old.wrexham.gov.ukold.wrexham.gov.uk/MinutesData/Planning/Reports/CPLO2409.doc.pdf · Page No 4 REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 ern y unit is referred to as Plot

AGENDA ITEM NO. REPORT TO:

Planning Committee

REPORT NO.

CPLO/24/09

DATE:

6 July 2009

REPORTING OFFICER:

Chief Planning Officer

CONTACT OFFICER:

Bob Dewey (Ext 2470)

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.

Page No 1

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009

Community Code No Applicant Recommendation Page Nos

ISY

P/ 2008/0992 KINGMOOR PARK PROPERTIES LTD

GRANT 3 – 18

ISY

P/ 2008/0993 KINGMOOR PARK PROPERTIES LTD

REFUSE 19 – 30

HOL

P/ 2008/1200 MR PAUL DUNN GRANT 31 – 35

HOL

P/ 2009/0218 THE WREXHAM EDUCATION FOUNDATION

GRANT 36 – 39

HOL

P/ 2009/0281 C/O HORNER DESIGNS MR BRIAN PIGGOTT

GRANT 40 – 43

COE

P/ 2009/0291 MR MARC JONES GRANT 44 – 48

GLY

P/ 2009/0301 MESSRS JONES BROTHERS

GRANT 49 – 54

CHI

P/ 2009/0340 MR WAYNE REESE GRANT 55 – 57

OVE

P/ 2009/0359 MR PAUL SCOTT-DAVIES

REFUSE 58 – 60

ROS

P/ 2009/0375 MR MILES DAVIDSON

GRANT 61 – 65

ISY

P/ 2009/0388 MR & MRS J E MORRIS

REFUSE 66 – 68

RHO

P/ 2009/0389 HMC PET CARE MRS HELEN CZERNIAK

REFUSE 69 – 71

GWE

P/ 2009/0398 MR M KIRKPATRICK GRANT 72 – 74

WRO

P/ 2009/0402 MR BRIAN WICKS GRANT 75 – 78

WRR

P/ 2009/0405 TRAILWALK LTD GRANT 79 – 85

WRO

P/ 2009/0408 MR P BENNETT GRANT 86 – 90

WRO

P/ 2009/0410 MRS YASMIN QURESHI

REFUSE/GRANT 91 – 94

RHO

P/ 2009/0420 MRS JULIE SELVEY GRANT 95 – 99

WRC

P/ 2009/0425 MR TIMOTHY THOMAS

GRANT 100 – 104

LLA

P/ 2009/0438 MR DARREL EVANS GRANT 105 – 109

WRA

P/ 2009/0459 NUNNDALE LTD GRANT 110 - 114

Total Number of Applications included in Report: 21

Page No 2

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 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.

Page No 3


APPLICATION NO: P/2008 /0992 COMMUNITY: Isycoed WARD: Holt

LOCATION: LAND AT BRYN LANE WREXHAM INDUSTRIAL ESTATE WREXHAM DESCRIPTION: OUTLINE APPLICATION FOR B1/ B2/ B8 DEVELOPMENT INCLUDING MEANS OF ACCESS. APPLICANT(S) NAME: KINGMOOR PARK PROPERTIES LTD

DATE RECEIVED: 10/09/2008 CASE OFFICER: JGK AGENT NAME: HOW PLANNING LLP

______________________________________________________________SITE Land at the former Owens Corning Fibreglass, to the east of Bryn Lane.

P/2008/0993

P/2008/0992

PROPOSAL The proposal is one of two applications:

1. P/2008/0992 (this application) – applies to the southern site. It is located off the existing access to the TDG complex on the eastern side of Bryn Lane, to the south of the TDG access road.

Page No 4

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 ern

y unit is referred to as Plot 3A. It is a mixed B2/B8 ess

expansion to the adjacent TDG complex. It is located off the existing

have been reserved for ubsequent approval. An Indicative Plan has been submitted showing how

(see plan over the page).

tional

eat and Mitigation

ormation was later submitted reviewing the Landscape and isual Appraisal and Landscape and Ecology Management Framework

concluding that there would be no ignificant environmental impacts that would justify a decision to require an

tal Impact Assessment.

Withdrawn. /2007/0282 New access road for light industrial units. Refused 01/05/07

2. P/2008/0993 (next report on agenda)– applies to the much larger northsite comprising of two separate units:

• The most northerlfactory and warehouse development. This site will have a new acconto Bryn Lane.

• The central unit is a B8 warehousing unit to be constructed as an

access to the current TDG complex, to the north of the TDG access road. This report relates to the first application (P/2008/0992) an outline application for the erection of B1/B2/B8 development including means of access. Landscaping, siting, design and external appearance sthe site may be developed Supporting Information The application is accompanied by an Indicative Site Layout and ElevaDrawings, a detailed letter of support (planning statement) together by detailed appraisals and statements on Design and Access, Transport, Arboricultural Implication, Visual Impact, Drainage, Geo-Environmental, Air Quality, Noise and Vibration. An Extended Phase 1 Habitat Survey, GrCrested Newt Survey, Bird Census and Mitigation, Bat Survey Strategy, Lesser Silver Beetle/Butterfly Surveys. The submission also includes a Landscape and Ecology Management Framework. Additional infVdocuments. Screening Opinion A Screening Opinion (Town and Country Planning [Environment Impact Assessment][England and Wales] Regulations 1999) was adopted on 15 August 2008 assessing the proposalsEnvironmen HISTORY

P/2005/0334 Outline application for industrial/employment development.

P

Page No 5


Additional area of ecological mitigation

New access roadExisting junction and access road to

existing TDG units

Bryn Lane

Indicative Layout Plan

Page No 6

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN The site is located within the settlement limit of Wrexham Industrial Estate. UDP policies: PS1 (strategic provision of development within settlement/ employment areas), PS2, GDP1 a) and EC4 (quality of development, landscape and natural environment), PS11, GDP1 h) and EC6 (ecology), GDP1 f) (noise, dust etc), GDP1 d) and J8, (highways and parking provision), PS3 (development of brownfield land).

Local Planning Guidance Notes 7 – Landscape and Development, 15 – Cycling, 16 – Parking Standards, 17 – Trees and Development, 22 – Planning for Sustainable Development, 24 – Designing out Crime and 26 – Landscaping and Industrial Development and 29 – Wrexham Industrial Estate: Employment Development and Nature Conservation also refer.

CONSULTATIONS Community Council: Does not object to the proposals but would wish to

retain the mature trees on the site. Local Member: No objection as the site lies within settlement limit

for Industrial Estate. Highways: No objection to the proposal, subject to conditions

being placed on the decision. Developer to provide funding towards new bus service along Bryn Lane. Provide a Final Travel plan and construct a footpath along the frontage of the site

Economic Development: Strongly supports the application. It will help to promote and improve the commercial and financial attractiveness of the area, would suggest a commercial confidence in the area at a time of general economic difficulty. Against this background it is considered of paramount importance that this development takes place.

Public Protection: No objections, in principle, contamination issues will require investigation.

Welsh Water: Have had pre-application discussion with the applicant and have advised that upsizing of the public sewerage is required.

No objection to the proposal subject to the upsizing of the public sewerage prior to connection, request conditions to be placed on any permission.

Environment Agency: The site lies on a major aquifer and as such conditions are required in relation to groundwater and contamination.

CCW: The proposed development does not affect any statutory site, however Great Crested Newts are present on site and appropriate licences will be required. Welcome the principles of the mitigation proposals submitted however further information is required in relation to mitigation measures.

Page No 7

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Press Notice: Expired 24.10.08. Site Notice: Expired 29.10.08. Other representations: Letters sent to nearby properties 23/09/08 SPECIAL CONSIDERATIONS Policy: The site is shown in the UDP as unannotated vacant land located within the limits of Wrexham Industrial Estate. The principle of employment development is accepted (UDP Policy PS1 and E4 apply). A Proposed Site Plan (Drawing Ref PL13) has been submitted which includes an indicative site layout. The issues relating to this proposal are how it complies or not with the more detailed considerations in relation to UDP Policies PS2 – landscape character and quality of the natural environment, PS11 –improvement of biodiversity value, GDP1 – detailed site assessment, EC4 – conservation and management of natural features including wildlife, addition of planting to enhance landscape character and unacceptable loss/significant damage from development, EC6 – biodiversity conservation and T9 – adequate parking, public transport and proximity to local services. Initial comment: The application seeks approval of the proposed uses and the means of access. All other matters are reserved for further consideration. The illustrative plan (above) is useful to allow an understanding of what is likely to be the form of the detailed submission later. Issues such as ensuring adequate areas for parking and turning, appropriate vegetation retention / mitigation planting and ensuring appropriate ecological mitigation need to be addressed. These issues need to be considered at the outline stage to be certain that measures can be adequately addressed. Highways: The application seeks approval of the means of access. It is proposed to serve the development site off the existing access off Bryn Lane, which currently serves the existing TDG business. The submitted Transport Assessment is acceptable. It proposes to carry out improvements to the existing access by providing a right hand turning lane along Bryn Lane. The draft Travel Plan submitted as part of the Transport Assessment is acceptable as an interim Travel Plan. It is recommended that a final Travel Plan be submitted for further approval to ensure sustainable transport is maximised with an emphasis on the promotion of cycling and car sharing etc. To further encourage sustainable travel the developer is required to make a financial contribution towards the provision of upgrading public transport facilities to serve Bryn Lane. The submitted layout plan details a 2.0m wide footway along the frontage to the south of the existing access serving the TDG site. It is important that this pavement extends to a point opposite the existing footway on the opposite side of Bryn Lane, which would benefit any pedestrians wishing to exit the site in the southerly direction. A 2m pavement is also required in a northerly direction to the north end of the existing lay-by. Conditions are attached to ensure:

• The proposed access providing visibility splays of 2.4 x 120m in both directions in accordance with TAN 18 - Transport.

• Parking provision in accord with LPGN 16 – Parking Standards.

Page No 8

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • A 2.0m wide footway provided:

- along the frontage to the south of the existing access serving the TDG site extending up to a point opposite the existing footway on the opposite side of Bryn Lane and

- in a northerly direction to allow pedestrian access to the proposed location of the new bus stop

• Provision of details of the proposed modifications to the existing access intended to serve the proposed development site off Bryn Lane including the provision of a right hand turning lane

• Provision of a Final Travel Plan Landscape: Following a number of meetings with the applicant/agent an indicative master plan has been submitted to demonstrate that the site’s landscape objectives and policy requirements could be met. It demonstrates the retention of trees to the western and northwestern boundary. I now consider that the proposal in its current form would allow for the conservation of the significant landscape features of the site and provide an appropriate visual character, amenity and setting to development - subject to the future consideration of the detailed proposals. Assessment of the revised indicative masterplan shows that the proposal has the potential to fully support the Council’s landscape related UDP policy and planning guidance.

I consider that as the new road (within the site) would occupy a gap within the frontage vegetation would minimise disturbance to existing vegetation and be acceptable. The sight lines to the west of the site entrance would not adversely affect the retention of important boundary trees. Ecology: An Extended Phase I Habitat and several ecological surveys were submitted with the application. In relation to this development site it is acknowledged that ‘ … as a result of the proposed development …. there will be a loss of terrestrial habitat for (g c newts) which without any mitigation will result in a negative effect’. A number of discussions have taken place with the applicant/agent to resolve this issue. The Ecology and landscape management Framework outlines the proposed mitigation and compensation proposals. The compensation area has been substantially increased and now represents 40% of the total developable area (see Plan No 2 - area of land to the southeast). There will be some additional habitat surrounding the development. This will provide refuge areas and green corridors for protected species post-development, to ensure continued ecological functionality within and around the site.

The ecological mitigation strategy details measures for: • Areas of mitigation such as log piles and hibernacula and wildlife links

through and around the site, which will be managed for species diversity, • Protection and exclusion of protected species from entering the

development area prior to site clearance and development works. • Pond creation and enhancement schemes, as well as measures to allow

the migration and dispersal of species throughout the site and surrounding area.

• Construction of badger and amphibian tunnels, plus amphibian exclusion fencing to direct animal movement around the site.

Page No 9

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • A bird nest box scheme as well as native hedgerow planting on parts of

the site.

Conditions are also attached to ensure that the areas of ecological mitigation (habitat creation / enhancement are secured and that an ecological management plan and method statement are submitted for further approval.

I am now satisfied with the economic justification / mitigation strategy provided for the expansion and development of this site. The management of the ecological mitigation land shall be undertaken in perpetuity by a competent nature conservation organisation that has proven skills and abilities in ecological land management – to be secured by a s106. Conclusion: I consider that, following significant revisions to the submission, the proposed redevelopment is in accord with adopted Unitary Development Plan policies and the relevant Guidance Notes. There are certainly issues that need addressing in detail, which will need to be dealt with by further submissions. I consider that upon completion of the s106 permission may be granted subject to conditions. RECOMMENDATION A That the Council and applicant enter into an Obligation under Section 106 of the Town and Country Planning Act 1990, requiring the:

Establishment of a management body which, along with the applicant, will oversee:

- the long term management of the mitigated land as identified in the Ecology Mitigation Plan (Drawing No D1792.007B – 08/05/09) and supported by the proposed Ecological Management Plan and Method Statement;

- the long term maintenance / management of all existing and proposed amenity / landscape features as shown on Drawing No D1792.007B – 08/05/09 and supported by the proposed Landscape Management Plan; and

- the implementation, ongoing management and monitoring of the interim and proposed Travel Plan (which shall make financial provision towards any identified shortfall in the provision of upgrading public transport facilities)

That the Chief Planning Officer is given delegated authority to determine the final form and content of the obligation. RECOMMENDATION B That planning permission be granted on completion of the above Obligation subject to the following conditions:- P/2008 /0992 CONDITION(S) 1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced:

Page No 10

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 a. the siting of the building(s) b. the design of the building(s) c. the external appearance of the building(s) d. the landscaping of the site. 2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved. 3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later. 4. No trees shall be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any trees be wilfully damaged. 5. Development shall not commence until full details of the upsizing of the public combined sewerage system have been submitted to and approved in writing by the Local Planning Authority. The length of the sewer required to be upsized, as shown on Plan DCWW_01 (copy attached), is 139metres from a 225mm to 1050mm, as stated in Hydraulic Modelling Assessment, Report Number RD0551/08/0B. Thereafter no foul water connection from the development hereby approved to the public sewerage system shall take place until this exercise has been completed and approved in writing by the Local Planning Authority. 6. Full details of the off-site foul sewerage infrastructure works shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, these works shall be implemented and completed strictly in accordance with the approved details prior to the occupation of any of the buildings thereby approved. 7. Foul water and surface water discharges shall be drained separately from the site 8. No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system unless otherwise approved in writing by the Local Planning Authority. 9. Land drainage run-off shall not be permitted to discharge, either directly or indirectly, into the public sewerage system. 10. No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water regulation system has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall be implemented prior to the construction of any impermeable surfaces draining to the system and occupation of the buildings hereby approved unless otherwise agreed in writing by the Local Planning Authority 11. Dust mitigation measures as recommended in Section 4.6.3 of the Report by Royal Haskoning titled 'Bryn Lane, Wrexham. Air quality, noise and vibration assessment' reference 9T6615/r0002/303228/King, shall be implemented during the construction phase of the development. 12. Noise and vibration mitigation measures as recommended in Section 3.5.2 of the Report by Royal Haskoning titled 'Bryn Lane, Wrexham. Air

Page No 11

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Quality, noise and vibration assessment', reference 9T6615/R00002/303228/King, shall be implemented during the construction phase of the development. 13. The rating level of any noise generated by reason of this development shall not exceed the permissible boundary noise levels specified in Table 3.8 of the Report by Royal Haskoning titled 'Bryn Lane, Wrexham. Air Quality, noise and vibration assessment', reference 9T6615/R0002/303228/King, at any time. Measurements and assessment shall be made in accordance with BS4142:1997 Method of Industrial Noise Affecting Mixed Residential and Industrial Areas. 14. The existing access onto Bryn Lane shall provide visibility splays of 2.4x120m in both directions measured to the nearside edge of the adjoining highway in which there shall be no obstruction in excess of 1.0m in height. 15. Details of the proposed modifications to the existing access intended to serve the proposed development site off Bryn Lane including the provision of a right hand turning lane shall be submitted to the Planning Authority for further approval. 16. The detailed design, layout and proposed modifications to the existing access off Bryn Lane including right hand turning lane and new 2.0m wide footway shall be submitted to and approved in writing by the Local Planning Authority. The 2.0m wide footway shall be provided as follows: -along the frontage of the proposed site to the south of the existing access serving the TDG site extending to a point opposite the existing footway on the other site of Bryn Lane and - in a northerly direction from the existing access serving the TDG site to allow pedestrian access to the proposed location of the new bus stop. The approved works shall be implemented strictly in accordance with the approved detailed prior to the occupation of any building. 17. A final Travel Plan shall be submitted to the Planning Authority for further approval after 12 months of occupation of the development site. 18. Vehicle parking and turning facilities shall be provided within the curtilage of the site in accordance with details to be submitted for the further approval of the Local Planning Authority. Such facilities shall be made available prior to implementation of the use(s) hereby permitted and shall thereafter be retained. 19. Prior to the commencement of 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 and 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 (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

Page No 12

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 c. The site investigation results and the detailed risk assessment (2) 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 (3) 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 written permission of the Local Planning Authority. The scheme shall be implemented as approved. 20. Prior to the 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 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. 21. Reports on monitoring, maintenance and any contingency action carried out in accordance with a long-term monitoring and maintenance plan shall be submitted to the Local Planning Authority as set out in that plan. On completion of the monitoring programme a final report demonstrating that all long-term site remediation criteria have been met and documenting the decision to cease monitoring shall be submitted to and approved in writing by the Local Planning Authority. 22. If, during development, contamination not previously identified is found to be present at the site then no further development (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 dealt with. 23. No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. 24. Piling or other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. 25. The landscaping scheme submitted as part of the reserved matters shall includes full details of stock, number of species and provisions for bird and bat roosts 26. Before development commences an ecological method statement shall be submitted to and approved in writing by the Local Planning Authority. It shall detail the full extent of the works and proposed mitigation compensation measures, and shall be implemented to agreed timescales.

Page No 13

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 27. As part of the reserved matters a sustainable development statement shall be submitted detailing how the building is to be constructed in a sustainable manner. 28. Construction work adjacent to the wildlife areas should not take place during the breeding season 29. The existing trees, shrubs and hedges indicated on drawing(s) No(s) D1997.001 dated 23/04/09 to be retained shall not be cut down, grubbed out, lopped or uprooted without the previous written permission of the Local Planning Authority. Any pruning of trees approved shall be carried out in accordance with the current British Standard 3998 and subsequent revisions (Tree Work). Any tree, shrubs or hedges removed without such permission, or being severely damaged or diseased within three years of the date of occupation of the development for its permitted use shall be replaced with trees, shrubs and hedging plants of such a size and species as may be agreed with the Local Planning Authority. 30. No part of the development hereby permitted shall be commenced until full details of both hard and soft landscape works for the site have been submitted to and approved in writing by the Local Planning Authority. The works shall be implemented in accordance with a timescale to be approved in conjunction with the scheme of details. 31. Within six months of the first use of the development, trees and shrubs shall be planted on the site in accordance with a scheme which has been submitted to and approved by the Local Planning Authority. Any trees or shrubs removed, dying, being severely damaged, or becoming seriously diseased within five years of planting shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted. 32. A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is sooner, for its permitted use. The approved landscape management plan shall be carried out as approved. 33. Before development commences, an ecological management plan for the site including timescales for implementation shall be submitted to and approved in writing by the Local Planning Authority. The management plan shall detail any feature/habitat that will be managed for nature conservation purposes by way of description and prescription. It shall also include monitoring work and recommendations for habitat species enhancement. The management plan shall be undertaken in accordance with the timescales approved. 34. The access roads and footways shall be progressively constructed to base coat standard from the junction with the access to TDG to the site. Details of Wildlife friendly kerb stones and gully pots to safeguard amphibians from harm through incidental capture as part of these works shall be submitted to and approved in writing by the Local Planning Authority. Works should be completed prior to the first use of the building hereby approved. 35. Before beginning work, the contractor shall contact the Chief Planning Officer giving him seven days notice of a meeting on site to review all work procedures, access routes, storage areas and tree protection measures.

