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Agenda Document for Planning Committee, 04/07/2016 16:00

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Item 4 REPORT TO: Planning Committee REPORT NO. HEP/33/16 DATE: 4 July 2016 REPORTING OFFICER: Head of Environment and Planning CONTACT OFFICER: David Williams (Ext 8775) SUBJECT: Development Control Applications WARD: N/A PURPOSE OF THE REPORT To determine the listed planning applications. INFORMATION Detailed reports on each application together with the recommendations are attached. RECOMMENDATION See attached reports. BACKGROUND PAPERS None. Page 13 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 Community Code No Applicant Recommendation Pages GWE P/2016 /0275 DALESIDE GRANT 15 – 22 VETERINARY GROUP WRC P/2016 /0338 MS DIANNE HUGHES GRANT 23 – 29 RHO P/2016 /0343 MR G CZERNIAK GRANT 30 – 35 MAE P/2016 /0360 PRIMESAVE GRANT 36 – 42 PROPERTIES MR STEVE JENNINGS BRY P/2016 /0374 MR ROBERT PARRY GRANT 43 – 49 WRO P/2016 /0401 FIRST CHOICE GRANT 50 – 62 HOUSING ASSOCIATION LTD GRE P/2016 /0433 MR N ADAMSON GRANT 63 – 67 WRO P/2016 /0475 LIDL UK GRANT 68 – 71 MR ED WHALLEY GRE P/2016 /0481 MRS ALISON GRANT 72 – 79 ROBSON GRE P/2016 /0486 MR & MRS C & A GRANT 80 – 87 HEARD WRO P/2016 /0487 WILKINS AND GRANT 88 – 93 ROBERTS LTD MR STEVEN WILKINS GRE P/2016 /0493 CO-OPERATIVE GRANT 94 - 98 FOOD Total Number of Applications Included in Report – 12 All plans included in this report are re-produced from Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. WCBC Licence No. LA0902IL All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files. Page 14 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0275 LAND WEST OF AND ADJACENT TO 16/03/2016 SUNNYSIDE RHOSROBIN ROAD NEW RHOSROBIN WREXHAM COMMUNITY: LL11 4PG CASE OFFICER: Gwersyllt MP DESCRIPTION: CONSTRUCTION OF STAFF CAR WARD: PARK (10 NO SPACES APPROX) AGENT NAME: Gwersyllt East & South FORGE PROPERTY APPLICANT(S) NAME: CONSULTANTS LTD DALESIDE VETERINARY GROUP MISS NELL LLOYD ______________________________________________________________ P/2016/0275 THE SITE Application site PROPOSAL As above. Page 15 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 HISTORY P/2005/0460 Erection of 2 pairs of 2 no. bedroom semi-detached dwellings with car spaces and alteration to existing vehicular and pedestrian access. Refused 14.6.2005 DEVELOPMENT PLAN Within settlement limit. Policy GDP1 applies. CONSULTATIONS Community Council: No comments. Local Members: Notified 22.3.16 Highways: Have made the following comments: - Welsh government guidelines recommend visibility splays of 2.4 x 43 metres in both directions; - There is an existing private access between no.2 Chapel View and the development site which serves approximately 3 dwellings. The access suffers from substandard visibility in both directions. To the east visibility is restricted to approximately 2.4 x 15m by the hedges/trees growing on the development site. To the west visibility is restrict to approximately 2.4 x 25m due to the boundary wall at 1 / 2 Chapel View; - A previous application on this site in 2005 was refused due to inadequate visibility. At that time Welsh government recommended visibility splays of 2.4 x 70m for a 30mph speed limit; the recommended splays have since been reduced; - The proposed development seeks to widen the existing private access which will effectively move the centreline of by approximately 3m to the east. Moving the access to the east allows for significantly increased visibility to the west – a splay of approximately 2.4 x 35m is achievable. By removing all of the hedges/trees along the front boundary of the site, visibility to the east will increase to 2.4 x 43m – concurrent with Welsh Government Guidelines; - By removing all obstructions to visibility along the site frontage the scheme also makes it possible for the neighbouring property Page 16 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 Sunnyside to significantly improve their access should they wish; - The car park is to be used by the Daleside Vet Group staff parking only. The majority of cars will be parked up in the morning and left there all day. Traffic generated by the proposal will be fairly insignificant; - Welsh Government guidelines TAN18 state that where planning applications are submitted within an existing site and served by an existing substandard access, there should be scope for limited redevelopment that incorporates a substantial access improvement, even though the improved access would still be below standard; - Despite visibility to the west still being substandard it is considered that the improved access arrangement wold be a material gain sufficient to offset the visibility deficiency identified; - Forward visibility along Rhosrobin Road for and of vehicles turning into the site meets current guidelines for a 30mph speed limit; - The revised parking arrangement ensures that parking is provided behind the visibly line required in an easterly direction. - Conditions recommended. Site notice: Expired 14.4.16 Neighbours: The owners/occupiers of 10 nearby properties notified 29.3.2016. The owners/occupiers of 10 nearby properties notified on 3.6.16 in respect of submission of amended plans. 