Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/27/17

th DATE: 25 April 2017

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: David Williams (Ext 8775)

SUBJECT: Development Control Applications

WARD: N/A

PURPOSE OF THE REPORT

To determine the listed planning applications.

INFORMATION

Detailed reports on each application together with the recommendations are attached.

RECOMMENDATION

See attached reports.

BACKGROUND PAPERS

None.

Page 11 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

Community Code No Applicant Recommendation Pages LLA P/2016 /0590 AVIAGEN TURKEYS LTD GRANT 13 – 24 MR HAZEL

COE P/2017 /0004 MR R WHITLEY GRANT 25 – 32

ESC P/2017 /0053 MR PETER MOLLOY GRANT 33 – 41

ROS P/2017 /0072 NIGEL DARLINGTON REFUSE 42 – 45

LLR P/2017 /0123 MR GWILYM JONES GRANT 46 – 51

SES P/2017 /0165 MAELOR FOODS GRANT 52 – 63 MR MEHTA

RHO P/2017/0174 MR STEPHEN WILLIAMS GRANT 64 – 68

OVE P/2017 /0203 MRS CHARLOTTE GRANT 69 – 71 ALLWOOD

MAE P/2017 /0209 R T EVASON AND SON REFUSE 72 – 79

MAE P/2017 /0210 R T EVASON AND SON REFUSE 80 – 84

Number of Applications Included in Report - 10

All plans included in this report are re-produced from Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office.  Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. WCBC Licence No. LA0902IL

All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files.

Page 12 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0590 ADJACENT TO RACKERY COTTAGE 22/06/2016 LAND OFF RACKERY LANE LLAY WREXHAM COMMUNITY: LL12 0PB CASE OFFICER: Llay PF DESCRIPTION: CONSTRUCTION OF 6 TURKEY WARD: REARING SHEDS, UTILITY AGENT NAME: Llay BUILDINGS, ASSOCIATED ACCESS PLATT WHITE ROADS, FENCING, LANDSCAPING PARTNERSHIP AND DRAINAGE WORKS MR DAVID LAMB

APPLICANT(S) NAME: MR HAZEL AVIAGEN TURKEYS LTD

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THE SITE

Proposed site

Llay settlement

PROPOSAL

Planning permission is sought for the erection of six buildings to be utilised for the rearing of poultry. The buildings will accommodate up to 20,000 birds. The proposal also seeks to provide a new access and access road from Rackery Lane along with associated hardstanding around

Page 13 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 the buildings. The six individual poultry houses are to be linked via a central corridor resulting in a range of buildings 63 metres wide by 150 metres long. The height of the buildings will be no higher than 5.5 metres. The feed silos (24 in total) are proposed between the poultry houses. For the benefit of Members, an extract from the submitted block plan is shown below.

Proposed site layout

Page 14 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 HISTORY

None

DEVELOPMENT PLAN

The site is located outside any defined settlement limit. Policies PS2, GDP1, EC3, EC4, EC13 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards and 17 – Trees and Development.

NATIONAL PLANNING POLICY

Relevant national planning policy is contained in Planning Policy Wales (Edition 9) (PPW). These policies are supported by Technical Advice Notes (TAN) 5 – Nature Conservation and Planning, 6 - Planning for Sustainable Rural Communities, 12 – Design and 18 – Transport.

CONSULTATIONS

Community Council: Consulted 29.06.2016 Local Members: Notified 28.06.2016 Site notice: Expired 21.07.2016 Press Notice: Expired 29.07.2016 Highways: Given that the proposed development is only likely to result in one HGV movement every three days no objections are raised on highways grounds. Public Protection: No objection but recommend conditions to instigate contamination investigations due to proximity to former landfill site, air handling equipment noise restrictions and construction amenity nuisance controls. Natural Resources Wales: No objection subject to the inclusion of conditions to ensure the long term maintenance and management of great crested newt mitigations proposals. Welsh Water: Consulted 28.06.2016 Flood Officer: Advises that further testing be carried out to determine whether ground conditions can facilitate the use of soakaway techniques. Neighbouring occupiers: 51 neighbouring occupiers notified. Four representations received raising the following objections: • Concerns regarding animal welfare, noise, pollution, smell and traffic volumes and the nature of boundary enclosures; • The method of poultry rearing proposed is disgraceful and is not considered to be

Page 15 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 a compassionate way of rearing livestock; • The site is potentially unsafe for the rearing of birds due to the presence of methane generated from the former landfill site nearby; • There may be a large accumulation of flies due to odour. One representation received raising the following points of support: • The proposal will result in much needed jobs and will boost the local economy; • The Landscape and Visual Impact Assessment demonstrates that because of the site topography and the proposed landscaping measures the impact upon visual amenity will be minimal; and • The development will make a positive contribution locally.

SPECIAL CONSIDERATIONS:

Policy: This proposal seeks to provide buildings and associated infrastructure for the rearing of poultry. This is an agricultural use proposed on land which is currently designated for agricultural purposes. The main issue to consider is whether the principle of the erection of the proposed buildings on this site is acceptable.

UDP policy EC3 is relevant. New agricultural buildings are generally permitted provided that they do not have an adverse impact upon the environment or surrounding landscape. New buildings should form part of an existing farm complex and take advantage of existing landscape features and topography. Isolated buildings will only be permitted in exceptional circumstances where there is an essential agricultural need, and no reasonable alternative location for the development. Developments must also accord with policy GDP1 of the UDP.

At a national level, PPW confirms that the priorities for rural areas are: • sustainable rural communities with access to affordable housing and high quality public services; • thriving and diverse local economy where agriculture-related activities are complemented by sustainable tourism and other forms of employment in a working countryside • an attractive, ecologically rich and accessible countryside in which the environment and biodiversity are conserved and enhanced

Para 7.6.5 of PPW confirms that the Council is required to adopt a constructive approach towards agricultural development proposals, especially those which are designed to meet the needs of changing farming practices.

Page 16 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Para 3.1.2 of TAN 6 confirms that Planning authorities should support the diversification of the rural economy as a way to provide local employment opportunities, increase local economic prosperity and minimise the need to travel for employment. However para 3.1.3 confirms that expansion of businesses that are currently located in the open countryside can only be provided if there are no unacceptable impacts on local amenity.

Para 3.7 of TAN 6 refers to farm diversification projects and the need to take a proportionate approach to public transport and the need for improvements to the local highway network. Buildings are required to be sensitively located and new buildings can be considered. Para 3.10 also states that farm plans can be useful to help support applications for farm diversification.

Location of development: The application site is located immediately adjoining Rackery Lane and is accessed via a private driveway which forms the access to the former Astbury landfill site. The land immediately to the east of Rackery Lane forms part of the Llay settlement limit and is adjacent to the Llay Industrial Estate (North). The land in question, whilst agricultural, is not occupied by any existing buildings and the proposed building would not form part of an existing farmstead.

As stated above, new agricultural buildings can be permitted where their design takes advantage of existing topographical landscape features, and where they are divorced from an existing agricultural complex, sufficient explanations can be made to justify the exceptional agricultural need to do so.

The applicant acknowledges that the proposal would not accord with the guiding principles of policy EC3 and has provided an additional statement with the application to justify what it considers are the exceptional locational circumstances are behind this proposal. These are summarised as follows:

• The applicant (Aviagen Turkeys Ltd (ATL)) is classed as a primary breeding company and maintains unique and irreplaceable pedigree turkey lines vitally important to the European and wider world’s turkey farmers; • The selection process for breeding birds has evolved over the years to include many more selection traits resulting in the need for new farming space. The original pedigree rearing farms built 30-40 years ago no longer meet this requirement; and • As a primary breeder at the top of the breeding pyramid there is a need to ensure that the pedigree birds have very high health standards. The biosecurity standards of ATL are higher than standard poultry breeders. The risk of infection is reduced by introducing biosecurity methods relating to farm location and farm design, primarily locating them away from other farmsteads including cattle, existing poultry facilities or areas of open water where fowl congregate; • The site will be in close proximity to the ATL operation base for administration and veterinary laboratory facilities in Kinnerton.

Page 17 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 In providing a locational justification for the proposal, the applicant has supplied detail in order to demonstrate what other sites it has considered and discounted before arriving at this proposal. These run to nine sites brought to the attention of the applicant by existing bodies in the trade or through their land agents and include sites in Wrexham County Borough as well as sites in west Cheshire and Flintshire.

These sites have been discounted for varying reasons linked to the location requirements outlined above but are primarily biosecurity reasons such as proximity to existing bodies of water, livestock and poultry establishments, residential properties or poor access arrangements. Consideration has also been given to existing vacant sites in commercial/industrial estates but discounted for reasons of light and noise disturbance as well as impact from sudden changes in occupancy of neighbouring units.

I am satisfied in this instance that the applicant has provided a robust justification for the development on site as proposed. The applicant is engaged in a specialised form of livestock rearing which requires a significant level of biosecurity measures which severely restrict suitable sites. Whilst local and national planning policy seeks to facilitate the sustainable development of the open countryside, it also seeks that local planning authorities take a constructive approach to farming practices and balance the needs of diversifying agricultural practices against the impact upon the wider rural environment.

I am satisfied that the site is also located in a sustainable position in close proximity to a well facilitated existing settlement, closely positioned to established commercial development (without impacting biosecurity needs) as well as good public transport. This further strengthens the sustainability of the proposed development.

Design and amenity: The proposed buildings are agricultural in nature, being of utilitarian design faced with timber cladding fixed vertically with brown profiled metal cladding to the roof. The maximum height of any building on the site is 5.5 metres to ridge with the feed hoppers being approximately the same height. An extract from the proposed plan showing the side elevation of the complex of buildings is shown below.

Proposed side elevation view of buildings

The applicant proposes to utilise the central field paddock of three forming the application site for the buildings and hardstanding. This would be located 230 metres from the boundary with Rackery Lane but within a depression falling

Page 18 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 away from the road. The applicant has provided a Landscape Visual Impact Assessment (LVIA) which has informed the final position of the building. I concur with the overall conclusions of the LVIA and am satisfied that the location of the buildings will have a limited impact upon the wider landscape quality in the vicinity of the site. Mitigating landscape features are proposed which consist of additional boundary planting as well as the provision of a gradual bunding to the site frontage utilising spoil from the construction process. This would accord with sections of policies EC3 and GDP1 of the UDP which seek to protect visual amenity.

There are a number of residential properties located within approximately 200 metres of the proposed footprint of the poultry buildings. I am satisfied that the visual impact of the proposed development upon these nearby dwellings will be minimal given the distance involved and will be mitigated by way of additional landscape planting.

Public Protection have not raised any concerns with regards noise and odour. Traffic levels from delivery collection movements will be minimal and the low staffing levels will mean that vehicular movements are likely to blend into existing traffic passing the site frontage. A condition to ensure that any air handling equipment is managed at acceptable levels is recommended.

The applicant has provided a statement to justify management of the site to prevent adverse odour. Again, Public Protection has raised no concerns in this regard and I have no reason to believe that there will be adverse levels of odour from the site.

Highways: Highways have not raised any objections to the proposal. The proposal is to connect the vehicular access to an existing hardstanding access which serves the former Astbury landfill site. Visibility splays from this track onto Rackery Lane are considered to be adequate and the level of traffic movements which are anticipated as part of the operational phase of the proposal are not deemed significant. The site is well served by Rackery Lane which, along with the surrounding highway network, could safely cater for an increase in traffic movements. Highways have requested that additional detail be submitted to ensure that sufficient parking and turning space is provided within the site.

Drainage: The applicant intends to dispose of surface water by way of traditional soakaway methods. Dirty water associated with the operational process (wash down following each rearing cycle and staff welfare facilities) is proposal to be disposed of by way of a reed and willow bed system.

In terms of dirty water disposal, NRW have raised no specific concerns with this approach and I am satisfied that the design presented for the treatment and sustainable disposal of this effluent will unlikely cause detriment to the wider environmental quality. An Environmental Permit (issued by NRW) will be required for the disposal of this effluent and will be controlled through other legislation.

Page 19 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 The site is undeveloped in a known area of sand and gravel reserves. Given the location of the development, the topography of the land and the geology of the site, despite the request of the Council’s Flood Management Officer to seek additional testing, I do not consider that the proposal to dispose of surface water by way of soakaway techniques will be unachievable. For this reason there are unlikely to be increased instances of surface water runoff from the site beyond that currently experienced.

Ecology: The applicant has provided specific surveys in respect of great crested newts and bats as well as an extended phase 1 habitat report. NRW are satisfied that the proposal can be deemed acceptable subject to conditions to require the submission and approval of a long term management strategy of a habitat enhancement area, and subsequent implementation of an approved management strategy as well as the submission and approval of a long term surveillance scheme. I consider that this can be achieved within the site.

As mentioned above, the applicant is proposing additional planting and this will be required to conform to native species requirements but will provide habitat enhancement as well as landscape benefits.

Other matters: Matters of animal welfare are controlled through other legislation and are not a material planning consideration.

The proximity of the site to the former Astbury landfill site is noted. The possibility of methane transmission to the application site will be accounted for in the required conditional contamination submissions.