Page No 14

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Development shall be carried out in strict accordance with the agreed measures. 36. The erection of fencing for the protection of trees and shrubs shall be undertaken before any equipment, machinery or materials are brought onto the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. The above mentioned fencing shall consist of a scaffold framework in accordance with Figure 2 of British Standard 5837:2005 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 trees Root Protection Areas, as set out in British Standard 5837:2005. 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 without the written permission of the Local Planning Authority. 37. No development shall take place until an Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. The statement shall include a specification for tree protection fencing and ground protection measures that complies with British Standard 5837:2005; a plan showing the location of retained trees' with their crown spreads, Root Protection Areas' and the location of protective fencing plotted. A full specification for any access, driveway, path, underground services or wall foundations within retained trees' Root Protection Areas', including any related sections, details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; details of the frequency of supervisory visits and procedures for notifying the finding of such visits to the Local Planning Authority and method statement for protecting retained trees during demolition works should also be included. Works shall be carried out in accordance with the approved method statement. REASON(S) 1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995 (as amended). 2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To protect trees which are of significant amenity value to the area. 5. To protect the integrity of the public sewerage system. 6. To protect the integrity of the public sewerage system, 7. To protect the integrity of the public sewerage system. 8. To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment. 9. To prevent hydraulic overload of the public sewerage system and pollution of the environment.

Page No 15

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 10. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system. 11. In the interests of the amenity of nearby premises 12. In the interests of the amenity of nearby premises 13. In the interest of the amenity of nearby premises 14. To ensure that adequate visibility is provided at the proposed point of access to the highway. 15. To ensure the formation of a safe and satisfactory access. 16. In the interest of pedestrian safety 17. In order to promote more sustainable modes of travel to and from the development site. 18. To ensure that adequate parking facilities are provided and maintained within the curtilage of the site in the interests of the free flow of traffic, highway safety and the amenities of the locality. 19. To ensure no detrimental impact to the controlled waters at the site. 20. To ensure no detrimental impact on the ground water and the occupiers of the development 21. To ensure that longer-term remediation criteria relating to controlled waters have been met. 22. Given the size of the site it is considered possible that there may be unidentified areas of contamination at the site that could pose a risk to controlled waters if they are not remediated. 23. There is an increased potential for pollution of controlled waters from inappropriately located infiltrations systems such as soakaways, unsealed porous pavement systems or infiltration basins. 24. There is an increased potential for pollution of controlled waters from inappropriate methods of piling. 25. The site has considerable wildlife/nature conservation interest and it is essential that the site is restored to ensure that its quality and integrity is not materially harmed by the development hereby permitted. 26. To ensure that the features identified as having wildlife importance are protected and maintained in the long term. 27. To reduce the energy use of the building. 28. The site has considerable wildlife/nature conservation interest and it is essential that the site is restored to ensure that its quality and integrity is not materially harmed by the development hereby permitted. 29. To ensure the amenity afforded by the trees is continued into the future. 30. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 31. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 32. To ensure landscape features are properly considered and protected. 33. To ensure that the features identified as having wildlife importance are protected and maintained in the long term. 34. In the interests of highway safety and to protect protected species. 35. To ensure that the works on site properly take account of the future health of trees. 36. To protect trees which are of significant amenity value to the area.

Page No 16

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 37. To ensure the amenity afforded by the trees is continued into the future. NOTE(S) TO APPLICANT If the development will give rise to a new discharge (or alter an existing discharge) of trade effluent, directly or indirectly to the public sewerage system, then a Discharge Consent under Section 118 of the Water Industry Act 1991 is required from Dwr Cymru Welsh Water. please note that the issuing of a Discharge Consent is independent of the planning process and a Consent may be refused although planning permission is granted. If a connection is required to the public sewerage system, the developer is advised to contact Dwr Cymru Welsh Water's Network Development Consultants on 01443 331155. Drainage plans must be finalised and agreed prior to any development. Foul and surface water drainage should be kept separate and the use of interceptors may be required in certain areas depending on the parking and vehicle storage. Pollution Prevention measures must be included within the development due to the proximity of the watercourse. These should include bunding of tanks, drainage systems with the facility to block off in case of spills from potential pollutants and loading areas should be constructed as far away from the watercourse as possible. Drains are to be colour coded and drainage plans kept on site along with a contingency plan. Pollution prevention measures must be employed during construction to protect the brook from contamination. The site lies within the designated Dee Water Protection Zone. The storage or use of controlled substances at the site may require a formal consent from the Environment Agency Wales, under the Water Resources Act 1991. Future operators at the site should be made aware of this and should contact us to discuss the matter further. Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on the enclosed "Applicants' Rights and General Information". The detailed design, layout and proposed modifications to the existing access off Bryn Lane including right hand turning lane and new 2.0m wide footway shall be submitted to and approved by the Local Planning Authority in consultation with the Highway Authority prior to the commencement of any site works. The developer will need to enter into an agreement with the Council under a Section 38/278 Agreement of the Highways Act 1980 so that the new section of road and footway can be adopted for maintenance at public expense.

Page No 17

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Any proposed new lighting columns or re-siting of existing street lighting columns along Bryn Lane must be discussed/agreed with our Street Lighting Engineer - Mr Geoff Edwards (Tel 01978 297167). You are advised to contact Dwr Cymru Welsh Water's Network Development and the Environment Agency in relation to Condition No. 10. An application for a Section 61 'Prior Consent' under the Control of Pollution Act 1974 will be required prior to the commencement of development. Please consult the Council's Public Protection Department in relation to this matter. With regards to the ecological issues you are advised to contact the Council's Ecology Officer on 01978 292517. With regards to the landscape issues you are advised to contact the Council's Landscape Officer on 01978 292478. With regards to the arboricultural issues you are advised to contact the Council's Arboricultural Officer on 01978 292529. Should the site contain any protected species under the provisions of the Wildlife and Countryside Act 1981 (as amended) and the EC Habitats and Species Directive 1992 (as implemented in Great Britain by the Conservation (Natural Habitats & c.) Regulations 1994), development can only proceed after an appropriate licence has been issued by the Welsh Assembly Government (WAG). Parking provision at the proposed development site shall be in accordance with LPGN 16. You are advised that the planning permission hereby granted does not authorise any building over, diversion, connection or other interference with any sewer, public or private, which crosses the site. You are advised to contact Welsh Water, PO Box 10, Treharris, CF46 6XZ (Tel: 01443 331155) in this regard, prior to undertaking any groundwork in connection with the development. Should you be required to depart from the details hereby approved, you should contact the Council's planning department to seek further advice with regard to the submission of amended plans and / or a new planning application. The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide.

Page No 18

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com If you require further information regarding the issue of Contaminated Land you are advised to contact the Council's Public Protection Department on 01978 292040 You are advised that the submitted indicative layout has been considered for illustration purposes only and the Local Authority has not approved this layout. ______________________________________________________________

Page No 19



LOCATION: LAND AT BRYN LANE WREXHAM INDUSTRIAL ESTATE WREXHAM DESCRIPTION: OUTLINE APPLICATION FOR B2/ B8 DEVELOPMENT AND ASSOCIATED ECOLOGICAL MITIGATION AREA, INCLUDING MEANS OF ACCESS AND SITING APPLICANT(S) NAME: KINGMOOR PARK PROPERTIES LTD

DATE RECEIVED: 10/09/2008 CASE OFFICER: JGK AGENT NAME: HOW PLANNING LLP

______________________________________________________________ SITE Land at the former Owens Corning Fibreglass site to the north east of Wrexham Industrial Estate, to the east of Bryn Lane. The site is approximately 39 hectares (96 acres) predominantly in agricultural use. There are a number of ponds across the site with the majority of these located toward the southeast. A belt of mature woodland running west to east bisects the land broadly across the middle of the site.

P/2008/0993 (Plots 3A and 3B)

P/2008/0992 (Plot 1)

Page No 20

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 PROPOSAL Description: The proposal is one of two applications:

1. P/2008/0992 – applies to the southern site (see Plan above) referred to as Plot 1. It is located off the existing access to the TDG complex on the eastern side of Bryn Lane, to the south of the TDG access road. (previous report).

2. P/2008/0993 (this application)– applies to the much larger northern site comprising of two separate units: • The most northerly unit is referred to as Plot 3A. It is a mixed B2/B8

factory and warehouse development. This site will have a new access onto Bryn Lane.

• The southerly unit is referred to as plot 3B. It is for a B8 warehousing unit to be constructed as an expansion to the adjacent TDG complex. It is located off the existing access to the current TDG complex, to the north of the TDG access road.

P/2008/0993 is an outline application for the erection of two separate buildings (two separate users) and includes details of access, siting and ecological mitigation area. Landscaping, design and external appearance have been reserved for subsequent approval. The proposed site layout is shown (over the page). Supporting Information The application is accompanied by an Indicative Site Layout and Elevational Drawings, detailed appraisals and statements on Planning, Design and Access, Transport, Arboricultural Implication, Visual Impact, Drainage, Geo-Environmental, Air Quality, Noise and Vibration; and an Extended Phase 1 Habitat Survey, Great Crested Newt Survey, Bird Census and Mitigation, Bat Survey and Mitigation Strategy, Lesser Silver Beetle/Butterfly Surveys. The submission also includes a Landscape and Ecology Management Framework. Additional information was later submitted reviewing the Landscape and Visual Appraisal and Landscape and Ecology Management Framework documents. Screening Opinion A Screening Opinion (Town and Country Planning [Environment Impact Assessment][England and Wales] Regulations 1999) was adopted on 15 August 2008 assessing the proposal concluding that there would be no significant environmental impacts that would justify a decision to require an Environmental Impact Assessment. HISTORY P/2005/0334 Outline application for industrial/employment development.

Withdrawn

Page No 21


Plot 3A

Plot 3B

Areas of ecological mitigation

New access off Bryn Lane

Proposed Site plan DEVELOPMENT PLAN Outside the settlement limit for Wrexham Industrial Estate, however within the site subject to Policy E3 within the UDP. Policy E3 allocates this area of land

Page No 22

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 for a major single user employment project that requires a site of over 30 hectares for an employment development that cannot be accommodated on allocated employment land or employment land with planning permission. Other UDP policies are: PS1 (strategic provision of development within settlement/employment areas), PS2, GDP1 a) and EC4 (quality of development, landscape and natural environment), PS11, GDP1 h) and EC6 (ecology), GDP1 f) (noise, dust etc), GDP1 d) and J8, (highways and parking provision).

Local Planning Guidance Notes 7 – Landscape and Development, 15 – Cycling, 16 – Parking Standards, 17 – Trees and Development, 22 – Planning for Sustainable Development, 24 – Designing out Crime and 26 – Landscaping and Industrial Development and 29 – Wrexham Industrial Estate: Employment Development and Nature Conservation also refer.

CONSULTATIONS Community Council: Opposed to the application, as the proposals are

not in accordance with Policy E3 in that the site is: - ‘earmarked’ for a large single occupant; - land is available elsewhere within the Estate to

accommodate the prospective/proposed occupants – e.g. Firestone

- not strictly part of the existing Industrial Estate, outside settlement limit of Estate.

A large part of the land proposed for development could also be classed as prime agricultural land. Accepting the application could set a worrying precedent for future applications.

Local Member: Notified 15/09/08 Highways: No objections to the proposal, amended details

have been submitted showing how parking standards are satisfied. Developer to provide funding towards new bus service along Bryn Lane, construct a footpath along the frontage of the site and fund implementation of a Traffic Order Regulation along Bryn Lane.

Economic Development: Strongly supports the application. It will help to promote and improve the commercial and financial attractiveness of the area, would suggest a commercial confidence in the area at a time of general economic difficulty. Against this background it is considered of paramount importance that this development takes place.

Public Protection: No objections in principle, contamination issues will require investigation.

Page No 23

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Welsh Water: Have had pre-application discussion with the

applicant and have advised that upsizing of the public sewerage is required.

No objection to the proposal subject to the upsizing of the public sewerage prior to connection, request conditions to be placed on any permission.

Environment Agency: The site lies on a major aquifer and as such conditions are required in relation to groundwater and contamination.

CCW: The proposed development does not affect any statutory site, however Great Crested Newts are present on site and appropriate licences will be required. Welcome the principles of the mitigation proposals submitted however further information is required in relation to mitigation measures.

Press Notice: Expired 24.10.08. Site Notice: Expired 29.10.08. Other representations: Two letters of objection received:

• There is plenty of undeveloped land within the Industrial Estate; this should be utilised rather than good agricultural land.

• There are protected species within the ponds and woods on the site.

• The B5130 is used as a ‘rat run’ by traffic travelling from Holt, Farndon direction to the Industrial Estate, this will increase if this development were to go ahead.

• Road is unsuitable for these volumes of traffic, it is a rural road.

• Land is not included within the Industrial Estate Development area.

• Firestone site is undeveloped and this should be used rather than this site. This would over develop the peripheral areas at the expense of the centre of the estate; this is not a good or rational use of land.

• They are not a single user and the policy specifies a single user.

• The site is one to be used in exceptional circumstances only.

One letter of support received: • Continued expansion plans for company

require extra accommodation of 500,00sq ft within the next five years.

• Development will consolidate the presence in Wrexham, securing the

Page No 24

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 existing workforce and could create up to a further 150 jobs in the process.

The applicant / agent has submitted the following factors which they consider are relevant in determining this application:

• The opportunity to provide at Bryn Lane large scale development, which could otherwise not accommodate these users within the Borough;

• The major employment potential that capturing/retaining such users would deliver for Wrexham;

• The ability to accommodate a strategic scale of development; • A comprehensive development of the site which delivers significant

ecological and environmental benefits, and which is supported by CCW; • Long term stewardship of the nature conservation areas within the site that

would be created as a consequence of the development. SPECIAL CONSIDERATIONS Policy: The site is outside the limits of Wrexham Industrial Estate and therefore in the open countryside. However, it is annotated as a Large Single User Employment Site (UDP Policy E3 refers – See plan No 3 below). This is an ‘exception’ policy, which clearly relates to a single user only. Pre-application discussions with the applicant/agent related to the potential relocation of a major employer (the applicant having received an inquiry from a significant local employer, which had expressed an interest with regard to the potential relocation and expansion of their business) to the Bryn lane site. The proposal would be located on the southern portion of the site (ie to the south of the belt of mature woodland) referred to as plot 3B (see Plan No 2). This was seen as advantageous as it would leave the much more open and sensitive northern portion undeveloped. Importantly, the then proposal was for a single user.

Page No 25


The site

Extract from UDP Proposals Map The submitted proposal is for two separate large scale warehouse units located on either side of the belt of mature woodland that crosses the site – effectively one on the northern portion and other on the southern (see earlier Plan No2). The position of the planning department has always been that the proposal for two separate users clearly does not accord with UDP Policy E3 and is also contrary to policy PS1 which seeks to direct all new employment development to within defined settlement limits / employment areas. On several occasions the applicant/agent has referred to the two tests which accompanied policy E3, that the proposed development:

‘ … should require a site of over 30 ha and second, that the proposal cannot be accommodated on allocated employment land or land with planning permission.’

With this in mind the applicant/agent has submitted information attempting to justify the proposal as follows: • A dual user proposal would not fundamentally differ to a single user

development as the single user would still require a dual split process taking account of the retention of the belt of mature woodland (separate buildings to the north and south).

• An assessment of all available sites (allocated or undeveloped but with planning permission) demonstrating that there are no suitable alternative sites available.

• TDG, which is supporting the planning application, is unable to consider alternative locations as it wished to expand its existing major facility on Bryn Lane adjoining the site.

Page No 26

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • That there has never been a serious inquiry from a large single user that

could develop the site in accord with UDP Policy E3.

In any case I am in no doubt that the proposal does not meet the first of the two Policy E3 criteria – that it ‘ … should require a site of over 30 ha … ‘. Each of the two proposed users requires a site of less than 10 hectares. The applicant/agent has submitted information attempting to demonstrate that the proposal ‘ … cannot be accommodated on allocated employment land or land with planning permission.’

However, the above understanding failed to recognise that the two stated tests are related to ‘ …. a major single user employment project …’, a statement which prefaces the tests in the policy. It is my view that these tests only relate to testing the suitability of a single user proposal and are not relevant in relation to justifying the current dual user proposal. In any case, the lack of a single user for the site is no justification for accepting a proposal for two users. On the contrary, in relation to this argument, it is my view that the absence of a single user is justification for removing the exception policy and its allocation from the next development plan (the LDP). The council also has a significant and material oversupply of employment land, much of it within Wrexham Industrial Estate. All UDP employment policies including E3 and the current employment allocations are currently being reviewed in the light of changing economic circumstances. Policy options include the deletion of sites, which have proven to be unmarketable. The expansion of TDG onto the single user site does not strictly conform to the policy. This proposal is not for a large single user of the scale explicitly envisaged by the policy. The scale of the expansion and aggregate site could be accommodated elsewhere in the County Borough. However, It is recognised that TDG is a major local employer with demonstrable expansion plans (on an adjacent site) that would secure the long-term viability of the existing site and provide future employment growth opportunities in the proposed expansion. Alternatively, there would be no objections to the relocation of the interested local major employer to this site. This favourable consideration is in keeping with the proposal first presented in the initial pre-application meeting in July 2008. Shortage of sites large enough to accommodate the two proposed users – a large undeveloped site (former Firestone site owned by WAG) totalling 46 hectares already exists on the Industrial Estate. This site is certainly capable of accommodating a large single user or the two single users as proposed. The applicant / agent have argued that the site is earmarked for long term development and is not available to a business ready to develop the site now. This position has been supported in writing from WAG (Department for the Economy and Transport) – underlining the need to use the site for diversifying the economic base of the Industrial Estate to increase the numbers of Small and Medium Enterprises. While I accept that it is certainly sensible to pursue the development of this site in line with these objectives I cannot understand why WAG would refuse the availability of the site for a large single user/s which would result in the loss of over 500 jobs and possibly some employers leaving Wales.

Page No 27

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Economic Justification: The applicant/agent argues that despite the fact that the proposal is not in accord with policy E3 the Council should support it. They suggest that:

“Given the current severe downturn and the importance of supporting rather than discouraging economic development we suggest that these factors should be accorded significant weight consistent with the strong support expressed for the proposal by the Council’s Chief Economic Development Officer.”

I accept that the above are important issues however they are not sufficient to overcome the fact that the proposal clearly does not accord with policy and as such would be at odds with the importance of protecting the countryside (see comments on Landscape, Scale and Design). Detailed considerations: In a similar approach to the Plot 1 application (P/2008/0992) information has been submitted in an attempt to demonstrate that the identified detailed issues can be addressed. I comment upon these below in relation to the submitted proposal. However, these comments are made in the knowledge that the proposal as submitted is not acceptable as a matter of principle in policy terms. Highways: The initial submission raised several concerns. Following a number of discussions the applicant /agent has provided subsequent information and amended plans which now address those concerns. In summary the submitted / revised and acceptable highway arrangements for the application site are as follows: • Plot 3A – a new access directly off Bryn Lane, which will be widened to

accommodate a new right turn lane into the new entrance. There would be 400 car-parking spaces.

• Plot 3B – will be accessed via a newly formed access road of the existing access road that currently serves the existing TDG premises. The existing access with Bryn lane will be enhanced to accommodate a right turn lane. There would be 100 car-parking spaces.

• A 2m wide footway along the frontage of the site to Bryn Lane between the proposed access and the existing access serving TDG linking the two proposed sites.

• Both plots will have secure cycle storage areas. • A Draft Travel Plan in relation to both plots to reduce single occupancy car

travel to the site and to promote car sharing, use of public transport and cycling.

• The applicant will also provide funding for: - the implementation of a Traffic Regulation Order along Bryn Lane in the

form of double yellow lines. Such a proposal should prevent any on street parking issues that may result from the proposed development; and

- provide a commuted sum of £90,000 paid over a period of 3 years to fund a demand responsive bus service along Bryn Lane.

Page No 28

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Landscape, Design and Scale: The site lies to the east and adjacent to the Wrexham Industrial Estate (WIE) within open countryside. The proposed development comprises two substantial industrial units, each 18m high. The northern unit within Plot 3A would be 250m x 150m (a total of 415,000 sq ft - comparable in scale to the adjacent Kelloggs development) and the southern unit within Plot 3B would be 350m x 130m (an initial 261,600 sq ft building with a further 250,000 sq ft of expansion space). External ground floor space includes large areas of hard standing for car parking, lorry parking access and road circulation. This adds an apron of hard standing of between 10m and 60m in width around the buildings. The application is supported by a Design Statement, a Landscape and Visual Appraisal, a Landscape and Ecology Management Framework document and a Landscape and Ecological Mitigation Plan. The following comments are made assessing the proposal as if it is for:

1. Two single users (as submitted) not in accord with Policy E3 As it is for two single users and contrary to Policy E3, it is therefore also contrary to Policies PS2 and GDP1, which fundamentally support the protection of the countryside. With regard to the landscape character and context of the site it is considered that the character and features of the northern part of the site are particularly worthy of conserving and this area should not be developed, on landscape grounds. The landscape of the southern portion of the site is however less sensitive to development, where the proposed change would have a better visual and physical relationship to the existing Wrexham Industrial Estate – this is the position as explained in the pre-application meeting in July 2008. It would require little additional planting and mitigation to integrate it well within the rural landscape to the east.

