Agenda Document for Planning Committee, 01/10/2018 16:00

Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/10 /18

DATE: 1 October 2018

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: Matthew Phillips (Ext 8780)

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.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

Community Code No Applicant Recommendation Pages

SES P/2017 /1032 MAELOR FOODS GRANT 9 – 26 MR MULKH MEHTA SES P/2017 /1037 MAELOR FOODS GRANT 27 – 36 MR MULKH MEHTA SES P/2017 /1038 MAELOR FOODS GRANT 37 – 46 MR MULKH MEHTA RHO P/2018 /0124 MRS HUMMARA SAQUB GRANT 47 – 53

WRR P/2018 /0384 EDISTON REAL ESTATE GRANT 54 – 61

LLA P/2018 /0433 MR IAN GRIFFITHS GRANT 62 – 67

WRR P/2018 /0546 WREXHAM COUNTY GRANT 68 – 73 BOROUGH COUNCIL CHI P/2018 /0562 MARTIN & MELISSA GRANT 74 – 77 WRIGHT SES P/2018 /0591 MAELOR FOODS GRANT 78 – 84 MR M MEHTA GWE P/2018 /0596 MR K M JONES GRANT 85 – 88

WRC P/2018 /0644 MR GRIFFITHS GRANT 89 – 94

GRE P/2018 /0693 MR D ROBERTS GRANT 95 – 99

Total Number of Applications Included in Report – 12

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.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /1032 MAELOR FOODS PICKHILL LANE 15/12/2017 CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO 14 OF PLANNING WARD: PERMISSION P/2014/0781, TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER MR GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS

______P/2017/1032 THE SITE

Application site

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PROPOSAL

As above.

HISTORY

Reference Description Decision Application site P/2011/0750 DEMOLITION OF EXISTING Granted 4.12.12 FACTORY BUILDINGS AND CONSTRUCTION OF NEW CHEESE CUTTING AND PACKING PLANT INCLUDING OFFICES TOGETHER WITH NEW CHILL STORAGE WAREHOUSE P/2014/0781 CHANGE OF USE TO POULTRY Granted 2.3.2015 PROCESSING FACILITY. P/2015/0838 EXTENSION, ALTERATION AND Granted 1.2.2016 UPGRADING OF EXISTING FACILITIES AND BUILDINGS P/2017/0165 EXTENSIONS AND UPGRADING Granted 25.4.2017 OF FACILITIES AND BUILDINGS P/2017/0204 APPLICATION FOR APPROVAL Approved 18.4.2017 OF DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION CODE NOS: P2014/0781: CONDITION 2 CONDITION 3 CONDITION 4 CONDITION 6

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

P/2017/0626 APPLICATION FOR APPROVAL Approved 24.8.2017 OF DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 P/2017/0899 APPLICATION FOR APPROVAL Approved 20.11.2017 OF DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON- Approved 12.10.2017 MATERIAL AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1037 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. P/2017/1038 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. Adjoining Site P/2018/0591 CHANGE OF USE FROM Pending TRANSPORT LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

CONSULTATIONS

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 and amenity of the neighbouring properties and surrounding area. • Twelve heavy goods vehicles per hour represents one every 5 minutes, a 200% increase in heavy goods movement on this stretch of road. This is in addition to the normal traffic flow of cars and light vehicles which use Pickhill Lane as a short cut from the B1530 (Holt Road) to the A525, especially in the morning and evening rush hours. Normal traffic flow throughout the day is fairly constant along Pickhill Lane, on account of it being used by locals, commuters and smaller goods vehicles as a short cut to the nearby Industrial Estate, Recycling centre and Holt. • The applicant suggests that ‘It is therefore considered that existing occupiers of nearby properties will not experience any increase in driver delay as a result of the additional heavy goods vehicle movement.’ What about vehicular pollution and noise levels and road congestion on the A525, especially at peak times, generated by the increased volume of traffic, as well as an increase in associated issues relating to processes within the factory itself? • The applicant states that ‘The site was originally constructed in the 1930s as a creamery and has since been used for butter, milk and cheese manufacturing (including packing), each generating a number of daily heavy goods vehicle movements understood to be higher than movements experienced on the network today.’ • There is also some concern about the presence of another weigh bridge, located at a second entrance at the site. This opens on to Pickhill Lane but is not in use at the present. Though there is no indication in the application of the reason for this, it is suspected that there may be designs in the future to use this as an additional access via the B5130 and Pickhill Lane on the Holt side. • Since there is a weight restriction on Pickhill Bridge in Isycoed, it would mean that vehicles would have to come to the traffic lights through Cross Lanes along the B5130, thereby affecting residents' amenity over a much wider area.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 • Presently the factory is not operating at its full capacity of 400,000 chickens. At this stage, the impact of these activities on highways, byways and junctions as well as the effects on the environment and amenity of the local area and residents cannot be fully assessed. • Even now there are reports of heavy vehicles passing at 3 am. Even at 6am articulated vehicles on the forecourts fire up engines which run for a considerable time before moving off the site, creating a disturbance to the neighbouring properties. • Any increase in this number will be very detrimental to the neighbourhood in many ways.

A further response has been received from the Community Council reiterating their objections and making the following additional comments: • It was the initial understanding that movement to the site would be from the A525 road from Whitchurch, as the raw materials would be sourced primarily from the West Midlands. However, it has been noted that some HGVs to the site are using the A525 road from Wrexham and Marchwiel, which is a narrow winding route with a 30mph/ 40mph limit passing through residential areas. Other vehicles have been seen coming via the A483. The quickest route from the A483 to Pickhill Lane would be on the A528 and rural Kiln Lane. Councillors and residents are alarmed that these roads are not suitable to accommodate HGV movement of this nature, volume and size on country lanes. • The applicant states that the proposed HGV movements would be less than previous operations at the site. However, it is felt that modern‐ sized HGVs are larger than previous lorries so this is not a reasonable comparison to make. • There have also been reports during July of unpleasant odours being emitted from the site. These have been reported to Natural Resources Wales by concerned residents and the community council. It does not seem wise to permit a doubling in capacity when the complex has yet to prove itself competent to operate within its agreed limits without adversely affecting those living nearby.

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Bangor on Dee CC: Object for the following reasons: • It is our understanding there is a wish to increase production by 250% to 1 million birds, we do not see why there is a need for such a big increase, unless the original application was set lower than required for planning purposes. • The extra production could lead to air pollution for the local residents and villages. • Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Notified 19.12.17 Public Protection: No comments Highways: Recommend refusal on the grounds that visibility at the existing access and increased use would increase the likelihood of danger to road users. Economic Development: The Business & Investment team recently toured Maelor Foods modern and professional manufacturing facility. It was useful to gain a better understanding of their current and potential future business needs, and has provided us with an insight into their future plans in Wrexham.

We are conscious of the commitment Maelor Foods has already made to the Wrexham economy, already delivering an investment into the county of 20 million and securing 120 jobs of a variety of skills including engineering, managerial and technical.

The Business & Investment Team within the Housing and Economy Department, continue to be committed to securing investment and additional skilled employment, and welcome the further investment that Maelor Foods are planning to make in this exemplar UK site where the latest techniques and technology are being used.

It is encouraging to hear that the market for their products within the UK is strong, particularly the demand for Red Tractor Products (UK sourced raw materials) which supports the agricultural supply chain not only within our region but within the UK as a whole.

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Their activity is clearly of local and national economic benefit and it is encouraging to see them choosing Wrexham as their base to further develop this state of the art facility, enhancing our economy and providing a wider range of employment opportunities. NRW: No objection. Site Notice: Expired 21.11.17 Neighbours: The owners/occupiers of 8 nearby properties notified 2.1.2018. 6 objections received expressing the following comments: • noise levels from passing HGVs, including at night and early hours of the morning; • Highway safety at the junction of Pickhill Lane; • Increase in traffic/highway safety; • Odour problems • Pollution of the River Dee; • Noise from refrigeration plant; • Trees have been felled to improve visibility but not replaced; • Footpaths have become littered making it unsafe; • Feel mislead by the Planning Officer and Maelor Poultry; • Unshielded lights shining across fields all night; • Increase in air pollution from passing heavy vehicles; • Should there be a plan to access the site via the B5130 this would be detrimental to the residents of a much wider area due to the narrow lanes not being constructed to take large vehicles. 2 representations with no objections/support for the following reasons: • Improvement to the visual appearance of the site • Creation of jobs • Not affected by the site/traffic.

SPECIAL CONSIDERATIONS

Background: Planning permission was granted for the change of use of the site to a poultry processing plant in March 2015 (P/2014/0781). During the determination of the application, concerns about the impact the use would have upon the standard of amenity of nearby properties, particularly those on the opposite side of the road to the site on Pickhill Lane were discussed at length with the applicants and their agent.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

The impact of the use in terms of noise and odour was dealt with via planning conditions imposing the requirements for the implementation of management plans in respect of those issues. Furthermore the site is subject to a Pollution Prevention and Control Permit (PPC), which requires the site operator to put in place measures to prevent or minimise, noise, odour and pollution. Permits are only issued by NRW if they are satisfied that the development will not cause a significant impact on the local environment.

NRW are able to take enforcement action if the requirements of a permit are not complied with, which can include revocation of the permit.

In addition to noise and odour from the operation of the site, there were also concerns about the impact the development would have upon nearby occupiers in terms of passing HGV movements. The number of HGV movements anticipated to serve the planned level of production (400,000 birds per week) was 29 per day, compared to 22 HGV movements for the historic use of the site as a creamery and 26 HGV movements for First Milk’s proposals to redevelopment the site (P/2011/0750). The increase in HGV movement was offset by an expected reduction in the number of vehicular movements associated with staff. To protect the amenity of nearby occupiers a production limit of 400,000 birds per weeks was negotiated with and agreed by the applicants.

In November 2015 the site operator applied for planning permission for extensions to the existing buildings in order to create covered areas for delivery/lairage and waste removal in order to allow the operator to run an efficient business. The applicant did not propose to increase production capacity at that time. The production limit of 400,000 birds per week was imposed on the planning permission for the extension (P/2015/0838).

Permission was sought in February 2017 (P/2017/0165) for some further additions to the site. The applicant’s agent confirmed that these were not to increase production but needed to improve the efficiency and working practice of the site to ensure all aspects of the facility were housed internally. He confirmed prior to determination of that application that the site was to operate within the limits of the previously imposed conditions. The production limit of 400,000 birds per week was therefore also imposed on that planning permission.

Applicant’s case: The site is operated by Maelor Foods Limited, a subsidiary company of Salisbury Poultry Limited. They purchased the Maelor site for the following reasons:

1. To supply slaughtered / eviscerated whole birds to Salisbury Poultry Limited (SPL) a related company. At the time of the application SPL were processing circa 350,000 birds per week. 2. Maelor would also ensure Vertical Integration which is a requirement of Major Retailers who require the ‘Farm to Fork’ process where a

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 supplier is able to demonstrate the whole process. The new slaughtering and processing plant will open a number of opportunities for the Company who will be able to demonstrate this process and in particular look at the Retail sector.

At the time of the initial planning application to change the use of the site, SPL for the year ended 30 June 2014 had 367 employees and on average were processing 350,000 birds per week. This influenced the decision by the

Company to only look at a facility for 400,000 birds being slaughtered per week.

However, for the year ended 31 December 2016 the turnover of SPL had increased by 52% and the number of employees from 367 to 550. In the period to July 2017 there was further growth of 30% year on year and the Company has become a significant name in the UK Poultry Market.

When this application was submitted SPL were processing circa 700,000 birds per week. This means the Maelor facility only having slaughtering approval of 400,000 birds per week leaves a significant shortfall of supply of slaughtered birds to SPL.

Following a series of food fraud, animal welfare issues and rising awareness of environmental matters, the British public have widely demanded transparency in supply chains in the meat industry. Accordingly, the market is increasingly swaying toward locally sourced, ethically and environmentally assured foods. SPL have benefitted from this and the demand for UK Red Tractor has been a key driver to the growth in the business.

Maelor Poultry will need to address this issue and to facilitate the required increase in numbers of birds that will need to be processed each week they are left with no choice but to seek to remove the limiting planning condition on the facility. Removal of the planning condition will enable the operator to take account of the significant growth of SPL and the potential of retail customers.

Construction and operational costs

The current estimated costs of completing the project is estimated to be double the original forecast. The number of jobs expected to be created at this site is estimated to be 200.

The cost of the project has doubled from the initial planning process and this is primarily because of the following factors:

1. Changes in the exchange rate since the 2016 Brexit vote. 2. The extension where planning was approved in February 2016 has added circa £2.5m to the initial cost and this will improve efficiency at

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 the facility as well as animal welfare and the ability to control odour emissions. 3. The cost of the lorry park for the site has added £1.4m to the initial cost. This will ensure all vehicles have a parking facility and the supporting infrastructure at the site and prevent vehicles standing idle on the road network. 4. Borehole water tank and pumping station for borehole water has added circa £1.3m. This will ensure the plant is environmentally friendly and using natural resource from the ground. 5. Water treatment plant cost has added circa £1.2m. This will ensure that 40% water is being recycled and re used and ensuring less wastage. The slaughtering and chiller equipment:

a) Starting from the initial intake process of the birds – where the latest gas stunning system has been purchased/installed. This will give energy efficiency savings compared to the current traditional plant being used by most Companies. This system has cost more initially but will have significant longer-term savings both in energy and in the welfare of the birds. In terms of welfare of the bird, gas stunning controlled atmosphere systems minimise pre-slaughter handling, remove the need for inversion and live shackling and avoid the problems associated with pre-stun shocks, missed stuns and inadequate stuns. This all puts less stress on the bird and as a result improves meat quality. b) Chillers/Refrigeration – the old chiller/refrigeration systems use an old inefficient gas system which is neither energy efficient nor carbon friendly. Maelor have invested in the latest energy and carbon friendly efficient chillers and refrigeration which initially costs more but will give a circa 30% saving on energy consumption. This saving is achieved by the use of the gas stunning and shock maturation chilling which allows you to cut up and debone faster and more efficiently. Traditionally if you mature your bird’s offline for 8-24 hours you are taking up a large footprint and use all that energy during that period. The new process will reduce the time on the birds being in chillers/refrigeration and reduce these costs. Efficiency of process is critical. All of the above has meant that the initial budget for the project has increased significantly from when the initial planning was granted for the 400,000 birds per week. This has meant that for the project to be viable the planning will need to be increased to circa 1 million birds to be slaughtered per week

Number of farmers in the area supplying live birds to Maelor

Maelor are working with local farmers to supply live birds to the site. Maelor have employed an experience local planner who is already liaising and

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 planning with local farmers to ensure that the site has the birds available for slaughtering once the site is opened.

The supply chain (bird suppliers) is located within a 50 mile radius of the poultry facility.

Maelor Poultry are having discussions with local farmers in order to generate a supply chain (bird suppliers) within a 50 mile radius of the poultry facility.

These discussions are ongoing and an additional number of potential suppliers are being identified on a daily basis. This provides support that Maelor will be able to get local sourced live birds to enable it to fulfil any increase in capacity. By being locally sourced this will ensure the miles covered by HGVs are greatly reduced and the travel time for the birds is minimal.

The current capacity of 400,000 has an impact by limiting the growers Maelor Poultry are able to contract with. This will mean any larger growers within the area Maelor Poultry are not able to contract with them they will be too large for them because of their limited capacity. These local large growers will therefore send their live birds to other slaughter houses that will be outside the region. This will mean the birds are travelling longer distances and the vehicles are on the road for longer journeys. By having local growers this cuts down congestion on roads and ensures the local area is benefitting and thriving.

