND

______________________________________________________________ THE SITE

PROPOSAL As above. HISTORY P/2010/493 Conversion of barns to 5 dwellings. Granted 12.8.2011

Buildings subject to this application

Pigeon Lane


P/2010/0706 Listed Building Consent for conversion of barns to 5 dwellings. Granted 18.11.2010

DEVELOPMENT PLAN Outside settlement and within Special Landscape Area. Policies PS2, GDP1, EC5, EC6, H3 and T8 apply. The buildings are curtilage listed by virtue of their relationship with the Bryn a Grade II* Listed Building. Policy EC9 applies. CONSULTATIONS Community Council: Consulted 10.5.16 Local Member: The local member is the applicant Highways: No recommendations. Public Protection: No comments NRW: No objection. Welsh Water: Consulted 10.5.16 Education: Consulted 20.5.16 Site Notice: Expired 19.5.16 Neighbours: The owners/occupiers of 2 neighbouring properties

notified 20.5.16 SPECIAL CONSIDERATIONS There have been no material changes in local policy or circumstances since permission was previously granted for conversion of the buildings to dwellings in 2011. The buildings remain structurally sound and capable of conversion without extensive rebuilding. The proposals therefore accord with policy H3. The previous planning permission was subject to a planning obligation to secure contributions towards secondary school provision. These contributions are still necessary therefore a new obligation will be required. The previous listed building consent (P/2010/0706) has now lapsed. Whilst the applicants have not reapplied for listed building consent I do not consider it necessary to withhold planning permission until an application is forthcoming. The applicant’s agent has been made aware that listed building consent will be required and an advisory note will also be attached to remind the applicant/a future developer of this matter. CONCLUSION The development is in accordance with UDP policies. RECOMMENDATION A That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring:-


A financial contribution of £13,392 towards the provision of secondary education. The Head of Environment and Planning to have delegated powers to determine the final form and content of the obligation. RECOMMENDATION B Upon completion of the obligation, planning permission be GRANTED subject to the following conditions: CONDITION(S) 1. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 2. The development shall be carried out in strict accordance with the following drawings approved on 12.8.2011: i) P 382 08 B ii) P 382 09 A iii) P 382 10 A iv) P 382 11 A v) P 382 12 A vi) P 382 13 vii) P 382 14 A viii) P 382 16 3. Development shall not commence until a scheme setting out a timetable for the delivery of all measures set out in section 5: Mitigation Strategy of the Etive Ecology Ltd Protected Species Report dated June 2016. The mitigation strategy shall thereafter be implemented in full and in strict accordance with the timescale as approved. 4. Development shall not commence until a detailed scheme of monitoring, ecological auditing and long term management and maintenance of the enhanced and compensatory bat habitat has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of a methodology for monitoring the use of the building by bats, the submission of the recorded data to the Local Planning Authority and details of the measures to be put in place to ensure the long term security of the habitat. The scheme shall thereafter be fully implemented in accordance with the approved details and a timescale to be submitted that shall be submitted with the scheme. 5. The agricultural building adjoining the western boundary of the land subject to this planning permission shall be reduced to the size shown on approved drawing no. P382 08A prior to the occupation of any dwelling hereby granted permission. 6. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local


Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 7. Prior to their use on the development samples of all hard surfacing materials for the driveways and parking areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with the details as approved. 8. No part of the development shall commence until an external bat friendly lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details prior to first use / occupation of the development. 9. Notwithstanding the approved plans, no boundary walls shall be erected until elevation details of them has been submitted to and approved in writing by the Local Planning Authority. The walls shall thereafter be erected in strict accordance with the details as approved prior to the first occupation of the dwellings hereby granted permission. 10. Hard and soft landscaping shall be carried out in strict accordance with the approved plans to the following timescales; a) in respect of hard landscaping, prior to the occupation of the dwellings hereby granted permission; b) in respect of soft landscaping, during the first planting season (November to March) or seeding season (April to September) following the first occupation of the dwellings hereby granted permission. 11. None of the dwellings hereby granted permission shall be occupied until the access has been provided with visibility the splays shown on drawing P382 08 A within which there shall be no obstruction above 1 metre in height. The splays shall thereafter be permanently maintained free of all such obstruction. 12. None of the dwellings hereby granted permission shall be occupied until the passing place on Pigeon Lane shown on drawing P382 08 A has been laid out surfaced and drained to a standard suitable for Highways adoption. The passing place shall thereafter be permanently retained. 13. The vehicular parking and turning areas as shown on approved drawing(s) No(s). P 382 08B shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 14. Notwithstanding the provisions of Part 2, Class A of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, (or in any provision equivalent to that class in any statutory instrument revoking and re-enacting that Order with or without amendment), no gates or other means of enclosure shall be erected or placed across access to the development the within 5 metres of the highway boundary. 15. The domestic curtilages of plots 3, 4 and 5 shall be limited to the area to the south and east of the landscape buffer shown on drawing P382 08 A. In the interests of protecting the rural landscape. 16. Notwithstanding the provisions of Part 1, Classes A, B, C, D E, G or H of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or in any provision equivalent to that class in any statutory instrument revoking and re-enacting that Order with or without amendment) no development permitted by those classes shall take place on any part of the site.