Conclusion: The Council are required to determine the application in accordance with the adopted development plan unless other material considerations indicate otherwise. I am satisfied that the applicant has provided a reasoned and robust justification for proposing this isolated agricultural building given their specialised processes and locational needs. I am also satisfied that the proposed development site strikes a reasonable balance between being sustainably located adjacent to existing facilities without causing detriment to neighbouring residential amenity or the visual amenity of the area. The proposal would accord with the locational criteria for new development set out in policy EC3 of the UDP and the wider aims of national planning policy to promote the sustainable diversification of the rural economy. The proposal will not have an adverse impact on the landscape quality and will accord with policy GDP1. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

Page 20 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 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 1106/01 - Location Plan, 9215/04 - Section & Site Plan, 1106/02 - Typical Elevations, 1106/03 - Floor Plans and Willow and Reed Bed Drainage Plan dated 22 June 2016 and contained within the application documentation. 3. No part of the development shall commence until a Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 4. No part of the development shall commence until further details of the proposed vehicular parking and turning facilities have been submitted to and approved in writing by the Local Planning Authority. The facilities as are approved shall be fully laid out, surfaced and drained prior to first use of the development, and 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. 5. No development shall take place until a phased site investigation of the nature and extent of contamination has been carried out and submitted to and approved in writing by the Local Planning Authority. If any contamination is found during the site investigation, no part of the development shall commence until a scheme specifying the measures that will be taken to remediate the site to render it suitable for the development hereby permitted has been submitted to and approved in writing by the local planning authority. The site shall thereafter be remediated in accordance with the approved scheme. If during the course of development any contamination is found that has not been identified in the site investigation, no further development shall take place on those parts of the site where that contamination has been found until an additional scheme of remediation has been submitted to and approved in writing by the local planning authority for those parts of the site. The relevant parts of the site shall thereafter be remediated in accordance with the additional scheme of remediation. 6. Each part of the site subject to the remediation under the scheme(s) approved as part of condition 5 shall not be occupied/used until a Validation Report has been completed in respect of that part of the site and submitted to and approved in writing by the Local Planning Authority. 7. 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;

Page 21 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 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. 8. No part of the development shall commence until full details for the arboricultural supervision of tree protection measures and any ground works within retained tree(s) Root Protection Areas, as specified by BS5837:2012 or as shown on a Tree Protection Plan have been submitted to and approved in writing by the Local Planning Authority. The supervisory works shall be carried out in strict accordance with the details as approved. 9. No part of the development shall commence until full details of both hard and soft landscape works, to include native planting and all boundary enclosures has been submitted to and approved in writing by the Local Planning Authority. The plan shall include a timescale for the implementation of works, and shall provide for ecological improvement / habitat creation and enhancement in the soft landscape areas for the benefit of biodiversity conservation specifically tailored to the landscape features. 10. The landscaping scheme as carried out in connection with condition no. 9 shall be permanently retained. Any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with trees or shrubs 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. 11. No development shall commence until a detailed scheme of habitat enhancement measures in relation to great crested newts to include one new pond has been submitted to and approved in writing by the local planning authority. The scheme as approved shall be implemented in accordance with a timescale to be included as part of the scheme. 12. No development shall commence until a long term management strategy for the ecological habitat enhancement measures required by condition no. 11 has been submitted to an approved in writing by the local planning authority. The strategy shall include: a) Focussed surveillance to land owned/occupied by the applicant; b) Include any new ponds constructed as part of the conservation scheme; c) Surveillance timescales so that it is capable of informing long term management; d) Utilisation of the ARC / Cofnod online reporting system. The development shall be carried out in strict accordance with the strategy as may be approved. 13. No part of the development shall commence until samples of all external facing and roofing materials including the colour(s) have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details.

Page 22 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 14. A scheme for external lighting shall be submitted to and approved in writing by the local planning authority before the building and structures hereby permitted are brought into use. External lighting at the site shall thereafter only be installed in accordance with the approved scheme and retained as such. 15. 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. 16. 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 unless the prior written approval of the Local Planning Authority has been obtained. 17. There shall be no gates or other means of enclosure across the vehicular access point within 15 metres of the highway boundary. 18. 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. 19. The building hereby permitted shall only be used as a Turkey rearing unit as described in the application documentation. 20. Subject to the exceptions detailed separately in this condition, all works in relation to the implementation of this permission, and deliveries to or from the site, shall be undertaken only between the hours of 07:30 and 18:00 Monday to Friday, and 08:00 to 14:00 on a Saturday and at no time on a Sunday, Bank or Public Holiday. Vehicles associated with the delivery or collection of the birds shall be allowed on the site from 06:30 hours with loading and unloading taking place from 07:00 hours. The removal of manure from the site shall not take place on Saturdays, Sundays, and Bank or Public Holidays.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. In the interests of highway safety. 4. 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. 5. In the interests of the amenities of the future occupants of the buildings 6. In the interests of the amenities of the future occupants of the buildings.

Page 23 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 7. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 8. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. In order to protect species which may otherwise be harmed by the implementation and operation of the development hereby permitted. 12. In order to protect species which may otherwise be harmed by the implementation and operation of the development hereby permitted. 13. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 14. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 15. To protect the amenities of the occupiers of nearby properties. 16. To protect the amenities of the occupiers of nearby properties. 17. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 18. To ensure that adequate visibility is provided at the proposed point of access to the highway. 19. In order to define the terms of the planning permission and in the interests of the amenity of the locality. 20. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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Page 24 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0004 40 HEOL LLEWELYN COEDPOETH 05/01/2017 WREXHAM LL11 3PB COMMUNITY: CASE OFFICER: Coedpoeth DESCRIPTION: PF DEMOLITION OF EXISTING GARAGE AND ERECTION OF DETACHED WARD: TWO-STOREY DWELLING AND AGENT NAME: Coedpoeth ASSOCIATED GARAGE BLUEPRINT ARCHITECTURAL APPLICANT(S) NAME: SERVICES LTD MR R WHITLEY MR DAFYDD EDWARDS

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THE SITE

Land within applicant’s control Application site

PROPOSAL

Planning permission is sought for the erection of a single two storey 3 bed dwelling along with associated vehicular and pedestrian access. A layout plan of the proposed development is shown below.

Page 25 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

Proposed site layout

HISTORY

P/2001/0865 Outline application for erection of dwelling. Refused 02.11.2001

DEVELOPMENT PLAN

The site is located within a defined settlement limit. Policies PS1, PS2, GDP1, H2, EC13 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards and 21 – Space Around Dwellings.

CONSULTATIONS

Community Council: Consulted 10.1.2017 Local Member: Notified 10.1.2017 Site notice: Expired 08.02.2017 Highways: No objection. Conditions recommended to secure proposed parking provision. Public Protection: No objection. Conditions recommended to ensure ground contamination investigations

Page 26 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 and to ensure amenity nuisance protection is in place. Welsh Water: Standard conditions recommended to protect the integrity of public sewer network. NRW: Recommends that the application is adequately screened to ensure that no bats are likely to be present on the development site. Neighbouring occupiers: 7 neighbouring occupiers notified. 1 representation received raising the following objection: • Loss of amenity – the new house would overlook the garden and living room area of the neighbouring dwelling; • The proposed dwelling is too close to the boundary and does not follow the building line of the existing cottages; • The building is not in keeping with the surrounding houses and would amount to ‘garden grabbing’; • The proposal may cause ground disturbance as there is a need to carry out deep excavations for foundations; • There are bats in the vicinity of the site witnessed from the neighbouring garden. • Planning permission has previously been refused on the site

SPECIAL CONSIDERATIONS:

Policy: The site is located within a defined settlement limit. The principle of residential development in such locations is established by policies PS1 and H2 of the Wrexham UDP. All development is expected to be acceptable in terms of the Council’s general development principles set out in policy GDP1.

Design: The site forms part of the garden area of no. 40 Heol Llewelyn and is prominent when viewed on a south easterly approach along Talwrn Road because of its position on the junction with Heol Llewelyn. The proposed dwelling would be seen within the context of the no. 40 Heol Llewellyn rather that the dwelling to the north known as Oakridge. Oakridge is accessed off Heol Caradoc and sits on top of a steep embankment. Due to existing mature evergreen vegetation, Oakridge is not generally seen as part of the streetscene of Talwrn Road and as such the proposed dwelling is seen as a continuation of the run of properties along Heol Llewelyn terminating on the land forming the prominent junction.

Concern has been raised in representations that the proposed dwelling would be out of place in terms of its design. I have sought confirmation from the applicant in terms of proposed finished floor levels. This would result in a dwelling of the same ridge height as 40 Heol Llewelyn, but a floor level 30cm

Page 27 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 lower. I do not consider that the scale of the proposed dwelling would be out of proportion in comparison.

The chosen facing materials are characteristic is the wider area. There are a mixture of older traditional cottages interspersed with 1970/80s red brick detached properties. The use of a mixture of facing stonework with render and traditional roof slate is considered acceptable in this instance and would merge well with the neighbouring dwelling.

Amenity: The impact of the proposed dwelling upon the amenity of the neighbouring occupiers is considered acceptable. The main influence would be upon the occupiers of Oakridge to the north west. This property has a higher finished floor level by some 3 metres than the proposed dwelling. Given the nature of the existing boundary hedge and the drop in level it is considered unlikely that there will be any overlooking into the curtilage of the neighbouring dwelling at ground level. The first floor level of the proposed dwelling is comparable to the finished floor level of the neighbouring dwelling. However, the orientation of the proposed rear elevation faces away at an angle towards the frontage of no 40 Heol Llewelyn. I am satisfied that the distance from the proposed rear elevation of the dwelling is similar to the scale of others in the vicinity and would not be detrimental to amenity of either occupier.

Highways: Outline planning permission was refused in 2001 for the residential development of the land in question on the grounds that the proposed accesses serving the site (Heol Caradoc or Heol Llewelyn) were inadequate to cater for addition development. However, in the intervening period the existing access on to Heol Llewelyn has been utilised as additional parking for the occupants of 40 Heol Llewelyn. Highways are satisfied that the proposed vehicle movements from this access will be comparable to its current use and will not be detrimental to highway safety. The proposal is to create a shared access with 40 Heol Llewelyn.

The submitted plans make provision for 2 parking spaces for the proposed 4 bedroom dwelling – 1 less space than the LPG16 maximum. However Coedpoeth is a reasonably sustainable settlement with a number of local services and public transport and as such I do not consider it necessary to require the maximum to be provided in this instance. In any case, there is sufficient room within the curtilage of the dwelling to provide an additional parking space should future occupiers require one. The amount of land remaining within the applicant’s control is large enough to ensure sufficient space for parking remains available for 40 Heol Llewelyn.

Other matters: Whilst there are likely to bats present in the locality, the existing buildings on site have been considered unacceptable as habitat. Their loss and the additional building on the site is not considered to be detrimental to bats in the locality.

Page 28 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Conclusion: I am satisfied that the proposed development will not have an adverse impact upon the visual amenity of the area or the surrounding occupiers. 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 W119/006 Sheet 1 of 1 Rev B, W119/007 Sheet 1 of 1 and W119/008 Sheet 1 of 1 Rev B 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. The vehicular parking and turning areas as shown on approved drawing(s) No(s). 1119/008 Sheet 1 of 1 Rev B 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. 5. Notwithstanding the details contained within the approved plan, prior to the occupation of the dwelling hereby approved, full details of the precise location of all boundary fences and enclosures shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the details as may be approved. 6. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 7. No development shall take place until a phased site investigation of the nature and extent of contamination has been carried out and submitted to and approved in writing by the Local Planning Authority. If any contamination is found during the site investigation, no part of the development shall commence until a scheme specifying the measures that will be taken to remediate the site to render it suitable for the development hereby permitted has been submitted to and approved in writing by the local planning authority. The site shall thereafter be remediated in accordance with the approved scheme. If during the course of development any contamination is found that has not been identified in the site investigation, no further development shall take place on those parts of the site where that contamination has been found until an additional scheme of remediation has been submitted to and approved in writing by the local planning authority for those parts of the site. The relevant parts of the site shall thereafter be remediated in accordance with the additional scheme of remediation.

Page 29 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 8. Each part of the site subject to the remediation under the scheme(s) approved as part of condition 7 shall not be occupied/used until a Validation Report has been completed in respect of that part of the site and submitted to and approved in writing by the Local Planning Authority. 9. The existing stone wall forming the north eastern boundary as labelled on the approved plan shall be permanently retained.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To 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. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 7. In the interests of the amenities of the future occupants of the buildings 8. In the interests of the amenities of the future occupants of the buildings 9. In the interests of visual amenity of the area.

NOTE(S) TO APPLICANT

You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans.

You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050.

All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a

Page 30 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises.

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

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

The proposed development lies within an area that has been defined by the Coal Authority as containing potential hazards arising from former coal mining activity. These hazards can include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.

It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the- influencing-distance-of-mine-entries

Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Coal Authority Permit. Such activities could include site investigation boreholes, digging of foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.

Property specific summary information on past, current and future coal mining activity can be obtained from: www.groundstability.com or a similar service provider.