Maelor Poultry are looking to push the Welsh brand by having locally sourced birds slaughtered at Maelor and sold to retailers within Wales to promote this brand and origin. By extending the licence this will enable Maelor Poultry to source local large growers where we will have the farm to fork story for the Welsh brand.

Validity of the Planning Conditions: The applicant’s agent has questioned whether the conditions imposed on the 3 planning permission meet the following tests set out in Welsh Government Circular 016/2014: The Use of Planning Conditions for Development Management, namely, that conditions must be:

1. necessary; 2. relevant to planning; 3. relevant to the development to be permitted; 4. enforceable; 5. precise; and 6. reasonable in all other respects.

The applicant’s agent has suggested that the condition is unreasonable in that it impacts upon the ability of the applicant’s ability to run their business properly by being unable to increasing demand for poultry. I do not accept

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 that this is the case and I am firmly of the opinion the condition imposed on the initial and subsequent planning permissions satisfies the above tests.

I recognise that the applicant is seeking to vary the condition in order to respond to changing business needs as well as to ensure that there is a sufficient rate of return on the significant investment made in the plan. However that does not automatically mean the condition is unreasonable.

The fact that a condition imposes a limit upon the way in which a business operates is not, in itself unreasonable. If it were, then local planning authorities would be faced with the choice of granting planning permission for businesses in areas where, without appropriate restrictions, they may cause significant harm to the area or refusing planning permission altogether. Whilst there will be cases where permission is refused because the impacts of a development cannot be effectively mitigated, the use of planning conditions can ensure effective mitigation or limitations on a development are secured that allows permission to be granted. In such cases it is about striking an appropriate balance between the benefits of allowing businesses to operate whilst ensuring, as in this case, the amenity of nearby occupiers is properly considered.

In considering whether it is appropriate for the restrictions previously imposed by the conditions to remain, the benefits of the use of the site must be carefully balanced against the potential impacts that may arise if they are removed, taking into account all relevant material considerations. These matters will be considered in more detail below.

Economic Benefits: I acknowledge that the business has delivered and is delivering significant investment in the site and therefore in turn in the local economy. The initial planning application anticipated up to 150 jobs being created and the applicant’s submission referred to above now suggests that up to 200 jobs will be created at the site. The operation of the site will also support the wider rural economy, particularly the agricultural sector as a result of a significant demand for live chickens. This is a consideration that weighs in favour of the proposals.

Traffic Generation: The application would increase the total number of operational vehicle movements (i.e. HGVs) to/from the site from 4 per hour to 12, with the average number of weekday movements increasing 2.5 times from 29 to 72. When this application was initially submitted, this posed a significant concern due to substandard visibility at the site access as well as concern about the impact upon the safe use of the A525/Pickhill Lane junctions.

Following the submission of applications (P/2017/1032, P/2017/1037 and P/2017/1038), the applicants acquired the adjoining former Lloyd Fraser transport depot site and have submitted a planning application (P/2018/0591)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 to enable the site to be used for purposes ancillary to the poultry processing plant. Details submitted with that application indicate that the previous owners had a Vehicle Operator Licence for 46 vehicles and there were up to 140-160 daily HGV movements. The access to former Lloyd Fraser site is immediately adjacent to the main access to the applicant’s own site, but will be closed off as a result of the applicant’s proposals. Vehicular access to it will thereafter be via the Maelor Poultry site only.

Other than submissions made by the previous owner of the adjoining site, I do not have any details to either confirm or dispute the historic traffic generation associated with its previous use. However the site is around 0.8ha in area and is occupied by an industrial type building of around 1000 sq.m as well as two other smaller buildings. Taking this and the number of vehicles licensed to operate from there in account, in my opinion the traffic figures provided do not appear unrealistic.

Whilst adjoining site is not currently in use, from a planning perspective the previous use remains lawful and could resume, as therefore could historic levels of traffic generation.

The proposed change of use of the adjacent site will effectively mean that it will not longer be a generator of traffic in its own right therefore delivering a significant net reduction in potential HGV vehicular movements. This is set out in the table below:

Use Total Staff Average Lloyd Total HGV Numbers Weekday Fraser movements Operational Traffic Vehicle Generation Movements Historic 220 22 140-160 162-182 P/2011/0750 230 26 140-160 166-186 (not implemented) Maelor Poultry 150 29 140-160 169-189 with 400,000 bird limit (existing) Maelor Poultry 220-230 72 0 72 with 1,000,000 bird limit (proposed)

Pickhill Lane is a classified road subject to a speed limit of 60mph, however a recent speed survey determined vehicle speeds to be 41.2mph for north-east bound traffic and 43.9mph for south-west bound traffic (using 85h percentile

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 speeds). Based on TAN18 requirements, visibility splays of 2.4 x 108m to the south west and 2.4 x 120m to the north east are required.

Visibility from the main access exceeds the above requirements to the north- east but is currently 2.4 x 60m to the south-west. However the acquisition of the adjacent site allows the applicants to carry out improvements to enable a splay of 2.4m x 110m to the south-west to be provided, thus exceeding the requirements set out above and resulting in a significant improvement to highway safety.

In addition to the above, the applicant is also proposing to carry out improvements to the Pickhill Lane/A525 junction. This will include some localised widening of the carriageway to improve the passage of HGVs from the A525 onto Pickhill Lane.

Taking into account of the above, the impact of the additional HGVs using the Maelor Foods access is more than off-set by the overall reduction in potential

HGV movements along Pickhill Lane and the access and highway improvements discussed above. Subject to conditions as well as the concurrent determination of application P/2018/0591, I am satisfied that the development does not pose a risk to highway safety.

Whilst noting Sesswick Community Council’s comments regarding the fact that vehicles are travelling to the site along the A525 from Wrexham and Marchwiel direction as opposed from Whitchurch direction, the routing of vehicles is outside of the scope of planning control. In any case given that the sections of road in question provide access to both Wrexham and the Wrexham Industrial Estate, it is reasonable to conclude that they will carry a significant volume of HGV traffic irrespective of the volume of traffic serving the application site. I have no reason to conclude that the A525 between Wrexham and Pickhill Lane is unsuitable for such traffic.

Appearance: The improvement to the south-western visibility splays referred to above will require the removal of approximately 30m of hedgerow. This matter is dealt with in my report for application P/2018/0591.

The works to the junction will result in the loss of a small area of existing highway verge. I do not consider the changes as likely to have a material or harmful impact upon the character of the area.

Amenity: The planning condition was imposed on the initial and two subsequent planning permissions in order to protect the amenity of the occupiers of nearby properties, principally the 3 dwellings on the opposite side of the road to the site – Porthlyn, Parkleigh, Marlbrook. The properties are situated south-west of the site access and are therefore passed by all HGVs travelling to/from the site. There are no restrictions on the operating times of the site, indeed I understand it operates on a 24 hour basis.

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When the application was initially submitted I expressed concerns about the impact additional HGV traffic entering and leaving the site would have upon the amenity of the occupiers of the above properties. However following the subsequent acquisition of the adjacent site by the applicants and the opportunity this presents to secure a net reduction in potential cumulative number of HGV movements along Pickhill Lane, I am now satisfied that there will be an overall improvement to the standard of amenity afforded to the occupiers of nearby properties. Ensuring that production does not exceed its current limits until the concurrent proposals for the former Lloyd Fraser site have been implemented will be addressed by planning conditions.

EIA Screening: The Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017 advise that proposals to alter existing developments that fell within Schedule 2 of the regulation also fall within Schedule 2 if the changes are likely to have significant adverse effects on the environment.

The change of use of the site fell outside of Schedule 2 because no floor space was added and the current proposals do not result in any changes to the site by way of additional development.

Notwithstanding the above, when the original application was determined the relevant impacts upon the environment were considered, notably noise, odour, visual impact and pollution. The impact of the development in respect of the first three is local scale, being limited to the site and or the immediate vicinity. In respect of pollution, it is acknowledged that the site is close to the River Dee, a designated SSSI and SAC, however planning permission was granted subject to a condition requiring the installation of an effluent treatment plant – details of which were subsequently submitted and (in consultation with NRW) approved via application P/2017/0626. The decision to grant planning permission subject to conditions was made on the basis that the Council was satisfied that the development did not give rise to significant environmental impacts.

On the basis of the advice received from NRW as well as the fact that the PPC permit issued by them already allows for up to 1,000,000 birds to be slaughtered in my opinion it is reasonable to conclude that the current proposals are unlikely to have a significant adverse effect on the environment and as such fall outside of the scope of Schedule 2.

Other matters: Whilst noting concerns about odour and pollution, I have no reason to believe an increase in production capacity represents a significant increase in the risk of odour problems or pollution incidences occurring. These matters are in any case regulated under the PPC permit therefore if local residents are aware of any odour or pollution incidences these need to be reported to NRW.

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Given that the site can already operate for 24 hours, I have no reason to believe that the proposals will give rise to an increase in light pollution from the site.

Details submitted with application P/2018/0591 suggest that the traffic generated if production at Maelor Poultry site were 2,000,000 birds per week rather than the 1,000,000 currently proposed, then HGV movements would still be less than the cumulative traffic generation from the former Lloyd Fraser site and the application site. However the applicants are not currently proposing to increase production to that figure, and indeed it would be outside of the scope of their existing PPC permit. Whilst it is of course possible that applicants may choose to seek further variations of their planning permissions, that is not a relevant material consideration of the determination of the applications current before Members. Any future applications would need to be considered in light of the planning policies and circumstances that applied at that time.

I have no reason to believe that the proposals will increase the likelihood of litter being deposited in the area, however this in any case a matter relating to the behaviour of people using the public highway and outside of the scope of planning control.

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2017/1037, P/2017/1038 and P/2018/0591) I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall operate in strict accordance with the ADAS Pre- operational Odour Management Plan received on 13 March 2017 and approved on 18 April 2017. 2. The system for the treatment of foul water and effluent installed in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 3. The development shall operate in strict accordance with the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions received on 13 March 2017 and approved on 18 April 2017. 4. The mechanism put in place for management of surface water run-off in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition.

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5. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 and referred to in paragraph 3.2 of the document Vectos Maelor Foods, Further WCBC Discussions - May 2018 have been implemented in full. 7. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning permission P/2018/0591 as a transport logistics depot has permanently ceased. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 14-L37-PL002D shall be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 10. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is more than one tank, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission. 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

REASON(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. In the interests of highway safety. 7. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 8. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 9. To protect the amenities of the occupiers of nearby properties. 10. To prevent pollution of the water environment. 11. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 12. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety.

NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' is the area edged in red on approved drawing no.14-L37-PL001: Proposed Location Plan submitted in respect of planning permission P/2014/0781 ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /1037 MAELOR FOODS PICKHILL LANE 19/12/2017 CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO. 11 OF PLANNING WARD: PERMISSION P/2017/0165 TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS ______P/2017/1037 THE SITE

Application site

PROPOSAL

As above.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

HISTORY

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

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P/2017/0626 APPLICATION FOR APPROVAL Approved 24.8.2017 OF DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

P/2017/0899 APPLICATION FOR APPROVAL Approved 20.11.2017 OF DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON- Approved 12.10.2017 MATERIAL AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1032 APPLICATION FOR REMOVAL OF Pending CONDITION NO 14 OF PLANNING PERMISSION P/2014/0781, TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1038 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2015/0838 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. Adjoining Site P/2018/0591 CHANGE OF USE FROM Pending TRANSPORT LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

CONSULTATIONS

Sesswick CC: Very strongly opposed for the following reasons: • The original condition of a 400,000 bird weekly limit was deemed necessary to protect the local environment and amenity of the occupiers of nearby properties. • An increase to 1,000,000 birds represents a 250% increase in output. This will have an associated increase in traffic movements on Pickhill Lane and the junction with the A525 road, as well as an impact on the environment and amenity of the neighbouring properties and surrounding area. • Twelve heavy goods vehicles per hour represents one every 5 minutes, a 200% increase in heavy goods movement on this stretch of road. This is in addition to the normal traffic flow of cars and light vehicles which use Pickhill Lane as a short cut from the B1530 (Holt Road) to the A525, especially in the morning and evening rush hours. Normal traffic flow throughout the day is fairly constant along Pickhill Lane, on account of it being used by locals, commuters and smaller goods vehicles as a short cut to the nearby Industrial Estate, Recycling centre and Holt. • The applicant suggests that ‘It is therefore considered that existing occupiers of nearby properties will not experience any increase in driver delay as a result of the additional heavy goods vehicle movement.’ What about vehicular pollution and noise levels and road congestion on the A525, especially at peak times, generated by the increased volume of traffic, as well as an increase in associated issues relating to processes within the factory itself? • The applicant states that ‘The site was originally constructed in the 1930s as a creamery and has since been used for butter, milk and cheese manufacturing (including packing), each generating a number of daily heavy goods vehicle movements understood to be higher than movements experienced on the network today.’ • There is also some concern about the presence of another weigh bridge, located at a second

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 entrance at the site. This opens on to Pickhill Lane but is not in use at the present. Though there is no indication in the application of the reason for this, it is suspected that there may be designs in the future to use this as an additional access via the B5130 and Pickhill Lane on the Holt side. • Since there is a weight restriction on Pickhill Bridge in Isycoed, it would mean that vehicles would have to come to the traffic lights through Cross Lanes along the B5130, thereby affecting residents' amenity over a much wider area. • Presently the factory is not operating at its full capacity of 400,000 chickens. At this stage, the impact of these activities on highways, byways and junctions as well as the effects on the environment and amenity of the local area and residents cannot be fully assessed. • Even now there are reports of heavy vehicles passing at 3 am. Even at 6am articulated vehicles on the forecourts fire up engines which run for a considerable time before moving off the site, creating a disturbance to the neighbouring properties. • Any increase in this number will be very detrimental to the neighbourhood in many ways. A further response has been received from the Community Council reiterating their objections and making the following additional comments: • It was the initial understanding that movement to the site would be from the A525 road from Whitchurch, as the raw materials would be sourced primarily from the West Midlands. However, it has been noted that some HGVs to the site are using the A525 road from Wrexham and Marchwiel, which is a narrow winding route with a 30mph/ 40mph limit passing through residential areas. Other vehicles have been seen coming via the A483. The quickest route from the A483 to Pickhill Lane would be on the A528 and rural Kiln Lane. Councillors and residents are alarmed that these roads are not suitable to accommodate HGV movement of this nature, volume and size on country lanes. • The applicant states that the proposed HGV movements would be less than previous operations at the site. However, it is felt that modern‐ sized HGVs are larger than previous

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 lorries so this is not a reasonable comparison to make. • There have also been reports during July of unpleasant odours being emitted from the site. These have been reported to Natural Resources Wales by concerned residents and the community council. It does not seem wise to permit a doubling in capacity when the complex has yet to prove itself competent to operate within its agreed limits without adversely affecting those living nearby.

Bangor on Dee CC: Object for the following reasons: • It is our understanding there is a wish to increase production by 250% to 1 million birds, we do not see why there is a need for such a big increase, unless the original application was set lower than required for planning purposes. • The extra production could lead to air pollution for the local residents and villages. • Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Notified 21.12.17 Public Protection: No comments Highways: Economic Development: The Business & Investment team recently toured Maelor Foods modern and professional manufacturing facility. It was useful to gain a better understanding of their current and potential future business needs, and has provided us with an insight into their future plans in Wrexham.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

make in this exemplar UK site where the latest techniques and technology are being used.

