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

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.

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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.

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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.

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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

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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.

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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.

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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. Visibility in both directions onto Rhosrobin Road from the latter is currently significantly below the 2.4 x 43 metres that would ordinarily be required.

The access onto Rhosrobin Road is to be widened to 4.8 metres and vegetation along the site frontage will be removed. These changes will significantly improve visibility in both directions allowing visibility splays of 2.4 x 43 metres to the east and 2.4 x 35 metres to the west to be achieved. Whilst visibility to the west will still be below what would normally be required, the proposed 10 space car park is likely to result in a relatively modest amount of additional traffic using the access. The impact of this increase is more than off-set by the benefits of securing the significant improvements to visibility that the development will deliver. I note that Highways do not object to the proposals and therefore conclude they are unlikely prejudice highway safety.

Based on the representations received, some local residents appear to use part of the site for parking. This will be entirely at the discretion of the current owner who could restrict or prevent access to the site irrespective of whether the application is granted. Those who currently park on the land will need to contact the applicant directly to discuss the possibility of being able to continue to do so.

Security: Access to the land and the private driveway alongside it is currently unrestricted therefore whilst I appreciate that, unlike at present, the land will

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 be in regular use, I consider it unlikely that the car park will put adjacent properties at significantly greater risk of anti-social behaviour or threaten their security.

Ecology: The site has only limited ecological value and it is unlikely that statutorily protected species are present. There is the potential for birds to nest in the existing trees/vegetation however but the car park provided in is constructed outside of the bird nesting season the development will not adversely impact upon them. This matter can be dealt with by condition.

Other Matters: One neighbour appears to have a right of access across the site. This is a private matter outside of the scope of planning control.

CONCLUSION

The proposals accord with UDP policy GDP1.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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8. No works to construct the car park, to include the clearance of vegetation, shall take place during the bird nesting season (March- September) unless details have been submitted to the Local Planning Authority demonstrating that there are no birds nesting on the site. 9. The boundary hedge shown on approved drawing no. PL/RR/100 Revision E shall be planted along the full length of the site frontage within the first planting season (November to March) following the first use of the development. 10. Planting implemented in accordance with condition 09 shall be retained for the lifetime of the development. 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 within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted. 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. Notwithstanding the provisions of Schedule 2 Part 2, Class A 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 private driveway serving the car park.

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. In the interests of pedestrian safety. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. 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. 7. To protect the amenities of the occupiers of nearby properties. 8. In order to protect wildlife interests, which are afforded special protection. 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 the interests of highway safety. 12. In the interests of highway safety.

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NOTE(S) TO APPLICANT

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

It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Your attention is drawn to The Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the- influencing-distance-of-mine-entries

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

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0338 FORMER QUEENSWAY GARAGE 11/04/2016 QUEENSWAY WREXHAM LL13 8UN COMMUNITY: CASE OFFICER: Caia Park DESCRIPTION: PF CHANGE OF USE TO DANCE STUDIO (PROVIDING CLASSES FOR WARD: CHILDREN AND ADULTS) AGENT NAME: Whitegate TOGETHER WITH ANCILLARY CAFE MS DIANNE HUGHES

APPLICANT(S) NAME: MS DIANNE HUGHES

______

THE SITE

SITE

PROPOSAL

Planning permission is sought for the change of use of the building identified above from a B2 (General Industrial) use to D2 (Assembly and Leisure) use. The proposal includes for internal alterations to the building and for the provision of car parking.

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HISTORY

6334 Use of building for the wholesale distribution and fitting of brakes, tyres, shock absorbers and exhaust systems. Granted 10.04.1980 6906 Use of buildings for MOT testing and associated repair work for cars and light vans. Granted 18/09/1980 10543 Continued use of premises for the wholesale distribution and fitting of brakes, tyres, shock absorbers and exhaust systems. Granted 27.01.1984 10544 Continued use of part of building for MOT testing and associated repair work for cars and light vans. Granted 27.01.1983 11100 Change of use of existing office area to retail outlet for motor products associated with existing business. Granted 30.07.1984

DEVELOPMENT PLAN

The site is located within a settlement limit. Policies PS2, GDP1 and T8 of the Wrexham Unitary Development Plan are applicable. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards.

CONSULTATIONS

Community Council: No objection. Local Member(s): Notified 12.04.2016 Site notice: Expired 25.05.2016 Public Protection: Advise conditions to ensure that no ground contamination will harm future occupiers and the submission of a noise report to ensure that no amplified music will be audible at the nearest noise sensitive properties. Highways: Advise that further information should be submitted to justify that the site can be accessed by delivery vehicles and that there is sufficient parking available for the proposed use in accordance with LPG16. Neighbouring occupiers: 7 neighbouring occupiers notified. 1 response received raising the following points: • Neighbours would not appreciate the noise and traffic after an appropriate time of the day; 1 response received on behalf of ‘all residents living opposite the proposed facility’ • Serious concerns about the level of music played at anti-social hours;

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• There have previously been issues of anti-social noise on the site; • As there are a high number of privately owned properties, this will potentially devalue these dwellings.

SPECIAL CONSIDERATIONS

Amenity: The building forms part of a wider group of industrial buildings and fronts on to Queensway, which effectively forms the edge of the residential area of Caia Park. The building currently has a B2 (General Industrial) use class.

Representations have been received from a number of neighbouring residential occupiers. The nearest properties are across the road from the site to the north. The proposed use of the building as a dance studio for children and adults is unlikely to result in a significant detriment to the neighbouring occupiers over and above the industrial uses that could lawfully occupy the building.

I acknowledge that the operation of a dance studio may involve hours of operation into the late afternoon and evening when a general industrial use is unlikely to be in operation. Public Protection has recommended a condition to require the submission of a scheme of building noise assessment and possible attenuation. The applicant has confirmed that any music that may be played is unlikely to be more than that played at a domestic level, however, I must bear in mind the possible other uses within the same use class which could generate uncontrolled noise from amplified music. Given the nature of the existing use of the building and the possible controls through condition, I do not consider that the proposed use will cause harm to the neighbouring residential occupiers.

Public Protection have also recommended that a contamination assessment of the building be carried out given the current industrial use and the nature of the proposed use. Again, I consider that this is justifiable.

Highways: The building is located within a well-established commercial setting. It is acknowledged that the maximum parking requirements as set out in LPG16 require more provision than a B2 use.

The site does currently have a clear open area within its curtilage for parking provision. Whilst it is not formally marked out, it is likely that up to 20 vehicles can park within this area. LPG 16 would require a maximum provision of 37 spaces for the proposed use. I consider that this shortfall of 17 spaces can be justified in this location, being within a residential area and in close proximity to the town centre. It is also unlikely that all the studios/classrooms will be in use at the same time given that there are only 2 staff members proposed to operate the site. Deliveries to the site are likely to be extremely minimal given

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 that there is no manufacturing or sales process on the site. I therefore do not consider that turning provision for delivery vehicles will be required.

On balance, I do not consider that the proposed development will result in a significant increase in motor vehicles visiting the site to the detriment of highway safety.

Other matters: The impact of any planning proposal on neighbouring property values is not a material planning consideration and can be given no weight in this determination.

Conclusion: I am satisfied that the proposed development, subject to the submission of the details required by planning conditions, will not result in a detriment to the amenity of the neighbouring occupiers and is unlikely to result in significant increase in traffic movements to the detriment of highway safety. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 increase by more than 3dB as compared to the same measure, from the same position, and over a comparable period, with no entertainment taking place. b. The unweighted equivalent noise level (Leq) in the 63Hz Octave band, measured using the ""fast"" time constant, inside any living room of any noise sensitive premises, with the windows open or closed, over any 5 minute period with entertainment taking place, shall show NO increase as compared to the same measure, from the same location(s) and over a comparable period, with no entertainment taking place. c. No sound emanating from the establishment should be audible within any noise sensitive premises between 23.00 and 07.00 hours. 6. No part of the development shall commence until details of the means of ventilation for the extraction and dispersal of cooking smells, including details of its method of construction, odour control measures, its appearance and finish have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented prior to first use of the development and shall thereafter be permanently retained in an effective condition. 7. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas.

REASON(S)

NOTE(S) TO APPLICANT

Further advice on compliance with condition no. 3 may be obtained by contacting the Council's Environmental Protection Team on 01978 315733. Should the investigation identify contamination issues that may affect receptors other than the site users e.g. groundwater, then it is recommended that these works are also addressed in consultation with the Housing and Public Protection Department prior to commencement of works on site.

The applicant should seek advice from a suitably qualified and competent acoustic consultant with regard to achieving the requirements of condition 5.

The applicant is strongly advised to formally mark out the existing car park to

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 ensure the safety of all visitors to the site.

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.

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

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

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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 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.

______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0343 YSGUBOR GANOL TY CANOL ROAD 11/04/2016 PENYCAE WREXHAM LL14 1UN COMMUNITY: CASE OFFICER: Rhos DESCRIPTION: MP PARTIAL DEMOLITION OF EXISTING CONCRETE GARAGE AND WARD: EXTENSION OF CATTERY BUILDING AGENT NAME: Ponciau TO THE REAR RETAINED SECTION MILES DESIGNS LTD MR S H MILES APPLICANT(S) NAME: MR G CZERNIAK

______P/2016/0343 THE SITE

Application site Land within the applicant’s ownership

PROPOSAL

As above.

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HISTORY

P/2001/0807 Erection of double garage. Granted 10.12.2001. P/2009/0389 Change of use of dwelling to home boarding for dogs (max 5) (in retrospect). Granted 17.07.2009.

DEVELOPMENT PLAN

Outside of settlement limit, within Special Landscape Area. Policies GDP1 and EC5 are applicable.

CONSULTATIONS

Community Council: Consulted 13.4.16 Local members: No concerns. Public Protection: Recommend note advising against burning waste on site. Highways: The proposal is likely to generate an insignificant amount of additional traffic which is considered will have no detrimental effect on the highway network. Adequate off-road parking is provided within the curtilage of the site. Conditions recommended. Welsh Water: Consulted 11.5.16 NRW: Have submitted the following comments: - No objection subject to the application being screened by your authority to see if there is a reasonable likelihood of bats being present.; - Waste material generated during the course of development must be disposed of in accordance with the Environmental Protection Act 1990; - The applicant shall ensure the existing foul drainage system is in a good state of repair, regularly de-sludged and of sufficient capacity. Parks Countryside ROW: Rhosllannerchrugog public footpath 4 runs adjacent to the proposed development and whilst it appears from the plans provided that the footpath will not be affected, the applicant should be made aware that the full width of the path will need to be retained and no part of the development should affect the path. If the path needs to be closed during the construction of the development, the applicant will need to

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apply to the rights of way section for a temporary closure of the path. Ramblers: Consulted 11.5.16 Site Notice: Expired 11.5.16 Neighbours: The owners/occupiers of 2 nearby properties notified 22.4.16. 1 objection received expressing the following concerns; - Visitors to the existing business park on our property and on the road causing an obstruction; - This is a single track road, on a bend, with many large vehicles, i.e. tractors, other agricultural vehicles, courier and delivery lorries; - Some conditions not satisfied from previous consent regarding access/parking; - Another business will cause additional concerns/congestion; - No provision for disposal of waste, i.e. animal droppings. SPECIAL CONSIDERATIONS

Policy: There is an existing boarding kennels business operating from the site, planning permission having been granted in 2009, so the current proposals are effectively an extension and diversification of the existing business. The UDP does not have any specific policies regarding the extension and diversification of non-agricultural businesses located in the countryside. As such there are no grounds to object in principle to the proposals.

Whether the proposals are acceptable or not depends upon compliance with policies GDP1 in respect of design, noise and highway safety as well as EC5 in respect of impacts upon the Special Landscape Area. I will consider these matters in more detail below.

Design/visual impact: The applicant is proposing to demolish two thirds of an existing domestic garage and replace it with a uPVC frame structure with uPVC and glazed panels. The new structure will be 0.8m higher than the existing garage, 3.2m wider and, including the section of garage to be retained, around 2m longer. The proposed cattery building will be fairly utilitarian in appearance being reflective of the intended commercial use.

