Planning Committee REPORT NO

AGENDA ITEM NO. 4

REPORT TO: Planning Committee

REPORT NO. HCWD/32/13

DATE: 2 September 2013

REPORTING OFFICER: Head of Community Wellbeing & Development

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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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Community Code No Applicant Recommendation Page No

BRY P/ 2012/0817 BRYMBO GRANT 2 - 23 DEVELOPMENTS LTD

BRY P/ 2012/0816 BRYMBO GRANT 24 - 33 DEVELOPMENTS LTD

HOL P/ 2013/0141 MR & MRS PARRY GRANT 34 - 37

ERB P/ 2013/0289 MRS H TICKLE GRANT 38 - 46

GLY P/ 2013/0304 WREXHAM WIND GRANT 47 - 56 ENERGY LTD

RUA P/ 2013/0394 MR JOHN ANDREW GRANT 57 - 61 HARRIS

ROS P/ 2013/0412 MR & MRS CORDNER REFUSE 62 - 64

ROS P/ 2013/0413 MR & MRS CORDNER REFUSE 65 - 67

BRO P/ 2013/0440 MR ROBERT WILLIAMS GRANT 68 - 70

WRO P/ 2013/0445 ESL GROUP UK GRANT 71 - 73 MR RICHARD EVANS

HOL P/ 2013/0459 WREXHAM COUNTY GRANT 74 - 77 BOROUGH COUNCIL

ESC P/ 2013/0461 RASCALS RETREAT GRANT 78 - 80 MISS REBECCA CLARKE

Total Number of Applications Included in Report: 12

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

All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files. ______Page No 2

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2012 /0817 VACANT PLOT OPPOSITE BRYN 28/11/2012 GWENFRO TANYFRON WREXHAM LL11 5SW COMMUNITY: CASE OFFICER: Brymbo DESCRIPTION: MP OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT WARD: AGENT NAME: Brymbo APPLICANT(S) NAME: PARKHILL ESTATES BRYMBO DEVELOPMENTS LTD LIMITED MR MATTHEW FERGUSON ______/2012 /0817 THE SITE

Application site

PROPOSAL

Outline planning permission is sought with all matters reserved for subsequent approval.

HISTORY

Relevant history to the application site and Steelworks site as a whole Page No 3

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

CB00016 Outline application for residential development and erection of buildings for retail, B1, B2 and B8 and leisure uses including heritage area, nature conservation area including formation of new accesses to classified roads. Detailed application for reclamation of land including the recovery and processing of minerals. Granted 10/11/1997 The application was accompanied by an Environmental Statement. The permission is subject to 51 conditions- 1-11 relating to the outline permission and 12-51 relating to the detailed permission. A legal agreement was entered under section 106 into relating to contamination, groundwater, monitoring, management and the establishment of the Liaison Committee. There is no requirement for affordable housing provision. P/2000/0968 Variation of condition 2 of CB00016 to extend period for submission of reserved matters to 11/12/2003. Granted 11/12/2000 P/2002/0385 Variation of conditions 24, 25, 26 and 27 of CB00016 relating to noise matters. Granted 27/6/2002 P/2002/0973 Relaxation of condition 12 of CB00016 to extend period to begin development to 10/11/2003. Granted 9/12/2002 P/2002/1171 Amendment to condition 10 of CB00016 to allow number of dwellings to be increased from 300 and amendment of condition 14 to relocate areas proposed for housing and industry Granted 7/4/2003 subject to 5 additional conditions P/2003/1324 Variation of condition 1 of CB00016 to extend period for submission of reserved matters until 22/12/2005 Granted 22/12/2003 P/2004/1441 Amendment to condition 42 of CB00016 to replace obsolete contamination guidance. Granted 23/12/2004 subject to a revised condition P/2006/0341 Variation of condition 2 of CB00016 to extend period for submission of reserved matters for a further 2 years Granted 27/4/2006 P/2009/0125 Variation of condition no. 2 Imposed under planning permission code no. P/2006/0341 to allow the period of submission of reserved matters to be extended for a further 2 years. P/2010/0516 Reserved matters for north spine road Granted 3/8/2010

History specifically relevant to the application site.

P/2005/1486 Outline application for residential development. Refused 6.12.2010. Appeal dismissed 29.11.11

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

DEVELOPMENT PLAN

Outside of settlement and within Green Barrier. Policies PS1, GDP1, GDP2 EC1, EC4, EC16, H5, H7 and CLF5 apply.

CONSULTATIONS

Community Council: Object for the following reasons: - the development will have a huge detrimental effect on an already over populated area; - Wrexham County Borough Council and the Welsh Assembly have already dismissed planning permission for this site and nothing has changed since those refusals to justify a change now; - The Brymbo link road is already struggling to cope with the constant stream of fast traffic which makes it a very dangerous road and there are constant build ups of traffic with the adjoining Ruthin Road, especially at peak periods; - Brymbo Developments originally applied to build 300 houses but this has now grown to more than 600 with work still ongoing. Now they want to build another 150 houses on another parcel of land taking the number of properties to approximately 800. This is not just a development, this is becoming another village; - We were promised some infrastructure with the original plans including 1000 jobs, retail units, industrial units, a school and of course the elusive spine road. Every time they put a new application they say it is to pay for the spine road and without the new houses the spine road can’t be completed. Brymbo Developments have made a lot of money already out of the steelworks site so why has some Page No 5

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

of that not been used to complete the spine road; - Since this site has grown the crime rate and vandalism rate in Tanyfron has hugely increased and although the whole of the existing site is called Brymbo it is actually right on the edge of Tanyfron and quite a distance from Brymbo. Tanyfron feels the full impact of the problems this development brings with it; - The plot is in Green Barrier land and should be protected against further building; - This application was turned down by the planning committee because it breached local planning policy and it was turned down on appeal. Why is it even being considered; - This is a step too far in terms of over development of the community; - There is no good reason why Wrexham County Borough Council should consider giving this application approval when it has already been turned down once and then on appeal. - Brymbo Community Council strongly urges the County Borough Council to support the Community Council and residents of Tanyfron and turn this application town. Local Member: Notified 5.12.12 Ken Skates AM: Forwarded representations sent to him by two constituents and requested their comments be taken into account. The concerns of the constituents are summarised below under the section ‘representations against’ Welsh Government (Trunk Roads): Does not issue a direction in respect of this application. Highways: Make the following comments: o any new access will need to accord with current design Page No 6

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standards. A new roundabout may be the most appropriate form of access; o the addition of approximately 100 more houses is likely to have a significant effect on traffic generation in the locality; o this may have a detrimental impact on the Brymbo link road at its junction with A525 Ruthin Road. A further traffic assessment must be undertaken; o no objection in principle to the development subject to conditions requiring details of the means of access, estate roads and a Travel Plan. Public Protection: Recommends a condition requiring a site investigation for contamination condition and contamination remediation measures. A condition and advisory notes in respect of minimising the impact of construction works are also recommended. Welsh Water: Initially objected due to concerns that the development would overload existing public sewerage system. The objection has subsequently been lifted and Welsh Water recommend that drainage conditions be attached to any permission. Environment Agency: Make the following comments: - in view of the fact that this is an outline application and a site layout has yet to be submitted, we are satisfied that a drainage system based on SUDs principles is likely to be implementable. The SUDs design should be considered at the same time as the site layout; - request condition requiring the submission of details of a surface water drainage scheme for approval and its subsequent implementation. - Also request a condition regarding investigation and Page No 7

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remediation of potential contamination. Rights of Way: Consulted 5.12.12 Ramblers Association: Notified 5.12.12 Wrexham Civic Society: Notified 5.12.12 Economic Development: Make the following comments: - At the heart of the master plan for the regeneration of the former Brymbo Steelworks site was a new spine road connecting Brymbo and Tanyfron; - The completion of the spine road is the key to unlocking the latent economic potential of the site whilst facilitating the continuing residential development. The site offers the potential for B1, B2 and B8 uses alongside the tourism potential of the Heritage area and a possible retail development; - Without a spine road, access to the development sites is not possible and opportunities to attract new private sector investment will be extremely difficult. Any uncertainty surrounding the completion of the spine road fuels doubts that developers have about the viability of developing in this area; - Whilst there are likely to be some concerns about increases in traffic in Brymbo and Tanyfron if the spine road is completed, without it, no further development can proceed; - The spine road is essential if the Council is to gain access to land to provide a new primary school; - Providing a new site for retail development will meet demand in Brymbo and Tanyfron and can only happen if the site identified is served by a spine road. National retail companies will only be convinced there is a genuine opportunity for development if the road is in place. Uncertainty of it being delivered increases risk and Page No 8

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adversely impacts on developer confidence; - The designated employment land is likely to be more attractive to developers if it as constraint free as possible. The provision of a spine road, opening up the land for development, would be a considerable advantage; - The Heritage area has many issues in respect of the need for investment to preserve the industrial buildings and fossil forest. However (as evidenced by a recent feasibility study) it has the potential to become a successful visitor destination; - The proposed enabling development will provide the funding necessary for the construction of the spine road and if market conditions are favourable, could generate a surplus which the developer, BDL, has committed to support work in the Heritage Area; - The former steelworks site remains underdeveloped because of the missing spine road. In the current market anything that can reduce development risk, demonstrate commitment and intent and simply access to land is a prerequisite to securing developer interest; - Assets and Economic Development support the proposed enabling development as the only viable means current available to securing funding the spine road and open up the site for new development. Education: Contributions to schools would normally be required. Agree that the proposal would be beneficial as the development of the link road would free up the land that is available for a new school. Press Notice: Expired 11.1.2013 Page No 9

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Site Notice: Expired 7.1.2013 Brymbo Heritage Group: Request that any application to develop the land adjacent to the former steelworks site be inexorably linked to the Heritage Area so that any surplus monies from the transaction can be invested in the project. We appreciate any surplus could be invested in affordable housing but we believe that investing in the Heritage Area would bring lasting employment, training, education and on-going improvement to the prosperity of the local communities and County Borough as a whole whilst preserving Wrexham’s heritage assets for future generations. United Parish of Brymbo, Southsea and Tanyfron: Failure to provide the spine road has meant that: - plans to build a new school have come to nothing. A need for school places is steadily increasing; - Brymbo remains isolated from Wrexham and the lack of commercial development has ensured it remains an area of deprivation with limited scope for local employment; - There is a lack of local facilities – when buying houses people were promised a new school, community facilities and good road communications; - The development of the significant heritage resources on the site is also moribund. Representations against: 100 letters of objection expressing the following concerns: - proposals have already been refused and dismissed on appeal; - increased traffic/highway danger; - do not want/need a link road; - the land is/has always been used for agricultural purposes and for recreation; Page No 10

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- land has never been used for industry; - loss of green barrier land; - loss of last open/green space in Tanyfron; - loss of separate identify of Tanyfron; - no need for additional housing; - not all housing built in the area has been sold – many are now used for social housing; - additional social housing; - increase in crime; - additional social housing could make crime matters worse; - provision of supermarket and other retail outlets will not assist Tanyfron; - incompatibility with adjacent sports club and football pitches; - local natural importance; - no review of alternative sites; - is the development necessary to fund the spine road; - lack of school places in Tanyfron; Representations in support: 93 letters supporting the development for the following reasons: - the spine road will address local highway issues; - the spine road is fundamental to the success of the overall reclamation scheme and delivery of new school, supermarket, heritage area. - Important that housing, employment, shops, school, recreation, Enterprise Centre, Heritage Area are accessible for all surrounding communities; - Heritage area and retail development will meet local needs and provide employment; - Site looks like a brownfield site; - Site would be ideal for housing; - Site has always been part of the steelworks and nothing other than industrial; Page No 11

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- Risk of further decline of Brymbo if application is refused and spine road not completed.