Page 31 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

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

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Page 32 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0053 TALWRN FARM TALWRN ROAD 23/01/2017 LEGACY WREXHAM LL14 4ER COMMUNITY: CASE OFFICER: Esclusham DESCRIPTION: PF ERECTION OF ADDITIONAL AGRICULTURAL POULTRY BARN WARD: BUILDING FOR BARN EGG AGENT NAME: Ponciau PRODUCTION (TO HOUSE 15,700 IAN PICK ASSOCIATES BIRDS) INCLUDING LINK TO LTD EXISTING BUILDING AND 2 NO. MR IAN PICK FEED SILOS

APPLICANT(S) NAME: MR PETER MOLLOY TALWRN FARMS LTD

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THE SITE

Site Unit now proposed

Unit allowed on appeal Site access

Page 33 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 PROPOSAL

Planning permission is sought for the erection of an extension to the existing barn egg production unit to house an additional 15,700 birds as well as the erection of 2 no feed silos. The overall number of birds on site as a result of the proposal would be 31,400 birds.

HISTORY

P/2013/0283 Erection of agricultural building for egg production. Refused 29.07.2013 P/2014/0372 Erection of barn egg laying unit with associated feed bins, hardstandings, access track and alterations and upgrading of existing highway access onto Talwrn Road. Refused and Allowed on Appeal.

DEVELOPMENT PLAN

The site is located outside a defined settlement limit with the main part of the site located with a Special Landscape Area. Policies PS2, GDP1, EC3, EC5, EC6 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parkin Standards and 17 – Trees and Development.

CONSULTATIONS

Community Council (Esclusham): Consulted 24.01.2017 Adj. Com. Council Rhosllanerchrugog): Object. Any new applications should be deferred until a full cycle of the existing barn has been completed and a report received. Members also re-iterated that as the barn was on the border of the 2 communities and the highway past the site was very well used by Rhosllanerchrugog residents, then the consultation should have included neighbouring communities, the ruling mentioned requires an amendment. Local Members: Cllr P. Pemberton – no comments at this stage. Cllr K. Hughes notified 24.01.2017 Adj. Local Member (Cllr M. Pritchard): Notified 24.01.2017 Site notice: Expired 22.02.2017 Press notice: Expired 25.02.2017 Highways: No objection. The additional traffic movements will be negligible but recommends conditions to ensure visibility splays are maintained and construction traffic is controlled.

Page 34 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Public Protection: No objection. Recommend conditions relating to air handling equipment noise levels and construction nuisance controls. NRW: No objection. Manure control measures acceptable and there would be no detrimental impact upon protected species. Welsh Water: Consulted 24.01.2017 Neighbouring occupiers: 21 neighbouring occupier notified. 7 representations received raising the following objections: • The proposed building will be sited even closer to existing properties than the previously approved structure; • The unit will be visible from nearby residential properties; • The unit is not an agricultural development but a commercial enterprise and its development is materially detrimental in terms of its impact on the environment and surrounding landscape contrary to Policy EC 3 of the Wrexham Unitary Development Plan 1996 -2011. The countryside should be safeguarded from encroachment such as this proposed development. • The additional development on the other hand will add to the intensity and consequently the noise and other forms of pollution associated with such a development will increase dramatically; • The purpose of the scheme was to provide an additional income stream yet no income projections have been produced to support the proposal as being a viable proposition. We would question that there is a market to substantiate the need for expansion of the ‘enterprise’. The applicants should produce documentary evidence of the business; • Odour and dust nuisance will be detrimental to neighboring occupiers and is dependent upon prevailing weather conditions. This will prevent the enjoyment of residences in the vicinity; • Noise levels will increase due to the intensity of the use of the site from HGVs etc.

Page 35 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 • The constant use of HGVs on the local highway network will be detrimental and will cause hazard to pedestrians, cyclists and horse riders; • Flies will be a nuisance and are particularly associated with poultry units as well as the risk from vermin and feral animals; • Bird may become infected by bird flu; • The water draining from the site could build up and cause pollution if soaked into the manure from the site; • There is no reference to the siting of the feed silos or their size; • There is no reason to believe that there is any special reason why the building should be sited in the isolated position and is contrary to EC3. • The previously required visibility splays cannot be achieved; • Conditions required by the previous approval have not been adhered to; • The site is within a Special Landscape Area; • the neighbours already endure water pollution from the acid tar lagoon; • the development may have significant impact upon wildlife including the great crested newt; and • Animal welfare is a concern and at the previous appeal hearing it was stated that there is only space for one unit;

SPECIAL CONSIDERATIONS:

Background: Members will recall that following a Hearing in April 2015, the Planning Inspectorate allowed an appeal for the erection of a barn egg laying unit and associated feed bins, hardstandings and access on the site in question. This effectively established the principle of development of the site in question. Development subsequently commenced and has been completed. The current building measures 85 metres long by 30 metres wide with a ridge height of 6.2 metres. There are also 2 no. feed silos approved as part of the current permission.

The proposal is to build an additional barn of similar proportions and appearance with an additional 2 no feed silos. The proposed building would be linked to the existing by way of a link. In addition it is proposed to install a sub-surface dirty water tank as well as an attenuation pond for surface water management.

Page 36 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

The nature of the current proposal is the same as that previously allowed at appeal and seeks to intensify the use of the site. The views raised by the Inspector in allowing the appeal remain valid and are a significant material consideration in the determination of this application. The principle of the use of the site for this purpose has been accepted and I therefore consider that the location element of policy EC3, requiring agricultural buildings to be closely linked to an existing farmstead, would be met. The main issue to consider is whether the additional built development and intensification of the use for this purpose would have a detrimental impact upon the amenity of the surrounding occupiers or the wider environmental character.

Design and amenity: The visual impact of the existing building is now apparent having been implemented. The proposed new build/extension is of the same design and would be located to the north of the existing building. There would be extremely limited opportunity to view the building from wider public viewpoint. The nearest residential property to the site is located to the north of the site with a group immediately to the east. There are sporadic gaps in the existing boundary planting. However, the new building would be set against the side elevation of the existing when viewed from the north. Existing dense planting, and new planting condition by the Planning Inspectorate masks views from the east. The Inspector previously noted that ‘the location takes advantage of existing landscape features for screening the building, minimising the effect it would have on the character of the area and would be preferable to available alternative sites in terms of the effect it would have on visual and residential amenity.’ For this reason I am satisfied that the additional built development will not have an adverse impact upon the character of the site, the amenity enjoyed by neighbouring occupiers or the wider special landscape character.

An odour report has been presented with the application which confirms that the additional unit will not raise odour levels to a point where they would not conform to accepted standards in relation to impact upon neighbouring residential amenity. The Inspector noted in her decision that the site is located in the open countryside where similar smells could result from existing agricultural practices. The infrequent occurrences that may occur as a result of this proposal (such as clean out time every 52 weeks) are therefore similarly unlikely to be detrimental.

The proposal is not considered to result in any further noise impact. Conditions can be re-imposed as a ‘belts and braces’ approach to ensure that the noise levels emitted by air handling equipment do not go beyond an industry standard level when measured from nearby residential properties.

Noise from birds within the building does not occur due to the design of the building.

I am satisfied that the applicant can address issues of vermin and fly nuisance. These are typically matters which are associated with agricultural practices and can be adequately controlled. The proposed development will

Page 37 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 be required to accord with modern animal welfare standards and I have no reason to believe that nuisance from vermin will be increased beyond the development which currently has consent.

Public Protection have raised no objection to the proposed development.

Highways: Access to the proposed extension will be via the existing newly created access. The proposed traffic movements to the site will be similar in character. Whilst the number of additional birds on site will double, this does not necessarily result in a 100% increase in traffic movements. The following information has been provided to confirm the nature of the additional traffic movements:

Traffic type Additional movements Bird delivery 2 additional articulated HGV’s per flock (every 52 weeks). Egg collection 0 additional (existing vehicle). Feed delivery 1 additional delivery every 14 days (24 per annum). Bird removal 2 x articulated HGV’s per flock (every 52 weeks). Dead bird collection 0 additional articulated HGV’s per flock. Manure removal 11 additional articulated HGV’s per flock. Totals 39 lorries per flock (52 weeks cycle) 0.75 per week (1.5 movements) Table showing proposed additional vehicle movements.

Whilst the proposal will result in additional traffic movements, their anticipated number is considered to be negligible and there is no justifiable reason to recommend that planning permission be refused on highways grounds. The Inspector previously concluded that she did ‘…not consider that the number of HGVs or the frequency they would be on the road would significantly affect the flow of traffic on the local highway network.

Highways have not raised any objection to the proposed development.

Other matters: It was noted on my site visit that the landscape mitigation required to be implemented has not been sufficiently carried out. This matter has been raised separately. Existing boundary planting will require protection to ensure that the proposed building can be assimilated into the landscape. The implementation of the proposed extension will interfere with the previously approved landscaping scheme in any case so an amended landscaping scheme will be required by planning condition. However, additional planting cannot be used to completely mask the proposed building. It has previously been accepted that such buildings are characteristic of rural agricultural landscapes.

NRW and the Council’s ecologist are satisfied that the proposed development is unlikely to cause harm to species which are afforded protection through the planning system.

Page 38 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 I am satisfied that the proposed development has given full consideration to the safe disposal of surface water and dirty water generated by the development. The safe disposal of dirty water from the site is governed by other legislation. The same applies to issues of animal welfare.

Rhosllanerchrugog Community Council have requested that any application be deferred until a full egg laying cycle of the existing unit has been carried out and a report prepared. This is an unreasonable request given that the terms of operation of such units are well defined. It is not considered necessary to delay the decision making process on this basis.

The need for the applicant to prove the economic viability of the agricultural enterprise is not required by planning policy.

Conclusion: I am satisfied that the nature of the additional built development associated with the accepted use of the site for the housing of barn laying chickens is acceptable. The building will be located adjacent to an existing building and would satisfactorily sit within the existing landscape. The additional traffic movements will be minimal. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered IP/PM/01 - Location Plan, IP/PM/02 - Site Plan A1 and IP/PM/03 - Elevations A1 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. 4. No part of the development shall commence until a Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 5. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 43 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. 6. The building hereby permitted shall only be used as a barn egg laying unit, as described in the application documentation. 7. Subject to the exceptions detailed separately in this condition, all works in relation to the implementation of this permission, including deliveries to or from the site shall be undertaken only between the hours of 07:30 and 18:00

Page 39 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Monday to Friday, and 08:00 to 14:00 on a Saturday and at no time on a Sunday, Bank or Public Holiday. Vehicles associated with the delivery or collection of the birds shall be allowed to be on site from 06:30 hours with loading and unloading taking place from 07:00 hours. The removal of manure from the site shall not take place on Saturdays, Sundays, and Bank or Public Holidays. 8. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background levels 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 Methods for Rating and Assessing Industrial & Commercial Sound. 9. No part of the egg laying unit building shall be used until an external lighting scheme has been implemented in accordance with details that have been first submitted to and approved in writing by the local planning authority. External lighting at the site shall thereafter only be provided in accordance with the approved scheme. 10. No part of the egg laying unit building shall commence until a scheme detailing the protection of existing planting to be retained and the provision of new tree and shrub planting has been submitted to and approved in writing by the local planning authority. The scheme shall include details of species, number, size of plants at time of planting etc., of all trees and shrubs to be planted in connection with the development and details for its management. 11. The planting scheme to be approved in connection with condition 10 shall be fully implemented within the first planting season following the first use of the building hereby permitted, and the scheme shall be retained permanently in association with the management plan to be also submitted as part of condition 16. If within a period of two years from the date of the planting of any tree or shrub, that tree and shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written approval to any variation.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. In the interests of highway safety. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. In the interests of defining the terms of the planning permission and amenity of the neighbouring occupiers of the site. 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

Page 40 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 8. To protect the amenities of the occupiers of nearby properties. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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Page 41 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0072 LOWER HONKLEY FARM 30/01/2017 STRINGERS LANE BURTON ROSSETT WREXHAM COMMUNITY: LL12 0AP CASE OFFICER: Rossett KH DESCRIPTION: ERECTION OF 5 NO. DWELLINGS WARD: AGENT NAME: Rossett APPLICANT(S) NAME: BOB DEWEY PLANNING NIGEL DARLINGTON MR B DEWEY

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THE SITE

Located close to the road to the North side of Stringers Lane between Cherry Cottage and Honkley Hall Cottages. It is reached from Burton Green along Cobblers Lane which forms a junction with Stringers Lane. A Listed farmhouse adjoins the site to the West which fronts the road.

PROPOSAL

A full application for the erection of 5 dwellings.

HISTORY (Most Relevant)

P/2002/1333 Demolition of redundant industrial building and the erection of 3 residential units. Approved 10.01.2005. P/2008/0135 5 detached dwellings and detached garage. Refused 18.03.2008. P/2014/0589 Listed Building Consent to install internal wall / roof insulation. Granted 18.07.2014. P/2015/0045 Listed Building Consent for repair of defective oak beam, reinstatement of oak window lintels and installation of slimlite glazing units and other alterations. Granted 03.06.2015.