2. Single user compliant with Policy E3 As stated earlier Policy E3 allows for a substantial single large-scale development of up to 30 hectares exceptionally within the open countryside - which would otherwise be. In recognition of the fundamental change in landscape character and potential landscape impact from development, Policy E3 requires - Any development proposals will need to incorporate extensive high quality landscaping in order to mitigate the visual impact of the development on the appearance of the neighbouring countryside and local landscape.

The proposed development would introduce substantial large-scale industrial buildings, car parking, lorry parking, movement and activity at ground level and in effect extend the WIE eastwards into countryside and would be evident within a number of local view points from roads, footpaths and residential property. The effects of development would be the loss of rural landscape (Plot 3A – the northern portion - has particularly good qualities of openness, allows attractive views, and has intact features of hedgerows, mature trees and linear woodland). Some views are already influenced by the WIE, but the most significant impact would be experienced in easterly, southerly and westerly views of Plot 3A and westerly views of Plot 3B. Internal hedgerows, 15 trees and 8 tree groups would also be removed within the footprint of the development.

Page No 29

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 The initial Landscape and Ecological Mitigation Plan failed to propose a development layout and planting mitigation measures which addressed the landscape and visual sensitivity of the site and the scale and characteristics of the proposed development. In response to these concerns further work was undertaken by the applicant / agent resulting in the submission of an Addendum to the Landscape and Visual Assessment together with revised site layout plans. The initial concerns have been addressed by the revised submission, which sets the building in Plot 3A further into the site to help reduce its scale and prominence. It retains all boundary hedgerows and trees and the central linear woodland for their landscape and screening function; proposes substantial native woodland planting within Plot 3 particularly along Ridley Road and part of the frontage to site – opposite the residential properties on the other side of Bryn Lane; and new hedgerows and tree planting to compensate for the removal of existing features. Over a period of 5 to 10 years new planting would establish to reduce the dominance of the development and provide effective landscape and visual mitigation. Some minor improvements could however be made to reinforce screening potential but these could be achieved by way of condition. Additional tree planting within the hedgerow boundaries of Plot 3A (eastern boundary) and Plot 3B (east and western boundary) would benefit the development.

In relation to Plot 3B (the southerly portion) there are no significant adverse impacts in landscape terms.

Ecology: An Extended Phase I Habitat and several ecological surveys were submitted with the application together with a Landscape and Ecology Management Framework document and Ecological Mitigation Plan. There were initial concerns as the proposed development did not offer on site protection of existing habitats - a consequence being the loss of one breeding pond. A number of discussions have taken place with the applicant/agent to resolve this issue. It is noted that the Landscape and Ecology Management Framework report proposes six new ponds, improvement to three existing ponds and the reinstatement of one obsolete pond. It is now considered that sufficient mitigation would be in place to achieve no net loss of biodiversity. There are now no objections on ecology grounds - the proposed mitigation / compensation is adequate for the type and size of the proposed development and would be in accord with UDP Policy E6 and LPG 29 – Wrexham Industrial Estate: Employment Development and Nature Conservation. The measures meet the approval of CCW. There would be the need to secure the long-term management of the ecological mitigation areas by a s106 agreement. Conclusion: I acknowledge that the applicant has received an inquiry from a significant local employer, which has expressed an interest with regard to the potential relocation and expansion of their business to Plot 3A on the Bryn Lane site. Nevertheless I consider that the fundamental issue remains that this is an ‘exception’ policy/allocation for only a single user – an explicit statement in the Unitary Development Plan. The submitted proposal is for two separate users. To approve the application would clearly not be in accord with UDP Policy E3. The applicant / agent has stated that the Council could attach conditions to any permission limiting the occupation of the site to the

Page No 30

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 two users. I do not consider that this would actually provide the required surety as suggested. If permission were granted with such a condition it could happen that if none or even one of the units are not built the Council could be presented with a subsequent application seeking permission for general employment purposes which may be very difficult to resist. This would be on the basis that having allowed the proposal in the first instance contrary to the sentiments of Policy E3 the Council would have already diminished the importance of the ‘exception’ policy. Alternatively, if the units are built the Council could also be faced with applications to subdivide. As the proposal is not in accord with Policy E3 it is therefore also contrary to Policies PS2 and GDP1, which seek to protect the countryside. RECOMMENDATION: That permission be REFUSED REASON(S) 1. The application site lies in the open countryside and outside of any settlement limit within which the Wrexham Unitary Development Plan directs all new (employment) development. The land is allocated (UDP Policy E3 refers) exceptionally for major single user employer. The proposed development is for two separate users, which is clearly contrary to this policy. 2. The site is also fundamentally a rural landscape and undeveloped. The proposal does not accord with Policy E3 and therefore any development on the site would detrimentally affect the its countryside and landscape character contrary national and local planning policies. 3. For the above reasons, the proposed development would be contrary to Wrexham Unitary Development Plan Policies PS1, PS2, GDP1 and E3. ______________________________________________________________

Page No 31


APPLICATION NO: P/2008 /1200 COMMUNITY: Holt WARD: Holt

LOCATION: LAND AT COMMONWOOD BUCK ROAD COMMONWOOD HOLT WREXHAM DESCRIPTION: CONSTRUCTION OF POND APPLICANT(S) NAME: MR PAUL DUNN

DATE RECEIVED: 17/11/2008 CASE OFFICER: DSW AGENT NAME: GROUNDWORK WREXHAM & FLINTSHIRE MS HELEN PRINCE

______________________________________________________________ P/2008 /1200 THE SITE 0.45ha area of land situated to the west of the existing Angling Complex (presently under construction) Buck Road, Commonwood. The area is characterised by being uniformly low lying, almost flat farmland with edges and mature hedgerow trees.

Approved ponds

New pond

access

Page No 32

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 PROPOSAL As above. The application is retrospective. It is a full application for a fourth pond at this location. The application documentation includes a comprehensive land drainage report. HISTORY P20070463 Angling complex. Approved 14.09.07 DEVELOPMENT PLAN Outside settlement limits. UDP policies CLF7, T8 and GDP1 apply. Local Planning Guidance Note 17 Trees and Development, is also relevant. CONSULTATIONS Community Council: Expressed concerns over retrospective nature of

application. They objected to the original application for this development and now object to the above one as there were three ponds on the original application and the extra one would increase thus by 25%. There are also concerns over child safety as the adjoining public footpath was to be fenced for safety reasons. Concerns also raised with regards to surface water disposal and where surplus water goes when the ponds are full. What drainage conditions were put on the original permission and have they been met. Also question what is to be done with the building if this venture fails.

Local Member: Notified 18.11.08 Public Protection: No objections. Highways: No objections subject to the proposed access

having a visibility splay of 2.4 x 215m in both directions and adequate facilities for the parking and turning of vehicles within the site.

CCW: No objections. EA: No objections based upon assessment of flooding

consequences submitted as part of the application. Welsh Water: Notified 18.11.08 Other Representations: Two letters of objection from the adjoining

landowner raising the following concerns: • Increase in flooding and disposal of surface

water onto the adjoining field. • Concerns regarding whether the site has the

capacity to accommodate a fourth pond without adding to existing flooding problems.

• Not satisfied with the way surface water is being managed by the applicant.

Page No 33

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • Lack of capacity within existing drainage

ditches to cater for extreme weather condition (ie heavy rainfall).

• Concerns expressed with regards to pond construction and whether the bunding is capable of supporting the amount of water in existing ponds.

• Main pool appears to be larger than that approved.

Site Notice: Expired 11.12.08 SPECIAL CONSIDERATIONS/ISSUES Background: The current application is retrospective and is a result of a pond (no. 2 on the previous approved scheme for the Angling Complex) being constructed in an area outside the previous application site boundary. Following investigations it was agreed the applicant could either fill the pond in and reinstate the land to agricultural use or submit an application retrospectively to regularise the position. This did not however prevent the third pond from being constructed within the application site area which was in accordance with the approved scheme. Consequently, an application was submitted for thus, a fourth pond. Policy: The application lies in open countryside. The land immediately to the west of the site (Borras Wood) is designated as a Special Landscape Area. UDP Policy CLF7 states that the development of countryside and water resources for informal recreation will be permitted provided that it does not harm visual amenity or nature conservation interests. In this regard there is no objection, in principle, to the creation of any additional pond for angling purposes. However, any proposal would need to be considered against the technical criteria set out in Policy GDP1, with particular regard here to visual impact and land drainage issues. Visual Impact: The additional pond in the proposed location will have a negligible affect upon the landscape. It is at the furthest point away from the adjoining public footpath No 21 and Buck Road. No further trees or hedgerow have been removed and no further buildings proposed within this part of the site. Whilst there may be some intensification of use as a result of this fourth pond, extensive parking is provided within the existing site (as previously approved) which in my opinion is sufficient enough to accommodate any further increase in traffic volumes. No further parking is proposed as part of this scheme. Highways: Matters regarding access have been addressed as part of the previous application. No additional requirements are needed. Unauthorised works to the site entrance (ie construction of brick wall) are being dealt with separately and should not affect your consideration of this proposal.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 I note the safety concerns of the Community Council with regards to the adjoining footpath but this is at the opposite end of the site, some considerable distance from the proposed fourth pond. Ecology: CCW have raised no objection to an additional pond. The pond lies outside as part of the approved mitigation measures approved as part of the previous permission. No further mitigation measures are required. Land Drainage: One of the key concerns in relation to this application relates to land drainage and the impact the fourth pond could have on potential flooding in the area. Members will note particular concerns raised by an adjoining landowner to the north of the site. As a result, meetings have been held with the Environment Agency who have also visited and inspected the work undertaken on site. A comprehensive drainage report has been prepared by the applicants which has considered the existing situation, the cumulative impact of this additional pond and made recommendations to the management of surface water disposal. Pre and post development discharge calculations indicate an increase in the surface water discharge rate but that this can be accommodated with minor alterations to the existing drainage ditch network and the installation of a flow control device located where the water exits the site under Buck Road. During a heavy rainfall event, the excess water produced by the development will be temporarily stored within the drainage ditch network and ponds until it flows off site at no greater than the pre-development rate. A proposed surface water management system introduces two new pond overflows from ponds 3 and 4 into the central drainage ditch. This will effectively reduce the pressure upon the existing northern boundary drainage ditch and consequently result in less potential flooding of land to the north. The implementation and maintenance of the surface water management system will form a condition of any permission granted. The Environment Agency is satisfied the report and the proposed scheme for surface water drainage is acceptable and satisfies their requirements for surface water drainage at the site. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. Notwithstanding the site area defined by permission Code No P/2007/0463, there shall be no material imported or exported from the site without the prior written approval of the Local Planning Authority. 2. No trees or hedgerows shall be removed without the written approval of the Local Planning Authority. 3. Within six months of the first use of the development, trees and shrubs shall be planted on the site in accordance with a scheme which has been submitted to and approved by the Local Planning Authority. Any trees or shrubs removed, dying, being severely damaged, or becoming seriously diseased within five years of planting shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted. 4. There shall be no external lighting or illumination on the site.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 5. The surface water management system as set out in the Drainage Report prepared by Waterco (April 2009) shall be implemented prior to the first use of the angling complex or within six months of the date of this permission whichever is the earlier and shall be fully maintained thereafter. 6. Details of a scheme of maintenance of drainage ditches shall be submitted to and agreed in writing by the Local Planning Authority within one month of the date of this permission. The ditches shall be maintained and cleaned in perpetuity in accordance with the approved details. REASON(S) 1. To prevent the importation of potential contaminated material and to control the scale of operation during the construction period in the interests of residential amenity. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 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 prevent flooding on adjoining land. 6. To prevent flooding on adjoining land. ______________________________________________________________

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LOCATION: LAND ADJOINING BRYN ESTYN COTTAGE BRYN ESTYN ROAD WREXHAM DESCRIPTION: OUTLINE APPLICATION FOR ERECTION OF 1 NO. DETACHED DWELLING APPLICANT(S) NAME: THE WREXHAM (PAROCHIAL) EDUCATION FOUNDATION

DATE RECEIVED: 17/03/2009 CASE OFFICER: DSW AGENT NAME: D B DAVIES

______________________________________________________________ P/2009 /0218 THE SITE A .05 ha area of land located to the front of Bryn Estyn Cottage with frontage onto Bryn Estyn Lane. Opposite lies the entrance to Wrexham Rugby Club.

Settlement limit

This site

Prev approval

PROPOSAL As above. This is an outline application with all matters reserved for further approval.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 HISTORY P/2006/0706 Outline application for the erection of one detached dwelling. Approved 14.08.06 DEVELOPMENT PLAN Site lies outside settlement limits. Policies GDP1, PS2 and H5 apply. CONSULTATIONS Community Council: Notified 17.03.09 Local Member: Notified 17.03.09 Highways: Visibility from the existing shared access is

inadequate in both directions providing splays of approximately 2.4 x 17m to the east and 2.4 x 13m to the west measured to the nearside edge of the adjoining highway. refuse unless it can be demonstrated adequate visibility can be achieved.

Environment Agency: No comments to make. Other Representations: One letter from an adjoining resident objecting for

the following reasons: - The development will result in overlooking into

property with a resultant loss in privacy. - The existing access is substandard and lies

directly opposite the Rugby Club entrance. This would be one of the reasons why the application to relocate the Driving Test Centre to Bryn Estyn Lane was rejected. By adding additional volume of traffic to this area I believe that the risk of accidents will increase.

Site Notice: Expired 09.04.09 SPECIAL CONSIDERATIONS/ISSUES Background: The principle of a single dwelling in this location has been previously established by virtue of permission code no P/2006/0706 granted on 14 August 2006. The previous application site however related to an area of land between Bryn Estyn Cottage and 11 Carnoustie Close. The current site lies in front of Bryn Estyn Cottage closer to Bryn Estyn Lane. It is basically a revision of the position of the dwelling within the existing garden area. Policy: The application site adjoins the settlement limit boundary for Wrexham and visually forms part of a built up area despite being outside the settlement limit. The previous application was considered as infill development being a small gap between two existing plots. Whilst the proposed dwelling lies in an area which is further forward I would still consider it to be infill development in the context of this site, in accordance with the

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 provisions of UDP policy H5. However it would only be appropriate for one additional dwelling on the whole site. Appearance: Despite its repositioning further forward in the garden I do not consider it will have a significant impact upon the general appearance of the area. It will form an integral part of a group of existing dwellings with a shared access of Bryn Estyn Lane. Subject to a condition which requires the retention of existing boundary planting there should be no significant impact on the wider visual amenity of the area. The proposed scheme also provides for an improved relationship with Bryn Estyn Cottage and is further away from the boundary with 11 Carnoustie Close. Amenity: I note the concerns of the occupiers of 11 Carnoustie Close but I believe the retention of a substantial boundary planting will prevent any potential overlooking. This will form a condition of any permission granted. Revocation Order: Any permission granted should be subject to a revocation order revoking the previous permission P/2006/0706. To develop the site with two dwellings would result in an acceptable pattern of development, having regard to the relationship between them, particularly with regards to overlooking and the arrangement of parking and garden areas. Highways: Despite the observations made by Highways in respect of visibility, permission already exists for a single dwelling in this location. The completion of a revocation order to revoke the previous permission will ensure there is no overall increase in traffic. Subject to a scheme of improvements which involve the reduction in height of the front boundary hedge to 1m which will form a condition I have no objections on highway grounds. The additional traffic generated will be insignificant and the improvements will benefit users of the existing shared access. RECOMMENDATION A That an order be made under Section 97 of the Town and Country Planning Act 1990 (using the procedure set out in Section 99 of the Act for unopposed cases) revoking the following permission: P/2006/0706 Outline application for the erection of one detached dwelling. Granted 14.08.06 RECOMMENDATION B That permission be GRANTED following the coming into effect of the Revocation Order subject to the following conditions:- CONDITION(S) 1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the siting of the building(s)

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 b. the design of the building(s) c. the external appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site. 2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved. 3. The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later. 4. A scheme of improvements to the existing access which involves the reduction in height of the front boundary hedge to 1m shall be submitted for the written approval of the Local Planning Authority. The approved scheme shall be fully implemented prior to the first occupation of the dwelling and nothing shall be erected or allowed to grow within the visibility splays marked on the approved plans to a height exceeding 1m above the level of the adjoining carriageway. 5. The hedge along the western boundary of the site (adjoining 11 Carnoustie Close) shall not be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any part of this hedge be wilfully damaged. 6. The proposed access shall be widened to a minimum of 4.1m prior to first occupation of the dwelling. 7. The access shall be surfaced using hardbound materials for the first 5m behind the highway boundary prior to first occupation of the dwelling. REASON(S) 1. To comply with the provisions of the Town and Country Planning (General Development Procedure) Order, 1995 (as amended). 2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To ensure that adequate visibility is provided at the proposed point of access to the highway. 5. To protect the amenities of the occupiers of nearby properties. 6. To ensure the formation of a safe and satisfactory access. 7. To ensure that no deleterious material is carried onto the highway. ______________________________________________________________

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LOCATION: HUGMORE HOUSE HUGMORE LANE LLANYPWLL WREXHAM DESCRIPTION: ERECTION OF STORE (IN RETROSPECT) APPLICANT(S) NAME: MR BRIAN PIGGOTT C/O HORNER DESIGNS

DATE RECEIVED: 03/04/2009 CASE OFFICER: SJG AGENT NAME: HORNER DESIGNS MRS JULIE HORNER

______________________________________________________________ P/2009 /0281 THE SITE On the east side of Hugmore Lane.

store

PROPOSAL As above. The building is a small structure(1.4m x 1.8m), and is already on site to the east side of the hard-standing area. It is used in connection with the washing of vehicles and plant.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 RELEVANT HISTORY P/1999/0109 Change of use of farm buildings to

form offices, erection of 3 sheds and use of land as environmental pollution depot

Granted 31/07/2000

P/2001/0572 Erection of agricultural storage buildings

Granted 17/07/2001

P/2001/1210 Construction of visibility splay across frontages of Hugmore House and erection of new wall/railings and gated entrance to Walden

Granted 20/02/2002

P/2006/0530 Temporary storage of silos Granted 3/07/2006 P/2008/0041 Alterations, extensions and change

of use of existing buildings to form a wedding venue

Granted 2/06/2008

P/2009/0280 Erection of agricultural storage building

Withdrawn

DEVELOPMENT PLAN Outside settlement limits. Policies PS2, PS11,E5, EC6 and GDP1 of UDP are relevant, together with LPGN 7. CONSULTATIONS Holt C Council: Concerned that the property is getting bigger and not

sure if buildings are used for purposes they should be Local Member(s): Consulted 3/4/2009 Public Protection: Recommend working hours condition. Comments Env Agency: No comments CCW: No objections subject to conditions Site Notice: Expired 30/4/2009 Other representations: Adjoining occupiers notified 6/4/2009. SPECIAL CONSIDERATIONS/ ISSUES Drainage: Planning permission P/1999/0109 includes a condition that no tankers shall be washed out at the site. Details of drainage have been supplied with previous applications, showing drainage connected to the existing foul drainage system. The agent confirms that only the outside of vehicles are washed, and that no wash-bay facilities are available at the firms other premises on Wrexham Industrial estate. Ecology: CCW are now content to impose a suitable condition.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Noise: Public Protection has requested an hours of working condition, but this is not considered to be reasonable as there is no such restriction on the remainder of the site and it would be impossible to enforce.. Visual amenity: The proposal is a retrospective application, which has the appearance of a small brick built toilet. It is a utilitarian building not out of keeping with the yard and agricultural complex. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 2. No tankers shall be washed out at the site and any sludge cleaned from vehicle wheels shall be drained to a closed tank for collection and disposal. 3. A report detailing a scheme of mitigation measures for Great Crested Newts and other amphibians within the site shall be submitted to and approved by the Local planning Authority. Any mitigation measures required shall be implemented in accordance with time scales to be agreed as part of the measures. REASON(S) 1. To ensure that the development fully complies with the appropriate policies and standards. 2. To protect the amenities of the occupiers of nearby properties. 3. In order to protect wildlife interests, which are afforded special protection. NOTE(S) TO APPLICANT The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com

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APPLICATION NO: P/2009 /0291 COMMUNITY: Coedpoeth WARD: Coedpoeth

LOCATION: 42 HEOL LLEWELYN COEDPOETH WREXHAM DESCRIPTION: SUN ROOM APPLICANT(S) NAME: MR MARC JONES

DATE RECEIVED: 07/04/2009 CASE OFFICER: LG AGENT NAME: G RAYMOND JONES & ASSOCIATES MR M DAVIES

______________________________________________________________ THE SITE As above.

site

Existing dwelling

Proposed extension

PROPOSAL As above.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 HISTORY P/2002/0269 Two-storey extension. Granted 13/05/02 P/2007/1213 Two-storey extension to form lounge and bedroom. Granted 04.12.07 DEVELOPMENT PLAN Within settlement limit. UDP policies GDP1 and PS2 apply. Local Planning Guidance Notes 20 – House Extensions and 21 Space around Dwellings are also relevant. CONSULTATIONS Community Council: Consulted 09.04.09 Local Member: Consulted 09.04.09 Other Representations: One letter of objection received raising the

following: • Difference in ground level between extension

and our home is 1.1 metres to 1.4 metres and there is already a problem with gaining light due to the difference in elevation, particularly on southern side and the proposal would eliminate a significant amount of light into 2 habitable its faces especially as the building is higher than the tops of these windows.