17. The garages and the Barn 2 Outbuilding shown on approved drawings P382 08 A, P382 13, P382 14 A and P382 16 shall not be used for any purpose other than other than for one incidental to the use of the dwellings hereby granted permission and, in the case of the garages shown on approved drawings P382 08 A, P382 13, P382 14 A, as bat habitat. 18. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. REASON(S) 1. In the interests of the amenities of the future occupants of the buildings 2. To ensure that the development fully complies with the appropriate policies and standards. 3. In order to protect wildlife interests, which are afforded special protection. 4. In order to protect wildlife interests, which are afforded special protection. 5. To protect the amenities of the occupiers of nearby properties. 6. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 8. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To ensure that adequate visibility is provided at the proposed point of access to the highway. 12. In the interests of highway safety. 13. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 14. In the interest of safety and the free flow of traffic on the adjoining highway. 15. In order to protect wildlife interests, which are afforded special protection. 16. To ensure any further development is controlled in the interests of protecting the character and setting of a Listed Building and rural setting of the site. 17. To ensure the buildings are not used for purposes likely to be prejudicial to the occupiers of nearby dwellings, the rural character of the site and In order to protect wildlife interests, which are afforded special protection. 18. To protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT The buildings subject to this permission are curtilage listed and therefore listed building consent to carry out alterations or conversion works to them will require listed building consent. This permission does not confer listed building consent,


imply that listed building consent will be forthcoming nor allow any works to take place that require listed building consent. You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. If evidence of storage/spillage of agro-chemicals are found in or around the farm building/outbuildings area, then it would be prudent to investigate the potential for residual contamination. Should you require any advice on this issue please contact the Council's Environmental Protection section on 01978 297041. The scheme of landscaping referred to in the above conditions shall include any changes to ground levels (shown by existing and proposed contours/levels) and any existing vegetation (showing that to be retained) and proposed planting. In addition, any of the following which apply to the particular site must be included:- means of enclosure, car parking layout, access and circulation areas, materials for hard surfaced areas, any minor structures (e.g. refuse stores, lamp columns, play equipment) location of services, and any historic landscape features to be retained/improved. This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are known as ""conditions precedent"". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission. Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on the enclosed ""Applicants' Rights and General Information"". To construct the passing place an agreement with the Highway Authority under section 278 of the Highway Act 1980 will be required. RECOMMENDATION C That if the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990 is not completed within six months of the date of the Committee resolution the Head of Environment and Planning be given delegated authority to REFUSE planning permission for the following reason:-

1. Inadequate provision has been made towards the provision of additional education infrastructure. Without this additional provision, existing infrastructure does not have sufficient capacity to cater for the development. As such the development does not accord with policy GDP2 of the Wrexham Unitary Development Plan.

______________________________________________________________


APPLICATION NO: P/2016 /0452 COMMUNITY: Gwersyllt WARD: Gwersyllt North

LOCATION: WERN FACH BOTTOM ROAD SUMMERHILL WREXHAM LL11 4TR DESCRIPTION: SINGLE STOREY SIDE AND REAR EXTENSION APPLICANT(S) NAME: MR A PAYNTER

DATE RECEIVED: 09/05/2016 CASE OFFICER: PF AGENT NAME: MR A PAYNTER

______________________________________________________________ P/2016/0452 THE SITE

PROPOSAL Planning permission is sought for the erection of a single storey extension to the side/rear of the existing dwelling to form an enlarged kitchen/dining area. The extension would represent a minor addition to the overall floor area of the dwelling, projecting approximately 2.2 metres from each relevant elevation with a hipped roof design.

Proposed extension


HISTORY P/2005/1153 Demolition of existing pair of semi-detached houses and

erection of 2 no. linked detached replacement dwellings including conversion of outbuildings as ancillary accommodation and repositioning access drive. Granted 05.12.2005

P/2006/1436 Alteration/extension over garage to form additional bedroom/en-suite. Granted 29.01.2007

P/2007/0227 Erection of detached garage. Granted 04.06.2007 DEVELOPMENT PLAN The site is located outside any defined settlement limit. Policies PS2, GDP1 and T8 of the Wrexham Unitary Development Plan are applicable. Guidance is also contained in Local Planning Guidance Notes 13 – Housing in the Countryside, 16 – Parking Standards and 20 – House Extensions. CONSULTATIONS Community Council: Gwersyllt Community Council objects to this

application on the grounds that the site forms part of the green barrier and is outside the settlement limit.

Local Member(s): Objects to the request for a side and rear extension on the grounds that it is outside of settlement.

