Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/37/17

th DATE: 12 June 2017

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: David Williams (Ext 8775)

SUBJECT: Development Control Applications

WARD: N/A

PURPOSE OF THE REPORT

To determine the listed planning applications.

INFORMATION

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

RECOMMENDATION

See attached reports.

BACKGROUND PAPERS

None.

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Community Code No Applicant Recommendation Pages

ROS P/2016 /0419 MR ANDREW JONES GRANT 12 -21

RHO P/2016 /0589 HEED DEVELOPMENTS GRANT 22 – 26 LTD MR SHAUN BEECH WRO P/2016 /0937 SYGNITY LIMITED GRANT 27 – 32 MR CHELDA WRO P/2016 /0942 SYGNITY LIMITED GRANT 33 – 37 MR CHELDA WRA P/2016 /1048 MR HATHERALL REFUSE 38 – 45

ESC P/2017 /0053 TALWRN FARMS LTD GRANT 46 – 56 MR PETER MOLLOY GWE P/2017 /0066 MR ANDY ROBINSON GRANT 57 – 60

HOL P/2017 /0143 BELLIS BROTHERS GRANT 61 – 67 MR ROGER BELLIS

HOL P/2017 /0337 BELLIS BROTHERS GRANT 68 – 71 MR ROGER BELLIS

WRO P/2017 /0180 MR MEHMUT ICER GRANT 72 – 75

RHO P/2017 /0189 MR K PRODGER GRANT 76 – 79

BRY P/2017 /0217 TRECOT LTD GRANT 80 – 85 MR A COTTLE WOR P/2017 /0235 MR & MRS N VICKERS GRANT 86 – 90

WRO P/2017 /0237 MR JASON ELLIS GRANT 91 – 94

OVE P/2017 /0238 MR T J ROSSELLI GRANT 95 – 97

ABE P/2017 /0241 DEE VALLEY WATER GRANT 98 – 104 MR MARK BILLING

OVE P/2017 /0265 MR JONATHON DODD GRANT 105 – 107

WRA P/2017 /0266 MRS EMMA JONES GRANT 108 – 111

WRO P/2017 /0277 MRS KAY REID GRANT 112 – 116

GWE P/2017 /0278 GLENN APPLEBY GRANT 117 – 120

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HOL P/2017 /0304 MRS K YOUNG GRANT 121 – 125

ABE P/2017 /0313 ZAVIZ INTERNATIONAL GRANT 126 – 128 LIMITED PEN P/2017 /0356 MS S ELLIOT GRANT 129 – 131

RUA P/2017 /0379 MR CARL BIRD GRANT 132 – 134

Total Number of Applications Included in Report - 24

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 /0419 THE PARKS BORRAS ROAD 28/04/2016 BORRAS WREXHAM LL13 9TG COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: MP ERECTION OF DWELLING WITH DETACHED GARAGE WARD: AGENT NAME: Rossett APPLICANT(S) NAME: ALUN JONES MR ANDREW JONES ASSOCIATES LTD MR ALUN JONES

______

SITE

Application site

PROPOSAL

As above

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HISTORY

P/2013/0068 Erection of agricultural building for rearing of young calves and straw storage. Granted 14.03.2013.

DEVELOPMENT PLAN

PLANNING POLICY

National planning policy

Technical Advice Note 6: Planning for Sustainable Rural Communities

Wrexham Unitary Development Plan

Outside of settlement. Site access lies within zone C2 flood plain. Policies GDP1, EC12, H5 and T8 apply.

CONSULTATIONS

Community Council: Consulted 3.5.2016 Local Member: Notified 3.5.2016 Highways: Have made the following comments: - Site access would normally be required to provide visibility splays of 2.4 x 70m in the westerly direction measured to the centreline of the highway and 2.4 x 120m in the easterly direction measured to the nearside edge of the highway; - Visibility is inadequate in both directions – 2.4 x 33m to the west and 2.4 x 12m to the east. Visibility is impeded in both directions by the existing hedgerow; - I would not normally support any development that this likely to result in any significant increase in vehicle movements through this substandard access; - The access is approximately 18m wide, reducing to 3m wide 11m behind the highway. The access/driveway is typically less than 4.1m wide. The proposed development would benefit from a number of passing places; - The first section of the access is hard paved but could benefit from re-surfacing; - Parking appears adequate; - I would normally recommend permission be refused, however the applicant may wish to consider providing improvements to the existing access.

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Public Protection: Recommend condition and notes in respect of construction times/impacts. Rights of Way: The parish map produced in 1952 during the definitive map process shows the route of Allington footpath 2 crossing the land where the proposed development will be sited; this ties in with the route shown on the 1912 Ordnance Survey map. It would appear that by 1962 people were using a route through the farm yard and this is the route which eventually ended up on the Denbighshire definitive map and latterly the current Clwyd definitive map.

The route shown on the current definitive map is the legal alignment and we have no objection to the proposed development, however the applicant should be made aware of the alignment shown on the 1952 parish map and the possibility that public rights may exist over this alignment. NRW: Have the following comments: Flood Risk - We have reviewed the submitted flood consequences assessment (FCA) and have no objections to the proposed development; - While we would consider the proposed 100mm increase in the level of the access road in the vicinity of the culvert to be maintenance which is unlikely to have any significant impact on flooding, should there be any intention to raise the roadway more significantly then we would ask to be re-consulted. Surface water management - We recommend that a condition is imposed to ensure that a scheme to dispose of surface water is submitted to and approved in writing by your Authority, to ensure effective management of surface water run-off resulting from the proposed development. Foul Drainage - The application is proposing the installation of a private treatment package plant for the foul water disposal. The main farmhouse already has a private water supply for domestic use (deregulated abstraction licence) and an exemption for its foul water discharge. The new dwelling will also require an exemption for the proposed private treatment plant if greater than 50m from the private water supply abstraction borehole.

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Welsh Water: Since the proposal intends utilising an alternative to mains drainage we would advise that the applicant seek advice from Natural Resources Wales and or the Building Regulations Authority / Approved Building Inspector as both are responsible to regulate alternative methods of drainage. Site Notice: Expired 8.6.2016 Neighbours: The owners/occupiers of 3 properties notified 19.5.2016. 1 objection received expressing the following concerns: - The application site is not reflective of the applicant’s landholding. - The future use of any dwelling has to be managed by way of a s106 agreement so that the dwelling cannot be sold, mortgaged or otherwise sold separately to the farm; - An application site that encompasses the farm would show dwellings such as Borras Head and the converted farm cottages which are of material consideration. The applicant should be invited to disclose the nature of all dwellings associated with the land together with their relationship to the business; - The applicant has failed to meet the tests set out in TAN6 and not demonstrated the dwelling falls within the exemptions allowing new dwellings to be built in the open countryside as set out in H5 of the UDP; - Our client’s amenity will be severely impacted – potential overlooking; - Visibility from the site access is inadequate; - No expert has been engaged to report on the presence of newts. A full survey should be undertaken;

SPECIAL CONSIDERATIONS

Policy: The site lies in open countryside and away from any settlement limits identified in the Wrexham Unitary Development Plan (UDP). Policy H5 of the UDP specifies the circumstances under which new dwellings in the open countryside may be permitted. These include cases where there is an essential need to house a full time agricultural or forestry key worker.

Policy H5 is generally consistent with PPW and the guidance set out in Technical Advice Note (TAN) 6. However, as TAN6 is more up to date than the UDP I intend to assess the application using the tests set out in the former.

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Functional Requirement and time tests

The application site lies adjacent to a range of farm buildings that are used in conjunction with a farm business operated by the applicant in partnership with his father. There is also a separate range of farm buildings and farmhouse at Borras Head approximately 1.2km away.

The business farms just over 205 hectares of land, of which nearly two thirds is owned, with the remainder being rented. The majority of the land owned by the business adjoins or is close to the application site or Borras Head. The business has 349 livestock of which 184 are dairy cows and it is planned to increase the number of milking cows to 200.

There are 6 members of staff employed by the business, including the applicant and his father. The applicant, his father, the stockman and a tractor driver are employed full time; the other members of staff are employed part time. The agricultural appraisal confirms that the labour requirement for the business is equivalent to 5.2 full time workers.

The applicant lives in the existing farmhouse at Borras Head and his father lives in Borras Head Cottage 1km from the application site and around 500m from Borras Head. The stockman currently lives in Lowton near Warrington. He works approximately 60 hours a week and is responsible for all aspects of stock management. He spends an average of 12 hours a week travelling to and from work.

Whilst stock is kept at both The Parks and Borras Head, the stock at the former requires a high level of supervision, for example when calving. Good management and supervision of the stock is essential to ensuring that milk production levels are maintained, and in turn the viability of the business. Furthermore having buildings located on two sites increases the workload for staff as there is a need to travel between them.

It is intended that the proposed dwelling will be occupied by the stockman, an existing full time employee. In my opinion the Appraisal puts forward a compelling case for there being a functional requirement for the stockman to live in close proximity to the farm business. I am also satisfied that the need for accommodation is for a full time worker and therefore the time test is also satisfied.

I appreciate that there are two dwellings already occupied by employees of the business (i.e. the applicant and his father), however I will comment on this matter further below.

Financial Test

The Agricultural Appraisal presents sufficient information to demonstrate that the business is currently profitable. I am also confident that it has every prospect of remaining profitable for the foreseeable future.

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The proposed dwelling is a family house with four bedrooms and a floor area of around 230 sq.m. I do not consider the dwelling to be unusually large for a farmhouse and I am also confident that based on the details submitted the business can sustain the costs of building the dwelling. The stockman has a family – including a wife, 2 children as well as children from a previous relationship who visit at weekends. I therefore consider it reasonable for the applicants to want to erect a house suitable for accommodating a family.

Other dwelling test

As noted above there are already two dwellings occupied by employees of the business. The first is the farmhouse at Borras Head. The building is Grade II* listed and whilst it is a substantial dwelling, it would be very difficult to subdivide it into two separate dwellings without substantial alterations.

The second dwelling is Borras Head Cottage. This is a relatively modest sized property. In my opinion it would not be possible to subdivide it to provide suitable accommodation for the stockman and his family without enlargement and extensive alterations.

Paragraph 4.11.2 of TAN6 advises local planning authorities to investigate whether any dwellings or buildings suitable for conversion to dwellings have recently been sold because such a sale could constitute evidence of lack of need.

There is an existing dwelling at The Parks, although this is not owned by the applicants. It was formerly a farmhouse however it was sold by the applicant’s father in 1971 - conveyancing details having been submitted to confirm this. Given the length of time since the sale of the property and the changes that will have occurred in the farming business and the farming industry generally since that time I am satisfied that it does not represent an attempt to abuse the planning system or evidence of lack of need.

There are traditional brick built farm buildings at Borras Head however they are fully utilised for agricultural activities and are situated within the operational farmyard. They are therefore not available for residential conversion. In any case, their position within the farmyard would severely prejudice the safety and amenity of occupiers.

In addition to the above there is a brick barn at The Parks part owned by the applicants and part being owned by the occupiers of the former farmhouse. The section of the building owned by the applicants is currently in use for general storage in connection with the farm business. There is a modern farm building immediately to the rear of the barn and the front elevation forms the boundary with garden of the former farmhouse. The building is not currently available for conversion. Furthermore it would not be possible to provide the building with an adequate curtilage and its relationship with the operational farmyard is likely to unacceptably compromise the standard of safety and amenity afforded to occupiers.

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The applicants have reviewed options for alternative accommodation in the wider locality, however the dwellings currently on the market are either too expensive for the business or are too far from the site. I have no evidence before me to dispute this.

In light of the above I am satisfied that there are currently no suitable alternatives for providing accommodation for the stockman.

Other planning requirements

The dwelling will be well related to existing development, being around 30 metres from the existing farm buildings and 25 metres from The Parks (the former farmhouse). It is also not of a size that will represent a significant or harmful intrusion into the rural landscape.

The separation distance to the former farmhouse is in excess of the 13 and 22 metres recommended in Local Planning Guidance Note 21. There will also be no windows in the proposed dwelling directly facing towards the former farmhouse. I am therefore satisfied the dwelling will not result in unacceptable loss of privacy, daylight or prove visually overbearing. The side elevation of the dwelling will be around 13 metres from boundary of The Parks. A bedroom window in the elevation will result in a degree of overlooking of the garden of the neighbouring property. I appreciate that the property is not overlooked at all at present, however I do not consider the degree of overlooking to be significant enough to warrant refusal of permission given that the property benefits from a substantial curtilage that extends to both the side and rear, as well as to the front. The new dwelling will result in a modest degree of overlooking of the front garden only.

Because rural enterprise workers represent an exception to the otherwise strict control over the erection of new dwellings in the countryside, in addition to occupancy restrictions, it would be appropriate to impose limitations of permitted development rights for extensions.

Control of occupancy: The objectors have suggested that the future use of the dwelling should be managed by way of a planning obligation so that it and the land the applicant farms cannot be sold separately.

There is undoubtedly a need to control the future occupation of the dwelling - were it not for the identified need to accommodate a farm worker, the proposals would be contrary to planning policy. However in my opinion a planning obligation would not be necessary to exercise that control. Paragraph 4.21 of Circular 014/2016 advises that Local Planning Authorities should seek to overcome planning objections by condition rather than planning obligation. Control can be effectively exercised via the condition that limits the occupancy of the dwelling to a rural enterprise worker recommended in TAN6.

Technical Advice Note 6 advises that in appropriate circumstances, local planning authorities may use obligations to tie a rural enterprise dwelling to

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adjacent buildings or land in order to prevent them being sold of separately (paragraph 4.13.3). However the necessity for an obligation must be judged on a case by case basis.

In this particular case, the business has buildings on two separate sites, both being integral to its functioning and viability. However this poses a risk of farm fragmentation in the future if land or buildings are sold off incrementally. This could result in the farm operations being less viable and ultimately lead to pressure to remove the occupancy condition from the proposed dwelling. In my opinion this presents a valid reason for requiring a planning obligation to prevent the farmland owned by the applicants adjoining/close to the application site and Borras Head as well as associated buildings, including the proposed dwelling and the existing dwelling at Borras Head, from being sold separately from each other.

Ecology: NRW and the Council’s ecologist have not expressed concerns about the impact of the development upon Great Crested Newts. However there are ponds in the vicinity of the site and I am aware that Great Crested Newts are present in the wider locality. In my opinion provided a scheme of Reasonable Avoidance Measures is implemented when development takes place, the development is unlikely to prove harmful to populations of the species at a favourable conservation status in their natural range.

Access and Parking: The access to the site onto Borras Road suffers from inadequate visibility in both directions and as a consequence, Highways have advised they would not support development that would result in any significant increase in traffic using the access.

There will already be a degree of traffic to/from the site, not least because farm workers will need to travel to/from it on a daily basis. Nevertheless there will potentially be some additional traffic associated with the dwelling, for example visitors, deliveries etc. This is unlikely to significantly increase vehicular movements. However visibility to the east of the access onto Borras Road is severely sub-standard. The applicants own land that extends approximately 300m to the east of the access and fronts onto Borras Road. It would therefore be possible to secure some improvements to visibility. A Grampian style condition will be imposed to secure a scheme of highway improvements. Subject to these works being implemented, in my opinion the proposals are unlikely to prejudice highway safety.

The proposed parking area for the dwelling can accommodate at least 3 vehicles. This accords with the LPG16 maximum for 4 bedroom dwellings.

CONCLUSION

Subject to the obligation discussed above, the development accords with the relevant UDP policies and guidance set out in Technical Advice Note 6.

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RECOMMENDATION A

That the Council enters into an Obligation under Section 106 of the Town and Country Planning Act to prevent the land and buildings at or close to Borras Head and The Parks, to include the existing and proposed farmhouses, from being sold separately.

The Head of Environment and Planning to be given delegated authority to determine the final form and content of the obligation.

RECOMMENDATION B

Upon completion of the above mentioned obligation, permission be GRANTED subject to the following conditions:

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with: i) the 1:500 plan received on 28 April 2016; ii) drawing no. P01; iii) drawing no. P02; iv) drawing no. P03. 3. No part of the development shall commence until a scheme of improvements to visibility to the east of the access onto Borras Road has been submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall thereafter be implemented in full prior to the first occupation of the dwelling and the improvements shall thereafter be permanently retained. 4. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 5. The vehicular parking and turning areas as shown on the 1:500 plan received on 28 April 2016 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. 6. The occupation of the building(s) hereby approved shall be restricted to those: a) Persons solely or mainly working, or last working on a rural enterprise in the locality where this is / was a defined functional need; or if it can be demonstrated that there are no such eligible occupiers, the occupancy shall be restricted to those: b) Persons who would be eligible for consideration for affordable housing under the local authority's housing policies; or if it can be demonstrated that there are no persons eligible for occupation under either (a) and (b); c) Widows, widowers or civil partners of the above and any resident dependants.

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7. Notwithstanding the provisions of Classes A, B and C of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking, re-enacting that Order with or without modification), no development permitted by those classes shall take place.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. In the interests of highway safety. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. 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. 6. To ensure that the dwelling is only occupied by a family of a bona fide agricultural worker in accordance with the Council's established planning policies governing residential development in the countryside. 7. In the interests of controlling development in the countryside.

NOTE(S) TO APPLICANT

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

RECOMMENDATION C

That if the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990 is not completed within six months of the date of the Committee resolution the Head of Environment and Planning be given delegated authority to REFUSE the application for the following reason:

1. In the absence of an agreement to prevent the farm land and buildings being sold separately there is a risk of farm fragmentation that could undermine the viability of the farm business and render the need for the proposed dwelling unnecessary in the open countryside contrary to policy H5 of the Wrexham Unitary Development Plan. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0589 SITE OF FORMER YSGOL Y WERN 22/06/2016 HILL STREET RHOSLLANERCHRUGOG COMMUNITY: WREXHAM CASE OFFICER: Rhos LL14 1LN KH

DESCRIPTION: WARD: RE-LOCATION OF PLOT NOS 13-15 AGENT NAME: Pant WITH MINOR DESIGN BLUEPRINT ALTERATIONS, REMOVAL OF ARCHITECTURAL TERRESTRIAL HABITAT AND SERVICES LTD INCLUSION OF BOUNDARY DETAIL MR DAFYDD EDWARDS INFORMATION

APPLICANT(S) NAME: MR SHAUN BEECH HEED DEVELOPMENTS LTD

______P/2016/0589 THE SITE

Former site of Ysgol Y Wern with site access off Hill Street to the north. Residential properties bound the site on all sides.

PROPOSAL

A previous application was granted under Code No. P/2012/0010 for 15 dwellings. This current application seeks to relocate three of the dwellings as approved under P/2012/0010.

HISTORY

P/2012/0010 Demolition of former Ysgol Y Wern and erection of 15 No. residential properties. Granted 8.3.13.

DEVELOPMENT PLAN

Within settlement limits. Policies PS1, PS2, GDP1, EC4, EC6, H2 and T8 refer.

CONSULTATIONS

Community Council: Concerns regarding how changes will impact on the surrounding area and how public space will be used and extent of consultation. Local Members: Concerned at impact of open space on the nearby residents.

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Highways: No recommendations. NRW: Site located within the buffer zone of the Johnstown newt site (SAC) with the site recognised as having low / medium potential to support great crested newts. Mitigation measures, bio-security conditions required. Other representations: Two letters of objection received:- • Provision of a walk-way from the ‘slip’ between Victoria Street and Pen-y-Graig to the new development proposed. The ‘slip’ is in an awful state, overgrown and full of broken glass and dog dirt. Not on the Council’s cleaning rota and application will exacerbate the problems. • No houses now proposed on the Public Open Space and will attract youngsters from nearby areas and will result in the congregation of young children and teenagers. • Impact on Great Crested Newts. • Weeds growing in adjoining land next to existing residential properties. • Increased noise from users of the open space including people from out of the area. • Residents in the vicinity would feel threatened. • Area will soon become untidy. • Reduce value to existing houses. One letter seeing no reason to oppose the changes Site Notice: Expired 22.07.2016.

SPECIAL CONSIDERATIONS / ISSUES

Proposal: A previous application was submitted under Code P/2012/0010 for 15 properties and this application seeks to re-locate 3 of the dwellings. The proposed re-location of the properties is due to ground conditions on site, with a coal mine directly below Plot 13 meaning this unit will not be possible to mortgage for potential purchasers. The previously approved 3 properties on the bottom part of the site will be re-located close to the access road on to the site. The land below the proposed properties will be utilised as open space.

Design / Amenity: The proposed properties will differ from the previous approval. The designs however, are acceptable and will be sympathetic to the general character of the area. Separation distances exceed the Council’s guidance on protecting nearby residential amenity.

Highways: No recommendations on highway grounds with access detail previously agreed on P/2012/0010.

Ecology: The land has been previously disturbed and given the distance to the SAC no impact on newts is anticipated.

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Re-location of Open Space: I am aware of the concerns regarding the re- location of the open space to the bottom of the site and it will be designed to ensure that large scale football matches etc. would be prevented by undulating the landform and with trees and planted areas. It will however, require some smaller areas which could be used for small scale recreational use. A condition will be required to provide a suitable landscaping scheme. Whilst I understand the concerns regarding nuisance and disturbance by youths, anti-social behaviour would be the responsibility of the police.

Conclusion: I am satisfied the scheme is acceptable and the relocation of the 3 properties is acceptable and will not compromise residential amenity. Highway arrangements have previously been approved on the previous planning application. With regard to the relocation of the open space, I do appreciate the concerns of residents but the large open space area will be designed / landscaped to ensure large scale recreation is prevented.

Distances between the ponds and the site are considerable and I would not anticipate any adverse impact on newts.

My recommendation however reflects the requirement for a S106 legal obligation to deal with the maintenance of future areas of open space.

RECOMMENDATION A

That the Council enters into a supplemental obligation under Section 106 of the Town and Country Planning Act 1990 to vary the original obligation secured in conjunction with permission P/2012/0010 to secure a commuted sum for the maintenance of future areas of open space.

The of Environment and Planning be given delegated authority to settle the final form and content of the obligation.

RECOMMENDATION B

Upon completion of the S 106 Obligation permission be granted subject to the conditions below.

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. 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. 3. Within three months of commencement of development, full details of a hard and soft landscaping scheme together with a timescale for implementation of works shall be submitted to and approved in writing by the Local Planning Authority.