• The siting, size, width, height to ridge and restriction to light from midday to evening would make a large impact on use of both rooms

• Distance from extension to our home is 6.5 metres but as it is elevated the size of the proposal makes it oppressive – from Local Guidance Note believe the distance should be in region of 13 metres and the proposal is clearly too near and overpowering in it’s dimensions

• Since the structure was erected it is already allowing a significant amount of surface water onto our property due the hard surfacing surrounding it. This has reduced level of ground and softened it to the extent that 2 fruit trees have fallen over and they are now tied up with a rope to the fence

Site Notice: Expired 07.05.09

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 SPECIAL CONSIDERATIONS/ISSUES Background: The proposal is for a single storey sun lounge extension. The property has been previously extended two storeys to the side and the current proposal is to be located off the front elevation of a previous extension. The sun room measures 4.7 metres in length and 4.4 metres in width and will be located around 1.4 metres from the boundary with the neighbouring dwelling ‘East Gables’. The application is made partly in retrospect. Amended plans have been received that show a hip roof in place of a pitched roof. Residential Amenity: The neighbouring dwelling is located at a lower ground level to the application site. The proposed extension is to be located 6.5 metres from the rear elevation of the neighbouring dwelling where there are 2 habitable room windows located, one to a bedroom and one to lounge/dining room. Local Planning Guidance note 21 states that where habitable room windows face onto a blank wall that exceeds the top of those windows there should be a distance of 13 metres between them. The proposal does fall short of this standard however both windows are on the splay on the extension and neither are completely blocked. Also when the 25-degree outlook test is applied to the habitable room windows, the proposal is acceptable and would not significantly detrimentally restrict outlook from these windows. In terms of loss of light the proposed extension complies with the adopted BRE 45-degree daylight test and would not lead to a detrimental loss of light to either habitable room on the rear elevation of the neighbouring dwelling. Appearance: The proposal has been amended to have a hipped roof in place of a pitched roof. The scale of the extension remains appropriate for the original dwelling and although the original property does not have any hip style roofs, the extension would not be visible from the main highway and would not detract from the overall appearance. Other issues: In relation to the objection concerning drainage it is a non planning matter and is usually covered by Building Regulations and will be considered under the Building Regulations application. Conclusion: The proposed extension does fall short of the minimum separation distance detailed in LPG 21. However as the habitable windows do not entirely face onto the extension, and that the extension has been amended to have a hip style roof so that the extent of brickwork visible above the boundary fence has been significantly reduced I do not consider the extension to lead to a significant detrimental loss of amenity and planting along the boundary on the applicants will help to further screen the extension from the neighbouring dwelling.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. The development shall only be carried out in accordance with the amended plan(s) dated 18 June 2009. 4. The fence that forms the south east boundary with East Gables shall not be removed or reduced below a height of 1.8 metres unless the prior written approval of the Local Planning Authority has been obtained. 5. Prior to the first use of the development a planting scheme for the south east boundary shall be submitted to and improved in writing by the Local Planning Authority. Those works approved shall be carried out within the first available planting season (November to March) or seeding season (April to September). 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 the development fully complies with the appropriate policies and standards. 4. To protect the amenities of the occupiers of nearby properties. 5. To provide further screening of the extension to the neighbouring dwelling. 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 permission hereby granted does not authorise encroachment upon, or interference with, the adjoining property. The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com

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APPLICATION NO: P/2009 /0301 COMMUNITY: Glyntrian WARD: Ceiriog Valley

LOCATION: Y WERN DOLYWERN PONTFADOG LLANGOLLEN DESCRIPTION: VARIATION OF CONDITION 2 OF PLANNING PERMISSION P/2006/0299 TO ALLOW EXTENSION OF TIME FOR SUBMISSION OF RESERVED MATTERS (P/2006/0299 REFERS TO OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT (2 NO DWELLINGS) WITH ACCESS OF LLWYN MAWR ROAD AND MINOR ALTERATION TO EXISTING FIELD ACCESS) APPLICANT(S) NAME: MESSRS JONES BROTHERS

DATE RECEIVED: 14/04/2009 CASE OFFICER: JS AGENT NAME: WHITMORE & HUMPHREYS

THE SITE The site is located on south side of B4500 Glyn Ceiriog road, on the outskirts of Dolywern. It is situated between residential properties of Y Wern (Valley View) and a small informal parking area by the B road. The site forms part of a field, and the southern and western boundaries of the site are not defined by any physical boundaries.

Application Site

Approx size and position of dwellings

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 PROPOSAL As above. All matters reserved except layout and access. RELEVANT HISTORY P/2003/1426 Outline application for residential development and

construction of new vehicular and pedestrian access off Llwyn Mawr Road. Withdrawn.

P/2004/0924 Outline application for residential development and construction of new vehicular and pedestrian access off Llwyn Mawr Road. Granted 11.10.04

P/2005/1230 Outline application for residential development (2 no. dwellings) with access off Llwyn Mawr Road and minor alteration to existing field access. Withdrawn

P/2006/0299 Outline application for residential development (2 No. dwellings) with access off Llwyn Mawr Road and minor alterations to existing field access. Granted 3.7.06 (Siting and Access not reserved for further approval)

DEVELOPMENT PLAN Within the settlement limits. Policies PS1, GDP1 and H1 are relevant. The site is adjacent to a Special Landscape area, and near to a SAC. Part of the site is within a C2 flood zone. CONSULTATIONS Community Council: Consulted 21.4.09 Local Member: Notified 21.4.09 EA: No objection Highways: No recommendation CCW: No objection, but recommends changes to reduce

potential impacts. Consideration should be given to drainage, to ensure that any drainage from the site does not affect water quality

Site Notice: Expired 28.5.09 Other representations: 9 neighbours notified, and one letter received raising

the following: • It is frustrating that the Council would consider the

recession as a valid reason as to why existing planning permissions should be extended.

• All in authority must be seen to be transparent and looking to build on a better future. The potential housing market is dependent on the Council, and at these times it is impossible to foresee the demands on the future.

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • If the permission has not been taken up, it may not

be necessarily appropriate now. • Forward planning is required, and although the

concern may not correspond with existing Council guidelines, times are changing, and the challenge should be met.

SPECIAL CONSIDERATIONS/ ISSUES Policy: There has been no policy change since the last approval other than the requirement for a ToLS to be carried out because the site is near to a SAC. This process has yet to be completed, but CCW raises no objections providing drainage is controlled by planning condition. Despite neighbour concern regarding the reason for not implementing the original permission within the previously set time limits, it is legally open for any applicant to formally apply to extend a previous permission. However, such extensions must consider planning policies relevant at time, and for the moment the development still complies with current planning policies. Details: The application is for further outline permission, and it should be noted that since last decision the legislative wording for ‘reserved matters’ has changed. To avoid any confusion, both ‘layout’ and ‘access’ are items that are not reserved by this application, and ‘scale’, ‘appearance’ and ‘landscaping’ are the items that are reserved for further approval. In accordance with these new wordings, an indication of scale is now required. The proposal indicates that the scale will be 2 dwellings, and their floor area is indicated on the layout plan. Height is not given, but it can be controlled to by planning condition, and can ensure that they are no higher than 2 storeys, to be in keeping with adjacent development. Conclusion: The layout and access were resolved as part of the previous outline planning permission, and policy has not changed since the last approval – other than the need to indicate more details about the scale of development. As a result there is no objection to allowing further time for the reserved matters to be submitted providing the ToLS does not raise issues that cannot be resolved by planning conditions. RECOMMENDATION That permission be GRANTED subject to completion of a satisfactory Test of Likely Significance in relation to the nearby Special Area of Conservation. P/2009 /0301 CONDITION(S) 1. Approval of the following details shall be obtained from the Local

Planning Authority before any part of the development is commenced: a) the scale of the building(s)

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REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 b) the external appearance of the building(s) c) the landscaping of the site.

2 Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of two years from the date of this permission. The development shall only be carried out in strict conformity with such details as are thereby approved.

3 The development hereby permitted shall be begun before the expiry of five years from the date of this permission or two y ears from the date of approval of the last of the reserved matters required to be approved, whichever is the later.

4 Notwithstanding the details of siting submitted as part of the application revised details shall be submitted as part of the reserved matters application. The details as may subsequently be approved shall be fully implemented in accordance with timescales given in condition 3 above.

5 A 2 metre wide footway shall be constructed back from the edge of the existing carriageway along the full frontage of the site to link up with the existing footways on either side of the site prior to first occupation of either dwelling and shall thereafter be retained clear of obstruction to pedestrian usage.

6 The surface of the access shall be hard paved for a distance of 5 metres behind the highway boundary before either house is first occupied, in accordance with landscape details to be submitted as part of the reserved matters.

7 No gates shall be erected at the access within 5 metres of the highway boundary.

8 The proposed access shall have visibility splays measuring 2.4m x 24m to the north of the access, and 2.4 m x 45m to the south. Within the area of the visibility splays there shall be no obstruction in excess of 1 metre in height above the level of the adjoining carriageway and the position of the splays shall be marked on the plans to be submitted as part of the reserved matters, and the landscaping details shall fully take into account the position of the splays.

9 Foul water and surface water discharges shall only be drained separately from the site.

10 No surface water or land drainage (either directly or indirectly) shall be allowed to connect to the public sewerage system.

11 As part of the reserved matters, details shall be submitted to and approved, to provide for the planting and maintenance of a hedgerow with trees along the western edge of the site and this shall be planted before any of the dwellings are first occupied, and shall thereafter be maintained in accordance with details to be submitted for approval as part of the reserved matters.

12 The ground floor level of the dwellings hereby approved shall be no lower than 145.40 metres above OS datum.

13 The height of the dwellings hereby approved shall not be more than two storeys, in accordance with details to be submitted as part of the reserved matters.

Page No 53

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 14 Details of the surface water drainage system, including any

management measures, shall be submitted for further approval as part of the reserved matters.

REASON(S) 1. To comply with Section 92 of the Town and Country Planning Act 1990. 2. To comply with Section 92 of the Town and Country Planning Act 1990. 3. To comply with Section 92 of the Town and Country Planning Act 1990. 4. To ensure that the siting details of the dwellings are examined together

with the reserved matters, in the interests of the visual amenities of the area, being situated at a prominent junction.

5. In the interests of pedestrian safety. 6. To ensure that no deleterious material is carried out onto the highway. 7. In the interests of highway safety. 8. To ensure that adequate visibility is provided at the proposed access

point and to ensure improved visibility from the existing car park. 9. To protect the integrity of the Public Sewerage System. 10. To prevent hydraulic overloading of public sewerage system and to

protect the health and safety of existing residents, and to ensure no detriment to the environment.

11. To ensure that the edge of the settlement is defined and to provide structure landscaping for the development.

12. To ensure that the proposed dwellings are not subject to flooding issues.

13. To ensure that the development is in context with the local area, in the interests of the amenities of the area.

14. To ensure that any surface water or land drainage from the site does not cause pollution issues for the adjacent River Ceiriog given its designation as a Special Area of Conservation.

NOTE(S) TO APPLICANT Before submitting the application for the reserved matters, you are advised to consider the content of Welsh Assembly Government document called TAN 12: Design. The site occupies a prominent position on the edge of Dolywern, and there the design of the development is likely to prove very important for any subsequent detailed application. If a connection is required to the public sewerage system, the developer is advised to contact Dwr Cymru Welsh Water’s Network Development Consultants on telephone no 01443 331155. The footway to be constructed in connection with condition 5 above should be constructed to a standard suitable for adoption by the Council for future maintenance at the public expense, and the developer will need to enter into an agreement with the Council under Section 38 of the Highways Act 1980. The applicant’s attention should be drawn to the following supplementary notes 1, 2, 3, 4 and 5.

Page No 54

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Public footpath No 12 abuts/crosses the site. An OS benchmark is located on the nearby bridge crossing the River Ceiriog in Dolywern, to allow the ground floor level for the dwellings to be established. You are advised that there is a possibility that there are slow worms and newts present on the site. If this proves to be the case, you are advised to consider the provisions of the Wildlife and Countryside Act 1981 and a licence may be necessary before any development proceeds. ______________________________________________________________

Page No 55


APPLICATION NO: P/2009 /0340 COMMUNITY: Chirk WARD: Chirk South

LOCATION: 1 CEIRIOG BUNGALOW CHIRK GREEN CHIRK WREXHAM DESCRIPTION: EXTENSION TO EXISTING GARAGE FOR UTILITY ROOM AND STORE AND REPAIR OF EXISTING GARAGE ROOF. APPLICANT(S) NAME: MR WAYNE REESE

DATE RECEIVED: 27/04/2009 CASE OFFICER: SEH AGENT NAME: MR WAYNE REESE

______________________________________________________________ THE SITE

Proposed Extension

PROPOSAL As above. HISTORY None relevant.

Page No 56

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN Within settlement limit and within the buffer zone of the nominated World Heritage Site (WHS). UDP Policies GDP1 and PS2 apply. Local Planning Guidance Note No. 21 ‘Space around Dwellings’ is also relevant. CONSULTATIONS Community Council: Consulted 28.04.09 Local Member: Consulted 28.04.09 Other Representations: One letter of objection:

• Potential impact on stability of the public sewer;

• Impact upon the party wall; • Commercial use of the development.

Site Notice: Expired 19.05.2008 SPECIAL CONSIDERATIONS/ISSUE Background: Proposal is to raise the height of the roof of the existing rear garage to allow the floor area to be increased to make way for a utility area. The garage shares a party wall with the outbuildings of the adjoining property. The main issues to consider therefore relate to the party wall itself, drainage and the proposed use of the extended garage. Visual Impact and Residential Amenity: Although the development site is readily visible from the highway, the overall size increase is minimal and no significant negative visual impact would result. Further, the development would not have any impact upon the nominated WHS. The small increase in volume would have no additional detrimental impact upon the adjoining bungalow in terms of loss of light or privacy, and is sufficient distance from the private right of way to ensure that the development will not interfere with the access. Other Matters/Objections: The application is for alterations to a domestic outbuilding, the future use of which will be restricted accordingly to prevent use in connection with any trade or business. Concerns raised in relation to the party wall are dealt with by other legislation (Part Wall Act 1996), details of which have been forwarded to the adjoining occupier. An advisory note will be attached to the decisions notice in relation to the applicant’s responsibilities in connection with the public sewer which crosses the site.

Page No 57

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Conclusion: The proposed development is acceptable in terms of local policy and would not negatively impact upon on the visual or residential amenities of the area. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 4. No trade or business of any kind shall be carried out in or from the garage subject of this permission. 5. The garage shall be used only for a purpose incidental to the use of the property as a single dwelling house. 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 the development fully complies with the appropriate policies and standards. 4. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance to occupiers of nearby properties. 5. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance to occupiers of nearby properties. NOTE(S) TO APPLICANT You are advised that the planning permission hereby granted does not authorise any building over, diversion, connection or other interference with any sewer, public or private, which crosses the site. You are advised to contact Welsh Water, PO Box 10, Treharris, CF46 6XZ (Tel: 01443 331155) in this regard, prior to undertaking any groundwork in connection with the development. Should you be required to depart from the details hereby approved, you should contact the Council's planning department to seek further advice with regard to the submission of amended plans and / or a new planning application. ______________________________________________________________

Page No 58


APPLICATION NO: P/2009 /0359 COMMUNITY: Overton WARD: Overton

LOCATION: EASTWICK PLANT CENTRE KNOLTON OVERTON WREXHAM DESCRIPTION: CHANGE OF USE OF AGRICULTURAL LAND FOR THE STORAGE OF 30 CARAVANS APPLICANT(S) NAME: MR PAUL SCOTT-DAVIES

DATE RECEIVED: 30/04/2009 CASE OFFICER: KH AGENT NAME: HARDINGS PROPERTY CONSULTANTS LTD MR JAMES MADDOCKS

______________________________________________________________ P/2009 /0359 THE SITE Eastwick plant centre is located on the Overton on Dee to Ellesmere Road (A528), north-west of Knolton. The site is surrounded by open countryside.

Site as submitted As amended

PROPOSAL Change of use of section of land previously used to house polytunnels in connection with the existing nursery to store up to 30 caravans. By letter sent on 24 June the number is reduced to 20 caravans and the site area is reduced. The nursery use will continue.

Page No 59

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 HISTORY OVE15878 Change of use, erection of new building to provide nursery, plant

garden centre, construction of new vehicular access and alterations to existing access. Refused 09.01.89.

6/18692 Erection of glasshouses, polytunnels and sheds for horticultural use and new dwellinghouse and construction of new vehicular and pedestrian access. Allowed on appeal 03.07.91.

DEVELOPMENT PLAN Outside settlement and located within a Special Landscape Area. PS1, PS2, CLF10, GDP1 and EC5 refer. CONSULTATIONS Community Council: Before plans are considered for approval, the

following highway concerns should be addressed: A528 is busy 60 mph road with bend by Trotting Mare approaching area where vehicles turning into site will be moving slowly.

Local Member: Notified 04.05.09 Public Protection: No observations. Highways: Object access is substandard and the increase in

movements through the access would increase the likelihood of danger to road users.

Environment Agency: No observations. Other Representations: Notified . Site Notice: Expired 05.06.09 APPLICANT’S SUBMISSION Amends number of caravans to 20 and reduces to a smaller site area. Would like to confirm that application has received favourable support from the local council and Country and Land Business association amongst others. SPECIAL CONSIDERATIONS/ISSUES Policy: PS1 requires that new development housing, employment etc should be directed to within settlements, PS2 requires development should not detrimentally affect landscape character, whilst EC5 requires that within Special Landscape Areas priority will be given to conservation and enhancement of the landscape. CLF10 is not directly applicable as it relates to touring caravans but the policy does make reference to the storage of caravans not being acceptable. The proposal is clearly contrary to the appropriate development plan policies. Whilst I accept that existing boundary planting would largely screen the visual

Page No 60

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 impact of the caravans, it does not address the fundamental objectives of the policies. The use would be more appropriate in a built up settlement or employment area and would present an urban activity which is out of keeping within a rural environment. Highways: The proposed development site is accessed off the A528 Overton/Ellesmere Road which is subject to a 60mph speed limit. TAN 18 would normally require the existing access to provide visibility splays of 2.4m x 215m in both directions. Visibility from the existing access, however, is only 2.4 x 40m to the north-west and 2.4 x 70m to the south east. Although full visibility to the north-west could be provided by cutting back the existing hedge along this section, visibility to the south east is restricted by a chapel immediately behind the highway boundary. The Transport Statement submitted with the application suggests each of the stored caravans will only leave site on average two to three times per year but the estimate seems particularly low and I would expect touring caravans to be used more frequently. It is also misleading to spread movements over the entire year when in reality the use would be during the better weather/summer months. Furthermore vehicles emerging are likely to be slow moving. As the development will result in an increase in traffic through the substandard access, I would concur with Highways’ view that the proposal will increase highway danger. Conclusion: The proposal to provide for the storage of caravans outside any recognised settlement/employment area is clearly contrary to the policies of the Unitary Development Plan and inappropriate in a rural environment. Increased use of a substandard access is also likely to increase highway danger. RECOMMENDATION: That permission be REFUSED REASON(S) 1. The site lies outside any settlement limit and within a Special Landscape Area in the Wrexham UDP. . It is an inappropriate location for the proposed use and would constitute an urban activity out of keeping in a rural environment. As such, the proposal would be contrary to Policies PS1, PS2, GDP1 and EC5 of the adopted Wrexham Unitary Development Plan. 2. The proposal by virtue of materially increasing movements through an existing substandard access with restricted visibility, would increase the likelihood of danger to road users. As such, the proposal would be contrary to Policy GDP1(d) of the adopted Wrexham Unitary Development Plan. ______________________________________________________________

Page No 61


APPLICATION NO: P/2009 /0375 COMMUNITY: Rossett WARD: Rossett

LOCATION: 10 ALYN DRIVE ROSSETT WREXHAM DESCRIPTION: GROUND FLOOR BEDROOM AND SHOWER ROOM EXTENSION APPLICANT(S) NAME: MR MILES DAVIDSON

DATE RECEIVED: 05/05/2009 CASE OFFICER: LB1 AGENT NAME: MR BARRY HELLEN

______________________________________________________________ SITE

Proposedextension

PROPOSAL As above – measures 5.895m by 6.065m (single storey). HISTORY None relevant.