Their activity is clearly of local and national economic benefit and it is encouraging to see them choosing Wrexham as their base to further develop this state of the art facility, enhancing our economy and providing a wider range of employment opportunities. NRW: No objection. Site Notice: Expired 21.11.17 Neighbours: The owners/occupiers of 7 nearby properties notified 2.1.2018. 9 objections received expressing the following comments: • noise levels from passing HGVs, including at night and early hours of the morning; • Highway safety at the junction of Pickhill Lane; • Increase in traffic/highway safety; • Odour problems • Pollution of the River Dee; • Noise from refrigeration plant; • Trees have been felled to improve visibility but not replaced; • Footpaths have become littered making it unsafe; • Rubbish on the lane from factory workers walking to work; • Feel mislead by the Planning Officer and Maelor Poultry; • Light pollution; • Air pollution from passing heavy vehicles; • Use of Pickhill Lane as a shortcut between the B5130 Holt Road to the A525 • Should there be a plan to access the site via the B5130 this would be detrimental to the residents of a much wider area due to the narrow lanes not being constructed to take large vehicles. • Need for EIA screening;

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

2 representations with no objections/support for the following reasons: • Improvement to the visual appearance of the site • Creation of jobs • Not affected by the site/traffic.

SPECIAL CONSIDERATIONS

The key considerations in respect of this application are set out in my report for application P/2017/1032.

Notwithstanding the above, when the applications for the extensions to the site were determined, the relevant impacts upon the environment were considered, notably noise, odour, visual impact and pollution. The impact of the development in respect of the first three limited to the site and or the immediate vicinity. In respect of pollution, it is acknowledged that the site is close to the River Dee, a designated SSSI and SAC, however planning permission was granted subject to a condition requiring the installation of an effluent treatment plant – details of which were subsequently submitted and (in consultation with NRW) approved via applications P/2017/0626 and P/2017/0899. The decision to grant planning permission subject to conditions was made on the basis of the Council being satisfied that the development was unlikely to give rise significant environmental impacts.

On the basis of the advice received from NRW to this application as well as the fact that the PPC permit issued by them already allows for up to 1,000,000 birds to be slaughtered in my opinion it is reasonable to conclude that the current proposals are unlikely to have a significant adverse effect on the environment and in my opinion fall outside of the scope of Schedule 2.

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2017/1032, P/2017/1038 and P/2018/0591) I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall be carried out in strict accordance with the Dust Management Scheme dated 13.03.2017. 2. The development shall be operated at all times in strict accordance with the ADAS Pre-Operational Odour Management Plan V4.0. 3. The system for the treatment of foul water and effluent installed in accordance with drawings nos. c3697 L03 Revision P7: Proposed Installation Plan, 389/607 Revision B: Schematic Drainage plan and the document C.A.T Technology: Proposal For The Design, Supply and Installation of an Effluent Treatment Plant reference Q1609/16 (Revision 9) dated 22 August 2016 as approved on 20 November 2017 shall be retained and maintained in an operational condition throughout the lifetime of the development. 4. The mechanisms put in place for management of surface water run-off in accordance with drawings nos. c3697 L03 Revision P7: Proposed Installation Plan, 389/607 Revision B: Schematic Drainage plan and the document Heavy duty channel drainage system ACO S Range received 27 October 2017 and approved on 20 November 2017 shall be retained and maintained in an operational condition throughout the lifetime of the development. 5. No part of the development shall be brought into use until the recommendations set out in Section 9: Recommendations of the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions reference 20773R01aPKrmw have been implemented in full. All noise mitigation measures shall thereafter be permanently retained. 6. The development shall be operated at all times in strict accordance with Section 10: Noise Mitigation Plan of the Environoise Consulting Limited Noise Impact Assessment to Discharge Planning Conditions reference 20773R01aPKrmw. 7. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 8. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 9. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 and referred to in paragraph 3.2 of the document

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

Vectos Maelor Foods, Further WCBC Discussions - May 2018 have been implemented in full. 10. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning permission P/2018/0591 as a transport logistics depot has permanently ceased. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission. 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

REASON(S)

1. To protect the amenities of the occupiers of nearby properties. 2. To protect the amenities of the occupiers of nearby properties. 3. To prevent pollution of the water environment. 4. To ensure satisfactory drainage of the site and to avoid flooding. 5. To protect the amenities of the occupiers of nearby properties. 6. To protect the amenities of the occupiers of nearby properties. 7. To protect the amenities of the occupiers of nearby properties. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. In the interests of highway safety. 10. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 11. To protect the amenities of the occupiers of nearby properties. 12. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' referred to in conditions 08, 09, 10 and 11 is the area edged in red on approved drawing no. c3697 L01 Revision P1: Existing Location Plan submitted in respect of planning permission P/2017/0165 ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /1038 MAELOR FOODS PICKHILL LANE 19/12/2017 CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP APPLICATION FOR REMOVAL OF CONDITION NO. 11 OF PLANNING WARD: PERMISSION P/2015/0838 TO AGENT NAME: Marchwiel ALLOW THE PROCESSING IN THE CASSIDY AND ASHTON REGION OF 1,000,000 BIRDS PER GUY EVANS WEEK

APPLICANT(S) NAME: MR MULKH MEHTA MAELOR FOODS ______P/2017/1038 THE SITE

Application site

PROPOSAL

As above.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

HISTORY

P/2015/0838: CONDITION 3 CONDITION 4 CONDITION 6

P/2017/0626 APPLICATION FOR APPROVAL Approved 24.8.2017 OF DETAILS RESERVED BY CONDITION IMPOSED UNDER P/2014/0781: CONDITION 5 CONDITION 7

P/2015/0838: CONDITION 5 CONDITION 7

P/2017/0899 APPLICATION FOR APPROVAL Approved 20.11.2017 OF DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 P/2017/0165: CONDITION 5 CONDITION 6 P/2017/0811 APPLICATION FOR A NON- Approved 12.10.2017 MATERIAL AMENDMENT TO PLANNING PERMISSION P/2015/0838 TO AMEND DETAILS OF SITING AND DESIGN P/2017/1032 APPLICATION FOR REMOVAL OF Pending CONDITION NO 14 OF PLANNING PERMISSION P/2014/0781, TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK P/2017/1037 APPLICATION FOR REMOVAL OF Pending CONDITION NO. 11 OF PLANNING PERMISSION P/2017/0165 TO ALLOW THE PROCESSING IN THE REGION OF 1,000,000 BIRDS PER WEEK. Adjoining Site P/2018/0591 CHANGE OF USE FROM Pending TRANSPORT LOGISTICS DEPOT (SUI GENERIS) TO USE ANCILLARY TO ESTABLISHED NEIGHBOURING POULTRY PROCESSING FACILITY

PLANNING POLICY

Outside of a settlement limit. Policy GDP1 applies.

CONSULTATIONS

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 stretch of road. This is in addition to the normal traffic flow of cars and light vehicles which use Pickhill Lane as a short cut from the B1530 (Holt Road) to the A525, especially in the morning and evening rush hours. Normal traffic flow throughout the day is fairly constant along Pickhill Lane, on account of it being used by locals, commuters and smaller goods vehicles as a short cut to the nearby Industrial Estate, Recycling centre and Holt. • The applicant suggests that ‘It is therefore considered that existing occupiers of nearby properties will not experience any increase in driver delay as a result of the additional heavy goods vehicle movement.’ What about vehicular pollution and noise levels and road congestion on the A525, especially at peak times, generated by the increased volume of traffic, as well as an increase in associated issues relating to processes within the factory itself? • The applicant states that ‘The site was originally constructed in the 1930s as a creamery and has since been used for butter, milk and cheese manufacturing (including packing), each generating a number of daily heavy goods vehicle movements understood to be higher than movements experienced on the network today.’ • There is also some concern about the presence of another weigh bridge, located at a second entrance at the site. This opens on to Pickhill Lane but is not in use at the present. Though there is no indication in the application of the reason for this, it is suspected that there may be designs in the future to use this as an additional access via the B5130 and Pickhill Lane on the Holt side. • Since there is a weight restriction on Pickhill Bridge in Isycoed, it would mean that vehicles would have to come to the traffic lights through Cross Lanes along the B5130, thereby affecting residents' amenity over a much wider area. • Presently the factory is not operating at its full capacity of 400,000 chickens. At this stage, the impact of these activities on highways, byways and junctions as well as the effects on the environment and amenity of the local area and residents cannot be fully assessed.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 • Even now there are reports of heavy vehicles passing at 3 am. Even at 6am articulated vehicles on the forecourts fire up engines which run for a considerable time before moving off the site, creating a disturbance to the neighbouring properties. • Any increase in this number will be very detrimental to the neighbourhood in many ways. A further response has been received from the Community Council reiterating their objections and making the following additional comments: • It was the initial understanding that movement to the site would be from the A525 road from Whitchurch, as the raw materials would be sourced primarily from the West Midlands. However, it has been noted that some HGVs to the site are using the A525 road from Wrexham and Marchwiel, which is a narrow winding route with a 30mph/ 40mph limit passing through residential areas. Other vehicles have been seen coming via the A483. The quickest route from the A483 to Pickhill Lane would be on the A528 and rural Kiln Lane. Councillors and residents are alarmed that these roads are not suitable to accommodate HGV movement of this nature, volume and size on country lanes. • The applicant states that the proposed HGV movements would be less than previous operations at the site. However, it is felt that modern‐ sized HGVs are larger than previous lorries so this is not a reasonable comparison to make. • There have also been reports during July of unpleasant odours being emitted from the site. These have been reported to Natural Resources Wales by concerned residents and the community council. It does not seem wise to permit a doubling in capacity when the complex has yet to prove itself competent to operate within its agreed limits without adversely affecting those living nearby.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 • The extra production could lead to air pollution for the local residents and villages. • Bangor on Dee as stated initially are concerned about water contamination at this site and such an increase in production, increases that risk to the Dee. • Traffic on the A525, the junction to the plant is not the best and the extra heavy lorries increase the risk of an accident at this point Local Member: Notified 19.12.17 Public Protection: No comments Highways: Economic Development: The Business & Investment team recently toured Maelor Foods modern and professional manufacturing facility. It was useful to gain a better understanding of their current and potential future business needs, and has provided us with an insight into their future plans in Wrexham.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

Neighbours: The owners/occupiers of 7 nearby properties notified 2.1.2018. 20 objections received expressing the following comments: • Existing noise levels from passing HGVs, including at night and early hours of the morning; • Highway safety at the junction of Pickhill Lane/A525; • Increase in noise levels as a result an increase in HGV movements; • Increase in noise; • Increase traffic/highway safety • Odour problems • Pollution from water flowing from the site into the River Dee; • Noise from refrigeration plant; • Noise from backing warning; • Trees have been felled to improve visibility but not replaced; • Footpaths have become littered making it unsafe; • Feel mislead by the Planning Officer and Maelor Poultry; • Light pollution; • Increase in air pollution from passing heavy vehicles; • Should there be a plan to access the site via the B5130 this would be detrimental to the residents of a much wider area due to the narrow lanes not being constructed to take large vehicles. • Damage to the road causing potholes and dangerous road conditions. • Extra jobs will probably be agency work and wont end up being anywhere near the number promised; • There have been plenty of non-reported accidents; • Need for EIA screening

2 representations with no objections/support for the following reasons: • Improvement to the visual appearance of the site • Creation of jobs • Not affected by the site/traffic.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

SPECIAL CONSIDERATIONS

The key considerations in respect of this application are the same as those already set out in my report for application P/2017/1032.

Notwithstanding the above, when the applications for the extensions to the site were determined, the relevant impacts upon the environment were considered, notably noise, odour, visual impact and pollution. The impacts of the development in respect of the first three are limited to the site and/or the immediate vicinity. In respect of pollution, it is acknowledged that the site is close to the River Dee, a designated SSSI and SAC, however planning permission was granted subject to a condition requiring the installation of an effluent treatment plant – details of which were subsequently submitted and (in consultation with NRW) approved via application P/2017/0626 and P/2017/0899. The decision to grant planning permission subject to conditions was made on the basis of the Council being satisfied that the development was unlikely to give rise significant environmental impacts.

CONCLUSION

Subject to appropriate conditions being imposed on this decision, as well as the other applications current before Members (P/2017/1032, P/2017/1037 and P/2018/0591) I am satisfied that the level of production can be increased without adverse impacts to highway safety and residential amenity.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 3. The development shall operate in strict accordance with the Environoise Consulting Limited Noise Imact Assessment to Discharge Planning Conditions received on 13 March 2017 and approved on 18 April 2017. 4. The mechanism put in place for management of surface water run-off in accordance with the details received on 26 July 2017 and approved on 24 August 2017 shall be retained and maintained in an operational condition. 5. No more than 400,000 birds shall be processed each week at the site subject to this permission until the main (south-western) vehicular access has been provided with visibility splays of 2.4 metres x 121 metres to the north- east and 2.4 metres x 110 metres to the south-west measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. No more than 400,000 birds shall be processed each week at the site subject to this permission until the improvements to the junction shown on drawing no. VN7085-D108 and referred to in paragraph 3.2 of the document Vectos Maelor Foods, Further WCBC Discussions - May 2018 has been implemented in full. 7. No more than 400,000 birds shall be processed each week at the site subject to this permission until the use of the land subject to planning permission P/2018/0591 as a transport logistics depot has permanently ceased. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 14-L37-PL002D shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 10. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is more than one tank, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. 11. No more than 1,000,000 birds shall be processed each week at the site subject to this permission 12. The site owner(s)/operator(s) shall at all times maintain an up to date log of the number of birds processed each day. The log shall be made available at all reasonable times for inspection by officers of the Local Planning Authority.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 REASON(S)

1. To protect the amenities of the occupiers of nearby properties. 2. To prevent pollution of the water environment. 3. To protect the amenities of the occupiers of nearby properties. 4. To ensure satisfactory drainage of the site and to avoid flooding. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. In the interests of highway safety. 7. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 8. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 9. To protect the amenities of the occupiers of nearby properties. 10. To prevent pollution of the water environment. 11. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety. 12. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety.

NOTE(S) TO APPLICANT

For the avoidance of doubt 'the site' referred to in conditions 05, 06, 07 and 11 is the area edged in red on approved drawing no. c3697 L01 Revision P1: Location Plan submitted in respect of planning permission P/2015/0838 ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0124 THE CONIFERS NURSING HOME 14/02/2018 BRANDY RUABON WREXHAM LL14 6RB COMMUNITY: CASE OFFICER: Rhos DESCRIPTION: MP EXTENSION TO CREATE ADDITIONAL 7 NO. ENSUITE WARD: BEDROOMS TOGETHER WITH AGENT NAME: Pant INTERNAL ALTERATIONS MRS HUMMARA SAQUB

APPLICANT(S) NAME: MRS HUMMARA SAQUB

______P/2018/0124 THE SITE

Approximate position of extensions

PROPOSAL

The development comprises of extensions to the existing building to provide 7 new bedrooms, the enclosure of an existing raised platform by a conservatory as well as internal changes.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

HISTORY

No recent history.

DEVELOPMENT PLAN

Within settlement limit. The site also lies close to the boundary of the Stryt Las a’r Hafod SSSI and the Johnstown Newts Sites SAC. Policies GDP1, EC4, EC6 and T8 apply.

CONSULTATIONS

Community Council: Consulted 28.2.18. Consulted regarding amended plans 25.4.2018. Local Member: No concerns. Notified regarding amended plans 25.4.2018 Highways: There are approximately 14 parking spaces available off the driveway east of the nursing home and a further four within the site itself. Given that parking provision complies with LPG16 I do not intend to make any recommendations on highways grounds. No recommendations on highways grounds. Public Protection: Advisory notes regarding nuisance. NRW: Have advised the following: - No object subject to conditions being imposed in respect of the implementation of great crested new avoidance and mitigation and a biosecurity risk assessment. - Without prejudice to your assessment, we consider that the above submitted proposal, when considered in combination with other plans and projects in the environs of Johnstown, is not likely to have a significant effect on the Johnstown Newt Sites SAC. Site Notice: Expired 29.3.18 Neighbours: The owners/occupiers of 20 nearby occupiers notified on 8.3.18 2 objections received expressing the following concerns: - Impact upon existing view; - Privacy; - Loss of outdoor space for residents; - Provision of landscaping; - Noise from staff and visitors using the car park.