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4. The landscaping scheme submitted and approved in connection with condition no. 3 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 5. The landscaping scheme as carried out in connection with condition nos. 3 and 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 of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority. 6. 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. 7. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained. 8. Works shall be carried out strictly in accordance with the approved plan H089/004 Rev A. 9. Details of all boundary means of treatment including internal division of plots shall be submitted to and approved in writing by the Local Planning Authority and in accordance with a timescale to be submitted with the details as required. Works shall be carried out strictly in accordance with the details as approved and retained thereafter unless otherwise agreed in writing with the Local Planning Authority.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. To protect the amenities of the occupiers of nearby properties. 7. To protect the amenities of the occupiers of nearby properties. 8. In the interests of the visual amenities of the area. 9. In the interests of residential amenity and the general visual amenities of the area.

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RECOMMENDATION C

That if an Obligation pursuant to S106 of the Town and Country Planning Act 1990 is not completed within six months of the date of the committee resolution the Head of Environment and Planning be given delegated authority to refuse the application for the following reason:-

1. The development would not make provision for the adequate management of open space within the site. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0937 38 PENYBRYN WREXHAM 05/10/2016 LL13 7HY

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa AMENDED DESIGN (IN PF RETROSPECT) FOLLOWING ALTERATIONS ON SITE TO WARD: PLANNING PERMISSION AGENT NAME: Offa P/2015/0353 (CHANGE OF USE TO BLUEPRINT CLASS A1 RETAIL UNIT, EXTERNAL ARCHITECTURAL ALTERATIONS AND PARKING SERVICES LTD AREAS) MR DAFYDD EDWARDS

APPLICANT(S) NAME: MR CHELDA SYGNITY LIMITED

______

THE SITE

Proposed development site

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PROPOSAL

Planning permission is sought for approval of alterations to the layout and elevation design following approval of a previous change of use planning permission (B2 to A1). This application now before Members is made in retrospect.

HISTORY

6/6253 Extension, alterations and improvements to existing premises. Granted 17.4.1980 6/12308 Redevelopment of site with car wash and petrol shop, part demolition of existing buildings and new canopy over petrol pump. Refused 6.10.1986 6/16964 Erection of new service centre building. Granted 7.7.1989 P/2001/0849 Alteration to existing service centre. Granted 28.11.2001 P/2004/0440 Outline application for the erection of 9 No. apartments with associated parking and alteration to existing vehicular access. Granted 05.07.2004 P/2006/1229 Erection of 9 no. apartments with associated parking and alterations to existing vehicular and pedestrian access. Pending subject to a Section106. P/2015/0353 Change of use of existing car repair garage to retail unit (class A1) and external alterations and parking areas. Granted 18.9.2015 P/2016/0942 Display of internally illuminated free standing sign (in retrospect). Pending – see item later in agenda.

PLANNING POLICY

The site is located within a settlement limit and a District Shopping Centre as defined by the Wrexham Unitary Development Plan. Polices PS2, GDP1, H13, S5 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 12 – Shopfronts and 16 – Parking Standards.

CONSULTATIONS

Community Council: Object as there are a number of on-going concerns regarding breaches of the original planning conditions. It is understood a ‘Breach of Conditions’ notice has now been served on the owners giving them two months to comply and submit the traffic management plan. In view of this the Community Council is not in a position to determine the application and must object due to the current breaches of the original conditions on opening hours, parking and deliveries.

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Local Member: - Suggest that there should be a condition specifying that storage of foods or other saleable materials should not be permitted in these open covered storage areas to the rear of the store. - Concerns of residents in adjoining properties overlooking this storage area, and the possibility that foods were being stored in the open storage area and the presence of mice and rats. Site notice: Expired 04.11.2016 Highways: No objection subject to requirements of original planning permission to paint white lines on car park being implemented Public Protection: No further comments to those made in the original application consultation. Neighbouring occupiers: 58 neighbouring occupiers notified. No responses received.

SPECIAL CONSIDERATIONS:

Background: The Planning Committee granted planning permission in 2015 for the change of use of the building from a motor repair place (B2) to a retail use (A1). The planning permission included a series of planning conditions requiring the submission of additional detail for further approval. This included the submission of a Service Delivery Management Plan (SDMP), a contamination investigation and remediation plan and a plan showing the final form of a remodelled store building to the rear.

In 2016, work commenced on the conversion of the building and was subsequently occupied without compliance of the imposed conditions. Following investigations, an application was submitted with detail seeking approval of those conditions. In April 2017, the submitted detail was approved and all conditions were met.

This application seeks to regularise the final implemented layout of the retail unit and its facing appearance which differs from that approved under the 2015 application. The main differences are summarised as follows:

- the loss of the doorway in the building frontage and the access through the building from front to back; and - an additional window in the building frontage in lieu of the above mentioned door.

Design and amenity: The retail unit as converted is considered acceptable. The visual impact of the alterations when compared to the 2015 planning approval are minor and do not result in any concerns regarding visual impact. In fact, I consider that the ‘as built’ elevation is an improvement over the approved design providing a consistent shopfront. I have included below images of the

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previously approved shop front design and the as built design subject to this application.

Previously approved design

As built design (approval now sought)

Highways: The Council have approved a SDMP which restricts the size of the delivery vehicles permitted onto the site and requires the occupiers of the retail unit to cone off spaces within the car park prior to a delivery arriving. I am satisfied that the closure of the access through the building which was to permit access to the rear of the building will not be detrimental in terms highway safety. Deliveries were never anticipated to utilise this restricted passage and whilst the approved plans did show that motor vehicles could access the rear of the site, in reality it was accepted that those car parking spaces for staff vehicles would rarely be utilised for operational reasons.

Other matters: Offa Community Council have objected on the grounds that planning permission should not be granted for the alterations until all pre- commencement conditions have been met. Whilst this would be an unreasonable course of action, as stated above, all such conditions have now been approved. The grant of this planning application would effectively reissue a new planning permission for the A1 use. All previously approved conditional details can be imposed as new conditions and will apply in perpetuity. This will apply particularly to the SDMP.

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I understand that concerns have been raised regarding the use of the storage area to the rear of the building – predominantly in relation to the open storage of items for sale. This area is part of the retail curtilage of the site and is acceptable in planning terms. There are limited views into the rear of the site and I do not consider there to be any amenity concerns. I understand Public Protection have investigated this matter as a public health issue under separate legislation.

Conclusion: I am satisfied that the alterations to the building are considered acceptable and will not result in a detrimental impact upon the wider amenity of residents or highway safety. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered C071/004 Sheet 1 of 1 and C071/005 Sheet 1 of 1 and contained within the application documentation. 2. Within one month of the date of this permission, the vehicular access onto Penybryn shall provide visibility splays of 2.4 metres x 33 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. 3. Within one month of the date of this permission, the vehicular access on to Tenter's Square shall provide visibility splays of 2.4 metres x 18 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 4. The vehicular parking and turning areas as shown on approved drawing no. C071/005 Sheet 1 of 1 shall be fully laid out, surfaced and drained within one month of the date of this permission. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of vehicles at all times. 5. The development shall be carried out strictly in accordance with the Service Delivery and Parking Management Plan Rev D March 2017 approved as part of planning permission P/2015/0353. 6. The rating level of any noise 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. 7. No use of the development, to include the receipt of deliveries shall be made before 0800 or after 2200 hours on any day.

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REASON(S)

1. To ensure that the development fully complies with the appropriate policies and standards. 2. To ensure that adequate visibility is provided at the proposed point of access to the highway. 3. To ensure that adequate visibility is provided at the proposed point of access to the highway. 4. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 5. In the interests of highway safety. 6. To protect the amenities of the occupiers of nearby properties. 7. To ensure that the retail use is not used at a time which would be likely to cause nuisance or disturbance to nearby residents.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0942 38 PENYBRYN WREXHAM 05/10/2016 LL13 7HY

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa DISPLAY OF INTERNALLY PF ILLUMINATED FREE STANDING SIGN WARD: AGENT NAME: Offa APPLICANT(S) NAME: BLUEPRINT MR CHELDA SYGNITY LIMITED ARCHITECTURAL SERVICES LTD MR DAFYDD EDWARDS

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THE SITE

Sign position

PROPOSAL

Outdoor advertisement consent is sought in retrospect for the erection of an illuminated freestanding sign to the site frontage of the existing retail unit car park. The illuminated signage panels have been positioned on existing poles which were previously erected for the signage of the previous use of the site.

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HISTORY

6/6253 Extension, alterations and improvements to existing premises. Granted 17.4.1980 6/12308 Redevelopment of site with car wash and petrol shop, part demolition of existing buildings and new canopy over petrol pump. Refused 6.10.1986 6/16964 Erection of new service centre building. Granted 7.7.1989 P/2001/0849 Alteration to existing service centre. Granted 28.11.2001 P/2004/0440 Outline application for the erection of 9 No. apartments with associated parking and alteration to existing vehicular access. Granted 05.07.2004 P/2006/1229 Erection of 9 no. apartments with associated parking and alterations to existing vehicular and pedestrian access. Pending subject to a s.106.

DEVELOPMENT PLAN

The site is located within a settlement limit and District Shopping Centre as defined by the Wrexham Unitary Development Plan. Polices PS2 and GDP1 are relevant. Guidance is also contained in Local Planning Guidance Note 1 – Advertisements and in Welsh Government Technical Advice Note 7 – Outdoor Advertisement Control.

CONSULTATIONS

Community Council: To object to the internal illumination of the free standing sign as it has never been illuminated before and this is a residential area. There would be no objection to external illumination providing this is restricted to the store opening times 8am to 10pm. It is noted that there are other illuminated signs at the premises that will also require planning permission. Local Member: The signage as erected should not be illuminated. It should be permitted on the same basis as the sign which was previously used when the site was used by Halfords. The application needs to include the new sign on the building fascia. Site notice: Expired 04.11.2016 Highways: No objection subject to a condition to prevent the illumination source being visible to drivers. Neighbouring occupiers: 59 neighbouring occupiers notified. No responses received.

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SPECIAL CONSIDERATIONS:

Design and amenity: National planning guidance states that only matters of public safety and amenity can be considered when determining applications for outdoor advertisements.

The principle of a sign in the location proposed has been set for some time. The sign has been positioned on structure which formed the totem sign of the previous user. A comparison of the previous sign and the proposed sign is shown below.

Previous signage

Sign subject to this application

Current signage

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I do not consider that the sign will have any additional detrimental impact upon the neighbouring occupiers of the site or the wider streetscene. Penybryn and the immediate vicinity of the site features a mixture land uses, predominantly residential and retail uses. Because of this mixture of land uses, I am satisfied that the sign does not appear at odds in this context.

Objections have been raised regarding the illumination of the sign. The method of illumination is internal to the signage box. This is a common method of illumination with no light source directly visible. For this reason I do not consider that the illumination of the sign is detrimental to the amenity of the area.

Highways: Highways have raised no objection to the proposed sign and have recommended a condition to ensure that the method of illumination is not directly visible to passing motorists. As the sign is internally illuminated this condition is not deemed necessary.

Other matters: The existing sign to the front of the building does not form part of this application. Were the sign illuminated, it would require outdoor advertisement consent. However, in an unilluminated state the sign would require no further control. This matter has no bearing on the determination of this application.

Conclusion: I am satisfied that the proposed sign is acceptable and accords with local policy and national guidance. I recommend accordingly.

RECOMMENDATION: That Advertisement Consent be GRANTED

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. No light source to any sign(s) hereby granted consent shall be directly visible to drivers of motor vehicles using the adjacent highway.

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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. In the interests of highway safety.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /1048 THE GOULBOURNE BORRAS PARK 14/11/2016 ROAD WREXHAM LL12 7TF COMMUNITY: CASE OFFICER: Acton DESCRIPTION: PF RESIDENTIAL DEVELOPMENT (8 NO DETACHED DWELLINGS) AND WARD: CONSTRUCTION / ALTERATION TO AGENT NAME: Rhosnesni VEHICULAR AND PEDESTRIAN BLUEPRINT ACCESS ARCHITECTURAL SERVICES LTD APPLICANT(S) NAME: MR DAFYDD EDWARDS MR HATHERALL

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THE SITE

Proposed development site

PROPOSAL

Planning permission is sought in full for the demolition of the existing public house (known as The Goulbourne) and the erection of 8 no. detached dwellings with associated vehicular and pedestrian access. The planning application was originally submitted with 9 no. proposed detached dwellings,

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however, this was amended through the course of the determination process. The amended layout plan is shown below.

T8

T6

TPO trees

HISTORY

CB01973 Single storey extension to form catering unit. Granted 21.04.1998 P/2004/0113 Display of signs. Granted 31.03.2004 P/2016/0052 External alterations to public house including new timber entrance, extended patio area to front elevation, new play kit repositioned following removal of existing kit, new and replacement windows, area of new wall mounted timber cladding and new LED strip lighting to existing eaves. Granted 03.03.2016

DEVELOPMENT PLAN

The site is located within a settlement limit defined by the Wrexham Unitary Development Plan. Polices PS1, PS2, PS3, PS4, GDP1, GDP2, EC4, H2, EC13 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards, 17 – Trees and Development, 21 –

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Space Around Dwellings, 27 - Developer Contributions to Schools and 30 – Residential Design Guide.

CONSULTATIONS

Following receipt of amended plans a period of reconsultation was carried out on 15.05.2017.

Community Council: The Community has concerns about the material increase in traffic of the proposed development given that the previous use as a Public House was mainly accessed by local residents on foot. The frontage of this site has an open aspect and is adjacent to Borras Park Community School; the Community Council recommends that the principles of Safer Development are incorporated into any consent for this development. Local Member: New Local Member for Rhosnesni (Cllr M. Davies) notified of amendments on 16.05.2017. Site notice: Expired 07.12.2016 Highways: No objection. Amendments sought to ensure that the internal access roads meet adoptable standards. Public Protection: Recommend conditions to protect from amenity nuisance. NRW: No objection. Welsh Water: No objection. Advise that conditions be imposed to seek detail of proposed drainage scheme. Neighbouring occupiers: 24 neighbouring occupiers notified. Four representations received. One representation received supporting the proposal on the following grounds: • The days of The Goulbourne pub being a thriving community interest have gone; • The property has deteriorated over the past 8 years through several ownerships; • Any development should ensure that an aesthetically pleasing boundary treatment is approved between the site and Gourton Square; • Gourton Square should remain as a cul- de-sac; and • Consideration should be given to ensure that the party wall between the site and property to the south is left open for

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maintenance access as is the current case. Three representations received objecting to the proposal on the following grounds: • Why should any of the existing trees in Gourton Square be removed having grown happily on site for over 20 years; • The existing hedge forming the boundary between Gourton Square should be retained and maintained to form a privacy boundary between the two sites; • Were the proposal to be allowed, this would stop parents parking in the public house car park when they pick up and drop off their children at school. This would see a return of the problems experienced when the public house was open and there were no other parking spaces available; • Traffic congestion regularly occurs as a result of school traffic and this will be exacerbated along the side streets around the school; • The Planning Committee should consider a site visit when parents are dropping off their children before making a decision; and • Additional double yellow lines should be considered.

SPECIAL CONSIDERATIONS:

Policy: The site is located within a defined settlement. Policies PS1 and H2 of the UDP support residential development on unannotated land in settlement designations subject to compliance with the general development principle set out in policy GDP1.

The site is currently occupied by a public house, albeit vacant. Where proposals are presented resulting in the loss of buildings which have a community use, policy S9 of the UDP requires the applicant to prove that the loss of that community facility would not be detrimental to the viability and vitality of an area and encourage the need for residents to travel further afield for their services. Proposals for their loss will need to show a) the use is no longer viable and all reasonable attempts to sell or let the business over a 12 month period have proved unsuccessful or; b) the building is in a derelict or unsightly condition and the proposal would bring about substantial environmental improvements and

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c) the loss of the facility would not prove detrimental to the social and economic fabric of its locality.

The applicant has sought to justify the proposal to demolish the public house and makes the following points:

• The public house closed its doors in September 2015. Star Pubs and Bars began a search to find a new tenant to run the public house. Fleurets, a national leisure property marketing firm took over the site and continued to market the property from June 2016; • Prior to this, the pub had a chequered business history with little success from varied tenants (although no accounts have been provided); • Whilst the pub is not derelict, it is in a significant state of neglect and will require significant investment to modernise to a serviceable standard; and • The proposal will not result in the detrimental loss of public houses to existing residents. There are six public houses with 1.5km of the site offering varying levels of service and providing a suitable alternative to The Goulbourne.

Whilst the applicant has failed to provide accounts for the public house I am aware that prior to its sale it had been managed, unsuccessfully, by various tenants. An unsuccessful attempt over a 13 month period to sell or let the business provides an understanding of the vulnerability of such a use in the locality – leading to the conclusion that a public house in this location is unviable.

The building is not derelict but is in need significant investment. With no prospect of an investment opportunity to take on the site as a public house the building condition is likely to deteriorate. It is located in a prominent position in the residential area and its further deterioration would not be in the interests of the wider visual amenity of the area.

The site is located in densely populated area of Wrexham, within 2km of the town centre and on a well-served bus route. I am satisfied that there are other facilities within the nearby locality available for residents. The loss of the public house would not necessarily result in a detriment to the social fabric of the area because of these other facilities. The public house is not co-located with other commercial facilities in the immediate vicinity. Its loss therefore is unlikely to result in detriment to the economic fabric of the immediate area.

For these reasons I consider that the proposal would accord with policy S9.

Design and amenity: The overall layout of the proposed development is broadly acceptable in the context of the wider development pattern. The site is prominent, being on a corner plot and set at a slightly lower level than the highway fronting the site. In order to ensure that the dwellings would assimilate within the streetscene, a significant number of the dwellings have been

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orientated onto Borras Park Road and Mile Barn Road to create a strong frontage. The dwellings consist solely of detached properties with a mixture of brick and render facing materials. I am satisfied that this accords with the dwelling types in the immediate locality. I consider that the overall design of the layout and dwelling type reflects the settlement pattern and this would make a positive contribution to the locality. However, there are arboricultural concerns which are discussed below.

I am also satisfied that the dwellings have been orientated as to meet the Council’s separation standards outline in LPG20.

Trees: The main arboricultural concern with the proposed layout is the positioning of plots 5 and 6 and the proximity and potential negative impact such positioning may have upon two valued oak trees located along the western boundary to the site. Both trees are subject to a TPO and were included within the submitted arboricultural report accompanying the application. The report categorised both trees (T6 and T8) with a retention value of ‘B’ in accordance with BS5837:2012. Both trees are therefore acknowledged as having the appropriate level of amenity value to warrant both retention within the development and appropriate legal protection in the form of the TPO.

Despite previous discussions with the applicant, the current design layout still places both plots within close proximity to both T6 and T8 with both the rear gardens and dwellings affected by the overall size and dominance of the two trees along with further issues of excessive shading, encroachment and increased maintenance.

Requested shading assessments have been provided by the applicant in accordance with BRE ‘Site Layout for Daylight and Sunlight’. The findings indicated excessive levels of shading affecting plots 5 and 6. Amendments to the layout have slightly increased the clearances from the oak tree (T6) from the adjacent dwelling in plot 6 and an amendment and relocation of the garage and driveway has also increased levels of afternoon sunlight to the rear garden.

Certain concerns are still present regarding the relationship between T6 and the adjacent plot 6 however, the amendments made have reduced potential areas of ‘conflict’ and the negative influences of the tree have now been reduced and are now longer considered excessive or unacceptable.

Despite further amendments to the layout it still finds T8, the larger and more dominant of the two oak trees, casting excessive shading across the both the front and side gardens of plot 5 as well as late afternoon shading across the frontage of plot 6. It is considered that the shading effect, combined with the size and dominance of this tree, will increase the levels of resentment toward the tree from residents of both plots and will therefore increase the levels of pressure upon the council to have the tree pruned or even removed.

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As specified within LPG17, ‘Development design must ensure that retained and planted trees do not cause unreasonable nuisance or inconvenience. Proposals which would result in trees causing excessive shading or being overly dominant or oppressive, and or unduly encroach…over residential properties will not normally be permitted’.

Whilst the relationship between Plot 6 and T6 has, to a certain extent, been resolved, the location and positioning of Plot 5 results in the unacceptable situation whereby T8 is presented as a dominant feature to adjacent plots casting excessive shading and encroachment. The design layout neither affords T8 with either the appropriate level of consideration or protection within the scheme for a tree of such amenity value rendering the scheme contrary to policy EC4 and LPG17.

Highways: Highways raise no objections to the proposed development subject to minor changes to the nature of the turning head and the future maintenance of the visibility splays on to Ansell Road. The scheme provides for a single vehicular access onto Ansell Road in roughly the same position as the existing public house car park access and will allow for an adoptable standard highway within the development. Parking provision for each dwelling would accord with the maximum guidance set out in LPG16.

Concern has been raised through representations about the possible impact the development may have in terms traffic congestion in the locality, especially traffic flow along Borras Park Road and parking congestion along surrounding roads such as Ansell Road, Mile Barn Road and Trident Way. This predominantly stems from the proximity of the site to the school and parents utilising the public house car park to drop off and pick up their children. Whilst I acknowledge this concern, the public house car park is not a public car park. It is not specifically in situ for the use of parents visiting the school and the land owner would be within their rights to control the use of this car park to prevent school related parking. The main issue for consideration in this decision making process is whether the impact of the residential development will directly increase traffic levels in the area to a detrimental level. The level of development and the nature of the site design will not result in a significant increase in traffic numbers. The site has a lawful A3 use with a large car park. There is already a significant permitted potential traffic generation at the site.

Whilst school related vehicles that currently park on the site may be displaced onto the highway, this could occur were the landowner mindful to restrict access or were the pub to reopen and the landlord restrict use to customers – both actions being perfectly lawful and reasonable. To refuse planning permission on these grounds would be unjustifiable in planning terms.

Developer contributions: Education have confirmed that due to the scale of the development there will be no requirement for education contributions in this instance.

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Due to the scale of the development there is no requirement to provide public open space or affordable housing provision.

Other matters: Concerns have been raised by neighbouring occupiers regarding the presence of an evergreen hedge to the south of the site where it bounds the public open space with Gourton Square. This vegetation, which falls within the application site, has no visual amenity value and to seek its retention could harm hinder good design. Existing vegetation on Gourton Square would not be impacted.

The site is located adjacent to Borras Park School. I do not consider there to be any issues of compatibility. Schools and residential development can co-locate quite easily without causing issues between the occupiers of the land.

Whilst Welsh Water have requested detail of the proposed method of foul and surface water drainage, there are no known capacity issues in relation to foul drainage in the area. The site is previously developed land with a significant amount of hardstanding. I am satisfied that surface water disposal can be accommodated without causing off site flooding instances and there is a likely to result in a significant improvement over the current situation. The disposal of foul and surface water from the site is also a matter which is considered under the Building Regulations.