Site notice: Expired 15.06.2016 Neighbouring occupiers: 1 neighbouring occupier notified. SPECIAL CONSIDERATIONS: Policy: The site is located outside any defined settlement limit but is not defined as Green Barrier. Householder developments are accepted in open countryside location and are considered in line with the policy contained in LPG13. Therefore, the position of the dwelling in the open countryside cannot be used as an automatic reason for refusal and each case must be dealt with on its own merits. LPG13 generally suggests that extensions to dwellings in such locations should not result in an increase of more than 1/3 of the existing floor area unless a high quality of design can be demonstrated whereby the impacts of the development upon the character of the open countryside are lessened. Visual Impact and amenity: The proposal represents a minor addition to this modern property. The existing dwelling was part of a scheme to replace two semidetached dwellings with two linked detached dwellings. Whilst I understand that the replacement dwelling represented an increase in the floor area of these


previous dwellings, permitted development rights were removed in order for the Council to control any future development. This proposal will result in a floor area increase of 15m2 (10%). I am satisfied that the scale and the design of this relatively minor extension can be well assimilated into the existing footprint. Its position and overall design is sympathetic to the character of the dwelling and the wider landscape character. The proposal will not impact upon the amenity of the neighbouring occupiers and I am further satisfied that adequate amenity space will remain for the future occupiers of the dwelling. Parking provision is not affected by the proposal. Conclusion: The proposed development accords with the guidance set out in relation to householder development in the open countryside. I therefore recommend accordingly. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 502/2 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. NOTE(S) TO APPLICANT You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate


consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050. All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises. The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. The applicant should adhere to the times given above wherever possible. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300. The proposed development lies within an area that has been defined by The Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place. It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing-distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action. Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com


If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority. ______________________________________________________________


APPLICATION NO: P/2016 /0522 COMMUNITY: Overton WARD: Overton

LOCATION: MACHINE HOUSE 6 PENYLLAN STREET OVERTON WREXHAM LL13 0EE DESCRIPTION: ERECTION OF NEW BRICK WALL AND CAST IRON GATE (1 M HIGH MAX) TO ENCLOSE FRONT GARDEN AREA APPLICANT(S) NAME: MR & MRS L SWIRE

DATE RECEIVED: 01/06/2016 CASE OFFICER: SEH AGENT NAME: MR KEITH MILLER

______________________________________________________________ THE SITE

PROPOSAL As above HISTORY None relevant

Proposed Enclosure


DEVELOPMENT PLAN The site is within settlement and Overton Conservation Area. UDP Policies PS2, GDP1 and EC7 apply. CONSULTATIONS Community Council: No objections. Local Member: Notified 03.06.2016 Highways: Object to the granting of planning permission

because the wall and garden area will encroach upon the public highway.

WACS: Consulted 03.06.2016 Site notice: Expired 27.06.2016 Press notice: Expired 01.07.2016 Other representations: 1 online objection received. This piece of land was

previously a weigh bridge. The proposed development would cause a serious obstruction on the highway.

SPECIAL CONSIDERATIONS Design and Conservation Area: The property is prominently located within Overton Conservation Area fronting Penyllan Street. The building is of late 18th Century character and was previously the Toll House for the Wrexham to Ellesmere Turnpike road. Front enclosures of brick, stone, railing and hedge are all evident in the Conservation Area and are a key character feature of the village. The design shown is to be a small brick wall with brick piers and a cast iron gate which is in keeping the character of the area and the layout enhances the symmetry of the property frontage. The brick and coping to be used will be important and should be reflective of historic building materials within the area. The submission of material samples for further approval will be secured by way of a planning condition Highways: Ownership of the land to be enclosed is disputed. The highway authority is of the view that this piece of land is adopted highway. The Applicant has submitted a copy of the Land Registry Title Absolute to demonstrate his sole ownership of the land and that there are no Rights of Way or Easements attached for the benefit of any other party. Matters of land ownership are not relevant planning considerations and planning permission can be granted irrespective of who owns the land. However, a note should be attached to any permission advising the applicant that a highway stopping up order may be required before development commences.


The highway authority have advised that should planning permission be granted, a condition should be attached limiting the height of the wall and any planting to a maximum of 1m above the level of the adjoining carriageway. Conclusion: I consider the proposed wall to be acceptable in terms of scale and design, and there is no significant impact upon visual or residential amenity. The enclosure is minor in nature and a footway in excess of 2 metres in width would remain outside of the development site in the interests of pedestrian movement. The development would preserve the character of the conservation area and I recommend accordingly. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. No part of the development shall commence until sample(s) of the brick and coping have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. No part of the wall, pier, or planting within the enclosed area shall exceed 1 metre in height above the level of the adjoining footway / carriageway. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. NOTE(S) TO APPLICANT The applicant is advised that a formal highway 'stopping up order' may be required prior to commencement of the works hereby approved. For further guidance on this matter, please contact the highway authority on 01978 729644. All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises.