DEVELOPMENT PLAN

The site lies outside any settlement limits and within a green barrier as defined in the Wrexham Unitary Development Plan. As such there is a general presumption against new residential development. Policies PS1, GDP1, H5 and EC9 of the Wrexham Unitary Development Plan refer.

CONSULTATIONS

Community Council: Consulted 31.01.2017. Local Member: Notified 31.01.2017.

Page 42 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Public Protection: Planning conditions required to restrict hours of construction. Various notes to applicant. Highways: Visibility splays of 2.4m x 43m are required in both directions. Visibility is achievable to the South East but to the North West is only achievable over land outside the boundary of the application site. A boundary hedge would need to be lowered to below 1m in perpetuity. Clarity required. Welsh Water: No comments on basis the applicant intends utilising a septic tank facility. NRW: Does not object to the proposal. Ecology Survey and Assessment are considered to be appropriate and proportionate and satisfactory. Concur with the conclusions and recommendations in respect of European Protected Species. Advice note to applicant regarding drainage. Other representations: Comments on behalf of 13 residents at Honkley Barns, nearby development:- • In principle would welcome a sympathetic development to ensure this derelict site has a long term sustainable use and residential properties the preference • Concerns regarding impact on residential amenity • Concerns regarding increase in vehicular movements associated with the residential use and construction vehicles • Stringers Lane is in poor condition and a dangerous state of repair • Increased noise during construction process • Should be conditions to restrict working hours, repairs to roads and a landscaping scheme.

One further letter of objection on the grounds of the poor road surface.

One additional letter of support on the grounds it will contribute to the small ‘hamlet’. Supportive of the construction hours specified by Public Protection. Care needs to be taken over the design given the sensitive location and dwellings should be limited to 2.5 storey. Concerned a nearby store / garage could potentially be converted to residential. Site Notice: Expired 06.03.2017.

Page 43 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 SPECIAL CONSIDERATIONS / ISSUES

Background / Policy: The site lies outside any settlement limit and within a Green Barrier as defined in the Wrexham Unitary Development Plan where there is a general presumption against new residential development. Policy PS1 directs new development for housing to defined settlements.

A previous application on the site was approved in 2002 (P/2002/1333) for the demolition of a redundant industrial building and the erection of 3 residential units. The development was justified in that particular case on the basis it enabled the removal of an industrial unit and secured finances for repairs and renovation for an adjacent Grade II Listed Building which was in urgent need of repair and has secured its long term future. Under the criteria for enabling development, it must be demonstrated that the amount of enabling development is the minimum necessary to secure the future, in this case of the Listed Building.

A subsequent application was submitted in 2008 (P/2008/0135) for 5 two- storey properties which was Refused on grounds of its impact on the countryside and green barrier and contrary to policies within the UDP, impact on the listed building, substandard visibility in a North Westerly direction and the approach by means of narrow lanes.

Current Proposal: The approval for 3 properties on the land has been justified above – enabling development to secure improvements. Under the criteria for enabling development, it must be demonstrated that the amount of enabling development is the minimum necessary to secure the future in that case, the Listed Building. The amount of development was deemed at the time of determination to be sufficient and therefore I cannot see how the increase in the number of dwellings from 3 to 5 can be justified. No justification has been provided within the application details for this fundamental change.

Given the predominantly rural character of the area within open countryside and green barrier, I can see no justification to provide the additional new development in the countryside as an exception to the usual presumption against new housing in the countryside.

Unsustainable location: The site’s location and distance from the closest local amenities / facilities / schools etc. would be unsustainable and not a site which would encourage alternative means of travel to the car. The site is approached by narrow rural lanes which are considered substandard in width and devoid of footways or lighting to serve further residential development which would cause safety concerns for pedestrians and cyclists.

Page 44 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Conclusion: The proposal is unacceptable given its location outside any settlement and in a green barrier and I can see no justification to make an exception to the countryside policies of the Wrexham UDP. The site is also unsustainable given its location and distance to the nearest local facilities and there would be a reliance on the car rather than alternative means of travel.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The site is located outside any settlement limit as defined in the Wrexham Unitary Development Plan and despite an extant planning permission P/2002/1333 covering part of the site, the proposal would inappropriately extend new built development at this location. The scheme as submitted provides no justification as to why an exception to the adopted settlement / housing policies of the Wrexham Unitary Development Plan should be made and to allow the proposal would be contrary to policies PS1, PS2, GDP1 (e and k) and H5 of the Wrexham Unitary Development Plan. 2. By virtue of its unsustainable location outside and divorced from any settlement and local facilities the development would be isolated in the rural landscape. The site is approached by means of narrow lanes which are substandard in width and devoid of footways or lighting to the detriment of the safely of pedestrians / cyclists and would be unlikely to be a site which encouraged alternative means of travel to the car. To allow the proposal would be contrary to policies PS1 and PS4 of the Wrexham Unitary Development Plan.

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Page 45 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0123 LAND OFF MAES MAWR ROAD 13/02/2017 GARTH TREVOR WREXHAM LL20 7YW COMMUNITY: CASE OFFICER: Llangollen Rural DESCRIPTION: PF ERECTION OF 2 NO. TWO-STOREY DETACHED DWELLING AND WARD: CONSTRUCTION OF NEW AGENT NAME: Llangollen Rural VEHICULAR AND PEDESTRIAN REAL PLANNING ACCESS MR GERRY KELLETT

APPLICANT(S) NAME: MR GWILYM JONES

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THE SITE

Application site Position of proposed highway improvements to junction

PROPOSAL

Planning permission is sought for the erection of two 4 no. bed detached two storey dwellings each with a detached garage and associated access and parking area.

Page 46 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 HISTORY

None.

DEVELOPMENT PLAN

The site is located within a defined settlement. Policies PS1, PS2, GDP1, H2, EC13 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards and 21 Space Around Dwellings are applicable.

CONSULTATIONS

Community Council: Consulted 14.02.2017 Local Member: Notified 14.02.2017 Site notice: Expired 17.03.2017 Highways: No objection subject to the highway improvements being carried out at the junction with Ffordd Pen y Gaer and Garth Road by way of a Grampian condition. Public Protection: No objection. Recommend conditions and informatives to protect neighbouring amenity. NRW: No comments. Welsh Water: Require the submission of a drainage plan. No surface water or land drainage shall be allowed to connect to the main sewer network. Susan Elan Jones MP: Representing views of a local constituent: • The design of the building is out of character for the neighbourhood; • Traffic will be very dangerous due to an increase in flow and pedestrian access is dangerous due to narrow lanes; and • There frequent use of the roads by farm traffic is a concern. Neighbouring occupiers: 10 neighbouring occupiers notified. 2 representations received objecting for the following reasons: • The buildings do not suit the area; • The boundary wall may not be in the applicants ownership; • Drainage needs careful consideration; • The field, up until recently, was filled with wildlife; and • Garth Road and Pen y Gaer Road junction is dangerous for pedestrians.

Page 47 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 SPECIAL CONSIDERATIONS

Policy: The site is located within a defined settlement limit. The principle of residential development in such locations is established by policies PS1 and H2 of the Wrexham UDP. All development is expected to be acceptable in terms of the councils general development principles set out in policy GDP1.

Design: The site is triangular in shape and effectively forms a middle terrace between existing dwellings to the western and eastern boundaries. The land slopes downward from the west. The site is also considered to be prominent both from within the immediate streetscene and village setting and also from wider viewpoints within the surrounding landscape.

Whilst it is acknowledged that the dwellings are larger than the modest scale of the neighbouring dwellings, they are simple in character, consisting of painted render facing elevations and natural slate to the roof coverings. Both properties have been orientated so that their frontages face towards the highway. However, plot 1 has been skewed in order to make the most of views across the valley. As such, the rear elevation of plot 1 has been designed so that it has the appearance of a principle elevation rather than a simple rear elevation. I consider that this will help assimilate the dwelling into the immediate streetscene and appear logical in the wider landscape. I consider that, subject to strict control over the use of materials and boundary treatments, the design of the dwellings are considered acceptable.

Amenity: The proposed dwellings would be sited on sloping field parcel between existing cottages. Normally, LPG21 places an increased separation standard on sloping sites because of the increased possibility of overlooking downwards. I am satisfied that the dwellings would be located such that direct overlooking would not occur to a detrimental level. Where the properties do not meet the required standard, in accordance with the information provided on the topographical survey, the level changes are so severe that where occupants will have an outlook, the plane of view will go directly over the dwellings rather than glances occurring into the respective dwelling habitable rooms. In this regard, I am satisfied that to allow the dwellings would not result in a detrimental loss of privacy for existing or future occupants in the village.

Highways: The local highway network is characteristic of the upland villages, consisting of lanes of varying width, predominantly narrow off the main road through the village. Additional traffic flows would not normally be encouraged.

The applicant has proposed a number of highway improvements consisting of the provision of a passing place along Maes Mawr and a significant improvement to the visibility at the junction of Pen y Gaer Road and Garth Road. These improvements would not only allow the development to occur but would also represent a significant improvement for existing residents with the village and beyond. This is especially the case given the extremely poor visibility splays which are experienced at this junction.

Page 48 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Other matters: The site is currently utilised a rough agricultural land which appears to have grazing characteristics. It is not considered to have any specific ecological habitat value.

Disputes relating to the ownership of the land in question are not a planning issue and are to be resolved between the parties involved.

Drainage is a material consideration and a condition to ensure that appropriate foul and surface water disposal methods are employed will form part of a positive recommendation.

Conclusion: I am satisfied that the proposed development is acceptable in terms of its visual impact and effect upon neighbouring occupiers. It can be accommodated whilst providing significant highway safety improvements to the village. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered H/02 - Proposed floor plans - Plot 1,H/03 - Proposed elevations - Plot 1, H/04 - Proposed floor plans - Plot 2, H/05 - Proposed elevations - Plot 2, H/06 - Proposed site plan, H/07 - Proposed garage - Plot 1 and 2, material specifications set out in the letter dated 19.03.2017 and contained within the application documentation. 3. All landscaping shall be carried implemented in accordance with the specifications, timescales and management measures set out in the approved document titled LANDSCAPING SCHEME dated 3.1.2017. 4. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 5. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating how foul water, surface water and land drainage will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be implemented in accordance with a timescale to be agreed as part of the submitted details and maintained thereafter. 6. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.0 metres x 15 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

Page 49 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 7. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 8. The vehicular parking and turning areas as shown on approved drawing(s) No(s). H/06 - Proposed site plan shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 9. No part of the development shall commence until a scheme detailing the construction of the following has been submitted to and approved in writing the local planning authority: a) a passing bay of 8 metres in length along Maes Mawr Road; and b) the relocation of the boundary wall belonging to the property known as Llwynfan to provide visibility splays of 2.4m x 33m to the centre line in a northerly direction on to Garth Road The scheme as is approved shall be fully implemented prior to first use of the development. 10. No part of the development shall commence until a Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 11. No private surface water run off shall be permitted to flow from the development site onto the adjoining highway. An Aco drain or similar shall be provided across the approved access to intercept any such run off prior to first use of the development. 12. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 5. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system. 6. To ensure that adequate visibility is provided at the proposed point of access to the highway. 7. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety.

Page 50 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 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. In the interests of highway safety. 10. In the interests of highway safety. 11. In the interests of highway safety. 12. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans.

You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050.

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

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

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

______

Page 51 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0165 MAELOR POULTRY PICKHILL LANE 24/02/2017 CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP EXTENSIONS AND UPGRADING OF FACILITIES AND BUILDINGS WARD: INCLUDING: AGENT NAME: Marchwiel ROOF ALTERATION ON EXTENSION CASSIDY AND ASHTON DESPATCH STORAGE, STORE AND MR GUY EVANS CRATE STORAGE EXTENSIONS TO LAIRAGE BUILDING NEW DESPATCH BAY INSTALLATION OF ADDITIONAL PLANT - CHEMICAL SCRUBBER, GAS TANK, 3 NO. WATER TANKS AND 2 NO STORAGE TANKS

APPLICANT(S) NAME: MR MEHTA MAELOR FOODS

______

THE SITE

Application site

Page 52 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 PROPOSAL

The development comprises the following:

• Extension 1: A 465 sq. building adjoining the north-east elevation of the extension granted permission in 2016; • Extension 2: A 115 sq. building adjoining the north-east elevation of Extension 1; • Extension 3: A 238 sq.m building adjoining south-east elevation of the extension granted permission in 2016; • One additional despatch bay; • Amendment to the roof of the extension granted planning permission in 2016; • A chemical scrubber system, with associated 15m exhaust stack; • Three water tanks with a 4m diameter and 7 metres in height located adjacent to the north-east elevation of the extension granted permission in 2016; • A gas tank with a 2.4m diameter and height of 11.6m; • Two water storage tanks – 16.2 diameter and just over 7m in height.

The proposed site plan is included below.