Page No 62

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN Within the settlement limit, Policy GDP1 and LPGN 20, 21 and 16 apply. CONSULTATIONS Community Council: Consulted 06/05/09 Local Member: Consulted 06/05/09

Other representations: Two letters of objection received raising the following concerns: • The proposed extension will take up all

of the current garden area and is almost the same size, if not larger than the current living area of the house.

• The possible loss of the boundary hedge (not shown on the plan) at the end of the garden would result in loss of privacy to neighbouring properties and the two houses to the rear would now not be shielded by the hedge.

• The height of the extension will cause loss of daylight and morning sunlight into the neighbouring garden, which is already shaded by the 30 year old trees and neighbours tall hedge.

• The extension will be visually overbearing and will dominate the garden and will loose the open appearance that currently exists.

• The raised patio area is in a position that will overlook the neighbouring garden resulting in loss of privacy.

• Features of the neighbouring houses are the open gardens that are not overlooked; this feeling will be lost.

• Extension will affect house prices and ability to sell the house.

• Other alternatives should be considered which will not have such a large impact on neighbouring properties.

• Not so much an extension as a whole new dwelling built in the garden.

• Proposed extension will dominate and alter existing levels of sunlight and daylight to neighbouring properties, sunlight is at a premium in this country and the extension will result in shading between 4.30 and 7pm.

Page No 63

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 • Believe the proposed extension does not

reflect the existing dwelling in scale. • The existing garden will be reduced in

size to below the 50m² requirement. • The proposal is too high and big and will

reduce outlook to a blank wall from the garden.

Site Notice: Expired 29/05/09 SPECIAL CONSIDERATIONS Background: The proposed extension is being constructed under a disabled facilities grant to provide a ground floor bedroom and shower room. Prior to the submission of this application alternative solutions such as converting an existing room have been considered. The requirements of the applicant are such that it is not possible to convert an existing room and an extension is the only viable option. The Occupational Therapist who liases with the family has confirmed that the proposed size of the extension is the minimum necessary to allow for the required level of care within the home. Turning circles are required within the building to allow for wheelchair manoeuvrability and the size of the extension reflects this. Twenty four hour care is required within the home and carers will be present to assist, staying overnight in the lounge to provide additional support. Access to the extension is through the existing patio doors to the rear of the dining room or via an external ramp around the extension, to create a level patio area outside the extension. This patio area will be raised above the current ground level by 20cm. Design and Amenity: The design of the extension is in keeping with that of the existing house. The proposal passes the BRE test in relation to the neighbouring properties and no significant overshadowing should be created. The houses were not constructed in a direct line with each other, this off-set will help reduce any overshadowing. Separation standards to neighbouring properties are satisfied in relation to the proposed rear windows. There are two proposed side facing windows, one for the existing living room and one for the proposed bedroom. The window for the living room will be a secondary window and will partially obscured by the existing close boarded fence, however to ensure that there is no overlooking this window will conditioned to be obscurely glazed. The proposed side facing bedroom window will be a secondary window for the room. The fence along the boundary which it faces is 1.8 metres high and will prevent overlooking, a condition on the permission will ensure the retention of this fence. The rear boundary is a dense 3 metre hedge, this will prevent any overlooking to the properties to the rear.

Page No 64

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 The proposed extension does occupy a large proportion of the existing garden, however an area of 65m² remains. Local Planning Guidance Note 21 requires the provision of 50m²; the proposal therefore complies with the relevant Guidance Note. Other considerations: The impact of an extension on house prices is not a material consideration in the determination of planning applications. Conclusions: The proposed extension meets the guidance as set out in LPGN 20 and 21 and the impact on the neighbouring property will be minimal. Therefore recommend approval. P/2009 /0375 RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 4. The secondary window in the living room facing No 8 Alyn Drive shall be fitted with obscure glass, permanently fixed closed and permanently retained as such. 5. The existing boundary fence between Nos 10 and 12 Alyn Drive shall be retained at a height of 1.8m and shall not be removed or lowered without the prior written approval of the Local Planning Authority. 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 the development fully complies with the appropriate policies and standards. 4. In the interests of the amenity of the neighbouring property. 5. In the interests of the amenity of the neighbouring 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.

Page No 65

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 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. ______________________________________________________________

Page No 66



LOCATION: LAND ADJACENT TO HILL VIEW BOWLING BANK ISYCOED WREXHAM DESCRIPTION: OUTLINE APPLICATION FOR THE ERECTION OF 2 DETACHED DWELLINGS WITH DETACHED GARAGES AND CONSTRUCTION OF ASSOCIATED ACCESS APPLICANT(S) NAME: MR & MRS J E MORRIS

DATE RECEIVED: 11/05/2009 CASE OFFICER: DSW AGENT NAME: EMERY PLANNING PARTNERSHIP LTD MR ROWLAND GASCOIGNE

______________________________________________________________ P/2009 /0388 THE SITE Rectangular area of open land located to the north of the village hall and south of ‘Hillview’, Bowling Bank. The site has frontage to the B5130.

site

Page No 67


application includes a Planning, Design and Access tatement and details of an illustrative layout in support of the proposal for

gs.

/2008/0526 Outline application for Residential Development (2 no.

lings). Refused 18.07.2008

utside settlement. Policies PS1, PS2 and H5 apply. Local Planning 3 also applies.

Welsh Water: plication. t Agency:

Highways: te visibility, adequate parking and and a 2.0m wide footway along the

n: :

p: ther Representations: Five neighbouring occupiers notified 03.06.09

ar

bon of development. It is part of the urtilage of the village hall in the same way that the curtilage of a dwelling

es.

clearly be defined as located within a ribbon of evelopment which comprises a built up frontage of residential and non-

PROPOSAL As above. TheStwo dwellin HISTORY

Pdwel

DEVELOPMENT PLAN OGuidance Note No 1 CONSULTATIONS Community Council: Notified 11.05.09 Local Member: Notified 11.05.09

No comments to make on the apEnvironmen No objections subject to an appropriate condition

to deal with foul water disposal. No objections subject to appropriate conditions to ensure adequaturning facilitiessite frontage.

Public Protectio No objections Public Rights of Way Off Notified 11.05.09 Access Grou Notified 11.05.09 OSite Notice: Expired 05.06.09 APPLICANTS SUPPORTING STATEMENT “Clearly the site comprises a modest parcel of land within an otherwise built-up frontage. There are no breaks in the frontage (save for the site). The onlybreak in the frontage that the planning officer referred to is the village hall cpark. However this forms part of this ribcwould form part of a built up frontage.” “The site adjoins an existing row of residential properties to the north and a single dwelling to the east. The village hall is immediately to the south.Including the application site there is a built up frontage of over 500 metrTherefore the site can dresidential buildings.”

Page No 68


f e

layout showing how two dwellings ould be provided on the site with a planning statement which attempts to

s

, which states “Outside defined ettlement limits new dwellings will only be permitted where ….. b) proposals

filling is defined as “the development of no more than two dwellings in a

ion

ed

examples of infill development llowed elsewhere, I am satisfied that this proposal does not constitute infill

ATION: That permission be REFUSED

ment .

sult in the consolidation of sporadic groups of

Development Plan Policy H5. ______________________________________________________________

SPECIAL CONSIDERATIONS/ISSUES Background: The application is a resubmission of a previous scheme (ReP/2008/0526) refused on 18 July 2008 (following a committee site visit). Thcurrent proposal provides an illustrativecprovide a justification for the proposal. Policy: The land is outside settlement limits in the UDP. In planning terms, the site is referred to as being ‘in open countryside’ where there is a general presumption against development. Therefore, development of new dwellingin the countryside is strictly controlled and any proposal would have to complywith Policy H5 – Housing in the Countrysidescomprise infilling subject to Policy GDP1”. Insmall gap within a well developed built frontage”. However, in this case, the gap between Hillview and the Village Hall is in excess of 70 metres. I would not consider this distance to be ‘a small gap’.Neither would I consider the properties along this section of the B5130 to constitute ‘a well developed built frontage’ given that there is considerable distance between the Village Hall and the houses to the north and south. Allowing residential development on this site would result in the consolidatof sporadic groups of housing in the countryside, which would be contrary toPolicy H5. There are a number of plots along the road between Holt and Cross Lanes which might be eligible for consideration if this were approvand the resultant ribbon development between those communities would havea major impact upon the rural nature of the area. Despite the additional information provided by the applicants and the adevelopment within the meaning of the policy. RECOMMEND REASON(S) 1. The site is located outside any settlement limit in the Wrexham Unitary Development Plan. The proposal would not constitute "infill" developbecause the site does not form a small gap in a well developed built frontageTo allow the development would adversely affect the character and appearance of the area and rehousing in the countryside which would be contrary to adopted Unitary

Page No 69


APPLICATION NO: P/2009 /0389 COMMUNITY: Rhos WARD: Ponciau

LOCATION: YSGUBOR GANOL TY CANOL ROAD PENYCAE WREXHAM DESCRIPTION: CHANGE OF USE OF DWELLING TO HOME BOARDING FOR DOGS (MAX 5) (IN RETROSPECT) APPLICANT(S) NAME: MRS HELEN CZERNIAK HMC PET CARE

DATE RECEIVED: 11/05/2009 CASE OFFICER: SJG AGENT NAME: HMC PET CARE MRS HELEN CZERNIAK

______________________________________________________________ THE SITE The site is 1.5km north of Penycae and 1.5km west of Rhosllanerchrugog. One of the adjoining premises is in use as a haulage depot and a dwelling with vehicles stored on the adjoining highway verges.

Page No 70

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 ROPOSAL

s above.

PPLICANT’S SUBMISSIONS

”.

nd

s late as 11pm. The business also provides home visits to customers.

ELEVANT HISTORY 19193 lling,

rtilage and installation of

ranted

29/4/1991

P A A The business started with advice from other departments, and provides care for pets, during holidays or illness. The garden has been fenced off and dogs are allowed to roam within 0.4 ha of secure grounds. “I do not allow barkingDogs are given exercise. The business generates no more than 2 cars per week, and is concentrated in the summer months. The dogs sleep in 2 roomsin the house leading to the garden. They are let out as early as 5.30 am aa R

Conversion of barn to single dweincorporation of part of field into residential cuseptic tank

G

CB 2740 Double garage Granted (Built) 8/2/1999 P/2002/1099 Extension to dwelling Withdrawn 10/1/2003 P/2003/0900 ey on east 8/09/2003 Extension to dwelling 2 stor

end, single storey to north Granted (Lapsed)

P/2009/0156 Extensions Withdrawn April 2009 DEVELOPMENT PLAN

olicies PS2 5 EC5 and GDP1 of UDP are relevant, together with LPGN 7.

ONSULTATIONS

ocal Member(s): mberton: No problem as 5 dogs seems a fair

Highways: nditions regarding

Public Protection: erties. Noise complaint received.

ther representations: n see

why the small business should not

re

causing problems with stray dogs and fouling.

Outside settlement limits and within a Special Landscape Area. PE C Rhos C Council: Consulted 11/5/2009 L Cllr A Roberts consulted 11/5/2009

Cllr P Peamount Proposal would have no significant effect on the highway network. Recommend coparking and maximum of 5 dogs. Recommend refusal given the close proximity to neighbouring prop

Site Notice: Expired 3/6/2009 O Notified 12/5/2009.

1 letter of no objection received, stating that cano reason continue. 1 letter of objection received, stating that there aregularly in excess of 15 dogs on the premises,

Page No 71

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 PECIAL CONSIDERATIONS/ ISSUES

estic pets, due to the hanging nature of the dogs accommodated at the site.

ys that the xtra traffic if the business is run as described should be minimal.

sal is considered unacceptable in view of the proximity f adjoining dwellings.

ECOMMENDATION: That permission be REFUSED

EASON(S)

contrary to policy GDP1 of the adopted

______________________________________________________________

S Residential amenity: The site is close to residential properties and, despite the applicant’s assurances, noise from dogs seems inevitable. Such noise is considered to be in excess of the normal levels from domc Traffic generation:. The site is approached by narrow lanes lacking in passing places and forward visibility. Although I concur with highwae Conclusion: The propoo R R 1. The use detracts from the amenities of adjoining dwellings by reason of noise and disturbance and is thereforeWrexham Unitary Development Plan.

Page No 72


APPLICATION NO: P/2009 /0398 COMMUNITY: Gwersyllt WARD: Gwersyllt North

LOCATION: LAND TO THE REAR OF ASH COTTAGE BOTTOM ROAD SUMMERHILL WREXHAM DESCRIPTION: SITING OF A STATIC CARAVAN FOR USE AS TEMPORARY DWELLING AND CONTAINER (IN RETROSPECT) APPLICANT(S) NAME: MR M KIRKPATRICK

DATE RECEIVED: 12/05/2009 CASE OFFICER: SJG AGENT NAME: MR M KIRKPATRICK

______________________________________________________________ THE SITE On the north-east side of an unmade road on the West Side of Bottom Road. The site contains a dwelling under construction.

PROPOSAL

s above. The applicant lives in the caravan, and is the builder.

A

Page No 73

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 APPLICANT’S SUBMISSIONS He expects to be able to move the container in 2-3 months when work on his other property in area is sufficiently advanced, and he can remove the contents (cannot be moved when full). He has an alternative site in mind. It is hoped to have the shell of the dwelling up within 12 months, and the garage will be completed first to provide on-site storage. RELEVANT HISTORY GWE 1200 2 dwellings and garage. Granted 28/6/1963 GWE 24166 Certificate of Lawful Use or Development.

Granted 29/3/1996 CB03640 Dwelling. Granted 8/11/1999 DEVELOPMENT PLAN Within the settlement limits. UDP Policies H2 and GDP1 and LPG are relevant. CONSULTATIONS Gwersyllt C Council: No objections, but consider that any approval should

include limit of 12 months or shorter. Local Member: Consulted 13/5/2009 Highways: No comments Public Protection: Comments regarding drainage Site Notice: Expired 3/6/2009 Other representations: Adjoining occupiers notified 4/6/2009. 1 objection received to storage container, on grounds

of adverse visual impact on dwellings at lower level. SPECIAL CONSIDERATIONS/ ISSUES The dwelling has been under construction for over 10 years. Building regulations approval was applied for in 1999, but no work has been carried out recently. The caravan is located in the south-east side of the site at the lower level, with the container behind. Both structures are visible from the dwellings to the north-east which are at a lower level. The container in particular is intrusive. As a construction site, temporary structures used in connection with the approved development would normally be permitted development. However this application gives the opportunity to control the structures, and require relocation of the container.

Page No 74

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The use of the caravan shall cease not later than 30 June 2010. The caravan 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. The use of the container shall cease not later than 30 September 2009. The container 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. 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 protect the amenities of the occupiers of nearby properties. NOTE(S) TO APPLICANT This permission is granted to enable progress to be made on the construction of the approved dwelling, which will be assessed at the end of the temporary period. The siting of the container is considered unacceptable and it should be relocated in accordance with details to be agreed, in writing, by the Local Planning Authority. ______________________________________________________________

Page No 75


APPLICATION NO: P/2009 /0402 COMMUNITY: Offa WARD: Brynyffynnon

LOCATION: 20 TOWN HILL WREXHAM DESCRIPTION: CHANGE OF USE FROM A1 SHOP TO A2 OFFICE APPLICANT(S) NAME: MR BRIAN WICKS

DATE RECEIVED: 14/05/2009 CASE OFFICER: SJG AGENT NAME: BAIRSTOW EVES MR J WIGGINS

______________________________________________________________ THE SITE The building adjoins an outside seating area for a bar/ restaurant.

PROPOSAL As above. Opening times would be 9.30am – 5pm Monday-Friday, 9.30am-3pm Saturday, closed on Sunday. 1 full-time and 1 part-time person would work at the property.

Page No 76

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 RELEVANT HISTORY CB01188 New Shopfront Granted 12/6/1997 DEVELOPMENT PLAN Within settlement limits and within Conservation Area, the Shopping Area and an Environmental Enhancement Area. Policies EC7 EC10 S2 T8 and GDP1 of UDP are relevant, together with LPGN 4 and 16. CONSULTATIONS Offa C Council: No objection Local Member: Cllr P Wynn- no comments Adjoining LM: Cllr R Alun Jenkins - Opposes the application on

grounds of: 1. Loss of views by visiting public of fine interior of renovated building within Wrexham Conservation Area. 2. Loss of a shop unit providing specialist units on this side of Town Hill, which are a valuable feature of this part of the town

Highways: The property has no off-street parking but there are short stay bays outside. Vehicle movements to the site are likely to be minimal but it may be appropriate to require a commuted sum in view of the increased demand for parking space, based on LPGN16 standards.

Public Protection: No comments Access Group: Access issue has not been addressed. No long-term

parking available nearby. Site Notice: Expired 8/6/2009 Other representations: Adjoining occupiers notified 15/5/2009. No comments

received. SPECIAL CONSIDERATIONS/ ISSUES Policy: The site is located on north side of the southern part of Town Hill where about half of the units are retail. The southern side of Town Hill is all non-retail. It is not a Principal Shopping Street, although the northern part does link to Hope Street, which is. The supporting text of Policy S2 indicates that a continuous ground floor, non-retail frontage of four or more units, or where more than 30% of the street frontage is non retail, would undermine the town centre. The proposal if approved, would not lead to four or more non-retail units together, but would increase non-retail ground floor uses in this particular part of the street from 50% to 60%. However, it is considered that the conversion of this unit into an office is highly unlikely to have a detrimental impact upon the function of the town centre and will not cause any harm to its vitality. This may be the case if this site is

Page No 77

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 retained for retail and remains vacant.. There are therefore no objections to this change of use and the proposal complies with policy S2. Conservation: No alterations to the exterior of the building are required as a result of the proposed change of use. I see no reason to believe that the change of use would be any more likely to affect the interior than any other shop use. The character and appearance of the Conservation Area will therefore not be affected by the proposals and as such I would have no objections to the application. Parking: The floorspace of the building is 50m2 . The upper floor is not in retail use, so the parking standards would be based on the following: Small shop (A1) - 1 space per 15m2 = 3 spaces Estate agents office (A2) - 1 space per 6m2 = 8 spaces So there is a deficit based on the maximum LPGN16 standard of 5 spaces. However, taking the size of the property into account, it is considered that a commuted sum would not be justified as there are unlikely to be more that 2 persons working at the property, and visitor levels would be similar to the existing A1 use. Accordingly I do not propose to require a commuter car parking payment. Accessibility: The property is on a fairly steep hill, and there is little parking space nearby. However the property is accessible on foot and bus stops are nearby, and there are no reasons to oppose a permission for an A2 use, which is no more of an issue than an A1 use. The shop has a recessed doorway with no step. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 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. 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".

Page No 78

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 This permission does not by itself authorise the performance of any proposed acts of work materially affecting the external appearance of the premises, which proposals, if any, shall form the subject of a further submission to the Local Planning Authority. You are reminded that the Disability Discrimination Act 1995 applies to this development. ______________________________________________________________

Page No 79


APPLICATION NO: P/2009 /0405 COMMUNITY: Rhosddu WARD: Garden Village

LOCATION: 169 / 171 CHESTER ROAD WREXHAM DESCRIPTION: EXTENSION TO REAR TO FORM STORES AND WELFARE FACILITIES AND FORMATION OF NEW CAR PARK. APPLICANT(S) NAME: TRAILWALK LTD

DATE RECEIVED: 18/05/2009 CASE OFFICER: SJG AGENT NAME: CASSIDY & ASHTON

______________________________________________________________ THE SITE At the rear of the shops on the north side of Kenyon Avenue.

access

PROPOSAL As above. The scheme involves the demolition of outbuildings and walls, and construction of a lean-to extension to the rear of the chemist and travel agents, to provide toilets and storage facilities. The entrance off Kenyon

Page No 80

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Avenue is to be altered with a kerb radius, to lead to a car park at the rear and side. A pedestrian access is retained to the bowling club to the north, adjoining a wide hedge. DAS: The existing situation highlights the need for better storage and welfare facilities and the requirement for staff/ visitors/ disabled parking. The extension would provide secure storage space and toilets for each unit. The parking facilities would help to reduce congestion. The access to the bowling club will be delineated by white lines. The hedgerow is to remain. Materials will match the existing. Access to the shops by staff will be via rear doors. The disabled parking bay is close to the main entrances on the side. REVISED SCHEME: In response to representations, a revised scheme for the parking area has been received, showing 6 spaces in place of 10 and a 3 metres wide access to the bowling green, in place of 1.2 metres. RELEVANT HISTORY None. DEVELOPMENT PLAN Within the settlement limits. Policies T8 and GDP1 of UDP are relevant, together with LPGN 6 and 16 and TAN12 Design. CONSULTATIONS Rhosddu C Council: Object on grounds of increased traffic on Kenyon

Avenue at a very busy junction. Reversing vehicles from access and disabled parking bay will cause additional dangers. Obstruction of access to bowling club.