7 representations received in support for the following reasons: - The business used the car park of a privately owned property until a year ago. This is no longer available; - Reduction in on-street parking; - If the staff parked on the surgery spaces there would be no room for customers; - Don’t remember this land ever being used for any purposes; - The land has always been an eyesore; - Will allow customers to have adequate on-site parking; - Concerned about safety of staff who currently have to walk long distances to their cars. Page 17 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 9 representations received objecting to the application for the following reasons; - It will create problems with the access road and parking to houses next to it; - Right of access across the site; - Safety of the site access; - Ecology/loss of habitat; - The space is used by residents and visitors for parking. They would have no alternative but to park on Rhosrobin Road making the road dangerous. The only option to prevent this would be to allow the car park to be open for public use; - Considered buying the site for development but was told that the required visibility could not be provided. If consent is granted an FOI request will be pursued to determine what the difference would be; - Security/increased risk of crime; - Potential for anti-social behaviour - More traffic movements; - Danger for children playing in the garden; - Overlooking of garden; - Need assurances that trees will be left untouched; 1 representation received regarding the amended plans restating previous objections. SPECIAL CONSIDERATIONS Background: The applicant is the Daleside Vet Group who operate a veterinary surgery from a property fronting onto Main Road approximately 200 metres from the site. They intend to use the site to provide 10 park spaces for staff in order to free up parking spaces at the surgery for use by visitors to the premises. Policy: There are no UDP policies that deal specifically with proposals for stand-alone car parks. The only directly relevant UDP policy is GDP1 in respect of the impact the development has on the appearance of the site/locality, the amenity of adjacent occupiers and highway safety. Appearance: The site is largely covered in grass and several trees although there is an existing hard surfaced area in the north-western corner. The trees will be removed in order to provide the proposed parking spaces. The trees have limited amenity value and their loss will not detract from the appearance of the area. Page 18 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 The proposed car park will introduce a hard surfaced area with a new hedge to the front boundary and a fence along the boundary with Sunnyside to the east. Whilst there are no other stand-alone parking areas in the locality, the site is within a built up area. A small parking area will therefore not be at odds with or detract from the general character of the locality. Amenity: The site sits between two dwellings, 2 Chapel View and Sunnyside with the garden of a third, Mardon House, lying to the rear. The modest size of the car park means that the level of traffic generated is unlikely to be significant. Furthermore the car park is to be used by the surgery between the hours of 8:30am – 8pm Monday to Friday and 8:30am-1pm on Saturdays. It is therefore unlikely that the proposals will result in neighbouring occupiers suffering significant noise and/or other disturbance. The proposed provision of a fence along the boundary of Sunnyside and existing screening along the boundary of no.2 Sunnyside will ensure the proposals do not result in the occupiers of those properties suffering significant loss of privacy. The proposed parking spaces will be just over 10 metres from the rear boundary of the site and therefore will not result in significant overlooking of the garden Mardon House. The dwellings on the opposite side of Rhosrobin Road will not be overlooked to any significantly greater extent than they are at present from passing vehicles and pedestrians. Highway safety: The car park will be accessed via a private driveway which in turn is accessed from Rhosrobin Road.
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