Conclusion: I am satisfied that the principle of the loss of the public house can be accepted. The public house has not traded for some time and I am aware that it has suffered poor trading conditions prior to its sale. The building is also in need of significant investment, something which is unlikely to occur given the track record of trade. The area is heavily populated and there are a number of other public houses within walking distance which could serve the need of the area. Whilst the principal of the overall design solution is considered to be positive and would result in a positive reuse of the site I do not consider that the impact upon the trees with a significant amenity has been adequately addressed. I recommend accordingly.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The Local Planning Authority is of the opinion that the site of the proposed dwelling labelled as plot no. 5 means that the outlook from its main family area and kitchen windows on its south eastern elevation, would be over dominated by the presence of the existing mature tree, creating an overbearing impact, to the detriment of the amenities of the future residents of that dwelling. To allow the development would put unnecessary pressure on the tree from the need to carry out significant future pruning or removal. In this respect, the development would be contrary to policy GDP1 and EC4 of the adopted Wrexham Unitary Development Plan and Local Planning Guidance Note 17 - Trees and Development. ______

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

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

______

Background: This application was presented to the last Planning Committee meeting in April 2017. Members resolved that consideration of the application be deferred until a full egg laying cycle of the existing unit has been carried out and a report prepared, so that the application could be considered by the Committee on the basis of the fullest information possible. The main area of concern for Members was the additional impact of the development upon highway safety.

Further submissions: Immediately following on from the Planning Committee resolution, a further submission was made by the applicant’s representatives in response. The contents of this letter are summarised as follows:

- the decision to defer the determination of the application is unreasonable and based on the information available to members regarding traffic generation there is nothing to be gained by waiting to see what happens at the end of a cycle; - Members are under a duty to behave in a reasonable way and not prevent or delay development which should be permitted; - the previous appeal decision for the existing building noted that the development would not significantly affect the free flow of traffic or adversely impact upon the living conditions of the neighbouring occupiers; - members did not give sufficient weight in their consideration to the previous appeal decision which is a material planning consideration; - an award of costs was made to the appellant against the Council’s previous decision on the basis of the unsubstantiated concerns about traffic generation without appropriate technical evidence – in this instance an application for a full award of costs would be made against the Council and would expected to be successful as there is no evidence to support the concern; - the information provided regarding anticipated traffic generation concludes a negligible increase;

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- concern appears to only relate to the small number of movements associated with cleanout at the end of the cycle which is only a fraction of the negligible total; - to delay as the resolution will prevent the further development of the site by an additional 12 months and the need to operate the two buildings as one flock under animal health regulations. This is an unnecessary and unreasonable barrier to an agricultural business; - the applicant is entitled to lodge an appeal against non-determination and will be the best course of action without a decision by the end of May 2017 – an application for a full award of costs will be made; and - the applicant is due a full refund of the planning fee if a decision is not made by 10.07.2017 in accordance with the Town and Country Planning (Fees for Applications, Deemed Applications and Site Visits) (Wales) Regulations 2015.

Commentary: My original report is appended below which outlines the planning merits in relation to this planning application. Members deferred the decision on the application on the basis of highway safety concerns.

The anticipated addition traffic generation as a result of the extension to the existing facility is tabulated below. Members will note that it is anticipated that the level of traffic generation will be limited to 1.5 vehicles movements per week.

I reiterate the Inspector’s comments in relation to her observations regarding consideration of the existing building in that she did ‘…not consider that the number of HGVs or the frequency they would be on the road would significantly affect the flow of traffic on the local highway network.

The Inspector also made a partial award of costs (amounting to £19,159.56) against the Council. In this instance the Council failed to show that it had reasonable planning grounds for taking a decision contrary to professional or technical advice or that the local opposition to the development in terms of highway safety were supported by substantial evidence sufficient to outweigh the planning merits of the case. The Council had behaved unreasonably and thereby caused the applicants to incur unnecessary or wasted expense in the appeal and a partial award of costs is justified.

Were the applicants minded to appeal this application, either as a result of a refusal or non-determination, and make an application for an award of costs, Welsh Government guidance relating to costs advises that local planning authorities are at risk of an award of costs being made against them if they behave unreasonably with respect to the substance of the matter under appeal. Applicable examples within the guidance that apply in this instance are:

- Preventing or delaying development which should clearly be permitted, having regard to its accordance with the development plan, national policy and any other material considerations; - Failure to produce evidence to substantiate the impact of the proposal, or each reason, or proposed reason for refusal (i.e. taking a decision contrary to professional or technical advice without there being reasonable planning grounds to do so); and

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- Refusing or objecting to particular elements of a scheme that the Welsh Ministers or Planning Inspector have previously indicated or determined to be acceptable;

Given the Inspector’s previous observations regarding likely traffic generation from the existing development, the applicant’s negligible anticipated increase in traffic movements as a result of the proposal and her partial award of costs against the Council I consider that to further defer this application to allow a full flock cycle to occur and be reported would amount to an unnecessary burden on behalf the applicant. It would result in harm to their financial and operational progress and ultimately unreasonable behaviour on behalf of the Council. I also advise that were an application for a full award of costs be made by the applicant, it is likely to be allowed. This would be a full award of costs as highway safety is the only matter of concern.

Conclusion: I remain satisfied that the development is acceptable. It would not result in additional traffic movements that would be represent a danger to highway safety. The Council is unable to demonstrate a valid reason to either refuse the application and neither is it possible to justify a deferral to monitor the existing operations before allowing the development. On this basis my recommendation is that planning permission be granted subject to the conditions listed at the end of my previous report to Members.

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THE SITE

Site Unit now proposed

Unit allowed on appeal Site access

PROPOSAL

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

HISTORY

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

DEVELOPMENT PLAN

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

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CONSULTATIONS

Community Council (Esclusham): Consulted 24.01.2017 Adj. Com. Council Rhosllanerchrugog): Object. Any new applications should be deferred until a full cycle of the existing barn has been completed and a report received. Members also re-iterated that as the barn was on the border of the 2 communities and the highway past the site was very well used by Rhosllanerchrugog residents, then the consultation should have included neighbouring communities, the ruling mentioned requires an amendment. Local Members: Cllr P. Pemberton – no comments at this stage. Cllr K. Hughes notified 24.01.2017 Adj. Local Member (Cllr M. Pritchard): Notified 24.01.2017 Site notice: Expired 22.02.2017 Press notice: Expired 25.02.2017 Highways: No objection. The additional traffic movements will be negligible but recommends conditions to ensure visibility splays are maintained and construction traffic is controlled. Public Protection: No objection. Recommend conditions relating to air handling equipment noise levels and construction nuisance controls. NRW: No objection. Manure control measures acceptable and there would be no detrimental impact upon protected species. Welsh Water: Consulted 24.01.2017 Neighbouring occupiers: 21 neighbouring occupier notified. 7 representations received raising the following objections: • The proposed building will be sited even closer to existing properties than the previously approved structure; • The unit will be visible from nearby residential properties; • The unit is not an agricultural development but a commercial enterprise and its development is materially detrimental in terms of its impact on the environment and surrounding landscape contrary to Policy EC 3 of the Wrexham Unitary Development Plan 1996 -2011. The

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countryside should be safeguarded from encroachment such as this proposed development. • The additional development on the other hand will add to the intensity and consequently the noise and other forms of pollution associated with such a development will increase dramatically; • The purpose of the scheme was to provide an additional income stream yet no income projections have been produced to support the proposal as being a viable proposition. We would question that there is a market to substantiate the need for expansion of the ‘enterprise’. The applicants should produce documentary evidence of the business; • Odour and dust nuisance will be detrimental to neighboring occupiers and is dependent upon prevailing weather conditions. This will prevent the enjoyment of residences in the vicinity; • Noise levels will increase due to the intensity of the use of the site from HGVs etc. • The constant use of HGVs on the local highway network will be detrimental and will cause hazard to pedestrians, cyclists and horse riders; • Flies will be a nuisance and are particularly associated with poultry units as well as the risk from vermin and feral animals; • Bird may become infected by bird flu; • The water draining from the site could build up and cause pollution if soaked into the manure from the site; • There is no reference to the siting of the feed silos or their size; • There is no reason to believe that there is any special reason why the building should be sited in the isolated position and is contrary to EC3. • The previously required visibility splays cannot be achieved; • Conditions required by the previous approval have not been adhered to; • The site is within a Special Landscape Area;

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• the neighbours already endure water pollution from the acid tar lagoon; • the development may have significant impact upon wildlife including the great crested newt; and • Animal welfare is a concern and at the previous appeal hearing it was stated that there is only space for one unit;

SPECIAL CONSIDERATIONS:

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

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

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

Design and amenity: The visual impact of the existing building is now apparent having been implemented. The proposed new build/extension is of the same design and would be located to the north of the existing building. There would be extremely limited opportunity to view the building from wider public viewpoint. The nearest residential property to the site is located to the north of the site with a group immediately to the east. There are sporadic gaps in the existing boundary planting. However, the new building would be set against the side elevation of the existing when viewed from the north. Existing dense planting, and new planting condition by the Planning Inspectorate masks views from the east. The Inspector previously noted that

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‘the location takes advantage of existing landscape features for screening the building, minimising the effect it would have on the character of the area and would be preferable to available alternative sites in terms of the effect it would have on visual and residential amenity.’

For this reason I am satisfied that the additional built development will not have an adverse impact upon the character of the site, the amenity enjoyed by neighbouring occupiers or the wider special landscape character.

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

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

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

I am satisfied that the applicant can address issues of vermin and fly nuisance. These are typically matters which are associated with agricultural practices and can be adequately controlled. The proposed development will be required to accord with modern animal welfare standards and I have no reason to believe that nuisance from vermin will be increased beyond the development which currently has consent.

Public Protection have raised no objection to the proposed development.

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

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

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

Highways have not raised any objection to the proposed development.

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

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

I am satisfied that the proposed development has given full consideration to the safe disposal of surface water and dirty water generated by the development. The safe disposal of dirty water from the site is governed by other legislation. The same applies to issues of animal welfare.

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

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

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

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered IP/PM/01 - Location Plan, IP/PM/02 - Site Plan A1 and IP/PM/03 - Elevations A1 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. 4. No part of the development shall commence until a Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 5. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 43 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. The building hereby permitted shall only be used as a barn egg laying unit, as described in the application documentation. 7. Subject to the exceptions detailed separately in this condition, all works in relation to the implementation of this permission, including deliveries to or from the site shall be undertaken only between the hours of 07:30 and 18:00 Monday to Friday, and 08:00 to 14:00 on a Saturday and at no time on a Sunday, Bank or Public Holiday. Vehicles associated with the delivery or collection of the birds shall be allowed to be on site from 06:30 hours with loading and unloading taking place from 07:00 hours. The removal of manure from the site shall not take place on Saturdays, Sundays, and Bank or Public Holidays. 8. The rating level of any noise generated by air handling plant associated with the development shall not exceed the pre-existing background levels by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Methods for Rating and Assessing Industrial & Commercial Sound.

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9. No part of the egg laying unit building shall be used until an external lighting scheme has been implemented in accordance with details that have been first submitted to and approved in writing by the local planning authority. External lighting at the site shall thereafter only be provided in accordance with the approved scheme. 10. No part of the egg laying unit building shall commence until a scheme detailing the protection of existing planting to be retained and the provision of new tree and shrub planting has been submitted to and approved in writing by the local planning authority. The scheme shall include details of species, number, size of plants at time of planting etc., of all trees and shrubs to be planted in connection with the development and details for its management. 11. The planting scheme to be approved in connection with condition 10 shall be fully implemented within the first planting season following the first use of the building hereby permitted, and the scheme shall be retained permanently in association with the management plan to be also submitted as part of condition 16. If within a period of two years from the date of the planting of any tree or shrub, that tree and shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes in the opinion of the local planning authority, seriously damaged or defective, another tree of the same species and size as that originally planted shall be planted at the same place, unless the local planning authority gives its written approval to any variation.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that the development fully complies with the appropriate policies and standards. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. In the interests of highway safety. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. In the interests of defining the terms of the planning permission and amenity of the neighbouring occupiers of the site. 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 8. To protect the amenities of the occupiers of nearby properties. 9. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0066 SOUTH OF THIRLMERE COURT 26/01/2017 GLANLLYN ROAD BRADLEY WREXHAM COMMUNITY: LL11 4DZ CASE OFFICER: Gwersyllt PF DESCRIPTION: ERECTION OF TIMBER FIELD WARD: SHELTER (IN RETROSPECT) ON AGENT NAME: Gwersyllt East & South FIELD TO THE SOUTH OF MR ANDY ROBINSON THIRLMERE COURT

APPLICANT(S) NAME: MR ANDY ROBINSON

______

THE SITE

Position of field shelter

PROPOSAL

Planning permission is sought for the erection of a field shelter. The application is made in retrospect – the shelter having been completed on 31.07.2016. The dimensions of the shelter are 4.9m x 3.6m, with a height of 2.3m.

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HISTORY

P/2015/0594 Creation of new agricultural vehicular access (in part retrospect). Granted 07.09.2015 P/2016/0934 Retention and continued use of agricultural vehicular access (previously granted temporary planning permission under code no p/2015/0594). Granted 10.11.2016

PLANNING POLICY

The site is located outside, but adjoining Bradley settlement limit as defined by the Wrexham Unitary Development Plan. The site is also designated in the UDP as Green Barrier and a local wildlife site. Polices PS2, GDP1, EC1, EC6 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 – Parking Standards.

CONSULTATIONS

Community Council: Consulted 27.01.2017 Local Member: No problems with the application – albeit in retrospect. Could the permission be made personal to the applicant or does it have to run with the land. Observations have been made that horse waste is being dumped in the wildlife area and not through the proper channels. Site notice: Expired 22.02.2017 Highways: No recommendations. Public Protection: Recommends advice note that there should be no burning of manure or soiled bedding on the site. Neighbouring occupiers: 7 neighbouring occupiers notified. One response received raising the following objections: • The shelter has been in position for six months and in that time there have been some very distasteful smells; • Being so close to houses it is a potential fire hazard; • The shelter is too large • A large area surrounding the shelter is a mud patch not in accordance with the Local biodiversity Plan. One representation has been received supporting the proposal. No grounds were given.

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SPECIAL CONSIDERATIONS:

Design and amenity: The building as erected is lightweight in appearance consisting of lapped boarded elevations with a corrugated metal lean to roof. The building is located some distance into the field parcel and is characteristic of many other such field shelters found in similar locations. Whilst the site is designated as a Green Barrier and the building does not fall into a development type that is acceptable in principle, I do not consider that the proposed building by reason of its scale, use and degree of permanence would have a detrimental impact upon the openness of this location. It would therefore not undermine the reason for designating the land as a Green Barrier.

I note concerns made by a nearby occupier. However, the grazing of horses is a typical rural activity and I have no reason to believe that the level of activity on the land should necessarily cause detriment to nearby occupiers. All development has some form of fire hazard risk, however, I have no reason to believe that there is any higher risk of a fire incidence and cannot be used as a planning reason for refusal.

I have no reason to believe that the level of grazing on this site should necessarily result in significant levels of odour from the site. The shelter is associated with a use of the land which I understand has been established for some time. Members are reminded that this application is to consider the appropriateness of the shelter building itself and not the principle of the use of the land. The issue of odour and possible links to the storage and disposal of the manure may very well be a planning matter if the scale of the development were larger. The applicant has a responsibility to ensure that manure is stored safely and disposed of in a responsible manner. This is not a planning matter and is administered through environmental protection legislation. I have made Public Protection colleagues aware of this matter.

Local wildlife site: The shelter is located within a UDP designated local wildlife site. Policy EC6 places an emphasis upon developers to ensure that proposals which may cause damage are adequately mitigated through site improvements, effectively offsetting that harm.

I acknowledge the concerns of the Council’s ecologist regarding the damage caused by the grazing of the land. However, this is a longstanding land use issue (i.e. the grazing of non-agricultural horses on the land) which has been ongoing for some time beyond the scope of what can be reasonably controlled now. As this application is simply to site a horse shelter and not consider the wider land use it is difficult to resist this development or justify site improvements as the impact of the siting of the horse shelter is unlikely to result in additional harm to the integrity of the site.

Highways: Highways have raised no objection to the proposed horse shelter. A public right of way (Gwersyllt 20) runs behind the shelter and the development does not appear to have hindered passage.

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Conclusion: I am satisfied that the proposed development will not adversely impact upon the openness of the Green Barrier and the scale of the development will not harm the amenity of the neighbouring occupiers. Any amenity nuisance or the inappropriate disposal of manure is governed by other legislation. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The field shelter shall not be used for any commercial or business purposes.

REASON(S)

1. In the interests of the amenity of the neighbouring occupiers and highway safety.

NOTE(S) TO APPLICANT

There should be no burning of manure and soiled horse bedding at the site. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0143 4 CROSS STREET HOLT WREXHAM 20/02/2017 LL13 9JD

COMMUNITY: DESCRIPTION: CASE OFFICER: Holt ERECTION OF TWO-STOREY 3 SEH BEDROOM DETACHED DWELLING AND CONSTRUCTION OF WARD: ASSOCIATED GARDENS, PARKING AGENT NAME: Holt AND TURNING AREAS FOR THE HDS ARCHITECTURAL PROPOSED DWELLING AND NOS. 4 SERVICES AND 5 CROSS STREET MR CARL HUGHES

APPLICANT(S) NAME: MR ROGER BELLIS BELLIS BROTHERS

______

THE SITE

Application Site

PROPOSAL

As above

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RELEVANT HISTORY

P/2017/0337 Conservation Area Consent for demolition of boundary wall. Decision Pending. P/2016/1033 Erection of bungalow with detached garage. Withdrawn. P/2016/0317 Erection of bungalow with integral garage. Withdrawn. P/2010/0340 Refurbishment and two-storey extension to The Cottage and 4 Cross Street, demolition of brick store to rear garden, parking and turning area for both properties. Granted 16.07.2010. P/2010/0388 Demolition of store (within a Conservation Area). Granted 16.07.2010.

DEVELOPMENT PLAN

Within defined settlement limit and Holt Conservation Area. UDP Policies PS1, PS2, PS3, PS4, GDP1, H2, EC7, EC11 and T8 apply. Local Planning Guidance Notes Nos. 16 ‘Parking Standards’, 21 ‘Space around Dwellings’ and Holt Conservation Area Character Assessment are also relevant.

CONSULTATIONS

Community Council: Consulted 03.05.2017 Local Member: Notified 03.05.2017 Public Protection: No objection subject to recommended conditions. Highways: No objection subject to recommended conditions (see special considerations below). Welsh Water: No objection subject to recommended conditions. CPAT: No objection subject to recommended conditions (see special considerations below) Cadw: Consulted 21.02.2017 NRW: No comments. Press Notice: Expired 25.03.2017 Site Notice: Expired 21.02.2017 Neighbours: Four letters of objection and one letter of support received raising the following points: • Support the redevelopment of the site to prevent the spread on unwanted wildlife (foxes etc.); • The site can provide on-site parking relieving congestion on Cross Street; • The proposed design is considered to be acceptable as it is similar to the existing surrounding dwellings; • Overlooking; • Too many cars will be introduced to the rear of the existing properties causing a nuisance; • This is a Conservation Area and the development is out of character with it;

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• Another dwelling will generate more traffic in an already congested area to the detriment of highway safety; • Loss of daylight and privacy to the adjacent bungalow; • Detrimental impact upon the existing boundary hedge. When the land levels were altered when renovating no 4 & 5 the hedge was disturbed and there is physical evidence of large areas of die back which have not recovered. • Devaluation of property; • The design features on the dwelling are not reflective of the locality i.e. the proposed arch detail; • Removal of the boundary wall fronting the site is unacceptable.

SPECIAL CONSIDERATIONS/ ISSUES

Background: This is a full application for the erection of 1 no. two storey dwelling with associated parking and outdoor recreation space. The main issues to consider relate to the impact of the development upon highway safety and upon the residential and visual amenities of the conservation area.

Residential Amenity: Having considered the impact of the development upon the existing properties surrounding the site, and vice versa, I confirm that it does accord with the Council’s separation distances and guidance on ‘Space around Dwellings’ (LPGN 21). This will ensure that there is no significant loss of light or privacy, and will ensure the protection of the residential amenity of the existing local residents and those of the future occupiers of the development.

Design and Conservation Area: Holt is of considerable interest and importance as a deliberate plantation of the late 13th Century. This is evidenced in its resemblance to a true planted town with river bridge at one end of the developed area; the castle and market at the other end, with two major linking parallel streets (Cross Street and Church Street). The town also retains its grid iron street pattern and some of its burgage plots are evident around Cross and Church Streets which are identified within the adopted Holt Conservation Area Character Assessment as a particularly important feature of the village.

The proposed development has had regard for the original street pattern which is characterised by narrow plot widths with frontage development and long narrow back gardens (burgage plots). The proposed development fronts the highway and ensures that the back land area is returned to the burgage plot arrangement for this development and the curtilages of the existing dwellings at Nos. 4 and 5 Cross Street. The partial front boundary wall is to be removed (this is the subject of a separate application for conservation area consent for demolition which appears later on in this agenda – P/2017/0337) and rebuilt to

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the opposite side of the site, in front of the proposed dwelling. The development is considered entirely appropriate for the site and the redevelopment of this redundant site will enhance the character of the conservation area (see Figures 1 and 2 below).

Figure 1. Resulting Street scene

Figure 2. Proposed Site Layout Plan

Archaeology: The submitted archaeological assessment report completed by Castlering Archaeology includes a desk based assessment which found that there is an archaeological potential for this plot. Subsequent investigative trenching has taken place which revealed archaeological features in the form of rock‐cut circular rubbish pits at the back of a former medieval frontage. The pits appear to be post medieval in date, possibly 17th century, and are of fairly low significance. More pits could be revealed during the cutting of the other foundation trenches for the house should planning permission be granted. For this reason a condition should be attached to any planning permission to secure an archaeological watching brief for the life of the development.

Highway Access and Parking: The proposed development site is located on Cross Street which is subject to a 30 mph speed limit. Due to the geometry of the road, actual speeds are not thought to exceed 25 mph. Adequate visibility is achievable at the proposed access provided that the boundary wall fronting the development does not exceed 1 metre in height. Onsite parking and turning

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facilities within the site are acceptable and the proposed site layout meets with the requirements of LPGN 16.