The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution. The applicant should adhere to the times given above wherever possible. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300. ______________________________________________________________


APPLICATION NO: P/2016 /0531 COMMUNITY: Coedpoeth WARD: Coedpoeth

LOCATION: ADWY GRANGE TANLLAN LANE COEDPOETH WREXHAM LL11 3EL DESCRIPTION: DEMOLITION OF EXISTING STABLES AND OUTLINE PLANNING APPLICATION TO ERECT 1 NO DWELLING APPLICANT(S) NAME: MR & MRS M DIXON

DATE RECEIVED: 06/06/2016 CASE OFFICER: MP AGENT NAME: L S PLANNING LIMITED MR LESLIE SMITH

______________________________________________________________ THE SITE

PROPOSAL As above. All matters are reserved for subsequent approval.

Application site and position of existing stable


HISTORY COE 16639 Erection of stable block. Granted 17.8.89 DEVELOPMENT PLAN Outside of settlement limit, within Green Barrier. Policies PS1, GDP1, EC1, EC6 and H5 apply. CONSULTATIONS Community Council: No objections;

- We welcome this application which will add modestly to the residential accommodation in the village. The site appears to be invisible to its neighbours and is barely visible from the road through the existing gateway. This together with the underground mains services contributes to clean sight-lines and views, avoiding detriment to the area;

- Again as with other residential applications, we welcome this outline application which will help to support the forty or so shops in the village serving our population of 7,200.

Local Members: Notified 7.6.16 Highways: It is possible to achieve required visibility with minor

trimming of existing hedges. Adequate off road parking and turning is demonstrated. Conditions recommended.

Public Protection: Planning conditions required in respect of contamination remediation and times of construction.

Welsh Water: Since the proposal will use an alternative to mains drainage, the applicant should seek advice from NRW and/or the Building Regulations Authority.

NRW: Have made the following comments: - The bat survey is satisfactory for the purposes of

informing the planning decision making process. The bats or their roosts will not be affected by the proposed scheme;

- It is noted that the means of foul drainage have not been identified. The applicant should be made of government guidance.

Site Notice: Expired 1.7.16 SPECIAL CONSIDERATIONS Background: The proposed dwelling will replace an existing stable building. Planning permission to erect a stable on the land was granted in 1989 however the existing building differs from the approved plans both in terms of in size and some external details. A conservatory type structure has also been added to


the southern end of the building. Whilst not benefiting from planning permission, the extant building appears to have been on site in its current form for at least 10 years so is lawful. Policy: The site lies outside of a settlement limit and within a Green Barrier. Policy H5 of the UDP only allows for residential developments outside of settlement limits where the proposals involve the conversion of a suitable building, the subdivision of an existing house, infilling, small affordable housing schemes on the edge of settlements and dwellings for rural workers. The proposals do not meet any of these criteria and therefore conflicts with the policy. Whilst policy H10 allows for the erection of replacement dwellings there are no UDP policies that allow for buildings used for other purposes to be demolished and replaced by dwellings. Outline permission is sought with all matters reserved for subsequent approval, however indicative details suggest the dwelling would be single storey and have a larger footprint and higher roof than the existing building. The plans also suggest that existing boundary treatment would be retained. Whilst the size and form on the dwelling shown on the indicative plans would help limit the impact of it on the wider rural landscape, this does not overcome the objections to the development on planning policy grounds. Indeed PPW (paragraph 9.3.6) advises that the fact that a single house on a particular site would be unobtrusive is not, by itself, a good argument in favour of permission; such permissions could be granted too often, to the overall detriment of the character of an area. Green Barrier: Planning Policy Wales advises that the erection of new buildings in Green Wedges (which are synonymous with UDP Green Barriers) is inappropriate development unless it is for the following purposes:

• justified rural enterprise needs; • essential facilities for outdoor sport and outdoor recreation, cemeteries,

and other uses of land which maintain the openness of the Green Belt or green wedge and which do not conflict with the purpose of including land within it;

• limited extension, alteration or replacement of existing dwellings; • limited infilling (in those settlements and other development sites which

have been identified for limited infilling in the development plan) and affordable housing for local needs under development plan policies; or

• small scale diversification within farm complexes where this is run as part of the farm business.

There is no provision within either PPW or Policy EC1 for non-residential buildings within Green Barrier/Wedges to be replaced by new dwellings. The proposal is therefore inappropriate development. By virtue of the fact that it will be larger than the existing building, the proposed dwelling will also harm the openness of the Green Barrier