The same owners/occupiers notified regarding the submission of amended plans on 25.4.18

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SPECIAL CONSIDERATIONS

Background: The application was initially submitted proposing a single extension to the side of the building extension that would accommodate 6 additional bedrooms. In order to address concerns about the impact this would have on tree coverage within the site, amended plans were submitted. Whilst the overall footprint of amended plans is similar, they include 7 bedrooms rather than 6 bedrooms. Together with the internal changes (which by themselves don’t require planning permission), the number of bedrooms at the premises will increase from 26 to 35.

Policy: Whilst the UDP has a policy that deals with the provision of new residential and nursing homes (H11) it does not specifically deal with extensions to established ones. On that basis, the development will be considered in light of the policies referred to above in respect of design, residential amenity, the impact upon trees, ecology and the provision of parking. I will discuss each of these in more detail below.

Design: The existing and proposed floor plans are included below:

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

The extensions will be in keeping with the existing building. The conservatory will have only a modest impact upon the overall appearance of the building, despite its elevated position.

The plans as initially submitted would have resulted in the loss of a number of trees which whilst not being of high quality individually, collectively they do make an important contribution to the character of the site and immediate locality. The proposals have been amended so that greater tree coverage can be maintained. Subject to the use of tree protection measures during construction and the implementation of a landscaping scheme post- construction (both to be secured by condition), I am satisfied the development will not adversely impact upon the character of the immediate locality.

Amenity: The existing building is approximately 35m from the apartment buildings in Pant Glas to the east and is built on ground approximately 6.5m higher than the ground level of the apartments. Due to the ground level distances LPG21 advises separation distances of 35m to protect the privacy of neighbouring occupiers and 27m to ensure a development does not prove overbearing.

The nearest part of the development will be around 28m from the apartments to the east and contains two east-facing bedroom windows. This is sufficient to ensure the development does not prove overbearing, but it is 7m less than LPG21 recommends in respect of overlooking. However, the extension will come no closer than an existing external pathway to the east of the care home building. The path is also elevated relative to the ground floor level of the adjacent apartment buildings and its use will result in a degree of overlooking. Furthermore a degree of overlooking of the apartment buildings already occurs from the adjacent access and parking area situated between the care home and apartment buildings. Taking these factors into account it is my

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 opinion that the shortfall in the separation distance will not give rise to a significant loss of privacy in this instance.

The development will bring the care home building 3 metres closer to the dwelling to the south of the site. The separation distance between the development and a window in the side elevation of the property will be 16.5m. LPG21 would recommend 24m to ensure privacy and 15m to ensure the development is not overbearing. The proposals accord with the latter. Whilst they fall short of the former, the boundary of the application site is currently well screened by planting and will not be affected by the proposals. I am therefore satisfied that the development will not result in harm to the standard of amenity afforded to the occupiers of that property by way of loss of light, privacy or by being overbearing.

Amenity of occupants of the site: The development will result on the loss of an external terrace area, however in my opinion the proposed conservatory will make an existing raised platform more usable throughout the year. Furthermore a pathway through the soft landscaped area between the building and car park will be retained thus providing an area for limited informal recreation as well. Overall I am satisfied that the development will not prejudice the standard of amenity afforded to care home occupants.

Highways: The development will not result in any material loss of parking/serving space to the south or west of the building. In addition there is a parking area to the east of the building. I am unaware of any significant parking pressures at the site or immediate vicinity as a result of the care home – indeed on the occasions when the case officer visited the site the car park has always had spare capacity. The submitted plans show 14 parking spaces provided to the east of the building and there is a hard surfaced area to the south of the building capable of accommodating a further 4 vehicles, bringing total on-site parking provision to 18, which is in accordance with the LPG16 maximum provision.

Ecology: The application site is located close to the boundary of Johnstown Newt Sites Special Area of Conservation (SAC), which supports a nationally important population of great crested newt (GCN). The application did not initially include any ecology appraisals or details of mitigation but a Great Crested Newt Reasonable Avoidance Measures Method Statement was subsequently submitted. This identifies that the area of the proposed development is considered to be low quality terrestrial habitat for GCN, although it remains possible that GCN do use the site. As a consequence, reasonable avoidance measures as well as mitigation in the form of the provision of enhanced GCN habitat are proposed.

NRW have confirmed that the submission of the details addresses their initial concerns subject to conditions being imposed to require the measures referred to above to be implemented along with the submission of a biosecurity risk assessment. I am satisfied that the measures proposed mean

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 the development can proceed without having a significant effect upon the SAC and is also not likely to be detrimental to the maintenance of the favourable conservation status of any local populations of GCN.

CONCLUSION

I am satisfied that the layout and appearance of the development is acceptable and that it can take place without harm to residential amenity, highway safety, the character of the area or to statutory protected sites and species. It therefore accords with the relevant UDP policies.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with the following plans: i) Proposed Elevation dated April 2018 ii) Proposed Plan dated April 2018 iii) Si Plan dated April 2018 3. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; f) Method for protecting retained trees during demolition works; g) Details of all proposed tree works, including felling and pruning. 4. Development shall not commence until a biosecurity risk assessment has been submitted to and approved in writing by the local planning authority.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

The development shall thereafter be carried out in strict accordance with the details as approved. 5. Within three months of commencement of development a scheme of soft landscaping shall be submitted to and approved in writing by the local planning authority. The scheme shall provide details of existing soft landscaping and details of new soft landscaping works. The scheme as approved shall thereafter be implemented in the first planting season (first planting season (November to March) or seeding season (April to September) following the first use of the development. Thereafter any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed shall be replaced within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted. 6. The development shall be carried out in strict accordance with section 3: Precautionary Method Statement and section 4 Mitigation of the Wildbanks Conservation Great Crested Newt Reasonable Avoidance Method Statement. The measures specified in paragraphs 4.3 and 4.4 and shown on Figure 2 shall be implemented in full prior to the first occupation of the development hereby granted planning permission and shall thereafter be permanently retained.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission. 3. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 4. To prevent/control the introduction and spread of invasive non-native species. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. In order to protect wildlife interests, which are afforded special protection.

NOTE(S) TO APPLICANT

The development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0384 PLAS COCH RETAIL PARK PLAS 11/05/2018 COCH WREXHAM LL11 2BA COMMUNITY: CASE OFFICER: Rhosddu DESCRIPTION: SEH ERECTION OF DRIVE-THRU COFFEE SHOP (WITH ASSOCIATED WARD: EXTERNAL SEATING, RETAIL AGENT NAME: Grosvenor SALES AND TAKEAWAY) ZANDER PLANNING TOGETHER WITH PARKING, LTD LANDSCAPING AND ENGINEERING MR ALEX MITCHELL WORKS AND ALTERATIONS TO CAR PARK

APPLICANT(S) NAME: EDISTON REAL ESTATE

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THE SITE

Car park area at the Plas Coch Retail Park, fronting Frankie and Benny’s Restaurant, Wrexham

Location of Coffee Shop

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 PROPOSAL

As above

RELEVANT HISTORY

P/2018/0357 Erection of 24 Bedroom Hotel at the Plas Coch Public House. Granted on 3 September 2018.

DEVELOPMENT PLAN

Within Town Centre. Policies PS1, PS2, PS3, PS4, GDP1, S6, T8 and T9 of the Wrexham UDP apply. Local Planning Guidance Note (LPGN) No.16 ‘Parking Standards’ is also relevant.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 31/05/2018 WG Trunk Road: No directions issued. Highways: No objections subject to conditions (see Special Considerations below). Public Protection: Recommend conditions regarding noise generation and cooking extraction. Welsh Water: No objections. Recommend drainage conditions. Site Notice: Expired 25/06/2018 Neighbours: 1 representation received raising the following concerns: • Environment pollution from car exhausts; • Traffic congestion and increased trips will be a danger to pedestrians in an already constricted car park.

SPECIAL CONSIDERATIONS / ISSUES

Background: This is a full application for the erection of an A3 Coffee Shop (Costa) drive through unit within the existing ‘Plas Coch Retail’ car park. The application site is within Wrexham Town Centre where the proposed use is acceptable in principle, subject to compliance with UDP Policy GDP1. The proposed coffee shop is intended to enhance the existing facilities within the retail park and serve existing users of the site. The main issues to consider relate to the impact of the development upon highway safety and upon the character and appearance of the area.

Design: The proposed single storey building has a mono-pitch roof and, taking into consideration its setting within a large car park set against the backdrop of much larger retail units, is of an appropriate scale for the area. The materials of construction are common to the retail park and consistent with the existing surrounding shops, gym and restaurant etc. (see elevations

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 below at figures 1, 2 and 3). The building will not be visible outside of the retail park and an appropriate planting scheme would soften the impact of the development in the interests of the visual amenities within the retail park (which can be secured by planning conditions). The proposed development would not have a negative impact upon the visual amenities of the area and is in accordance with UDP policies GDP1 (a) and PS2.

Figure 1. Front Elevation

Figure 2. Side Elevation

Figure 3. Site layout

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Residential Amenity: The closest residential property is more than 150 metres away, beyond the retail park and across the Plas Coch Road. Given the separation distances and the intervening buildings, the proposed retail unit would have little or no impact in terms of noise nuisance etc.

Highways: The proposed development site is located on Plas Coch Retail Park, off Plas Coch Road, which is an unclassified road subject to a 30mph speed limit. The site is served by a safe and satisfactory vehicular access which benefits from adequate visibility in both directions.

There are currently 292 parking spaces at the retail park. A parking survey has been undertaken by the applicant confirming that the car park is at its busiest on Saturdays, with the peak accumulation occurring around midday. The peak accumulation in the car park was 112 parked vehicles leaving 180 unoccupied spaces.

The proposed development would result in the loss 24 spaces. It is proposed to reconfigure the car park to add a further 11 new parking spaces which reduces the loss from 24 to 13 spaces. Based upon the results of the parking survey, the car park would have 167 unoccupied parking spaces which will provide more than sufficient capacity to support the proposed development, even during its periods of peak parking accumulation.

The existing road network serving the Retail Park suffers from capacity issues during weekday peak times and at the weekend, when queueing delays are experienced. A Traffic Survey has been undertaken confirming that the peak traffic throughput of the Retail Park arm of the junction occurs on a Saturday, around midday. The highway network would not therefore benefit from any significant increase in vehicle movements.

Based upon the submitted Transport Data, the trips in relation to the proposed use are considered to be low and, together with the cumulative impact of the recently approved Hotel (P/2018/0357) at the Plas Coch Public House, the effect on the roundabout’s operation would not have a significant detrimental impact on the operation of the highway network.

The highway authority has been consulted and has raised no objections to the proposed development subject to conditions restricting the use of the development to the proposed Coffee Shop and to secure the submission of a Service Delivery Management Plan (SDMP), for further approval.

Other Matters: Concern has been raised in relation to the potential increase in the pollution of the environment from vehicle emissions. As already mentioned above, the proposed development is intended to serve the vehicles already in the area and is not expected to attract a large number of additional vehicles. As such, I have no reason to believe that the proposed use of the site will have a significant detrimental impact upon the environment.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

The public protection team have requested the submission (by condition) of the details of the method of cooking extraction details. The proposed use is a coffee shop and not a restaurant, and no food will be cooked on site, other than the re-heating of paninis. A condition requiring the submission of extraction details is not therefore required in this case.

Conclusion: The proposed development is acceptable in terms of scale and design, and adequate onsite parking has been provided together with safe and satisfactory vehicular and pedestrian access. The development of the site would not be detrimental to residential or visual amenities and I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered AL(0)003 Rev A, AL(0)005 Rev A, AL(0)006, AL(0)007, AL(0)008, AL(0)009, AL(0)010 and contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 4. Prior to first use of the development the site shall be laid out in strict accordance with layout plan nos. AL(0)003 Rev A and AL(0)005 Rev A. 5. No development shall take place until a Service and Delivery Management Plan (SDMP) to include (but not limited to) the details of frequency of deliveries, type of delivery vehicles to be used, management of car parking to facilitate delivery vehicles has been submitted to and approved in writing by the Local Planning Authority. The SDMP as agreed shall be implemented in accordance with the approved details. 6. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (or any statutory instrument revoking and re-enacting that Order with or without amendment), no part of the premises shall be used except for the precise purposes described in the application plans and documents, as a Coffee Shop. 7. Within one month of commencement of development, full details of a hard and soft landscaping scheme together with a timescale for implementation of works shall be submitted to and approved in writing by the Local Planning Authority. 8. The landscaping scheme submitted and approved in connection with condition no. 7 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 9. The landscaping scheme as carried out in connection with condition no. 8 shall be permanently retained. Any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 without the written permission of the Local Planning Authority shall be replaced with trees or shrubs of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority. 10. No less than two weeks prior to the commencement of development, details of a qualified archaeological contractor shall be submitted to and approved in writing by the Local Planning Authority. The contractor as is approved shall be present during the undertaking of any ground works within the development area to conduct an archaeological watching brief which shall meet the standards laid down by the Chartered Institute for Archaeologists Standard and Guidance for Archaeological Watching Briefs. 11. Within 1 month of completion of the watching brief conducted in connection with condition no.10, the resulting report shall be submitted to and approved in writing by the Local Planning Authority. A copy shall also be provided to the Development Control Archaeologist, Clwyd Powys Archaeological Trust (41 Broad Street, Welshpool, Powys, SY21 7RR Email: [email protected] Tel: 01938 553670). A copy of the report hereby approved and resulting archive should also be sent to the Historic Environment Record Officer, Clwyd Powys Archaeological Trust for inclusion in the regional Historic Environment Record. 12. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 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. In the interests of highway safety. 6. This is a non-standard reason 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 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 secure preservation by record of any archaeological remains which may be revealed during ground excavations. 11. To secure preservation by record of any archaeological remains which may be revealed during ground excavations. 12. To protect the amenities of the occupiers of nearby properties.

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NOTE(S) TO APPLICANT

This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are known as ""conditions precedent"". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission.

Due to the potential for contamination issues as a result of historical industrial use of the land covering the site and surrounding area, should any made ground and/or contaminated be identified during the works it would be prudent to investigate the potential for such contamination and inform the Councils Contaminated Land Officer immediately. The applicant is advised to contact the Council's Environmental Protection section on 01978 315733 for further guidance.

All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises.

The applicant is advised that the Council has the option to control construction noise by serving a Control of Pollution Act 1974, Section 60, Notice where deemed necessary, and failure to comply with such a Notice can result in prosecution.

The applicant should adhere to the times given above wherever possible. For further information and advice regarding construction noise please contact the Council's Housing and Public Protection Department on 01978 315300.

Burning of waste generated from construction activities is not considered to be an appropriate method of disposal and action may be taken as follows:

- Under the Environmental Protection Act 1990 anyone found disposing of construction site waste by burning is likely to be in breach of their duty of care with regard to waste disposal; - Under the same Act an abatement notice may be served where smoke is judged to be causing a nuisance to neighbouring properties. Failure to comply with the requirements of the notice can result in prosecution; - Under the Clean Air Act 1993 it is an offence for a commercial activity to burn anything that gives rise to dark smoke.

To prevent offences under the above named Acts there should be no bonfires on the site, to include the prohibition of the burning of cleared vegetation. The applicant should contact the Council's Environment and Planning Department

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 on 01978 315300 for further advice and information.