Page 53 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

HISTORY

P/2011/0750 Demolition of existing factory buildings and construction of new cheese cutting and packing plant including offices together with new chill storage warehouse. Granted 04.12.2012. P/2014/0781 Change of use to poultry processing facility. Granted 02.03.2015. P/2015/0838 Extension, alteration and upgrading of existing facilities and buildings including: • Extension for covered delivery / lairage • Extension for covered waste removal area • First floor office extension • Recladding of key building exterior (including main building, office block and training block) • Plant area screen • Exhaust air scrubber (EMM) • Installation of package treatment plant for domestic foul sewage • Alterations to entrance Granted 1.2.2016 P/2017/0204 Application for approval of details reserved by conditions imposed under planning permission Code Nos: P/2014/0781: • Condition 2 – Submission of an Appropriate Dust Management scheme • Condition 3 – Submission of a scheme of Reasonable Avoidance Measures (RAMs) in respect of Great Crested Newts • Condition 4 – Submission of an Odour Management Plan • Condition 6 – Submission of a Noise Management Plan P/2015/0838: • Condition 3 – Submission of an Appropriate Dust Management Scheme • Condition 4 – Submission of an Odour Management Plan • Condition 6 – Submission of a Noise Management Plan Pending.

DEVELOPMENT PLAN

Outside of a settlement limit. Policies PS1, PS2, Policies PS3, GDP1, EC6, T8 and T10 apply.

Page 54 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 CONSULTATIONS

Community Council: Wishes to register the following concerns over this proposal: The plans show there will be a considerable increase in the size of the buildings. This suggests an augmentation in productivity and output. This will involve a greater volume of vehicular movements (in and out), which will have an impact on neighbouring homes and on the junction with the A525 road. This is already a potentially hazardous spot for several reasons: 1) HGV traffic leaving Pickhill Lane have to occupy both lanes; 2) traffic from the Wrexham direction have a restricted view of the junction due to a bend in the road; 3) traffic from Bangor-On-Dee also has a restricted view and many would not expect a vehicle to be on their side of the road. 4) The lane on the opposite side of the road from Plas Fron complicates this junction, as four new properties use this junction. 5) The 40mph speed limit in force is often not observed by motorists Local Member: Notified 28.2.2017 Public Protection: No additional comments to those made in response to the original. Highways: Consulted 28.2.2017 Welsh Water: As the applicant intends utilising a private treatment works we would advise that the applicant contacts NRW who may have an input in the regulation of this method of drainage disposal. NRW: No objection but have submitted the following comments: Protected Species - It is noted that this planning submission does not include an ecological component. However, the potential implications on protected species were considered as part of the original permission for changing the unit from Dairy to Poultry in 2014/15. NRW considers that the current proposals would not materially change our earlier assessments in respect of possible impacts on protected species; - NRW considers the proposal is not likely to be detrimental to the maintenance of the favourable conservation status of local populations of European protected species not

Page 55 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 likely to adversely affect and local populations of British ‘fully’ protected species. Sites - The proposed development is to take place approximately 130 metres away from the River Dee Special Area of Conservation (SAC) and Site Special Scientific Interest NRW does not consider that the proposals would have any impact on the protected sites. Environmental Permitting - NRW has recently received an installation permit application for the operation of an abattoir, deboning plant and effluent treatment plant at this site. It is understood that the application has been duly made and will be assessed by the NRW Permitting Service; - NRW will not grant a Permit if we are not satisfied that odour control and other pollution risks are adequately controlled. Flood Risk - We would recommend that prior to the determination of the application, that you consult your Flood Risk Department, who act as the Lead Local Flood Authority, for further advice in relation to surface water management at the site. Pollution Prevention - This development lies within the River Dee Water Protection Zone. A Dee Protection Zone Consent will be required from Natural Resources Wales in order to store or use certain controlled substances. - Any waste excavation material or building waste generated in the course of the development must be disposed of satisfactorily in accordance with duty of care requirements under section 34 of the Environmental Protection Act 1990; - Any facilities, above ground, for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. Water Resources - The Design And Access Statement (DAS) states that the site benefits from a water borehole. The developer should be made aware that we have no record of a licence for abstraction from the borehole. Should it be intended to abstract more than 20 cubic metres of water per day, then a licence for the

Page 56 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 abstraction will be required from Natural Resources Wales; - Flood Management: A small portion of the site is identified as being at a high risk of surface water flooding as defined by NRWs updated flood map for surface water flooding. I would recommend the applicant consider the inclusion of flood resistant or resilient construction to minimise the impact of any future flooding; - The applicant has indicated that surface water generated by new, impermeable surfaces will be managed by soakaway. It would appear that a significant area of additional impermeable surface will be added to site, including new hardstanding areas. No information has been included on the suitability of the site for the use of soakaways. Prior to approval I would request that an indicative drainage proposal is submitted in accordance with attached guidance note to demonstrate a feasible surface water management system exists. National Grid: Notified 28.2.17 Wales and West Utilities: Notified 28.2.17 Site Notice: Expired 29.3.2017 Neighbours: The owners/occupiers of 6 nearby properties were notified on 8.3.2017. 1 representation received expressing concerns about the following matters: - Odour; - Noise; - Increase productivity beyond the planning restraints in place; - Increase in traffic.

SPECIAL CONSIDERATIONS

Background: Planning permission for the change of use of the site to a poultry processing facility was granted in March 2015, with planning permission for extensions to the buildings being granted in February of last year. The site has not yet been put to use as a poultry processing facility however the process of converting and extending the buildings has begun.

Policy: The UDP has no specific policies dealing with extensions to established business premises located in the countryside therefore provided proposals are acceptable with regards to design and visual impact and do not adversely impact upon highway safety, residential amenity or ecology there is no planning policy objection in principle to this type of proposal. Furthermore, Planning Policy Wales (Chapter 7) advises that the “expansion of existing

Page 57 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 businesses located in the open countryside should be supported provided there are no unacceptable impacts on local amenity”.

Whilst the proposed development will further increase the floor area of the poultry processing facility, the applicant’s agent has confirmed that the extensions are not to facilitate an increase in production but are required to facilitate the improved efficiency and working practice of the use of the site and to ensure all aspects of the facility are housed internally. The site is to operate within the limits of the previously approved conditions. Whilst I will comment on other matters below, the main consideration in this instance is visual impact.

Visual Impact: The north-west elevation and north east elevations of the extension granted planning permission in 2016 and the development now proposed are shown below, The north west elevation faces Pickhill Lane:

P/2015/0838 North West Elevation Plan

Proposed North West Elevation Plan

Page 58 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

P/2015/0838 North East Elevation Plan

Proposed North West Elevation Plan

Extensions 1 and 2 (taken together) increase the overall width of the previously approved extension by 13 metres. The changes to the roof design will increase the overall height of the previously approved extension by 1.5 metres. Extension 3 projects 20 metres beyond the south-eastern elevation of the 2016 extension, although it will not project as far to the south-east as other existing buildings at the site. The proposed extensions will not be prominent in their own right and taken together with the previously approved extensions will not result in a significant increase in the impact of the site on the wider rural landscape. The extensions are in keeping with the appearance of existing buildings at the site.

Most of the proposed chemical scrubber plant will be no higher than existing buildings or the proposed extensions. Locating it immediately adjacent to proposed buildings ensures it will not be unduly prominent within the site or wider landscape. The exhaust stack for the chemical scrubber will be 15 metres high – 4 metres higher than the tallest building at the site, with a diameter of 1 metre. From nearby vantage points it will be viewed in the context of and will be in keeping with the industrial character of the site. Whilst it will also be visible from vantage points in the wider landscape, I do not consider its height or bulk will have a significant or harmful impact.

The proposed water tanks will be located adjacent to the proposed extensions and will be no higher than them. The tank will not be prominent from near or distant viewpoints, are in keeping with the industrial character of the site and will not detract from the wider rural landscape.

Whilst the proposed water storage tanks and gas storage tank will be located to the east of the buildings they will be viewed in the context of the industrial character of the site and will not be unduly prominent within the wider landscape.

Page 59 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Amenity:

Noise and Odour

Noise and odour issues regarding the operation of the site as a poultry processing facility were considered when planning permission was granted for the change of use of the site and for the previous extensions. Both planning permissions are subject to conditions that:

- require the submission of, noise and odour management plans for approval and subsequent implementation; - impose a specific noise limit, as measures from the nearest noise sensitive properties; - limit on the maximum number of birds that can be processed each week at the site. This will have the effect of limiting the heavy goods vehicles that travel to/from the site and in turn limit the amount of traffic noise.

I have received an application (P/2017/0204) for approval of the details required by conditions on the previous planning permissions, including the requirements for noise and odour management plans as well as a dust management plan. Approval of the application is subject to Public Protection formally confirming those measures are acceptable. To avoid the need for the applicant submit additional dust, noise and odour management plans in respect of the current development, it would be appropriate to apply conditions to this development to ensure that it operates in accordance with the dust, noise and odour management plans already submitted, subject to Public Protection confirming they are acceptable.

One of the extensions is intended to provide space to house plant and machinery, which should assist in providing some noise mitigation when that plan and machinery is in use. In any case it is over 170m from the boundary of the nearest dwelling with the existing buildings and previously approved extensions in between. It is therefore unlikely to significantly increase the risk of noise nuisance.

The only part of the current proposals that has the potential to generate noise is the installation of chemical scrubber system. This will be around 160 from the boundary of the nearest dwelling, with both the existing buildings and proposed extensions to it lying in between. Only the top of the exhaust stack of the scrubber will be visible from nearby dwellings. The position of the scrubber relative to the nearest dwelling should help ensure the risk of noise nuisance is minimised. The distance should also help to minimise the risk of any residual odour in exhaust air from it disturbance to the occupiers of the nearest dwellings to the site.

Two of the extensions will provide space for internal storage of poultry products and bird transport crates which should assist in controlled odours at the site.

Page 60 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Members are reminded that the site will also be to subject to environmental permit issued by Natural Resources Wales. The permit, if granted, will require a future operator to put in place measures to prevent or minimise both noise and odour.

Impact of the proposed buildings

The nearest proposed building will be around 155 metres from the boundary of the nearest dwelling. The other extensions and proposed plant are further way. I am satisfied that all parts of the development are far enough away they will not adversely impact upon the standard of amenity afforded to the occupiers of that or any other nearby dwellings by way of loss of light or by proving visual overbearing.

Highways: The development will not give rise to any additional vehicular movements to/from the site – particular as I intend to impose a condition worded similarly to those imposed on the previous permissions in respect of production capacity. The submitted plans do not impact upon the space available for parking and for the loading, unloading and manoeuvring of heavy goods vehicles within the site. I am therefore satisfied the development will not prejudice highway safety.

Drainage: A new treatment plant is to be installed to treat effluent are treated on-site. Treated clean water will then be discharged from the site and ultimately flow into the River Dee. The previous planning permissions include a condition requiring that the site not be made operational until the treatment plant has been installed. The same condition will be imposed upon this development.

Whilst noting the comments made by the Senior Flood Management Officer, the development will not increase the hard surfaced areas within the site. The previous planning permissions are both subject to conditions requiring the submission of surface water drainage schemes and it would seem appropriate to impose a similar condition on this proposal so that the applicant prepares a scheme that takes account of the run-off from all of the existing and proposed buildings as well as external hard surfaced areas.

Ecology: The development will take place within the established curtilage of the site that lies close to the River Dee, a designated SSSI and SAC. NRW have advised that they do not consider that the proposals would have any impact on those protected sites. Furthermore they have also advised that the proposal is not likely to be detrimental to the maintenance of the favourable conservation status of local populations of European or nationally protected species. I have no reason to conclude otherwise.

CONCLUSION

The proposed development is unlikely to give rise to significant or unacceptable impacts with regards to noise, odour, traffic, visual impact and ecology and as such accords with the relevant UDP policies.

Page 61 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

RECOMMENDATION A

That the Head of Environment and Planning be given delegated authority to GRANT planning permission for this development once Public Protection have confirmed that the dust, odour and noise management plans submitted via application P/2017/0204 in respect of conditions imposed on two previous planning permission are acceptable.

RECOMMENDATION B

• That planning permission is granted subject to the conditions listed below; and • The Head of Environment and Planning be given delegated authority to amend conditions to take account of any comments made by Public Protection in respect of application P/2017/0204 should amendments be required to the dust, odour or noise management plans.