Despite the fact that the resulting building will be larger than the existing garage, its relatively limited height (3.3m) together with existing boundary treatment means it will have limited impact upon the appearance of the immediate locality and will not be prominent within the wider landscape. I am therefore satisfied it will not harm the rural character of the area or the Special Landscape Area.

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Amenity: The building will be far enough away from neighbouring properties to not harm amenity by way of loss of light or by being overbearing.

The use of the building is unlikely to give rise to significant noise and provided the cattery is well managed I consider the risk of significant odour to be low.

It is unlikely that lots of cat owners will arrive at the site simultaneously to drop off/pick up their pets. Therefore the proposals are unlikely to result in significant additional traffic noise.

Highways: Ty Canol Road serving the site is generally too narrow to permit the passage of two vehicles simultaneously although there a number of passing places. The road already serves as access to the existing boarding kennels business as well as D and V Fuels who have a storage unit at Ty Canol Farm immediately to the south of the application site. I am unaware of any significant congestion or highway safety problems at present.

The building will have 12 internal bays therefore if all were occupied simultaneously there is the potential for the pets of 12 individual owners to be on site at any one time. As already noted above I consider it unlikely that lots of owners will arrive at the site simultaneously to pick up/drop off their pets. The modest increase in traffic the development is likely to generate will not cause congestion or significantly prejudice the safety of road users.

There is an existing hard surfaced area to the south of the garage that extends into land outside of the application site but lies within the curtilage of Ysgubor Ganol. The hard surfaced area is available parking and therefore fulfils the requirements of a condition attached to planning permission P/2009/0389. Whilst only 2 parking spaces will be provided for dedicated use by the cattery I consider this to be adequate given the nature of the business and likelihood of only a small number of cat owners visiting the site any one time. In any case should the need arise I see no reason why the applicant would not wish to take a flexible approach to parking provision, with visitors to the cattery and/or boarding kennels being allowed to park on any part of the hard surfaced area within the curtilage of Ysgubor Ganol.

Despite the concerns raised by the objector I have been provided with no evidence that vehicles belonging to visitors to the existing boarding kennels business are routinely parked on the highway. In any case, it is only possible to require the provision of on-site parking via a planning permission. It is outside of the scope of planning control to prevent visitors to a site choosing to park elsewhere. If some are choosing to parking on the objector’s land then this is a private matter for the objector to take up with the applicant, those individuals and/or put in place measures to prevent unwanted access to their land.

Waste: The submitted details do not provide indicate how waste will be dealt with/managed. However I am unaware that there is any waste management

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 issues with the existing business. It will be for the applicant to ensure that appropriate measures are in place to deal with additional waste generated by the cattery.

Ecology: I consider it unlikely that bats will be present in the existing garage.

CONCLUSION

The proposed development accords with policy GDP1 and EC5.

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 following approved plans and contained within the application documentation: i) 1:500 Block Plan (Revision A); ii) Drawing no. 01: Existing and Proposed Plans and Elevations; iii) Elevations iv) Plan 3. The vehicle parking and turning areas indicated on the approved 1:500 Block Plan (Revision A) shall be laid out, surfaced and drained prior to the first use of the building hereby granted and shall thereafter be retained for those purposes, free of all obstruction.

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 provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety.

NOTE(S) TO APPLICANT

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

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

To prevent offences under the above named Acts there should be no bonfires on the site, to include the prohibition of the burning of cleared vegetation. The applicant should contact the Council's Environment and Planning Department on 01978 315300 for further advice and information.

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0360 LAND OFF AND EAST OF 15/04/2016 ELLESMERE LANE PENLEY WREXHAM COMMUNITY: LL13 0LP CASE OFFICER: Maelor South SEH DESCRIPTION: SUBMISSION OF RESERVED WARD: MATTERS PURSUANT TO OUTLINE AGENT NAME: Overton PLANNING PERMISSION CODE NO OM ARCHITECTURE P/2015/0405 (APPEARANCE, AND DESIGN LAYOUT, SCALE AND LANDSCAPING) - (ERECTION OF 9 NO DWELLINGS WITH ACCESS ONTO ELLESMERE LANE)

APPLICANT(S) NAME: MR STEVE JENNINGS PRIMESAVE PROPERTIES

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THE SITE

Application Site

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PROPOSAL

As above

HISTORY

P/2015/0405 Outline application of the erection of 9 no. dwellings. Approved on 7 December 2015

DEVELOPMENT PLAN

Policies PS2, GDP1, EC4, EC5, EC6, EC13, T8 and T9 of the Wrexham UDP are relevant. Local Planning Guidance Notes Nos. 16 – Parking Standards, 21 – Space around Dwellings and 32 – Biodiversity and Development are also relevant.

CONSULTATIONS

Community Council: Re-consulted 19.05.2016 Local Member: Re-notified 19.05.2016 Highways: No objection subject to recommended conditions (see special considerations section below). Public Protection: No comments. Welsh Water: No objections subject to the conditions attached to the outline planning permission. Site Notice: Expired 16.05.2016 Neighbours: 2 letters of objection / online comments: • Housing land shortfall should be met where it is most needed where supporting services can be most efficiently provided; Wrexham is the logical choice; • Planning permission should not be granted just because it contributes to the land supply; • Penley has already had its fair share of new development; • There are brownfield sites within Penley better suited to development of this kind; • The application site in Ellesmere Lane forms part of a larger field that separates frontage development of varied character and age on the west

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side of the northern section of Ellesmere Lane from open countryside lying to the east of and beyond the settlement. Erection of 9 houses laid out in this unimaginative and linear fashion would unacceptably intrude into attractive unspoilt countryside; • It would not constitute acceptable “infilling” which is generally defined as 'the filling of a small gap by one or two houses within a substantially developed frontage'; • The land lies entirely outside the settlement boundary previously defined for Penley and is an unsustainable greenfield site; • Ellesmere Lane carries a significant volume of traffic and the additional 9 dwellings would generate a significant level of additional traffic to the detriment of the safety of all road users; • The site could flood impacting upon the nearby dwellings; • Wildlife at the site will be affected; • The local schools are full.

SPECIAL CONSIDERATIONS

Background: This application is for the approval of reserved matters following the granting of planning permission on 7 December 2015 (P/2015/0405). The reserved matters are scale, appearance and landscaping. A number of concerns have been raised by two local residents, however these concerns relate to the principle of the development which has already been established. I do not therefore intend to revisit those concerns in this report. The main issues to consider relate to the impact of the proposed houses in terms of their scale and design upon the character and appearance of the area. The proposed site plan is shown below.

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Scale and Design: There is no particular strong or distinct architectural character to the existing properties on Ellesmere Lane. Building types vary and there is a mixture of detached, semi-detached and two-storey dwellings. The scale, design and layout of the proposed development has reflected this building variety and the dwellings as proposed would be in character with the general built form of Ellesmere Lane. The dwellings face Ellesmere Lane in order to provide active frontages in the interests of the visual amenities of the area. The development accords with Policies PS2 and GDP1 of the UDP.

Landscaping: The site frontage is bounded by a substantial hedge which is to be largely retained with the exception of that to be lost to create the new vehicular access point. This is in the interests of preserving the character and appearance of the site and maintaining its semi-rural appearance, and eases the integration of the new development into its surroundings. A hedge will be planted to the rear of the site to form the boundary with the remaining agricultural land. Tree planting is also proposed which will break up sightlines and soften the impact of the development.

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Residential Amenity: There would be no issues of significant overlooking or loss of light to the existing nearby dwellings arising from the proposed development. The site layout has also been carefully designed to meet the separation distances recommended in LPGN No.21 to ensure that the occupiers of the proposed dwellings will enjoy private outdoor spaces and habitable rooms with the benefit of a good level of natural daylight thus affording them an appropriate standard of amenity.

Highways, Access and Parking: The site is located on Ellesmere Lane which is a classified road subject to a 30 mph speed limit. Assuming typical speeds of 30 mph the proposed access should have visibility spays of 2.4 x 56 metres in both directions. This has been demonstrated on the submitted indicative site layout plan and will be secured by condition.

The parking areas of individual dwellings will be accessed via a private driveway adjacent to their rear boundaries. Visibility at these access points is also acceptable. Parking provision is in accordance with LPGN No.16. The development complies with Policies PS4, GDP1, T8 and T9 of the Wrexham UDP

CONCLUSION

The scale and appearance of the proposed dwellings will complement the existing built development on Ellesmere Lane and, together with the proposed landscaping for the site, will make a positive contribution to the visual amenities of the area. The development complies with the relevant UDP polices and I recommend accordingly.

RECOMMENDATION: That Reserved Matters are Approved

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered PL010 Rev A, PL11, PL12 Rev A, PL13 Rev A, PL14 Rev A, PL15 Rev A and PL25 Rev C and contained within the application documentation. 2. Prior to their use on the development samples of all external facing, roofing, boundary treatment and hard surfacing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. With the exception of those shown on the approved plan and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification) no windows or other openings shall be inserted in any elevation of any of the buildings hereby approved.

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4. The landscaping scheme approved as part of this application shall be fully implemented in strict accordance with approved drawing no. PL25 Rev C within three months of the first use of the development with the exception of soft landscaping which shall be carried out in the first planting season (November to March) or seeding season (April to September) following the first use. 5. The landscaping scheme as carried out in connection with condition no. 4 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 and within a timescale all to be submitted to and approved in writing by the Local Planning Authority. 6. Prior to first use of the development the site shall be laid out in strict accordance with layout plan(s) No. PL25 Rev C. 7. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 56 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction above the level of the adjoining carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 8. 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. 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 by the Local Planning Authority: 1) Detailed layout, design, drainage, lighting and construction of the proposed new estate roads and footways; 2) Detailed layout, design, drainage and construction of the proposed new 2 metre wide footway fronting the dwellings; 3) A scheme of street lighting along Ellesmere Lane and bat friendly lighting with the development site. The scheme as is approved shall be fully implemented prior to first use of the development. 10. The vehicular parking and turning areas as shown on approved drawing(s) No(s). PL25 Rev C shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 11. The proposed boundary treatments detailed on plan ref: PL25 Rev C approved as part of this application shall be fully implemented in strict accordance with the details as are approved prior to first use of the development. No other boundary treatments shall be erected on site without the prior written permission of the Local Planning Authority.

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REASON(S)

1. To ensure that the development fully complies with the appropriate policies and standards. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To protect the amenities of the occupiers of nearby properties. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. In the interests of highway safety. 7. To ensure that adequate visibility is provided at the proposed point of access to the highway. 8. In the interests of highway safety. 9. In the interests of highway safety. 10. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

This planning permission requires that development be carried out in accordance with the approved plans, including the construction of an estate road intended for adoption by the Council under the Highways Act 1980. It is essential therefore that the detailed proposals are submitted to the Highway Authority and confirmed as acceptable BEFORE development commences. Please contact the Highway Authority on telephone no. 01978 729690 for further guidance.

The applicant is advised that submission of a copy of the relevant section 38 adoption agreement, between the applicant and the Highway Authority, to the Local Planning Authority will allow the above condition no(s). 9 to be formally discharged in writing. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0374 FOUR WINDS CAR PARK HEOL 18/04/2016 OFFA VRON TANYFRON WREXHAM LL11 5TN COMMUNITY: CASE OFFICER: Brymbo DESCRIPTION: SEH OUTLINE APPLICATION TO ERECT 2 NO. DETACHED DWELLINGS WARD: TOGETHER WITH VEHICULAR AGENT NAME: Brymbo ACCESS PARRY DAVIES ARCHITECTS LTD APPLICANT(S) NAME: MRS KATHRYN MR ROBERT PARRY GRATTON

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THE SITE

Indicative location for dwellings

PROPOSAL

As above. The application includes a design and access statement and indicative site layout plan.

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HISTORY

P/2003/0681 Erection of 2 no. 4 bedroom detached dwellings and construction of new vehicular and pedestrian access. Granted on 08/08/2003

DEVELOPMENT PLAN

Inside settlement limit. Policies PS1, PS2, PS3, PS4, GDP1, EC13 and T8 of the Wrexham UDP apply. Local Planning Guidance Notes Nos. 16 – Parking Standards and 21 – Space around Dwellings are also relevant.