The Applicant is advised that under the Environmental Protection Act 1990, dust from construction and/or demolition activities can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that any dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information. The development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0433 8 CROWN PLACE LLAY WREXHAM 29/05/2018 LL12 0NG

COMMUNITY: DESCRIPTION: CASE OFFICER: Llay TWO-STOREY SIDE EXTENSION MR

APPLICANT(S) NAME: WARD: MR IAN GRIFFITHS AGENT NAME: Llay MR IAN GRIFFITHS

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This application was reported to planning committee on 3rd September recommended for refusal due to the appearance of the development and the impact it would have upon the occupiers of no. 9 Crown Place. Members deferred the application so that amended plans could be submitted to address these concerns. Amended plans were subsequently submitted by the applicants and these are discussed below.

Additional Notification: Neighbour notified about amended plans on 13.9.2018

Amended Design and Layout: The extension would now have two slim line windows at ground floor level and a high level first floor window.

This would result in a more interesting visual façade than the previous proposed which was blank on the ground floor elevation and would have resulted in a dead frontage. The amended plan is shown below.

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The proposal is considered to be an improvement to the previously proposed extension.

Residential Amenity: The high level first floor window, would assist in limiting overlooking impacts to the first floor window of the neighbouring property to the south.

Members have previously accepted the principle of the two storey side extension and it is considered that there would inevitably be a level of overlooking at ground floor, given openings would be required at this level to ensure the scheme would be considered visually acceptable.

The boundary between the application site and the property to the south is open therefore an element of overlooking already exists between both properties.

The incorporation of 2 no. slim line windows would achieve visual interest at ground floor level whilst limiting direct overlooking impacts to the neighbouring ground floor window as a result of their minimal width.

The proposal is considered to be an improvement having regard to impact on residential amenities of neighbouring properties than what was previously proposed.

CONCLUSION

The proposal is considered to be an improvement to the previously proposed plans, as well as both alternative options that were also put forward by the applicant, prior to submission of the revised plans which the determination of this application has been based on.

My original report is included below along with an amended recommendation.

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THE SITE

Application Site

PROPOSAL

The proposal seeks planning permission for a two storey side extension.

HISTORY

None relevant.

DEVELOPMENT PLAN

Within Llay Settlement Limit. UDP Policy GDP1 applies.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 CONSULTATIONS

Community Council: No reply. Local Members: Notified 29.05.2018. Site Notice: Expired 28.06.2018. Neighbours: 1 no. representation received in regards to the original submitted plans stating that the application should be passed and that the proposal would enhance the area.

SPECIAL CONSIDERATIONS

Design and Layout: The extension would have a blank elevation at ground floor level which is considered would result in a dead frontage and visually uninteresting façade.

Front Elevation

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Although the extension would be set back from the road at the end of a cul- de-sac, it would still be visible when viewed from the street scene, particularly in the context of its siting to the side of the dwelling.

In this respect, the proposal is not considered would be particularly complimentary or sympathetic to the host dwelling or the surrounding locality and would adversely impact on visual amenities of the area, conflicting with UDP Policy GDP1.

Residential Amenity: The front elevation of the extension would measure approximately 7.5m to the side elevation of the neighbouring property to the south, of which has a ground floor window and first floor window. Two separate site visits have been undertaken by the case officer. The occupier of the neighbouring property has not been present. The applicant has advised the case officer that the ground floor window serves a living room and first floor window serves a bedroom, both of which are habitable windows.

The first floor window in the proposed extension would result in direct overlooking impacts into the first floor bedroom window of the neighbouring property, with the proposal falling short of the recommended distance of 21m, by 13.5m. This is considered to be a significant shortfall and would be detrimental to existing privacy levels of the neighbouring property.

The applicant, throughout the course of the application, has submitted alternative options to try and overcome the issues raised. However, these are still not considered would balance the visual and residential amenity impacts of an extension in the location proposed.

CONCLUSION

The application has been determined on the original plans and documents submitted and is refused based on this information, accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) 1:200 Proposed Block Plan, 1:100 Proposed Elevations, 1:100 Proposed Floor Plans) and as contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation.

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REASON(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0546 OFF STREET PARKING BUS 02/07/2018 STATION TRINITY STREET WREXHAM COMMUNITY: LL11 1AF CASE OFFICER: Rhosddu PF DESCRIPTION: VARIATION OF CONDITION 14 OF WARD: PLANNING PERMISSION CODE NO. AGENT NAME: Grosvenor P/2016/1005 TO REDUCE THE WREXHAM COUNTY NUMBER OF MOBILITY STANDARD BOROUGH COUNCIL SPACES FROM FIVE TO FOUR. MR NICHOLAS THIS WILL AVOID CONFLICT WITH ADAMSON THE BUS TURNING CIRCLE OF THE BUS STATION.

APPLICANT(S) NAME: WREXHAM COUNTY BOROUGH COUNCIL

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THE SITE

Site of new police station.

Site of mobility standard parking spaces by bus station. Site of mobility standard parking spaces by Chester Road.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

PROPOSAL

Planning permission is sought to vary condition no. 14 of planning permission P/2016/1005 to reduce the number of mobility standard parking spaces adjacent to the bus station from 5 to 4.

HISTORY

P/2015/0691 Modification and extension to accommodate new police front of house with associated external works. Granted 01.02.2016 P/2016/1005 Application for variation of planning conditions imposed under planning permission code no P/2015/0691. Condition 12 - to be amended to - there will be no reduction of any blue badge parking during any phase of the works. (Modification and extension to accommodate new police front of house with associated external works)

PLANNING POLICY

The site is located within the Wrexham town centre settlement. Policies PS2, GDP1 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 – Parking Standards.

CONSULTATIONS

Community Council: Object – the number of spaces should be retained and they should be moved closer to the King Street side of the site as to keep clear of the bus turning circle or to reduce the width of the spaces. Local Member: Notified 04.07.2018 Site notice: Expired 27.07.2018 Highways: No recommendations. Neighbouring occupiers: 5 neighbouring occupiers notified. 2 responses received raising the following points: • There are too many buses at the bus station. Why should this problem be to the detriment of disabled users?; • The allocation of the five spaces was to compensate the removal of the 8 mobility standard spaces on the library car park; • The reduction on close proximity car parking spaces to Shopmobility was a detriment to the service and the ongoing issue of non-disabled people parking in

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 the bays is compounding the problem of shortage of spaces; and • AVOW have video evidence that shows that buses can navigate with the 5 spaces marked out – the only problem occurs when buses park in non- designated bays.

SPECIAL CONSIDERATIONS

Background: Planning permission was originally granted in 2016 for the partial change of use of the library to facilitate the provision of a town centre police station. As part of this proposal, the scheme included the alteration of the mobility standard library car park (accessed off Rhosddu Road) to form the secure compound of the police station.

In order to compensate for the loss of those mobility standard parking spaces, conditions of the planning permission required the marking out of additional mobility standard spaces on the Chester Road library car park as well as 5 mobility standard spaces replacing standard spaces which were located adjacent to the northern end of the bus station building.

These 5 bus station spaces referred to were implemented in accordance with the wording of the condition so that when development commenced on the police station conversion, there would be an immediate compensation for their loss at the Rhosddu Road library car park.

This application now before Members seeks to vary the wording of the relevant condition as to reduce the number of spaces required from 5 to 4. The justification for this is that when the space allocated closest to Trinity Street is occupied, it interferes with the turning of buses leaving the bus station operational parking area. This is not considered acceptable to the operation of the bus station.

Highways: Highways have not raised any objections to the proposal to remove the space. In effect the proposal to reduce and relay the markings would result in a safer operational area for the bus drivers as well as reducing the risk of collision.

I am mindful of the observations of the neighbouring occupiers and representatives of AVOW that the problem only occurs when buses are not parked in designated bays. I have sought confirmation from the Council’s Public Transport section on this matter and I am satisfied that there does appear to be an operational safety concern. Buses use the site to pick up passengers in service from the designated stands, however there are often occasions when buses ‘lay over’ – that is to say where buses wait between timetabled services. It appears that problems occur at busy periods when there are a larger number of waiting buses, especially in close proximity to the newly marked out mobility spaces in question.

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Accessibility impact: The main issue to consider is whether the reduction of the mobility standard spaces in this location will be detrimental to town centre users and would this issue outweigh the benefits of ensuring the safe operation of the bus station and ultimately the overall provision of the town centre police station?

The newly marked out spaces do not form part of the adopted highway, therefore the designated spaces are not enforced under normal highway parking restriction regulations. The spaces are also not designated for any particular town centre service user, but are open for general public access i.e. users that parked are not tied to use a particular service.

The site is surrounded by other on street parking options for mobility users, namely King Street, Egerton Street, Duke Street and Rhosddu Road. Blue Badge holders can park, providing they do not cause an obstruction and correctly display their blue badge on single yellow lines (up to 3 hours during the hours of restriction) and on double yellow lines (for up to 3 hours).

Particular objections have been raised by AVOW to the loss of the one space. AVOW operate the Shopmobility service at the bus station. In the determination of the previous application it was noted that there was no evidence presented before the Council to suggest that all previous users of the Rhosddu Road Library Car Park were solely users of the Shopmobility service at the bus station. It is therefore not unreasonable to assume that there were users of that car park that were not Shopmobility users and are now able to use other town centre mobility standard spaces and on street provision.

The information presented with the previous application (in the form of an Equality Impact Assessment) following a consultation carried out by WCBC regarding the remarking of the 5 spaces by the Bus Station/Shopmobility also revealed that not all Shopmobility users are blue badge holders. This implied that some are dropped off at the facility or are not considered eligible for a blue badge but still have limited mobility. There remain short stay on street parking facilities nearby the site on King Street and ample standard parking spaces within 150 metres of the site to cater for none blue badge holders. Lastly, there are currently no parking restrictions on the 5 existing spaces in question which leads me to believe that they are free for any individual to use and not solely for Shopmobility users, the closest service which would benefit from mobility standard spaces.

Conclusion: I am satisfied that the loss of one mobility standard space in this location would not be detrimental to town centre users as a whole. There are sufficient on street spaces in close proximity to the area in question to serve users of this part of the town centre. The desired retention of this one space does not outweigh the operational safety concerns noted by the bus station

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 operators and the overall provision of a town centre police station to which this overall proposal relates. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered N1640/201 Rev p4, N1640/202 Rev p4, N1640/203 Rev p6, N1640/204 Rev p9, N1640/205 Rev p8, FOH-LAW-01-000-DEL-AR-062101 Rev P4 and contained within the application documentation. 2. The vehicular parking and turning areas as shown on approved drawing(s) No(s). N1640/203 Rev p5 shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 3. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 25 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 4. All tree protection fencing and ground protection measures shall be retained in accordance with Tree Protection Plan Ref. WLW/TCP/09/15/01. 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. 5. The tree protection fencing and ground protection measures approved in connection with condition no. 7 shall be kept in place until all external site works have been completed and the removal of the fencing has been approved in writing by the Local Planning Authority. 6. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. 7. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. 8. Any works to the roof of the building to which this permission relates shall only be carried out in a precautionary manner to include the following: - Any weather boarding, hanging tiles, soffits, fascia and barge boarding shall be removed by hand, and

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 - Should any bats be discovered all works on the building shall cease and Natural Resources Wales contacted for further advice. 9. The development shall be carried out in accordance with the parking layout as shown on drawing number FOH-LAW-01-000-DSP-AR-950104 Rev C1. The allocated additional spaces shall be implemented in accordance with the following timetable:- - 2 mobility spaces at the commencement of Week 12 following the commencement of development, - 6 mobility spaces at the commencement of week 37 following the commencement of the development. The resulting mobility spaces shall be retained in this condition thereafter. 10. The existing mobility standard spaces in the Rhosddu Road Library Car Park shall not be removed until all mobility spaces as required by condition no. 12 have been surfaced, marked out and made available for public use. 11. Four mobility standard spaces shall be retained at the Wrexham Bus Station in accordance with the detail as shown on the approved plan named 'Wrexham Bus Station Disabled Parking Bays - Bus Station Removal' dated 2 July 2018. These allocated spaces shall be retained in their approved position thereafter.

REASON(S)

1. To define the scope of the planning permission 2. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 3. To ensure that adequate visibility is provided at the proposed point of access to the highway. 4. To ensure that the retained trees are adequately protected during development in the interests of amenity. 5. To ensure that the retained trees are adequately protected during development in the interests of amenity. 6. To protect the amenities of the occupiers of nearby properties. 7. To protect the amenities of the occupiers of nearby properties. 8. To protect bats which would otherwise be harmed by the development hereby permitted. 9. In order to secure the satisfactory provision of facilities and access for disabled persons. 10. In order to secure the satisfactory provision of facilities and access for disabled persons. 11. In order to secure the satisfactory provision of facilities and access for disabled persons.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0562 4 THE PARKLANDS SHEPHERDS 09/07/2018 LANE CHIRK WREXHAM LL14 5PN COMMUNITY: CASE OFFICER: Chirk DESCRIPTION: PF ERECTION OF FENCE (IN RETROSPECT) WARD: AGENT NAME: Chirk South APPLICANT(S) NAME: DAVID PARKER MARTIN AND MELISSA WRIGHT PLANNING ASSOCIATES DAVID PARKER

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THE SITE

Position of proposed fence (shaded area denotes residential curtilage)

PROPOSAL

Planning permission is sought for the erection of a fence within the curtilage of the existing dwelling. The proposed fence would consist of concrete posts and timber panels and would be erected to a height varying between approximately 1.6 and 1.8 metres. The location of the fence is roughly

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 parallel with the side elevation of the dwelling, leaving a buffer between the fence and the carriageway edge. The fence meets the boundary with the neighbouring dwelling to the north and then turns in a westerly direction.

The applicant is a relative of the Ward Member for Chirk South.

HISTORY

CB02827 Residential development and construction of new vehicular access. Refused and allowed on appeal. P/2001/0619 Approval of Reserved Matters – Erection of 10 no. houses and construction of new vehicular and pedestrian access. Granted 29.10.2002 P/2006/1066 Porch extension and erection of timber shed. Granted 25.10.2006 P/2017/0982 Erection of fence (in retrospect). Withdrawn P/2018/0255 Erection of fence. Refused 04.06.2018

PLANNING POLICY

The site is located inside the Chirk settlement limit. Policies PS2 and GDP1 are relevant.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 11.07.2018 Site notice: Expired 21.08.2018 Highways: No recommendations. Neighbouring occupiers: 6 neighbouring occupiers notified.

SPECIAL CONSIDERATIONS

Background: The Parklands is a small development granted planning permission in 2001. A condition of the planning permission was that no further means of enclosures should be erected without the prior written consent of the local planning authority, effectively removing permitted development rights for the erection of fences. This condition was imposed to control the suitability of newly proposed structures in the context of the development – not to be impose a blanket ban on any structures in perpetuity.

A retrospective planning application was submitted in 2017 for the erection of a 1.8 metre high close boarded fence around the eastern and northern boundary of the dwelling. Concerns were raised by the LPA regarding the suitability of this proposal and the applicant withdrew the application from consideration to allow for further discussions to take place. A subsequent application was presented for consideration with the realignment of the fence

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 changed so that it left a grassed buffer between the carriageway edge and the fence itself. However, this was considered inappropriate by the Planning Committee on visual impact grounds and was subsequently refused.

Design and amenity: The following images show the nature of the fence now being considered under this current application. Members will note that the position of the fence has not changed, but has been reduced in height on the elevations which faces the carriageway. This leaves an area of space which does not form part of the private amenity space for the dwelling but provides a landscape buffer between the road and the fence itself. I am satisfied that this represents a visually acceptable boundary treatment and is not detrimental to the character of the streetscene.