Boundary Hedge: They site has been assessed by a qualified arboricultural consultant who has confirmed that the proposed building falls outside this construction exclusion zone of the boundary hedge and therefore complies with BS5837: 2012 - Trees in relation to design, demolition and construction. The site level is currently 300mm lower than the planting height of the hedge which will have already compromised root growth within the site and any surface roots will have already been lost. This hedge appears to be extremely vigorous. Privet is a very tough species that will tolerate some minor construction impacts and I would not anticipate any significant damage as a result of this proposed development. Further, the hedge can be cut back to the site boundary with no detrimental effect on its health & vigour.

Other Matters: The devaluation of nearby properties is not a valid planning consideration. In addition, dispute has been raised as to the ownership of the land and encroachment along the site boundary to the North. Whilst, this is a private matter between land owners and is not a matter of the planning authority to resolve, there is no evidence before me to show that the Applicant does not own sufficient land to allow the development to be carried out in accordance with the proposed scheme.

Conclusion: The proposed development is acceptable in terms of scale, siting and design, and would enhance the character of the conservation area and make a positive contribution to the appearance of the locality. Adequate onsite parking and garden areas are proposed and a safe and satisfactory vehicular access is also proposed. The re-development of this redundant site would not be to the detriment of street scene and I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered refs: RB/PD/00 Rev C, 01, 02, 03 Rev A, 04 Rev A, 05 Rev A, 06 Rev A, 07 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. 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

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Order with or without modification) no windows or other openings shall be inserted in any elevation of the building. 5. The vehicular parking and turning areas as shown on approved drawing(s) No(s). RB/PD/00 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. 6. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained. 7. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 21 metres to the south and 2.4 metres x 33 metres to the north 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. 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. 9. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 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. 12. 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. 13. Within 3 months of the commencement of development a perimeter and internal boundary treatment scheme shall be submitted to and approved in writing by the local planning authority. The scheme as approved shall be fully implemented prior to first occupation of the site and shall thereafter be permanent retained. 14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no further development shall take place under Classes A, B, C, D, E, F, G, of Schedule 2 Part 1; or Classes A or B of Schedule 2 Part 2 other than the development hereby granted permission. 15. The developer shall ensure that a suitably qualified archaeological contractor is present during the undertaking of any ground works in the development area so that an archaeological watching brief can be conducted.

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The archaeological watching brief must meet the standards laid down by the Chartered Institute for Archaeologists Standard and Guidance for archaeological watching briefs. The Local Planning Authority shall be informed in writing, at least two weeks prior to the commencement of the development, of the name of the said archaeological contractor. A copy of the resulting report should be submitted to the Local Planning Authority and the Development Control Archaeologist, Clwyd/Powys Archaeological Trust (41 Broad Street, Welshpool, Powys, SY21 7RR Email: [email protected] Tel: 01938 553670). After approval by the Local Planning Authority, a copy of the report and resulting archive shall be sent to the Historic Environment Record Officer, Clwyd/Powys Archaeological Trust for inclusion in the regional Historic Environment Record.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect the amenities of the occupiers of nearby properties. 5. 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. 6. To protect the amenities of the occupiers of nearby properties. 7. To ensure that adequate visibility is provided at the proposed point of access to the highway. 8. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 9. 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. 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. 12. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system. 13. To protect the amenities of the future occupiers of the development and to ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 14. To ensure that the development fully complies with the appropriate policies and standards and to ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area 15. To secure preservation by record of any archaeological remains which may be revealed during ground excavations for the consented development.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0337 5 CROSS STREET HOLT WREXHAM 02/05/2017 LL13 9JD

COMMUNITY: DESCRIPTION: CASE OFFICER: Holt APPLICATION FOR CONSERVATION SEH AREA CONSENT FOR DEMOLITION OF STONE WALL (WITHIN HOLT WARD: CONSERVATION AREA) AGENT NAME: Holt HDS ARCHITECTURAL APPLICANT(S) NAME: SERVICES MR ROGER BELLIS MR CARL HUGHES BELLIS BROTHERS

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THE SITE

Application Site

PROPOSAL

As above

RELEVANT HISTORY

P/2017/0143 Erection of 2 Storey dwelling. Decision Pending P/2016/1033 Erection of bungalow with detached garage. Withdrawn. P/2016/0317 Erection of bungalow with integral garage. Withdrawn P/2010/0340 Refurbishment and two-storey extension to The Cottage and 4 Cross Street, demolition of brick store to rear garden,

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parking and turning area for both properties. Granted 16.07.2010. P/2010/0388 Demolition of store (within a Conservation Area). Granted 16.07.2010.

DEVELOPMENT PLAN

Within Holt Conservation Area. UDP Policy EC7 applies. Holt Conservation Area Character Assessment is also relevant.

CONSULTATIONS

Community Council: At the first meeting of the new Council, concern was expressed over this as it is proposing to remove the sandstone wall. These walls are part of Holt's character and should be conserved. A few years ago part of one was removed in Fairview to allow rear access and whilst we appreciate this was done without permission it had to be re-instated. We note it is to be re-constructed in new location but feel there is room for access as it is now. Local Member: Notified 03.05.2017 CPAT: No objection to the dismantling of the wall. Comparing the present wall to Google Earth imagery it is clear that the wall has been rebuilt at least twice before on the northern side. The wall is completely divorced from its original boundary extent and was probably cut through when the 19th century cottage was built on the south side. The sandstone frontage walls in Holt are probably 18th – early 19th century in date and many have been altered or repaired over time, but they are a historic feature of the street scene in the village. WACS: Consulted 03.05.2017 CBA: Consulted 03.05.2017 Press Notice: Expired 03.06.2017 Site Notice: Expired 24.05.2017 Neighbours: One objection received raising the following points: • The proposed new dwelling should be handed, moving it to the other side of the plot. This would allow the wall to be retained in its current position and reduce the impact upon the adjacent bungalow.

SPECIAL CONSIDERATIONS/ ISSUES

Background: This is an application for conservation area consent to demolish the existing wall which runs along part of the site frontage (see figure 1. below). It is proposed to rebuild the wall on the other side of the boundary (see Figure 2.

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below). The reason for the relocating of the wall is to make way for an alternative vehicular access to the site.

Figure 1. Existing Wall

Figure 2. Re-located Wall

Design and Conservation Area: Holt is of considerable interest and importance as a deliberate plantation of the late 13th Century. This is evidenced in its resemblance to a true planted town with river bridge at one end of the developed area; the castle and market at the other end, with two major linking parallel streets (Cross Street and Church Street). The sandstone frontage walls in Holt are probably 18th – early 19th century in date and many

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have been altered or repaired over time, but they are a historic feature of the street scene in the village.

The wall to be removed is completely divorced from its original boundary extent and was probably cut through when the 19th century cottage was built on the south side of the site. The wall has been altered over time affecting its integrity and there are no objections to the re-use of the materials to create a low boundary wall to the frontage of the new dwelling (proposed under application ref: P/2017/0143). The wall should be carefully dismantled to ensure materials can be re-used in the construction of the boundary wall to the frontage of the new dwelling. This will be secured by planning conditions.

Other Matters: It has been suggested that the proposed new dwelling should be moved over, adjacent to the Cottage, which would allow for the wall to be retained in its current location and for the existing vehicular access to be utilised. Whilst not strictly relevant to the merits of this application, moving the proposed dwelling would not be possible due to the significant reduction in daylight to the habitable room within the Cottage that would result.

Conclusion

The demolition and rebuilding of the boundary wall at the opposite side of the site boundary is acceptable and would preserve the character of the conservation area.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The works hereby granted consent shall be commenced before the expiry of five years from the date of this consent. 2. No part of the wall shall be demolished until a copy of a contact for the carrying out of the approved works, specifically to include the careful removal of the wall by hand, re-use of the existing sandstone and timescale for completion of works, has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in strict accordance with the agreed terms contained within the approved contact of works.

REASON(S)

1. To comply with Section 18 of the Planning (Listed Building and Conservation Areas) Act 1990. 2. To preserve the character of the conservation area. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0180 23 ABBOT STREET WREXHAM 06/03/2017 LL11 1TA

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa CHANGE OF USE TO HOT-FOOD PF TAKE AWAY (IN RETROSPECT)

WARD: APPLICANT(S) NAME: AGENT NAME: Brynyffynnon MR MEHMUT ICER MR MEHMUT ICER

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THE SITE

Proposed development site

PROPOSAL

Planning permission is sought in retrospect for the change of use of the ground floor of the building from a B1 use (Office) to an A3 use (Hot Food Takeaway).

HISTORY

P/2010/0385 Change of use of ground floor from offices (class B1) to hot food take-away (class A3). Granted 14.06.2010

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P/2016/0949 Change of use to hot-food take away and installation of new shopfront (in retrospect). Refused 23.11.2016

DEVELOPMENT PLAN

The site is located within a settlement limit defined by the Wrexham Unitary Development Plan. Polices PS2, GDP1, EC7, S1 and T8 are relevant.

CONSULTATIONS

Community Council: Objects as a decision cannot be taken at this time until the proposed treatment to the shop front is also presented. Local Member: Notified 06.03.2017 Site notice: Expired 29.03.2017 Highways: No recommendations. Public Protection: Recommend approval of odour control measures and impose condition on air handling equipment noise levels. Neighbouring occupiers: Seven neighbouring occupiers notified.

SPECIAL CONSIDERATIONS

Background: This proposal has been presented in retrospect, the use having commenced in mid-2016. Planning permission has previously been granted for a change of use from B1 to A3 in 2010. However, this use was never implemented and therefore the planning permission had expired.

When the Council were made aware of the change of use, it was noted that the shopfront had been changed. The change of use and amendments to the shop front were considered in a retrospective planning application in late 2016. This planning application was refused on the basis that the alterations to the shopfront were inappropriate and had a detrimental impact upon the character of the Wrexham town centre conservation area. There were no objections raised to the change of use element of that proposal and this did not form part of the reasons for refusal. This decision made under delegated powers.

The planning application now before Members is to consider the change of use of the building only. Officers are negotiating with the occupier of the building regarding a suitable solution to alter the shopfront to a condition that would not harm the character of the conservation area. The Council have a number of options available through its enforcement powers to remedy this situation. To refuse this planning application, which is considering the change of use element only, on the grounds that a design for the shopfront must be put forward at the same time is inappropriate and unreasonable. A final design solution for the shopfront will require a further planning application and will be considered at that time.

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Other matters: The principle of the change of use now proposed has already been established. Abbot Street is not a principle shopping street as defined by policy S1 of the UDP. Therefore there is no specific requirement to consider whether such a use would impact upon the viability or vitality of key town centre streets.

Highways remain of the opinion that to allow the change of use will not have a detrimental impact upon parking congestion or general highway safety in the locality. Parking requirements are similar (1 space per 4m2 floor area compared with the existing requirement of 1 per 6m2), and with a smaller public floor area proposed, there would be a reduction in parking requirements.

The applicant has stated proposed opening hours between 1000 and 0400 on any day. The 2010 planning permission restricted opening hours to between 1600 and 0400 on any day. Whilst the reasoning for this condition was on highway safety grounds, highways have raised no objection to the opening hours now proposed. I can see no reason why the extended opening hours now proposed (i.e. between 1000 and 1600) would necessarily result in any additional detriment to highway safety.

Conclusion: I am satisfied that the change of use of the building to an A3 use will not cause detriment to highway safety, neighbouring amenity or the viability and vitality of the wider town centre. Whilst there are outstanding matters relating to the physical alterations to the shopfront, this is a separate matter. I therefore recommend accordingly

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The premises shall not be open for customers outside the hours of 1000 to 0400 on any day. 2. Within one month of the date of this permission, 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 shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented in accordance with a timescale to be approved as part of that scheme and retained in that condition thereafter. 3. 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. 4. Within one month of the date of this permission a grease trap shall be provided in order to prevent entry into the public sewerage system of matter likely to interfere with the free flow of the sewer contents, or which could prejudicially affect the treatment and disposal of such contents.

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REASON(S)

1. In the interests of the amenity of the occupiers of the nearby properties. 2. To protect the amenities of the occupiers of nearby properties. 3. To protect the amenities of the occupiers of nearby properties. 4. To prevent pollution of the water environment.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0189 7 HAFOD WEN JOHNSTOWN 08/03/2017 WREXHAM LL14 2AT COMMUNITY: CASE OFFICER: Rhos DESCRIPTION: PF ERECTION OF DETACHED SELF CONTAINED GRANNY ANNEXE AND WARD: TEMPORARY SITING OF STATIC AGENT NAME: Johnstown CARAVAN (PARTLY IN BLUEPRINT LTD RETROSPECT) MR DAFYDD EDWARDS

APPLICANT(S) NAME: MR K PRODGER

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THE SITE

Proposed building footprint

Existing static caravan to be removed

PROPOSAL

Planning permission is sought for the erection of a detached residential annexe in the garden area of no. 7 Hafod Wen. The proposal also seeks temporary planning permission to retain the existing static caravan on site which is being occupied in breach of planning control. It is proposed to remove the caravan upon the occupation of the annexe.

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HISTORY

None.

PLANNING POLICY

The site is located within a defined settlement. Policies PS2, GDP1 and T8 of the Wrexham Unitary Development Plan are relevant. Guidance is contained in Local Planning Guidance Note 16 – Parking Standards and 20 – Space Around Dwellings.

CONSULTATIONS

Community Council: Consulted 10.03.2017 Local Member: Notified 24.03.2017 Site notice: Expired 04.11.2016 Highways: No objection provided that conditions can be imposed to ensure that the building is occupied as an ancillary unit of accommodation to the main dwelling and the parking layout as shown is adhered to. Neighbouring occupiers: 18 neighbouring occupiers notified. 2 representations received raising the following objections: • The parking situation on this small street is already horrendous due to the applicants having at least 3 cars on the street at any one time. Cars are already parked on either side of the street and along the pathways; and • The noise levels on the street are already bordering on excessive.

SPECIAL CONSIDERATIONS:

Design and amenity: The provision of the building at the scale and of the design proposed is not considered to cause detriment to the wider visual amenity of the area. It would be of a brick built construction with a pitched roof no higher than 4.2m. Were the building to be used as a domestic outbuilding, its height is marginally above what could be constructed without the need for planning permission. The window positions are such that where there are any habitable rooms facing boundaries, they would be a sufficient distance away as not to cause a loss of amenity to the neighbouring occupiers. The position of the building would accord with the separation standards as set out in LPG20.

The proposed unit of accommodation could not be occupied as a separate planning unit i.e. a separate dwelling. This is because of the interrelationship between its orientation and the private amenity space of the main dwelling. The

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reliance upon the parking area is also a matter which would prevent this and this is discussed below.

Highways: The applicant has provided amended plans which show detail of the available parking provision on site. I understand that the existing dwelling is a three bed dwelling which would require a maximum provision of 3 off road parking spaces in accordance with LPG16. As this proposal seeks to effectively provide an additional one bedroom as tied annexe accommodation, I consider it reasonable to consider that the parking demand would increase in line with LPG16 requirements i.e. an additional one space. The applicant’s plan shows that provision can be made for 4 no spaces. No turning provision is required on site as Hafod Wen is not a classified highway.

I acknowledge the concerns made by neighbouring occupiers regarding the geometry of Hafod Wen. The road is of restricted width and only a small proportion of the dwellings accessed from Hafod Wen (including the application site) have off road parking provision.

However in this instance, I am satisfied that whilst vehicles do park along Hafod Wen and I have witnessed parking within the hammerhead, the proposal does include for off street parking provision which would accord with the Council’s adopted planning guidance. The increased movement of traffic from the site is unlikely to result in highway safety implications. Were any vehicles (either belonging to the applicant or a third party) to block the access or create another form of obstruction, this would be a matter to be dealt with by the police.

Because of the reliance of the off street parking in justifying this proposal and the interrelationship between the occupiers in moving vehicles on the site I consider that it is critical that the dwelling is tied as an annexe to the occupancy of no. 7 Hafod Wen. Failure to include this condition would encourage the parking of vehicles on Hafod Wen which would exacerbate existing problems. The removal of the existing caravan from the site is also a critical element in accepting this development proposal. This is a matter that can be controlled by a planning condition.

Other matters: I have no reason to believe that the implementation of this proposal would necessarily increase noise levels beyond normal domestic levels. Any issues of excessive noise levels which may be considered antisocial behaviour are not planning matters and are dealt with through other legislation.

Conclusion: I am satisfied that this proposal to provide for annexe accommodation in the garden area of the dwelling is acceptable in terms of amenity and highway safety. Subject to the removal of the static caravan prior to its occupation I recommend accordingly.

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 P094/003 Sheet 1 of 1 and P094/005 Sheet 1 of 1 Rev A and contained within the application documentation. 3. The annexe hereby approved shall be used to house a family member and at no point shall form a separate dwelling unconnected to the existing dwelling at 7 Hafod Wen, Johnstown. 4. Within one month of the first occupation of the annexe hereby approved, the static caravan shall be removed from the site. 5. No part of the development shall commence until samples of all external facing materials have 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)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. To ensure that the occupation of the annexe is strictly controlled in the interests of highway safety due to the restricted nature of the highway network. 4. In order to ensure that the terms of the planning permission are defined in the interests of highway safety and the visual amenities of the area. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0217 LAND AT NANT COURT BRYMBO 16/03/2017 WREXHAM LL11 5BH COMMUNITY: CASE OFFICER: Brymbo DESCRIPTION: MP ERECTION OF 8 NO. APARTMENTS

WARD: APPLICANT(S) NAME: AGENT NAME: Brymbo MR A COTTLE BLUEPRINT LTD TRECOT LTD MISS L PARRY

______

SITE

Application site

PROPOSAL

As above.

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HISTORY

Permission covering application site for plots 1-14 and 21-24

P/2007/0395 Erection of 18 dwellings and construction of new access. Granted 3.9.2008

Plots 15-20

P/2007/0424 Erection of 6 dwellings and construction of new access

PLANNING POLICY

Within settlement. Policies GDP1, GDP2, H2, CLF5 and T8 apply.

CONSULTATIONS

Community Council: Consulted 23.3.16 Local Member: Notified 23.3.16 Public Protection: Conditions recommended. Highways: Have made the following comments: - The site is located on a currently unadopted road serving a new residential estate; - Parking provision for each dwelling is below the LPG16 maximum. It has however been determined at previous appeals that it is inappropriate to apply these as minimum standards; - The availability of a bus passing the site at regular intervals ensures that there is no essential need to own a car to reach everyday destinations; - The site is within walking distance of the village centre and the facilities it provides; - Given previous planning appeal decisions on car parking standards, I consider a recommendation for refusal on the grounds of inadequate parking is difficult to justify; - Conditions recommended. NRW: No comments. Welsh Water: Recommend drainage conditions. Education: Consulted 24.3.2017 Site Notice: Expired 17.4.17 Neighbours: The owners/occupiers of 2 nearby dwellings notified 23.4.2017. 1 representation supporting the application but expressing the following concerns: - The development should make more off-road parking available;

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- 8 families with up to 2 cars each would never fit on the road. Every family in Nant Court has 2 cars and the road can get very busy even with current driveways; - Support the change but only with parking being address before hand;

1 representation objecting and making the following comments; - Can you confirm if the builder is subject to a s38 agreement.

SPECIAL CONSIDERATIONS

Background: The application part of a larger parcel of land that that benefits from planning permission for the erection of 24 dwellings of which 20 have now been completed. The four plots not yet built would occupy the application site.

Policy: Subject to complying with policy GDP1 in respect of access, siting, design and the impact upon neighbouring properties, the development of the site for residential use accords with policy H2.

Amenity: The position of the proposed flats will satisfies the BRE daylight test in respect of windows serving habitable rooms in the existing dwelling to the north and will not give rise to unacceptable overlooking for prove overbearing.

LPG21 advises that flats should be provided with 10sq.m of amenity space each. The development includes provision for a shared amenity space of 82 sq.m and therefore accords with that advice.

Design: The external appearance of the flats will reflect the general style of the dwellings that have been built to the north and will therefore be broadly in keeping with the development as a whole.

The parking for the flats will be entirely to the front. I initially expressed concerns to the applicant’s agent that a large expanse of hard surfacing would detract from the development. Amended plans have been submitted which allows for some additional soft landscaping to be provided. I am now satisfied the proposed parking provision will not detract from the appearance of the development or the wider street scene.

Parking: The LPG16 maximum parking provision for the development is 16 spaces. The development will provide 8 spaces in total, sufficient for 1 space per flat – half the LPG16 maximum.

When on-site parking provision that falls below the LPG16 maximum is proposed it is necessary to consider whether the site is located in an area where future occupiers could reasonable expect to access employment and services via non-car mean. Brymbo is well served by bus services and the village has a number of local facilities, thus the future occupiers of the site would not

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necessarily be wholly dependent upon private cars to make essential trips. Highways have not objected to the on-site parking provision. In my opinion it would not be possible to sustain a reason for refusal on the grounds of inadequate parking provision in this instance.

Other Matters: The extant planning permissions are subject to a planning obligation in respect of contributions to schools and to the future maintenance of on-site public open space.

Education has not advised that additional contributions are necessary in respect of this development. I therefore have to reason to seek an amendment to the extant obligation to increase financial contributions.

With regards to open space, LPG10 advises that the future maintenance payments are based on the number of dwellings. Ordinarily I would therefore require the planning obligation to be amended to increase the contributions in line with the additional number of dwellings proposed. However I understand that Highways are in negotiations with the developer regarding the transfer of some land previously proposed to be laid out as landscaped open space at the southern end of the site in order to facilitate improvements to Station Road. In my opinion this will off-set the potential increase in the cost of future maintaining the open space as a result of the development.

CONCLUSION

The proposed development is acceptable and in accordance with relevant UDP policies.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered T061/002 Revision A and T061/003 Revision B and contained within the application documentation. 3. No development shall take place until a phased site investigation of the nature and extent of contamination has been carried out and submitted to and approved in writing by the Local Planning Authority. If any contamination is found during the site investigation, no part of the development shall commence until a scheme specifying the measures that will be taken to remediate the site to render it suitable for the development hereby permitted has been submitted to and approved in writing by the local planning authority. The site shall thereafter be remediated in accordance with the approved scheme. If during the course of development any contamination is found that has not been identified in the site investigation, no further development shall take place on those parts of the site where that contamination has been found until an additional scheme of

Page 83 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017 remediation has been submitted to and approved in writing by the local planning authority for those parts of the site. The relevant parts of the site shall thereafter be remediated in accordance with the additional scheme of remediation. 4. Each part of the site subject to the remediation under the scheme(s) approved as part of condition 3 shall not be occupied/used until a Validation Report has been completed in respect of that part of the site and submitted to and approved in writing by the Local Planning Authority. 5. No facing or roofing materials shall be used other than materials matching those used on the dwellings constructed under planning permissions P/2007/0395 and P/2007/0424. 6. The vehicular parking and turning areas as shown on approved drawing(s) No(s). T061/003 Revision B shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 7. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.0 metres x 25 metres in both directions measured to the nearside edge of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 8. The vehicular access(es) hereby approved shall take the form of a dropped vehicular crossing. 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.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. In the interests of 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 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 ensure that adequate visibility is provided at the proposed point of access to the highway. 8. In the interests of highway safety. 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.