CONSULTATIONS

Community Council: Re-consulted 10/06/2016 Local Member: Re-notified 10/06/2016 Highways: No objection subject to recommended conditions (see special considerations section below). Public Protection: No objection subject to the imposition of a condition to restrict hours of construction works and advisory notes in relation to dust management. Welsh Water: No objection subject to the imposition of a condition securing a comprehensive drainage scheme for the site. NRW: No objections received. PRoW: The public right of way runs to the north of the site and the development does not interfere with it. Site Notice: Expired 06/05/2016 Neighbours: 11 online comments / letters received in relation to the original and amended plans: • Loss of parking will compound problems of parking on the street; • Poor condition of the unadopted access road; • A new footway would narrow the road; • Emergency vehicles will be impeded by the increased on- street parking; • Increased urban feel to the area; • Impact upon NHS services;

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• Impact on schools; • The footway to the north of the site would become an alleyway; • Loss of privacy; • Loss of view; • Development would be out of character; • The site has been maintained by a local resident since 2003.

SPECIAL CONSIDERATIONS

Background: The proposal is in outline with all matters reserved for further approval except for access. The main issues to consider relate to the impact of the proposed erection of 2 houses upon the character and visual amenities of the area, accessibility to services, residential amenity, parking and highway safety.

Site layout and residential amenity: The indicative site plan initially submitted has been amended and now demonstrates that the site is capable of supporting 2 no. dwellings whilst providing adequate on-site parking and garden space together with safe and satisfactory vehicular access. At 18 metres, separation distance between the new and existing dwellings is less than the 22 metres suggested in LPGN 21 (Space around Dwellings). However I do not consider this shortfall will result in significant loss of privacy in this instance given that the dwellings opposite are already overlooked by vehicles and pedestrians passing along Heol Offa. In terms of daylight, the proposal accords with LPGN 21. These matters will be considered in detail as part of a reserved matters application.

Highways, Access and Parking: The site is located on an unadopted road (Heol Offa) within a 30 mph speed limit. The road is very badly potholed and rutted for its entire length from its junction with Tanyfron Road down to and beyond the development site.

The site was originally the car park to the Four Winds pub which was converted to a dwelling a number of years ago. Although the site is currently used by some residents of Heol Offa for the parking of vehicles, the land is still in private ownership and the residents have no established right to park on the land. Adequate off road parking provision for the new dwellings is demonstrated on the submitted plans.

The site was granted planning permission in 2003 for the erection of two dwellings. The permission included requirements to improve undertake surfacing improvements on Heol Offa. Subject to a condition to secure these improvements, the development complies with Policies PS4, GDP1, T8 and T9 of the UDP.

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Other Matters: Concerns have been raised in relation to the loss of views across the land; however there is no right to a view over privately owned land. Given that the application is for just two dwellings, the impact upon schools and doctors surgeries is not considered to be significant.

A local resident has advised the Council that he owns a part of the North West corner of the site and has maintained it since 2003. Matters of land ownership are not relevant planning considerations, however, other than a hand drawn plan I have been provided with no legal title evidence that this resident has acquired any bone fide legal interest in the land, and a land registry search has confirmed that the applicant owns the whole of the application site.

CONCLUSION

The proposal would not be to the detriment of the visual or residential amenities of the area or have an adverse effect upon highway safety, and would comply with relevant planning polices including GDP1 (a), PS1, PS2 and T8 which seek to ensure that development does not harm the appearance of area and that it positively contributes to the appearance of the nearby locality.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the layout of the building(s) b. the scale of the building(s) c. the appearance of the building(s) d. the landscaping of the site 2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are approved. 3. The development hereby approved shall be commenced before the expiry of five years from the date of this permission or before the expiry of two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later. 4. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday. 5. No 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.

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6. Details of all of the proposed finished floor levels, boundary treatments and any retaining walls in and around the site shall be submitted to and approved in writing by the Local Planning Authority as part of the reserved matters application. The boundary treatments as are approved shall be fully implemented in strict accordance with the details as are approved prior to first use of the development and thereafter permanently retained. 7. The contents of the indicative site plan submitted in support of this application shall not be regarded as representing an approved site layout or scale of development. 8. Details of the proposed vehicular parking facilities shall be submitted to and approved in writing by the Local Planning Authority as part of the reserved matters application. 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 all obstruction and made solely available for the parking and turning of vehicles at all times. 9. 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 for a distance of 2.4 metres measured back from the adjoining highway along the entire site frontage. The splays shall be provided prior to first use of the development and shall thereafter be permanently retained clear of any such obstruction. 10. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 11. 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. 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: - The improvement of Heol Offa from the northern most part of the site to its junction with Tanyfron Road. The scheme as is approved shall be fully implemented prior to commencement of the development. 13. 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. 14. 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. 15. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring.

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16. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 15 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To protect the amenities of the occupiers of nearby properties. 5. 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. 6. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. To protect the amenities of the occupiers of nearby properties. 7. To ensure that all details are reserved for future consideration. 8. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 9. To ensure that adequate visibility is provided at the proposed point of access to the highway. 10. 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. 11. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 12. In the interests of highway safety. 13. To prevent pollution of the water environment. 14. To protect the amenities of the occupiers of nearby properties. 15. In the interests of the amenities of the future occupants of the buildings 16. In the interests of the amenities of the future occupants of the buildings

NOTE(S) TO APPLICANT

The permission hereby granted does not authorise encroachment upon, or interference with, the adjoining property.

The applicant is advised that compliance with condition no. 14 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate.

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Further advice on compliance with condition no. 15 and 16 may be obtained by contacting the Council's Environmental Protection Team on 01978 315733. Should the investigation identify contamination issues that may affect receptors other than the site users e.g. groundwater, then it is recommended that these works are also addressed in consultation with the Housing and Public Protection Department prior to commencement of works on site.

The Applicant is advised that under the Environmental Protection Act 1990, dust from construction and/or demolition activities can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that any dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information.

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0401 LAND NORTH OF PENTRE BACH 25/04/2016 CROESNEWYDD ROAD WREXHAM LL13 3BN COMMUNITY: CASE OFFICER: Offa DESCRIPTION: SEH RESIDENTIAL DEVELOPMENT (16 APARTMENTS - 10 NO. TWO WARD: BEDROOM AND 6 NO. ONE AGENT NAME: Brynyffynnon BEDROOM) JPH ARCHITECTS LTD MR ROBERT BLOUNT APPLICANT(S) NAME: FIRST CHOICE HOUSING ASSOCIATION LTD

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THE SITE

Development Footprint Application Site

PROPOSAL

As above. The application includes a design and access statement, ecological appraisal, flood modelling report and landscaping scheme.

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HISTORY

P/2012/0059 Variation of condition no 4 of GRANTED 22/03/12 planning permission code no P/2007/0039 to extend the period for the submission of reserved matters for a further period of 5 years P/2007/0038 Variation of condition no. 5 of GRANTED 05/03/07 planning permission code no. P/2004/1640 to permit residential development in advance of final approval of highway works P/2004/1241 Amendment to condition 1 of GRANTED 09/11/04 planning permission P/2003/1285 to require phasing strategy to be agreed P/2004/1242 Amendment to condition 3 of GRANTED 09/11/04 planning permission P/2003/1285 to allow the period for submission of reserved matters to be five years P/2004/1243 Amendment to condition 5 of GRANTED 09/11/04 planning permission P/2003/1285 to allow approval of material samples as part of reserved matters P/2004/1244 Amendment to condition 7 of GRANTED 09/11/04 planning permission P/2003/1285 to delete requirement for approval of access, design drainage and construction of roadways P/2004/1245 Amendment to condition 10 of GRANTED 09/11/04 planning permission P/2003/1285 to allow approval of parking and turning facilities in a phased manner P/2004/1246 Amendment to condition 15 of GRANTED 09/11/04 planning permission P/2003/1285 to allow drainage details to be approved in a phased manner P/2004/1247 Amendment to condition 18 of GRANTED 09/11/04 planning permission P/2003/1285 to allow for landscape strategy to be agreed with details to be approved in phased manner

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P/2004/1248 Amendment to condition 2 of GRANTED 09/11/04 planning permission P/2003/1285 to allow submission of details in residential and employment phases to be submitted at different times P/2004/1249 Amendment to delete condition GRANTED 09/11/04 31 of planning permission P/2003/1285 related to surface water regulation system (duplicated by condition 15) P/2004/1250 Amendment to condition 32 of GRANTED 09/11/04 planning permission P/2003/1285 related to final master plan (duplicated by condition 1) P/2004/1251 Amendment to condition 4 of GRANTED 09/11/04 planning permission P/2003/1285 to allow a commencement date of seven years P/2003/1285 Outline application for mixed use GRANTED 07/06/04 development, comprising a high quality employment park, housing, primary school, open space and infrastructure.

DEVELOPMENT PLAN

Inside settlement limit. Part of the site is within Flood Risk Zone C2. Policies PS1, PS2, PS3, PS4, GDP1, GDP2, H1, EC4, EC6, EC12, EC13, T8 and T9 of the Wrexham UDP are relevant. Local Planning Guidance Notes Nos. 10 ‘Public Open Space in New Housing Development, 16 – Parking Standards, 21 – Space around Dwellings, and 32 – Biodiversity and Development are also relevant.

CONSULTATIONS

Community Council: No objection subject to a condition on the future maintenance of the grassed open space area so it can be kept to an acceptable standard in perpetuity. Local Member: Notified 26/04/2016 Highways: No objection subject to recommended conditions (see special considerations section below). Public Protection: No objection subject to the imposition of conditions to restrict hours of

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construction works and obtain a noise survey in respect of the nearby Ambulance and Fire Station, and advisory notes in relation to dust management. Education: Contributions are required for primary education provision in accordance with LPGN 27. Wales & West Utilities: No apparatus on site. No objections made. Welsh Water: No objection subject to the imposition of a condition securing a comprehensive drainage scheme for the site. NRW: An FCA has not been submitted as part of the application and we object to the granting of planning permission. (see special considerations below) Senior Flood Officer: The submitted outline surface water management plan is acceptable. No objection subject to planning conditions. The advice of NRW should be sought with regards to flood risk from the River Gwenfro. North Wales Police: Standard advice applies. Site Notice: Expired 25/05/2016 Press Notice: Expired 27/05/2016 Neighbours: 1 online comment received: • The nearby WAST facility is a noise nuisance and would impact upon the residential amenities of the occupiers of the proposed development; • Increased traffic generation will compound problems on an already congested highway (Croesnewydd Road); • Impact upon the ecology of the site, otters in particular.

SPECIAL CONSIDERATIONS

Background: This proposal is in full and is for the erection of 16 residential units housed within two residential blocks. The site is within the settlement limit and is specifically allocated for housing in the UDP so residential development is acceptable in principle. The main issues to consider therefore relate to the impact of the proposed development upon the visual amenities of the area, ecology, flood risk management and highway safety.

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Site Layout and Design: The application site is located to the north of the existing development at Pentre Bach, which is served off Croesnewydd Road. The layout of the development has been strongly influenced by the fact that parts of the application site are at risk of flooding (see Flood Risk below) as well as the need to provide for onsite public open space (POS). The submitted layout plan demonstrates that the site can accommodate the residential blocks as proposed whilst providing communal gardens spaces and off street parking as well as an area of unequipped POS in accordance with LPGN No. 10 (to be provided and managed by the developer in perpetuity). The built development has been carefully designed to ensure that it does not turn its back on the highway fronting the site and the blocks largely face the highway in order to provide active frontages in the interests of the visual amenities of the area. The design of the residential blocks has been guided by the more recent built development at Pentre Bach and their scale and design respects the local vernacular and character of the area. This application provides an opportunity to visually enhance the general appearance of the area and is in accordance with polices PS2 and GDP1(a) of the UDP.

Residential Amenity: There would be no issues of overlooking or loss of light to the existing nearby dwellings arising from the proposed development. The site layout has been carefully designed to meet the separation distances recommended in LPGN No.21 to ensure that the occupiers of the proposed development will enjoy use of private communal outdoor spaces and habitable rooms which will have the benefit of a good level of natural daylight in the interests of the residential amenities of the occupiers.