The application site is located in close proximity to the neighbouring registered park and garden (Brynkinnallt Park) and ultimately the reason for imposing the condition on the original planning permission to retain the openness of the development. The proposed amendments to the alignment of the fence will re-establish a suitable buffer between the fence line and the roadway. This will allow for an area of landscaping, which should assist in softening the appearance of the fence in the long term. The vista towards number 6 The Parklands will be re-opened as a result of the works and the general appearance of the street-scene will be improved. For this reason I have no objection to proposed scheme on visual appearance grounds.

View of fence from carriageway

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View of fence from carriageway

Highways: Highways have made no recommendations. The proposal now under consideration is a vast improvement over the unlawful fence that was installed initially due to its alignment away from the carriageway. I therefore do not consider that there would be sufficient grounds to object for highway safety reasons.

Conclusion: I am satisfied that the visual impact of the proposed fence will be acceptable and accords with policies PS2 and GDP1 of the UDP. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) dated 9 July 2018 and as contained within the application documentation.

REASON(S)

1. To define the scope of the planning permission

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0591 LLOYD FRASER TRANSPORT 17/07/2018 PICKHILL LANE CROSS LANES WREXHAM COMMUNITY: LL13 0UE CASE OFFICER: Sesswick MP DESCRIPTION: CHANGE OF USE FROM WARD: TRANSPORT LOGISTICS DEPOT AGENT NAME: Marchwiel (SUI GENERIS) TO USE ANCILLARY CASSIDY AND ASHTON TO ESTABLISHED NEIGHBOURING GUY EVANS POULTRY PROCESSING FACILITY

APPLICANT(S) NAME: MR M MEHTA MAELOR FOODS

______P/2018/0591 THE SITE

Application site

Maelor Poultry

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

PROPOSAL

As above.

HISTORY

No recent history.

DEVELOPMENT PLAN

Outside of a settlement limit. Policies PS1, PS2, Policies PS3, GDP1 and T8 apply.

CONSULTATIONS

Community Council: This has to be viewed in conjunction with the three other permissions (P/2017/1032, P/2017/1037 and P/2017/1038) being sought to increase production to 1 million chickens per week, where we have already raised objections.

The complex is located on a countryside lane within a small rural village. The surrounding road network is not of sufficient quality to absorb the increase in HGV traffic flows to the site. For instance, the quickest access to Maelor Foods from the A483 highway is Eyton and Kiln Lane, both narrow thoroughfares and not built for lorry traffic to the projections given. Coming to the site by the A525 from Wrexham involves driving on undulating 30mph & 40mph routes through residential areas.

We question the applicant's assertions that the net vehicular movements will be less than the figures for the former First Milk and Lloyd Fraser sites. Members consider the modern trucks operated by Maelor Foods to be larger and slower. This has the potential to cause serious incidents as the vehicles exit Pickhill Lane on to the A525, even with improved visibility splays. Most road users already float the 40mph limit imposed there, so a speed restriction offers scant reassurance.

This council is gravely troubled and feels let- down by the way in which the applications into this site have been submitted. The original permission was for a maximum weekly 400,000 bird output, so as

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 to protect the amenities of the occupiers of nearby properties. It was our understanding that all parties willingly and knowingly concurred this would be the maximum limit and would respect that figure. It then transpires that the site was actually built to accommodate 1 million birds and it is this new level where environmental permits were sought and granted by Natural Resources Wales. We now read that it is an economic necessity for Maelor Foods to be granted these planning permissions, and that the previous limit was unreasonable and burdensome to the organisation. The five- year projection is to have production at 2 million birds a week, making it one of the largest such complexes in the UK. Councillors are stunned that a proposal such as this has the potential to quintuple in size so rapidly from what was agreed and feel utterly powerless to curtail what is being presented as an establishment- backed fait- accompli. The site has been used for over eighty years by Cadburys and as milk- related businesses, a logical set- up given the prevalence of dairy farming in the Maelor. To suggest a rapidly- expanding chicken slaughterhouse and processing site is a natural and uncontroversial continuation of such enterprise is disingenuous as they are totally different business genres.

Residential amenity, one of the key considerations of the of this debate and which can be fobbed off with a promise of a "service management 2 plan". Several residents have escalated to Natural Resources Wales cases of unpleasant odours emanating from the site in recent months, worrying for a complex praised for its technology and best- in - class processes. Furthermore, there have been reports of work commencing at Maelor Foods at 5am, disrupting the sleep of those living nearby (including young children). The proposed increase in output will result in a near- constant flow of vehicular traffic in the vicinity, inevitably encroaching into evenings and nights and further impacting on our community’s quality of life.

No permission for expansion can be contemplated when Maelor Foods have undeniable issues managing their agreed 400,000 limit, when the surrounding road network cannot accommodate

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the increased and where there will be materially negative consequences for resident’ amenity. Local Member: 24.7.2018 Public Protection: No comments. Highways: The private access provided access to the adjoining field. Public Right of Way no. 12 (Sesswick) also runs along this private access track and must be maintained. The applicant’s consultants have since indicated that this access/track will not be closed off. Recommend that no vehicle access is permitted along this access in respect of the proposed development/former Transport Depot. I assume that an appropriate condition could be included to prevent this. No objections on highways grounds. Parks, Countryside ROW: Notified 24.7.2018 Welsh Water: No objection. NRW: No objection. HSE: The proposed development site which you have identified does not currently lie within the consultation distance (CD) of a major hazard site or major accident hazard pipeline. Wales and West Utilities: Our apparatus may be affected and at risk during construction works. Should the planning application be approved then we require the promoter of these works to contact us directly to discuss our requirements in detail before any works commence on site. Should diversion works be required these will be fully chargeable. National Grid: Consulted 24.7.2018 Ramblers: Consulted 24.7.2018 Site Notice: Expired 21.8.2018 Neighbours: The owners/occupiers of 3 nearby properties notified 30.7.2018.

SPECIAL CONSIDERATIONS

Policy: The application seeks to change the use of land last used as a transport logistics depot (a sui-generis use) to purposes ancillary to the use of the adjoining Maelor Poultry site. The site is around 0.8 ha in area and around a quarter of it is occupied by 3 existing buildings with the remainder being hard surfaced.

The UDP has no specific policies concerning the change of use of established employment sites in the countryside. The proposals are however broadly in accordance with policy PS3 with regards to the re-use of previously developed

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 land. As such there are no planning policy grounds to object in principle to the proposals.

Proposed Use: The land has been acquired by the owners of the adjoining Maelor Poultry side and the submitted plans confirm that the land and buildings will be used for vehicular parking, services and storage in conjunction with the operation of that site. There are no proposals to use the buildings to increase production capacity at the site.

Details submitted with this application indicate that the previous owners had a Vehicle Operator Licence for 46 vehicles and there were between 140-160 daily HGV movements. These vehicular movements would have been in addition to any to and from the adjoining site. If the proposed change of use did not proceed, the owners of the site could resume the previous use.

Despite the increase in traffic that is likely to arise from the applicant’s proposals for the Maelor Poultry site (discussed in my report for application P/2017/1032), the proposed use of the application site is likely to secure a significant net reduction in vehicular movements. For the benefit of Members the table included in my report for application P/2017/1032 is also included below:

I am aware that the details submitted with this suggest that the traffic generated if production at Maelor Poultry site were to be 2,000,000 birds per week rather than the 1,000,000 currently proposed, then HGV movements would be 144 per week, which would still be a net reduction in potential HGV movements along Pickhill Lane compared to if the existing lawful use of the application site were to resume. However as confirmed in my report for application P/2017/1032 the applicants are not currently proposing to increase

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 production to that figure, and indeed it would be outside of the scope of their existing PPC permit.

Whilst it is of course possible that applicants may choose to seek further variations of their planning permissions, that is not a relevant material consideration of the determination of this application.

Amenity: In light of the fact that Public Protection has made no comments, in my opinion it is reasonable to conclude the proposed use will not result in a materially different impact upon neighbours in terms of noise or other disturbance. In fact the net reduction in potential HGV movements discussed above will be of benefit to nearby occupiers.

Given that no new buildings or extensions or alterations to the existing buildings are proposed, the development will not impact upon residential amenity by way of loss of light, privacy or by being visually overbearing.

Highway safety: The application site currently has its own access directly off Pickhill Lane. This currently suffers from substandard visibility to the south- west. The access is not going to be closed up entirely as a result of the development - it will be retained to provide farm access to an adjoining field. However the submitted plans confirm that it will cease to serve the application site thus facilitating a significant reduction in the potential number of vehicular movements using it. The site will thereafter be accessed via Maelor Poultry site. Land included within the application site will enable the applicants to significantly improve the visibility to the Maelor Poultry site. Taking this as well as the net reduction in potential HGV movements along Pickhill Lane into account, the proposals will be of benefit to highway safety.

Appearance: The use of the site for the parking of vehicles and storage is likely to be comparable in appearance to its previous use. I am therefore satisfied the change of use will not adversely impact upon the rural character of the surrounding rural landscape.

In order to provide improvements to visibility at the Maelor Poultry site, a section of hedgerow approximately 30m in length within the application site will need to be removed. Subject to a replacement hedge being planted along the rear of the visibility splay the these works will not harm the rural character of the area.

CONCLUSION

The proposed change of use accords with policy GDP1.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered LP01 Revision P2 and L03 Revision P3 and as contained within the application documentation. 3. The land shall not be used for the purposes hereby granted planning permission until a fence has been erected across the existing site access in the location shown on drawing no. L03 Revision P3 and in accordance with details that shall first have been submitted to and approved in writing by the Local Planning Authority. The fence shall thereafter be permanently and there shall be no other vehicular access to the site other than by way of the land edged in blue on drawing no. LP01 Revision P2. 4. A scheme of replacement hedgerow planting shall be implemented in the first planting season (November to March) following the first use of the land for the purposes hereby granted permission in accordance with details that shall first have been submitted to and approved in writing by the Local Planning Authority. Thereafter any part of the hedgerow that becomes severely damaged or seriously diseased, that is in poor physiological condition and/or is removed shall be replaced during the next available planting season with a hedgerow of the same species as the one originally planted. 5. The land and buildings shall not at any time be used for any purpose other than those described on drawing no. L03 Revision P3. For the avoidance of doubt, no part of the site shall be used for the slaughter or processing of livestock, including poultry.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. In the interests of highway safety. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. In the interests of protecting the amenities of the occupiers of nearby properties and highway safety.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0596 SUNNY VIEW ROGERS LANE 19/07/2018 GWERSYLLT WREXHAM LL11 4SG COMMUNITY: CASE OFFICER: Gwersyllt DESCRIPTION: PF FIRST-FLOOR EXTENSION TO PROVIDE TWO ADDITIONAL WARD: BEDROOMS, SINGLE-STOREY AGENT NAME: Gwersyllt West EXTENSIONS AND INTERNAL MR K M JONES ALTERATIONS

APPLICANT(S) NAME: MR K M JONES

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THE SITE

Application site

PROPOSAL

Planning permission is sought for alterations to the dwelling consisting of first floor roof extension for bedrooms and bathroom to include dormer windows front and rear and ground floor kitchen and bedroom extension to western elevation.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 HISTORY

None.

PLANNING POLICY

The site is located within an established settlement limit. Policies PS2, GDP1 and T8 are relevant. Guidance in contained in Local Planning Guidance Notes 16 – Parking Standards and 20 – House Extensions.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 24.07.2018 Site notice: Expired 21.08.2018 Neighbouring occupiers: 7 neighbouring occupiers notified. One representation received raising the following points: • Neighbouring occupiers are entitled to a degree of privacy between windows to habitable rooms; • The extension proposed would impede upon the habitable rooms of the neighbouring dwellings and would result in a significant loss of privacy; • A proper measured assessment of the difference in height between the application site and Higher Gwersyllt Farmhouse should be undertaken to establish the LPG20 separation distance required given the difference in land level; and • Alternatively consideration should be given to the use of sloping roof lights as they are less intrusive than dormer windows.

SPECIAL CONSIDERATIONS

Design: The existing dwelling consists of a modest bungalow with its primary elevation facing on to Summerhill Road. Vehicular access to the site is also made off Summerhill Road. There is a pedestrian access on to Rogers Lane which sits at a lower level. The entire site slopes from a higher level on Summerhill Road down onto Rogers Lane.

There are varying dwelling styles between the application site and the neighbouring properties. This includes a mixture of heights and footprint scales as well as architectural styling and facing materials. I am satisfied that the proposal to increase the height of the dwelling and introduce features such

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 as dormer windows is acceptable in this instance. Whilst the appearance of the dwelling will change considerably, it will not appear incongruous set against the neighbouring dwellings. I therefore consider that the visual appearance of the proposed extensions is acceptable.

Existing elevations

Proposed elevations

Amenity: There is a significant difference in land levels between the application site and dwellings located to the east and west. The level of the properties behind on Rogers Lane is approximately 3 metres lower with the closest facing property some 25 metres away. In front on Summerhill Road, the dwellings are approximately 4 metres higher with the closest facing being 35 metres away.

Representations have been made that an accurate measured survey of the distances between dwellings should be undertaken. I have visited the site and considered the relationship between the neighbouring properties. I have relied upon the Ordnance Survey base mapping to determine distances between the dwellings as well as the contour data for levels. I am therefore satisfied that the measurements I have relied upon are sufficiently accurate for the determination of this application.

The proposal includes dormer windows at first floor/roof level to serve habitable rooms facing onto Summerhill Road. Guidance contained in LPG20 advises that the normal 22 metre habitable room to habitable room separation standard should be increased by 1 metre for every 0.5 metre difference in

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 land level. If the maximum separation standard were to be applied, this would equate to 30 metres. The scheme accords with these criteria. The front elevation of the large kitchen/diner extension would be some 31 metres from Meadowville and 30 metres from Higher Gwersyllt Farm. Therefore, in accordance with the council’s guidance, I consider the proposal will not result in a detrimental loss of privacy.

I am satisfied that the distances between the increased dwelling and neighbouring properties is such that it will not represent an overly dominant addition to the streetscene which would not cause detriment to outlook of those neighbouring occupiers.

Highways: The proposal will result in a dwelling with the same number of bedrooms as the existing. In accordance with LPG16 no additional parking spaces are required. Even as a result of the extensions to the western elevation, I am satisfied that the maximum number of vehicles (3) could be parked on the site.

Conclusion: The proposal to extend the dwelling will not result in a detrimental impact upon the wider streetscene or the amenity of the neighbouring occupiers. I am satisfied that the proposal accords with policies PS2 and GDP1 of the UDP and I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission

NOTE(S) TO APPLICANT

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0644 4 WILLOW COURT WREXHAM 31/07/2018 LL13 9NE

COMMUNITY: DESCRIPTION: CASE OFFICER: Caia Park ERECTION OF GARAGE MR

APPLICANT(S) NAME: WARD: MR GRIFFITHS AGENT NAME: Cartrefle MR BENJAMIN TURNER

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SITE

PROPOSAL

The proposal seeks planning permission for the construction of a garage.

HISTORY

P/2017/0696 – Extensions to dwelling, internal alterations and change of all windows and doors. Approved 20/09/2017.

DEVELOPMENT PLAN

Within Wrexham Settlement Limit. UDP Policy GDP1 applies.

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CONSULTATIONS

Community Council: No observations to make. Local Member: Notified 02.08.2018. Site Notice: Expired 31.08.2018. Neighbours: 2 no. representations received, objecting to the proposal. Concerns raised include:- adverse impact on visual amenities of the area, overbearing and not in keeping with existing garages in the area, increase in noise and air pollution to neighbouring property, overshadowing impacts, land level is higher on the application site than the neighbouring property, the garage would be 0.4m away from the boundary.