Housing Land Supply: Planning Policy Wales (paragraph 9.2.3) requires Local Planning Authorities to ensure that sufficient land is genuinely available or will become available to provide a 5 year supply of land for housing. In accordance with Technical Advice Note (TAN) 1: Joint Housing Land Availability Studies (2015), because the UDP plan period has now expired Wrexham is unable to demonstrate whether it has a 5 year housing land supply or not. In such circumstances TAN1 (paragraph 6.1) advises that the need to increase supply should be given considerable weight when dealing with planning applications, provided that the development would otherwise comply with development plan national planning policies. In this instance there is a clear conflict with both local and national planning policies. Granting permission for this development would undermine the objectives of local and national policy to strictly control development in the countryside and within Green Barriers. As such the lack of adequate housing land supply is not a valid reason to depart from the provisions of the UDP in this instance, particularly given the very small impact a single dwelling will have on increasing that supply. Amenity: The proposed dwelling would be in the region of 40 metres from Adwy Grange and nearly 70 metres from Adwy Farmhouse. I am therefore satisfied it would be possible to erect a dwelling on the site without adversely impacting upon the standard of amenity afforded to the occupiers of both properties. The indicative plan also confirms that adequate private amenity/garden space can be provided for the proposed dwelling. Access and Parking: The indicative plan shows the existing access to the stables being retained to serve the dwelling. Subject to some minor work to trim hedges close to the access, adequate visibility can be provided. Sufficient space is also available within the application site to provide off-road parking and turning. Other matters: I recognise that housing developments could help support local businesses by way of additional custom, however the benefits derived from a single dwelling will be relatively modest and insufficient to outweigh the significant conflict with local and national planning policy. CONCLUSION The site lies outside of a settlement limit and within a Green Barrier. The proposal is inappropriate development for sites located within, and will harm the openness of, the Green Barrier. The proposals therefore conflict with UDP policies PS1, EC1 and H5. RECOMMENDATION: That permission be REFUSED


REASON(S) 1. The site lies outside of a settlement limit and within a Green Barrier. The proposal is inappropriate development for sites located within, and will harm the openness of, the Green Barrier. The proposals therefore conflict with UDP policies PS1, EC1 and H5. ______________________________________________________________


APPLICATION NO: P/2016 /0552 COMMUNITY: Rhos WARD: Ponciau

LOCATION: CAR PARK RHOS RECREATION GROUND CLARKE STREET PONCIAU WREXHAM LL14 1RT DESCRIPTION: RETENTION AND CONTINUED USE OF STEEL STORAGE UNIT FOR A PERIOD OF 5 YEARS (PREVIOUSLY GRANTED UNDER CODE NO P/2011/0535) APPLICANT(S) NAME: MR DAVID PARRY

DATE RECEIVED: 13/06/2016 CASE OFFICER: MP AGENT NAME: MR DAVID PARRY

______________________________________________________________ THE SITE

PROPOSAL As above.

Approximate position of steel storage container


HISTORY P/2007/1203 Siting of steel storage unit (In Retrospect) Granted

07.01.2008 P/2008/1286 Renewal of temporary permission Code No. P/2007/1203

for the siting of 40’ steel storage container. Granted 02.02.2009

P/2011/0535 Retention of steel storage unit (Previously granted under Code No. P/2008/1286). Granted 5.9.2011

DEVELOPMENT PLAN Within settlement limit. Policy GDP1 applies. CONSULTATIONS Community Council: Consulted 14.6.16 Local Members: No concerns at this stage. Public Protection: No comments. Highways: Consulted 14.16.16 Site Notice: Expired 8.7.16 Neighbours: The owners/occupiers of 4 nearby properties notified

17.6.16. 1 representation received expressing the following concerns: - Teenagers climbing onto the roof of the container

and have entered our property via this route; - Damage to our property, including the boundary

hedge; - The container has been there for 8 years

although it was supposed to be temporary; - Do not want it there for another 5 years; - It is unsightly.

SPECIAL CONSIDERATIONS Background: The steel container has been on site since 2007 and is used to store equipment for a football club – Rhos Aelwyd FC. The container has benefitted from 3 previous temporary permissions. The applicant has indicated that this is likely to be the last time that temporary permission will be sought because negotiations are being undertaken regarding the erection of new changing facilities that will include permanent storage facilities. Appearance: Whilst it would be preferable for there to be a purpose built permanent structure for storage on site, the container is located in the corner of a small hard surfaced area, is dark green in colour and in a reasonable well maintained condition. Due to the existing vegetation and boundary treatments


the container it is not highly visible from the adjacent road, although can be seen from the recreation areas to the north east and south. However give its relatively discreet location as well as its colour it does not have a significant or detrimental impact upon the locality. Amenity: The container is around 4 metres from the boundary hedge of the nearest residential property, Bro Heulog, 44 Clarke Street. It therefore does not adversely affect the standard of amenity afforded to neighbouring occupiers. Other considerations: The occupier of the neighbouring property has commented on anti-social behaviour issues including teenagers accessing the roof of the container, unwanted access as well as damage to their property, including damage to the approximately 2.5m high hedge that encloses their boundary. Access to the roof of the container can be discouraged by way of anti-climb paint. A condition to require this will be attached. Given its distance from the boundary hedge, it is very unlikely that the container is the cause of unwanted access or damage to the neighbouring property nor is its retention likely to make it more vulnerable to unwanted access or damage. CONCLUSION The storage container is discretely located within the park and once a permanent building for storage is provided it will be no longer be required and can be removed. I appreciate that it has been on site for lengthy period of time already but this is likely to be due to difficulties in securing the necessary funding/agreements in respect of a permanent building. I consider it reasonable to grant planning permission for a further temporary period, which acknowledges the fact that it is not ideal for a structure of this type to be sited on the land on a permanent basis yet recognising that there are storage requirements associated with Rhos Aelwyd FC’s use of the ground. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The use of the building shall cease and be abandoned before 30 June 2021. The building together with any hard standing, base or slab upon which it stands shall be completely removed and the land restored to its previous condition not later than one month after that date. 2. Within one month of the date of this permission anti climb paint shall be applied around the top of the storage container from a height no lower than 2.4 metres measured from ground level.