Acton CC (adj): Express concern over the additional parking facilities in view of the location close to the very busy junction, which could create traffic problems.

Local Member(s): Cllr G Craddock-comments regarding design and access issues.

Adj LM notified. Notified 18/5/09 Highways: Recommend refusal on grounds of danger to road

users and pedestrians (see below). Public Protection: Comments regarding building operations and Health

and Safety. Site Notice: Expired 10/6/2009. Other representations: Adjoining occupiers notified (19 & 21/5/2009) 14

objections received including Garden Village Bowling Club, Garden Village Residents Association and Garden Village Community Association, on grounds of:

Page No 81

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 a. The reduced access to the bowling club will be

totally impractical and will prevent access for maintenance purposes- a 3 metre access is required.

b. The proposed path will be socially unacceptable as it will be narrow and appear as an alleyway. Not suitable for wheelchair/ motorised scooter users

c. Development could lead to the loss of a vital community facility

d. Inadequate security provided- gated access required.

e. Increase noise and pollution from public access to rear of shops

f. Access will cause a further hazard to pedestrians and users of the roads at a very busy junction

g. Disabled parking spaces are unsafe and inappropriately sited.

h. Question whether rear access would be used for deliveries – causing additional traffic and noise problems

Petition signed by 133 local residents and bowling club members, strongly objecting to the development as it would reduce access to the bowling club for maintenance and for disabled/ reduced mobility users.

SPECIAL CONSIDERATIONS/ ISSUES Design Issues: A hipped roof design is now shown, to soften the visual impact of lean-to from Kenyon Avenue. The proposal will improve the appearance of the area. Access to bowls club: The club state that they have a 3 metre access which and if this were reduced to less than 1 metre it would be totally impractical. The revised plan takes account of this requirement, but the agent states that the legal access is for pedestrians only. Highway safety: The area becomes very congested at times, particularly during school collection and dropping off times. The few parking spaces to the front and side of the shop are well used, and on-street parking space in Kenyon Avenue is limited. The increase in floorspace of the shops is small, and a condition could be imposed to require that the additional space is used for the stated purposes and not for retail sales. The additional spaces could be specified to be staff/residents/disabled use only, and an appropriate sign could be required.

Page No 82

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Highways are concerned over 3 issues: 1. Traffic generation in a very congested area 2. Restricted highway visibility due to parked vehicles and lack of

demonstrated pedestrian visibility 3. Inadequate turning area provision, leading to vehicle reversing movements

across the footway and onto the road. The applicant’s response to these issues is as follows: The site is already used for 3 garages and parking. Turning space is provided. A speed hump can be introduced.

Visibility is restricted by hedges. The hedge on the applicant’s land is to be replaced by a lower fence. Vehicles using the spaces will be those of owners of shop units, who will only normally enter and leave the site only once per day.

Highways do not accept these points, and state that there is 1 garage only which fronts Kenyon Avenue with the remaining outbuildings described as stores, where vehicles do not generally park. The restricted layout of the proposed car park may result in some vehicles reversing out of the proposed access. Both highway and pedestrian visibility is considered inadequate from the proposed access and its increased use would therefore be considered unacceptable. The introduction of a speed hump behind the proposed access may reduce speeds when exiting the car park but would not improve pedestrian visibility. They still consider that there is likely to be an intensification of use of this substandard access and it would increase the likelihood of danger to pedestrians and road users. However, I would consider that the proposal utilises an existing access and is of a minor nature, which could be acceptable with appropriate conditions. The proposed fence to the east of the access could be kept to a low height for the first metre, to assist with pedestrian visibility. Community safety: There are concerns that the proposal could open the area up to use during evenings and create security issues for adjoining properties. The use of CCTV and appropriate signs would help to discourage such use. A barrier may not be appropriate due to use for access to the bowling club during evenings. Conclusion: I consider the revised proposal is acceptable since it enhances the access to the community facilities, provides some improvement off-street parking for shop staff and residents of the flats and should result in a neater area behind the shops.

Page No 83

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 3. No facing materials shall be used other than materials matching those used on the existing building. 4. The vehicle parking and turning areas indicated on the approved plans shall be laid out, surfaced and drained prior to the first use of the building hereby granted and shall thereafter be retained for those purposes, free of all obstruction. 5. Details of the management of the car park in terms of lighting, supervision, surface markings, signs, use and access shall be submitted to the Local Planning Authority before any part of the development is commenced and the development shall only be carried out in strict conformity with such details as are thereby approved. 6. The extensions to the shops shall be used for storage and welfare purposes only and not as additional retail sales space. 7. Details of the proposed fence to the east of the access shall be submitted to the Local Planning Authority within 1 month of commencement of development, and the first 1 metre of the fence measured from the vehicular access shall be no higher than 0.6 metre. The development shall not be brought into use except in full accordance with such details as have been approved by the Local Planning Authority. 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. In the interests of highway safety. 5. To enable the control of matters not detailed in the application in compliance with the appropriate policies and standards 6. In the interests of highway safety. 7. To enable the control of matters not detailed in the application in compliance with the appropriate policies and standards and to ensure safer pedestrian visibility.

Page No 84

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 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". You are reminded that the Disability Discrimination Act 1995 applies to this development. The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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.

Page No 85

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Failure to obtain Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com Please note the attached comments from Public Protection. ______________________________________________________________

Page No 86


APPLICATION NO: P/2009 /0408 COMMUNITY: Offa WARD: Erddig

LOCATION: 7 TREM Y NANT COED Y GLYN WREXHAM DESCRIPTION: FIRST FLOOR BEDROOM/EN-SUITE EXTENSION ABOVE EXISTING GARAGE APPLICANT(S) NAME: MR P BENNETT

DATE RECEIVED: 18/05/2009 CASE OFFICER: LG AGENT NAME: MR P BENNETT

______________________________________________________________ THE SITE

SiteProposed extension above

existing garage

PROPOSAL First floor bedroom & en-suite extension above existing garage. HISTORY 16540 Extension to form conservatory to rear of property. Granted 06/04/1989

Page No 87

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN Within settlement limit. UDP policies GDP1 and PS2 apply. Local Planning Guidance Notes 16 – Parking Standards, 20 – House Extensions and 21 Space around Dwellings are also relevant. CONSULTATIONS Community Council: No Observations Local Member: Consulted 19.05.09 Other Representations: One letter of objection received:

• The extension will be overbearing and result in a significant loss of privacy, daylight and sunlight;

• Patio area would be bounded by 3 high walls and the doors which give light to the lounge would be at the darkest end;

• Contend that in these particular circumstances that even the 45 degree rule of thumb were met there are sound reasons for refusing the application;

• The extension windows which are very close would overlook garden area, the wall is only 44 inches from the side boundary;

• Extension would not reflect and enhance the appearance of the existing property, adjoining properties and their setting in terms of scale and design;

• In this instance the building to full height of two properties within a few feet of one another does not accord with criteria laid down the by Council;

• In further reference to Local Planning Guidance Note 20, wish to highlight context, scale, over-domination, separation distance and fear expressed that where an extension fills the gap and unsatisfactory appearance is created;

Site Notice: Expired 10.06.09 SPECIAL CONSIDERATIONS/ISSUES Residential Amenity: In terms of loss of privacy and overlooking, on the rear elevation there are 2 small windows to an en-suite and a hall. Obscure glazing to these windows will be secured through planning condition. I am satisfied that any views out of these windows should they be opened would only extend to the far west corner of the neighbouring garden and no significant loss of privacy would result to the private amenity space.

Page No 88

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 The extension passes one element of the 45-degree BRE test but fails the other. However the living room also has a second source of daylight from a window to the front of the property and in applying the test suggests that no significant detrimental loss of daylight would occur. The proposal is located above an existing garage and will not be located any closer to the neighbouring property than the garage. The height of the adjacent wall will obviously increase to accommodate the extension. The additional brick elevation is not considered to be unreasonably overbearing when viewed from the adjacent property. Appearance: Amended plans have been received that have addressed concerns regarding the design and scale of the extension in relation to the original property. The amended scheme follows the same ridgeline as the original property and has a small and clearly subsidiary projecting front gable similar to other properties within Coed Y Glyn and the proposal would not be out of character for the area. The area is characterised by large detached dwellings that are all of varying designs and appearances. The neighbouring property is of a different design to that of the application site and has a long sloping roof that appears single storey at the boundary with the application site. The neighbouring dwelling is also set further forward than the application site and it is not considered that the proposal would fill in the gap between the dwellings nor result in an unacceptable appearance within the street scene. Parking: The proposal will increase the number of bedrooms to 5 and Local Planning Guidance Note 16 requires 4 parking spaces to be available. Along with the garage there is adequate room to accommodate 3 vehicles on the driveway and the parking would accord with Council standards. Conclusion: The amended scheme represents a proposal that accords with the appearance of the original dwelling and the area and no adverse affect would result to the street scene. There are inevitably impacts on the neighbouring dwelling however the proposal accords with adopted guidance and would not cause a significant detrimental loss of amenity to justify refusal. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 4. The garage shall not be used for any other purposes other than for the storage of private motor vehicles.

Page No 89

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 any window or opening in the north east elevation shall only be glazed or re-glazed using obscure glass. 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 the development fully complies with the appropriate policies and standards. 4. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance or disturbance to the occupiers of nearby properties and to ensure that facilities for the garaging of a car remain available at this address at all times. 5. 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 permission hereby granted does not authorise encroachment upon, or interference with, the adjoining property. The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips.

Page No 90

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com ______________________________________________________________

Page No 91


APPLICATION NO: P/2009 /0410 COMMUNITY: Offa WARD: Offa

LOCATION: 1 BERSHAM ROAD WREXHAM DESCRIPTION: ERECTION OF SINGLE STOREY REAR EXTENSION COMPRISING SUN LOUNGE AND WC APPLICANT(S) NAME: MRS YASMIN QURESHI

DATE RECEIVED: 19/05/2009 CASE OFFICER: LB1 AGENT NAME: MRS YASHMIN QURESHI

______________________________________________________________ SITE Detached property on the corner of Bersham Road and Victoria Road.

PROPOSAL As above ( approx 4.4m by 5.5m). HISTORY 23711 Extension to dwelling and erection of double garage.

Page No 92

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Granted 10/10/95

EVELOPMENT PLAN

ithin settlement limit for Wrexham Town Centre, GDP1, and LPG 20 apply.

ONSULTATIONS

Community Council:

e f the

Victoria Road.

notified 20/05/09 ite Notice: Expired 11/06/09

PECIAL CONSIDERATIONS

ed several mes with a variety of single storey and two storey extensions.

r of property will e visible from the side of the property, from Victoria Road.

f

ous feature that would have an adverse pact on the setting of this building.

the projection by 0.5m and

placing the gable roof with a hipped roof.

y

g

this boundary to reduce any verlooking from the adjoining highway.

to be ffected by the proposal and no side garden area that will be affected.

D W C

Object to the proposals as it would be obtrusive for the adjacent terraced housing on Victoria Road. The extension would bbetter located on the other corner oproperty away from

Local Member: Notified 19/05/09 Other representations: Neighbouring properties S S The site: The property is a detached property situated on the corner of Victoria Road and Bersham Road, it has previously been extendti The proposed extension is for a single storey rear extension to form a sunroom and w.c. This extension although located to the reab Design and Amenity: The design of the extension is appropriate for the location and building, however the siting of this extension projects forward othe existing building line on Victoria Road, the gable roof exacerbates this situation and would create an incongruim Amended plans have been requested to reduce the impact of the buildingwhen viewed from Victoria Road by reducingre There are no windows in the rear elevation of the extension, the proposed windows face onto Victoria Road and a patio door faces No. 3 Bersham Road.No overlooking will be created from this door as there is an existing boundarwall which will stop direct overlooking to this property. The windows facinVictoria Road meet the separation distances in relation to the propertiesopposite and there is a wall and hedge ono There are no windows in the side elevation of the neighbouring terrace property on Victoria Road. I do not accept that the proposed extension would be obtrusive in relation to the terraced houses as there are no windowsa

Page No 93

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Conclusion: Providing the amended plans show an extension that does not have an adverse impact on the street scene I am satisfied that there is no detrimental impact on the neighbouring property and I therefore recommend accordingly. RECOMMENDATION A If satisfactory amended plans are not received: That permission be refused. P/2009 /0410 RECOMMENDATION If satisfactory amended plans are received that permission be GRANTED subject to the following conditions: CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 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 the development fully complies with the appropriate policies and standards. 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 which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards

Page No 94

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com ______________________________________________________________

Page No 95


APPLICATION NO: P/2009 /0420 COMMUNITY: Rhos WARD: Pant

LOCATION: LAND TO THE REAR OF LLYS Y PANT PANT HILL RHOSLLANERCHRUGOG WREXHAM DESCRIPTION: ERECTION OF STABLE BLOCK (RE-SUBMISSION OF P/2009/0261) APPLICANT(S) NAME: MRS JULIE SELVEY

DATE RECEIVED: 20/05/2009 CASE OFFICER: CB AGENT NAME: MRS JULIE SELVEY

______________________________________________________________

4 Llys y Pant

Proposed stable block

Post & Rail Fence

P/2009 /0420 THE SITE Part of a small grazing field formerly part of Pant Farm. PROPOSAL As above.

Page No 96

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 HISTORY P/2009/0261 Erection of stable block. Withdrawn 14/5/2009 P/2008/0201 Construction of 1.8metre high fence. Refused 22/4/2008 DEVELOPMENT PLAN Outside settlement limit, within Special Landscape and Green Barrier, Policies PS2, GDP1, EC1, EC5 and T8 apply. Local Planning Guidance 24:Designing out crime is also relevant. CONSULTATIONS Local Member: Objects to siting and has strong concerns

regarding access onto Stryt Las given previous application history.

Community Council: Objection on grounds of access Environment Agency: Notified 16/6/2009 Public Protection: Notified 16/6/2009 Adjacent Occupiers: One letter received stating that there was is

objection to the application, and Two letters of objections raising concerns relating to the following; -health & safety issues in terms of potential rats and mice; -access issues from additional use and impact on access to adjacent occupiers; -current issues with dogs and dog walkers, and concerns that the occupation of horses could exacerbate the situation; -no objection to them using the exit off the lower part of Stryt Las and re-siting the stables on the other side of the field; -potential issues with old mine shaft locations, -queries regarding the use of the lane access when the owners can utilise own access from rear garden because they have removed boundary fence; - new objections to the new gates and use of access by cars to the access the adjacent house; -loss of light and views and impact on amenity of adjacent occupiers; -noise and smell; -use of the lane by horse riders and increase risk and danger to current users and occupiers; -lack of consultation to neighbours from applicant; -concern that not all neighbours have been notified; -impact on existing hedgerow and biodiversity;

Page No 97

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Highways: Previous recommendation for refusal withdrawn

because applicant now owns adjacent property. Condition required to link use of field with dwelling.

Rights of Way: Notified 21/5/2009 Wrexham Access Group: Notified 21/5/2009 Ramblers Association: Notified 21/5/2009 CCW: The application site is located within 800 metres of

Stryt Las and Hafod Site of Special Scientific Interest and Johnstown Newt Sites Special Area of Conservation. If newts found a licence will be required and a condition requiring RAM’s will need to be attached to any decision.

Site Notice Expired 17/6/2009 SPECIAL CONSIDERATIONS/ISSUES Main Issues: There are issues relate to siting/scale, the impact on the Special Landscape Area and Green Barrier and the impact on traffic generation and on highway safety. Siting and Scale: The siting behind the tall hedgerow to the north of the site would ensure that the stables would not be prominent within local views of the Special Landscape Area. Its small scale and fairly close position to existing buildings would not detrimentally harm the openness of the Green Barrier. The 3 stables are domestic in scale and the domestic use of the field for horse riding associated with the occupiers of the adjacent dwelling should not impact on the amenity of the adjacent dwellings. The siting of the stables would benefit from natural surveillance of the adjacent occupiers. Further information relating to site layout and usage has been requested from applicant. Highway Safety: The access onto Pant Hill is clearly unsuitable for the increased traffic movements associated with a residential development for this site. The previous application was not related to any adjacent dwellings and this raised valid concerns about increased traffic movements associated with proposed use. The association of the proposed stable block with the adjacent property would remove the need for daily vehicular movements and would overcome concerns of the previous application. The use of the adjacent field will need to be strictly controlled to avoid potential garden extensions and use of the land for the parking of vehicles associated with the dwelling. Conditions linking the use of the field and the adjacent property of 4 Llys y Pant will also be required. Other issues raised by objectors: The storage of manure will need to comply with separate Health & Safety requirements. There is no right to a view over someone else’s land and I am satisfied that the height and position of the stables would not impact on the adjacent dwellings. The applicant has

Page No 98

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 been advised to re-instate the boundary fence between the property and the adjacent property. All adjacent neighbours have been notified. Pre-application discussion between neighbours is a matter for applicants to consider. The replacement wooden close boarded gates improve the security of the site. The presence of mine shafts will be drawn to the applicant’s attention and the retention and maintenance of the hedgerow can be secured by condition. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 3. The timber materials of the proposed stables shall be only be finished in a dark brown stain, and shall include no external lighting. 4. Development shall not commence until a method statement detailing how development works will take account of the presence of Great Crested Newts has been submitted to and approved in writing by the Local Planning Authority. The statement shall include a scheme of mitigation (Using Reasonable Avoidance Measures) and or habitat compensation. Any measures required shall be implemented in accordance with a timescale to be agreed as part of the measures before development commences. 5. The proposed stable block shall only be used for residential purposes ancillary to 4 Llys y Pant connected with the use by Mrs J Selvey whilst she is the occupier of that property, and shall not be used as a riding school, livery or any other commercial/business purposes 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. 4. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted. 5. In the interests of amenity and highway safety. NOTE(S) TO APPLICANT The proposed development lies within a former coal mining area. You should take account of any hazards to stability which may arise from coal working in or near the site. Specific advice on any past working may be obtained from the Coal Authority Mining Reports Service. Phone 0845 762 6848 or from www.coal.gov.uk.

Page No 99

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Any operations which may involve entry into former workings, shafts or adits or implementation of site investigations or other works may need permission from the Coal Authority. The stability of the site shall remain the responsibility of the developer. Further guidance in relation to condition on RAM's should be obtained from WCBC Ecologist on 01978 292517 or CCW on 01352 706600. ______________________________________________________________

Page No 100


APPLICATION NO: P/2009 /0425 COMMUNITY: Caia Park WARD: Cartrefle

LOCATION: 48 CEFN ROAD WREXHAM DESCRIPTION: SINGLE STOREY EXTENSION TO FRONT ELEVATION APPLICANT(S) NAME: MR TIMOTHY THOMAS

DATE RECEIVED: 26/05/2009 CASE OFFICER: LG AGENT NAME: MR TIMOTHY THOMAS

______________________________________________________________ THE SITE

Proposed frontextension

Site

PROPOSAL As above – projects approx 1.5m from front wall. HISTORY No history.

Page No 101

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN Within settlement limit. UDP policies GDP1 and PS2 apply. Local Planning Guidance Notes 20 – House Extensions is also relevant. CONSULTATIONS Community Council: No Objections Local Member: Consulted 26.05.09 Other Representations: Two letters of objection received raising the

following points: • The application site is one of a set of 8 semi-

detached properties fronting Cefn Road and whilst many have had modest porches none have been extended in the manner proposed;

• All the properties share a common building line and if the application is permitted it will create a visual oddity which will detrimentally affect the overall appearance and character of the street scene and also set a precedent for any further applications of this nature;

• The extension will be located only 0.5 metres from main and only ground floor front facing window. This is the only window to the living room and the proposal will introduce a solid brick wall only 19 inches away and will be a dominant and overbearing feature which will adversely affect visual amenity;

• Consider that the 45-degree test can only be viewed as a rough guide and in this case consider that light reaching living room window will be dramatically reduced by the proposal.