SPECIAL CONSIDERATIONS

Background: The completion of a spine road through the former Brymbo Steelworks site was and remains an integral and essential part of the regeneration of the site. The road has been completed to formation level but there is currently no funding to complete the road to an adoptable standard.

Members will recall that outline planning permission for residential development on this site was previously originally sought in 2005 as an enabling development to generate funds to complete the spine road. The Planning Committee resolved to grant permission in 2006 subject to the completion of a Section 106 agreement requiring that the funds derived from the sale of the land be devoted wholly to the completion of the Spine Road and Heritage Area and that no development be commenced until the Spine Road was completed.

The latter requirement would have required the spine road to be completed without the certainty that the funding to complete it had been secured. As a result by 2010 the Section 106 agreement had not been completed and the applicants sought to revise the terms of the Section 106 agreement to address this matter. In addition separate planning permission for a retail development on part of the steelworks site benefitting from permission for light industrial use was sought. By 2010 the residential development alone would not have been able to generate sufficient funds for the spine road as a result of a significant decrease in land values due to the recession.

The residential development was reported back to committee in December 2010 in parallel with the retail proposals with a recommendation that both be granted subject to a Section 106 agreement. The revised Section 106 agreement would have required the full cost of completing the spine road to adoptable standards to be covered by a commercial bond and the completion of part of the spine road before either of the two developments commenced. The completion of the spine road would then have taken place in phases specified in the agreement. The Council would have been able to call upon the bond to complete the road in the event of BDL failing to do so.

The Planning Committee refused permission and an appeal was subsequently dismissed. The Inspector dismissed the appeal for the following reasons: i) The site lies outside of a settlement limit and within a Green Barrier; ii) The development would be poorly related to the other new housing on the former steelworks site; iii) Erosion of a tract of countryside between the new housing area on the former steelworks site, the built areas to the east and Tanyfron;

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 iv) Alternative ways of obtaining funding for the spine road had not been exhaustively examined. v) No evidence of a need for additional housing development.

Since the appeal decision no further progress has been made towards the completion of the spine road and I am unaware that any alternative sources of funding have been made available in the intervening period. Indeed Economic Development has confirmed that enabling development is the only viable means to secure the necessary funding.

The applicant has resubmitted this proposal for housing development as well as proposals for retail development (see P/2012/0816). The intention remains that both schemes will raise the necessary finance to complete the construction of the spine road. Should there be any surplus revenue from the sales of both plots of land it will be used to contribute towards the establishment of a Heritage Area.

Importance of the spine road: The absence of the spine road is the major constraint to the completion of the regeneration of the former steelworks site and the delivery of the considerable and wide ranging benefits to the local community that will come from it.

Until there is adequate road infrastructure to serve them it is extremely unlikely that the vacant northern areas of the former steelworks site (currently benefiting from planning permission for B1, B2 and B8 uses) will be developed. Despite some reclamation works having been carried out these areas currently retain the appearance of a derelict industrial site to the detriment of the appearance of the wider area. Without the spine road it is highly unlikely that the necessary private sector investment required to develop this area will be forthcoming leaving a significant area of previously developed land without a beneficial use.

It has always been envisaged that land to the north of the existing housing development will be reserved for the erection of a new primary school. The lack of adequate access to the remainder of the steelworks site and to Tanyfron and Brymbo prevents this project from coming forward and in turn to the delivery of improved primary education facilities to serve both villages.

The redevelopment scheme for the former steelworks included proposals for a Heritage Area at the northern end site. The establishment of this area will preserve buildings that played an important part in the industrial history of both Brymbo and the wider County Borough as well as preserving a significant archaeological find – a fossilised forest. The Heritage Area has the potential to become a successful visitor attraction and educational facility benefitting both the economy and local community however this potential is currently being constrained by the lack of the spine road both in terms of physical access and attracting the necessary investment to establish the heritage area.

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The spine road will significantly improve transport links between Brymbo and Tanyfron. This will significantly improve access for residents of Tanyfron to the facilities provided in the Brymbo Enterprise centre as well as to the proposed retail development. The latter will provide significantly improved access to retail facilities, meet a proven need for additional retail facilities as well as local employment opportunities.

Whilst retail development is also proposed as enabling development, it is highly unlikely that retailers will want to commit the significant investment required to develop this site until they are confident that the necessary transport infrastructure will be developed to allow customers from the immediate locality and wider catchment area of the development to access it.

Material Changes in Circumstances: Planning Policy Wales (paragraph 9.2.3) requires Local Planning Authorities to ensure that sufficient land is genuinely available or will become available to provide a 5 year supply of land for housing. The most recently published Joint Housing Land Availability Study (2012) found that Wrexham has a housing land supply of 3.5 years.

The lack of a 5 year housing supply is a significant material change in circumstance since 2011. There is currently a need for an addition 673 dwellings to be granted planning permission in addition to those already benefitting from planning permission.

It will be some time before the Local Development Plan is adopted and in turn, some time before additional land is formally allocated for housing to meet futures needs. It is therefore necessary to re-examine the merits of granting permission for the development of this site in order to increase housing land supply.

Merits of the site: Only a small part of the application site can be classified as previously land. Whilst both local and national policies favour the development of previously developed land I believe there is considerable merit in supporting the development of this particular Greenfield site.

Even though not originally envisaged for development the site formed part of the original planning permission for the reclamation of the steelworks site making an integral part of a larger site subject to a significant regeneration project. Development of the application site therefore cannot be considered in isolation from the redevelopment of the steelworks site as a whole. Whilst resulting in the loss of around 2.3 hectares of Greenfield land, the development will aid the delivery of the essential catalyst to the redevelopment of a significant amount (around 10 hectares) of previously developed land.

Including the already areas of the former steelworks site that have already been redeveloped, the spine road is an essential and integral part of redevelopment scheme that once completed will have brought around 35 hectares of previously developed land back into use. In this context, the Page No 14

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 development of this site will in fact be facilitating the completion of a significant regeneration project rather than simply releasing Green Barrier land for development.

Tanyfron is served by two bus services to Wrexham that each operate on an hourly basis thus meaning that future residents will have sustainable access to the wider County Borough. The proposed retail development (P/2012/0816) will also mean that there are shopping and local employment opportunities close to the site.

Nearby land uses are the Brymbo Sports and Cricket club to the south east and housing to the north and to the west. The development is compatible with these uses and unlikely to prejudice the use of the sports club.

I note that in dismissing in the previous appeal the Planning Inspector expressed concern that other alternatives did not appear to have been adequately explored, however I am unaware that there are currently any other viable or realistic alternatives to securing the necessary funding to complete the spine road.

Green Barrier: The site is adjoined by the new housing development that has already taken place within former steelworks site, Tanyfron lies immediately to the west and the Brymbo Sports and Cricket club complex lies immediately to the south. Together these give the site’s immediate surroundings an urbanised character. The development would not therefore harm the rural setting of Brymbo or Tanyfron and forms a fairly logical extension to the existing build up area.

The site is on much higher ground than Lodge to the east with the distance between it and the built up areas of Lodge being similar to other developed areas of the former steelworks site. As such the proposals will not significantly or unacceptable erode openness of the Green Barrier surrounding Lodge.

The development at College Fields in Tanyfron and the new housing on the former steelworks site have already resulted in a degree of physical continuity between Brymbo and Tanyfron. The Inspector expressed concern that the development of this site would significantly increase this and erode the identity of the two areas. I do not agree that this will necessarily be the case. There are sizeable landscaped verges between the Brymbo link road and the existing areas of housing to the west of the site which will ensure a degree of separation is maintained. The Inspector’s concerns can also be mitigated by a well designed site frontage that re-enforces rather than erodes a degree of separation.

The Inspector also expressed concern about the detached relationship between the site and the new housing to the north. The site is at a much lower level than the housing to the north with a landscaped embankment in between. However this relationship is not dissimilar to the relationship Page No 15

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 between the different areas of housing on the land to the north. The significant differences in ground levels and extensive landscaped embankments within the steelworks site means that houses to the west of the spine road have a significant degree of physical and visual of detachment from those to the east of it. In this context I am satisfied the development will reflect the character of the development that has already taken place.

Notwithstanding the above, I recognise that large housing developments are not appropriate forms of development within Green Barriers and that normally proposals would and should be refused. However the pressing need to increase the supply of land for housing and the considerable benefits that the development of the site will secure are significant factors that justify a departure from UDP in this instance.

Loss of open space: Objectors have expressed concerns about the potential loss of green space/recreational space. I am aware that the site is currently used by local residents for recreation however the land is owned by the applicants and this use is entirely at their discretion. In addition the site is not classed as public open space and therefore planning policies that seek to protect it are not applicable.

Highways: Whilst local residents have expressed concerns about the risks to safety of additional traffic on the Brymbo link road and in the vicinity of the site I note that Highways have not objected in principle to the application. The Brymbo link road is a wide modern road and is capable of safely accommodating traffic generated by the development.

The design of the site access is critical to highway safety in the immediate locality but is a matter for detailed consideration at reserved matters stage. Nevertheless I have no reason to believe that a safe and well designed means of access cannot be provided.

I fully appreciate the site that the number of dwellings built on the former steelworks site and therefore potential levels of traffic have increased beyond that originally envisaged. I also accept that this development will inevitably further increase traffic on local roads. Nevertheless the completion of the spine road and the provision of the proposed retail development should reduce the need for local people to make trips to Wrexham and in turn reduce pressure on the A525 junctions with the Brymbo link road and the A483. It is also worth noting that Highways expressed similar concerns about the previous application but the Planning Inspector did not share these concerns when dismissing the appeal.

Other Contributions: Under normal circumstances a scheme of this size would require on-site open space, financial contributions towards education provision and contributions to affordable housing provision.

The housing development alone will not generate sufficient funds to complete the spine road – indeed it will only generate sufficient revenue to fund two Page No 16

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 thirds of it. It is therefore essential that the retail development takes place because only then will there be sufficient funding to cover the costs of completing the spine road.

It will be possible to provide open space on site but requiring education and affordable housing contributions would mean this development and the retail development will not fulfil their role as enabling developments and significantly undermines the special circumstances that merit a departure from adopted policy in this instance.