Highways, Access and Parking: The proposed development site is located on Croesnewydd Road which is a busy, classified road subject to a 30mph speed limit. The proposed access can provide a visibility splay of 2.4 x 56m in both directions which is in accordance with Manual for Streets. The proposed internal access road is acceptable and is able to accommodate the turning movements of both domestic and service vehicles. Given the layout of the site, the internal estate road and parking areas will need to be managed in perpetuity by a private management company. There is an existing tactile crossing point on the radius of the access across Croesnewydd Road and this should be re-located to the north east of the proposed access. The precise detail regarding the re-location of this crossing point can be approved as part of a separate s.38 / 278 agreement for works within the highway. Based on LPGN 16, the proposed development would require a maximum of 29 spaces. The submitted layout plan indicates the provision of 26 spaces which is considered adequate given that there are employment opportunities within walking distance of the site as well as regular bus services into Wrexham town centre passing along Rhyd Broughton Lane to the north. The nearest bus stop is approximately 500 metres from the site.

It is acknowledged that significant concerns exist as to the capacity of the A483 /A525 to accommodate further growth. No Transport Assessment

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(including junction capacity assessment) has been submitted with this application. However, given the relatively low number of dwellings proposed, it is considered that the proposed development would not have a material impact on the highway network. The development therefore complies with Policies PS4, GDP1, T8 and T9 of the UDP.

Ecology: There are no objections to the proposal on ecological grounds. During the ecological survey an otter was seen on site; although the majority of building works are sufficiently far away from the watercourse to not cause too much disruption, a condition should be attached to the planning permission for the submission of a scheme of reasonable avoidance measures for otters. Post and rail fencing has been to enclose river buffer areas to prevent public access to them. This should be maintained by a management company in perpetuity.

Flood Risk: Parts of the application site lie within Zone C2 as defined in TAN 15 Development & Flood Risk (2004) and shown on Welsh Government’s Development Advice Map. This is confirmed by Natural Resources Wales’ (NRW) flood map, which shows that the site is at risk of flooding in the 0.1% AEP (1 in 1000 annual chance) fluvial flood event associated with the River Gwenfro.

However, NRW’s outline was produced prior to the recent changes to the Croesnewydd Road, and they are aware that the flood risk modelling undertaken to support the nearby Welsh Ambulances Service NHS Trust site (Figure 3.3 of ‘FCA for WAST Development at Wrexham Maelor Hospital, Final Report, October 2013’, JBA) shows that parts of this application site are also at risk of flooding in the 1% AEP (1 in 100 annual chance) flood event associated with the River Gwenfro.

No flood risk information is available for tributaries of the River Gwenfro which converge southwest of the site and then flow eastwards along the southern boundary of the site, meeting the Gwenfro to the north east of the site, as NRW does not generally model catchments smaller than 3km2. In addition, Natural Resources Wales’ Flood Map for Surface Water shows that some parts of the site are at risk of surface water flooding.

The report submitted with this application is not a flood consequences assessment (FCA); it is instead a report on flood risk modelling which has been carried out to determine the flood risks to the site from the two tributaries of the River Gwenfro. This report does not consider the flood risks to the site from the River Gwenfro itself, and it does not consider all other sources of flooding, as required in an FCA.

NRW has advised that they have had extensive discussions with the applicant’s consultant regarding the acceptability of the model (and model report) produced to determine the flood risks associated with the tributaries. While progress has been made, there are a number of improvements which must be made to this model in order to be confident that its outputs

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 adequately reflect the flood risk to the site for the purposes of inclusion in an FCA to support the planning application.

CONCLUSION

The proposal would not be to the detriment of the visual or residential amenities of the area or have an adverse effect upon highway safety, and would comply with all the relevant planning polices including GDP1 (a), PS1, PS2 and PS4 which seek to ensure that development does not harm the appearance of area, that it positively contributes to the appearance of the nearby locality. No adverse impact upon highway safety and the ecological features of the site are protected.

As the concerns raised by NRW in relation to flood risk have yet to be fully resolved, I request delegated powers to determine the application based on the outcome of their discussions with the applicant and subject to any necessary amendments to the site layout and the imposition of any additional planning conditions as may be requested by NRW.

RECOMMENDATION A

Upon the submission of sufficient information to demonstrate that the development will not be at unacceptable risk of flooding and will not give rise to an unacceptable increase in the risk of off-site flooding, the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring:-

• Management Company for the future maintenance by the applicant of all communal areas including roadways, driveway, footways, boundary treatments, riverine buffer strips, bin storage and hard and soft landscaped areas and planted features. • Payment of a financial contribution towards the provision of primary education facilities in accordance with LPGN.27

The final form and amount shall be determined by the Head of Environment and Planning.

RECOMMENDATION B

Upon the completion of the S106 obligation the Head of Environment and Planning be given delegated authority to GRANT planning permission subject to the following conditions as well as any other conditions as may be necessary to require the implementation of measures to address issues of flood risk:-

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CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 095-01-300 Rev C, 095- 01-320 Rev C, 095-01-350 Rev A, 095-01-500 Rev A, P01B, P02B, and P03B and contained within the application documentation. 3. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 4. Prior to first use of the development the site shall be laid out in strict accordance with layout plan(s) No. 095-01-300 Rev C - Dated 27-05-16 5. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 56 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 carriageway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. 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, lighting and construction of the proposed new access & footways serving the development site. 2) Detailed layout, design and construction of the re-located footway crossing points across Croesnewydd Road. 3) Detailed layout, design and construction of the proposed access track / turning head for future maintenance of the attenuation lagoon. The scheme as is approved shall be fully implemented prior to first use of the development. 7. 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. 8. No part of the development shall commence until a Biosecurity Risk Assessment has been submitted to and approved in writing by the Local Planning Authority. The Assessment shall include appropriate measures to prevent the introduction of Invasive Non Native Species (INNS) during the construction phase, and measures to control INNS as are currently present on site. The measures and proposals shall be fully implemented in strict accordance with the details as are approved. 9. 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. 10. No part of the development shall commence until a noise survey in order to determine noise levels for both day and night has been carried out,

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 and a detailed report of the survey findings together with a detailed scheme of noise attenuation and/or noise insulation measures has been submitted to and approved in writing by the Local Planning Authority. The measures as are approved shall be fully implemented prior to the first occupation / use of the development. 11. No part of the development shall commence until an appropriate Dust Management Scheme has been submitted to and approved in writing by the Local Planning Authority. The dust mitigation measures as are approved shall be fully implemented for the entire duration of the construction phase. 12. No surface water and / or land drainage shall be allowed to connect directly or indirectly with the public sewerage network. 13. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 14. No part of the development shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with condition no. 13. The sustainable drainage scheme shall be managed and maintained thereafter in strict accordance with the agreed management and maintenance plan. 15. The landscaping scheme approved as part of this application shall be fully implemented in strict accordance with approved drawing nos. 095-01-300 Rev C, 095-01-320 Rev C, 095-01-350 Rev A, 095-01-500 Rev A, within three months of the first use of the development with the exception of soft landscaping which shall be carried out in the first planting season (November to March) or seeding season (April to September) following the first use. 16. The planting scheme implemented in connection with condition no. 15 shall be permanently retained. Any planting which becomes 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 within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted.

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17. Within three months of the commencement of development a landscaping Management Plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas shall be submitted to and approved in writing by the Local Planning Authority. The landscaping shall be managed and maintained in strict accordance with these details as are approved.

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 highway safety. 7. In the interests of highway safety. 8. To prevent the spread of INNS. 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. 12. 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. 13. To ensure satisfactory drainage of the site and to avoid flooding. 14. To ensure satisfactory drainage of the site and to avoid flooding. 15. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 16. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 17. To ensure landscape features are properly considered and protected.

NOTE(S) TO APPLICANT

The applicant is advised that compliance with condition no. 9 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 please contact the Council's Housing and Public Protection Department on 01978 315300.

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

Applicants are advised that compliance with condition no. 11 does not provide an exemption from the statutory nuisance provisions of the Environmental Protection Act 1990. Under the Act dust from any type of activity can be judged to be causing a statutory nuisance to neighbouring properties. A legal notice can be served requiring that the dust nuisance is abated and failure to comply with the requirements of the notice can result in prosecution. The applicant should contact the Council's Housing and Public Protection Department on 01978 315300 for further advice and information.

The development site is in close proximity to the Fire and Ambulance Emergency Services and Headquarters and the developer is therefore required to carry out a noise survey in connection with condition no. 10 in order to determine noise levels for both day (0700 - 2300 hours) and night (2300 - 0700 hours) having regard to Planning Guidance (Wales), Technical Advice Note (TAN) 11 - Noise. The report of the noise survey findings shall include: a) Noise levels arising from day/night time activities in the vicinity of the proposed development site and the impact upon the proposed accommodation, and b) A detailed scheme of noise insulation and / or attenuation measures so designed to safeguard the amenity of the future occupants of the proposed accommodation hereby approved.

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Please contact the Highway Authority on telephone no. 01978 729690 for further guidance.

The proposed scheme should be constructed to a standard suitable for adoption by the Council for future maintenance at the public expense and the developer will need to enter into an agreement with the Council under s.38 / 278 of the Highways Act 1980.

You are advised that the Highway Authority will require such works to be completed to their satisfaction before they will formally adopt the relevant Highway works for public use and to be maintained at public expense. This will include the provision of a bond to cover the estimated value of such works.

The appropriate fees will become due to the Council when the Highways Authority approve the proposed works to be carried out.

The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication ""Sewers for Adoption""- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com

The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times.

RECOMMENDATION C

That if the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990, as detailed above, is not completed within six months of the date of the Committee resolution, the Head of Environment and Planning

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 be given delegated authority to REFUSE planning permission for the following reasons:-

1 Lack of appropriate maintenance by the applicant of all communal areas including the roadways, driveways, footways, boundary treatments, bin storage, and hard and soft landscaped areas and planted features. 2 Lack of adequate contribution to schools to offset the development.

That the Head of Environmental and Planning is given delegated authority to determine the final form and content of reasons for refusal.

RECOMMENDATION D

If no or insufficient information is submitted to demonstrate that the development will not be at unacceptable risk of flooding and/or will not give rise to an unacceptable increase in the risk of off-site flooding, that the Head of Environment and Planning be given delegated authority to REFUSE planning permission for the following reason:

1. Insufficient information has been submitted to demonstrate that the development will not be subject to an unacceptable risk of flooding or give rise to an unacceptable increase in the risk of off-site flooding and therefore the proposals conflict with policy EC12 of the Wrexham Unitary Development Plan. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0433 44 STANCLIFFE AVENUE MARFORD 04/05/2016 WREXHAM LL12 8LW COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: PF TWO-STOREY EXTENSION AND FRONT PORCH WARD: AGENT NAME: Marford & Hoseley APPLICANT(S) NAME: BLUEPRINT MR N ADAMSON ARCHITECTURAL SERVICES LTD MR DAFYDD EDWARDS

______

THE SITE

Proposed site

PROPOSAL

Planning permission is sought for the erection of a two storey side extension to the northern elevation as well as the erection of a porch to the front elevation. The proposal also includes for the installation of first floor French style doors with a ‘Juliet’ balcony on the rear elevation of the existing dwelling.

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The application is reported before the Planning Committee as the applicant is an employee of the Council’s Housing and Economy department.

HISTORY

None.

DEVELOPMENT PLAN

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

CONSULTATIONS

Community Council: No objection. Local Member(s): Notified 10.05.2016 Site notice: Expired 15.06.2016 Neighbouring occupiers: 4 neighbouring occupiers notified.

SPECIAL CONSIDERATIONS

Design and amenity: The proposals consist of a minor addition projecting 1.75 metres from the side elevation of the dwelling to provide a dressing room and en-suite at first floor with a utility at ground floor as well as the addition of a new porch. I am satisfied that the designs of the extensions are sympathetic to the character of the dwelling. The proposed elevations are shown below.

Proposed elevations

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The proposed extensions will not cause a loss of amenity to the neighbouring occupiers by way of loss of natural daylight or privacy. The scheme passes the BRE daylight test as shown in LPG20.

Conclusion: The proposal is considered acceptable in line with the Council’s guidance on house extensions. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

REASON(S)

NOTE(S) TO APPLICANT

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016 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.