REASON(S) 1. Having regard to its design and materials of construction, planning permission would not normally be granted in respect of temporary buildings in this location. Permission has been granted in this instance solely to allow the applicant adequate time to seek permanent, satisfactory accommodation. 2. To discourage access to the roof of the container and associated anti-social behaviour ______________________________________________________________


APPLICATION NO: P/2016 /0553 COMMUNITY: Gresford WARD: Gresford East & West

LOCATION: 25 HOLLYFIELD GRESFORD WREXHAM LL12 8HD DESCRIPTION: SINGLE-STOREY FLAT ROOF GARAGE EXTENSION (IN RETROSPECT) APPLICANT(S) NAME: MR D OSBORN

DATE RECEIVED: 13/06/2016 CASE OFFICER: SEH AGENT NAME: MR D OSBORN

______________________________________________________________ THE SITE

PROPOSAL As above HISTORY P/2016/0007 Single-storey garage extension to rear and new front porch. Granted 02/02/2016

Application Site


DEVELOPMENT PLAN The site is within settlement. UDP Policies PS2 and GDP1 apply. Local Planning Guidance Notes Nos. 20 – House Extensions and 21 – Space around Dwellings are also relevant. CONSULTATIONS Community Council: No comments. Local Member: Notified 14.06.2016 Site notice: Expired 08.07.2016 Other representations: 1 letter of objection received raising the following

concerns: • The flat roof is not in keeping with existing

garages on this estate; • The structure is overpowering the adjacent

dwelling; • The adjacent car port now floods; it never flooded

before the development took place. 1 letter of support received raising the following:

• The development is a big improvement on the old asbestos garage that was there previously.

SPECIAL CONSIDERATIONS Background: Planning permission was granted earlier this year (P/2016/0007) for the demolition of a flat roof garage and erection of a pitched roof replacement garage. The new garage was subsequently built with a flat roof rather than the pitched roof as was approved, and this application is made in retrospect to obtain permission for the amended (flat roof) design. Design and residential amenity: The garage has been constructed utilising matching materials and is in keeping with, and sympathetic to, the character and appearance of the existing dwelling and surrounding area. There are no windows proposed for the side elevation facing North West which will avoid any loss of privacy to the adjacent dwelling (to be secured by condition). The garage is sufficient distance from the adjacent properties to safeguard against issues of loss of light, and the garage does not over dominate either the existing or adjacent dwellings. The development accords with the guidance contained within LPGN No.21 ‘Space around Dwellings’ and separation distance requirements are met. An image of the garage is shown below.


Garage when viewed from street

Other matters: Matters relating to the potential cause of flooding to the neighbouring dwelling are not relevant planning considerations as these are private matters between landowners. However, no evidence has been provided to substantiate any claim that the new garage has caused the neighbouring driveway to flood. Conclusion: I consider the garage to be acceptable in terms of scale and design, and there is no significant impact upon visual or residential amenity. The development is in accordance with the Council’s adopted policies and guidance and I recommend accordingly. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. With the exception of those shown on the approved plan and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that

Garage


Order with or without modification) no windows or other openings shall be inserted in any elevation of the building facing North West. REASON(S) 1. To protect the amenities of the occupiers of nearby properties.

______________________________________________________________


LIST OF DELEGATED DECISIONS ISSUED WRO P/2015/0890 GRANTED 23/06/2016

FORMER SITE OF BROTHER INDUSTRIES, CROESNEWYDD ROAD, WREXHAM, LL13 7YP

RESIDENTIAL DEVELOPMENT COMPRISING 79 DWELLINGS ASSOCIATED ROADS AND OPEN SPACE

WRR P/2016/0308 GRANTED 24/06/2016

2A CHESTER STREET, WREXHAM, LL13 8BD

CHANGE OF USE AND CONVERSION OF TWO OFFICE UNITS INTO THREE RESIDENTIAL UNITS

GRE P/2016/0330 GRANTED 27/06/2016

CAIA FARM, OLD WREXHAM ROAD, GRESFORD, WREXHAM, LL12 8UA

APPLICATION FOR LAWFUL DEVELOPMENT CERTIFICATE FOR EXISTING USE OF VACANT PROPERTY (FORMERLY KNOWN AS CAIA FARM COTTAGE) AS A DWELLING HOUSE (USE CLASS C3)