To allow the development to fulfil its enabling role I believe this is an exceptional case where requirements for developer contributions towards education and affordable housing should not be imposed.

Ecology: The site has recently been subject to an ecological survey. No evidence of protected species within or in the immediate vicinity of the site was found. The site itself was also found to have limited potential to support protected species.

Planning Obligation: In order to ensure that the necessary funding for the spine road is secured and that the spine road is completed a planning obligation will require:

1) a bond from Brymbo Developments Ltd to cover the full cost of the construction of the spine road that can be used by the Council to fund it’s construction in the event of a failure to do so by Brymbo Developments Ltd;

2) a phased construction of the spine road:

i) that development will not commence on either the housing or retail development until construction of the spine road has commenced; ii) no dwelling built on the site can be occupied until the Spine Road has been constructed to base course level, to include at least one of the eastern or western spurs (see plan above); iii) No more than 80% of the dwellings can be occupied until completion of the Spine Road, to include at least one of the eastern or western spur; iv) The supermarket development cannot be occupied until completion of the spine road, to include at least one of the eastern or western spur. v) That Occupation of more than 90% of the dwellings until completion of the Spine Road, including both spurs.

3) that any surplus arising from the sale of the land is used solely to fund the establishment of a Heritage Area.

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I am satisfied that the above imposes reasonable and deliverable obligations on the applicants and includes sufficient safeguards in the event of them failing to fulfil them provides the means for the Council to complete the spine road itself.

As an additional safeguard to encourage the applicants to dispose of the site in order to generate revenue to support the spine road, planning permission will also be granted for a shorter period of time than would normally be the case. The time limit for submission of reserved matters will be 2 years rather than 3 and the period for commencement of development 3 years rather than 5.

Other Matters: I will now respond to concerns raised by objectors not already addressed above:

Social Housing

The application does not include any proposals for affordable or social housing and nor is any sought in this instance.

I am aware that Housing Associations sometimes purchase properties privately on sites where affordable housing is not a requirement of the planning permission. This is a private matter between Housing Associations and developers and is outside of the scope of planning control.

Crime

I have no reason to believe that a well designed housing scheme that takes account of secure by design principles will attract or generate significant levels of crime.

Conclusion: The proposals are a departure from adopted UDP policies however the considerable benefits that the completion of the spine road will secure and lack of any alternative means of funding justify a departure from those policies in this instance.

RECOMMENDATION A

That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 that secures:

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a. that development shall not commence on either the housing or retail development until construction of the spine road has commenced; b. no dwelling built on the site shall be occupied until the Spine Road has been constructed to base course level, to include at least one of the eastern or western spurs (see plan above); c. No more than 80% of the dwellings shall be occupied until completion of the Spine Road, to include at least one of the eastern or western spur; d. The supermarket development shall not be occupied until completion of the spine road, to include at least one of the eastern or western spur. e. No more than 90% of the dwellings shall be occupied until completion of the Spine Road, including both spurs.

3) That any surplus arising from the sale of the land is used solely to fund the establishment of a Heritage Area.

The Head of Community Wellbeing and Development be given delegated authority to settle the final form and content of the obligation.

RECOMMENDATION B

Upon completion of the obligation, planning permission be GRANTED subject to the following conditions:-

CONDITION(S)

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

5. Construction of any dwelling hereby permitted shall not begin until an 'Interim Certificate' has been submitted to the Local Planning Authority, certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under 'Ene1 - Dwelling Emission Rate', has been achieved for that individual dwelling or house type in accordance with the requirements of the Code for Sustainable Homes: Technical Guide Version 3. 6. Prior to the occupation of the individual dwelling hereby permitted, a Code for Sustainable Homes 'Final Certificate'' shall be submitted to the Local Planning Authority certifying that a minimum Code for Sustainable Homes Level 3 and a minimum of 1 credit under 'Ene1 - Dwelling Emission Rate', has been achieved for that dwelling in accordance with the requirements of the Code for Sustainable Homes: Technical Guide Version 3. 7. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 8. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 9. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 08 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 10. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: 1) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2005; Page No 20

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2) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; 3) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; 4) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; 5) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; 6) Method for protecting retained trees during demolition works; 7) Details of all proposed tree works, including felling and pruning. 11. The site layout and landscaping details required by condition 01 shall include an area or areas of public open space together with a scheme that includes the following details: i) hard and soft landscaping of the open space area(s); ii) the timing of the construction and landscaping of the open space area(s); iii) the arrangements for the long term management and maintenance of the public open space area(s) Public open space shall be provided on site and thereafter permenantly retained and managed and maintained in accordance with the scheme as approved. 12. 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. 13. 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. 14. Development shall be carried out in strict accordance with Section 7: Mitigation of the Arbor Vitae Environmental Limited Phase One Habitat Survey dated May 2013.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To comply with the requirements for sustainable buildings published by the Welsh Government (Planning Policy Wales Edition 5 (2012) ) 5. To comply with the requirements for sustainable buildings published by the Welsh Government (Planning Policy Wales Edition 5 (2012) ) 6. To comply with the requirements for sustainable buildings published by Page No 21

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 the Welsh Government (Planning Policy Wales Edition 5 (2012) ) 7. To ensure satisfactory drainage of the site and to avoid flooding. 8. In the interests of the amenities of the future occupants of the buildings 9. In the interests of the amenities of the future occupants of the buildings 10. To ensure the work is carried out to accepted arboricultural practices for the long term well being of the tree(s). 11. In the interests of the visual amenities of the area and the amenities of future occupiers of the development. 12. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 13. To protect the amenities of the occupiers of nearby properties. 14. In order to ensure the development does not adversely impact upon wildlife interests which are afforded special protection.

NOTE(S) TO APPLICANT

The applicant is advised that compliance with condition no. 13 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council's Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate.

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

Burning of waste generated from construction activities is not considered to be an appropriate method of disposal and action may be taken as follows: - Under the Environmental Protection Act 1990 anyone found disposing of construction site waste by burning is likely to be in breach of their duty of care with regard to waste disposal; - Under the same Act an abatement notice may be served where smoke is judged to be causing a nuisance to neighbouring properties. Failure to comply with the requirements of the notice can result in prosecution; - Under the Clean Air Act 1993 it is an offence for a commercial activity to burn anything that gives rise to dark smoke.

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

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

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

The proposed development lies within an area which could be subject to current coal mining or hazards resulting from past coal mining. Such hazards may currently exist, be caused as a result of the proposed development, or occur at some time in the future. These hazards include:

· Collapse of shallow coal mine workings. · Collapse of, or risk of entry into, mine entries (shafts and adits). · Gas emissions from coal mines including methane and carbon dioxide. · Spontaneous combustion or ignition of coal which may lead to underground heatings and production of carbon monoxide. · Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings.

Applicants must take account of these hazards which could affect stability, health & safety, or cause adverse environmental impacts during the carrying out their proposals and must seek specialist advice where required. Additional hazards or stability issues may arise from development on or adjacent to restored opencast sites or quarries and former colliery spoil tips.

Potential hazards or impacts may not necessarily be confined to the development site, and Applicants must take advice and introduce appropriate measures to address risks both within and beyond the development site. As an example the stabilisation of shallow coal workings by grouting may affect, block or divert underground pathways for water or gas.

In coal mining areas there is the potential for existing property and new development to be affected by mine gases, and this must be considered by each developer. Gas prevention measures must be adopted during construction where there is such a risk. The investigation of sites through drilling alone has the potential to displace underground gases or in certain situations may create carbon monoxide where air flush drilling is adopted.

Any intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) require the prior written permission of the Coal Authority. 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.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Failure to obtain Coal Authority permission for such activities is trespass, with the potential for court action. In the interests of public safety the Coal Authority is concerned that risks specific to the nature of coal and coal mine workings are identified and mitigated.

The above advice applies to the site of your proposal and the surrounding vicinity. You must obtain property specific summary information on any past, current and proposed surface and underground coal mining activity, and other ground stability information in order to make an assessment of the risks. This can be obtained from The Coal Authority's Property Search Service on 0845 762 6848 or at www.groundstability.com

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 Community Wellbeing and Development be given delegated authority to REFUSE the application for the following reason:-

1. The development is a departure from the provisions of the adopted Wrexham Unitary Development Plan and the absence of an agreement to ensure the development secures the funding necessary to complete the Brymbo - Tanyfron Spine Road and the establishment of it will not be possible to deliver the community benefits that will be derived from the granting of permission. As such the development does not accord with policies PS1 and EC1 of the Wrexham Unitary Development Plan. ______Page No 24

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2012 /0816 LAND OFF PHOENIX DRIVE 28/11/2012 BRYMBO WREXHAM LL11 5BT COMMUNITY: CASE OFFICER: Brymbo DESCRIPTION: MP OUTLINE APPLICATION FOR ERECTION OF SUPERMARKET AND WARD: SMALL RETAIL UNITS AND AGENT NAME: Brymbo ASSOCIATED CAR PARKING PARKHILL ESTATES LIMITED APPLICANT(S) NAME: MATTHEW FERGUSON BRYMBO DEVELOPMENTS LTD ______

THE SITE

The site is located in the northern part of the Brymbo development site and is 1.3 hectares in area.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Application site

PROPOSAL

As above. All matters are reserved.

An indicative layout has been submitted demonstrating how the site might be developed showing:

 A supermarket building of around 18,000ft2 (1672m2);  Six smaller retail units (1,000ft2 – 93m2) with the potential to attract such occupiers as fast food outlets, chemist, café, baker, bookmaker, hair salon, off-licence, newsagent etc; Page No 26

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

 Associated access, parking and a servicing area for the supermarket.

RELEVANT HISTORY

CB00016 Outline application for residential development and erection of buildings for retail, B1, B2 and B8 and leisure uses including heritage area, nature conservation area including formation of new accesses to classified roads. Detailed application for reclamation of land including the recovery and processing of minerals. Granted 10/11/1997 The application was accompanied by an Environmental Statement. The permission is subject to 51 conditions- 1-11 relating to the outline permission and 12-51 relating to the detailed permission. A legal agreement was entered under section 106 into relating to contamination, groundwater, monitoring, management and the establishment of the Liaison Committee. Permission renewed and varied in several later applications. P/2005/0088 Erection of Enterprise Learning Information and Resource Centre (on Upper Module). Granted 11/4/2005 P/2005/0114 Reserved matters for 469 dwellings on Central, Southern and Western Modules. Considered at Planning Committee (sites) 5/8/2005. Approval Granted 31/10/2005 subject to Section 106. P/2005/1484 Light Industrial Units phase 1 Northern Module phase 1. Granted 6/3/2006 P/2005/1485 Outline for residential development northern area. Granted 6/3/2006 P/2005/1486 Outline of residential development, Brymbo Road. Refused 6/12/2010 Appeal dismissed 29/11/2011 P/2005/1487 Outline for 2 apartment blocks, heritage module. Granted 6/3/2006 P/2005/1488 Outline for petrol filling station and retail facility, northern area. Granted 6/3/2006 P/2005/1489 Commercial development phase 1 northern module. Granted 6/3/2006 P/2006/0341 Variation of condition 2 of CB00016 to extend period for submission of reserved matters for a further 2 years. Granted 27/4/2006 P/2009/0122 Renewal of P/2005/1487. Current (s106) P/2009/0123 Renewal of P/2005/1485. Granted 6/4/2009 P/2009/0124 Renewal of P/2005/1488. Granted 6/4/2009 P/2009/0125 Renewal of P/2006/0341. Granted 6/4/2009 P/2009/0939 Outline for supermarket. Refused 6/12/2010. Appeal dismissed 29/11/2011 P/2010/0516 Reserved matters for north spine road. Granted 3/8/2010 Page No 27

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

DEVELOPMENT PLAN

The site lies within the settlement limits. Policies PS1 PS2 PS3 PS4 S4 S6 EC13 T8 GDP2 and GDP1 of UDP are relevant, together with LPGN 7, 16 and 23 and TAN4 Retailing TAN12 Design and TAN22 Sustainable Buildings.