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

If any of the coal mining features are unexpectedly encountered during development, this should be reported immediately to The Coal Authority on 0345 762 6848. Further information is available on The Coal Authority website at:www.gov.uk/government/organisations/the-coal-authority. All works relating to this development which are audible beyond the site boundary should be carried out only between 7.30 and 18.00 hrs Monday to Friday, and 08.00 to 14.00 hrs on a Saturday, and at no time on a Sunday or a Bank Holiday. Outside these times, any works which are audible beyond the site boundary have the potential to cause unreasonable disturbance to neighbouring premises.

Some public sewers and lateral drains may not be recorded on Dwr Cymru Welsh Water's maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist Dwr

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4 JULY 2016

Cymru Welsh Water, the applicant is advised to contact the Operations Contact Centre at Dwr Cymru on 0800 085 3968 to establish the location and status of the sewer. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0475 LIDL SUPERMARKET SALOP ROAD 16/05/2016 WREXHAM LL13 7AF COMMUNITY: CASE OFFICER: Offa DESCRIPTION: PF DISPLAY OF 1 NO. INTERNALLY ILLUMINATED FASCIA SIGN AND 1 WARD: NO. INTERNALLY ILLUMINATED AGENT NAME: Erddig TOTEM SIGN ONE DESIGN ARCHITECTURAL APPLICANT(S) NAME: SERVICES LTD MR ED WHALLEY LIDL UK MR STEPHEN NIXON

______P/2016/0475 THE SITE

Position of wall mounted signs Position of totem

PROPOSAL

Advertisement consent is sought for the replacement of existing illuminated signage on the site. Two 2.5m by 2.5m ‘Lidl’ illuminated logo panels are proposed on the gables of the building as well as a replacement totem sign to the car park entrance 0.9 metres lower than the existing sign.

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HISTORY

CB 3466 Erection of food store Refused 11/9/2000

P/2000/0893 Erection of single storey food Refused 13/11/2000 store, construction of 119 car parking spaces and alteration to existing vehicular and pedestrian access

P/2001/0161 Erection of Class A1 food store, Refused 7/1/2002 construction of car parking, Appeal 24/3/2003 servicing and new vehicular and allowed pedestrian access and provision of landscaping

P/2003/0680 Erection of food store (1602 sq.m) Refused 8/8/2003 and car park (Amended Scheme)

P/2003/0989 Erection of food store and Granted 10/11/2003 construction of car park

P/2004/0414 Display of 2 to Wall mounted Granted 09.06.2004 signs, 2 directional signs and 1 no pole sign

P/2007/0319 Installation of 48 page Billboard Refused

P/2008/1248 Installation of 48 page Billboard Refused

P/2009/0372 Consent to display advertisement Refused 30/06/2009

P/2010/0414 Erection of 1 flagpole Refused 05/07/2010

P/2011/0208 Installation of 48 page Billboard Refused

P/2012/0097 Installation of 48 page Billboard Refused

P/2014/0207 Variation of condition no. 10 of Refused 07/07/2014 planning permission P/2003/0989 to allow site deliveries on Sunday and Bank Holidays within the hours 1900 to 2100.

P/2105/0804 Non sales area extension to Granted existing store, external refurbishments and extension to opening hours

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DEVELOPMENT PLAN

The site is located within a defined settlement limit. Policies PS2 and GDP1 of the Wrexham Unitary Development are relevant. Guidance is also contained in Local Planning Guidance Note 1 – Adverts. National Planning Guidance is also contained in Technical Advice Note 7 – Outdoor Advertisement Control.

CONSULTATIONS

Community Council: No objection provided that any advert facing a residential property is not illuminated. Local Member(s): Notified 23.05.2016 Site notice: Expired 15.06.2016 Highways: No objection subject to a condition to ensure no light source is directly visible to drivers. Neighbouring occupiers: 39 neighbouring occupiers notified.

SPECIAL CONSIDERATIONS:

Amenity: The application consists of three elements. There are two low key illuminated ‘Lidl’ logo panels on the gables of the building. One faces St Giles Way, the other faces Salop Road. These are replacements for those that are currently in situ. The other element is the installation of an illuminated totem sign to the car park entrance which faces Salop Road. This will be one metre lower than the existing sign, however, the sign will have a larger illuminated surface area. I am satisfied that the visual appearance of the sign will be acceptable on this established commercial site. The luminance levels are not excessive in this already well-lit area to the point where it will appear as an overly bright and incongruous. It will have a similar appearance to a petrol forecourt totem sign. I do not consider that this will cause any detriment to neighbouring occupiers.

Public safety: The signs are proposed in a logical and safe position. Highways have raised no concerns in relation to the luminance levels.

Conclusion: The proposed adverts are, to all intents and purposes, a direct replacement for the existing adverts previously approved and are within acceptable tolerances of illumination. I recommend accordingly.

RECOMMENDATION: That Advertisement Consent be GRANTED

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CONDITION(S)

1. Any advertisements displayed, and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority. 2. Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition. 3. Where an advertisement is required under these Regulations to be removed, the removal shall be carried out to the reasonable satisfaction of the Local Planning Authority. 4. No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant such permission. 5. No advertisement shall be sited or displayed so as to obscure, or hinder the ready interpretation of, any road traffic sign, railway signal or aid to navigation by water or air, or so as otherwise to render hazardous the use of any highway, railway, waterway or aerodrome (civil or military). 6. The intensity of illumination emitted from the signs the subject of this consent shall not exceed 580 candelas/sq.m. 7. No light source to any sign(s) hereby granted consent shall be directly visible to drivers of motor vehicles using the adjacent highway.

REASON(S)

1. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 2. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 3. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 4. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 5. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 6. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 7. In the interests of highway safety.

______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0481 EDGE HILL HOSELEY LANE 17/05/2016 MARFORD WREXHAM LL12 8YE COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: PF VARIATION OF CONDITION NOS 2 AND 12 OF PLANNING PERMISSION WARD: P/2014/0831 TO TO AMEND THE AGENT NAME: Marford & Hoseley ROOF DESIGN OF THE PROPOSED MRS ALISON ROBSON DWELLING AND TO ALLOW AMENDMENT TO APPROVED PLAN TO REPLACE THE BAT ACCESS ELEMENT TO SCHWEGLER 1FR BAT BOXES

APPLICANT(S) NAME: MRS ALISON ROBSON

______

THE SITE

Application site. Footprint as shown is that of the previous dwelling, not as now built.

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PROPOSAL

Planning permission is sought to vary the requirements of condition nos. 2 and 12 of planning permission P/2014/0831 to allow for the redesign of the roof shape of the approved dwelling as well as amend the type of bat mitigation accommodation on the building. The application is made partly in retrospect in that the dwelling is now substantially complete.

HISTORY

P/2014/0831 Erection of replacement dwelling and external works. Granted 03.02.2015 P/2015/0459 Application for non-material amendment to P/2014/0831 to change approved hipped roof to gable roof (above kitchen area) and window alterations to side and rear elevations. Partially Agreed 27.11.2015.

DEVELOPMENT PLAN

The site is located outside any defined settlement limit. Policies PS1, PS2, PS3, PS4, GDP1, EC4, H2 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 21- Space around Dwellings.

CONSULTATIONS

Community Council: No comments. Local Member(s): Notified 23.05.2016 Site notice: Expired 15.06.2016 Neighbouring occupiers: 2 neighbouring occupiers notified. 1 representation received raising the following points: • There are no objections to the proposed alterations to the bat mitigation measures. • The properties along Hoseley Lane are mainly substantial houses set in large gardens and although big in floor space many are bungalows and dormer bungalows and are not substantial in scale; • The neighbouring occupiers enjoy a high standard of amenity which they should continue to enjoy; • Although they appear to have been developed in an ad hoc manner, the scale and siting of these dwellings appear to have designed to safeguard neighbouring amenity with a

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predominance of hipped gables and sloped roofs. No dwelling appears to have a dominant feature when viewed from the adjacent property; • What has been built at Edge Hill is quite different, both in its impact on Hillside and in relation to the character of the other properties in the vicinity. • The eaves of the new property are the same height as the ridge of Hillside, so the whole of its roof is already higher than Hillside. The new coped gable visually soars upwards, emphasising Edge Hill’s much greater height and scale. • The approved design for Edge Hill follows the local style, so although it is a two storey house sitting higher than the single storey Hillside, the hipped gable would have significantly reduced the perceived scale when seen from Hillside and done much to prevent the new, much bigger scale, property dominating the outlook from Hillside and its curtilage. • This proposal results in an unduly prominent feature which dominates the outlook from Hillside. The new dwelling is visually overwhelming and unacceptably dominates the outlook from Hillside. • The proposal therefore does not accord with policy GDP1. SPECIAL CONSIDERATIONS:

Background: Planning permission was granted in 2014 for a replacement dwelling. The design of the approved dwelling represented a departure from the original dwelling in terms of its modern appearance and scale. There are other dwellings adjacent to this site to the south which have recently been built as replacement dwellings and are similar in terms of scale. For the benefit of members an image of the front elevation of the dwelling as built is shown below.

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Front elevation as built

In 2015, an application was submitted to the Council to determine whether the alteration of the roof shape to the northern elevation from a hip to a gable along with various window opening alterations would be considered a non- material change. This was partially agreed as non-material, but the change to the roof shape was considered to be a material change requiring a further application for planning permission.

This change (now built) forms part of this application along with alterations to the type of bat mitigation accommodation. This change is required as the type of accommodation approved is not compatible with the type of roofing material approved.

Design and amenity: I have considered the alteration to the approved shape in terms of the appearance of the building and the impact upon the amenity of the occupiers of the neighbouring dwelling, Hillside.

I have no objection to the substitution of a hipped roof with a gable in design terms. The approved front elevation is shown below. Members will note the comparison against the ‘as built’ photograph earlier in this report. Whilst it is noted that there are a significant number of hipped roof shapes in the locality, there is now also a varied architectural character and I do not consider that this change is detrimental to the character of the dwelling or the wider street scene.

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Approved (P/2014/0831) front elevation

The main issue for consideration is the impact of the proposed additional roof massing from a hip to a gable on the neighbouring dwelling to the north. The immediate parts of the curtilage of Hillside directly affected by the massing of the proposed roof alteration are two patio areas. However, the roof structure would be visible from a large proportion of other areas of its curtilage.

Whilst I do not dispute that the massing of the additional roof shape will be visible from within the curtilage of the neighbouring dwelling, I do not consider that it is overbearing to a degree that the outlook from the neighbouring dwelling is hindered significantly beyond what has previously been approved. I also do not consider that the additional massing would significantly reduce natural daylight towards the affected areas of the neighbouring dwelling. The height of the eaves of the approved dwelling in comparison to the ridge of Hillside is noted. However, for the reasons identified above, I do not consider that this is necessarily detrimental when coupled with the new roof design.

Ecology: The proposed alteration to the bat mitigation accommodation is acceptable and there is no objection to the variation of this condition.

Conclusion: I am satisfied that the proposed alteration to the design of the roof of the dwelling will not have an adverse impact upon the amenity of the neighbouring occupiers. The proposal will accord with the design principles set out in GDP1. The alternative bat mitigation accommodation is also deemed acceptable. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development shall only be carried out in strict accordance with the amended plan(s) numbered ISA 249 P205 Rev F, P204 Rev G, P200 Rev C, P201 Rev C, P202 Rev C and P203 Rev G. 2. The development shall be carried out strictly in accordance with samples approved under planning permission P/2014/0831. 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), any window in the elevation of the Garage/Workshop/Utility Room, and Walk-In Larder rooms of the dwelling facing towards the property known as Hillside shall only be glazed or re-glazed using obscure glass which shall thereafter be permanently retained and remain fixed shut at all times. 4. 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 extensions or additions to the dwelling or buildings shall be erected, or placed on the land within the area as hatched black as shown on drawing ISA 249 P 205 Rev F under Class(es) A and E of Schedule 2 Part 1. 5. Within one month of the date of this permission an updated Arboricultural Impact Assessment and Tree Protection Plan shall been submitted to and approved in writing with the Local Planning Authority to deal with the amended plans as approved by this permission. The schemes as approved shall be implemented in a accordance with a timescale to be agreed as part of this detail. 6. No trees shall be felled other than those specified in the Arboricultural Impact Assessment report to be approved in connection with condition 5 above. 7. The following activities should not be carried out under any circumstances: a) No fires should be lit within 10 metres of the nearest point of the canopy of any retained tree. b) No works, including earth works and the bringing onto site of machinery or materials shall proceed until the approved tree protection measures are put in place, with the exception of the approved tree works. c) No equipment, signage, fencing, tree protection barriers, materials, components, vehicles or structures shall be attached to or supported by a retained tree. d) No mixing of cement or use of other materials or substances shall take place within tree root protection areas or tree construction exclusion zones, or close enough to these that seepage or displacement of those materials or substances could cause them to enter tree root protection areas or tree construction exclusion zones. e) No alterations or variations to the approved works or tree protection schemes shall be carried out without the prior written approval of the Local Planning Authority.