Site Notice: Expired 16.06.09 SPECIAL CONSIDERATIONS/ISSUES Background: The dwelling is a semi-detached property set back from Cefn Road and is part of a group of similar styled semi-detached properties which all have bay windows to the front elevation. The single storey extension measures just under 1.5 metres in projection and extends just short of the whole width of the existing frontage. The main issue with the extension is the impact on the street scene and the impact on the amenity of the adjoining dwelling. Residential Amenity: In terms of impact upon amenity, the proposed extension does satisfy the requirement of the BRE daylight test and would not result in a detrimental loss of daylight. The proposed extension would be visible when viewed from the bay window of the adjoining dwelling however as

Page No 102

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 it does not project significantly from the front elevation it is not considered to be visually overbearing or over-dominant Appearance: LPG 20 states that front extensions should not project a significant amount from the front elevation; result in a loss of existing parking facilities or detrimentally impact upon the overall character and appearance of the area. The proposed extension does not project significantly or result in a loss of parking. In regards to the impact on the street scene, as mentioned above the property forms part of a group of 8 semi-detached dwellings all fronting onto Cefn Road. These properties share the same bay window to the front elevation that provides some character to the area. However several of these properties have had front porch extensions of different designs and sizes that has resulted in a varied appearance along this section of Cefn Road and given that the size, the simple design of the extension and that it will be set back from the main road, the impact on the appearance is not considered significantly detrimental to the area. APPLICANT’S SUBMISSION The streetscene is varied with barely no two houses the same. There is no symmetry or commonality in the area and the proposed extension would have a more pleasing appearance than the existing elevation. Conclusions: I am satisfied that the proposed extension would not lead to a significant detrimental loss of amenity to the adjoining dwelling. Given the location of the proposed extension and its design it is not considered that the impact on the appearance of the street would justify a refusal of planning permission. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 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 the development fully complies with the appropriate policies and standards.

Page No 103

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 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 permission hereby granted does not authorise encroachment upon, or interference with, the adjoining property. The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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.

Page No 104

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Failure to obtain Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com ______________________________________________________________

Page No 105


APPLICATION NO: P/2009 /0438 COMMUNITY: Llay WARD: Llay

LOCATION: THE GRANGE NURSERY RACKERY LANE LLAY WREXHAM LL12 9EP DESCRIPTION: CHANGE OF USE OF 3 NO. NURSERY BUILDINGS TO FORM 2 NO. DWELLINGS WITH NEW LINK BETWEEN BUILDINGS AND ERECTION OF DETACHED GARAGE (AMENDMENTS TO PREVIOUSLY GRANTED UNDER CODE NO. P/2008/1256 APPLICANT(S) NAME: MR DARREL EVANS

DATE RECEIVED: 28/05/2009 CASE OFFICER: CB AGENT NAME: MR DARREL EVANS

______________________________________________________________

site

SITE

ce formed Rackery Cottage. Industrial Estate is to the west of the site .

Grange Nursery on Rackery Lane, which on

Page No 106

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 PROPOSAL Amendments to P/2008/1256 with new link between the two units and the erection of a detached garage) HISTORY Application Site 6/16962 Conversion of residential to children’s day nursery.

Granted 6/9/1989 P/2008/1256: Change of use of 3 no nursery buildings to form 2 no

dwellings with new link between buildings and erection of detached garage Granted 9/3/2009.

Adjacent Site: Sharps 6/14060 Phase II Erection of 2nd Factory 15,600 sq ft Granted

27/4/1987 6/22005 Extension to provide storage facility and re-alignment of

service road. Granted 24/1/1994 P/2000/682 180m 2 Storage Extension. Granted 23/8/2000. DEVELOPMENT PLAN Outside the settlement limit of Llay, Policies PS2, GDP1 and H3 apply Local Planning Guidance Note 3: Converting Rural Buildings. CONSULTATIONS Community Council: No observations Local Members: Notified 29/5/2009 Environment Agency: Original notes to previous application are still valid.

No comment and standard advice note applies. Highways: Notified 29/5/2009 Public Protection: Conditions and advisory notes regarding working

hours, bonfires, noise, and public health. Revised condition required to cover issues relating to contaminated land.

Welsh Water: Notified 29/5/2009 Adjacent Occupiers: 2 letters of objection received raising the following

concerns • with the impact of residential development

on existing industry, with an unquoted 2005 development on existing aerospace site and noise abatement issues currently being experienced; and

• The noise survey carried as submitted was carried out when ‘Sharps’ were operating at a reduced capacity. The capacity has now

Page No 107

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 increased significantly and a further noise survey should be carried out.

Site Notice: Expired 23/6/2009 SPECIAL CONSIDERATIONS Main Issues: The main issue relates to the amendments of the previously approved scheme. The principle of residential development was established by planning permission P/2008/1256, and the issues relating to noise issues and compatibility of uses were addressed then and cannot be reopened. Amended Scheme: The amended scheme on dwelling 1 would involve alterations to the link, and alterations to 5 existing window openings. On dwelling 2 the amendments include the deletion of 4 windows and enlargement of 1 existing window. The applicant has demonstrated that the amendments have been necessary to facilitate the changes required by building control, and to alleviate any issues with potential land contamination. The alterations to the openings are minimal and the deletion of other windows will improve the situation in terms of noise insulation and acoustics for the future occupiers. All other details including site layout and erection of the garage remain the same. It is acknowledged that Policy H3 places the emphasis on conversions schemes retaining their original character. But clearly this represents an exceptional case because the units were already domestic in appearance and non distinct in terms of particular style or vernacular. The alterations would not significantly alter the domestic appearance of the dwellings. Other issues: The applicant has partially satisfied the condition on contaminated land, so this requires re wording for the purposes of this recommendation. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 3. No facing materials shall be used other than materials matching those used on the existing building. 4. Land contamination-Angela Guy 5. The 2-metre high boundary wall which subdivides the site into 2 plots shall be retained at its proposed height, and any alterations shall be submitted to and approved in writing by the Local Planning Authority.

Page No 108

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 6. No trees either existing or planted in accordance with this or a previous permission shall be lopped, topped, felled or uprooted without the prior written permission of the Local Planning Authority, nor shall any trees be wilfully damaged. 7. Any garage erected under this permission shall be used only for a purpose incidental to the use of that dwelling as a single dwelling house provided that such use shall not preclude the garaging of a private motor car. 8. Within 3 months of commencement of development on site, full details of both hard and soft landscape works for the site shall be submitted to and approved in writing by the Local Planning Authority. The works shall be implemented in accordance with a timescale to be approved in conjunction with the scheme of details. 9. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within five years from the completion of the scheme shall be replaced by trees or shrubs of similar size and species to those originally required to be planted unless otherwise approved in writing by the Local Planning Authority. 10. Vehicle parking and turning facilities shall be provided within the curtilage of the site in accordance with details to be submitted for further approval. Such facilities shall be made available for those purposes prior to the first occupation of the building(s) hereby permitted and shall thereafter be retained. 11. This permission shall operate only to allow development to be carried out in accordance with the approved drawings and the application documentation. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, no further development shall take place within the site (other than the painting of the buildings). 12. The windows to the dwellings hereby permitted shall only be fitted with high specification acoustic double glazing to the bedroom windows and standard double glazing to the living rooms, as detailed in the approved acoustic report (Peninsular Acoustics survey dated 28th January 2009). This glazing shall thereafter be retained. 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 the amenities of the occupiers of the adjoining dwelling. 5. To protect the amenities of the occupiers of the adjoining dwelling. 6. To protect trees which are of significant amenity value to the area. 7. To ensure that the garage is not used in a manner prejudicial to or likely to cause nuisance or disturbance to the occupiers of nearby properties and to ensure that facilities for the garaging of a car remain available at this address at all times.

Page No 109

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 8. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To provide for the loading, unloading, 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. Due to the restricted application site and its relationship with adjoining properties it is considered important to ensure that no additional development as described in the condition is carried out without the permission of the Local Planning Authority. 12. To protect the amenities of the future occupiers. ______________________________________________________________

Page No 110


APPLICATION NO: P/2009 /0459 COMMUNITY: Acton WARD: Borras Park

LOCATION: 63 JEFFREYS ROAD ACTON WREXHAM DESCRIPTION: ALTERATIONS AND EXTENSION TO DWELLING APPLICANT(S) NAME: NUNNDALE LTD

DATE RECEIVED: 03/06/2009 CASE OFFICER: LB1 AGENT NAME: BLUE PRINT

______________________________________________________________ SITE Semi-detached property in Acton.

Proposedextension

Conservatoryonneighbouringproperty

PROPOSAL Two-storey side extension replacing existing detached single storey garage, single-storey rear extension. HISTORY None relevant.

Page No 111

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 DEVELOPMENT PLAN Within settlement limit, GDP1, PS2, Local Planning Guidance Notes 20 & 16 apply. CONSULTATIONS Community Council: Consulted 04/06/09 Local Member: Consulted 04/06/09 Other representations: Two letters of objection received raising the

following points: • Strong concerns relating to the

development at the rear of the property. • The kitchen extension and pitched roof

will be just over 3 metres from the boundary and will overlook the conservatory on the neighbouring property. This is an area of the house that the occupants spend a lot of time in.

• The development will effect the amount of light that is currently enjoyed, and there is a right to light.

• The previous occupiers of No. 63 cut down a small tree that was over 5m from the conservatory, by their own admittance the difference in the amount of light was very noticeable.

• Do not want the longer term happiness of the family threatened by a money making building project.

• No objection to the property being modernised but strongly oppose the proposed plans to the rear of the building.

• If the extension was built there is no doubt that it would block out a huge amount of light currently available.

• Development will block views of Acton Park for the properties at the rear.

• The rear fence of the property has been blown down and not replaced to the previous height. Could a stipulation be placed on the permission to replace the fence at the correct height.

Site Notice: Expired 26/06/09

Page No 112

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 SPECIAL CONSIDERATIONS The Site: The property is a semi-detached house with a detached single storey flat roofed garage. The proposal is to demolish the existing garage and replace it with a two-storey side extension incorporating an integral garage. A single storey rear kitchen and utility extension is to replace an existing single storey flat roofed utility room. Design and Amenity: The design of the extension is in keeping with the property and the locality and will not have an adverse impact on the property or street scene. The first floor of this extension is set back 0.6 metres from the front of the house ensuring that it appears subsidiary to the existing dwelling. The side extension passes the BRE tests in relation to the neighbouring property and does not create any overlooking. The single storey rear extension does not come any closer to the adjoining property (65 Jeffreys Road) than the existing flat roofed extension and projects approximately 20 cm further into the back garden area than the existing structure. The roof is to be a pitched roof that is a continuation of the pitched roof of the two-storey extension. The closest point to the boundary is 4.2 metres high; this is 3.2 metres from the boundary fence. The adjoining property has a rear conservatory adjacent to the boundary and the boundary itself is marked by a 1.6 metre high panel fence. The single storey extension passes the BRE tests in relation to the conservatory and windows, there will be no significant loss of light or overshadowing created. The main window for the kitchen faces into the rear garden; there is a side facing kitchen door that will face the neighbouring property, however the existing boundary fence will prevent overlooking. Other Considerations: There is sufficient parking in the garage and on the driveway for four cars, an adequate number for a four bedroomed property. The issue of who the applicant is or their motives behind it is not a material consideration. Whilst in this instance the applicant is a company not an individual the property is to remain as a dwelling and the use of the building will not change. There is no right to a view under planning considerations and the loss of the view of Acton Park by a property to the rear is not considered a material consideration. The fence on the rear boundary is not considered necessary to prevent overlooking to the neighbouring properties and any condition requiring its replacement would therefore not be considered relevant to this application and cannot be included.

Page No 113

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 Conclusion: There is no adverse impact on the neighbouring property and the design of the extension is in keeping with the property and locality and I therefore recommend accordingly. P/2009 /0459 RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be begun before the expiry of five years from the date of this permission. 2. No facing materials shall be used other than materials matching those used on the existing building. 3. Development shall only be carried out in strict accordance with the approved plans unless the prior written approval of the Local Planning Authority has been obtained. 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 the development fully complies with the appropriate policies and standards. 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 which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include: · Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heating and production of carbon monoxide.

Page No 114

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings. Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips. Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas. In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted. Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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 Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated. The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com ______________________________________________________________

Page No 115


LIST OF DELEGATED DECISIONS ISSUED

ROS P/2007/0320 WITHDRAWN on 03/06/2009

Darland Golf Course Darland Lane Rossett Wrexham LL12 0DF

Construction of customer facility/clubhouse.

RHO P/2007/0388 GRANTED on 17/06/2009

Land West Of Plas Yn Clawdd Stryt Las Johnstown Wrexham

Outline application to erect 2 no. detached dwellings.

SES P/2007/0796 WITHDRAWN on 09/06/2009

Pickhill Farm Pickhill Cross Lanes Wrexham LL13 0UL

Outline application for erection of agricultural workers dwelling.

WRO P/2008/0683 GRANTED on 18/06/2009

LAND AT BRIDGE STREET WREXHAM

VARIATION OF CONDITIONS 2, 3 AND 5 OF PLANNING PERMISSION P/2003/0186 TO ALLOW FOR EXTENSION OF TIME FOR SUBMISSION OF DETAILS / RESERVED MATTERS AND TO ALLOW THE RE-WORDING OF A CONTAMINATED LAND CONDITION (P/2003/0186 REFERS TO OUTLINE PERMISSION FOR RESIDENTIAL DEVELOPMENT AND ALTERATION TO EXISTING VEHICULAR AND PEDESTRIAN ACCESS)

OVE P/2008/1160 GRANTED on 15/06/2009

THE YEWS CLOY LANE OVERTON ON DEE WREXHAM LL13 0HR

DEMOLITION OF REDUNDANT BARNS AND AGRICULTURAL OUTBUILDINGS, CONSTRUCTION OF NEW BARN OUTBUILDING, EXTENSION AND ASSOCIATED YARDS AND HARDSTANDING.

OVE P/2008/1234 REFUSED on 09/06/2009

THE TROTTING MARE KNOLTON OVERTON ON DEE WREXHAM LL13 0LE

CHANGE OF USE OF PART OF PUBLIC HOUSE INTO RESIDENTIAL USE

OVE P/2008/1245 GRANTED on 26/05/2009

THE HOMESTEAD KNOLTON OVERTON WREXHAM LL13 0LF

ERECTION OF TWO STOREY SIDE EXTENSION

WRR P/2009/0068 GRANTED on 25/06/2009

WALKER SMITH WAY SOLICITORS 23 CHESTER STREET WREXHAM LL13 8BG

LISTED BUILDING CONSENT FOR INTERNAL ALTERATIONS TO FORM NEW RECEPTION AREA.

ABE P/2009/0091 GRANTED on 26/05/2009

LLWYN ONN FARM CEFN ROAD LLWYN ONN WREXHAM LL13 0NY

EXTENSION TO LIVESTOCK BUILDING

GWE P/2009/0167 GRANTED on 03/06/2009

GWYN EVANS LEISURE CENTRE HEOL CEFN GWERSYLLT WREXHAM LL11 4HG

FIRST FLOOR EXTENSION TO LINK BLOCK TO INCORPORATE A FITNESS SUITE AND OFFICE SPACE. GROUND FLOOR EXTENSION TO REAR OF SWIMMING POOL TO INCORPORATE VIEWING AREA TOGETHER WITH CAR PARK EXTENSION

LLR P/2009/0175 GRANTED on 01/06/2009

BORROWS REST 1 BRON Y GAMLAS PONTCYSYLLTE LLANGOLLEN, WREXHAM LL20 7YS

REMOVE THREE LOWEST BRANCHES AND REDUCE BACK NORTH EASTERLY SIDE OF CROWN BY 3 METRES OF 1 NO. OAK TREE (T1) AND REDUCE SIDE OF CROWN ON ROADSIDE BY UP TO 5 METRES OF 1 NO. OAK TREE (T2).

WRO P/2009/0184 GRANTED on 05/06/2009

5 FFORDD HENDRE WREXHAM LL13 7EZ

TWO STOREY EXTENSION TO SIDE OF DWELLING AND SINGLE STOREY EXTENSION TO REAR OF DWELLING

ROS P/2009/0220 GRANTED on 21/05/2009

TREVALYN FARMHOUSE DARLAND LANE ROSSETT WREXHAM LL12 0BD

ALTERATIONS AND EXTENSIONS TO FORM GARDEN ROOM

WRA P/2009/0229 GRANTED on 10/06/2009

ROWLANDS PHARMACY 26 BORRAS PARK ROAD WREXHAM LL12 7TH

CONSTRUCTION OF DISABLED ACCESS RAMP TO SHOP PREMISES

WRR P/2009/0236 GRANTED on 26/05/2009

GLYNDWR UNIVERSITY PLAS COCH CAMPUS MOLD ROAD WREXHAM LL11 2AW

LISTED BUILDING CONSENT FOR NEW SIGNAGE - CHANGE OF NAME FROM NEWI TO GLYNDWR UNIVERSITY IN ADDITION TO THOSE APPROVED BY CODE NO P/2008/1217 AND P/2008/1218

Page No 116

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 ERB P/2009/0254 GRANTED on 21/05/2009

ROSE HILL LODGE WREXHAM ROAD ERBISTOCK WREXHAM LL13 0DD

ALTERATIONS TO EXISTING VEHICULAR ACCESS AND MODIFICATIONS AND ASSOCIATED WORKS TO DWELLING

ERB P/2009/0255 GRANTED on 22/06/2009

ROSE HILL LODGE WREXHAM ROAD ERBISTOCK WREXHAM LL13 0DR

LISTED BUILDING CONSENT FOR ALTERATIONS TO EXISTING VEHICULAR/ACCESS AND MODIFICATIONS AND ASSOCIATED WORKS TO DWELLING

CEF P/2009/0256 GRANTED on 26/05/2009

GEORGE EDWARDS HALL WELL STREET CEFN MAWR WREXHAM LL14 3AE

INSTALLATION OF 7.5 M HIGH FLAGPOLE STYLE TELECOMMUNICATIONS MAST (PROTRUDING 4 M ABOVE ROOFTOP) AND GROUND BASED EQUIPMENT CABINET.

BRY P/2009/0257 WITHDRAWN on 02/06/2009

PLOT NOS 1 AND 52 COLLEGE FIELDS BRYMBO ROAD TANYFRON WREXHAM LL11 5TL

SUBSTITUTION OF HOUSE TYPE ON PLOT 1 AND CREATION OF ADDITIONAL PLOT NO. 52.

BRO P/2009/0262 WITHDRAWN on 20/05/2009

DISUSED RAILWAY LINE GATEWEN ROAD NEW BROUGHTON WREXHAM LL11 6YP

PROVISION OF CYCLEWAY/FOOTPATH LINK

WRR P/2009/0277 GRANTED on 09/06/2009

LAND AT LLWYN ISAF & QUEENS SQUARE RHOSDDU ROAD WREXHAM

FELL 1 NO. HORSE CHESTNUT TREE AND PRUNING WORKS TO 13 TREES (DENBIGHSHIRE TPO NO. 12)

BRN P/2009/0279 WITHDRAWN on 21/05/2009

NEW BUNGALOW MILL ROAD BRONINGTON WHITCHURCH SY13 3HJ

CONSTRUCTION OF DOUBLE OPEN FRONTED GARAGE BUILDING

WRO P/2009/0282 GRANTED on 21/05/2009

2 KINGS OAK COURT WREXHAM LL13 8QH

CHANGE OF USE OF GARAGE TO ANNEX.

CEF P/2009/0287 GRANTED on 21/05/2009

LLYS MADOC ELDERLY PERSONS HOME PLAS MADOC ACREFAIR WREXHAM LL14 3HH

SUBMISSION OF RESERVED MATTERS PURSUANT TO OUTLINE PLANNING PERMISSION NO. P/2007/0763 (LAYOUT, SCALE, APPEARANCE, MEANS OF ACCESS, LANDSCAPING). ERECTION OF TWO AND THREE STOREY, 52 UNIT EXTRA CARE HOME WITH ANCILLARY AND COMMUNAL ACCOMMODATION AND ASSOCIATED PARKING.