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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). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the- influencing-distance-of-mine-entries

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

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

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0235 PROBED MULSFORD FARM SARN 23/03/2017 MALPAS WREXHAM SY14 7LP COMMUNITY: CASE OFFICER: Willington and DESCRIPTION: MP Worthenbury STORE EXTENSION TO EXISTING BUILDING AGENT NAME: WARD: APPLICANT(S) NAME: L S PLANNING LTD Bronington MR & MRS N VICKERS MR LESLIE SMITH

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SITE

Proposed Extension

Building in use for production of straw bedding

PROPOSAL

As above.

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HISTORY

P/2014/0555 Change of use of land and existing building from agriculture to production of animal bedding and ancillary (Class B2 Use) development. Granted 22.9.2014

PLANNING POLICY

National Planning Policy

Planning Policy Wales, specifically Chapter 7.

Technical Advice Note 6: Planning for Sustainable Communities

Technical Advice Note 23: Economic Development

Wrexham Unitary Development Plan

Outside of settlement, within Special Landscape Area. Policies GDP1, EC5, E6 and T8 apply.

CONSULTATIONS

Community Council: Consulted 24.3.2017 Local Member: Notified 24.3.2017 Highways: No recommendations of highways grounds. Public Protection: No comments. NRW: No objections. Site Notice: Expired 20.4.2017 Neighbours: The owners/occupiers of 3 properties notified 28.3.2017.

1 representation received expressing the following concerns: - noise and excessive dust from the existing business; - too much commercial traffic; - road and verge damage due to use of inappropriate large HGVs in this rural residential area; - this type of business would be best suited in a commercial environment such as industrial estate; - if this business gets bigger in this rural residential area it will have a negative effect on private properties and well-being.

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SPECIAL CONSIDERATIONS

Background: In 2014 planning permission was granted to use an existing building at Mulsford Farm for the production of animal bedding from straw that is transported to the site.

Two different types of straw are processed at the site, wheat straw and oilseed rape straw. Each has to be processed differently. There is currently insufficient space within the existing building for both processing lines therefore the applicants are seeking permission to extend the building to provide space for hay storage. This in turn will provide more space within the existing building for the two processing lines. The development is not intended to facilitate an increase in production.

Policy: Whilst noting representations received, the principle of allowing the use to take place on the site is already established by the extant planning permission. In any case, policy E6 allows for small farm-based or related employment operations. Whilst processing of straw is not specifically mentioned in the policy, the raw material is an agricultural by-product. The use is also comparable to food or timber processing. The former is specifically referred to in policy E6 and TAN6 advises that both are likely to be appropriate activities to be located on farms. I am therefore in no doubt that this is an appropriate activity for a rural area and supports the diversification of the rural economy.

Policy E6 requires it to be shown that no suitable existing buildings are available for farm diversification proposals before new buildings are erected. The applicants have, in effect, already complied with that requirement by changing the use of a farm building for their existing operations. The policy does not specifically deal with circumstances where a new use is introduced to a farm and an extension is subsequently proposed. In my opinion extending the existing building is a logical option to pursue as it helps contain the activities in one part of the farm complex without potentially impeding the effective use of the rest of it for agricultural purposes. Furthermore Planning Policy Wales paragraph 7.3.2 advises that the expansion of existing businesses located in the open countryside should be supported provided there are no unacceptable impacts on local amenity.

Where new buildings are proposed, policy E6 states they will only be permitted where:

a) the building adjoins, and forms a logical extension to the existing farm complex; b) the building will not result in a detrimental intrusion into the landscape; c) the building does not exceed 300 square metres in area.

The proposed building will be 5.9m high and 13.7m long by 13.7m wide, giving it a floor area of 189 sq.m. It is to be situated within a large and established farm complex and adjoins an existing building already in use for straw processing.

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The building will match the appearance of the existing steel portal farm buildings located within the farm complex, including the building it will adjoin. it will adjoin. It will not be unduly prominent from near or distance viewpoints so will not result in a detrimental intrusion into the landscape – a designated Special Landscape Area. I am therefore satisfied the development broadly accords with policy E6 and the objective of PPW to support appropriately extensions to businesses within rural areas.

Noise: Despite the representations received I am not unaware of any complaints being received nor have I been provided with any evidence that the existing operations cause significant disturbance – the nearest dwelling is over 260 metres away. Furthermore the proposed building is to be used for storage, which is unlikely to result in significant noise and Public Protection have not expressed any concerns. I am therefore satisfied the development is unlikely to result in noise nuisance.

Traffic: The development is not expected to result in an increase in traffic to/from the site. I am therefore satisfied the proposals are unlikely to prove prejudicial to highway safety.

CONCLUSION

The proposed development broadly accords with local and national planning policy in terms of supporting the diversification of the rural economy, will not harm the rural landscape and is unlikely to give rise to noise or highway safety issues.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with the following approved plans: i) DWG2 - Proposed Site Plan ii) DWG4 Rev A - Proposed Shed Floor Plan iii) DWG6 - Proposed Shed Elevations. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 4. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at the nearest noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:1997 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas. For the avoidance of doubt, for the purposes of this planning permission, the pre-existing background level is the background noise

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level prior to the first use of the adjoining building for the purpose permitted by planning permission P/2014/0555

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. For the avoidance of doubt as to the scope of the planning permission. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect the amenities of the occupiers of nearby properties.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0237 EDEN HOUSE 2 BATH ROAD 23/03/2017 WREXHAM LL13 7PN COMMUNITY: CASE OFFICER: Offa DESCRIPTION: PF DISPLAY OF 1 NO. FASCIA SIGNS

WARD: APPLICANT(S) NAME: AGENT NAME: Offa MR JASON ELLIS MR JASON ELLIS

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THE SITE

Position of proposed sign

PROPOSAL

Outdoor advertisement consent is sought for the erection of a facia sign above the main entrance door of the residential block. The sign would measure 1.8m by 0.75m.

HISTORY

Various tree works not relevant to this proposal.

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PLANNING POLICY

The site is located within a settlement limit and the Fairy Road conservation area as defined by the Wrexham Unitary Development Plan. Policies PS2, GDP1 and EC7 are relevant. Guidance is also contained in Local Planning Guidance Note 1 – Advertisements and in Welsh Government Technical Advice Note 7 – Outdoor Advertisement Control.

CONSULTATIONS

Community Council: To object to the location of the sign on the building as shown. There is no objection to a free standing sign just behind the garden wall. The spelling on the sign needs to be corrected. Local Member: Notified 24.03.2017 Site notice: Expired 04.11.2016 Highways: No recommendation. Neighbouring occupiers: 8 neighbouring occupiers notified. 6 representations received raising the following objections: • the sign is not in keeping with the conservation area and is more like a sign that would be seen on an industrial building; • the level of information in the sign is too wordy and confusing and would cause detriment to highway safety with motorist either losing concentration or having to park inappropriately in this already congested location; and • individual cut letters with a non-reflective material and a more appropriate font and colour would be more appropriate.

SPECIAL CONSIDERATIONS:

Design and amenity: National planning guidance states that only matters of public safety and amenity can be considered when determining applications for outdoor advertisements.

Eden House forms part of small development of 3 accommodation blocks located to the southern side of Bath Road. The buildings are of little architectural or historic merit and contribute little to the character and appearance of the conservation area.

There are no objections to the proposed signage on visual amenity grounds. The fascia sign is to be located above the main entrance which will announce

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the building appropriately to those entering the site. The sign is to be non- illuminated which is advocated for such signage within the conservation area. In summary the proposal is not considered to result in harm to the character and appearance of the area.

Highways: Highways have raised no objection to the proposed sign. The sign is located above an existing doorway which is located some 10.5 metres from the highway. It is highly unlikely that, were a motorist looking for site, that they would be able to see the smaller detail within the sign. The likelihood of an accident being caused is extremely unlikely.

Other matters: The local planning authority has no control over the content of signage. Whilst the spelling mistake noted in representations is unfortunate, this is not a matter that the Council can take into consideration. However, I have made the applicant aware of this matter.

Conclusion: I am satisfied that the proposed sign is acceptable. It would preserve the character of the conservation area and accords with local policy and national guidance. I recommend accordingly.

RECOMMENDATION: That Advertisement Consent be GRANTED

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).

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.

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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.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0238 BRYN Y PYS HOME FARM 23/03/2017 WREXHAM ROAD OVERTON WREXHAM COMMUNITY: LL13 0HG CASE OFFICER: Overton KH DESCRIPTION: ERECTION OF 2 NO. WARD: REPLACEMENT SIGNS AT AGENT NAME: Overton ENTRANCE TO BRYN Y PYS HOME MR T J ROSSELLI FARM (IN RETROSPECT)

APPLICANT(S) NAME: MR T J ROSSELLI

______P/2017/0238 THE SITE

Entrance to Bryn-y-Pys Home Farm, Wrexham Road, Overton. The proposed signs are to the South East and North West of Lower Lodge which is off the Northern side of the A539 Wrexham Road.

PROPOSAL

Erection of 2 replacement signs at entrance to Bryn-y-Pys Home Farm advertising industrial units to let at Bryn-y-Pys Estate – original signs submitted were to be 1.8 metres wide and 1.2 metres high with an overall height of 2.75 metres. The plans have subsequently been amended with the signs now - 1m x 80cm with an overall height of 1.8 metres above ground level.

HISTORY

None.

DEVELOPMENT PLAN

Located in open countryside. Policies PS1, PS2 and GDP1 of the Wrexham Unitary Development Plan refer

CONSULTATIONS

Community Council: The signs are too large and not in keeping with the ambience of the countryside and if permission is granted the signs could be in situ for 5 years. The signs should advertise the current business facilities at Bryn-y-Pys and have interchangeable / removable rows which can advertise lettings when available.

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Amended plans sent to the Community Council which indicat smaller signs. Local Member: Notified 24.03.2017. Highways: No recommendations on highway grounds. Site Notice: Expired 13.04.2017.

SPECIAL CONSIDERATIONS

Visual Impact: The signs replace existing signs which are now in a poor condition. The signs originally proposed have been superseded by smaller signs.

Highways: The signs will be set back 2.4 metres from the road edge to protect visibility at the access. Highways have raised no objections.

General: Whilst I note the comments of the Community Council, I have to consider the merits of the current application. An amended plan showing showing the revised signs has been sent to the Community Council.

Conclusion: The reduction in size of signs is acceptable and they will not be overly intrusive.

RECOMMENDATION: That Advertisement Consent be GRANTED

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. Prior to the display of the advertisements hereby approved, the existing signs located at either side of the access shall be removed from the site. 7. The signs hereby approved shall be set back 2.4m from the road edge and retained at that distance thereafter.

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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. To ensure that adequate visibility is provided at the proposed point of access to the highway.

NOTE(S) TO APPLICANT

Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 - Refer to Statement of Applicant's Rights and General Information on our planning web site at:- http://www.wrexham.gov.uk/english/planning_portal/publications/info_sheets.htm

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0241 LLWYN ONN WATER TREATMENT 24/03/2017 WORKS CEFN ROAD WREXHAM LL13 0NY COMMUNITY: CASE OFFICER: Abenbury DESCRIPTION: PF APPLICATION FOR VARIATION OF CONDITION NO. 8 IMPOSED UNDER WARD: PLANNING PERMISSION AGENT NAME: Holt P/2016/1107 TO ALLOW EXTENDED DEE VALLEY WATER HOURS OF WORK MR MARK BILLING

APPLICANT(S) NAME: MR MARK BILLING DEE VALLEY WATER

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THE SITE

SITE IN QUESTION

PROPOSAL

Planning permission is sought to vary condition no. 8 of planning permission P/2016/1007 to allow for extended working hours.

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HISTORY

Most relevant

CB00793 Refurbishment of existing works including erection of new filter house. Granted 03.02.1997 CB03622 Erection of new chemical dosing building and lifting beams and re-location of existing generator. Granted 26.10.1999 P/2011/0412 Erection of building to form part of upgrade works. Granted 06.09.2011 P/2016/1107 Upgrade works to incorporate demolition of existing reservoir and installation of two 12MI service reservoirs (total capacity 24MI) - one on the footprint of a former treatment building and one on the footprint of the existing reservoir. Construction of new pumping station, layout of internal access roads, soft landscaping works, planted screening, pipework and connections associated with the operation of reservoirs and pumping station ancillary site works. Granted 06.02.2017

PLANNING POLICY

The site is located outside any defined settlement limit and within green barrier. Part of the application site falls within a Special Landscape Area. Policies PS2, GDP1, EC1, EC4, EC5, EC13 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 – Parking Standards and the Wrexham LANDMAP Supplementary Planning Guidance.

CONSULTATIONS

Community Council: Supported on the condition that it the proposal was strictly adhered to. Local Member: Notified 24.03.2017 Site notice: Expired 20.04.2017 Highways: No recommendation. Public Protection: No comments. Neighbouring occupiers: 45 neighbouring occupiers notified. 3 representations received raising the following objections: • The works are, once again, being carried out without planning permission. Water Authorities think that they are above the law; • The bank is a mess which the objector has to look at every day. This was required to be landscaped from previous works but has now been destroyed. Is this to be reinstated; • Work is already taking place in the early mornings and some weekends;

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• The works are visible from public ground; and • There is already enough work going on at the site. This is disturbing a peaceful neighbourhood.

SPECIAL CONSIDERATIONS:

Background: Planning permission has been granted for various works to upgrade existing facilities at the Dee Valley Water Llwyn Onn drinking water treatment works. The application was made in full and permitted the following elements:

- Demolition of existing 18 million litre (Ml) storage reservoir and replacement with two separate reservoirs each with a 12 Ml capacity; - Construction of a new pumping station to house replacement pumps and demolition of existing pumping house buildings; - Construction of internal access roads; and - regrading of land to the north west of the site to accommodate spoil from the construction process. - Various internal pipework systems and connections to wider drinking water distribution network.

As part of that planning permission, a condition was imposed to restrict working hours. The condition was worded as follows:

All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained.

The planning application now before Members seeks to vary the requirements of this condition to allow for extended working hours to complete a special construction activity that cannot be completed with those conditional timescales. This relates particularly to the finishing of the concrete structure of the two approved large water reservoirs. The applicant’s justification is summarised below as follows:-

- the design of the reservoir structures is such that their integrity and longevity is crucial to protect public health; - to reduce the number of joints within the structure a large amount of concrete is required to be poured in one go; - the delivery, pouring and compaction can be carried out in one day within the stipulated timescales; - finishing of the concrete surfaces cannot be undertaken until an initial ‘set’ period has passed – therefore finishing must be carried out at night; - it is currently estimated that the overnight works will occur over eighteen to twenty occasions (see table below);

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Reservoir 1 Reservoir 2 Base Roof Base Roof 21/03/2017 19/04/2017 07/09/2017 10/10/2017 04/04/2017 11/05/2017 21/09/2017 24/10/2017 02/05/2017 30/05/2017 28/09/2017 07/11/2017 22/05/2017 08/06/2017 12/10/2017 14/11/2017 19/10/2017 02/11/2017

*NB: The above dates have been provided by the applicant with the caveat that these dates are subject to change and should not be relied upon as definite pour dates.

It is noted that some of these dates have passed. This is because of the requirement to present this application before the Planning Committee following its submission in late March 2017 and the applicant having committed to a construction timetable.

The applicant is also requiring a small extension to the permitted working hours on Saturdays (from 1400 to 1600) to allow for the mitigation of construction delays. The applicant justifies this change on the basis that ‘it is considered preferable that the works are completed as soon as possible to minimise the disturbance caused to neighbouring properties’.

Amenity: The main issue for consideration is whether to allow an extension to the permitted working hours would result in a detriment to the amenity of the neighbouring occupiers of the site. The planning authority is required to only impose conditions where certain tests are met (Circular 016/2014). Amongst other criteria, conditions are required to be necessary and reasonable to make the development acceptable in planning terms. Whilst the implications of construction amenity nuisance can be controlled through other legislation, I am satisfied that the magnitude of the development and its proximity to residential areas is such that the implications of the construction phase should be controlled through the planning process.

However, in line with the applicant’s submission, I am satisfied that sufficient justifications have been presented to allow for the extended working hours for the specified activity. The finishing process of the concrete construction is an established technique and the potential for disturbance is known and predictable and can be adequately mitigated. I also have in mind that the construction type has been approved and there are likely to be no other options available to construct the structures without significant time delays and/or significant expense to this public service provider. The applicant confirms that matters likely to cause the most disturbance are light pollution and the noise of the finishing machines. Noise will be monitored locally during the process and flood lights positioned to minimise spill from the site.

A suitably worded condition can be imposed to control the extended working hours to the specific methodology described. In terms of the extended hours

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required on a Saturday, again I consider that this is unlikely to cause significant harm. The works would be carried out in daytime hours and any unacceptable levels of disturbance by way of noise, dust or odour can be notified and controlled through statutory nuisance legislation. In the interests of completing this major and complex public infrastructure project I consider that the limited negative impacts are outweighed by the overall final outcome of the development.

Other matters: Representations have raised concern regarding the condition of the land immediately to the north west of the site within the control of Dee Valley Water. This has been used as a spoil/demolition waste storage area. This matter has been considered as part of the determination of the previous planning application and a condition has been imposed to secure the remediation of this land.

The retrospective nature of the application submission is unfortunate. However, there is provision under planning legislation to do this and the applicant has been in discussion with the local planning authority regarding rectifying ongoing matters.

Conclusion: I am satisfied that the requirement to amend the appropriate hours of work condition is justified in the public interest. I have no reason to believe that the required overnight works specified will unduly harm neighbouring amenity. Any instances are likely to be limited over the construction period and, on balance, are required to ensure that this public facility is upgraded in a timely and cost effective manner. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered DVLO-ACM-SW-xx-DR-CE-00001 Rev P02 - Site Location Plan DVLO-ACM-SW-xx-DR-CE-00003 Rev P02 - Proposed Site Layout DVLO-ACM-PH-xx-DR-CE-00001 Rev P02 - Pump House Elevations DVLO-ACM-PH-xx-DR-CE-00002 Rev P02 - Pump House Floor Plan and Section DVLO-ACM-SW-xx-DR-CE-00004 Rev P02 - Site Sections DVLO-ACM-S1-xx-DR-CE-00001 Rev P02 - Stage 1 Reservoir - 12ML Elevations DVLO-ACM-S2-xx-DR-CE-00001 Rev P02 - Stage 2 Reservoir - 12ML Elevations DVLO-ACM-SW-xx-DR-LA-00001 Rev P02 - Landscape Layout and contained within the application documentation.

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3. Within one month of the date of this permission, a Construction Phase traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out strictly in accordance with the plan as may be approved. 4. Notwithstanding the requirements of condition no. 1, within one month of the date of this permission a scheme of details shall be submitted to and approved in writing by the local planning authority in respect of the following: - details of the proposed finished land levels in respect of the area identified for the tipping of excavated arisings; - details of the soil type and a scheme of enhancement planting, planting timescales and a management regime in the area identified for the tipping of excavated arisings; The development shall be carried in accordance with the detail as may be approved. 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 species of similar size to those originally required to be planted 5. Planting implemented in accordance with approved landscaping scheme drawing no. DVLO-ACM-SW-xx-DR-LA-00001 Rev P02 - Landscape Layout 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 within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted. 6. Within one month of the date of this permission, a scheme detailing the implementation of a nature conservation management plan including timescales for implementation, in accordance with the principles laid down at section 3. of the approved Update Ecology Report of Atmos Consulting reference no. 39100 R8 Rev 4 shall be submitted to and approved in writing by the local planning authority. The scheme shall be implemented in accordance with the details as may be approved and retained thereafter. 7. Within one month of the date of this permission a Biosecurity Risk Assessment shall be submitted to an approved in writing by the local planning authority. The development shall be implemented in accordance with the details as may be approved. 8. With the exception of any works relating to the finishing of any poured concrete structure 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 0730 and 1800 Monday to Friday and 0800 to 1600 on a Saturday and at no time on a Sunday or Bank Holiday unless the prior written approval of the Local Planning Authority has been sought. 9. The rating level of any noise generated by reason of this development shall not exceed the pre-existing background level by more than 5dB(A) at any time. The noise levels shall be determined at nearby noise sensitive premises, and measurements and assessment shall be made in accordance with BS4142:2014 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial areas.

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10. The pump house hereby approved on drawing no DVLO-ACM-PH-xx-DR- CE-00001 Rev P02 - Pump House Elevations shall be finished in Mineral Green or any other colour which may be agreed in writing by the local planning authority. 11. Within one month of the date of this permission a scheme for the comprehensive and integrated drainage of the site indicating how surface water and land drainage will be dealt with shall be 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.

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 and the amenity of the surrounding site occupiers. 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 protecting species which may otherwise by harmed by the implementation of this development. 7. In the interests of protecting species which may otherwise by harmed by the implementation of this development. 8. To protect the amenities of the occupiers of nearby properties. 9. To protect the amenities of the occupiers of nearby properties. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To ensure that effective drainage facilities are provided for the proposed development, and that no adverse impact occurs to the environment or the existing public sewerage system.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0265 THE LIMES OVERTON ROAD 21/03/2017 OVERTON WREXHAM LL13 0LJ COMMUNITY: CASE OFFICER: Overton DESCRIPTION: MR ERECTION OF BUILDING IN REAR GARDEN FOR USE AS GYM WARD: AGENT NAME: Overton APPLICANT(S) NAME: MR JONATHON DODD MR JONATHON DODD

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SITE

Application Site

PROPOSAL

The proposal seeks householder planning permission for the construction of a single storey outbuilding. The outbuilding would be used as a home gym. Maximum dimensions would measure 6.4m (depth) x 4m (width) x 2.4m (height). Permitted development rights for this property were removed under application P/2017/1291.

HISTORY

P/2008/1013 Variation of condition 2 of P/2007/1291to use bio-disc sewage treatment plant, in place of connection to main drains. Approved 03.11.2008.