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8. Before the dwelling is first occupied a scheme of soft landscaping measures for the site (including boundary treatments) shall be submitted to and approved by the Local Planning Authority to deal with the approved tree loss along the northern edge of the site which is subject to conditions 6 and 6 of this permission. 9. The landscaping scheme including the paving and footpath areas submitted and approved in connection with condition no. 08 shall be fully implemented in all respects within three months of the first use of the building with the exception of soft landscaping which shall be carried out in the first planting season (November to March) or seeding season (April to September) following the first use. 10. The proposed mitigation measures for protected species as included within this approved application and on drawing nos. ISA 249 C 302 and ISA 249 P 204 shall be fully incorporated as part of the new dwelling and shall be installed prior to its first occupation. 11. The vehicular parking and turning areas as shown on approved drawing(s) No(s). ISA 249 P205 Rev F shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 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. 13. 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. 14. Notwithstanding the proposed foul drainage system for the development, further details of the foul drainage system shall be submitted to and approved in writing with the Local Planning Authority within one month of the date of this permission. The details as subsequently approved in writing by this condition shall be fully implemented as part of the development before the replacement dwelling is first occupied.

REASON(S)

1. To ensure that the development fully complies with the appropriate policies and standards. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To protect the amenities of the occupiers of nearby properties. 4. To ensure that the amenities of adjacent property are protected, and in the interests of the visual amenities of the area. 5. To ensure that trees on the site are afforded adequate assessment following a revised layout plan for the site, and to ensure that the works on site properly take account of the future health of the trees to be retained in the interests of visual amenities of the area. 6. To ensure that the development does not involve excess tree loss in the interests of visual amenities of the area.

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7. To ensure that the development, including new hard surfaced areas, do not cause harm to retained trees in the interests of visual amenity. 8. To protect the amenities of adjacent residential property and in the interests of visual amenity. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted. 11. 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. 12. To protect the amenities of the occupiers of nearby properties. 13. 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. 14. To ensure the development is served with a suitable method of foul drainage given its location near to an existing public sewer system.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0486 LAND ADJACENT TO QUARRY RIGG 18/05/2016 PANT LANE GRESFORD WREXHAM LL12 8SG COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: MP ERECTION OF DWELLING AND CONSTRUCTION OF ACCESS WARD: AGENT NAME: Gresford East & West APPLICANT(S) NAME: EDW ARCHITECTURE MR & MRS C & A HEARD LTD MR EDWARD WEBB

______P/2016/0486 THE SITE

Application site

PROPOSAL

As above.

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HISTORY

P/2004/1078 Outline application for the erection of one single storey dwelling, construction of new vehicular and pedestrian access and installation of septic tank / sewage treatment plant. Granted 6.10.2004 P/2005/1380 Erection of dwelling and construction of new vehicular and pedestrian access (reserved matters). Approved 26.1.2006 P/2011/0099 Erection of dwelling (previously granted under code no. P/2005/1380). Granted 28.3.2011

DEVELOPMENT PLAN

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

CONSULTATIONS

Community Council: Concerns were raised as to whether the space available is large enough for the proposed dwelling, and is it in keeping with the other neighbouring properties? Also The roof line should be at a height that is in keeping with the other neighbouring properties and those in the vicinity along this part of Pant lane. Local Member: Notified 25.5.16 Public Protection: Conditions recommended requiring the site to be investigated for potential contamination and, if necessary, remediated. Highways: Have made the following comments: - Visibility splays of 2.0 x 56m in both directions are required; - Pedestrian visibility splays of 2.4 x 3.3 required; - It would appear possible to provide the required splays, however alterations to the existing boundary along the site frontage will be required; - Any proposed access shall be 3m wide for 5m behind the highway boundary and surface using hard bound materials for a minimum distance of 5m behind the highway boundary. No gates shall be erected within 5m of the highway boundary; - No surface water shall be permitted to flow onto the highway; - Parking shall be in accordance with LPG16. Although there would appear to be space for 3 no. vehicles turning space is considered inadequate. I would recommend a revised

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layout plan is submitted indicating how an adequate turning facility is to be provided in addition to providing 3 no. parking spaces; - I would normally recommend permission be refused because the development does not make adequate provision for turning however if the applicant is able to address that issue, I would have no objections subject to conditions being imposed. Welsh Water: As the applicant intends utilising a private treatment works we would advise that the applicant contacts Natural Resources Wales who may have an input in the regulation of this method of drainage disposal. NRW: No comments. Site Notice: Expired 23.6.16 Neighbours: The owners/occupiers of 6 nearby properties notified 2.6.16.

SPECIAL CONSIDERATIONS

Policy: Subject to complying with policy GDP1 in respect of access, siting, design and the impact upon neighbouring properties, the erection of a dwelling on the site accords with policy H2.

Design: A dormer bungalow is proposed that is similar in siting and size to the one previously granted planning permission. There are some modest differences in the external appearance of the dwelling currently proposed, the most notable being the inclusion of a full gable roof to the front and rear elevations in place of the hipped gables of the dwelling previously granted permission – see plans below.

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Front elevation of dwelling previously granted planning permission

Front elevation of proposed dwelling

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The roofline of the dwelling will be higher than the dwellings either side. Whilst noting the concerns expressed by the Community Council, properties fronting this section of Pant Lane vary considerable in scale, form and appearance. As such I am satisfied the proposals will be broadly in keeping with locality. Furthermore there have been no changes in policy or other circumstances since planning permission for the erection of a dwelling of similar height on the site was granted.

Amenity: The proposed dwelling will not harm the amenity of neighbouring occupiers by way of loss of light, privacy or by being visually overbearing.

Access and Parking: The site access is to be in the same position as the previously approved plans for the site. Adequate visibility in both directions is achievable.

The dwelling will have 3 bedrooms and the submitted plans confirm that 3 off- street parking spaces can be provided which accords with LPG16 advice.

I note the comments made by Highways regarding the lack of an on-site turning area. There are other dwellings in the locality that also lack dedicated turning areas and I am unaware that vehicles reversing out onto the highway has resulted in significant safety issues. Furthermore the previously approved plans did not include provision for a turning area and there have been no material changes road conditions since. I therefore do not consider the lack of on-site turning space will significantly prejudice highway safety in this instance.

I do not consider it necessary to impose a condition to prevent gates being erected across the site access within 5 metres of the highway boundary as requested by Highways. It is unlikely that a vehicle waiting on the highway whilst gates are opened or closed will cause significant congestion or highway safety problems in this instance. Indeed there are other properties along Pant Lane with accesses enclosed by gates that are within 5 metres of the highway and I am unaware that this causes significant problems.

CONCLUSION

The proposals are acceptable with regards to design, access and parking and will not prejudice the standard of amenity afforded to occupiers of neighbouring properties. As such they accord with policies GDP1, H2 and T8.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 02, 03, 04, 05 and 06 and contained within the application documentation. 3. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 4. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 3 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 5. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 6. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 56 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. 7. Prior to first use of the development hereby approved a pedestrian visibility splay shall be established measured from the centreline of the vehicular access 2.4 metres back from the back edge of the footway to points 3.3 metres either side measured along the back edge of the footway. Within these splays there shall be no obstruction in excess of 0.6 metres in height above the level of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 8. The vehicular parking areas as shown on approved drawing 02 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 vehicles at all times. 9. 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. 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. 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.

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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 the amenities of the future occupants of the buildings 4. In the interests of the amenities of the future occupants of the buildings 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. To ensure that adequate visibility is provided at the proposed point of access to the highway. 7. To ensure that adequate visibility is provided at the proposed point of access to the highway. 8. To provide for the parking of vehicles clear of the highway. 9. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 10. In the interests of highway safety. 11. 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.

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.

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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

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0487 73 RUABON ROAD WREXHAM 18/05/2016 LL13 7PU

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa CHANGE OF USE FROM DOCTORS SEH SURGERY TO PROVIDE 4 NO SELF CONTAINED BEDSITS / STUDIO WARD: FLATS AGENT NAME: Offa T A C P APPLICANT(S) NAME: MR JAMES BARKER MR STEVEN WILKINS WILKINS AND ROBERTS LTD

______

THE SITE

Application Site

PROPOSAL

As above

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HISTORY

P/2015/0872 Change of use to student accommodation (5 no. individual rooms and communal areas). Granted 16/12/2015

DEVELOPMENT PLAN

Inside settlement limit and Fairy Road conservation area. Policies PS1, PS2, PS3, PS4, GDP1, H4, EC7 and T8 of the Wrexham UDP are relevant. Local Planning Guidance Notes Nos. 16 – Parking Standards and 21 – Space around Dwellings.

CONSULTATIONS

Community Council: Object on the grounds that the development is over intensive. There is no on-site parking provision and no immediate on street parking due to double yellow line parking restrictions adjacent to the corner property. Local Member: Notified 26/05/2016 Highways: No recommendations (see special considerations below) Public Protection: No comments WACS: This is an over intensive use of a relatively small property on a tight corner. Issues of vehicular access have not been addressed. There is no onsite parking and Court Road is already congested. Housing: Consulted 26/05/2016 Site Notice: Expired 16/06/2016 Neighbours: 4 online comments received raising the following concerns: • impact upon on-street parking which will increase congestion for those accessing Court Road from the Fairy Road junction; • these types of properties are not properly maintained; • loss of community; • the property is within a conservation area; • families will not want to live in an area containing a large number of HMOs.

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SPECIAL CONSIDERATIONS

Policy: Policy H4 allows for the subdivision of dwellings where:

a) sub-division is possible without major alterations, extensions, or additional new buildings which would significantly alter the character of the original dwelling; and

b) proposals accord with Policy GDP1; and

c) adequate open space is available; and

d) the proposal would not result in the over-concentration of Houses in Multiple Occupation to the detriment of crime levels, the social fabric of the area, and the amenity of existing residents.

Dealing with each of the above in turn: a) Extent of extensions/alterations

No extensions or external alterations are proposed; b) Compliance with policy GDP1

I will deal with issues of amenity and parking separately; c) Open space

Though the property has little useable outdoor space within the site, the property is located within easy access of the local Brickfield Park and Erddig National Trust Estate beyond, and there are plenty of recreational facilities within the nearby Town Centre. The outdoor space is sufficiently large enough to enable bins to be stored within the curtilage of the site. d) Concentration of HMO properties

The application proposes to convert the building into 3 x 1 bedroom and 1 x 2 bedroom self-contained units of accommodation and will therefore result in no change in the local concentration of HMO units.

Amenity of existing residents: The proposed development will not impact upon the privacy or visual amenities of nearby occupiers, particularly as no external alterations or extensions are proposed. Given the reduction in intensity of use of the building to 4 self-contained units, I would not expect the proposed use to represent a noise nuisance particularly as the outdoor space is not large enough to be used collectively. There is of course the potential for occupiers to be noisy although this is a matter outside of the scope of planning control and will be a matter for the landlord and/or Public Protection to address.

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Parking: Based on the floor area of the building and LPGN 16 (Parking Standards), the existing surgery generated the need for 10 parking spaces within the curtilage of the site. The building is to be converted into 4 separate residential units for which, based on LPGN 16 advice, there would be a requirement for a maximum of 6.5 car parking spaces.