RHO P/2009/0288 GRANTED on 04/06/2009

1 MAES ENION RHOSLLANERCHRUGOG WREXHAM LL14 3LW

SIDE EXTENSION AND ERECTION OF GARDEN SHED

GWE P/2009/0290 GRANTED on 27/05/2009

33 AND 35 HARDWICK DRIVE GWERSYLLT WREXHAM LL11 4FE

SUBSTITUTION OF HOUSE TYPES

PEN P/2009/0294 REFUSED on 21/05/2009

9 COED Y NANT PEN Y CAE WREXHAM LL14 2SJ

PORCH EXTENSION

ERB P/2009/0295 GRANTED on 21/05/2009

OVERDEE ERBISTOCK WREXHAM LL13 0DL

DEMOLITION OF EXISTING CONSERVATORY AND ERECTION OF REPLACEMENT CONSERVATORY

ISY P/2009/0296 REFUSED on 21/05/2009

PREMIER DECORATIONS OAK ROAD WREXHAM INDUSTRIAL ESTATE WREXHAM LL13 9PQ

VARIATION OF CONDITION NO. 1 OF PLANNING PERMISSION CODE NO. P/2008/1087 TO ALLOW TRADING FROM 14 OCTOBER - 31 OCTOBER AND FROM 1 JANUARY TO 14 JANUARY AS WELL AS ALREADY APPROVED 1ST NOVEMBER TO 31 DECEMBER

GRE P/2009/0297 GRANTED on 22/05/2009

BEECH COTTAGE MARFORD HILL MARFORD WREXHAM LL12 8SW

LISTED BUILDING CONSENT FOR INTERNAL ALTERATIONS

WRO P/2009/0299 GRANTED on 27/05/2009

28-29 HOPE STREET WREXHAM LL11 1BD

1 NO. FASCIA SIGN AND 1 NO. PROJECTING SIGN

HOL P/2009/0300 WITHDRAWN on 03/06/2009

HILLCREST GREEN STREET HOLT WREXHAM LL13 9JF

ERECTION OF FOUR BEDROOM DWELLING, DETACHED DOUBLE GARAGE AND ASSOCIATED WORKS

GRE P/2009/0303 GRANTED on 22/05/2009

HILLOCK COTTAGE 58 HILLOCK LANE GRESFORD WREXHAM LL12 8YL

ERECTION OF DETACHED GARAGE

Page No 117

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 WRA P/2009/0304 GRANTED on 28/05/2009

22 MONMOUTH ROAD WREXHAM LL12 7TP

TWO-STOREY EXTENSION

BRO P/2009/0307 GRANTED on 22/05/2009

1 WOODLAND ROAD MOSS WREXHAM LL11 6BD

EXTENSION TO PROVIDE KITCHEN AND UTILITY AREA

RHO P/2009/0308 GRANTED on 26/05/2009

D & J THOMAS THE BUTCHERS SHOP GARDDEN ROAD RHOSLLANERCHRUGOG WREXHAM LL14 2EN

COVERED AREA TO SIDE AND REAR YARD

RHO P/2009/0309 GRANTED on 28/05/2009

HOMESTEAD STRYT LAS RHOSLLANERCHRUGOG WREXHAM LL14 2HE

NEW PITCHED ROOF TO EXISTING SINGLE GARAGE

WRO P/2009/0310 GRANTED on 22/05/2009

43 PRIMROSE WAY MAESGWYN WREXHAM LL11 2AT

SIDE EXTENSION TO FORM DAY ROOM FOR DISABLED PERSON

HOL P/2009/0311 GRANTED on 05/06/2009

TYN TWLL FARM HOLT ROAD WREXHAM LL13 9SA

CONVERSION OF REDUNDANT FARM BUILDING INTO RESIDENTIAL UNIT INCLUDING REMOVAL OF SOME BUILDINGS/SILO TANK AND NEW DRIVE WITH ACCESS TO MAIN ROAD THROUGH EXISTING GATES.

WRO P/2009/0312 GRANTED on 03/06/2009

GROVE PARK THEATRE 14 HILL STREET WREXHAM LL11 1SN

PART DEMOLITION OF THE EXISTING BUILDING CURRENTLY FORMING ENTRANCE FOYER/DISABLED TOILET AND STAIRCASE AT GROUND FLOOR AND FOYER/WINE BAR AT FIRST FLOOR LEVEL AND REPLACEMENT WITH NEW EXTENSION INCORPORATING NEW ENTRANCE FOYER/STAIRCASE LIFT, 2 DISABLED TOILETS, FIRST FLOOR FOYER. MODIFIED CONTROL ROOM TO FRONT ELEVATION. INTERNAL REFURBISHMENT TO TOILETS/TICKET OFFICE/BAR AREA.

RHO P/2009/0313 GRANTED on 26/05/2009

HAFOD 96 BANGOR ROAD JOHNSTOWN WREXHAM LL14 6HE

EXTENSION TO EXISTING GARAGE

RUA P/2009/0315 REFUSE/GRANT on 19/06/2009

4 MILLBROOK STATION ROAD RUABON WREXHAM LL14 6DX

REMOVE 6 ASH (T1, T2, T3, T7, T8, T9), 1 NO. ELM (T10), REMOVAL OF BRANCHES FROM 3 NO. SYCAMORE (T4, T5, T6), AND PRUNE 1 BRANCH ON 1 NO SYCAMORE (T11) ALL WITHIN A CONSERVATION AREA.

GRE P/2009/0321 GRANTED on 28/05/2009

MOTTE HOUSE MARFORD HILL MARFORD WREXHAM LL12 8SW

REDUCE 4 LEYLANDII TREES (T1, T2, T3, T4) BY 10 FEET (WITHIN A CONSERVATION AREA)

GRE P/2009/0322 REFUSE/GRANT on 01/06/2009

SMITHY HOUSE MARFORD HILL MARFORD WREXHAM LL12 8SW

FELL 2 LEYLANDII (T3, T4) AND REDUCE 1 HAWTHORN (T1) BY 4' AND 1 SILVER BIRCH (T2) BY 10'

GRE P/2009/0325 GRANTED on 26/05/2009

GARTH 12 WYNNSTAY LANE MARFORD WREXHAM L L12 8LF

REAR CONSERVATORY EXTENSION

WRR P/2009/0331 GRANTED on 26/05/2009

A2B TAXIS 1-2 HIGH STREET WREXHAM LL13 8HP

REMOVAL OF CONDITION NO. 1 OF PLANNING PERMISSION CODE NO. P/2008/0089 TO ALLOW PERMANENT USE AS TAXI OFFICE

WRA P/2009/0332 GRANTED on 27/05/2009

32 THE HAWTHORNS ACTON WREXHAM LL12 7BB

FIRST FLOOR EXTENSIONS WITH ANCILLARY WORKS

Page No 118

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 OVE P/2009/0333 REFUSED on 26/05/2009

7 SALOP ROAD OVERTON WREXHAM LL13 0EG

PORCH EXTENSION

WRO P/2009/0334 GRANTED on 26/05/2009

79 FFORDD GLYN COED Y GLYN WREXHAM LL13 7QW

DEMOLITION OF EXISTING SINGLE STOREY EXTENSION AND ERECTION OF NEW SINGLE STOREY EXTENSION COMPRISING DINING AND UTILITY ROOM

ROS P/2009/0335 GRANTED on 12/06/2009

LAND ADJOINING 2 MEADOW VIEW ALMERE ROAD TREVALYN ROSSETT WREXHAM LL12 0BT

ERECTION OF PONY SHELTER/FODDER STORE (IN RETROSPECT).

PEN P/2009/0337 GRANTED on 17/06/2009

Y BERLLAN TAINANT PENYCAE WREXHAM LL14 1UG

EXTENSION TO EXISTING AGRICULTURAL BUILDING

BRY P/2009/0338 GRANTED on 03/06/2009

18 HARWD ROAD BRYMBO WREXHAM LL11 5BP

ALTERATIONS AND EXTENSIONS TO EXISTING DWELLING AND ERECTION OF NEW DETACHED DOUBLE GARAGE

GLY P/2009/0339 GRANTED on 03/06/2009

TAI'N Y MYNYDD BRONYGARTH OSWESTRY SHROPSHIRE SY10 7NT

SITING OF STATIC CARAVAN AS A TEMPORARY DWELLING DURING ERECTION OF NEW DWELLING.

OVE P/2009/0342 GRANTED on 08/06/2009

LAND ADJOINING LARK RISE 2 PENYLLAN COURT PENYLLAN STREET OVERTON WREXHAM LL13 0EE

ERECTION OF DETACHED DWELLING

CHI P/2009/0343 GRANTED on 10/06/2009

1 FIELDHEAD CHIRK GREEN ROAD CHIRK WREXHAM LL14 5PU

TWO STOREY EXTENSION TO SIDE OF PROPERTY

HOL P/2009/0344 GRANTED on 08/06/2009

WREXHAM ROAD FARM WREXHAM ROAD HOLT WREXHAM LL13 9YU

SINGLE STOREY EXTENSION TO SIDE OF EXISTING HOUSE

HOL P/2009/0345 GRANTED on 22/06/2009

PRIMROSE COTTAGE SMITHFIELD GREEN HOLT WREXHAM LL13 9AJ

SINGLE STOREY EXTENSION TO REAR OF EXISTING COTTAGE TO FORM DINING ROOM, LARGER UTILITY ROOM AND PLAYROOM.

WRC P/2009/0346 GRANTED on 03/06/2009

26 CEFN ROAD RHOSNESNI WREXHAM LL13 9NH

SIDE EXTENSION

WRA P/2009/0347 GRANTED on 25/06/2009

4 GLYNDWR ROAD ACTON WREXHAM LL12 8DG

TWO STOREY EXTENSION

GRE P/2009/0350 GRANTED on 27/05/2009

TOP COTTAGE 3 MARFORD HEIGHTS MARFORD HILL WREXHAM LL12 8TJ

ERECTION OF REAR PORCH

WRA P/2009/0351 GRANTED on 27/05/2009

60 THE LAURELS WREXHAM LL12 7NW

NEW FLAT ROOF CANOPY AND TIMBER GATES TO GABLE ELEVATION (IN RETROSPECT)

WRC P/2009/0353 GRANTED on 17/06/2009

UNIT C8 MOUNTAIN WAREHOUSE 8 EAGLES MEADOW WREXHAM LL13 8DG

NEW ALUMINIUM SHOPFRONT (RETROSPECT)

WRA P/2009/0354 GRANTED on 03/06/2009

ACTON PARK HOTEL (PH) 110 CHESTER ROAD WREXHAM LL11 2SN

CONSTRUCTION OF EXTERNAL SHELTER TO PUBLIC HOUSE (PREVIOUSLY GRANTED UNDER CODE NO. P/2008/0380)

WRA P/2009/0357 GRANTED on 27/05/2009

3 GABRIEL CLOSE WREXHAM LL13 9HZ

DEMOLITION OF ATTACHED GARAGE AND ERECTION OF SINGLE STOREY CLOAKROOM AND KITCHEN TO SIDE OF DWELLING.

GRE P/2009/0358 REFUSED on 18/06/2009

CREST TOR 20 SUNNYRIDGE AVENUE MARFORD WREXHAM LL12 8TE

EXTENSION AND ALTERATIONS TO EXISTING DWELLING

WRO P/2009/0360 GRANTED on 02/06/2009

MITRE VAULTS PENTREFELIN WREXHAM LL13 7LU

REPLACE EXISTING TIMBER GATES WITH NEW STEEL GATES (IN RETROSPECT)

WRA P/2009/0361 GRANTED on 22/06/2009

WOODSIDE 1 HOLLY WALKS WREXHAM LL12 7AJ

CROWN RAISE 1NO. BEECH TREE TO 8M AND SIDE REDUCE PRUNE 1NO PINE TREE TO 1.5 M EAST OF BOUNDARY WALL (WMBC 21)

ESC P/2009/0364 GRANTED on 02/06/2009

BRONANT SMITHY LANE PENTRE BYCHAN WREXHAM LL14 4EU

GARDEN STORE (IN RETROSPECT)

Page No 119

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 ESC P/2009/0366 GRANTED on 09/06/2009

MAES GWENITH FENNANT ROAD PONCIAU WREXHAM LL14 1PG

ALTERATIONS AND EXTENSION TO PROVIDE EN-SUITE AND SUN LOUNGE.

RHO P/2009/0367 GRANTED on 01/06/2009

4 CASTLE STREET PONCIAU WREXHAM LL14 1SA

ALTERATIONS TO PROVIDE FIRST FLOOR ACCOMMODATION.

BRY P/2009/0371 REFUSED on 09/06/2009

ROSE BUNGALOW FURNACE ROAD FFRWD WREXHAM LL12 9TP

CHANGE OF USE FROM GARAGE TO DISABLED PERSONS BEDROOM AND EN-SUITE.

LLA P/2009/0373 GRANTED on 02/06/2009

MOUNT ALYN CROESHOWELL LLAY WREXHAM LL12 0NY

REPLACEMENT CONSERVATORY EXTENSION

CHI P/2009/0374 GRANTED on 03/06/2009

ARGOED 6 MAESYWAUN CHIRK WREXHAM LL14 5ND

TWO STOREY SIDE EXTENSION

COE P/2009/0376 GRANTED on 08/06/2009

CROSS FOXES HIGH STREET COEDPOETH WREXHAM LL11 3RY

RETENTION OF SMOKING SHELTER (ON A PERMANENT BASIS) PREVIOUSLY GRANTED UNDER CODE NO. P/2008/0144

P/2009/0377 GRANTED on 12/06/2009

UNIT 5 BRYN Y PYS HOME FARM WREXHAM ROAD OVERTON WREXHAM LL13 0HG

CHANGE OF USE OF PART OF STOCK SHED FOR LIGHT INDUSTRIAL USE.

LGC P/2009/0378 GRANTED on 08/06/2009

TYN Y GROES GLYN CEIRIOG LLANGOLLEN WREXHAM LL20 7HW

CONVERSION OF BARN INTO DWELLING, ASSOCIATED WORKS AND INSTALLATION OF SEPTIC TANK.

CEF P/2009/0379 GRANTED on 05/06/2009

PLOT 10 GARAGE - LAND TO THE REAR OF 65 WHALLEYS WAY ACREFAIR WREXHAM LL14 3UL

ERECTION OF GARAGE

GRE P/2009/0380 WITHDRAWN on 18/06/2009

LONG MEADOW OLD WREXHAM ROAD GRESFORD WREXHAM LL12 8UA

ERECTION OF DOUBLE GARAGE WITH SNOOKER ROOM / GYM

MAE P/2009/0382 GRANTED on 10/06/2009

UNIT 36 PENLEY HALL INDUSTRIAL ESTATE PENLEY WREXHAM LL13 0LQ

CONTINUED USE AS DAY CARE CENTRE AND RETENTION OF TWO TEMPORARY BUILDINGS (PREVIOUSLY GRANTED UNDER CODE NO P/2006/0627)

GRE P/2009/0385 GRANTED on 11/06/2009

2 HOLLYFIELD GRESFORD WREXHAM LL12 8HD

GARAGE EXTENSION

MAR P/2009/0387 GRANTED on 05/06/2009

RED LION HOTEL WREXHAM ROAD MARCHWIEL WREXHAM LL13 0PH

RETENTION OF SMOKING SHELTER ON REAR PATIO

WRA P/2009/0390 GRANTED on 11/06/2009

14 WESTMINSTER DRIVE WREXHAM LL12 7AU

REAR EXTENSION

OVE P/2009/0392 GRANTED on 23/06/2009

21 HIGH STREET OVERTON WREXHAM LL13 0DT

LISTED BUILDING CONSENT FOR CONVERSION OF STORES AND TOILET AREA TO DINING FACILITIES

OVE P/2009/0393 GRANTED on 07/06/2009

21 HIGH STREET OVERTON WREXHAM LL13 0DT

CONVERSION OF STORES AND TOILET AREA TO DINING FACILITIES

WRA P/2009/0394 GRANTED on 10/06/2009

21 CHESTNUT AVENUE ACTON WREXHAM LL12 7HS

TWO STOREY SIDE AND REAR EXTENSION TO PROVIDE ACCOMMODATION FOR ELDERLY RELATIVE.

RHO P/2009/0395 GRANTED on 07/06/2009

GER Y LLWYN HALL LANE RHOSLLANERCHRUGOG WREXHAM LL14 1TG

EXTENSION TO DWELLING

MIN P/2009/0396 GRANTED on 25/06/2009

TYN Y CAPEL INN CHURCH ROAD MINERA WREXHAM LL11 3DA

ALTERATIONS TO RESTAURANT/FUNCTION ROOM TO FORM LIVING ACCOMMODATION FOR OWNER/MANAGER

RHO P/2009/0397 GRANTED on 18/06/2009

4 THE HAVEN PONCIAU WREXHAM LL14 1LA

REAR SINGLE STOREY EXTENSION

ROS P/2009/0401 GRANTED on 15/06/2009

FIELDSIDE LLAY ROAD ROSSETT WREXHAM LL12 0HT

TWO-STOREY SIDE EXTENSION, SINGLE-STOREY REAR EXTENSION AND NEW FRONT PORCH

Page No 120

REPORT OF THE CHIEF PLANNING OFFICER – 6 July 2009 WRC P/2009/0407 GRANTED on 17/06/2009

11 BROOM GROVE WREXHAM LL13 9DL

REAR SINGLE STOREY EXTENSION WITH FLAT ROOF (IN RETROSPECT)

P/2009/0409 GRANTED on 15/06/2009

26 EAGLES MEADOW WREXHAM LL11 1AA

INSTALLATION OF NEW SHOP FRONT AND GRILLE TO REAR ELEVATION

WRA P/2009/0412 GRANTED on 24/06/2009

6 GLYNDWR ROAD WREXHAM LL12 8DG

ALTERATIONS AND EXTENSIONS TO EXISTING DWELLING

WRA P/2009/0417 GRANTED on 17/06/2009

4 LINCOLN CLOSE BORRAS PARK WREXHAM LL13 9QJ

FIRST FLOOR EXTENSION OVER EXISTING GARAGE TO FORM 2 NO. BEDROOMS

LLA P/2009/0418 WITHDRAWN on 16/06/2009

4 CENTRAL BUILDINGS MARKET SQUARE LLAY WREXHAM LL12 0SA

VARIATION OF CONDITIONS 1 AND 3 OF PLANNING PERMISSION CB 2824 TO ALLOW INCREASE TO 9 NO. PRIVATE HIRE VEHICLES AND FACILITATE OPERATIONS FROM ALTERNATIVE CAR PARKS.

BRN P/2009/0421 REFUSED on 25/06/2009

PARK FARM FENNS BANK WHITCHURCH SY13 3PE

SITING OF MOBILE HOME FOR USE BY AGRICULTURAL WORKER (IN RETROSPECT)

WRC P/2009/0423 GRANTED on 17/06/2009

SHOPMOBILITY UNIT 45 EAGLES MEADOW WREXHAM LL13 8DG

ERECTION OF 1 NO. FASCIA SIGN

GRE P/2009/0428 GRANTED on 19/06/2009

5 RIDGEWAY AVENUE MARFORD WREXHAM LL12 8ST

ERECTION OF TWO STOREY AND SINGLE STOREY REAR EXTENSIONS.

WRO P/2009/0435 GRANTED on 24/06/2009

3 HAIG ROAD WREXHAM LL13 7BU PARKING AND OPERATION OF 1 PRIVATE HIRE VEHICLE

CEF P/2009/0436 GRANTED on 26/06/2009

LAND ADJOINING EBENEZER CENTRE CRANE STREET CEFN MAWR WREXHAM LL14 3AB

CHANGE OF USE FROM VACANT LAND TO COMMUNITY GARDEN AND ERECTION OF 1.8 METRE HIGH STONE BOUNDARY WALL

WRR P/2009/0437 GRANTED on 26/06/2009

15 GERALD STREET WREXHAM LL11 1EL

DEMOLITION OF EXISTING GARAGE AND ERECTION OF NEW DETACHED GARAGE AND HARD STANDING

OVE P/2009/0441 GRANTED on 26/06/2009

THE FIRS FARM BACK CLOY LANE OVERTON WREXHAM LL13 0HP

ERECTION OF AGRICULTURAL BUILDING

GRE P/2009/0442 GRANTED on 24/06/2009

1 EYTON GRANGE HILLOCK LANE MARFORD WREXHAM LL12 8YN

ALTERATION AND EXTENSIONS TO EXISTING DWELLING. ERECTION OF NEW DOUBLE GARAGE.

GRE P/2009/0445 GRANTED on 25/06/2009

64 STANCLIFFE AVENUE MARFORD WREXHAM LL12 8LW

EXTENSION TO EXISTING CONSERVATORY FRENCH DOOR, AND BALCONETTE TO FIRST FLOOR BEDROOM

RUA P/2009/0470 WITHDRAWN on 22/06/2009

37 GOLYGFAR EGLWYS RUABON WREXHAM LL14 6TD

REAR CONSERVATORY EXTENSION

Documents

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