CONSULTATIONS

Brymbo C Council: Consulted 29/11/2012 Broughton c Council: Consulted 29/11/2012 Local Member: Consulted 29/11/2012 Adj Local Members: No objections Highways: Make the following comments: - Transport assessment undertaken in 2005 in support of planning application P/2005/0114 considered retail development at the site of only 250 m². This application is for 1700m² and could potentially generate a significant increase in traffic which may impact on the key junctions in the vicinity of the site; - A 30% increase in residential development has been granted outline planning permission on the Brymbo steelworks development since the original transport assessments were undertaken; - It is therefore considered necessary that an updated and revised transport assessment is submitted in lieu of all committed and proposed development on the Steelworks site. Consideration must also be given to the provision of public transport; - Conditions recommended. Welsh Government Highways No comments Public Protection: Recommend conditions regarding contaminated land. Rights of Way: Footpaths 46 and 49 are affected and a diversion order will be required Welsh Water: Recommend drainage conditions Env Agency: Recommend condition WACS: Consulted 39/11/2012 Airbus: No aerodrome safeguarding objections CCW: No objections subject to condition requiring a scheme of reasonable avoidance Page No 28

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measures in respect of Great Crested Newts. Brymbo Heritage Group: Support. The provision of the new ‘Spine Road’, is essential to further the process of re-development. BHG has a project to create a visitor destination in the ‘Heritage Area’ of the Brymbo site comprising the eighteenth century ironworks of John Wilkinson and the recently discovered ‘Brymbo Fossil Forest’. The concept has wide support including Wrexham CBC, the National Museum of Wales, and the Countryside Council of Wales; discussions and studies are ongoing. If successful, jobs will be created. The proposed supermarket and retail outlet will not only provide a much needed boost to the infrastructure at Brymbo but will create employment where none exists at present. Provision of small industrial/business units must also improve employment prospects, especially for the young people in the area. Site Notices: Expired 28/12/2012 Press Advert: Expired 4/1/2013 Other Representations: 59 letters of support received, on grounds of: - The completion of the spine road is fundamental to the success of the overall reclamation and redevelopment scheme and without the road the full community benefits cannot be realised; - It is vitally important that the elements of the scheme including housing, employment, shops, schools, recreation areas, enterprise centre and heritage area are fully accessible; - Need for local facilities - The granting of permission for this enabling development will support economic development, education provision and community cohesion in Brymbo and Tanyfron.

3 letters of comments received regarding the need for landscaping to screen the site from the east , traffic calming on the spine road, a construction work management plan Page No 29

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and for effective provision for play and recreation on the site as a whole.

SPECIAL CONSIDERATIONS/ ISSUES

Background: The background to this development is discussed in detail in the previous agenda item P/2012/0817. However I would reemphasise that it is essential that both this development and the housing development proposed by that application go ahead in order to secure the funding necessary to complete the spine road.

Appeal decision: The completion of the spine road was (and remains) essential in order to provide both vehicular and pedestrian access to this site. Because the Inspector had dismissed the appeal for the proposed housing development (application P/2005/1486), there was no realistic prospect of a satisfactory means of access being provided thus rendering the development unacceptable. He did however accept that the development was acceptable in principle.

Retail Need: The development as a whole will provide a local shopping centre that will serve Brymbo, Tanyfron as well as other nearby villages including Pentre Broughton, Brynteg, Southsea and Coedpoeth.

The site is not located within an existing district shopping area as defined by the UDP however a retail assessment demonstrates that there is a quantitative and qualitative need for the development. The Council has also previously accepted that there is a need for retail development. This site was to have been allocated as a district shopping centre by the now withdrawn Local Development Plan.

The retail assessment demonstrates that the development will not undermine the vitality or viability of any existing centre. The proposals will also help to provide a new focus for the Brymbo.

Design: This is an outline application with all matters reserved for further approval. However I am satisfied that the indicative plan demonstrates that the development can be accommodated on the site.

Highway Safety: The development will provide a shopping destination for people who will currently be travelling to Wrexham to do their convenience food shopping and employment opportunities for local people. In my opinion the proposals are likely to reduce pressure on the A525 junctions with the Brymbo link road and the A483. Whilst I appreciate the concerns expressed by Highways it is worth noting that they expressed similar concerns about the previous application. The Planning Inspector did not share these concerns when dismissing the appeal.

The indicative site layout shows no facilities provided for the servicing of the 6 small retail units. This will need further consideration when finalising the Page No 30

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 design and layout of the site and a condition dealing with this matter will be attached.

Ecology: There is potential for Great Crested Newts to be present in the immediate locality. A condition will be attached requiring a scheme of reasonable avoidance measures to be submitted and implemented which will ensure that works take place without harming the favourable conservation status of this statutorily protected species.

Conclusion: The development accords with the relevant UDP policies.

RECOMMENDATION A

That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 that secures:

1) A bond from Brymbo Developments Ltd to cover the full cost of the construction of the spine road that can be used by the Council to fund it’s construction in the event of a failure to do so by Brymbo Developments Ltd;

2) A phased construction of the spine road:

a. that development shall not commence on either the housing or retail development until construction of the spine road has commenced; b. no dwelling built on the site shall be occupied until the Spine Road has been constructed to base course level, to include at least one of the least one of the eastern or west spurs (see plan above); c. No more than 80% of the dwellings shall be occupied until completion of the Spine Road, to include at least one of the eastern or western spur; d. The supermarket development shall not be occupied until completion of the spine road, to include at least one of the eastern or western spur. e. No more than 90% of the dwellings shall be occupied until completion of the Spine Road, including both spurs.

3) That any surplus arising from the sale of the land is used solely to fund the establishment of a Heritage Area.

The Head of Community Wellbeing and Development be given delegated authority to settle the final form and content of the obligation. Page No 31

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RECOMMENDATION B

That subject to the prior completion of the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990 permission be GRANTED subject to the following conditions:-

CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the layout of the building(s) b. the scale of the building(s) c. the appearance of the building(s) d. the means of access to the site and building(s) e. the landscaping of the site. 2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are approved. 3. The development as permitted shall be commenced before the two years from the date of approval of the last of the reserved matters required to be approved. 4. The development shall not be brought into use until the Brymbo Spine Road connecting Brymbo village with the Brymbo link road is completed to a standard suitable for adoption by the local highway authority. 5. Nowithstanding the indicative site layout plan, the details required by condition 01 shall include the provision of a servicing area or areas suitable for the parking, turning, loading/unloading of vehicles making deliveries and collections to/from units Retail 1, 2, 3, 4, 5 and 6. The servicing area as approved shall be provided prior to the first use of those units and retained thereafter free of obstruction. 6. 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. 7. No part of the development shall commence until a scheme to deal with potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include a phased investigation approach to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. 8. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 07 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 9. No part of the development shall not commence until a report detailing Page No 32

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 a scheme of Reasonable Avoidance Measures for Great Crested Newts has been submitted to and approved in writing by the Local Planning Authority. Works shall only proceed thereafter in strict accordance with the approved scheme and upon completion of works details to confirmation of this shall be submitted to the Local Planning Authority.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To ensure satisfactory access to the site and to ensure that the development integrates with the existing communities. 5. To ensure adequate off-street car parking and servicing facilities in the interests of both highway safety and visual amenity. 6. To ensure satisfactory drainage of the site and to avoid flooding. 7. In the interests of the amenities of the future occupants of the buildings 8. In the interests of the amenities of the future occupants of the buildings. 9. In order to protect wildlife interests, which are afforded special protection.

NOTE(S) TO APPLICANT

Your attention is drawn to Highway Supplementary Notes Numbered 1, 3, 4 and 5 on the enclosed "Applicants' Rights and General Information".

The development is adjacent to a public right of way and the applicant should ensure that the footway is not interfered with. Further guidance can be obtained by contacting the Council's Rights of Way Officer on 01978 792761.

You are advised that this grant of planning permission was made following the completion of an Agreement under Section 106 of the Town and Country Planning Act. Before undertaking any work under this permission you are advised to obtain full details of the Agreement and ensure that you are able to comply with its terms.

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

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 prosecution.

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

You are advised that the premises should comply with the relevant Food Hygiene Legislation, and you are advised to contact the Council's Housing and Public Protection Department on 01978 813700 for further advice and information.

RECOMMENDATION C

01 Without a secure mechanism to ensure the completion of the spine road, the development will not be provided with a safe and satisfactory means of vehicular and pedestrian access. As such the development does not accord with policy GDP1(d) of the Wrexham Unitary Development Plan. Page No 34

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0141 BORRAS HALL BORRAS HALL 25/02/2013 LANE LLANYPWLL WREXHAM LL13 9SG COMMUNITY: CASE OFFICER: Holt DESCRIPTION: MP LISTED BUILDING CONSENT FOR MODIFICATION AND RETENTION OF WARD: DOMESTIC OUTBUILDING AND AGENT NAME: Holt RETENTION OF EXISTING CIVITAS PLANNING LTD AGRICULTURAL BARN MR HAROLD COLLIN

APPLICANT(S) NAME: MR & MRS PARRY ______

THE SITE

Building subject to this application

PROPOSAL

As above.

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HISTORY

P/2005/1451 Rebuild of agricultural building and formation of pond (partly in retrospect). Refused 6.2.2006. PG/2006/0024 Enforcement Notice issued 18.4.2007 requiring i) dismantling of the building super structure and all internal walls down to ground floor /slab level; ii) removal all materials associated with the dismantling of the building. The enforcement notice was subject to an appeal (refs: APP/H6955/C/07/1201555 and APP/H6955/C/07/1201556). The notice was upheld on 8 February 2008 following an Inquiry held on 8 January 2008. The period for compliance with the enforcement notice expired on 8 August 2008. P/2011/0102 Retention of agricultural building (in retrospect). Refused 28.3.2011. P/2013/0139 Extension of existing agricultural barn and demolition of existing agricultural shed. Granted 30.7.13 P/2013/0140 Modification and retention of domestic outbuilding and retention of existing agricultural barn. Granted 31.7.13

DEVELOPMENT PLAN

Borras Hall is a Grade II* listed building. Policy EC9 applies.