SPECIAL CONSIDERATIONS:

Design and Layout: The garage would be sited to the rear of the property, being set back from the principal elevation of the main dwelling, reducing any dominance and impact when viewed from the street scene.

Its scale is considered to be proportionate to the size of the main dwelling and would have a simple appearance, not appearing as an incongruous addition.

The garage would be sited on the same footprint as an existing outbuilding, which although is smaller than the proposal, the siting of an outbuilding in this location has already been established.

The proposal would comply with UDP Policy GDP1.

Residential Amenity: The neighbouring property at No 3 raises concerns that the garage would result in loss of light to their living areas. The proposed site plan is included below.

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Neighbour’s extension

The neighbours nearest habitable window to the garage is a kitchen window. The kitchen is also served by a set of glazed French doors. The kitchen window and French doors are shown in the photographs below.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

The kitchen window is considered to be relatively wide and the height of the French doors would further allow more daylight to enter the kitchen, than would a single window.

The rear elevation of the properties are south facing, resulting in day light entering the south facing rooms serving the properties, which includes the neighbours kitchen, throughout the majority of the day.

The garage roof would pitch away from the boundary between both properties, with the nearest part of the garage to the neighbouring boundary measuring 2.25m to the eaves and the highest part of the garage being set away from the boundary and measuring 4.15m to the ridge.

The dual pitch roof and set back of the higher part of the roof is considered would help to limit the massing of the garage on the boundary, which would further help to reduce any overshadowing or overbearing impacts to the neighbouring property.

The existing close board timber fence would also help to screen a proportion of the side elevation wall of the garage when viewed from the neighbouring property, with the resultant visible portion being the top of the garage wall and the roof.

The existing outbuilding measures approximately 2.4m high. The top of the outbuilding is just visible from the neighbouring property, shown below.

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Whilst the proposed garage would have a larger footprint than the existing outbuilding, its roof pitch would be shallower, which is considered would naturally help to reduce the prominence of the roof when viewed from the neighbouring property.

In terms of the Council’s guidelines, the proposal would fail the 45º test when measured on site plan format but would pass the elevations test. The guidelines state that only one of these tests needs to be passed for a proposal to be considered to be acceptable from an overshadowing perspective.

Having regard to the above, the proposal is considered to be acceptable and would not result in such adverse impacts to residential amenities of the neighbouring property as to warrant refusal of the scheme. The proposal would comply with UDP Policy GDP1.

Conclusion: The proposal is not considered would adversely impact on existing levels of visual and residential amenities sufficient to warrant refusal of the scheme and would comply with UDP Policy GDP1.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 Drawing No. PR-03-120A, PR-03-108 and as contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation.

REASON(S)

NOTE(S) TO APPLICANT

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

APPLICATION NO: LOCATION: DATE RECEIVED: P/2018 /0693 DISUSED SHIPPON OFF VILLAGE 21/08/2018 WALKS MARFORD WREXHAM LL12 8SZ COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: PF ERECTION OF GARAGE

WARD: APPLICANT(S) NAME: AGENT NAME: Marford & Hoseley MR D ROBERTS BLUEPRINT LTD MR DAFYDD EDWARDS

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THE SITE

Proposed garage

PROPOSAL

Planning permission is sought for the erection of a detached garage with a storage area above within the roof space. The garage is proposed at the eastern most boundary of the application site. It would measure 6m by 5.4m with an eaves height of 2.5m and a maximum ridge height of 5.2m

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

HISTORY

P/2015/0512 Conversion and extension of shippon to form one dwelling with associated parking and private amenity space. Granted 24.09.2015 P/2016/0755 Demolition of disused shippon (within Marford conservation area). Granted 07.11.2016 P/2016/0756 Erection of detached dwelling and associated double garage and construction of new access off village walks. Granted 07.11.2016 P/2017/1043 Erection of double garage. Refused and dismissed at appeal.

PLANNING POLICY

The site is located within the settlement limit and the Marford Conservation Area. Policies PS2, GDP1, EC7 and T8 are relevant. Guidance is contained in Local Planning Guidance Note16 – Parking Standards and 20 – House Extensions and within the Marford Conservation Area Assessment and Management Plan.

CONSULTATIONS

Community Council: Concerns were raised that this is not in keeping with the general area. Members would wish to be assured that anything that is approved is appropriate to the Marford Conservation area and the appearance of neighbouring properties. Local Member: Notified 22.08.2018 Site notice: Expired 12.09.2018 Highways: Consulted 21.08.2018 Neighbouring occupiers: 4 neighbouring occupiers notified. One representation received raising the following points: • The garage will have an impact on the existing view and amenity of Oakdale House and over the conservation area; • There is a shortfall of 3 metres from the separation distance between Oakdale Hose and the proposed garage and does not comply with LPG20; • There is insufficient distance between the boundary with Oakdale House and the proposed garage to allow the building to be properly maintained; • The design of the garage makes it impossible for two cars to be parked

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 inside the garage due to the inclusion of internal stairs; • The additional parking area to be created by the front entrance to the dwelling (as per previous planning permission) is impossible to create; and • The 4.8m long drive is still below the 5.5m standard laid out in LPG20. SPECIAL CONSIDERATIONS:

Background: The garage is proposed to be part of the newly constructed dwelling which has resulted from the conversion and extension of the former shippon once associated with Poplar Cottage. The application site now falls in a separate ownership to that of Poplar Cottage.

During the construction works, a build-up of spoil and construction materials has occurred in what is to be the garden area of the new dwelling and in the location of the proposed garage. It is not clear whether the land will remain at this height across the entire garden area following occupation of the dwelling. The application is accompanied with a cross section plan to show how the proposed garage would sit in relation to the increased land level.

The Planning Committee refused to grant planning permission for an identical scheme earlier in 2018 (P/2017/1013 refers) on the grounds of adverse impact upon highway safety and the amenity of the neighbouring occupiers of the site. A subsequent appeal was dismissed.

Design: I am satisfied that the proposed scale, form and appearance of the garage within this location of the site is acceptable. Whilst the siting of the garage is such that it would be prominent from views through the conservation area, the design is suitable and the inclusion of gothic type windows to the side, circular opening above the door and a simple brick arch over the doors provide some design continuity between the garage and the main house. The proposal would preserve the character of the Marford Conservation Area.

Amenity: Whilst this proposal was dismissed at appeal, the Inspector considered that the position, scale and appearance of the garage was acceptable in relation to the living conditions of the neighbouring occupiers. The existing high boundary fence, the position of a garden shed in the neighbouring property and the limited length of the garage in relation to the rear elevation of the neighbouring property was such that the structure would not be detrimental to those neighbouring occupiers. Any perceived deficiency in separation standards were acknowledged, however the Inspector noted that supplementary guidance notes should not be applied slavishly and for the combination of reasons identified, the scheme was considered acceptable.

Highways: Highway safety was the reason that the Inspector dismissed the appeal. It was noted that whilst the length of the driveway would be of

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 adequate length for most modern cars, the inclusion of side hung outward facing doors would require the cars to be removed from the driveway to allow them to be opened. The Inspector noted that the use of a roller shutter style door could overcome this concern, but due to the location of the proposed garage in the conservation area, he was not prepared to allow the appeal without consideration of the proposed design.

The applicant has submitted detail of a concertina style timber door which folds inwards and across the doorway – see plan below. This would not hinder any part of the driveway spaces and could also be opened whilst the garage is occupied with a car. I am satisfied that this would allow cars to occupy the driveway without causing any congestion on the highway. Subject to a planning condition to ensure the style and mechanism of the garage doors, I am satisfied that the concern of the appeal Inspector can be overcome.

Members should note that the proposed driveway falls below the recommend 5.5m depth. However, this depth is normally required to facilitate an outward opening garage door. Such a feature does not form part of this proposal therefore a 4.8m depth is considered adequate.

Conclusion: I am satisfied that the proposed garage is acceptable and accords with local policy and national guidance. The impact upon the neighbouring occupiers has been tested at appeal as acceptable and design

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 amendments have overcome the highway safety issue. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered R065/005 Sheet 1 of 1 Rev E and R/065/007 Sheet 1 of 1 Rev D and as contained within the application documentation. 3. Only garage doors of the type and method of opening as shown on the approved plan numbered R065/005 Sheet 1 of 1 Rev E shall be installed. The doors as installed shall be retained in this condition thereafter. 4. All external joinery shall receive a white painted finish and shall be retained in this condition thereafter. 5. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. In the interests of highway safety and the visual amenity 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 ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

LIST OF DELEGATED DECISIONS ISSUED

WRR P/2017/0509 63, KING STREET, LISTED BUILDING CONSENT FOR PART GRANTED WREXHAM, LL11 1HR CONVERSION OF GROUND FLOOR AND 07/09/2018 CONVERSION OF FIRST AND SECOND FLOORS TO RESIDENTIAL (5 APARTMENTS) INCLUDING DEMOLITION OF REAR SINGLE-STOREY EXTENSION AND NEW THREE-STOREY EXTENSION TO REAR

WRA P/2017/0633 THE GOULBOURNE, APPLICATION FOR APPROVAL OF DETAILS GRANTED BORRAS PARK ROAD, RESERVED BY CONDITION IMPOSED UNDER 07/09/2018 WREXHAM, LL12 7TF P/2016/1048: CONDITION 6 (SUBMISSION OF ARBORICULTURAL METHOD STATEMENT) CONDITION 7 (FULL DETAILS FOR THE ARBOICULTURAL SUPERVISION OF TREE PROTECTION MEASURES) CONDITION 8 - (BOUNDARY TREATMENTS) CONDITION 9 - (DUST MANAGEMENT PLAN) CONDITION 10 - (CONSTRUCTION MANAGEMENT PLAN)

BRO P/2017/0879 FERNDALE GARDEN OUTLINE APPLICATION FOR RESIDENTIAL REFUSED CENTRE, BERSE ROAD, DEVELOPMENT (8 NO. DWELLINGS) AND 11/09/2018 CAEGO, WREXHAM, LL11 CONSTRUCTION OF NEW ACCESS, CLOSURE OF 6TP EXISTING ACCESS TO GARDEN CENTRE AND CONSTRUCTION OF NEW ACCESS POINT

WRO P/2017/1031 YALE SPIRE HOSPITAL, APPLICATION FOR APPROVAL OF DETAILS GRANTED CROESNEWYDD ROAD, RESERVED BY CONDITIONS IMPOSED UNDER 04/09/2018 WREXHAM, LL13 7YP PLANNING PERMISSION P/2016/1117:- CONDITION 10 - SUBMISSION OF SCHEME DETAILING CONSTRUCTION DETAILS CONDITION 11 - SUBMISSION OF CONSTRUCTION TRAFFIC MANAGEMENT PLAN CONDITION 13 - SUBMISSION OF DRAINAGE SCHEME CONDITION 15 - SUBMISSION OF FULL DETAILS FOR THE ARBORICULTURAL SUPERVISION OF TREE PROTECTION MEASURES CONDITION 20 - SUBMISSION OF FINISHED LEVELS CONDITION 22 - SUBMISSION OF A DETAILED ARBORICULTURAL METHOD STATEMENT

OVE P/2018/0229 LAND AT KNOLTON BRYN OUTLINE PLANNING APPLICATION TO ERECT REFUSED FARM, KNOLTON, AGRICULTURAL WORKERS DWELLING WITH 18/09/2018 OVERTON, WREXHAM, ASSOCIATED ACCESS LL13 0LE,

ABE P/2018/0232 FORMER CAPARO WIRE, APPLICATION FOR APPROVAL OF DETAILS APPROVED ASH ROAD SOUTH, RESERVED BY CONDITION IMPOSED UNDER 10/09/2018 WREXHAM INDUSTRIAL PLANNING PERMISSION P/2017/1046:- CONDITION 3 - ESTATE, WREXHAM, LL13 SUBMISSION OF SCHEME FOR SURFACE WATER 9UG AND LAND DRAINAGE

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 CEF P/2018/0294 LAND OFF, QUEEN APPLICATION FOR APPROVAL OF DETAILS GRANTED STREET, CEFN MAWR, RESERVED BY CONDITIONS IMPOSED UNDER 24/08/2018 WREXHAM, LL14 3BD PLANNING PERMISSION P/2010:0374:- CONDITION 2 - SAMPLES OF ALL EXTERNAL FACING AND ROOFING MATERIALS CONDITION 4 - DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME CONDITION 7 - SCHEME TO DEAL WITH POTENTIAL CONTAMINATION CONDITION 16 - APPROPRIATE DUST MANAGEMENT SCHEME CONDITION 20 - DETAILED ARBORICULTURAL METHOD STATEMENT CONDITION 21 - DESIGN OF FOUNDATION WITHIN RETAINED TREE(S) ROOT PROTECTION AREAS CONDITION 22 - SCHEME FOR THE COMPREHENSIVE AND INTEGRATED DRAINAGE OF THE SITE CONDITION 24 - DETAILED SCHEME OF EARTH- MOVING OPERATIONS AND MEASURES CONDITION 25 - CONSTRUCTION MANAGEMENT PLAN

GLY P/2018/0377 CARREG FARM, CONVERSION OF REDUNDANT STABLE BLOCK TO 1 GRANTED SELATTYN, WREXHAM, NO. DWELLING 07/09/2018 SY10 7NX

GRE P/2018/0400 BRYN Y GROES, CHESTER APPLICATION FOR APPROVAL OF DETAILS GRANTED ROAD, GRESFORD, RESERVED BY CONDITIONS IMPOSED UNDER 17/09/2018 WREXHAM, LL12 8UA, PLANNING PERMISSION P/2018/0118:- CONDITION 7 - SUBMISSION OF SCHEME FOR THE COMPREHENSIVE AND INTEGRATED DRAINAGE OF THE SITE CONDITION 11 - SUBMISSION OF DETAILS OF ALL STREET LIGHTING AND STREET FURNITURE CONDITION 14 - SUBMISSION OF FULL DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME CONDITION 16 - SUBMISSION OF SCHEME OF TREE PLANTING

OVE P/2018/0429 ASNEY PARK FARM, ERECTION OF STEEL FRAMED AGRICULTURAL GRANTED ERBISTOCK, WREXHAM, STOCK BUILDING 07/09/2018 LL13 0DS

LLR P/2018/0481 SUGN Y PWLL SERVICE DEMOLITION AND REMOVAL OF EXISTING GRANTED RESERVOIR, TOWER HILL, RESERVOIR ROOF STRUCTURE AND BUILDINGS, 11/09/2018 GARTH, WREXHAM, LL20 INSTALLATION OF TWO NEW RESERVOIR TANKS, 7YH, VALVE HOUSE, NEW SITE ACCESS, CLOSURE OF EXISTING ACCESS, RETAINING STRUCTURES, EMBANKMENTS, FENCING AND LANDSCAPING

OVE P/2018/0482 14, MAELOR COURT, FIRST-FLOOR FRONT EXTENSION AND CONVERSION GRANTED OVERTON, WREXHAM, OF INTEGRAL GARAGE TO OFFICE INCLUDING 11/09/2018 LL13 0HE INSERTION OF WINDOWS AND NEW PITCHED ROOF

PEN P/2018/0484 NANT Y FELIN, MILL LANE, APPLICATION FOR PLANNING PERMISSION FOR THE GRANTED PEN Y CAE, WREXHAM, PARKING AND OPERATION OF 1 NO. LICENCED 14/09/2018 LL14 2RA PRIVATE HIRE VEHICLE