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) and documents: i. c3697 L03 Revision P1: Proposed Site Plan; ii. c3697 L05 Revision P1: Proposed Elevations; iii. c3697 L06 Revision P1: Proposed Chemical Scrubber - Plan & Elevation; iv. c3697 L07 Revision P1: Proposed Gas Tank - Plan and Elevation; v. c3697 L08 Revision P1: Proposed Water Tank - Plan & Elevation; vi. c3697 L09: Proposed Floor Plan vii. Orchard Environmental Systems, Proposed odour scrubbing system dated 04/10/2016 3. The development shall be carried out in strict accordance with the Dust Management Scheme dated 13.03.2017. 4. The development shall be operated at all times in strict accordance with the ADAS Pre-Operational Odour Management Plan V4.0. 5. The development hereby granted permission shall not be used until a system for the treatment of trade effluent has been provided on site and made operational in accordance with details that has first been submitted to and approved in writing by the Local Planning Authority. The system for the treatment of foul water and effluent shall thereafter be retained and maintained in an operational condition. 6. 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. 7. The development shall be operated at all times in strict accordance with Section 10: Noise Mitigation Plan of the Environoise Consulting Limited

Page 62 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Noise Impact Assessment to Discharge Planning Conditions reference 20773R01aPKrmw. 8. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 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. No more than 400,000 birds shall be processed each week at the site subject to this permission. For the avoidance of doubt 'the site' is the area edged in red on approved drawing no. c3697 L01 Revision P1: Existing Location Plan. 11. 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 comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To protect the amenities of the occupiers of nearby properties. 4. To protect the amenities of the occupiers of nearby properties. 5. To prevent pollution of the water environment. 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 a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 9. To protect the amenities of the occupiers of nearby properties. 10. To protect the amenities of the occupiers of nearby properties. 11. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

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. ______

Page 63 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0174 THE OLD GOSPEL HALL CHURCH 01/03/2017 STREET RHOSLLANERCHRUGOG WREXHAM COMMUNITY: LL14 2BN CASE OFFICER: Rhos MP DESCRIPTION: APPLICATION FOR VARIATION OF WARD: CONDITION 1 IMPOSED UNDER AGENT NAME: Pant PLANNING PERMISSION BUILDING DESIGN P/2012/0332 TO ALLOW AN COLUTIONS EXTENSION OF TIME OF 2 YEARS MR GLYN ROBERTS BEFORE COMMENCEMENT OF DEVELOPMENT (THAT THE DEVELOPMENT BE COMMENCED BEFORE 30TH JULY 2019)

APPLICANT(S) NAME: MR STEPHEN WILLIAMS

______

SITE

Application site

Page 64 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 PROPOSAL

As above.

HISTORY

P/2012/0332 Demolition of taxi office, erection of two no. one bedroomed flats and formation of vehicular access. Granted 30.7.2012

DEVELOPMENT PLAN

Within settlement limit. Policies GDP1, H2 and T8 apply.

CONSULTATIONS

Community Council: Object. This site is and has been subject to issues regarding access and egress, which this development would resolve. Members request that the development be commenced within the initial planning consent. Local Members: Notified 2.3.2017 Site notice: Expired 29.3.17 Neighbours: The owners/occupiers of 10 neighbouring notified 8.3.2017

SPECIAL CONSIDERATIONS

Policy: Subject to complying with policy GDP1 in respect of access, siting, design and the impact upon neighbouring properties residential development on this site accords with policy H2. The previous planning permission also remains extant and capable of implementation – therefore the principle of developing the site is established.

Paragraph 5.21 of Circular 016/2014: The Use of Planning Conditions for Development Management advises that applications to renew planning permission should only be refused where there has been some material change in planning circumstances since the original permission was granted; continued failure to begin the development would contribute unacceptably to uncertainty about the future pattern of development in the area; or the application is premature because the permission has a reasonable time to run.

There have been no changes to local planning policy since permission was previously granted. Whilst Planning Policy Wales has been updated, it would not materially alter how proposals to develop this site are viewed. This is the first time the applicant has sought to renew the planning permission, therefore it would be unreasonable to conclude that there has been a continued failure to begin development. Finally, given that the permission expires in July 2017, I am satisfied that the application has not been submitted prematurely.

Page 65 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

Whilst I note the objections of the Community Council, the fact that the applicant has sought an additional two years to commence development suggests that he is not going to or is unable to commence development within the lifetime of the extant planning permission. The Council cannot compel the applicant to commence development before July 2017. If the applicant does not commence development before the expiry of the extant permission, the refusal of this application is only likely to further delay the redevelopment of the site, which would, in my opinion, be counterproductive to achieving the improvements the Community Council seek.

CONCLUSION

The redevelopment of the site as proposed by the extant planning permission remains in accordance with local and national planning policies. There have also been no other material changes in circumstances that would warrant refusal of this application.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before 30 July 2019. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered SW/RHOS/01A AND 02A and contained within the application documentation. 3. 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 unless the prior written approval of the Local Planning Authority has been obtained. 4. Prior to their use on the development samples of all 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. 5. No part of the soakaway system shall discharge directly to a watercourse or be within 10 metres of any watercourse or land drain. 6. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway. 7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no gate, fence, wall or other means of enclosure shall be erected, constructed or placed across the access within 5 metres of the highway boundary under Class A, of Schedule 2 Part 2 8. Nothing shall be planted, allowed to grow or erected to a height greater than 1 metre in height above the level of the nearside edge of the adjoining highway (Church Street) for a distance of 2.4 metres measured back from the adjoining highway (Wern Lane) along the entire site frontage. The splays shall

Page 66 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 be provided prior to first use of the development and shall thereafter be permanently retained clear of any such obstruction. 9. The vehicular parking and turning areas as shown on approved drawing(s) No(s). SW/RHOS/01A 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. 10. No private surface water run off shall be permitted to flow from the development site onto the adjoining highway. An Aco drain or similar shall be provided across the approved access to intercept any such run off prior to first use of the development. 11. Prior to first use of the development a 1.2 metre wide footway shall be constructed along the entire site frontages in strict accordance with a scheme which has been submitted to and approved in writing by the Local Planning Authority. 12. No part of the development shall commence until a scheme detailing the construction of the following has been submitted to and approved in writing by the Local Planning Authority: 1) Detailed layout, design, drainage and construction of the proposed new footways. The scheme as approved shall be fully implemented prior to first use of the dwelling. 2) Proposed re-location of the street light on Wern lane junction with Church Street. 13. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 15 metres in both directions measured to the 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. 14. The vehicular access hereby approved shall be a minimum width of 6 metres. 15. No part of the development shall commence until a scheme of boundary treatment to prevent vehicular access from Church Street has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented before the first use of the development.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To protect the amenities of the occupiers of nearby properties. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure the proper drainage of the site and to minimise the risk of pollution

Page 67 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 6. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 7. In the interests of highway safety. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. 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. 10. In the interests of highway safety. 11. In the interests of pedestrian safety. 12. In the interests of highway safety. 13. To ensure that adequate visibility is provided at the proposed point of access to the highway. 14. To ensure the formation of a safe and satisfactory access. 15. To prevent any vehicular access from Church Street in the interests of highway safety.

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Page 68 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0203 STABLE COTTAGE HILL FARM 10/03/2017 STATION ROAD OVERTON WREXHAM COMMUNITY: LL13 0LJ CASE OFFICER: Overton SEH DESCRIPTION: REMOVAL OF CONDITION NO.3 OF WARD: PLANNING PERMISSION CODE NO AGENT NAME: Overton P/2005/0714 TO ALLOW USE AS MRS CHARLOTTE PERMANENT DWELLING ALLWOOD

APPLICANT(S) NAME: MRS CHARLOTTE ALLWOOD

______

THE SITE

PROPOSAL

As above

HISTORY

P/2005/0714 Variation of condition no. 3 of 6/22516 to allow use as a holiday let. Approved 10.08.2005 6/22516 Conversion of outbuilding to form annex living accommodation. Approved 25.07.1994

Page 69 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 DEVELOPMENT PLAN

The site is outside of settlement. UDP Policies H3, PS2, T8 and GDP1 apply. Local Planning Guidance Notes Nos. 3 – Converting Redundant Buildings, 16 – Parking Standards and 21 – Space around Dwellings are also relevant.

CONSULTATIONS

Community Council: Objects. The observations and stipulations placed in the Granting of P/2005/0714 are still applicable. The property is outside the LDP settlement area. Should the application be approved a precedent would be set for similar applications Local Member: Notified 15.03.2017 PP: No comments Highways: No objections (see special considerations below) Site notice: Expired 14.03.2017 Other representations: Notified 15.03.2017

SPECIAL CONSIDERATIONS

Background: Planning permission was granted in 1994 (6/22516) for the conversion of a building which was previously used as a veterinary surgery into residential accommodation. At that time a condition was attached restricting occupancy to members of the same family, or employees of the occupiers of the farmhouse know as Hill Farm. In 2005 (P/2005/0714) this condition was varied to include the use of the building for holiday accommodation. This application now seeks to remove this condition to allow the building to be used as a permanent dwelling. The relevant matters for consideration relate to residential amenity and highway safety.

Residential Amenity: The original permission was restricted to members of the same family employees of the farm, and later also to include use as a holiday let. The reason for this restriction was given as being due to the shared curtilage with, and close relationship to, the main house. A site plan has now been submitted with the application which demonstrates separate residential curtilages for both buildings which would not intrude any further into the countryside. Both properties will have more than adequate outdoor garden space and the buildings are sufficiently spaced to safeguard against any loss of privacy. The use of the buildings would accord with LPGN 21 ‘Space around Dwellings’.

Highways: Onsite parking for both existing and proposed dwellings would accord with LPGN 16 (3 spaces per unit). As the building was previously used as a veterinary surgery which would have generated a significant amount of vehicle movements, there are no objections to the proposed use as a permanent dwelling.

Page 70 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Conclusion: I consider the use of the building as a permanent dwelling to be acceptable and the residential amenities of both the occupiers of the Hill Farmhouse and the proposed dwelling are secured. There would be no negative impact upon highway safety and the development is in accordance with the Council’s adopted policies and guidance.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. Prior to first use of the development the site shall be laid out in strict accordance with layout plan(s) No. Site Plan Reference 001. 2. The vehicular parking and turning areas as shown on approved drawing(s) No(s). Site Plan Reference Site Plan Reference 001 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. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no further development shall take place under Classes A, B, C, D, E, F of Schedule 2 Part 1, other than the development hereby granted permission.

REASON(S)

1. To ensure that the development fully complies with the appropriate policies and standards. 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 the development fully complies with the appropriate policies and standards.

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Page 71 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0209 CHESHIRE CHEESE OVERTON 13/03/2017 ROAD PENLEY WREXHAM LL13 0LU COMMUNITY: CASE OFFICER: Maelor South DESCRIPTION: MP TWO-STOREY EXTENSION AND FORMATION OF NEW VEHICULAR WARD: ACCESS AND LAYING OF AGENT NAME: Overton DRIVEWAY BERRYS MR STUART THOMAS APPLICANT(S) NAME: R T EVANSON AND SON

______

SITE

Application site

PROPOSAL

As above.

Page 72 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 HISTORY

P/2017/0210 Erection of agricultural building and formation of new vehicular access and layout of new driveway. Pending.

DEVELOPMENT PLAN

Outside of settlement and within Special Landscape Area. Part of the application site lies within a Zone C2 flood plain. UDP policies GDP1, EC5, EC6, EC12 and H5 apply.

CONSULTATIONS

Community Council: The two-storey extension is actually 20% larger than the original house. It would be perfectly possible for this extension to exist as a separate dwelling with its own kitchen, bathroom and bedrooms. On these grounds, the Council wishes to object to this development Local Member: Notified 17.3.17 Highways: Have made the following comments; - There is an existing access fronting the existing dwelling. This has recently been closed up with a hedged planted across; - The access suffered from inadequate visibility in both directions. The closure of this access is considered to be beneficial in height safety terms. I would recommended the existing dropped kerb is reinstated to full height; - The property is served by an access of Lion Lane. Visibility is adequate in both directions; - The access has a steep gradient which is not ideal particularly in winter months; - The A539 is subject to a 40mph speed limit. Any access in this location would normally be required to provide a splay of 2.4 x 120m. Assuming speeds of 30mph, any access would normally require visibility splays of 2.4 x 43m. - Visibility is adequate in an easterly direction. However visibility is inadequate in the westerly direction providing a splay of approximately 2.4 x 36m. Visibility is impeded by the existing bridge parapet and trees beyond; - Forward visibility of vehicles approaching from the west is approximately 60m; - Recommend the proposed access is a minimum of 5m wide for the first 10m, paved with hard bound materials for a minimum distance of 10m and any gates be set back a minimum distance;

Page 73 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 - The use of the proposed access would be considered beneficial in highway safety terms including the permanent closure of two existing sub-standard accesses. - Parking appears adequate. NRW: We have significant concerns with the proposed development as submitted. We recommend that you should only grant planning permission if the scheme can meet the following requirement. We would object if the scheme does not meet this requirement.

A Flood Consequence Assessment (FCA) is submitted which demonstrates that the proposals will meet the acceptability criteria within Technical Advice Note 15 (TAN15) Development and Flood Risk (2004).

The site lies partially within Zone C2 as defined by Welsh Government’s Development Advice Map referred to under TAN15: Development & Flood Risk. Our Flood Map information confirms that the site lies partially within the extreme flood risk outline. In addition, the updated Flood Map for Surface Water Flooding suggests that parts of the site are at risk of surface water flooding.

Although the existing property and the proposed extension, lie beyond the areas of the site considered to be at flood risk, we note that the new proposed access driveway spans the floodplain of Halghton Mill Brook. We have concerns that the proposed access route could result in land raising which could, without appropriate mitigation, adversely affect floodplain storage volumes and affect flood flow routes, which could increase flood risks locally. In view of this, and as required by TAN15, a Flood Consequences Assessment should be submitted to support and inform development proposals at this site.