National guidance in Circular 61/96 Planning and the Historic Environment: Historic Buildings and Conservation Areas is also applicable.

CONSULTATIONS

Community Council: Consulted 1.3.13 Local Member: Notified 1.3.13 Wrexham Civic Society: Consulted 1.3.13 RCAHMW: No observations. Denbighshire Hist. Soc: Consulted 1.3.13 Ancient Monuments Soc: Prepared to defer to Conservation Officer as to whether what is not proposed really is an acceptable compromise after all the years of wrangling. Council for British Archaeology: Consulted 1.3.13 The Georgian Group: Consulted 1.3.13 Victorian Society: Consulted 1.3.13 SPAB: It is understood from the applicant’s supporting information that the outbuilding and agricultural barn have been subject to enforcement action and this current application is an attempt by the applicant to regularise the situation. Page No 36

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Although the height of the building is being dropped to one side, this does little to mitigate for its impact on the setting of the listed house. It is still a large building and together with its form, detailed design and materials, it is considered to have an adverse impact on the setting of the grade II* listed building. Site Notice: Expired 22.3.13 Press Notice: Expired 29.3.13 Other Representations: Nearby occupiers notified 5.3.13

SPECIAL CONSIDERATIONS

Background: Retrospective planning permission to retain the current building was refused in 2006. No appeal was lodged against the refusal; however the applicant appealed against a subsequent enforcement notice. The appeal was dismissed and the notice was upheld.

Compliance with the enforcement notice was subsequently delayed due to the possible presence of bats in the building and it took until 2011 until this matter was resolved. A further retrospective application to retain the building was refusing in 2011.

The applicant is now proposing to retain the rear portion of the building for agricultural use with significant alterations proposed to the front portion. The first floor of the building is to be completely removed along with a small part of the ground floor. New pitched roofs will be constructed over the remaining single storey structure which will be tied into the (curtilage listed) garden wall, and to a new brick east facing elevation of the agricultural building to the rear. This section of the building will be used as a domestic outbuilding.

Listed building consent is required because the building adjoins the garden wall of Borras Hall which is a curtilage listed structure. Planning permission has already been granted for the works.

Impact: The proposals will significantly reduce the impact of the building upon the setting of Borras Hall. The altered building will appear as a subsidiary, traditionally styled brick built outbuilding in keeping with the character of Borras Hall.

The distance between the agricultural building and Borras Hall (around 13m) means that by itself it will not have a significant or harmful impact upon the setting of the listed building once the works referred to above have been carried out.

Conclusion: The proposals will significantly improve the setting of the Borras Hall.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

RECOMMENDATION A

That Welsh Government be advised that Wrexham County Borough Council is disposed to grant Listed Building Consent in accordance with Article 3 of the Planning (Listed Building Conservation Area) Regulations 1990 subject to the conditions specified below:-

CONDITION(S)

1. The works hereby granted consent shall be commenced before the expiry of five years from the date of this consent. 2. Prior to their installation on the building, drawings to scale 1:5 and 1:20 fully detailing all new or replacement windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The details shall fully describe the proposed materials, decorative/protective finishes, cross sections for glazing bars, sills, heads etc, method of opening and glazing type. The works shall only be carried out in strict accordance with such details as are approved.

REASON(S)

1. To comply with Section 18 of the Planning (Listed Building and Conservation Areas) Act 1990. 2. To ensure the works reflect the character and appearance of the building.

RECOMMENDATION B

That the Head of Community Wellbeing and Development be authorised to issue the appropriate certificate forthwith if Welsh Government refers the application back to the Council for determination. ______Page No 38

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0289 FOX AND HOUNDS INN BANGOR 24/04/2013 ROAD EYTON WREXHAM LL13 0YD COMMUNITY: CASE OFFICER: Erbistock DESCRIPTION: PF CHANGE OF USE OF LAND TO FIVE PITCH TOURING CARAVAN SITE WARD: WITH NEW VEHICULAR ACCESS AGENT NAME: Marchwiel MR R BENNETT APPLICANT(S) NAME: MRS H TICKLE ______

THE SITE

The site is on the south side of the B5426 and has an area of 0.5 hectare.

Existing substandard access

PROPOSAL

The application seeks permission for a 5 pitch touring caravan site on a field behind the public house, currently in use as an exempted touring caravan site.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

A new vehicular access is proposed to the class II road subject to a 20mph speed limit. The access involves hedge removal, and new planting is proposed. The site is well screened by trees and hedges and the caravans would be positioned at the rear of the site, with a new toilet block and bin store located at the rear of the pub car park (blocking off the existing access to the field).

A highway report and detailed access plan were received on 14/6/2013.

RELEVANT HISTORY

ERB/1120 Touring caravan site. Withdrawn 7/5/1975

P/2010/0307 Construction of new access to serve existing exempted 5 members caravan site. Refused 7/6/2010

DEVELOPMENT PLAN

The site is outside settlement limits. Policies PS2, EC4, CLF10, and GDP1 are relevant, together with Local Planning Guidance Notes 7 - Landscape, 17 Trees and 32 Biodiversity. TAN5 Nature Conservation, TAN 13 Tourism and TAN 18 Transport are relevant, together with Planning Policy Wales edition 5 November 2012, particularly chapter 11.

CONSULTATIONS

Erbistock and Eyton C Council: Do not support the application and request that it be refused, due to the following concerns: 1. Previous refusal for similar development on planning policy grounds 2. The existing access point has been adequate for many years and a second access point on a busy road makes no sense 3. The Plassey caravan already provides facilities for touring caravans. Local Member: Raises concerns over highway safety for parents. The road is used for parking and parents with children have to walk in the road. Highways: Recommend conditions. Education: In terms of the increased use of the site during the week when pupils are in school, this could be an issue depending on proximity to the play areas and the treatment of any boundaries. Recommend that this is looked at during any site visit. Public Protection: No comments NRW: No objections Welsh Water: Recommend conditions Site Notice: Expired 16/5/2013 Page No 40

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Other Representations: Adjoining neighbours notified 26/4/2013. 3 objections received from local residents, on grounds of: a. The applicant does not own the Fox and Hounds Pub and garden and this land is required to achieve the visibility splays. b. Inadequate foul drainage arrangements c. The road frontage is used by parents to drop off and collect school children and the proposal would result in the loss of a walking route to school and would be detrimental to pedestrian safety. d. The hedge has been cut back recently and should be retained and replanted. e. There would be no on-site management of the caravan site. f. There is already a large touring caravan site at the Plassey and this development is not needed. g. The scale of the access means that it is likely to serve further development. h. Detrimental impact on the character and amenity of the locality contrary to planning policies.

Objection received from Ysgol Eyton, on grounds of:  The footpath to the school is a vital link providing safe passage for parents and children. The creation of an additional entrance will significantly reduce parking available to parents and would create an additional hazard.  Loss of hedgerow  Creation of a caravan site bordering onto school playground is of great concern as it could have an impact on the safety of children.  Sewerage system is already under strain and is frequently overwhelmed. A permanent caravan site would exacerbate this issue.

Representation received from landowner of the Public House and beer garden:  Admiral Taverns Ltd is the owner of this pub which is shown verged blue on the plan in the application and wishes to formally object.  There is already an access through the pub car park to the B5426. To create another access in such close proximity will create a hazard for Page No 41

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customers, staff and other visitors to the pub as well as other road users, and duplicates the existing provision.  The provision of a new access is both not necessary and will also detrimentally affect the local environment within the village.  The visibility splay referred to, in part is over land owned by Admiral Taverns Ltd. We have not been approached about such a right and would resist any such right being granted safety grounds.

Petition submitted by applicant’s agent signed by 31 local residents, stating that they do not object to the proposed new entrance.

SPECIAL CONSIDERATIONS/ ISSUES

Background: The site has been in use as an exempted caravan site for 5 touring caravans for many years. At present, in accordance with the site licence, the site can only be used by visitors up to a maximum period of 28 days. This application seeks to allow visitors to occupy the site for more than 28 days. It is in separate ownership from the public house but is accessed from its car park. An application for a new access to the site was refused in 2010 on the grounds of the harm to the visual amenity of the area. However, this was an opening in the hedge on a larger scale resulting in the loss of a significant amount of hedge with limited availability to make a sufficient replanting. As such it was considered that the expanse of the access would result in a significant urbanising feature to the street scene.

Policy: Policy CLF10 is specific to this type of land use and has 3 criteria: a. The site is unobtrusive and well screened without the need for additional strategic landscaping. b. The site is not located within a Green Barrier or Special Landscape Area. c. The site is used for touring purposes only and is not used for the storage of caravans when not in use.

The application site is located in open countryside but has no further policy designations. I am satisfied that the proposal meets the general principle of policy CLF10 but appropriate planning conditions would be required to control the number of caravans at the site and to prevent its permanent occupation by visitors.

The Council’s general development principles as described in policy GDP1 also apply to the proposal and are discussed later in this report.

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Highway and pedestrian safety: The existing caravan site is currently served by an access which passes through the adjoining public house car park. The access to the car park is substandard and the proposal includes for the closure of access into the caravan site from the public house car park.

The applicant has provided an additional plan at the request of highways fully detailing the proposed access including the achievable visibility splays. The proposed location of the access falls within a section of the road subject to a 20mph speed limit. Given the geometry of the road, and existing traffic calming measures in the form of 6m long speed humps it is accepted that, whilst this is a rural location, the speed of the road is such that the principles of Manual for Streets can be applied. The required visibility splays in both directions are achievable. The layout of the proposed access is satisfactory given the proposed use of the site and as this proposal seeks to stop up the existing substandard access to the caravan site adjacent to the public house, betterment would be provided and the proposal would not result in a danger to highway users.

Ecology: There are no hard landscaping changes proposed to the existing field. Structural planting in the form of an additional hedge and tree planting is proposed to the northern boundary between the site and the public house playing area and a bin store to block off the existing access from the pub car park. I consider that this additional native hedge plating will be of benefit to the site.

The hedge fronting the application site is protected due to its historical nature and its presence on the historical Tithe Map. Approximately 23 metres of hedge would be required to be removed to facilitate the provision of the new access with a requirement to replant approximately 7 metres of hedge on either side of the access. The hedge appears to be in a poor physiological condition, sparse in places and there is also a gap of approximately two metres adjacent to the eastern site boundary. Given the condition of the hedge, I consider that this proposal may result in some control over new planting which would, in the long term, provide habitat condition improvements over the existing condition of the hedge.

Nevertheless, I consider that there is a highway safety betterment that can be achieved which would outweigh the loss of this section hedge. A condition would be attached to any permission requiring the approval of specification for new native hedge planting at the new access location.