The property has no dedicated off-street parking and, as with many other properties along Ruabon Road and neighbouring streets, occupiers with cars are reliant on on-street parking. It is understood that there is a significant on- street parking problem in this area including indiscriminate parking which occurred due to the busy nature of the surgery. As such, the reduction in parking demand from the residential use compared with the surgery would be considered to be a significant benefit in highway terms. Further, the site is within walking distance of the town centre with a wide range of retail and leisure facilities as well as frequent public transport which will encourage reduced reliance on the car as a means of transport.

Conservation Area: There are no external changes proposed to the building and as such the proposals accord with policy EC7 in so far as they preserve the character of the Conservation Area. Should planning permission be granted, an advisory note should be attached to the decision notice to advise that the property is within a Conservation Area subject to an Article 4(2) Direction and as such any alterations to the elevations of the building which front the highway will require an application for planning permission.

A short section of new wall is proposed to the rear of the site to match the existing boundary wall. Subject to the use of closely matching materials this will preserve the character of the Conservation Area. The submission of a brick sample for approval prior to the erection of the wall will be imposed.

Conclusion: I am satisfied that development will not materially detrimentally affect the character and appearance of the area, and that the proposal preserves the character of the conservation area. There will be no significant detrimental impact upon highway safety, social fabric of the area or local residential amenity and the proposed change of use accords with local planning policy.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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A, GA-05 and GA-05 Rev A and contained within the application documentation. 3. Prior to first use of the development, the external spaces shall be laid out and the boundary wall and gate erected along the south east boundary of the site, in strict accordance with plan ref: ST01 Rev A approved as part of this application. No bin, refuse or recycling receptacle shall be stored externally within the site curtilage except within the bin store are as shown on the approved plan. 4. No part of the development shall commence until a sample of the facing brick has been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.

REASON(S)

NOTE(S) TO APPLICANT

The property is within a Conservation Area subject to an Article 4(2) Direction. This permission does not by itself authorise the performance of any proposed acts of work materially affecting the external appearance of the premises, which proposals, if any, shall form the subject of a further submission to the Local Planning Authority.

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0493 THE CO-OPERATIVE RETAIL 24/05/2016 SERVICES LTD MARFORD HILL MARFORD WREXHAM COMMUNITY: LL12 8SL CASE OFFICER: Gresford MP DESCRIPTION: DISPLAY OF ADVERTISEMENTS WARD: AGENT NAME: Marford & Hoseley APPLICANT(S) NAME: FUTURAMA CO-OPERATIVE FOOD MISS MALGORZATA WISNIEWSKA

______P/2016/0493 THE SITE

Approximate position of shop

Totem sign

Co-op logo and ‘Croeso I Co-op Marford Hill’ signs

PROPOSAL

Consent is sought to display an illuminated Co-op logo sign and a non- illumined ‘Croeso I Co-op Marford Hill’ sign on the front elevation of the building as well as a 4.5m high totem sign which also includes an illuminated Co-op logo.

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HISTORY

P/2012/0830 Erection of retail unit and associated works. Refused 3.6.13. Allowed on appeal 24.6.14 P/2014/08131 Installation of glazed shop front, including ATM – to vary previous approved plans for convenience store. Granted 5.1.2015 P/2016/0025 Application for non-material amendment to planning permission P/2014/0813 to amend position of entrance and ATM. Agreed non-material 2.2.16 P/2016/0379 Erection of one new canopy within the plant, bins and cages area. Granted 10.6.2016

DEVELOPMENT PLAN

Within settlement limit.

CONSULTATIONS

Community Council: Could the information on two signs be accommodated on one sign to reduce the number of advertisements Local Member: Notified 21.5.2016 Highways: No objection subject to a condition that no light source to the signs being directly visible to the drives of vehicles using the highway. Site Notice: Expired 23.6.16 Neighbours: The owners/occupiers of 8 nearby properties notified 2.6.16. 1 representation received expressing the following concerns: - taller than a bus; - hides 40mph sign; - too many signs; - obstructs view of traffic; - should be removed

SPECIAL CONSIDERATIONS

Background: Whilst the signs had not been displayed when the application was submitted they have been subsequently therefore the application is now seeking consent in retrospect. A photograph of the site showing the signs is included below.

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Extent of control: TAN7 advises that control of advertisements can only be exercised in: a) the interests of amenity; b) the interests of public safety, for example whether the impact a sign will have on the safe operation/use of the highway.

Amenity: The Co-op logo and the ‘Croeso I Co-op Marford Hill’ signs do not over dominate or detract from the appearance of the front elevation of the building.

The totem pole reflects the commercial character of the site and does not have a significant impact upon or detract from the wider street scene.

A number of other signs have been displayed on the front elevation of the building and on a fence enclosing the adjacent service yard that are not subject to this application. Whilst noting the comments made by the Community Council these benefit from deemed consent under the Town and Country Planning (Advertisement Consent) Regulations 1992 (as amended) and therefore do not require express consent from the Local Planning Authority.

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Safety: Whilst noting the comments made by the objector, Highways have not raised any concerns about the signs therefore I have no reason to believe they adversely impact upon the safe use of the site access or the adjacent highway.

The Co-op logos attached to the shop front and on the totem sign are internally illuminated. The light source is not directly visible to the motorists of passing vehicles thus complying with the advice given by Highways. I therefore do not consider it necessary to impose the condition they have recommended.

CONCLUSION

The proposed signs will not have a detrimental impact in respect of amenity or public safety.

RECOMMENDATION: That Advertisement Consent be GRANTED

CONDITION(S)

REASON(S)

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4. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 5. To comply with the Town and Country Planning (Control of Advertisements) Regulations 1992. 6. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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LIST OF DELEGATED DECISIONS ISSUED

WRR P/2015/0812 LAND NORTH OF, TOTAL FITNESS, RESIDENTIAL DEVELOPMENT (24 NO. GRANTED STANSTY ROAD, WREXHAM, DWELLINGS) TOGETHER WITH 16/06/2016 LL11 2BU HIGHWAYS, ACCESS AND PARKING ARRANGEMENTS

ISY P/2015/0843 LAND OFF ASH ROAD SOUTH, ERECTION OF INDUSTRIAL UNIT GRANTED WREXHAM INDUSTRIAL ESTATE, COMPRISING TWO STOREY OFFICE 26/05/2016 WREXHAM, LL13 9UG AND WAREHOUSE ACCOMMODATION AND SINGLE STOREY DUST EXTRACTION BUILDING AND ASSOCIATED CAR PARKING AND STORAGE AREA

OVE P/2016/0104 TOTLEY HOUSE, WREXHAM ROAD, LISTED BUILDING CONSENT TO GRANTED OVERTON, WREXHAM, LL13 0DT CONSTRUCT LINK EXTENSION 13/06/2016 BETWEEN DWELLING AND OUTBUILDING, REMOVE DOOR AND WINDOW FROM REAR ELEVATION OF DWELLING, FORM NEW OPENING, INTERNAL ALTERATIONS TO FORM UTILITY ROOM AND INTERNAL ALTERATIONS TO OUTBUILDING, PROVISION OF NEW WINDOWS TO OUTBUILDING, REPLACEMENT OF OUTBUILDING ROOF COVERING, EXTENSION OF GARAGE AND PROVISION OF NEW ROOF

GWE P/2016/0124 SEAT STONEACRE, PLAS ACTON DISPLAY OF 2 NO INTERNALLY GRANTED INDUSTRIAL ESTATE, PANDY, ILLUMINATED FASCIA SIGNS, 3 NO 26/05/2016 WREXHAM, LL11 2UB INTERNALLY ILLUMINATED OTHER SIGNS AND 3 NO NON ILLUMINATED SIGNS

HOL P/2016/0194 BRYN VILLA, HUGMORE LANE, ERECTION OF CALF REARING UNIT GRANTED LLANYPWLL, WREXHAM, LL13 9YE 26/05/2016 WRO P/2016/0218 COLEG CAMBRIA, BERSHAM ROAD, DEMOLITION OF A RANGE OF GRANTED WREXHAM, LL13 7UH BUILDINGS; CONSRUCTION OF A NEW 31/05/2016 ENGINEERING BUILDING WITH CLASSROOMS AND SPRINKLER TANK; EXTENSION TO BLOCK C TO BE USED FOR STORAGE OF MATERIALS; BLOCK C TO BE RE-ROOFED AND RE-CLAD TO MATCH RECENTLY REFURBISHED BLOCK B; COVERED EXTERNAL WALKWAY LINKING BLOCKS A AND B; LANDSCAPING OF SITE TO INCLUDE NEW INCREASED CAR PARK AND SOFT LANDSCAPING

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HAN P/2016/0221 PANDY HOLDING, HALGHTON LANE, LISTED BUILDING CONSENT FOR GRANTED BANGOR ON DEE, WREXHAM, LL13 RESTORATION AND REFURBISHMENT 26/05/2016 0BW

LLR P/2016/0230 PENYGRAIG FARM, PENYGRAIG, TWO STOREY EXTENSION WITH STAIR GRANTED QUARRY ROAD, FRONCYSYLLTE, LINK AND BALCONY AND ERECTION OF 13/06/2016 WREXHAM, LL20 7RT DETACHED DOUBLE GARAGE WITH STORAGE AREA ABOVE ACCESSED VIA EXTERNAL STAIRCASE

GWE P/2016/0233 THE COTTAGE, WINDY HILL, CEFN Y ERECTION OF OPEN FRONTED SHED GRANTED BEDD, WREXHAM, LL12 9TF FOR THE STORAGE OF ANIMAL FEED, 10/06/2016 BEDDING AND FARM MACHINERY (IN RETROSPECT)

ERB P/2016/0235 BOX HEDGE COTTAGE, CAE ADDA CHANGE OF USE OF PART OF GARDEN GRANTED LANE, ERBISTOCK, WREXHAM, LL13 AREA ADJACENT TO ROAD AND REAR 26/05/2016 0DW PADDOCK TO EQUESTRIAN USE AND INCORPORATION OF PART OF REAR PADDOCK INTO RESIDENTIAL CURTILAGE

WRA P/2016/0293 WATERWORLD, BODHYFRYD, DISPLAY OF 1 NO. NON ILLUMINATED GRANTED WREXHAM, LL13 8DH FASCIA SIGN (IN RETROSPECT) 03/06/2016 BRO P/2016/0307 2 BRYN HYFRYD, WINDSOR ROAD, RE-INSTATE FRONT ROOM FROM HAIR GRANTED NEW BROUGHTON, WREXHAM, SALON TO LIVING ROOM 27/05/2016 LL11 6SS

ESC P/2016/0312 GWYNFRYN, WREXHAM ROAD, DEMOLITION OF EXISTING DWELLING GRANTED JOHNSTOWN, WREXHAM, LL14 1PE AND CONSTRUCTION OF A 4 BEDROOM 27/05/2016 HOUSE

HOL P/2016/0333 FROG LANE HOUSE, FROG LANE, ALTERATIONS TO WINDOWS, GRANTED HOLT, WREXHAM, LL13 9HJ INSERTION OF ROOF LIGHTS AND 03/06/2016 INTERNAL ALTERATIONS

BRY P/2016/0347 MOUNTAIN VIEW, PENTRE SAESON, CONSTRUCTION OF NEW VEHICULAR GRANTED BWLCHGWYN, WREXHAM, LL11 5TY AND PEDESTRIAN ACCESS AND 27/05/2016 DRIVEWAY (BLOCKING UP EXISTING ENTRANCE)

CEF P/2016/0354 YSGOL GYNRADD RHOSYMEDRE, EXTENSIONS AND ALTERATIONS GRANTED PARK ROAD, RHOSYMEDRE, 27/05/2016 WREXHAM, LL14 3EG

COE P/2016/0356 29 HIGH STREET, COEDPOETH, DISPLAY OF 3 NO. SIGNS GRANTED WREXHAM, LL11 3RY 27/05/2016

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WRO P/2016/0370 TREES AT, NEWTON LODGE, FAIRY LIME TREE (T1) - REDUCE PRIMARY GRANTED ROAD, WREXHAM, LL13 7PR LIMB OVER ROAD (SELECTED 14/06/2016 BRANCHES TO 4M APPROX AND CROWN LIFT OVER ROAD) ASH TREE (T2) - DEADWOOD AND REDUCE BRANCHES GROWING TOWARDS BUILDING BY 1.5 - 2 METRES ASH TREE (T3) - REDUCE 3 NO. LARGE LOWER LIMBS BY APPROXIMATELY 4 METRES TO REDUCE WEIGHT AND FAILURE (TPO NO WMBC NO 40)