If a FCA is not submitted, or any subsequent FCA fails to demonstrate that the consequences of flooding can be acceptably managed over the lifetime of the development, then the application should be refused in accordance with the requirements of TAN15

The Applicant should also be advised that the prior written consent of Wrexham County Borough

Page 74 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 Council, who act as the Lead Local Flood Authority, may be required for any new structures affecting Halghton Mill Brook. They will need to be satisfied that any new structures affecting the watercourse are undertaken in a manner that minimises flood risk and environmental impacts. Flood Management: A portion of the application site is identified as falling within zone c2 as defined within TAN15. Any change in ground levels crossing the floodplain of Halghton Mill Brook could significantly impact on flood risk locally. I would request that additional detail is submitted detailing the elevations of the new access in relation to existing ground levels, and also detailing the proposed method for crossing Halghton Mill Brook. In the absence of this information I would request that the application be refused. In addition, the applicant should also be made aware that additional consent may be required under Section 23 of the Land Drainage Act from Wrexham CBC (as Lead Local Flood Authority) for works associated with new the access crossing over the brook Site notice: Expired 12.14.17 Neighbours: The owner/occupier of 1 nearby dwelling notified 21.3.2017 1 representation in support of the application for the following reasons: - The works completed by the owner thus far appears to be of a high standard and in keeping with the not only the property but the local vernacular;

1 representation stating that work undertaken by the application has always been done to a very high standard and that there is no reservation that the work carried out at Cheshire Cheese will be any different.

1 objection expressing the following concerns: - This isn’t an extension. It is a whole new house, even larger than the original that has a passage connecting the 2 houses. The applicant should describe his application accurately and honestly.

Page 75 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 SPECIAL CONSIDERATIONS

Design: The extension will increase the floor area of the existing dwelling by around 110%. The proposed block plan and the existing and proposed north- east facing elevations are included below:

Block Plan

Existing Elevation

Page 76 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

Proposed Elevation

The extension will increase the floor area of the dwelling by considerably more than the one third recommended in Local Planning Guidance Notes 13 and 20. Both also advise that extensions must be clearly subsidiary to the original dwelling.

LPG13 advises that extensions larger than result in an in floor area of more than one third are only likely to be appropriate where:

• in the case of small dwellings where the additional space is essential to meet modern standards; and • where a higher quality design more in keeping with the character of the original dwelling could be achieved;

The existing dwelling is relatively modest having a floor area of around 120 sq.m so there may be some scope to apply LPG13 and LPG20 more flexibility in this instance. However, whilst the appearance of the existing broadly reflects that of the existing dwelling it is not subsidiary to it, indeed it would dominate and detract from the appearance of what is currently a characterful rural cottage.

Rather than being a sympathetically designed addition to the existing dwelling the proposals would appear as an entirely separate dwelling located adjacent to the existing property. Given that the extension will only be connected to the existing dwelling by way of a glazed link that could be easily removed, it would be very difficult to prevent it being occupied entirely in future, even if a condition were imposed requiring it to be used/occupied in conjunction with the existing dwelling. I therefore consider the proposals to be tantamount to

Page 77 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 the erection of a new dwelling in the countryside, which would conflict with policy H5.

Whilst the extension is located to the rear of the existing dwelling, it will very visible from the west of the site and from the south-east and will increase the prominence of the dwelling to the detriment of the local landscape, a designated Special Landscape Area.

The proposed access and driveway will extend onto land outside of the established curtilage of the dwelling. It would be visible from the east of the site and would, in my opinion, represent a harmful intrusion into the local rural landscape. I will comment on the access in more detail below but I do not consider it presents benefits that are sufficient to outweigh the harm to the appearance of the immediate locality.

Amenity: The extension is over 30 metres from the nearest neighbouring dwelling, with the existing dwelling and the A539 road lying in between. It will therefore not adversely impact upon the standards of amenity afforded to neighbouring occupiers by way of loss of light, privacy or by being visually overbearing.

Flood Risk: No part of the extension would lie within the Zone C2 floodplain. However 75% of the length of the proposed driveway would be within the Zone C2. The driveway will also cross Halghton Mill Brook. No details of the existing or proposed ground levels or the method for crossing the brook have been provided. The application is also not accompanied by a Flood Consequences Assessment. Changes to ground levels could adversely affect floodplain volumes and flow routes which would increase flood risk in the locality. In the absence of any detailed information to demonstrate otherwise, the development conflicts with policy EC12.

Access: The proposed access would have adequate visibility to the east but inadequate visibility to the west - visibility being obstructed by the parapet wall of the bridge over Halghton Mill Brook and existing trees.

The proposals would allow the applicant to close up his existing access onto Lion Lane to the west of the site. This access has adequate visibility in both directions but does however slope downwards steeply into the applicant’s garden. Whilst I appreciate that this may make the access difficult to use in winter months, Highways have not expressed any concerns about the use of the access presenting a risk to highway safety. Furthermore, they have not expressed any concerns about the safety of the junction of Lion Lane and the A539. In any case, given that Lion Lane serves as access to a number of other properties, including Penley Mill Garage, the proposals are unlikely to result in a significant reduction in the number of vehicles using that junction.

Page 78 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 I appreciate that the property appears to have had, until recently, another access directly onto the A525, however it has already been taken out of use with a hedge planted across it.

In my opinion the benefits of closing the applicant’s existing access do not outweigh the potential risk to highway safety of increasing the number of vehicles exiting the site property directly onto the A539 via an access with substandard visibility.

CONCLUSION

The development would harm the character and appearance of the existing dwelling, the Special Landscape Area, potentially increase the risk of flooding and would prejudice highway safety. The size of the extension and its relationship with the existing dwelling are such that the proposals are tantamount to the erection of a new dwelling in the countryside. The proposals therefore conflict with policy GDP1(a) and (d) as well as policies EC5, EC12 and H5.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The proposed extension will over dominate and detract from the character and appearance of the existing dwelling as well as adversely impacting upon the Special Landscape Area. It therefore does not accord with policies GDP1(a) and EC5 of the Wrexham Unitary Development Plan. 2. Due to its size and relationship with the existing dwelling, the proposed extension is tantamount to the erection of a new dwelling in the countryside. This does not accord with policy H5 of the Wrexham Unitary Development Plan. 3. The proposed driveway will have a detrimental impact upon the appearance of the local rural landscape and therefore conflicts policy GDP1(a) of the Wrexham Unitary Development Plan. 4. In the absence of evidence to demonstrate otherwise, the proposed driveway will increase the risk of flooding in the locality and as such conflicts with policy EC12 of the Wrexham Unitary Development Plan. 5. Due to substandard visibility the proposed access will have a detrimental impact upon highway safety in the locality and therefore conflicts with policy GDP1(d) of the Wrexham Unitary Development Plan.

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Page 79 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0210 CHESHIRE CHEESE OVERTON 13/03/2017 ROAD PENLEY WREXHAM LL13 0LU COMMUNITY: CASE OFFICER: Maelor South DESCRIPTION: MP ERECTION OF AGRICULTURAL BUILDING AND FORMATION OF WARD: NEW VEHICULAR ACCESS AND AGENT NAME: Overton LAYING OF DRIVEWAY BERRYS MR STUART THOMAS APPLICANT(S) NAME: R T EVASON AND SON

______

SITE

Application site

Page 80 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 PROPOSAL

As above.

HISTORY

P/2017/0209 Two storey extension and formation of new vehicular access and laying of new driveway. Pending

DEVELOPMENT PLAN

Outside of settlement and within Special Landscape Area. Policies GDP1, EC3 and EC4 apply.

CONSULTATIONS

Community Council: The Council can find no reference to agricultural use at this property and consider this to be a false application, They therefore wish to lodge their objection to this development. Local Member: Concerns about this application. I have read the supporting documents and have failed to find any mention of agriculture. It seems to me that the application is for an equipment shed, in other words a large garage. Highways: Have made the following comments; - There is an existing access fronting the existing dwelling. This has recently been closed up with a hedged planted across; - The access suffered from inadequate visibility in both directions. The closure of this access is considered to be beneficial in height safety terms. I would recommended the existing dropped kerb is reinstated to full height; - The property is served by an access of Lion Lane. Visibility is adequate in both directions; - The access has a steep gradient which is not ideal particularly in winter months; - The A539 is subject to a 40mph speed limit. Any access in this location would normally be required to provide a splay of 2.4 x 120m. Assuming speeds of 30mph, any access would normally require visibility splays of 2.4 x 43m. - Visibility is adequate in an easterly direction. However visibility is inadequate in the westerly direction providing a splay of approximately 2.4 x 36m. Visibility is impeded by the existing bridge parapet and trees beyond; - Forward visibility of vehicles approaching from the west is approximately 60m;

Page 81 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 - Recommend the proposed access is a minimum of 5m wide for the first 10m, paved with hard bound materials for a minimum distance of 10m and any gates be set back a minimum distance; - The use of the proposed access would be considered beneficial in highway safety terms including the permanent closure of two existing sub-standard accesses. - I understand that the building will be used to store agricultural equipment used for arable farming in fields closer to Penley. The applicant has advised that vehicle movements will be minimal – at worst a maximum of 2 trips (4 movements) per day. - Adequate parking shall be provided. I would recommend that the proposed turning head is increased to accommodate the turning movements of a tractor/trailer. NRW: NRW does not object to the proposal. In our opinion, as explained below, the proposal is not likely to adversely affect any of the interests listed. Flood Risk The site lies outside of the nearby Zone C2 as defined by Welsh Government’s Development Advice Map referred to under TAN15: Development and Flood Risk. The site does however fall within Zone B which suggests that the parts of the site may be at risk of surface water flooding. We therefore recommend that your local authority’s Drainage Department who act as lead local flood authority are consulted on the proposals Pollution Prevention Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. All filing 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. Associated pipework should be located above ground and protected from accidental damage. All filing points and tank overflow pipe outlets should be detailed to discharge downwards into the bund. Flood Management: No comments Site notice: Expired 12.14.17 Neighbours: The owner/occupier of 2 nearby dwellings notified 21.3.2017 1 representation stating that work undertaken by the application has always been done to a very

Page 82 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 high standard and that there is no reservation that the work carried out at Cheshire Cheese will be any different.

1 objection expressing the following concerns: - I have never seen any agricultural activity on that property that would require such a building. The applicant doesn’t say what is ‘business’ is, but I thought he was a developer. Would this building be better described as a garage?

SPECIAL CONSIDERATIONS

Policy: Policy EC3 allows for the erection of new farm buildings but requires them to be part of an existing farm complex and take advantage of existing topography and other landscape features for screening. It goes on to state that isolated buildings will only be permitted where there is an essential agricultural need.

The proposed building would sit within approximately 1.2 hectares of agricultural land and be around 100 metres from the applicant’s dwelling. It is described in the Design and Access Statement (DAS) as a general purpose agricultural building to be used for the storage of machinery and other agricultural operations. Whilst the building is relatively modestly sized, having a floor area of just over 127 sq.m, no further information has been provided about the agricultural operations carried out by the applicant on the land surrounding the building or if agricultural operations are carried out elsewhere in the locality.

Despite the description of development as an agricultural building, the DAS suggests the applicants are planning to operate part of their business from home and that the development would support the diversification of the rural economy. No details of the applicant’s business have been provided, but diversifying the rural economy generally means the establishment/expansion of non-agricultural or forestry businesses in rural areas. The DAS therefore leaves some doubt as to whether the building is indeed required / intended for agricultural purposes.

Non-agricultural uses would fall outside of the scope of this application and as such local and national planning policies that seek to promote rural/farm diversification are not applicable. Nevertheless it is important to establish the nature of the intended use. It would represent and abuse of the planning system if an application is submitted for an agricultural building when the intended use is not an agricultural activity.

Whilst the building will be sited approximately 25 metres from a number of existing agricultural buildings located on adjacent land, it will be closer to the highway within a relatively open field making in far more prominent. Whilst there is a substantial mature tree close to the building this will be insufficient, by itself, to provide significant screening. In the absence of any clear

Page 83 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 justification for the siting of the building, in my opinion it will detract from the appearance of the immediate locality and in turn adversely impact upon the Special Landscape Area.

Access: The development will be served by the same proposed access that is also intended to serve the applicant’s dwelling (see P/2017/0209). The access suffers from inadequate visibility to the west.

Whilst I have concerns about that development increasing the number of vehicles existing directly onto the A539 as a result of the proposed driveway serving Cheshire Cheese, I am less concerned about the impact of this development. The proposed access lies immediately to the east of an existing field access so irrespective of whether the building is erected, there is the potential of agricultural traffic to be exiting directly onto this section of the A539. As long as the building is used solely for agricultural purposes, it is unlikely to significantly increase vehicular movements to/from the A539 than were farm vehicles to visit the existing field.

Highways have referred to the benefits of closing up two other accesses that serve Cheshire Cheese. Neither access provides access to the land subject to this application, indeed Halghton Mill Brook separates Cheshire Cheese from the land subject to this application. This application must be dealt with in isolation from the parallel proposals for an access and driveway to that property. It would therefore not be possible to secure the permanent closure of the other access via this application.