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P/2007/1291 Erection of 4 bed dwelling and attached garage. Approved 15.02.2008.

DEVELOPMENT PLAN

Within Overton Settlement Limit. UDP policy GDP1 applies.

CONSULTATIONS

Community Council: Object. Concerns raised are in regards to the location/siting of the building, as this is considered to be too close to 2 Mill Court. Alternative positions should be considered. Local Member: Notified 03.04.2017. Site Notice: Expired 25.04.2017. Neighbours: No representations received at the time of writing.

SPECIAL CONSIDERATIONS

Design: The overall scale of the outbuilding is considered to be limited and its set back behind the principal elevation of the dwelling is considered would help to limit any visual impacts when viewed from the street scene.

Proposed materials are considered to be appropriate and would not appear discordant in relation to neighbouring properties.

The proposal would comply with Wrexham UDP Policy GDP1.

Residential Amenity: The outbuilding would have a maximum height of 2.4m, which is considered to be limited.

The boundary hedge running between the application site and neighbouring property at No 2 Mill Court is considered would screen the majority of the proposal when viewed from the neighbouring property.

It is not considered that the proposal would adversely impact on existing levels of residential amenity, having regard to overshadowing and overbearing.

The proposal would comply with Wrexham UDP Policy GDP1.

CONCLUSION

The principle of development is considered to be acceptable and no adverse impacts would result to existing levels of visual and residential amenities of the surrounding area. The proposal would comply with UDP Policy GDP1.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) referenced 1:250 Site Layout Plan, 1:1 Proposed Elevations, 1:1 Proposed Elevations all received on 31st March 2017 and contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act 1990. 2. To ensure that the development 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.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0266 15 FFORDD GARMONYDD 03/04/2017 WREXHAM LL12 8JD COMMUNITY: CASE OFFICER: Acton DESCRIPTION: MR CHANGE OF USE OF GARAGE TO BEAUTY SALON (IN RETROSPECT) WARD: AGENT NAME: Little Acton APPLICANT(S) NAME: MR PHIL HIGGINS MRS EMMA JONES

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SITE

Application Site

PROPOSAL

The proposal seeks retrospective planning permission to change the use of an existing integral garage serving a dwelling (use class C3) to a beauty salon (sui generis).

HISTORY

None relevant.

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DEVELOPMENT PLAN

Within Wrexham Town Settlement Limit. UDP policy GDP1 applies.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 03.04.2017. Highway Authority: Given that the business operates on an appointment only basis with one customer receiving treatment at a time and that there is sufficient space for parking on the site curtilage, Highway Authority raise no objection subject to conditions. Public Protection: No objection subject to a condition to restrict noise levels arising from the use of any air handling/extraction plants. Site Notice: Expired 25.04.2017. Neighbours: 1 no. representation in support of the proposal. 2 no. representations objecting to the proposal. Concerns raised include increase in traffic and increase in vehicular parking on the highway.

SPECIAL CONSIDERATIONS

Design: Changes to the property include the omission of the garage door and insertion of 2 no. windows to the front elevation.

The alterations are considered to be appropriate and would not adversely impact on the character and appearance of the street scene, according with Wrexham UDP Policy GDP1.

Residential Amenity: The scale of the proposal is considered to be minimal, being limited to one room within the property.

With the exception of the converted garage, which has a floor area of approximately 14m², the use of the property would remain as C3 dwelling house.

The applicant has confirmed that the nature of the business is by appointment only and would involve only one appointment at a time.

Given the limited scale of the proposal, it is considered unlikely that it would give rise to any adverse impacts or nuisance to existing levels of residential amenities of nearby properties, sufficient to warrant refusal of the application.

Conditions restricting the overall proposed use and its intended user and operational hours are considered reasonable to safeguard existing levels of residential amenity.

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Public protection raises no objection subject to a condition to restrict noise levels arising from the use of an air handling plant. The applicant has confirmed that no air conditioning or ventilation is proposed therefore the condition is not considered necessary.

Access and Car Parking: Based on the applicants confirmation that the business operates on appointment only and that there is sufficient parking provision on the site curtilage for 3 no. vehicles, Highway Authority raise no objection.

A condition to ensure parking provision is kept free of any obstruction at all times is considered reasonable, to prevent parking on the adjacent highway.

CONCLUSION

The principle of development is considered to be acceptable and no adverse impacts would result to existing levels of visual and residential amenities of the surrounding area. The proposal is not considered likely to result in highway safety implications. The proposal would comply with UDP Policy GDP1.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The approved plans are 1:2500 Site Location Plan, 1:200 Site Plan, 1:500 Existing and Proposed Elevations, 1:50 Existing and Proposed Floor Plans. 2. This permission shall not be for the benefit of the land but shall operate for the benefit of Mrs Emma Jones and immediately on the discontinuance of her use of that land, the use shall cease and be permanently abandoned. The land shall be restored to its previous condition not later than one month after that date. 3. The development hereby permitted shall not operate before 09:30 or after 17:00 hours Monday to Friday and shall not operate at all on Saturday, Sunday and Bank Holidays. 4. The parking area shown on the approved plans shall be used solely for the parking of vehicles and shall be kept free of obstruction at all times. 5. The development hereby permitted shall operate by appointment only with only one appointment at a time. REASON(S)

1. To define the scope of the planning permission 2. In the interest of safeguarding existing levels of residential amenities of neighbouring occupiers. 3. To ensure that the beauty salon is not used at a time which would be likely to cause nuisance or disturbance to nearby residents. 4. To ensure there is sufficient off-street parking to meet the needs of the development.

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5. In the interests of residential amenity and to prevent an overspill of parking on the adjoining highway.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0277 10 TALBOT ROAD WREXHAM 05/04/2017 LL13 7DY

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa CHANGE OF USE TO (HMO) HOUSE PF IN MULTIPLE OCCUPATION (IN RETROSPECT) (2 DOUBLE WARD: OCCUPANCY ROOMS 3 SINGLES - 7 AGENT NAME: Erddig PERSONS IN TOTAL) MRS KAY REID

APPLICANT(S) NAME: MRS KAY REID

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THE SITE

Site

PROPOSAL

Planning permission is sought in retrospect for the change of use of the dwelling to a house in multiple occupation (HMO). The application documentation confirms that the dwelling is made up of 2 double occupancy and 3 single rooms totalling an occupancy of 7 persons.

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HISTORY

P/2014/0250 - Subdivision of house into 2 no flats. Refused 02.06.2014. P/2015/0179 - Change of use from 3 bed terraced house into 2 flats (1 x 1 bed and 1 x 2 bed). Refused and allowed on appeal.

DEVELOPMENT PLAN

The site is located within a settlement limit as defined by the Wrexham Unitary Development Plan. Polices PS2, GDP1, H4 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 5 – Conversion of Dwellings to Houses in Multiple Occupation and 16 – Parking Standards.

CONSULTATIONS

Community Council: Objects for the following reason: • The development is over intensive with rooms that are far too small and do not meet licensing standards. • There is no garden amenity area. • Whilst it is accepted that the planning inspectorate has approved conversion to 2 flats this current application for a HMO is in retrospect and is not acceptable. It will add to the already difficult highways parking problems in the area. Local Member: New Local Member for Erddig, Cllr Paul Roberts, notified of application on 18.05.2017. Site notice: Expired 05.03.2017 Highways: No objection because of similarity between lawful use and proposed use maximum parking standards. Public Protection: No comments. Neighbouring occupiers: 8 neighbouring occupiers notified. 5 representations received raising the following objections: • The ongoing works to convert the chapel may cause problems as the traffic congestion is unknown; • Parking is a problem along Talbot Road - where will the occupiers of the HMO park?; • A car park along Talbot Road should be provided; • The currently frosted window will be removed and will directly overlook into the neighbouring dwelling on Percy Road; • There are rented properties either side of the dwelling;

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• Rubbish has been left outside the property frontage; and • The area is already overpopulated with bedsits – there are only 10 families left on Talbot Road.

SPECIAL CONSIDERATIONS:

HMO policy: Policy H4 of the UDP establishes the principle of the sub-division of dwellings. Such proposals must accord with policy GDP1, provide adequate private open space and the proposal must not result in an over concentration of HMOs to the detriment of crime levels, the social fabric of the area or the amenity of the existing residents. This policy is advanced in LPG5.

GDP1 The proposed development will not result in any physical alterations to the building which would be detrimental to the visual amenity of the streetscene. I am also satisfied that the occupation of the dwelling would not necessarily result in disturbance to neighbouring occupiers. Highway impact is discussed later in this report

Private amenity space Amenity space is generally required for new dwellings at a level stipulated in LPG20 – Space Around Dwellings. In this instance there is a yard area to the rear of the property which affords external space for bin storage and an external drying area. Whilst it would fall below the maximum amenity spaces standards in LPG20, it is generally accepted that dwellings in more urban locations which may be occupied like flats or bedsits do not always provide large amenity areas. It is also a consideration for potential tenants as a personal choice when they decide whether such accommodation is the correct for them.

Amenity/Over concentration

Talbot Road is a residential street of over 45 dwellings. Records show that there are 4 properties registered as HMOs under the Housing Act 2004 that fall within a 50m radius of the application site. This would rise to 5 were this application to approved. There are 42 dwellings within this 50m site radius (including dwellings along Percy Road) equating 11% of dwellings being defined as HMOs within this search area.

Recent appeal decisions in the Wrexham town area are material to the consideration of this application. These decisions relate to properties that fall within 600m of this site. In all cases the Inspectors have allowed the appeals for the conversion of dwellings to HMOs where the concentration of others in the vicinity was similar to the application site. In one instance, in line with observations about the visual condition of the street, the Inspector considered that a concentration of 15% within a similarly defined area was acceptable.

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I acknowledge that all sites must be considered on their own merits and specific circumstances of a site or area will be a fundamental consideration in evaluating the effect of a proposal. Talbot Road is not dissimilar to the character of the majority of terraced streets in Wrexham. There are no visual indicators to the specific tenure of dwellings which lead me to believe that allowing this proposal would be detrimental to the social fabric or visual amenity of the area.

I am aware of a representation which has provided photographic evidence of excess bin storage to the frontage of the dwelling. I accept that an increased occupation of a building will inevitably lead to a greater level of refuse generation. However, I cannot confirm whether this refuse was awaiting collection. In any case, I am satisfied that there is sufficient space to the rear of the property for the required level of bin and recycling storage. A suitable condition can be imposed to ensure that such an area is made and retained in perpetuity.

Highways: The lawful use of the building is as a 3 bed dwelling. In accordance with the maximum standards set out in LPG16, this would require 3 no. off road parking spaces. The proposed development would require a maximum of 4 off road parking spaces (1 space per 2 bed spaces). The dwelling site has no off road parking provision.

Highways have raised no objection to the proposed development. Whilst it is acknowledged that Talbot Road is a busy route in the town with on street parking congestion, the main issue for consideration is whether the proposed use will compound the existing situation.

The shortfall in parking provision between the two uses is minimal (0.5 spaces rounded up to 1). Members are asked to note the finding of a recent appeal decision relating to this property. In 2015, an appeal was allowed for the conversion of the dwelling to two individual flats. The Planning Committee resolved to refuse planning permission on the grounds of increased parking congestion and impact upon highways safety. The shortfall in parking provision was the same as is now being considered. Whilst the number of bedrooms is higher in this instance (by two bed spaces) than the three bedrooms spread across the previous flats conversion, I am minded to agree with the Inspector that the highly sustainable location of the development means that not all occupiers of the proposed HMO are likely to own a car.

Given that there are no parking restrictions in the wider locality, the parking demand for the use has been assessed in accordance with Council’s adopted standards and the previous appeal decision I am satisfied with Highways view that the proposal would not be detrimental to highway safety.

Other matters: I am satisfied that the positioning of the habitable rooms within the building will not result in a loss of amenity to the neighbouring occupiers.

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Conclusion: Whilst I understand the concerns of local residents, the Council is required to ensure that there is a balanced assessment of housing needs when making planning decisions. I have not been presented with any circumstances that would lead me to believe that any impacts of the building being used as a HMO would detrimental. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) dated 5 April 2017 and as contained within the application documentation. 2. Within one month of the date of this permission details of a permanent bin and recycling storage area to the rear of the dwelling shall be submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be implemented in full in accordance with a timescale to be agreed as part of that scheme. The bin and recycling storage area as approved shall be retained for the lifetime of the development.

REASON(S)

1. To define the scope of the planning permission 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

The applicant is advised to contact the Council to discuss refuse collection requirements (01978 298989). ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0278 RAILBRIDGE COURT MAIN ROAD 05/04/2017 RHOSROBIN WREXHAM LL11 4RL

COMMUNITY: DESCRIPTION: CASE OFFICER: Gwersyllt CHANGE OF USE TO ALLOW MR DISPLAY AND SALE OF CARS FROM FORECOURT AREA WARD: AGENT NAME: Gwersyllt East & South APPLICANT(S) NAME: BOWEN SON AND GLENN APPLEBY WATSON

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SITE

Application Site

PROPOSAL

The proposal seeks planning permission to change the use of Railbridge Court to allow for the display and sale of vehicles.

HISTORY

None relevant.

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DEVELOPMENT PLAN

Within Wrexham Town Settlement Limit. UDP policies GDP1, E4 and T8 apply. LPG 16 – Parking Standards are also relevant.

CONSULTATIONS

Community Council: Object to the application. Concerns raised relate to the adverse impacts caused to road safety, Main Road is already busy, unsafe conditions on the road would make the site unsuitable for the proposed use. Local Member: Notified 05.04.2017. Highway Authority: Staff car parking would be provided to the rear of the existing business on site (Tyrewise). Off road customer parking would be provided at the front of the site. Highway Authority acknowledge that adequate off road customer car parking would be provided, however raise concerns over the potential for parking along the highway, directly in front of the site. Conditions recommended to secure parking and turning areas and the implementation of a traffic regulation order, prior to first use of the development. Public Protection: No comments to make. Site Notice: Expired 01.05.2017. Neighbours: 1 no. representation objecting to the proposal. Concerns raised include potential impacts of increased parking outside the site.

SPECIAL CONSIDERATIONS

Principle: The proposal would utilise a currently vacant brownfield site within Wrexham Town Settlement Limit.

Policy E4 supports employment development on unannotated land within settlement limits. Given vehicle sales is a use which would generate employment, the proposal is considered to be acceptable in principle.

It is anticipated that the existing building would be used for administration and processing of sales associated with the business.

The principle of development is considered to be acceptable.

Design: No external changes are proposed.

Residential Amenity: The proposal would be commensurate to uses in nearby proximity to the application site, which include a motorcycle centre directly opposite and car show room on the adjacent side of Main Road. Rhosddu Industrial Estate is approximately 100m south of the site.

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Given the nature of the proposal, it is not considered that any undue nuisance would arise to neighbouring properties to the north.

The proposal is considered would comply with UDP Policy GDP1.

Access and Car Parking: Staff car parking would be provided to the rear of the existing business on site (Tyrewise) and would be accessed direct off Olivet Gardens. Off road customer car parking would be provided at the front of the site, direct off Main Road.

Highway Authority acknowledge that adequate off road customer car parking would be provided, however raise concerns over the potential for parking along the highway (Main Road), directly in front of the site. Conditions recommended to secure parking and turning areas and the implementation of a traffic regulation order, prior to first use of the development.

The scale of the proposal is considered to be small, in the context of the overall size of the site and number of employees proposed, which the agent has confirmed would be 1 full time and 1 part time member of staff.

By the very nature of the proposed use and in the context of its scale, the proposal is not considered would result in an overly high volume of traffic to and from the site.

LPG 16 does not have a defined parking standard for the use proposed and states that proposals for the change of use of existing sites will be judged on their own merits. It is considered that there would be sufficient parking provision for a minimum of 3 no. customers visiting the site at any one time.

Having regard to the above, it is not considered reasonable to attach a condition to secure a traffic regulation order as part of the application.

CONCLUSION

The principle of development is considered to be acceptable and no adverse impacts would result to existing levels of visual and residential amenities of the surrounding area. The proposal is not considered would result in adverse impacts to highway safety, sufficient to warrant refusal of the application. The proposal would comply with UDP Policies E4, GDP1 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 4 No. 1:500 Site Plan received on 5th April 2017 and contained within the application documentation. 3. The vehicular parking and turning areas as shown on the approved 4 No. 1:500 Site Plan received on 5th April 2017 shall be fully laid out 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 vehicles at all times.

REASON(S)

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0304 BARN 1 HOLT LODGE FARM 14/04/2017 HUGMORE LANE LLAN Y PWLL WREXHAM COMMUNITY: LL13 9YE CASE OFFICER: Holt MP DESCRIPTION: INSTALLATION OF OIL TANK WARD: TOGETHER WITH SCREEN WALL, AGENT NAME: Holt ERECTION OF SHED AND 1.2M BLUEPRINT LTD HIGH POST AND RAIL FENCE WITH MR DAFYDD EDWARDS GATED ACCESS TO REAR GARDEN ENCLOSURE

APPLICANT(S) NAME: MRS K YOUNG

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SITE

Proposed oil tank

Proposed shed

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PROPOSAL

As above.

HISTORY

P/2014/0510 LISTED BUILDING CONSENT FOR CONVERSION OF AGRICULTURAL BUILDINGS TO FORM 2. NO DWELLINGS (C3) AND ASSOCIATED LANDSCAPE AND PARKING PROVISION. Granted 22.10.2014 P/2014/0511 CONVERSION OF AGRICULTURAL BUILDINGS TO FORM 2. NO DWELLINGS (C3) AND ASSOCIATED LANDSCAPE AND PARKING PROVISION. Granted 29.9.2014 P/2015/0825 CONVERSION OF BARN TO FORM 1 NO DWELLING TOGETHER WITH TWO STOREY REAR EXTENSION. Granted 29.1.2016 P/2015/0826 LISTED BUILDING CONSENT TO CONVERT BARN TO 1 NO DWELLING TOGETHER WITH TWO STOREY REAR EXTENSION Granted 29.1.2016 P/2016/0681 APPLICATION FOR A NON MATERIAL AMENDMENT TO PLANNING PERMISSION P/2015/0825 TO ALLOW ALTERATIONS IN DESIGN TO THE FIRST FLOOR GLAZED WINDOWS. Agreed 1.8.2016 P/2016/0682 APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITIONS IMPOSED UNDER PLANNING PERMISSION P/2015/0825 CONDITION 3 SAMPLES CONDITION 4 – LANDSCAPING Approved 2.8.2016 P/2016/0695 APPLICATION FOR APPROVAL OF DETAILS IMPOSED UNDER LISTED BUILDING CONSENT NO P/2015/0826 CONDITION 4 - DETAILS OF EXTERNAL VENTS AND FLUES CONDITION 5 - DETAILS OF EXTENT OF WORKS TO ROOF TIMBERS Approved 1.8.2016

PLANNING POLICY

Outside of settlement limit. The barn is curtilage listed by virtue of its historic relationship with Holt Lodge Farm, a Grade II listed building. Policies GDP1 and EC9 apply.

CONSULTATIONS

Community Council: Consulted 19.4.2017 Local Member: Notified 19.4.2017 Public Protection: Recommends planning condition.

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Civic Society: Notified 19.4.2017 Site Notice: Expired 11.5.2017 Neighbours: The owners/occupiers of 2 neighbouring properties notified 20.4.2017. 2 objections received expressing the following concerns: - Loss of views; - It should be out of sight; - The oil tank was originally to be sited on the opposite side of the garden; - Only since a wall has been erected are they trying to site the oil tank next to our boundary; - If the wall was not there it certainly would not be allowed; - Contamination risk from leakage of the tank. Who would be responsible?

SPECIAL CONSIDERATIONS

Background: The application site and a detached barn to the west of it were subject to a planning permission granted in 2014 (P/2014/0511) permitting their conversion to dwellings. The approved plans made provision for the siting of an oil tank adjacent to the southern boundary of the rear garden of the barn subject to this application.

Planning permission P/2014/0511 has only been implemented in respect of the adjacent barn (now known as Ty Porth). Planning permission was subsequently granted in 2016 for a revised conversion scheme for the application site (P/2015/0825) which does not make any provision for the siting of an oil tank within the rear garden.

Proposed oil tank: The oil tank will be just under 2.5m long x 1.4m wide and just under 1.5m high. A photograph of the proposed tank is included below:

It will be situated on a concrete base adjacent to a 1.8m high brick wall that has recently been constructed along the boundary between the application site and Holt Lodge Farm. Once situated on the base, the tank will not exceed the height of the wall. It will be approximately 40 metres from the rear elevation of Ty Porth and 15 metres from Holt Lodge Farm (house).

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The tank is not of a size that will prove harmful to the occupiers of Holt Lodge Farm or Ty Porth in terms visual amenity. Whilst I note the concerns the tank it will impact upon a view currently enjoyed by neighbouring occupiers, the planning system does not seek to protect views enjoyed over private land.

I understand the concerns about the potential risks of pollution should the tank leak, but there are no local or national planning policies that prevent fuel tanks being located close to the boundaries of neighbouring properties. It is primarily the responsibility of the applicants (or subsequent occupiers) to ensure the tank is well maintained and is secure. Public Protection have recommended a condition be imposed that sets out a requirement for an external bund enclosure for the tank. I do not consider the condition necessary in this instance. The proposed tank features an integral bund which is a safety feature that minimises the risk of oil spillage should the primary tank develop a leak. Provided the development is carried out in accordance with the submitted details I am satisfied the risk of the application site or adjacent land being polluted is low.

The size and position of the tank will not detect from the setting of Holt Lodge Farm – the wall referred to above providing screening of it when viewed from the grounds of the listed building. The modest sized tank will also not have a significant or detrimental impact upon the appearance of the application site.

Proposed shed: In addition to the oil tank, the applicants are proposing to erect a mono-pitched timber garden shed adjacent to the southern boundary of the garden and 12 metres from the rear of the barn conversion. The shed will be 3.5m long by 1.75m wide by 1.8m in height. This modest sized structure will not detract from the appearance of setting of Holt Lodge Farm or the barn conversion and will not adversely impact upon the wider rural landscape. Its position means it will not impact upon the standard of amenity afforded to the occupiers of adjacent dwellings.

CONCLUSION

Subject to the condition recommended by Public Protection I am satisfied the proposals accord with policies GDP1 and EC9.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered Y003/09 and Y003/10 and contained within the application documentation. 3. The oil tank shall strictly accord with the specifications shown on the approved documents labelled Oil Tank 1 and Oil Tank 2.