BRO P/2016/0345 REFUSED 11/07/2016

POOLMOUTH CHAPEL, DAISY ROAD, BRYNTEG, WREXHAM, LL11 6LG

CHANGE OF USE FROM DWELLING (USE CLASS C3) TO RESIDENTIAL INSTITUTION (USE CLASS C2) (HOME FOR 5 YOUNG PEOPLE - SUPPORTED BY TEAM OF STAFF)

BRN P/2016/0388 WITHDRAWN 08/07/2016

LAND WEST OF AND ADJOINING, GRAIG COTTAGE, STATION ROAD, BANGOR ON DEE, WREXHAM, LL13 0AB

OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT (17 DWELLINGS) AND NEW ACCESS

PEN P/2016/0389 GRANTED 29/06/2016

AFONEITHA PLAYING FIELDS, AFONEITHA ROAD, PEN Y CAE, WREXHAM, LL14 2NG

SITING OF PORTACABIN FOR USE AS KITCHEN, FIRST AID ROOM AND WC FACILITIES, CONSTRUCTION OF COVERED LINK ACCESS AND USE OF EXISTING PORTACABIN AS SPECTATOR SHELTER

BRN P/2016/0393 WITHDRAWN 27/06/2016

LODGE COTTAGE, DRURY LANE, TY BROUGHTON, WREXHAM, SY13 3BE

MATERIAL CHANGE OF USE OF LAND FROM DOMESTIC TO A MIXED USE OF DOMESTIC AND FOR THE STATIONING OF A SINGLE HOLIDAY CARAVAN (SHEPHERDS HUT)

CHI P/2016/0406 GRANTED 27/06/2016

64 CHURCH VIEW, CHIRK, WREXHAM, LL14 5PF

TWO STOREY SIDE EXTENSION AND EXTENSION TO FRONT OF DWELLING

CEF P/2016/0421 GRANTED 27/06/2016

HOLLY BUSH INN, WELL STREET, CEFN MAWR, WREXHAM, LL14 3AE

ERECTION OF SANDSTONE BOUNDARY WALL (36" HEIGHT) ALONG SECTION OF OXFORD STREET

GWE P/2016/0446 GRANTED 27/06/2016

CARA DAVLIN, GLANLLYN ROAD, BRADLEY, WREXHAM, LL11 4BB

BLOCK UP EXISTING FRENCH DOOR AND WINDOW TO REAR ELEVATION AND INSERT NEW WINDOW TO SIDE ELEVATION


MAR P/2016/0450 GRANTED 04/07/2016

THE BARN, COCK BANK LANE, MARCHWIEL, WREXHAM, LL13 0SU

EXTENSION AND ALTERATIONS AND ERECTION OF CAR PORT

HOL P/2016/0457 GRANTED 05/07/2016

6 CASTLE MEWS, HOLT, WREXHAM, LL13 9XY

REMOVAL OF EXISTING CONSERVATORY AND REPLACEMENT WITH NEW GARDEN ROOM EXTENSION

RHO P/2016/0458 PENDING

LAND NORTH OF INGLENEWKE, NORTH ROAD, PONCIAU, WREXHAM, LL14 1HF

OUTLINE PLANNING APPLICATION TO ERECT 1 NO DETACHED DWELLING WITH ASSOCIATED PARKING AND NEW ACCESS

HOL P/2016/0462 GRANTED 27/06/2016

THE BUNGALOW, OFF CHURCH STREET, HOLT, WREXHAM, LL13 9JR

CUT DOWN AND COMPLETELY REMOVE 5 NO CYPRESS LEYLANDII TREES OF VARYING SIZES LOCATED AT VERY FRONT OF PROPERTY (PROTECTED BY HOLT CONSERVATION AREA)

WRA P/2016/0464 GRANTED 27/06/2016

34 GLYN AVENUE, WREXHAM, LL12 8DF

EXTENSION TO PROVIDE LIVING ROOM, HALL, GARAGE AND SHED

WRA P/2016/0467 GRANTED 27/06/2016

1 WESTMINSTER CLOSE, WREXHAM, LL12 7AY

CONSERVATORY EXTENSION

LLA P/2016/0470 GRANTED 27/06/2016

PULFORD HOUSE, 3 MEADOW BARNS, LLAY ROAD, LLAY, WREXHAM, LL12 0TH

LISTED BUILDING CONSENT FOR REPLACEMENT OF EXISTING WINDOW

WRC P/2016/0471 GRANTED 27/06/2016

BERRCA, 2 HAVARD WAY, WREXHAM, LL13 9LP

TWO STOREY SIDE EXTENSION

RUA P/2016/0472 GRANTED 27/06/2016

THE OLD CROSS FOXES, CHURCH STREET, RUABON, WREXHAM, LL14 6DS

ERECTION OF GARDEN SHED

CHI P/2016/0474 GRANTED 27/06/2016

GLYN WYLFA, CASTLE ROAD, CHIRK, WREXHAM, , LL14 5BS

REMOVE IVY OFF ALL 4 PINE TREES TREE NO 1 - REMOVE BRANCH HANGING OVER NEIGHBOURING GARDEN TREE NO 2 - REMOVE BRANCH OVER NEIGHBOURING GARDEN. REMOVE 2 M OFF BRANCH TOWARDS BUILDING TREE NO 3 - REMOVE BRANCH OVER NEIGHBOURING GARDENS. REMOVE 2M OFF BRANCH TOWARDS BUILDING TREE NO 4 - REMOVE BRANCH OVER NEIGHBOURING GARDEN (PROTECTED BY CHIRK CONSERVATION AREA)