School: Some concern has been raised about the potential harm that the proposed use of the site would have on the adjoining Ysgol Eyton. These factors relate to highway safety and the safety of school children during term time. As noted above, the proposed new access meets with national and local requirements in terms of pedestrian and vehicular access. The site is currently used as a touring site for the same number of caravans as proposed. I consider the provision of a new safe access, negating the need for vehicles to enter and leave towing a caravan through a narrow substandard access will Page No 43

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 result in an improvement to pedestrian safety in the immediate locality of the school.

The site can currently be occupied by the same number of occupiers as proposed, therefore in terms of any immediate impact upon the school site, the main issue is whether this longer period of occupation could represent any danger to school children on the site. I am not aware of any specific identified risks from representations. However, I have no evidence before me to suggest that allowing the same number of occupiers on the site for a longer period of time would cause a risk to the school.

Other matters: The site is served by a public foul and surface water system. Representations state that the foul drainage regularly becomes overwhelmed. Welsh Water has raised no objection to the proposal, and in any case, I do not consider that the change in occupancy conditions of the site would result in any significant detriment to the drainage system in the area. The new access proposes the use of a surface water soak away which would be conditioned as part of any approval.

Comments have been made that the applicant does not own the Fox and Hounds public house and this is confirmed by the comments received from Admiral Taverns Ltd. The applicant is not claiming ownership of the Fox and Hounds but has indicated control over the building (blue line). The application site (red line) adjoins the public house land.

Conclusion: I am satisfied that this proposal accords with local planning policy 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. Prior to the first use of the development hereby approved, the vehicular access shall provide visibility splays of 2.4 x 25 metres to the west and 2.4 x 33 metres to the east 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. 3. The vehicular access hereby approved shall be a minimum width of 5.5 metres for a minimum distance of 15m behind the highway boundary. 4. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (eg bituminous macadam) for a minimum distance of 15 metres behind the adjoining highway. 5. The vehicular access hereby approved shall be a maximum gradient of 1 in 10. 6. The vehicular access hereby approved shall take the form of a dropped kerb vehicular crossing. Page No 44

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7. 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. 8. The existing vehicular access located to the rear of the existing public house car park shall be permanently closed up prior to first use of the new vehicular access hereby approved. For the avoidance of doubt, no vehicular access to the application site shall be made from within the curtilage of the Fox & Hounds Public House. 9. Occupation of the site hereby approved shall be limited to no more than five touring caravans at any one time. 10. This permission shall be strictly limited for the use of five touring caravans and no static caravans or similar shall be permitted on the site. 11. No permanent structures shall be erected on the site other than the existing toilet/shower block and proposed bin store indicated on the approved plans. 12. No touring caravans shall be used at any time for permanent occupancy and no caravans shall be stored on site between the period 1 Decemeber and 31 Decemeber limited to 11 months of the year. 13. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 14. No development shall commence until a scheme of boundary treatments has to be submitted to and approved, in writing, by the Local Planning Authority. The scheme shall include for the enhancement of the existing boundary hedging treatments along the site boundaries. 15. The hedgerow to be removed as part of this application to facilitate the new vehicular and pedestrian access as shown on approved plan no. EY-LP- 100 dated June 2013 shall be replanted no later than the first available planting season (October to February) following the first use of the development in accordance with a full specification which has been approved, in writing, by the Local Planning Authority. The hedge shall comprise blackthorn Prunus spinosa (5%), hawthorn Crataegus monogyna (80%), dog rose Rosa canina (5%), field maple Acer campestre (5%), hazel Corylus avellana (5%) - British provenance 60-80cm bare rooted 1+1 transplants, with spiral rabbit guards. They shall be planted in two staggered rows, 45cm apart with plants at 30cm spacing. Species are to be planted in same species groups of 3 to 7 plants and the hedge will be protected with stock proof post and wire/netting erected 1m from planting, with planting on the public side of any boundary. Planting shall be watered to full ground capacity on completion, maintained weed free within the first three years, any dead dying or failing to thrive planting replaced annually within the first five years and fencing maintained for a minimum of 10 years.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure that adequate visibility is provided at the proposed point of Page No 45

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 access to the highway. 3. To ensure the formation of a safe and satisfactory access. 4. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety. 5. To ensure the formation of a safe and satisfactory access. 6. In the interests of highway safety. 7. In the interests of highway safety. 8. In the interests of highway safety. 9. In the interests of the visual amenity of the ara and highway safety. 10. In the interests of the visual amenity of the area and highway safety and to ensure compliance with policy CLF10 of the Wrexham Unitary Development Plan. 11. In the interests of the visual amenity of the area and highway safety and to ensure compliance with policy CLF10 of the Wrexham Unitary Development Plan. 12. To ensure compliance with policy CLF10 of the Wrexham Unitary Development Plan and to ensure that the site is not permanently occupied. 13. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 14. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 15. To protect named species/habitats/biodiversity which would otherwise be damaged/lost by the development hereby permitted.

NOTE(S) TO APPLICANT

Some public sewers and lateral drains may not be recorded on Dwr Cymru Welsh Water's maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist Dwr Page No 46

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Cymru Welsh Water, the applicant is advised to contact the Operations Contact Centre at Dwr Cymru on 0800 085 3968 to establish the location and status of the sewer. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. ______Page No 47

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0304 LAND AT LLECHRYDAU FARM 30/04/2013 SPRING HILL FARM ROAD CRAIGNANT WREXHAM COMMUNITY: SY10 7PA CASE OFFICER: Glyntrian PF DESCRIPTION: ERECTION OF ANEMOMETER MAST WARD: (UP TO 60M IN HEIGHT) FOR A AGENT NAME: Ceiriog Valley TEMPORARY PERIOD OF UP TO 3 WEST COAST ENERGY YEARS (FROM DATE OF ERECTION) LTD MRS KAREN ELLIOTT APPLICANT(S) NAME: WREXHAM WIND ENERGY LTD ______

THE SITE

The site is 4km south-east of Glyn Ceiriog, adjoining a byway from Llechrydau farm to Caemoor wood, at an elevation of 425 metres. In terms of water sheds, the site is outside the Ceiriog valley and is within the catchment of the rivers Morda, Vyrnwy and Severn.

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PROPOSAL

As above.

The mast would be a slender structure of between 150mm at the top and 270mm at the base, with recording apparatus mounted at various heights on the mast, and is supported by steel guy ropes fixed at several points on the mast from 4 anchor points.

The supporting statement confirms that the applicant’s consultants are undertaking studies to determine the suitability of the site for wind energy and the environmental impact of any proposed development. The mast is required to be a height of up to 60 metres in order to collect accurate wind speed data at the approximate hub height of any proposed wind farm.

There is an existing monitoring mast (approx. 8 metres tall) to the north west of the proposed mast, which the applicants wish to retain to correlate data. There are no road/track improvements proposed and the mast would be delivered to site by 4x4 vehicle or tractor, with installation taking 1 or 2 days.

RELEVANT HISTORY

ENQ/2013/0304 Scoping Request under the EIA regs. for 6 wind turbines maximum height 100 metres, total generating capacity 15MW. Cefn Coed to north west P/2002/0538 Construction of 3 no. 1.3MW 91 metre high turbines Refused 9/9/2002 Penygwely to south west 12/14080 Erection of 16 no. 61 metre high wind turbines Withdrawn 1994 Spring hill to west P/2012/0216 Erection of 5no 5KW 21.5 metre high wind turbines Refused 30/7/2012 appeal dismissed 30/1/2013

DEVELOPMENT PLAN

The site is outside the settlement limits, and within a special landscape area and a wildlife site. Policies PS2 PS11, PS12, EC5, EC6 and GDP1 of UDP are relevant, together with LPGN 7 landscape. TAN8 is relevant,

A public right of way passes through the site (BOAT 21A) which forms part of the Ceiriog Trail.

NATIONAL POLICIES RELATING TO WIND TURBINES

This planning application relates solely to the erection of a mast to measure meteorological conditions to determine the suitability of the development of the site for a wind farm. This application is not to consider the merits of an Page No 49

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 application for the erection of a wind farm. However, it may be helpful to have details of national policies for wind energy.

National Policy statements EN-1 and EN-3 were approved by UK parliament in July 2011 and govern the decision making process for major energy infrastructure under the Planning Act 2008 and are a material consideration for energy decisions under the Town and Country Planning Act 1990. EN-1 provides an over-arching policy statement for the delivery of energy projects and states that landscape and visual impacts must be considered in the light of the significant need for new large scale energy infrastructure projects. EN- 3 relates to nationally significant energy infrastructure for onshore wind, and confirms that onshore wind farms are the most established large-scale source of renewable energy in the UK.

Welsh Government Planning Policy Wales 2012 reaffirms UK and national level priorities, with energy production a key policy, based on maximising the use of renewable resources. It refers to the sustainable renewable energy potential of Wales, with on-shore wind energy as a key part of the assembly’s future energy production, and a potential generating capacity of 2GW by 2012/17. PPW seeks to promote the future generation and use of energy from renewables and low carbon energy sources at a range of scales.

TAN8 identifies areas for large scale onshore wind energy at an all-Wales level, with the strategic search areas being appropriate for large scale wind farm development. The revised version of PPW sets new scales for renewable energy developments for planning purposes:

Scale of development Threshold Strategic Over 25 MW for onshore wind and over 50MW for all other technologies Local Authority-wide Between 5MW and 25MW for onshore wind and between 5MW and 50MW for all other technologies Sub local authority Between 50kW and 5MW Micro Below 50kW

Based on the above the anticipated proposal would fall within the local authority-wide level. Onshore developments of less than 50MW are identified as a key area of responsibility of the planning system, and those above this level are dealt with through the Nationally Significant Infrastructure process, administered by the Planning Inspectorate.

Planning Policy Wales refers to feed-in tariffs, which provide financial support to projects, through which energy suppliers make regular payments to customers who generate surplus electricity to the grid, up to a capacity of 5MW.

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PPW 2012 advises that the following factors should be considered (12.10.1): 1. The contribution the proposal will make in meeting identified Wales, UK and European targets for renewable energy 2. The wider social and economic benefits of renewable energy 3. The impact on the natural heritage and the historic environment 4. Minimising adverse impacts on local communities 5. Ways to avoid, mitigate or compensate identified adverse impacts 6. The impacts of climate change on the location, design and build, and operation of renewable and low-carbon energy developments 7. Grid connection issues for renewable energy developments 8. The capacity of, and effects on, the transportation network relating to the construction and operation of the proposal.

TAN5 Nature Conservation advises that a precautionary approach should be taken towards protected species. TAN11 refers to the control over noise- generating development. TAN12 Design advises that appraising the site context is important in achieving good design.

TAN8 is a key document in considering wind turbine proposals. It established 7 Strategic Search Areas (SSAs) in Wales, none of which fall within Wrexham. It sets the Welsh Government target for achieving renewable energy by 2020.

Outside the SSAs, LPAs are expected to encourage smaller community- based wind schemes, and consider their cumulative effects.