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018

WRA P/2018/0492 46, CAMBERLEY DRIVE, DEMOLITION OF FLAT ROOF OUTBUILDINGS, GRANTED WREXHAM, LL12 7LW CONVERSION OF LOFT INCORPORATING DORMER 05/09/2018 EXTENSIONS TO FRONT AND REAR AND INTERNAL ALTERATIONS

LLA P/2018/0534 3, FFORDD IORWERTH, APPLICATION FOR TREE WORKS SUBJECT TO TREE GRANTED LLAY, WREXHAM, , LL12 PRESERVATION ORDER WMBC NO. 85: 24/08/2018 0UN - PRUNE INDIVIDUAL TREES TO PROVIDE 2.0M CLEARANCE FROM DWELLING - CROWN RAISE TO PROVIDE 5.0M CLEARANCE ABOVE GARDEN

OVE P/2018/0548 OVERTON MEDICAL NOTIFICATION OF PROPOSED WORKS TO TREES IN GRANTED PRACTICE, 15 HIGH OVERTON CONSERVATION AREA:- 24/08/2018 STREET, OVERTON, 5 NO. YEW TREES - POLLARDING AND CLEAR WREXHAM, LL13 0ED EPICORMIC GROWTHS 2 NO. ASH - FELL AND REMOVE

GLY P/2018/0558 LLANGWRYD UCHAF, APPLICATION FOR A NON-MATERIAL AMENDMENT GRANTED LLWYNMAWR, TO PLANNING PERMISSION P/2013/0113 TO:- 07/09/2018 LLANGOLLEN, WREXHAM, - TAKE DOWN REAR EXTERNAL STEPS AND LL20 7BD DIRECTION OF FLIGHT RESERVED - CHANGE LAYOUT OF WORKSHOP AND LOG STORE (NO CHANGE IN FOOTPRINT) - OMISSION OF WINDOWS TO REAR OF GARAGE CAR PORTS - UPDATE CONSERVATION METHOD STATEMENT AND SPECIFICATION

GLY P/2018/0559 LLANGWRYD UCHAF, LISTED BUILDING CONSENT TO GRANTED LLWYNMAWR, - TAKE DOWN REAR EXTERNAL STEPS AND RE- 07/09/2018 LLANGOLLEN, WREXHAM, BUILD WITH THE DIRECTION OF FLIGHT REVERSED LL20 7BD - INTERNAL AMENDMENTS TO ENABLE USE OF EXISTING STRUCTURE - ALTERATIONS TO EXTERNAL RETAINING WALL TO SOUTH OF THE BARN - CHANGE LAYOUT OF WORKSHOP AND LOG STORE (NO CHANGE IN FOOTPRINT) - OMISSION OF WINDOWS TO REAR OF GARAGE CAR PORTS

RHO P/2018/0565 19, BANGOR ROAD, SINGLE-STOREY SIDE EXTENSION AND FRONT GRANTED JOHNSTOWN, WREXHAM, PORCH AREA EXTENSION 03/09/2018 LL14 2SW

OVE P/2018/0570 7, MAELOR COURT, SINGLE-STOREY SIDE EXTENSION AND KERB GRANTED OVERTON, WREXHAM, DROPPING ALONG THE SITE FRONTAGE 05/09/2018 LL13 0HE

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 BAN P/2018/0575 4, THE NURSERY, SINGLE-STOREY REAR EXTENSION GRANTED BANGOR ON DEE, 05/09/2018 WREXHAM, LL13 0DP

GRE P/2018/0578 KINGSLEY, PANT LANE, APPLICATION FOR WORKS TO TREE SUBJECT TO GRANTED GRESFORD, WREXHAM, TREE PRESERVATION ORDER WCBC NO. 7 - T2 03/09/2018 LL12 8EU GAUGE:- - CUT BRANCHES TO REDUCE HEIGHT OF TREE BY 500MM - REDUCE LONGER BRANCHES BY 500MM

BAN P/2018/0579 THE HOLDING, BRYN APPLICATION FOR WORKS TO TREE SUBJECT TO GRANTED HOVAH, OVERTON ROAD, TREE PRESERVATION ORDER WCBC NO. 47, OAK 03/09/2018 BANGOR ON DEE, (T1) WREXHAM, , LL13 0DA - REDUCTION BY 1.5M-2M OF THE SOUTH SIDE OF THE CROWN ALONG WITH RESHAPING AND BALANCING - REMOVAL OF MAJOR DEADWOOD OVER DRIVE OR DWELLING

LLA P/2018/0581 136, GRESFORD ROAD, CONVERSION OF EXISTING GARAGE AND TWO- GRANTED LLAY, WREXHAM, LL12 STOREY SIDE EXTENSION 05/09/2018 0NW,

GWE P/2018/0584 14, ST GILES PARK, APPLICATION FOR LAWFUL DEVELOPMENT GRANTED GWERSYLLT, WREXHAM, CERTIFICATE FOR A PROPOSED SINGLE-STOREY 11/09/2018 LL11 4AX, REAR EXTENSION

WRO P/2018/0587 MOUNT STREET RETAIL INSTALLATION OF 2 NO. RAPID ELECTRIC VEHICLE GRANTED PARK, MOUNT STREET, CHARGING STATIONS / BAYS TOGETHER WITH 05/09/2018 WREXHAM, LL13 8DW ASSOCIATED EQUIPMENT

WRR P/2018/0592 EPWORTH LODGE, 13 NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED GROVE ROAD, WREXHAM, WITHIN GROSVENOR ROAD CONSERVATION AREA:- 04/09/2018 LL11 1DY -T1 CHERRY - TO BE FELLED -T2 APPLE - TO BE FELLED -T3 APPLE - TO BE FELLED -T4 APPLE - TO BE FELLED - T5 PLUM - PRUNED TO PROMOTE THE PRODUCTION OF FRUIT T6 COMMON PEAR - PRUNED TO PROMOTE THE PRODUCTION OF FRUIT -T7 TO BE FELLED DUE TO REAR WALL NEEDING TO BE TAKEN DOWN AND REBUILT TREES TO BE REPLACED AS PER PLA ATTACHED TO THE APPLICATION

WRR P/2018/0597 THE ELMS, RHOSDDU APPLICATION FOR PART APPROVAL OF DETAILS GRANTED ROAD, WREXHAM, LL11 RESERVED BY CONDITION NO. 5 OF PLANNING 18/09/2018 1EB APPEAL REFERENCE NO APP/H6955/A/17/3176350 - SAMPLE OF EXTERNAL ROOFING MATERIAL

LLR P/2018/0598 ALEXANDRIA, ERECTION OF GARDEN ROOM GRANTED BLACKWOOD ROAD, 13/09/2018 GARTH, TREVOR, WREXHAM, LL20 7YL

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 MAR P/2018/0604 FIVE FORDS WASTE ERECTION OF WELFARE BUILDING GRANTED WATER TREATMENT 11/09/2018 WORKS, CEFN ROAD, CROSS LANES, WREXHAM, LL13 0PA

WRR P/2018/0605 1, WATS DYKE WAY, SINGLE-STOREY EXTENSIONS GRANTED WREXHAM, LL11 2TE 11/09/2018 WRO P/2018/0609 CAMBRIAN HOUSE 2, CHANGE OF USE OF FIRST FLOOR OFFICES TO GRANTED WREXHAM TECHNOLOGY TEACHING / TRAINING USE (IN RETROSPECT) 13/09/2018 PARK, WREXHAM, LL13 7YP

WRA P/2018/0611 21, RICHMOND ROAD, APPLICATION FOR VARIATION OF CONDITION NO 2 GRANTED ACTON, WREXHAM, LL12 OF PLANNING PERMISSION P/2018/0208 TO ALLOW 07/09/2018 8AA ADDITIONAL EXTENSION TO ORIGINAL APPROVAL

BRY P/2018/0613 LAND ADJACENT TO, CHANGE OF USE OF DISUSED AGRICULTURAL LAND REFUSED GRAIG WEN FARM, OFF TO RESIDENTIAL ACCOMMODATION FOR GYPSY 18/09/2018 BRYMBO ROAD, AND TRAVELLER SITE (4 NO. PITCHES) BWLCHGWYN, WREXHAM, LL11 5UB

ROS P/2018/0620 JASMINE COTTAGE, DEMOLITION OF GARAGE AND PORCH AND GRANTED CHAPEL LANE, ROSSETT, ERECTION OF NEW SINGLE-STOREY SIDE 11/09/2018 WREXHAM, LL12 0EE EXTENSION TO ACCOMMODATE KITCHEN, CLOAKROOM AND HALLWAY

OVE P/2018/0629 7, PENYLLAN STREET, LISTED BUILDING CONSENT FOR THE INSTALLATION GRANTED OVERTON, WREXHAM, OF ONE CONSERVATION TYPE ROOF LIGHT TO 18/09/2018 LL13 0EE REAR ELEVATION OF THE BUILDING AND REPAIR OF LATH AND PLASTER CEILING TO THE BATHROOM

SES P/2018/0636 FORMER CROSS LANES APPLICATION FOR A NON-MATERIAL AMENDMENT GRANTED HOTEL, BANGOR ROAD, TO PLANNING PERMISSION P/2016/0953 TO AMEND 13/09/2018 CROSS LANES, GARAGE CONVERSION FROM TOILET BLOCK TO AN WREXHAM, LL13 0TF INDOOR GROUP MEETING AREA

MIN P/2018/0645 LAND ADJACENT TO, ERECTION OF BLOCK OF 2 NO. TWO BEDROOM REFUSED VICARAGE HILL COURT, FLATS WITH IMPROVEMENTS TO EXISTING CAR 11/09/2018 VICARAGE HILL, MINERA, PARKING AND ASSOCIATED EXTERNAL WORKS WREXHAM, LL11 3YN

HOL P/2018/0650 LITTLE LODGE, CASTLE NOTIFICATION OF PROPOSED WORKS TO TREES GRANTED GARDENS, HOLT, WITHIN HOLT CONSERVATION AREA: 03/09/2018 WREXHAM, LL13 9AX G1 - BEECH/ASH - CROWN RAISE TO PROVIDE 7.0M CLEARANCE OVER GARDEN AND DRIVE ONLY - PRUNE BRANCHES TO PROVIDE 0.50 CM CLEARANCE FROM UTILITY LINES - END BEECH TREE TO HAVE UPPER THIRD OF CANOPY REDUCED BY 3.0M MAXIMUM T1 - CHERRY -REMOVE 2 NO LOWER LIMBS T2 - WILLOW -DEADWOOD ONLY

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 RUA P/2018/0653 HILLCREST, 3 GARDDEN TWO-STOREY SIDE EXTENSION AND SINGLE- GRANTED VIEW, RUABON, STOREY FRONT AND REAR EXTENSIONS 07/09/2018 WREXHAM, LL14 6PS

ROS P/2018/0655 1, HARWOODS LANE, ERECTION OF PART SINGLE-STOREY AND PART GRANTED ROSSETT, WREXHAM, TWO-STOREY REAR EXTENSION 07/09/2018 LL12 0HB

BRN P/2018/0657 GLEBE FARM, CONSTRUCTION OF MENAGE (IN RETROSPECT) GRANTED BRONINGTON, 11/09/2018 WHITCHURCH, WREXHAM, SY13 3HU

WRA P/2018/0658 25, HUNTSMANS CORNER, SINGLE STOREY EXTENSION TO SIDE / REAR OF GRANTED WREXHAM, LL12 7UE, DWELLING (ALTERATIONS TO PLANNING 03/09/2018 PERMISSION CODE NO P/2017/0100) PARTLY IN RETROSPECT

BRY P/2018/0660 96, CHESHIRE VIEW, LOFT CONVERSION - DORMER EXTENSION AND HIP GRANTED BRYMBO, WREXHAM, LL11 TO GABLE CONVERSION 11/09/2018 5AP

ERB P/2018/0662 THE PLASSEY CARAVAN REALIGNMENT OF INTERNAL ACCESS ROAD AND GRANTED PARK, EYTON, WREXHAM, CONSTRUCTION OF WASTE RECYCLING STATION 11/09/2018 LL13 0SP

ERB P/2018/0665 THE FIRS, CRABTREE ERECTION OF GARAGES, GARDEN MACHINERY GRANTED GREEN, WREXHAM, LL13 STORE WITH FIRST FLOOR STORE ROOM ABOVE 18/09/2018 0YF

GRE P/2018/0678 SYCAMORE LODGE, 5 ALTERATIONS TO FRONT ELEVATION GRANTED EYTON GRANGE, HILLOCK 11/09/2018 LANE, MARFORD, WREXHAM, LL12 8YN

SES P/2018/0683 MAINETTI UK LTD, CROSS EXTENSION TO EXISTING BUILDING GRANTED LANES, WREXHAM, LL13 13/09/2018 0TS

GRE P/2018/0686 COLLIERS PARK, APPLICATION FOR APPROVAL OF DETAILS GRANTED CHESTER ROAD, RESERVED BY CONDITION IMPOSED UNDER 07/09/2018 GRESFORD, WREXHAM, PLANNING PERMISSION P/2018/0194: LL12 8PW CONDITION 7 - SUBMISSION OF MATERIALS SAMPLE BOARD

CHI P/2018/0687 THE OLD POST OFFICE, GROUND FLOOR BEDROOM AND SHOWER ROOM GRANTED HALTON, CHIRK, EXTENSION 07/09/2018 WREXHAM, LL14 5BG

HOL P/2018/0688 BRAEMAR, VICARAGE INSTALLATION OF 2 NO. UPVC REPLACEMENT GRANTED COURT, HOLT, WREXHAM, WNDOWS 17/09/2018 LL13 9AL,

WRO P/2018/0692 9, CORNISH CLOSE, SIDE EXTENSION FORMING NEW SNUG, UTILITY AND REFUSED WREXHAM, LL13 7JE HOME OFFICE 17/09/2018

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 1st OCTOBER 2018 ABE P/2018/0701 UNIT 9, ASH ROAD NORTH, APPLICATION FOR A NON MATERIAL AMENDMENT GRANTED WREXHAM INDUSTRIAL TO PLANNING PERMISSION P/2017/0919 TO CHANGE 14/09/2018 ESTATE, WREXHAM, LL13 EXTERNAL CLADDING COLOUR 9UF

CEF P/2018/0702 PEN Y BRYN HALL FARM, ERECTION OF AGRICULTURAL WORKSHOP / GRANTED PENYBRYN, PENYCAE, IMPLEMENT SHED 11/09/2018 WREXHAM, LL14 1UA

WRC P/2018/0712 SHOPPING CENTRE, INSTALLATION OF 2 NO. DOUBLE SIDED GRANTED EAGLES MEADOW, ADVERTISING KIOSKS 14/09/2018 WREXHAM, LL13 8DG

BRY P/2018/0726 39 PARK ROAD, APPLICATION FOR A LAWFUL DEVELOPMENT GRANTED TANYFRON, WREXHAM, CERTIFICATE FOR THE PROPOSED DEVELOPMENT 07/09/2018 LL11 5SG OF A REPLACEMENT GARAGE

HOL P/2018/0737 CLAYS COTTAGE, BRYN APPLICATION FOR PRIOR NOTIFICATION OF REFUSED ESTYN ROAD, WREXHAM, PROPOSED AGRICULTURAL IMPLEMENT AND 18/09/2018 LL13 9UB STORAGE BUILDING

LLR P/2018/0777 LLANERCH COTTAGE, YR APPLICATION FOR A NON-MATERIAL AMENDMENT GRANTED OCHR, FRONCYSYLLTE, TO PLANNING PERMISSION P/2016/1012 TO MOVE 19/09/2018 WREXHAM, LL20 7RS THE EXTENSION FORWARD BY APPROXIMATELY 450MM

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