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REASON(S)

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0313 ZAVIZ INTERNATIONAL LIMITED ZI 20/04/2017 MOTORSPORT COED ABEN ROAD WREXHAM INDUSTRIAL ESTATE COMMUNITY: WREXHAM CASE OFFICER: Abenbury LL13 9UH MR

DESCRIPTION: WARD: ERECTION OF 4M HIGH (APPROX) AGENT NAME: Holt FLAG POLES AND DISPLAY OF 4 ZAVIZ INTERNATIONAL NO. ADVERTISEMENT FLAGS LIMITED

APPLICANT(S) NAME: ZAVIZ INTERNATIONAL LIMITED

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SITE

Application Site

PROPOSAL

The proposal seeks retrospective advertisement consent for the retention of 4no. flagpoles.

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HISTORY

None relevant.

DEVELOPMENT PLAN

Within Wrexham Industrial Estate Settlement Limit. UDP policy GDP1 applies.

CONSULTATIONS

Community Council: No comments received at the time of writing. Local Member: Requested call in of the application on 17.05.2017. Highway Authority: No comments to make. Ecology: No comments received at the time of writing. Site Notice: Expired 12.05.2017. Neighbours: No representations received at the time of writing.

SPECIAL CONSIDERATIONS

Visual Amenity: The flag poles are considered to be appropriate in siting and appearance, having regard to their required function and purpose for the advertisement of the business premises.

The flag poles are not considered to be obtrusive when viewed from the street scene, in the context of the total number of flag poles and the approximate height of each flag pole (4m), which is not considered to be overly high or dominant.

The flag poles are not considered to appear discordant in the context that there are existing flag poles also prevalent within the Industrial Estate.

The proposal is considered to be appropriate and do not adversely impact on the character and appearance of the street scene, according with Wrexham UDP Policy GDP1.

Highway Safety: Highway Authority raises no objection.

OTHER MATTERS

The consultation expiry date for the Community Council is 12.06.2017. Provided no relevant issues are raised, which have not already been discussed in this report, it is recommended that the Head of Environment and Planning is given delegated authority to grant advertisement consent on or after 13.06.2017.

CONCLUSION

The proposal is not considered adversely impacts on existing levels of visual amenities of the area and raises no highway safety implications. The proposal complies with UDP Policy GDP1.

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RECOMMENDATION

That the Head of Environment and Planning be given delegated authority to grant advertisement consent on or after 13.06.2017 provided the Community Council raise no relevant issues not already dealt with in this report.

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. Notwithstanding the provision of the Town and Country Planning (Control of Advertisements) Regulations, the advertisement(s) as granted consent shall be removed before the expiration of five years from the date of this consent.

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. The sign relates to a temporary event/ short term use and the continued display would be detrimental to the amenities of the area

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Page 128 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0356 COLUMBINE COTTAGE PLAS 08/05/2017 BENNION ROAD PENYCAE WREXHAM COMMUNITY: LL14 1TP CASE OFFICER: Penycae LP1 DESCRIPTION: EXTENSIONS TO DWELLING, WARD: INCLUDING DORMER WINDOWS AGENT NAME: Penycae & Ruabon AND INTERNAL ALTERATIONS BLUEPRINT LTD South MR DAFYDD EDWARDS APPLICANT(S) NAME: MS S ELLIOT

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SITE

Detached property on Plas Bennion Road in Penycae

Ground floor extensions

Dormer window

PROPOSAL

Extensions to dwelling, including former windows and internal alterations.

Page 129 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

HISTORY

None relevant

DEVELOPMENT PLAN

Lies outside of settlement limit, Policies GDP1, PS2 and Guidance Note 13 apply

CONSULTATIONS

Community Council: Consulted 10/05/17 Local Member: Notified 10/05/17 Site Notice: Expired 01/06/17 Other Representations: One letter of objection received raising the following points: • The property is on a higher level than the neighbouring one and there are concerns about the windows facing the property and creating overlooking.

SPECIAL CONSIDERATIONS

The property is dormer bungalow with a side facing dormer. The principal elevation of the property faces Almarie to the south with the existing dormer window facing the land to the west.

The proposal is to create an additional dormer window facing the road, replace the sole existing velux window on the front elevation with 3 velux windows, one for the en-suite and two for the bedroom. Ground floor extensions to the rear are also proposed

Design and Amenity: The design of the proposed extensions are in keeping with the existing property and locality. The proposed dormer window matched the style of the existing one.

The proposed dormer window will be facing the road so will not create any additional overlooking. The existing velux window on the front elevation serves a bedroom; this is to be replaced by two velux windows serving the bedroom and one serving the en-suite which is to be obscurely glazed.

These velux windows face the side elevation of Almarie where there are no windows. Whilst the proposed velux windows have the potential to result in overlooking to the garden area there are no additional rooms being served in relation to the current situation and the bedroom will also have the new dormer as its main window.

The rear extensions at ground floor level are for a bedroom and utility room. The bedroom has window which face the property to the north (Sunrise

Page 130 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

Cottage), however there are no ground floor windows in this house to be affected by the proposed extensions.

There will be no shadowing created by the proposed extensions and the proposals pass the BRE tests.

The property lies outside the settlement limits, however the proposed extensions are small in size and would not represent an increase in more than 30% of the original floor area.

CONCLUSION The proposed extensions will not result in additional overlooking to neighbouring properties and the design is in keeping with the property and area and I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered EOS2/003 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building.

REASON(S)

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

NOTE(S) TO APPLICANT

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

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Page 131 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0379 23 VICARAGE FIELDS RUABON 22/05/2017 WREXHAM LL14 6LG COMMUNITY: CASE OFFICER: Ruabon DESCRIPTION: MR TWO-STOREY EXTENSION

WARD: APPLICANT(S) NAME: AGENT NAME: Ruabon MR CARL BIRD MR CARL BIRD

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SITE

Application Site

PROPOSAL

The proposal seeks householder planning permission for the construction of a part single, part two storey rear extension.

HISTORY

None relevant.

Page 132 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

DEVELOPMENT PLAN

Within designated open countryside. UDP policy GDP1 applies.

CONSULTATIONS

Community Council: Agree with the proposal. However concerns raised in regards to the location of the windows on the side elevation of the extension and subsequent potential impact on privacy levels of the rear amenity area of the neighbouring property. Local Member: Notified 15.05.2017. Site Notice: Expired 08.06.2017. Neighbours: 1 no. representation received objecting to the proposal. Concerns raised in regards to the potential for overlooking, as a result of the siting of the proposed en-suite window.

SPECIAL CONSIDERATIONS

Principle: The application site is located within designated open countryside as identified on Policy Map 4 INSET 6. The extension would not increase the floor area of the original dwelling house by more than one third, complying with the guideline set out in LPG 13 – Housing in the Countryside.

Design: The proposal would have no impact on the character and appearance of the street scene, given its siting to the rear of the dwelling.

The overall scale of the extension is considered to be appropriate and would not over-dominate the main dwelling.

Matching materials would aid in integrating the proposal with the existing dwelling and the extension would not appear discordant in this respect.

The proposal would comply with Wrexham UDP Policy GDP1.

Residential Amenity: Spacing standards to neighbouring properties are considered to be appropriate.

There would be no breach of the 45º guideline when measured from habitable windows of neighbouring properties either side of the application site.

The neighbouring property at No 22 has raised concerns in regards to overlooking impacts as a result of the proposed first floor en-suite window in the facing side elevation of the extension.

The window is considered to be limited in width and would be openable from the top part only.

Page 133 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

En-suite windows are not classed as habitable. Furthermore, a condition to secure the window as obscurely glazed would further restrict any direct overlooking impacts into the rear amenity area of the neighbouring property.

It is not considered that the proposal would adversely impact on existing levels of residential amenities of neighbouring properties, sufficient to warrant refusal of the application.

The proposal would comply with Wrexham UDP Policy GDP1.

CONCLUSION

The principle of development is considered to be acceptable and no adverse impacts would result to existing levels of visual and residential amenities of the surrounding area. The proposal would comply with UDP Policy GDP1.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 0217/01, 0217/02, 0217/03, 0217/04, 0217/05 and contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 4. The first floor en-suite window in the facing east elevation of the development hereby approved, as shown on approved plans (Drawing No. 0217/03 and Drawing No. 0217/05) shall be obscurely glazed and thereafter retained for the lifetime of the development.

REASON(S)

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

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Page 134 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

LIST OF DELEGATED DECISIONS ISSUED

CEF P/2010/0374 LAND OFF, QUEEN STREET, CEFN ERECTION OF 4 DWELLINGS AND GRANTED MAWR, WREXHAM, LL14 3BD FORMATION OF VEHICULAR ACCESS 25/04/2017

WRO P/2013/0629 RAILWAY LAND ADJOINING, CONTINUED USE OF EXISTING CAR GRANTED WREXHAM MAELOR HOSPITAL, PARK (PREVIOUSLY GRANTED UNDER 19/04/2017 CROESNEWYDD ROAD, WREXHAM, CODE NO. P/2011/0005) ON A LL13 7TD PERMANENT BASIS AND PROVISION CYCLEWAY / WALKWAY AND NEW ACCESS

HAN P/2016/0424 HOME FARM BUILDINGS, VARIATION OF CONDITION NO 1 GRANTED GREDINGTON ESTATE, HANMER IMPOSED UNDER PLANNING 27/04/2017 VILLAGE ROAD, HANMER, PERMISSION COD NO P/2008/1146 IN WHITCHURCH, SY13 3DQ ORDER TO EXTEND THE TIME PERIOD FOR IMPLEMENTATION FOR ANOTHER 5 YEARS

ISY P/2016/0792 ALANS SKIP HIRE (WALES) LTD, ERECTION OF BUILDING IN RELATION GRANTED WREXHAM RECYCLING CENTRE, TO BIO MASS PROCESS 20/04/2017 REDWITHER ROAD, WREXHAM INDUSTRIAL ESTATE, WREXHAM, LL13 9RD

WRC P/2016/0872 3 TO 4 CHARLES STREET, CHANGE OF USE AND EXTENSION OF GRANTED WREXHAM, LL13 8BT DISUSED COMMERCIAL UNITS TO THE 15/05/2017 REAR OF NOS 3-4 CHARLES STREET TO FOUR APARTMENTS

CEF P/2016/1063 LAND AT, BRO GWILYM, CEFN APPLICATION FOR VARIATION OF GRANTED MAWR, WREXHAM, LL14 3NU CONDITION OF CONDITION 16 IMPOSED 23/05/2017 UNDER PLANNING PERMISSION P/2014/0556 TO ALLOW CONNECTION OF LAND DRAINAGE RUN-OFF AND SURFACE WATER TO THE PUBLIC SEWERAGE SYSTEM

WRO P/2016/1124 38 PENYBRYN, , WREXHAM, , LL13 APPLICATION FOR APPROVAL OF GRANTED 7HY DETAILS RESERVED BY CONDITIONS 27/04/2017 IMPOSED UNDER PLANNING PERMISSION P/2015/0353: CONDITION 8 - SUBMISSION OF A SERVICE, DELIVERY AND PARKING MANAGEMENT PLAN CONDITION 10 - SUBMISSION OF PLAN SHOWING THE EXTENT OF THE OUTBUILDING TO BE DEMOLISHED AND THE FINAL FINISH AND APPEARANCE OF THE ELEMENT OF THE OUTBUILDING TO BE RETAINED CONDITION 12 - SUBMISSION OF SCHEME TO DEAL WITH POTENTIAL CONTAMINATION CONDITON 13 - SUBMISSION OF VERIFICATION REPORT

Page 135 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

CEI P/2017/0002 TUHWNTIR AFON, SWCH ROAD, REMOVAL OF DISUSED TIMBER GRANTED LLANARMON DC, LLANGOLLEN, SHED/HUT AND ERECTION OF NEW 12/05/2017 WREXHAM, LL20 7LH SINGLE-STOREY 2 NO. BEDROOM HOLIDAY LET ACCOMMODATION (IN CONNECTION WITH BERWYN BARNS HOLIDAY LET)

MAE P/2017/0026 LAND SOUTH OF, LANE END, ERECTION OF 1 NO. BUNGALOW WITH GRANTED PENLEY, WREXHAM, LL13 0LN DETACHED GARAGE, 1. NO DORMER 18/05/2017 BUNGALOW WITH LINKED DOUBLE GARAGE AND 1 NO. DORMER BUNGALOW WITH DETACHED TRIPLE GARAGE

RHO P/2017/0073 THE CO OPERATIVE FOOD INSTALLATION OF REPLACEMENT GRANTED SUPERMARKET, RUABON ROAD, REFRIDGERATION PLANTUNITS, GATES 18/04/2017 RUABON, WREXHAM, LL14 6PU AND DOORS AND REDECORATION OF EXTERNAL ELEMENTS

CHI P/2017/0094 NATIONAL TRUST, VISITOR DISPLAY OF VARIOUS SIGNAGE - GRANTED INFORMATION, CHIRK CASTLE, INTERPRETATION, DIRECTION AND 20/04/2017 CHIRK, WREXHAM, LL14 5AE VISITOR INFORMATION SIGNAGE

MAE P/2017/0103 WYEN WENN FARM, TARTS HILL, ERECTION OF LIVESTOCK SHED GRANTED HANMER, WREXHAM, SY13 3DL 20/04/2017 GRE P/2017/0121 CARTHAGENA VILLA, VICARAGE DEMOLITION OF EXISTING DWELLING GRANTED LANE, GRESFORD, WREXHAM, LL12 AND ERECTION OF 3 NEW BEDROOM 18/04/2017 8US HOUSE WITH DETACHED GARAGE

GWE P/2017/0138 BOOZEY FIELD, OFF GRIFFITHS APPLICATION FOR APPROVAL OF GRANTED ROAD, OLD MOLD ROAD, DETAILS RESERVED BY CONDITIONS 20/04/2017 GWERSYLLT, WREXHAM, LL11 4YF IMPOSED UNDER PLANNING PERMISSION P/2015/0790 CONDITION 5 - SCHEME FOR COMPREHENSIVE AND INTEGRATED DRAINAGE; CONDITION 7 - SCHEME OF IMPROVEMENTS TO LOCAL WATERCOURSE; CONDITION 10 - SCHEME TO DEAL WITH CONTAMINATION; CONDITION 13 - DUST MANAGEMENT SCHEME; CONDITION 15 - HIGHWAY CONSTRUCTION DETAILS; CONDITION 16 - SUBMISSION OF TRAVEL PLAN; CONDITION 17 - SUBMISSION OF CONSTRUCTION TRAFFIC MANAGEMENT PLAN

Page 136 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

BRN P/2017/0140 REDBROOK GRANGE, WHITCHURCH CONSTRUCTON OF MENAGE (20M X GRANTED ROAD, REDBROOK, WREXHAM, 40M) AND ERECTION OF L-SHAPED 20/04/2017 SY13 3AH STABLE BLOCK/TACK (FOR PRIVATE USE)

WRO P/2017/0147 MONEYPENNY, WESTERN GATEWAY APPLICATION FOR APPROVAL OF GRANTED BUSINESS PARK, WREXHAM, LL13 DETAILS RESERVED BY CONDITION NO 13/04/2017 7ZB 21. OF PLANNING PERMISSION P/2014/0665 - SUBMISSION OF FINAL TRAVEL PLAN

MAR P/2017/0148 ERDDIG HALL, ERDDIG, WREXHAM, ERECTION OF TIMBER AND GLASS GRANTED LL13 0YT TEMPORARY SCULPTURE AT TOP OF 20/04/2017 THE ESCARPMENT ON THE WEST FRONT OF THE HALL (FROM 30TH MARCH TO 1ST DECEMBER 2017) (HEIGHT 2.1M WIDTH 035M DEPTH 0.75)

GRE P/2017/0149 TREES ON LAND ADJACENT TO, REMOVAL OF EPICORMICS GROWTH GRANTED GRESFORD MEMORIAL HALL, HIGH TO LIME TREES ON CHESTER ROAD 21/04/2017 STREET, GRESFORD, WREXHAM, , (B5445) FOR REASONS OF VISIBILITY LL12 8PS AND ROAD SAFETY, REMOVAL OF DAMAGED BRANCHES FROM HORSE CHESTNUT TREES ON CLAPPERS LANE (B5373), MAINTENANCE OF TREES ALONG B5373 TO REMOVE LOWER BRANCHES UP TO 2.5 METRES TO PREVENT DAMAGE TO TREES AND REMOVAL OF BRANCHES ALREADY DAMAGED (PROTECTED BY TPO NO. DCC NO. 20. 1953)

GWE P/2017/0152 PENDINE PARK CARE HOME, EXTERNAL ALTERATIONS TO GRANTED SUMMERHILL ROAD, STANSTY, HIGHFIELD AND CAE BRYN TO 19/04/2017 WREXHAM, LL11 4YE FACILITATE USE OF KITCHEN AND LAUNDRY AS ADDITIONAL 6 NO. BEDROOMS AND DAYROOM

WRC P/2017/0154 26 CHARLES STREET, WREXHAM, CHANGE OF USE FROM SHOP TO GRANTED LL13 8BT LEGAL TRANSLATION OFFICE (IN 18/04/2017 RETROSPECT)

HOL P/2017/0155 BANK HOUSE, FROG LANE, HOLT, REPLACEMENT FRONT DOOR AND GRANTED WREXHAM, LL13 9HJ GLAZED SIDE PANELS (SAME 20/04/2017 DIMENSIONS AS EXISTING)

RHO P/2017/0156 GARAGE / STORE BUILDING TO THE CONVERSION OF 2 BEDROOM GRANTED REAR OF 48 MARKET STREET, DWELLING 18/04/2017 RHOS, WREXHAM, LL14 2HY

GWE P/2017/0157 21, PENDINE WAY, GWERSYLLT, T1 OAK - REMOVE 8 LOWEST GRANTED WREXHAM, , LL11 4UQ EPCORMIC GROWTHS AT 5.0M AND 21/04/2017 CROWN CLEAN (TPO WMBC NO 164)

Page 137 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

BRN P/2017/0162 ISCOYD PARK, HALL GREEN, LISTED BUILDING CONSENT FOR GRANTED ISCOYD, WREXHAM, SY13 3AT CONVERSION OF COACH HOUSE TO A 09/05/2017 RECEPTION ROOM, KITCHEN AND ANCILLARY ROOMS AT GROUND FLOOR LEVEL AND OFFICES AT FIRST FLOOR LEVEL

BRN P/2017/0163 ISCOYD PARK, HALL GREEN, CONVERSION OF THE COACH HOUSE GRANTED ISCOYD, WREXHAM, SY13 3AT TO A RECEPTION ROOM, KITCHEN AND 09/05/2017 ANCILLARY ROOMS AT GROUND LEVEL AND OFFICES AT FIRST FLOOR LEVEL

WRO P/2017/0167 LAND ADJOINING AND TO THE WEST ERECTION OF 14 BED RESIDENTIAL GRANTED OF TY BRIAN, SALOP ROAD, CARE HOME (CLASS C2) AND 6 NO. 11/05/2017 WREXHAM, LL13 7AF ONE BEDROOM APARTMENTS (CLASS C3) ALL OVER TWO FLOORS TOGETHER WITH 16 CAR PARKING SPACES, CYCLE STORAGE AND LANDSCAPE GARDEN AMENITY AREAS

WOR P/2017/0175 WHALEBONE HOUSE, PLASSEY DEMOLITION OF EXISTING OUT GRANTED LANE, WILLINGTON, MALPAS, SY14 BUILDING AND CONSTRUCTION OF 09/05/2017 7LS NEW BRICKWORK OUTBUILDING FOR USE AS GARDEN STORE AND WORKSHOP

ISY P/2017/0177 JUBILEE HOUSE, SUN LANE, APPLICATION FOR APPROVAL OF GRANTED BOWLING BANK, WREXHAM, LL13 DETAILS RESERVED BY CONDITION 3 27/04/2017 9RP IMPOSED UNDER PLANNING APPEAL REF: H6955/A/16/3162005 - DETAILS OF THE MATERIALS TO BE USED IN THE CONSTRUCTION OF THE EXTERNAL SURFACES OF THE BUILDING

HOL P/2017/0178 YEW TREE FARM, WREXHAM ROAD, TWO-STOREY REAR EXTENSION GRANTED HOLT, WREXHAM, LL13 9YU 17/05/2017

GWE P/2017/0182 42, HEOL Y PARC, BRADLEY, SINGLE-STOREY FRONT PORCH GRANTED WREXHAM, LL11 4BU EXTENSION AND TWO-STOREY REAR 27/04/2017 EXTENSION

HOL P/2017/0190 6 FAIRVIEW, HOLT, WREXHAM, LL13 TWO-STOREY EXTENSION, GRANTED 9AZ REPLACEMENT OF GARAGE ROOF, 31/05/2017 ERECTION OF NEW TIMBER CLAD BUILDING, REPLACEMENT OF ALL WINDOWS WITH UPVC WINDOWS IN GREY, ALERTATIONS TO STONE PANELLING AND RE-CLADDING OVER DORMER WINDOWS

Page 138 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

HOL P/2017/0191 6 FAIRVIEW, HOLT, WREXHAM, LL13 CONSERVATION AREA CONSENT TO GRANTED 9AZ DEMOLISH CAR PORT AND REAR WALL 31/05/2017 (WITHIN HOLT CONSERVATION AREA)

WRR P/2017/0199 1 KENYON AVENUE, WREXHAM, LL11 T3. LIME (TPO NO. WCBC 254) - GRANTED 2SP POLLARD BY REMOVING CURRENT 12/05/2017 REGROWTH

SES P/2017/0204 MAELOR CREAMERY, PICKHILL APPLICATION FOR APPROVAL OF GRANTED LANE, CROSS LANES, WREXHAM, DETAILS RESERVED BY CONDITIONS 18/04/2017 LL13 0UE IMPOSED UNDER PLANNING PERMISSION CODE NOS: P2014/0781: CONDITION 2 - SUBMISSION OF AN APPROPRIATE DUST MANAGEMENT SCHEME CONDITION 3 - SUBMISSION OF A SCHEME OF REASONABLE AVOIDANCE MEASURES (RAMs) IN RESPECT OF GREAT CRESTED NEWTS CONDITION 4 - SUBMISSION OF AN ODOUR MANAGEMENT PLAN CONDITION 6 - SUBMISSION OF A NOISE MANAGEMENT PLAN P/2015/0838: CONDITION 3 - SUBMISSION OF AN APPROPRIATE DUST MANAGEMENT SCHEME CONDITION 4 - SUBMISSION OF AN ODOUR MANAGEMENT PLAN CONDITION 6 - SUBMISSION OF A NOISE MANAGEMENT PLAN