The Welsh Government published practice guidance on renewable and low- carbon energy in February 2011. It defines 4 size bands for individual turbines:

Scale Typical turbine Typical turbine Potential rating height (to blade number of height) homes supplied Micro (less than 2.5kW 11m 0.7 2.5kw) Small (1.5-50kw) 20kW 20m 6 Medium (50kw- 500kW 65m 205 750kw) Large (above 2.5MW Up to 135 1536 750kw)

The likely turbines would fall within the medium to large categories. The guidance outlines 4 potential impacts to consider with an application: 1. Direct impacts on the site 2. Indirect impacts on the landscape character of the surrounding area 3. Direct impacts on views 4. Cumulative impacts in connection with other existing or proposed wind developments on landscape character and views.

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The main thrust of WG policy and guidance is to support the development of renewables, whilst having regard to the impacts on the character of rural areas. A balanced approach has to be taken in securing the economic, social and recreational needs of local communities and visitors.

CONSULTATIONS

Glyntrain C Council: Consulted 2/5/2013 L. Glyn Ceiriog C Council (adjoining): Object. An application has recently been rejected for erection of wind turbines at Spring Hill Farm and upheld by the Wales Planning Inspector. This application is objected to on the same grounds as it would scar the landscape. The Ceiriog Valley is hoping to gain recognition as an Area of Outstanding Beauty and such an application if approved would be detrimental to this recognition and would open the 'flood gates' for similar applications including wind turbines/farms. Local Member: Consulted 2/5/2013 Ken Skates AM: Concerned about the precedent that this application could set for the Ceiriog valley, where tourism is crucial to the local economy and the unspoilt landscape that provides that attraction. Highways: Comments regarding equipment delivery Rights of Way: Consulted 2/5/2013 Ramblers: Consulted 2/5/2013 Public Protection: No objections Natural Resources Wales: Consulted 2/5/2013 Powys CC: No observations Shropshire CC: Consulted 2/5/2013 Airbus Broughton: Consulted 2/5/2013 NATS (Air Traffic Control): No safeguarding objections Site Notices: Expired 28.5.2013 Other Representations: Adjoining occupiers notified 7/5/2013. 22 objections received, on grounds of: a. Adverse impact on a byway used for riding and cycling b. Proposal is a precursor to a wind farm which would damage the beautiful unspoilt countryside. c. The mast would not fit into the beautiful surroundings and would be a scar on the Landscape. d. This area is being considered for AONB status and the initial AONB scoping work has recorded the Ceiriog Valley as “Outstanding” and worthy of inclusion within the AONB Boundary. The erection of A 60 meter mast and possibility of a wind farm to follow would jeopardise AONB status and would Page No 52

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adversely impact the beauty and tranquillity of the Ceiriog Valley e. The mast would be seen from the existing AONB boundary f. This location is not included within the TAN 8 Wind farm development Area g. The multitude of failed Wind Farm applications is causing much distress and worry to the local residents, as there has been a great swell of public opinion in the Ceiriog Valley, against the Wind Farm applications. The Ceiriog Valley is a truly beautiful place and it is important that we protect this for generations to come. h. detrimental impact on tourism which depends on walking and bird spotting i. Concerned at noise from wind turbines k. Adverse impact on a Wildlife site which forms an important habitat supporting many protected species.

SPECIAL CONSIDERATIONS/ ISSUES

Requirement for structure: As discussed earlier in my report, the proposal is for the erection of an anemometer mast of up to 60m in height for a temporary period of up to three years from the date of its erection. The purpose is to assess the suitability of the site for potential wind farm development, more specifically the determination of the wind resource of the site. The temporary period of three years for the siting the anemometer is justified on the grounds that wind speeds can vary from year to year, therefore such a timescale to gather a spread of data is required. It is important to note that this proposal does not involve any scheme for the erection of turbines and relates solely to the erection of the mast for data gathering purposes. An example of such a mast is shown in the following photograph.

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Example of mast

Policy: The national planning policy background relating to wind energy development is also discussed above. There are no specific local planning policies in the Wrexham UDP relating to the erection of such masts. Strategic policy PS12 also states that ‘proposals for the generation of energy from renewable sources will be supported provided that the wider environmental benefits are not outweighed by any detrimental impacts of the proposed development (including any electricity transmission facilities needed) on the landscape, public safety, and the local environment.

Policy GDP1 states, amongst other criteria, that all new development should ‘….accord with the character of the site and make a positive contribution to the appearance of the nearby locality’.

Whilst this application is not for a wind turbine development, the principle of such a likely future development is acceptable in national and local planning policy terms and therefore it is accepted that the need for the anemometer is justified in this location and thus also acceptable in principle.

Visual and landscape impact: The site is located in a Special Landscape Area. Policy EC5 of the Wrexham UDP requires that special consideration Page No 54

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 should be given in order to ensure that development seeks to conserve and enhance such landscapes. Whilst the proposal is a precursor to a possible proposal for development which has the potential to have wide ranging long term landscape and visual effects, the anemometer itself would be a temporary, slender structure feature of the landscape and removed after a three year period. As such this limited impact upon the wider landscape is temporary and reversible and as such would not represent a negative addition to the local landscape.

The site is located approximately 4.5km to the south of Clwydian Range and Dee Valley AONB. Concerns have been raised by local residents regarding the views of the proposed development from the existing AONB impacting upon the objectives of its designation and also the impact of the proposal upon a future bid to include the land within this designation. Given the lightweight visual appearance of the structure and the distance involved between the existing AONB boundary and the site, the visual effects would be considered minimal. Also the temporary nature of the construction is such that an objection on these grounds could not be sustained. A further AONB designation to include the application site is unlikely to happen in the near future. The Special Landscape Area designation remains the policy framework within which to consider this application. It is also for these reasons that I do not consider the proposal would adversely impact upon the tourism draw to the area. Any such impact by way of wind turbine development would be considered at the time of such a proposal.

Ecology: This application site is within a county wildlife site (W247) designated for its botanical and bird interest. Meadow pipits and skylarks (a section 42 priority species) have both been recorded on site. Whilst the site appears to have degraded somewhat since designation primarily through overgrazing there are still Welsh Priority Species and Habitats present.

Policy EC6 states that development should only occur in areas of high biodiversity interest if it can be demonstrated that the need for the development outweighs the need to safeguard the intrinsic nature conservation value of the site. In this instance, the scale of the development is such that the proposal is unlikely to harm the basic nature value of the site. Potential harm to these nesting birds by virtue of the construction operations could occur and a condition requiring that the mast only being installed following a site inspection by the Council’s ecologist and the developer’s qualified ecologist will be required.

Other matters: Various concerns have been raised regarding the impact of proposed wind turbine development on the living conditions of residents. This proposal is not considering such development and these issues would be considered at the appropriate time. The nearest residential properties are Llechrydau Farmhouse some 700m to the south east and Spring Hill Farm 1.1km to the west. There are no attributes to the current proposal which I consider would be harmful to the living conditions of the neighbouring occupiers. Page No 55

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Access to the site would be limited to construction traffic and infrequent maintenance. The mast is delivered in 10 sections brought to the site by 4x4 vehicle and trailer. The surrounding highway network consists of the single track carriageway. However, given the short time scale required for the construction and deconstruction of the mast, I do not consider that the type of vehicle and frequency of the movements will be detrimental to highway safety.

Conclusion: The proposal seeks approval for temporary period to monitor local environmental conditions. Whilst this proposal may be a pre-cursor to a potential onshore wind energy scheme, this does not form part of the proposal currently under consideration. By reason of its design and temporary nature I am satisfied that the proposal does not represent a detrimental addition to this location and allowing the proposal would not imply acceptance of a wind farm development on the land. 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. Prior to commencement of development the Local Planning Authority shall be given 10 working days notice in writing of the intention to commence development on site. 3. The permission shall be limited to a period of three years from the commencement of development on site. Upon the expiration of this period the anemometer mast shall be removed and the land restored to its former condition within 3 months of its removal. 4. No development shall take on site place until a scheme has been submitted to and approved in writing by the local planning authority fully detailing a programme of pre-construction site inspection of the site by a suitably qualified ecological consultant to check for the presence of ground nesting birds. The scheme shall include for the provision of a notifying procedure for a site walkover with the local planning authority and a procedure for any postponement of the commencement of development and / or any micrositing within the application site of the anemometer mast taking account of any noted presence. The development shall be carried out strictly in accordance with such scheme as may be approved.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. In order that the Local Planning Authority can ensure that the temporary time scale of the development can be accurately monitored and to retain control over the development and to safeguard the visual amenity of this rural area. 3. In the interests of the visual amenities of the area. Page No 56

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

4. To ensure that ornithological monitoring is in place prior to commencement of development in order to protect the breeding ground of known ground nesting birds in the area. ______Page No 57

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0394 15 VICARAGE FIELDS RUABON 07/06/2013 WREXHAM LL14 6LB COMMUNITY: CASE OFFICER: Ruabon DESCRIPTION: PF ERECTION OF TWO STOREY SIDE EXTENSION. ERECTION OF SINGLE WARD: STOREY REAR EXTENSION. AGENT NAME: Ruabon MR JOHN ANDREW APPLICANT(S) NAME: HARRIS MR JOHN ANDREW HARRIS ______P/2013 /0394 THE SITE

Hatching denotes proposed extension

PROPOSAL

Planning permission is sought for the erection of a two storey side extension as well as a single storey rear extension. These alterations would result in the loss of the existing attached garage. As a consequence the proposal would result in an enlarged living area and integrated garage at ground floor level and an increase from 3 no bedrooms to with 4 no. at first floor level. The application is presented before the Planning Committee as the applicant is Page No 58

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 employed by the council in the Community Wellbeing and Development department.

HISTORY

None relevant.

DEVELOPMENT PLAN

The site is located outside settlement. Policies PS2, GDP1 and T8 are relevant. Local Planning Guidance Notes 13 - Housing in the Countryside,16 – Parking Standards and 20 – House Extensions also refer.

CONSULTATIONS

Community Council: No objection Local Member: Notified 12.6.2013 Site Notice: Expired 11.7.2013 Other Representations: 5 neighbouring occupiers notified.

SPECIAL CONSIDERATIONS/ISSUES

Design: The existing dwelling consists of a detached footprint with a hipped roof and feature gable to the left hand side of the frontage and lean to side extension. The proposal would result in a design that effectively creates an additional feature gable to the right hand side and a symmetrical frontage to the dwelling. LPG13 requires that extensions outside settlement limits should be limited to a one third increase in floor area. With the loss of the large garage, this proposal equates to a one third floor area increase. I am satisfied that the proposal will not have an adverse impact upon the character of the dwelling or the wide street scene.