WRA P/2016/0371 OAK TREE NEAR BIN AREA AT, OAK TREE - DEAD WOOD AND REMOVE GRANTED LANGFORD CLOSE, WREXHAM, RUBBING BRANCHES (TPO NO WMBC 22/06/2016 LL13 9EX NO 54)

ABE P/2016/0376 MALPAS TRACTORS (WREXHAM) ERECTION OF STEEL FRAMED PORTAL GRANTED LTD, CLYWEDOG ROAD SOUTH, BUILDING TO PROVIDE TRACTOR 10/06/2016 WREXHAM INDUSTRIAL ESTATE, STORAGE AND REPAIR FACILITIES WREXHAM, LL13 9XS

SES P/2016/0377 2 TALWRN COTTAGES, PICKHILL, ERECTION OF 2 BEDROOM DETACHED REFUSED CROSS LANES, WREXHAM, LL13 BUNGALOW TO THE REAR OF NO. 2 26/05/2016 0UP TALWRN COTTAGES

GRE P/2016/0379 THE CO-OPERATIVE RETAIL ERECTION OF ONE NEW CANOPY GRANTED SERVICES LTD, MARFORD HILL, WITHIN THE PLANT, BINS AND CAGES 10/06/2016 MARFORD, WREXHAM, LL12 8SL AREA

BAN P/2016/0380 LAND NORTH WEST OF HOLLYBUSH ERECTION OF AGRICULTURAL GRANTED BARN, WHITCHURCH ROAD, BUILDING (6M X 14M) 17/06/2016 HOLLYBUSH, BANGOR ON DEE, WREXHAM, LL13 0BH

WRC P/2016/0385 UNIT 4, ST GEORGES CRESCENT, DISPLAY OF EXTERNALLY GRANTED WREXHAM, LL13 8DA ILLUMINATED FASCIA SIGN 03/06/2016 MIN P/2016/0391 LAND AT, MINERA BUILDING RELAXATION OF CONDITION NO 1 GRANTED SUPPLIES, FIVE CROSSES IMPOSED UNDER PLANNING 17/06/2016 INDUSTRIAL ESTATE, MINERA, PERMISSION P/2011/0339 TO ALLOW A WREXHAM, LL11 3RD FURTHER FIVE YEARS FOR DEVELOPMENT TO BE COMMENCED (ERECTION OF 3 NO BUILDINGS CONTAINING 11 NO TWO STOREY CLASS B1, B2 AND B8 OFFICE / WORKSHOP UNITS WITH ASSOCIATED ACCESS, PARKING AND LANDSCAPING)

WRO P/2016/0397 10 HILL STREET, WREXHAM, LL11 INSTALLATION OF NEW SHOP FRONT GRANTED 1SN PROVIDING SINGLE DOORWAY TO 27/05/2016 ACCESS GROUND AND FIRST FLOORS LEVELS TO FORM SINGLE UNIT AND INTERNAL ALTERATIONS

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WRR P/2016/0398 48 REGENT STREET, WREXHAM, DISPLAY OF 1 NO PART ILLUMINATED GRANTED LL11 1RR FASCIA SIGN, 1 NO INTERNALLY 03/06/2016 ILLUMINATED PROJECTING SIGN AND WINDOW VINYLS

GRE P/2016/0399 THE GABLES, 3 MIN Y DYFFRYN, REAR CONSERVATORY EXTENSION GRANTED GRESFORD, WREXHAM, LL12 8RQ 17/06/2016 PEN P/2016/0400 LLWYN DERW, CHURCH STREET, DEMOLITION OF EXISTING SINGLE GRANTED PEN Y CAE, WREXHAM, LL14 2RL STOREY REAR EXTENSION AND 03/06/2016 ERECTION OF NEW TWO-STOREY REAR EXTENSION

MIN P/2016/0402 ADJACENT TO PEN Y NANT FLATS, CONTROL KIOSK FOR COMBINED GRANTED CHURCH ROAD, MINERA, SEWER OVERFLOW 03/06/2016 WREXHAM, LL11 3DA

WRC P/2016/0403 33, WHITEGATE INDUSTRIAL ERECTION OF METAL STORAGE UNIT GRANTED ESTATE, WREXHAM, LL13 8UG (IN PLACE OF BIN ENCLOSURE) 13/06/2016 WRC P/2016/0404 UNIT 4, ST GEORGES CRESCENT, CHANGE OF USE FROM GRANTED WREXHAM, LL13 8DA HAIRDRESSERS (USE CLASS A1) TO 03/06/2016 FINANCIAL AND PROFESSIONAL SERVICES (USE CLASS A2)

GRE P/2016/0407 QUARRY VIEW, PANT LANE, ERECTION OF THREE-STOREY GRANTED GRESFORD, WREXHAM, LL12 8SJ DWELLING 10/06/2016 COE P/2016/0409 THE BARN, HIGHER BERSE, HIGHER DEMOLITION OF EXISTING STEEL GRANTED BERSE ROAD, SOUTHSEA, AGRICULTURAL SHED AND ERECTION 17/06/2016 WREXHAM, LL11 6PW OF DOUBLE GARAGE AND CAR PORT BUILDING WITH STAIRCASE TO FIRST FLOOR

WRC P/2016/0412 45 ASHBURN WAY, WREXHAM, LL13 SINGLE-STOREY REAR EXTENSION GRANTED 0YY 17/06/2016 MAR P/2016/0416 1 BERWYN CLOSE, MARCHWIEL, FRONT BEDROOM EXTENSION AND GRANTED WREXHAM, LL13 0PT SIDE CONSERVATORY EXTENSION 13/06/2016 BRN P/2016/0418 THE FALLEN OAK, PAINTERS CONVERSION AND EXTENSION TO GRANTED GREEN, REDBROOK, WREXHAM, BARN TO PROVIDE 3 BEDROOM 13/06/2016 SY13 3AH DWELLING WITH ASSOCIATED PARKING

LLR P/2016/0420 HEYBURN, BLACKWOOD ROAD, ERECTION OF DOUBLE GARAGE GRANTED GARTH, TREVOR, WREXHAM, LL20 10/06/2016 7YL

MAR P/2016/0422 CLAY PIT COTTAGE, SONTLEY, DEMOLITION OF EXISTING DWELLING REFUSED WREXHAM, LL13 0YA AND ERECTION OF NEW 03/06/2016 REPLACEMENT TWO STOREY DWELLING

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BRN P/2016/0428 EASTWICK RAMBLES, TY ERECTION OF 1.8 M HIGH TIMBER REFUSED BROUGHTON, WHITCHURCH, FENCE 03/06/2016 WREXHAM, SY13 3BG

GWE P/2016/0429 TY CORNEL, OLD MOLD ROAD, ERECTION OF GARAGE (IN GRANTED GWERSYLLT, WREXHAM, LL11 4SB RETROSPECT) 17/06/2016 WRR P/2016/0430 35, GROSVENOR ROAD, WREXHAM, CROWN RAISE THE FOUR SYCAMORE GRANTED LL11 1BT TREES ALONG THE REAR SIDE 22/06/2016 BOUNDARY TO APPROXIMATELY 4 METRES, CROWN CLEAN REMOVING CROSSING AND RUBBING BRANCHES ANY DEADWOOD AND DUPLICATE BRANCHES, REDUCE THE LONGER LOWER SIDE BRANCHES OVER BOTH CAR PARKS TO IMPROVE SHAPE AND FORM BY NO MORE THAN 2 METRES BACK TO SUITABLE GROWING POINTS (PROTECTED BY GROSVENOR ROAD CONSERVATION AREA)

WRO P/2016/0435 82 ERDDIG ROAD, WREXHAM, LL13 CONSTRUCTION OF PATIO AREA (3.5M GRANTED 7DP X 4.5M) TO FRONT OF HOUSE (IN 10/06/2016 RETROSPECT)

OVE P/2016/0436 COURTLAND HOUSE, WILLOW FRONT PORCH EXTENSION AND GRANTED STREET, OVERTON, WREXHAM, PITCHED ROOFS OVER EXISTING BAY 10/06/2016 LL13 0EA WINDOWS

WRC P/2016/0438 GRACELANDS, HULLAH LANE, RELAXATION OF CONDITION NO. 1 GRANTED WREXHAM, LL13 9AT IMPOSED UNDER PLANNING 17/06/2016 PERMISSION CODE NO. P/2014/0809 TO ALLOW OPERATION OF 2 NO. PRIVATE HIRE VEHICLES ON A PERMANENT BASIS

ISY P/2016/0439 YEW TREE VILLA, HOLT ROAD, OUTLINE PLANNING APPLICATION TO REFUSED BOWLING BANK, WREXHAM, LL13 ERECT 1 NO. DWELLING ON LAND 10/06/2016 9RR ADJACENT TO YEW TREE VILLA

OVE P/2016/0440 CARREG Y FFRANC, BANGOR ROAD, UPGRADE EXISTING 11KV OVERHEAD GRANTED OVERTON, WREXHAM, LL13 0HL LINE USING ADDITIONAL CONDUCTORS 17/06/2016 SUPPORTED BY WOOD POLES TO THE SOUTH OF CARREG Y FFRANC

OVE P/2016/0443 CARREG Y FFRANC, BANGOR ROAD, MICRO SCALE ANAEROBIC DIGESTER GRANTED OVERTON, WREXHAM, LL13 0HL 33 KW THAT RUNS ON SLURRY ONLY 17/06/2016

HOL P/2016/0444 WESTFIELD DEPOT, BUCK ROAD, UPGRADE EXISTING HV OVERHEAD GRANTED COMMONWOOD, HOLT, WREXHAM, LINE FROM SINGLE PHASE TO THREE 17/06/2016 LL13 9JB PHASE SUPPLY NORTH OF WESTFIELD DEPOT

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WRO P/2016/0447 TUTTLE STREET BREWERY, TUTTLE REPLACEMENT OF EXISTING WINDOWS GRANTED STREET, WREXHAM, LL13 7AA 17/06/2016 HOL P/2016/0451 SPRINGFIELD, CASTLE STREET, TRIM 1 NO TREE BACK TO BOUNDARY GRANTED HOLT, WREXHAM, LL13 9YW WALL (PROTECTED BY HOLT 22/06/2016 CONSERVATION AREA)

BAN P/2016/0455 24 ABBEY GARDENS, BANGOR ON ERECTION OF REAR SINGLE STOREY GRANTED DEE, WREXHAM, LL13 0DZ OAK FRAME SUNROOM (DEMOLITION 10/06/2016 OF EXISTING CONSERVATORY)

GRE P/2016/0459 FOXWOOD, QUARRY BROW, PROPOSED FIRST FLOOR SIDE GRANTED MARFORD, WREXHAM, LL12 8SJ EXTENSION OVER EXISTING UTILITY 17/06/2016 ROOM, GROUND FLOOR REAR KITCHEN EXTENSION AND REAR DINING ROOM EXTENSION

WRR P/2016/0463 5 ORCHARD GARDENS, GARDEN SINGLE STOREY REAR EXTENSION GRANTED VILLAGE, WREXHAM, LL11 2RS 10/06/2016 CEF P/2016/0477 22 CAE COCH, CAE COCH LANE, SINGLE STOREY SIDE EXTENSION GRANTED CEFN MAWR, WREXHAM, LL14 3DL 17/06/2016 CHI P/2016/0498 5 NEW HOUSES, NEW HOUSE LANE, DEMOLITION OF EXISTING GARAGE GRANTED PENTRE, CHIRK, LL14 5AP AND ERECTION OF SINGLE STOREY 17/06/2016 SIDE EXTENSION TO PROVIDE NEW KITCHEN / DINING ROOM

WRA P/2016/0503 ORCHARD WAY, ACTON GARDENS, ERECTION OF DETACHED GARAGE GRANTED WREXHAM, LL12 8DE 22/06/2016

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