CONCLUSION

In the absence of sufficient information concerning the intended use of the building and due to its prominent siting, the proposed development does not accord with policies GDP1(a), EC3 a EC5 of the Wrexham Unitary Development Plan.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. Insufficient information has been submitted to demonstrate that there is an agricultural requirement for the building and/or that the building is to be used solely for agricultural purposes. Furthermore, due to its prominent siting the development will detract from the appearance of the locality and Special Landscape Area. It therefore does not accord with policies GDP1(a), EC3 a EC5 of the Wrexham Unitary Development Plan. ______

Page 84 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017

LIST OF DELEGATED DECISIONS ISSUED

WOR P/2016/0866 3 WORTHENBURY MEWS, TWO-STOREY EXTENSION TO IMPROVE GRANTED WORTHENBURY, WREXHAM, KITCHEN / DINING WITH BEDROOM ABOVE 11/04/2017 LL13 0GA

SES P/2016/0953 FORMER CROSS LANES HOTEL, CHANGE OF USE OF CROSS LANES GRANTED BANGOR ROAD, CROSS LANES, COUNTRY HOTEL (USE CLASS C1) AND 11/04/2017 WREXHAM, LL13 0TF THE LODGE (USE CLASS C3) TO CHILDREN'S ACTIVITY CENTRE (USE CLASS C2) TO INCLUDE EXTENSION TO EXISTING HOTEL BUILDING, ERECTION OF BUILDINGS AND EQUIPMENT FOR CHILDREN'S ACTIVITIES WITH ASSOCIATED CAR PARKING, COACH PARKING, LANDSCAPING AND RAILINGS

MAE P/2016/1118 FORMER FARMSTEAD, BIG OUTLINE APPLICATION FOR RESIDENTIAL REFUSED GREEN FARM, ELLESMERE LANE, DEVELOPMENT (UP TO 13 DWELLINGS) 11/04/2017 PENLEY, WREXHAM, LL13 0LP AND CONSTRUCTION OF NEW VEHICULAR ACCESS

RUA P/2016/1166 COLUMN, WYNNSTAY PARK, LISTED BUILDING CONSENT TO RESTORE GRANTED OVERTON ROAD, RUABON, THE REMAINS OF EXISTING URN AND TO 23/03/2017 WREXHAM, LL14 6LL RE-FIX IT ON TOP OF COLUMN

PEN P/2017/0011 AFONEITHA PLAYING FIELDS, APPLICATION FOR VARIATION OF GRANTED AFONEITHA ROAD, PEN Y CAE, CONDITION NO 2 IMPOSED UNDER 30/03/2017 WREXHAM, LL14 2NG PLANNING PERMISSION P/2011/0746 TO ALLOW THE GENERAL PUBLIC TO HIRE AND USE THE BUILDING

WRA P/2017/0036 188 CHESTER ROAD, WREXHAM, ERECTION OF FENCE ON TOP OF REFUSED LL12 8DS EXISTING STONE WALL (IN RETROSPECT) 05/04/2017

WRR P/2017/0047 137, CHESTER ROAD, WREXHAM, T1 OAK - PRUNE INDIVIDUAL BRANCHES GRANTED LL11 2SW TO PROVIDE 2.0M FROM GARAGE ROOF, 21/03/2017 CROWN RAISE TO PROVIDE 4.0M CLEARANCE ABOVE DRIVEWAY, PRUNE 1 NO. BRANCH BY DRIVEWAY TO PROVIDE 1.0M CLEARANCE FROM FENCE (TPO WMBC NO 56) (LAND TO THE REAR OF 136 CHESTER ROAD)

WRO P/2017/0063 3A, PRIORY STREET, WREXHAM, DISPLAY OF INTERNALLY ILLUMINATED GRANTED LL11 1SU FASCIA SIGN 24/03/2017

WRO P/2017/0064 3A, PRIORY STREET, WREXHAM, CHANGE OF USE FROM CLASS A1 TO GRANTED LL11 1SU CLASS A3 AND INSTALLATION OF NEW 24/03/2017 SHOP FRONT

Page 85 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 WRA P/2017/0069 81-83, HOLT ROAD, WREXHAM, DISPLAY OF 2 NO INTERNALLY GRANTED LL13 8NG ILLUMINATED FASCIA SIGNS 03/04/2017 WRA P/2017/0070 81-83, HOLT ROAD, WREXHAM, RETENTION OF AN AUTOMATED TELLER GRANTED LL13 8NG MACHINE 03/04/2017

ISY P/2017/0084 ROSE VILLA, LOWER ROAD, CHANGE OF USE FROM AGRICULTURAL GRANTED BOWLING BANK, WREXHAM, LL13 LAND TO GARDEN 30/03/2017 9RU

ISY P/2017/0090 KELLOGGS, BRYN LANE, SINGLE-STOREY REAR EXTENSION TO GRANTED WREXHAM INDUSTRIAL ESTATE, HOUSE NEW CHOCOLATE STORAGE TANKS 11/04/2017 WREXHAM, LL13 9UT (KELLOGGS TRAINING CENTRE PORTACABIN)

PEN P/2017/0097 PINE TREES ADJACENT TO 48 NO. PINE TREES - CUT TREES TO 6 M GRANTED HIGHWAY, AFONEITHA ROAD, ABOVE ROADWAY AND 3M ABOVE 04/04/2017 PENYCAE, WREXHAM, LL12 2PF PAVEMENT (WMBC TPO NO. 26)

WRO P/2017/0098 CRANFORD, 64 FFORDD GLYN, 1 NO. ASH - REDUCE IN HEIGHT TWO GRANTED WREXHAM, LL13 7QW UPPER CENTRAL STEMS DOWN TO SOUND 04/04/2017 WOOD AND REDUCE REMAINING CANOPY BY A MAXIMUM OF 4 METRES WHERE NECESSARY (PROTECTED BY TPO NO. WMBC NO, 147)

RHO P/2017/0104 LAND WEST OF, 8 GRANGO LANE, ERECTION OF TWO-STOREY DETACHED GRANTED PONCIAU, WREXHAM, LL14 1ER DWELLING 04/04/2017 COE P/2017/0129 SPAR CONVENIENCE STORE, INSTALLATION OF EXTERNAL LIGHTING GRANTED HIGH STREET, COEDPOETH, SCHEME 03/04/2017 WREXHAM, LL11 3EU

HOL P/2017/0133 CAE FFYNNON, HOLT ROAD, LLAN ERECTION OF STABLES BUILDING AND GRANTED Y PWLL, WREXHAM, LL13 9SA CONSTRUCTION OF MENAGE 11/04/2017

GRE P/2017/0141 7 CHURCH GREEN, GRESFORD, CROWN RAISE GROUP OF 3 NO. BIRCH TREES GRANTED WREXHAM, LL12 8RJ ALONG HEDGEROW AND REMOVE CROSSING 30/03/2017 AND RUBBING BRANCHES TO IMPROVE CROWN STRUCTURE REDUCE THE HOLLY AND PRIVET HEDGE AND MAINTAIN HEIGHT ALONG LENGTH OF HEDGE, REDUCE OUTSIDE EDGE OF HEDGE ALONG PUBLIC FOOTPATH, DISMANTLE AND SECTION FEEL 1 NO. CHERRY TREE WITHIN REAR GARDEN TO GROUND LEVEL, STUMP GRIND THE CHERRY TREE STUMP AND SURFACE ROOTS WITHIN THE LAWN TO A SUITABLE DEPTH BELOW GROUND LEVEL, REDUCE SELECTED NEIGHBOURING YEW BRANCHES TO SUITABLE POINT TO CLEAR HEDGE AD BOUNDARY AND IMPROVE LIGHT (WITHIN GRESFORD CONSERVATION AREA)

Page 86 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 HOL P/2017/0142 EBENEZER COTTAGE, CASTLE ORNAMENTAL CHERRY - REDUCE GRANTED STREET, HOLT, WREXHAM, LL13 ENCROACHING BRANCHES BACK IN LINE 30/03/2017 9YL WITH BOUNDARY AND PRUNE INDIVIDUAL BRANCHES TO PROVIDE 50CM CLEARANCE FROM TELEPHONE LINES (PROTECTED BY HOLT CONSERVATION AREA)

GWE P/2017/0144 OAK MOUNT FARM, WINDY HILL, ERECTION OF PUMP HOUSE GRANTED CEFN Y BEDD, WREXHAM, LL12 05/04/2017 9ST

MAE P/2017/0146 LAND OFF ELLESMERE LANE, OUTLINE APPLICATION FOR RESIDENTIAL REFUSED PENLEY, WREXHAM, LL13 0LP, DEVELOPMENT (UP TO 9 NO. DETACHED 11/04/2017 DWELLINGS), FORMATION OF VEHICULAR ACCESS AND ACCESS ROAD AND ASSOCIATED WORKS (ALL MATTERS RESERVED)

ABE P/2017/0150 UNIT 12, ASH ROAD NORTH, EXTENSION TO WAREHOUSE, ERECTION GRANTED WREXHAM INDUSTRIAL ESTATE, OF DETACHED CANOPY BUILDING FOR 04/04/2017 WREXHAM, LL13 9JT DELIVERIES, OVER-CLADDING OF EXISTING BUILDING AND CONSTRUCTION OF ADDITIONAL PARKING AREA

MAR P/2017/0151 ASHVILLE, WREXHAM ROAD, TWO-STOREY EXTENSION GRANTED MARCHWIEL, WREXHAM, LL13 04/04/2017 0PF

WRR P/2017/0158 TREES AT CARLTON GRANGE, T4 CHERRY - FELL AND GRIND OUT ONE GRANTED WREXHAM, LL11 1EP STUMP TO PREVENT RE-GROWTH AND 04/04/2017 REPLACE WITH 1 NO. CUT LEAF ALDER T5 CYPRESS - FELL TO GROUND LEVEL T6 ELM - FELL TO GROUND LEVEL AND REPLACE WITH 1 NO. HIMALAYAN BIRCH T9 CHERRY - FELL AND GRIND OUT STUMP TO PREVENT RE-GROWTH T12 - MOUNTAIN ASH - FELL TO GROUND LEVEL AND REPLACE WITH 1 NO. HIMALAYAN BIRCH T15 - BIRCH - FELL TO GROUND LEVEL AND REPLACE WITH 1 NO CUL LEAF ALDER (PROTECTED BY GROSVENOR ROAD CONSERVATION AREA)

WRA P/2017/0160 31, ASTON GROVE, WREXHAM, TWO-STOREY EXTENSION GRANTED LL12 7DE 04/04/2017 GWE P/2017/0169 CHERRY COTTAGE, MOLD ROAD, TWO-STOREY EXTENSION GRANTED CEFN Y BEDD, WREXHAM, LL12 05/04/2017 9UR

ESC P/2017/0171 THE PHARMACY, TRINITY DISPLAY OF DOUBLE-SIDED EXTERNALLY GRANTED STREET, RHOSTYLLEN, ILLUMINATED PROJECTING SIGN 05/04/2017 WREXHAM, LL14 4AF

Page 87 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 25th APRIL 2017 ABE P/2017/0179 HMP BERWYN, BRIDGE ROAD, APPLICATION FOR APPROVAL OF DETAILS GRANTED WREXHAM INDUSTRIAL ESTATE, RESERVED BY CONDITION IMPOSED 23/03/2017 WREXHAM,, LL13 9QE UNDER P/2013/0671 - CONDITION 10: SUBMISSION OF SITE REMEDIATION VERIFICATION REPORT

CHI P/2017/0181 PEN Y PARC FARM, BLACK PARK, CONSTRUCTION OF SILAGE CLAMP AND GRANTED CHIRK, WREXHAM, LL14 5BA EXTENSION TO GENERAL PURPOSE FARM 11/04/2017 BUILDING

GWE P/2017/0185 3, HEULFAN WAY, GWERSYLLT, SINGLE-STOREY GARAGE EXTENSION TO GRANTED WREXHAM, , LL11 4HX SIDE AND SITTING ROOM EXTENSION TO 05/04/2017 REAR

WRC P/2017/0188 UNIT 9, WHITEGATE INDUSTRIAL APPLICATION FOR PRIOR NOTIFICATION OF GRANTED ESTATE, WREXHAM, LL13 8UG PROPOSED DEMOLITION OF UNIT 9 05/04/2017 WHITEGATE INDUSTRIAL ESTATE

GRE P/2017/0192 4, THE WOODLANDS, GRESFORD, TWO-STOREY EXTENSION TO FORM GRANTED WREXHAM, LL12 8NU ENLARGED KITCHEN WITH BEDROOM 05/04/2017 ABOVE

GRE P/2017/0194 17, MEADOWS VIEW, MARFORD, SIDE DORMER EXTENSION GRANTED WREXHAM, LL12 8LS 11/04/2017 WRA P/2017/0200 2, ARAN ROAD, WREXHAM, LL12 REAR ORANGERY EXTENSION GRANTED 7BT 11/04/2017

WRC P/2017/0201 110, CEFNDRE, WREXHAM, LL13 ERECTION OF GARDEN SHED (IN GRANTED 9PD RETROSPECT) 11/04/2017 RHO P/2017/0227 8 BRANDIE BROOK, JOHNSTOWN, SINGLE STOREY EXTENSION TO SIDE AND GRANTED WREXHAM, LL14 2AG REAR 11/04/2017

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