ISY P/2017/0205 SUTTON GREEN COTTAGE, SUTTON VARIATION OF CONDITION NO. 3 GRANTED GREEN, BOWLING BANK, IMPOSED UNDER PLANNING 09/05/2017 WREXHAM, LL13 9RP PERMISSION P/2016/1126 TO INCLUDE:- AND TO ALLOW FUTURE USE A HOLIDAY LET

WRO P/2017/0207 17 TO 19, REGENT STREET, INSTALLATION OF REPLACEMENT 3 NO. GRANTED WREXHAM, LL11 1RY EXTERNAL ATMS AND REPLACENT 05/05/2017 GLAZING

WRO P/2017/0208 17 TO 19, REGENT STREET, DISPLAY OF 2 NO. INTERNALLY GRANTED WREXHAM, LL11 1RY ILLUMINATED FASCIA SIGNS, 1 NO. 05/05/2017 INTERNALLY ILLUMINATED HANGING SIGN AND 12 NO. NON-ILLUMINATED OTHER SIGNS

WRO P/2017/0211 73, RUABON ROAD, WREXHAM, LL13 REMOVAL OF FIR TREE (WITHIN FAIRY GRANTED 7PU ROAD CONSERVATION AREA) 21/04/2017

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WRO P/2017/0212 WESTERN GATEWAY, LAND OFF, APPLICATION FOR VARIATION OF GRANTED RUTHIN ROAD, WREXHAM, LL13 7TU CONDITION 3 IMPOSED UNDER 27/04/2017 PLANNING PERMISSION P/2012/0059 TO EXTEND THE PERIOD FOR THE SUBMISSION OF RESERVED MATTERS FOR A FURTHER PERIOD OF FIVE YEARS AND VARIATION OF CONDITION 4 TO EXTEND THE PERIOD FOR DEVELOPMENT TO BEGIN TO 7 YEARS FROM THE DATE OF THIS PERMISSION OR TWO YEARS FROM THE DATE OF APPROVAL OF THE LAST OF THE RESERVED MATTERS REQUIRED TO BE APPROVED, WHICHEVER IS THE LATER

WRC P/2017/0213 MAZDA HOUSE, UNIT 1, MARKET CHANGE OF USE FROM A3 TO D1 GRANTED STREET, WREXHAM, LL13 8BY HEALTH CENTRE TO PROVIDE PRIVATE 18/04/2017 MEDICAL CARE TO THE PUBLIC

WRA P/2017/0221 NORTHBOUND FOOTPATH NEAR APPLICATION FOR PRIOR REFUSED JUNCTION WITH PLAS GWYN, NOTIFICATION OF PROPOSED 18/04/2017 BORRAS ROAD, WREXHAM, LL12 DEVELOPMENT BY A 7EG TELECOMMUNICATIONS OPERATOR FOR THE INSTALLATION OF 15M STREETPOLE, 3 NO. ANTENNAS, 2 NO. DISHES, 3 NO. CABINETS AND ANCILLARY EQUIPMENT ON THE PUBLIC FOOTPATH

OVE P/2017/0224 1, THE MILL, STATION ROAD, SINGLE-STOREY EXTENSION GRANTED OVERTON, WREXHAM, LL13 0EF 09/05/2017

MAE P/2017/0225 DYMOCK COTTAGE, HALGHTON FIRST FLOOR REAR EXTENSION GRANTED LANE, PENLEY, WREXHAM, LL13 0LS 18/04/2017

RHO P/2017/0227 8 BRANDIE BROOK, JOHNSTOWN, SINGLE STOREY EXTENSION TO SIDE GRANTED WREXHAM, LL14 2AG AND REAR 13/04/2017

WOR P/2017/0230 LAND ADJOINING AND EAST OF, THE ERECTION OF STABLE AND FIELD GRANTED ELMS, TALLARN GREEN, WREXHAM, SHELTER AND CONSTRUCTION OF 12/05/2017 SY14 7HY ASSOCIATED HARDSTANDING

LLR P/2017/0233 PADDOCK ADJOINING AND SOUTH OUTLINE APPLICATION FOR REFUSED OF, BRYN CELYN, GARTH ROAD, RESIDENTIAL DEVELOPMENT (5 27/04/2017 GARTH, LLANGOLLEN, WREXHAM, DETACHED HOUSES AND GARAGES) LL20 7YD AND NEW ACCESS

HOL P/2017/0236 CORNISH HALL BARNS, WREXHAM DISPLAY ADVERTISEMENTS REFUSED ROAD, HOLT, WREXHAM, LL13 9SW 6 NO. FLAGPOLES (5M HIGH) WITH 09/05/2017 FLAGS; 2 NO HOARDINGS; 2 NO. BANNER SIGNS (IN PART RETROSPECT)

Page 140 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 12 JUNE 2017

WOR P/2017/0240 6 THE ELMS, TALLARN GREEN, ERECTION OF STABLE BLOCK GRANTED MALPAS, WREXHAM, SY14 7HL 09/05/2017 GRE P/2017/0242 CLAPPER FARM, PONT Y CAPEL FELL 2 NO LIME TREES (PROTECTED GRANTED LANE, GRESFORD, WREXHAM, LL12 BY TPO NO WCBC NO 20) ON FIELD 22/05/2017 8RS ADJACENT TO PRIVATE DRIVE NORTH OF PIKEY HOUSE, OFF PIKEY LANE

WRO P/2017/0243 25 FOXWOOD DRIVE, BERSHAM SINGLE STOREY REAR AND SIDE GRANTED ROAD, WREXHAM, LL14 4JA EXTENSIONS TO DWELLING 27/04/2017 ESC P/2017/0244 31 OLD FARM ROAD, RHOSTYLLEN, SINGLE-STOREY REAR / SIDE GRANTED WREXHAM, LL14 4DX EXTENSION AND ERECTION OF 1.8M 18/04/2017 HIGH BOUNDARY WALL

RHO P/2017/0245 LAND ADJOINING NO 1, LOWER CONSTRUCTION OF VEHICULAR GRANTED MOUNTAIN ROAD, ACCESS AND PRIVATE DRIVEWAY OFF 12/05/2017 RHOSLLANERCHRUGOG, LOWER MOUNTAIN ROAD WREXHAM, LL14 2EH

RUA P/2017/0246 PEN Y GARDDEN HALL, OFF TATHAM CONSTRUCTION OF EXTERNAL TENNIS GRANTED ROAD, PEN Y GARDDEN, RUABON, COURT 09/05/2017 WREXHAM, LL14 6RE

LLA P/2017/0247 CO OP LATE SHOP, SHONES LANE, DISPLAY OF NON ILLUMINATED FASCIA GRANTED LLAY, WREXHAM, LL12 0PL SIGN, 1 INTERNALLY ILLUMINATED 24/05/2017 PROJECTOR, 1 INTERNALLY ILLUMINATED CO-OP LOGO AND 4 NON ILLUMINATED WALL MOUNTED FLAT PANELS

RUA P/2017/0250 17, CHURCH VIEW, RUABON, CONSERVATORY EXTENSION GRANTED WREXHAM, LL14 6TD 27/04/2017

WRO P/2017/0251 10, STUART WAY, WREXHAM, LL13 FRONT PORCH / WC EXTENSION GRANTED 7BH 09/05/2017

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WRO P/2017/0253 12, SONTLEY ROAD, WREXHAM, APPLICATION FOR APPROVAL OF REFUSE / GRANT LL13 7EN DETAILS RESERVED BY CONDITIONS 19/05/2017 IMPOSED UNDER PLANNING PERMISSION P/2014/0236: CONDITION 2 - MATERIAL SAMPLES BOARD CONDITION 6 - SUBMISSION OF A SPECIFICATION OF RAINWATER GOODS CONDITION 10 - SUBMISSION OF A SCHEME FOR THE COMPREHENSIVE AND INTEGRATED DRAINAGE OF THE SITE CONDITION 15 - SUBMISSION OF A SCHEME DETAILING CONSTRUCTION OF THE HIGHWAY AND ACCESS CONDITION 18 - SUBMISSION OF FULL DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME

WRC P/2017/0255 49 TO 52 CHESTER STREET, CHANGE OF USE FROM GYM TO GRANTED WREXHAM, LL13 8BA RESTAURANT INCLUDING 12/05/2017 CONSTRUCTION OF CANTILEVER BALCONY TO REAR

MAR P/2017/0256 ERDDIG HALL, ERDDIG, WREXHAM, SITING OF 2 NO. STORAGE GRANTED LL13 0YT CONTAINERS AT COACHMANS LODGE 09/05/2017 AND WARDENS YARD (WITHIN BOTH MARCHWIEL & ESCLUSHAM COMMUNITIES)

ABE P/2017/0257 UNIT F, SPECTRUM BUSINESS PARK, EXTENSIONS TO EXISTING INDUSTRIAL GRANTED WREXHAM INDUSTRIAL ESTATE, UNIT TO PROVIDE WAREHOUSE 10/05/2017 WREXHAM, LL13 9QA EXTENSION TO SOUTH EAST OF THE SITE, STORE BUILDING TO THE NORTH OF THE SITE AND INSTALLATION OF WATER SILO TO THE SOUTH EAST OF THE SITE

BRY P/2017/0259 CAER FACH, FRONHEULOG HILL, APPLICATION FOR APPROVAL OF GRANTED BWLCHGWYN, WREXHAM, LL11 5YH DETAILS RESERVED BY CONDITION 20/04/2017 IMPOSED UNDER PLANNING PERMISSION P/2006/0079: CONDITION 6 - SUBMISSION OF THE REMEDIATION WORKS VALIDATION REPORT TO SHOW THAT THE WORKS HAVE BEEN SATISFACTORILY CARRIED OUT

LGC P/2017/0260 UPPER MILLS TROUT FARM, GLYN FIRST FLOOR EXTENSION TO GRANTED CEIRIOG, LLANGOLLEN, WREXHAM, DWELLING 26/04/2017 LL20 7HB

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WRA P/2017/0262 17, CHELSTON AVENUE, WREXHAM, TWO-STOREY SIDE AND SINGLE GRANTED LL13 9TQ STOREY REAR EXTENSION 27/04/2017 BRN P/2017/0263 THE OLD DAIRY, ISCOYD, ERECTION OF STABLE BLOCK GRANTED WREXHAM,, SY13 3AU INCLUDING HAY AND FEED STORES, 24/05/2017 NEW POST AND RAIL FENCE, CONSTRUCTION OF YARD AREA AND ASSOCIATED WORKS

ROS P/2017/0267 BYWELL, CHESTER ROAD, REMOVAL OF HOLLY AND LEYLANDII GRANTED ROSSETT, WREXHAM, LL12 0HN HEDGE AND REPLACE WITH WOODEN 11/05/2017 FENCE (PROTECTED BY ROSSETT CONSERVATION AREA)

ESC P/2017/0269 LAUREL BANK, HENRY STREET, FIRST-FLOOR SIDE EXTENSION GRANTED RHOSTYLLEN, WREXHAM, LL14 4BY 27/04/2017 PEN P/2017/0272 GABRIELLA, 20 STRYT ISSA, REAR BEDROOM / BATHROOM GRANTED PENYCAE, WREXHAM, LL14 2PN EXTENSION 09/05/2017 SES P/2017/0275 LAND OPPOSITE MAELOR ERECTION OF STORAGE BUILDING IN REFUSED ABATTOIR, BEDWELL ROAD, CROSS ASSOCIATION WITH MAELOR ABATTOIR 12/05/2017 LANES, WREXHAM, LL13 0TS AND ALL ASSOCIATED WORKS

WRC P/2017/0279 UNIT 5, QUEENS COURT COMPLEX, CHANGE OF USE TO LAUNDERETTE GRANTED QUEENSWAY, WREXHAM, LL13 8UN 17/05/2017 CEF P/2017/0282 17, MOUNT PLEASANT, CEFN MAWR, INCORPORATION OF LAND INTO GRANTED WREXHAM, LL14 3AR RESIDENTIAL CURTILAGE AND 17/05/2017 ERECTION OF DETACHED DOUBLE GARAGE AND ACCESS

ESC P/2017/0283 HAFOD HOUSE FARM, HAFOD, LISTED BUILDING CONSENT FOR GRANTED RUABON, WREXHAM, LL14 6HF STRUCTURAL REPAIRS TO GROUND 18/05/2017 AND FIRST FLOOR TO PREVENT BOWING OF FRONT ELEVATION INCLUDING INSTALLATION OF RSJ AND NEW STRUCTURAL INTERNAL WORKS

BRY P/2017/0284 DARNAU, 7 GLASCOED ROAD, DEMOLITION OF EXISTING FRONT GRANTED BWLCHGWYN, WREXHAM, LL11 5YG PORCH AND ERECTION OF NEW 09/05/2017 ENLARGED FRONT PORCH

WRC P/2017/0286 THE WYNNSTAY ARMS HOTEL, DISPLAY OF 1 NO. ILLUMINATED TOTEM GRANTED YORKE STREET, WREXHAM, LL13 SIGN AND 1 NO. ILLUMINATED WALL- 17/05/2017 8LP MOUNTED SIGN

GRE P/2017/0288 1, BRAMBLE CLOSE, MARFORD, TWO-STOREY EXTENSION (REMOVAL REFUSED WREXHAM, LL12 8LU OF EXISTING GARAGE) 31/05/2017

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GWE P/2017/0292 DERWENDY, MOLD ROAD, SINGLE-STOREY SIDE AND REAR GRANTED GWERSYLLT, WREXHAM, LL11 4SB EXTENSION 09/05/2017 WRO P/2017/0293 1 BEECHLEY STABLES, SALISBURY LIME (TREE 1) - PRUNE TO CLEAR BT GRANTED ROAD, WREXHAM, LL13 7AW LINE, PRUNE CLEAR OF THE BUILDING 22/05/2017 BY 2 METRES, REMOVE DEADWOOD, CROWN RAISE THE LOWER BRANCH OVER THE ROAD TO A SUITABLE POINT, REMOVE EPICORMIC GROWTH AND SEVER THE IVY. LIME (TREE 2) - REMOVE DEADWOOD, REMOVE EPICORMIC GROWTH AND SEVER THE IVY. SYCAMORE (TREE 3) - REMOVE THE LOWEST LIMB OVER THE ROAD, REMOVE EPICORMIC GROWTH AND SEVER THE IVY (WITHIN SALISBURY PARK CONSERVATION AREA)

ESC P/2017/0295 TYDDYN DEDWYDD, FRON DEG, VARIATION OF CONDITION 2 OF GRANTED RHOSTYLLEN, WREXHAM, LL14 4ND PLANNING PERMISSION P/2013/0380 TO 17/05/2017 SUBSTITUTE PREVIOUSLY APPROVED PLANS FOR AMENDED PLANS

RHO P/2017/0296 COOPERATIVE RETAIL SERVICES DISPLAY OF 1 NO. INTERNALLY GRANTED LTD, MARKET STREET, ILLUMINATED FASCIA SIGN AND 3 NO. 12/05/2017 RHOSLLANERCHRUGOG, NON-ILLUMINATED ALUMINIUM PANELS WREXHAM, , LL14 1AF

ISY P/2017/0297 DIAMOND HOUSE FARM, BOWLING APPLICATION FOR PRIOR REFUSED BANK, WREXHAM, LL13 9RL NOTIFICATION OF PROPOSED 20/04/2017 AGRICULTURAL DEVELOPEMENT - EXTENSION TO EXISTING AGRICULTURAL BUILDING TO PROVIDE ADDITIONAL STORAGE SPACE

RHO P/2017/0298 LAND NORTH OF, 8 GRANGO LANE, APPLICATION FOR APPROVAL OF GRANTED PONCIAU, WREXHAM, LL14 1ER DETAILS RESERVED BY CONDITION 27/04/2017 IMPOSED UNDER PLANNING PERMISSION P/2012/0364:- CONDITION 13: SUBMISSION OF SCHEME TO DEAL WITH POTENTIAL CONTAMINATION AT THE SITE

CHI P/2017/0301 GLASCOTT, CASTLE CRESCENT, APPLICATION FOR A NON-MATERIAL GRANTED STATION AVENUE, CHIRK, AMENDMENT TO PLANNING 26/04/2017 WREXHAM, LL14 5LS PERMISSION P/2015/0682 TO ANNOTATE THE APPROVE DRAWING WITH THE OPTION TO AMEND GARAGE DOORS

BRN P/2017/0303 RUSCOE HOUSE, THE CHEQUER, TWO-STOREY EXTENSION GRANTED BRONINGTON, WHITCHURCH, SY13 24/05/2017 2JJ

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ABE P/2017/0305 IPSEN BIOPHARM LTD, UNIT 55, ASH ERECTION OF TWO-STOREY MODULAR GRANTED ROAD NORTH, WREXHAM OFFICE BUILDING (FOR A TEMPORARY 24/05/2017 INDUSTRIAL ESTATE, WREXHAM, PERIOD OF 3 YEARS) INCLUDING AN LL13 9UF EXTERNAL ROOF TERRACE WITH A TIMBER PERGOLA COVER ON PART OF THE FIRST FLOOR AREA AND A FOOTBRIDGE ACCESS FROM EXISTING CANTEEN, REPLACEMENT OF EXISTING SECURITY LODGE WITH A NEW BUILDING (FOR A TEMPORARY PERIOD OF 3 YEARS) INCLUDING DEMOLITION OF EXISTING UNIT 55 OFFICE AND MINOR DEMOLITION WORKS TO EXISTING SECURITY CABIN

MIN P/2017/0308 DDOL DEG FARM, WERN ROAD, REMOVAL OF CONDITION NO. 7 GRANTED MINERA, WREXHAM, LL11 3DU IMPOSED UNDER PLANNING 17/05/2017 PERMISSION P/2003/0013 (SGUBOR WEN) TO ALLOW USE AS SEPARATE DWELLING

WRR P/2017/0318 COOPERATIVE FOOD STORE, 5 DISPLAY OF 2 NO. INTERNALLY GRANTED LORD STREET, WREXHAM, LL11 1LH ILLUMINATED FASCIA SIGNS 24/05/2017 PEN P/2017/0321 13, HALL STREET, PEN Y CAE, CONSTRUCTION OF NEW VEHICULAR GRANTED WREXHAM, LL14 2RU ACCESS AND PARKING SPACE FOR 1 24/05/2017 NO CAR

GLY P/2017/0324 TYN Y COED, BRONYGARTH, ERECTION OF DETACHED TWO- REFUSED OSWESTRY, SY10 7NU, STOREY DOUBLE GARAGE 31/05/2017 LLA P/2017/0325 SITE OF FORMER SHARP PRECISION APPLICATION FOR APPROVAL OF GRANTED WAREHOUSE, DAVY WAY, LLAY DETAILS RESERVED BY CONDITION 25/05/2017 INDUSTRIAL ESTATE, LLAY, IMPOSED UNDER PLANNING WREXHAM, LL12 0PB PERMISSION P/2015/0583: CONDITION 13 - SUBMISSION OF A SCHEME OF HARD AND SOFT LANDSCAPING INCLUDING TIMESCALE FOR IMPLEMENTATION

CEF P/2017/0327 CEMETERY HOUSE, ABERNANT, SINGLE-STOREY EXTENSION GRANTED ACREFAIR, WREXHAM, LL14 3SN 24/05/2017 BAN P/2017/0333 Y FFOI, 2, PLASSEY GARDENS, SINGLE-STOREY EXTENSION GRANTED BANGOR ON DEE, WREXHAM, LL13 31/05/2017 0BY

COE P/2017/0344 75, GREENGATE FARM, SINGLE-STOREY EXTENSION GRANTED COEDPOETH, WREXHAM, LL11 3PJ (REMOVAL OF EXISTING REAR 31/05/2017 EXTENSION AND CONSERVATORY)

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BRY P/2017/0349 LAND AT KARLAIRE (YR HENDY), APPLICATION FOR APPROVAL OF GRANTED BRYMBO ROAD, BWLCHGWYN, DETAILS RESERVED BY CONDITIONS 15/05/2017 WREXHAM, LL11 5UA IMPOSED UNDER PLANNING PERMISSION P/2011/0330: CONDITION 3 - SUBMISSION OF FULL DETAILS OF HARD AND SOFT LANDSCAPING TOGETHER WITH TIMESCALE FOR IMPLEMENTATION OF WORKS CONDITION 5 - SUBMISSION OF DETAILS OF ALL BOUNDARY MEANS OF ENCLOSURE INCLUDING INTERNAL SUB-DIVISIONS

BRN P/2017/0357 HENRWST SMITHY, HIGHER WYCH APPLICATION FOR APPROVAL OF GRANTED ROAD, ISYCOED, WREXHAM, SY13 DETAILS RESERVED BY CONDITIONS 10/05/2017 3AU IMPOSED UNDER PLANNING PERMISSION P/015/0393: CONDITION 2 - SUBMISSION OF SAMPLES OF BRICK AND POINTING CONDITION 3 - SUBMISSION OF DETAILS OF GLAZING SYSTEM, DOOR DESIGN AND DOOR FURNITURE

ABE P/2017/0370 SITE C4, LAND AT, ABENBURY WAY, APPLICATION FOR APPROVAL OF GRANTED WREXHAM INDUSTRIAL ESTATE, DETAILS RESERVED BY CONDITION 25/05/2017 WREXHAM, LL13 9UZ IMPOSED UNDER PLANNING PERMISSION CODE NO P/2015/0361 CONDITION 3 - SUBMISSION OF DETAILS OF A 2M WIDE FOOTWAY

ESC P/2017/0373 FOXGLOVE LODGE, BERSHAM APPLICATION FOR APPROVAL OF GRANTED ROAD, BERSHAM, WREXHAM, LL14 DETAILS RESERVED BY CONDITION 17/05/2017 4HT IMPOSED UNDER PLANNING PERMISSION P/2016/114 CONDITION 4 - SCHEME OF TREE AND SHRUB PLANTING

LGC P/2017/0390 PEN Y FEDW, CEFN UCHAF ROAD, APPLICATION FOR APPROVAL OF GRANTED GLYN CEIRIOG, LLANGOLLEN, DETAILS RESERVED BY CONDITIONS 19/05/2017 WREXHAM, LL20 7DE IMPOSED UNDER PLANNING PERMISSION P/2016/1040 CONDITION 2 - SAMPLES OF ALL EXTERNAL FACING AND ROOFING MATERIALS CONDITION 3- FULL DETAILS OF BOTH HARD AND SOFT LANDSCAPING WORKS

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