BRY P/2016/0476 GRANTED 27/06/2016

PEN Y GARTH RESIDENTIAL CARE HOME, PLEASANT LANE, BRYMBO, WREXHAM, , LL11 5DH

EXTENSIONS AND ALTERATIONS TO EXISTING CARE HOME AND RE-CLAD EXISTING ANCILLARY BUILDING

GLY P/2016/0479 GRANTED 27/06/2016

BRYN ARDDYN, PEN Y BRONGYLL FARM ROAD, NANTYR, WREXHAM, LL20 7DH

TWO STOREY EXTENSION TO FORM GRANNY ANNEXE AND ERECTION OF CAR PORT

GWE P/2016/0497 GRANTED 27/06/2016

FIELD VIEW, TJS STORES, GLANLLYN ROAD, BRADLEY, WREXHAM, LL11 4BB

FIRST-FLOOR LOUNGE EXTENSION TO SIDE

MAR P/2016/0508 GRANTED 29/06/2016

BRYN Y CABANAU FARM, WREXHAM ROAD, MARCHWIEL, WREXHAM, , LL13 0SR

SINGLE STOREY REAR EXTENSION

GRE P/2016/0515 GRANTED 11/07/2016

42 ANNEFIELD PARK, GRESFORD, WREXHAM, LL12 8NR

CONVERSION OF LOFT AND INSERTION OF NEW WINDOWS IN ROOF INCLUDING 2 DORMER WINDOWS

BRY P/2016/0517 GRANTED 05/07/2016

WREXHAM BRYMBO SQUASH CLUB, COLLEGE HILL, BRYMBO, WREXHAM, LL11 5TF

EXTENSION AND ALTERATIONS TO SQUASH CLUB

OVE P/2016/0518 GRANTED 11/07/2016

CANDLEWICK COTTAGE, SALOP ROAD, OVERTON, WREXHAM, LL13 0EH

INSTALLATION OF FIRST FLOOR DORMER WINDOW TO MATCH EXISTING AND CANOPY PORCH TO FRONT

COE P/2016/0520 GRANTED 11/07/2016

LAND TO THE REAR OF, 79 HIGH STREET, COEDPOETH, WREXHAM, LL11 3UG

ERECTION OF DETACHED DWELLING WITH ASSOCIATED PARKING AND DETACHED DOUBLE GARAGE

HAN P/2016/0526 GRANTED 11/07/2016

PEAR TREE HOUSE, HALGHTON LANE, HALGHTON, HANMER, WREXHAM, SY13 3DU

ERECTION OF TWO BAY OAK FRAMED GARAGE WITH LOG STORE

WRR P/2016/0529 GRANTED 11/07/2016

14 HOLYROOD CRESCENT, RHOSDDU, WREXHAM, LL11 2EN

SINGLE STOREY REAR EXTENSION

WRR P/2016/0538 GRANTED 11/07/2016

27 SOUTHLEIGH DRIVE, GARDEN VILLAGE, WREXHAM, LL11 2HZ

ALTERATIONS AND EXTENSIONS TO FORM 2 NO BEDROOMS AND ENSUITE


CHI P/2016/0539 GRANTED 13/07/2016

CHIRK RECREATION GROUND, STATION AVENUE, CHIRK, WREXHAM, , LL14 5LS

3 NO OAK TREES FOR REMOVAL OF PRUNING STUBS OAK AND CHESTNUT, ADJACENT TO CCTV TO REDUCE CROWN BACK TO BOUNDARY FENCE HORSE CHESTNUT (MULTI-STEMMED) TO FEEL TO GROUND LEVEL AND REPLACE 7 NO LIME TREES TO CROWN RAISE TO 2.0 M

WRA P/2016/0541 GRANTED 11/07/2016

134 OAK DRIVE, WREXHAM, LL12 7NN

TWO STOREY SIDE EXTENSION TO FORM GARAGE WITH BEDROOM / ENSUITE OVER AND PITCHED ROOF OVER EXISTING PORCH AND BAY WINDOW

ROS P/2016/0555 GRANTED 11/07/2016

24 HARWOODS LANE, ROSSETT, WREXHAM, LL12 0HB

SINGLE-STOREY REAR EXTENSION

Documents

Application site - moderngov.wrexham.gov.ukmoderngov.wrexham.gov.uk/documents/s5971/Plan DC... · P/2011/0072 Erection of agricultural building for storage of hay and ... will be