Amenity: The area is characterised by suburban style housing of a medium density. As such the properties do not appear cramped in their plots. The neighbouring dwelling to the east is the most affected property by the proposal. It features windows in its side elevation, however these are non habitable landing and hall way and also a secondary kitchen windows. A ‘Juliette’ balcony is proposed to the rear elevation , but I am satisfied that this has no more of an impact than a standard window in terms of potential overlooking to the rear of the neighbouring dwelling. As such I am satisfied that the proposal will not result in a detrimental loss of amenity for the neighbouring occupier. I am also satisfied that the single storey rear extension will not harm the amenity of the occupiers of the property to the west due to the distance between the boundary.

Parking: Whilst there is no increase in the required maximum parking provision for this proposal over the existing situation, I am satisfied that the existing parking provision is not reduced.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Conclusion: I am satisfied that the proposal represents a high standard of design and does not cause detriment to the amenity of the neighbouring occupiers. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. No facing or roofing materials shall be used other than materials matching those used on the existing building. 3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no windows or other openings shall be inserted in any elevation of the extension facing east.

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 protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

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

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

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

· Transmission of gases into adjacent properties from underground sources through ground fractures. · Coal mining subsidence. · Water emissions from coal mine workings.

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0412 TREVALYN BARN DARLAND LANE 13/06/2013 ROSSETT WREXHAM LL12 0BD COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: SEH ERECTION OF GARDEN ROOM, DEMOLITION OF EXTERNAL WALL WARD: TO CREATE NEW OPENING AND AGENT NAME: Rossett INTERNAL ALTERATIONS ARBORETA MR EMYR DAVIES APPLICANT(S) NAME: MR & MRS CORDNER ______

THE SITE

Proposed Extension

Application Site

PROPOSAL

As above.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

HISTORY

P/2001/0638 Conversion of redundant barns to Granted 4/9/2001 residential use P/2001/0816 Listed Building Consent for conversion Granted 20/11/2001 of redundant barns to residential use P/2013/0413 Listed Building Consent for Erection of Decision garden room, demolition of external Pending wall to create new opening and internal alterations

DEVELOPMENT PLAN

Curtilage listed building located outside of settlement limit, within Green Barrier and a Special Landscape Area. UDP Policies H3, GDP1, PS2, EC1, EC5 and EC9 apply. Local Planning Guidance Notes Nos.3 ‘Converting Rural Buildings’ and 13 ‘Housing in the Countryside’ are also relevant

CONSULTATIONS

SPECIAL CONSIDERATIONS/ISSUES

Background: The Barn at Trevalyn forms part of a group of buildings associated with the 16th century farm house. The Barn itself may be as early as the 17th century and is important evidence of the agricultural past in this location. The Barn is listed Grade II (since 1952) which is indicative of its importance and the protection given by the listing applies to both the interior and exterior of the barn. Proposed is a large single storey, garden room extension to the front elevation of the barn, which was converted into resdiential use in 2002, to be constructed of a glazed green oak farme with a natural slate roof. The main issue to consider is the impact that the proposed extension would have upon the character and appearance of the previously redundant rural building.

Scale and Design: Local Planning Guidance Note No. 3 states that domestic or extraneous features such as conservatories, porches etc should be Page No 64

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 avoided. This is because of the negative impact such extensions have upon the character and appearance of previously converted buildings. The extension proposed, which is substantial in size and set at right angles to the principal building would have a negative impact upon the character and appearance of the Barn. This is due principally to its size and significant projection from the existing elevation, but also as a result of the loss of the original linear plan further diminishing the character of the converted building. The projection of the extension is almost equal to the extent of the existing side elevation, and as such the extension fails to appear subsidiary to the original structure and is inappropriate in terms of its proportions.

Other Matters: Whist the comments of the community council are noted, the impact here is upon the character and appearance of the converted redundant barn, and I do not consider the remoteness form the village or proximity of the complex to the highway to be relevant in this case.

Conclusion: The proposed extension would have an unacceptable impact upon the character and appearance of the previously converted building by virtue of the loss of the original liner plan. The extension is inappropriate in terms of scale, siting and design, and would adversely affect the original appearance of the building.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. By virtue of scale, design, proportions and siting the development will have a detrimental impact upon the character and appearance of the previously converted rural building and therefore conflicts with Policies GDP1, PS2, H3 of the Wrexham Unitary Development Plan and Local Planning Guidance Notes Nos 3 'Converting Rural Buildings' and 13 'Housing in the Countryside'. ______Page No 65

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0413 TREVALYN BARN DARLAND LANE 13/06/2013 ROSSETT WREXHAM LL12 0BD COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: SEH LISTED BUILDING CONSENT FOR ERECTION OF GARDEN ROOM, WARD: DEMOLITION OF EXTERNAL WALL AGENT NAME: Rossett TO CREATE NEW OPENING AND ARBORETA INTERNAL ALTERATIONS MR EMYR DAVIES

APPLICANT(S) NAME: MR & MRS CORDNER ______

THE SITE

Proposed Extension

Application Site

PROPOSAL

As above.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

HISTORY

P/2001/0638 Conversion of redundant barns to Granted 4/9/2001 residential use P/2001/0816 Listed Building Consent for conversion Granted 20/11/2001 of redundant barns to residential use P/2013/0412 Planning application for erection of Decision garden room, demolition of external Pending wall to create new opening and internal alterations

DEVELOPMENT PLAN

UDP Policy EC9 applies.

CONSULTATIONS

Community Council: Support the application on the following grounds:  Trevalyn Barn is remote from the village of Rossett and has little effect on the majority of the population;  The entire Trevalyn Farm complex is remote from the adjoining lane and hardly visible to passers by. Local Member: Notified 18.06.2013 WACS: Consulted 18.06.2013 RCAHMW: No observations. DHS: Consulted 18.06.2013 AMS: Consulted 18.06.2013 CBA: Raise the following concerns:  Destruction of original fabric by the widening of a window to create a door;  Position of the extension which will cover the ventilation slits which are evidence of the agricultural processes which took place in the barn, is inappropriate in principle. SPAB: Consulted 18.06.2013 Victorian Society: Consulted 18.06.2013 The Georgian Group: Consulted 18.06.2013 Press Notice: Expired 19.07.2013 Site Notice: Expired 18.07.2013 Other Representations: Notified19.06.2013

SPECIAL CONSIDERATIONS/ISSUES

Proposal: The Barn at Trevalyn forms part of a group of buildings associated with the 16th century farm house. The Barn itself may be as early as the 17th century and is improtant evidence of the agricultural past in this location. The Page No 67

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Barn is listed Grade II (since 1952) which is indicative of its importance and the protection given by the listing applies to both the interior and exterior of the barn. Proposed is a large single storey, garden room extension to the front elevation of the barn (which was converted into resdiential use in 2002) to be constructed of a glazed green oak farme with a natural slate roof. The main issue to consider is the impact that the proposed extension would have upon the historic intergity and identity of the curtilage listed building.

The extension which is substantial in size and set at right angles to the principal building would have a negative impact upon the character and appearance of the Barn. This is due principally to its size and significant projection from the existing elevation, but also as a result of the loss of the original linear plan and the loss of a significant amount of the original external wall and associated vernacular detail such as ventilation slits etc.

Other Matters: Whist the comments of the community council are noted, the impact here is upon the integrity of the listed building, and I do not consider the remoteness form the village or proximity of the complex to the highway to be relevant in this case.

Conclusion: The proposed extension would have an unacceptable impact upon the character and appearance of the listed building by virtue of the loss of the original liner plan. The loss of fabric involved in the alteration to the proportions of the window opening to create the door are unsympathetic to integrity of the listed building and, together with the loss of the vernacular details would be harmful to the building’s historic identity.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. By virtue of scale, design, proportions and siting, the works will have a detrimental impact upon the character and appearance of the Grade II Curtilage Listed Building. The proposed loss of fabric and vernacular detailing would be detrimental to the building's historic integrity and identity and the proposal therefore conflicts with policy EC9 of the Wrexham Unitary Development Plan. ______Page No 68

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0440 HILLCREST THE OLD QUARRY 25/06/2013 CRAIGWEN ROAD BRYNTEG WREXHAM COMMUNITY: LL11 6AF CASE OFFICER: Broughton PF DESCRIPTION: RETROSPECTIVE APPLICATION WARD: FOR RE-BUILDING WORKS TO AGENT NAME: Bryn Cefn EXISTING EXTENSIONS HOME DESIGN SOLUTIONS LTD APPLICANT(S) NAME: MR CARL HUGHES MR ROBERT WILLIAMS ______

THE SITE

Site boundary

PRoW

Approx position of vehicular access

PROPOSAL

The proposal is made in retrospect for rebuilding works to the existing dwelling consisting of the rebuilding of walls to the existing garage and store. Whilst the proposal is for rebuilding purposes, an application for planning permission has been sought as the works have been carried out to a structure which was not initially permitted development.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

HISTORY

None relevant to this site.

DEVELOPMENT PLAN

The site is located within settlement. Policies PS2 and GDP1 are relevant. Local Planning Guidance Notes 16 – Parking standards and 20 – House Extensions are relevant.

CONSULTATIONS

Community Council: i) Any works should be confined to within the footprint of the site; ii) No works should encroach to within the quarry site; and iii) Vehicle access is not possible from Craigwen Road. Local Member: Notified 1.7.2013 Site Notice: Expired 26.7.2013 Other Representations: 4 representations received raising the following points:  There is no requirement for the garage space on a derelict cottage;  Why has ‘Brynteg Quarry’ suddenly become ‘The Old Quarry’; and  Previous enforcement notices have never been complied with.  Machinery at the quarry should have been removed;  Existing boundary treatments should be made good;  Everything should be done to encourage the early completion of the works on site;  The site has encouraged anti social behaviour to the detriment of the neighbouring occupiers over recent years;  Building control should be advised of the ongoing works.

SPECIAL CONSIDERATIONS/ISSUES

Background: The application site is accessed via a private track from Craigwen Road. This track approaches the site through a former quarry where a gap has been formed in the quarry wall to access the site. Whilst a public right of way passes the north eastern boundary of the site, mature vegetation restricts views into the site. Pedestrian access appears to be Page No 70

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013 achievable to the site from this right of way, although the existing gap in the hedge has been blocked.

There has been previous enforcement action at Brynteg Quarry with two enforcement notices being served in 2006. These were as a result of investigations that showed the quarry land was being used for the storage of plant/machinery (JCBs), use of a static caravan and that engineering operations had taken place. These notices did not include the property known as Hillcrest or its garden area. The requirements of these notices were a) to remove the static caravan on the land; b) remove any vehicles stored on the land; c) stop using the land for storage of vehicles; d) cease unauthorised engineering operations. The static caravan was removed from the land as required, the engineering operations have ceased, however several JCBs/other plant remain on the land. It has been agreed with the applicant that these can remain on the land whilst renovation works are taking place on the property. As works are taking place on the property no prosecution has taken place in respect of this machinery.

It is important to note that this application relates solely to the works which have occurred to the dwelling house itself and does not relate to any development within the quarry.

Visual Amenity: The proposed works have occurred to rebuild section of a garage / store which was originally a later addition to the dwelling house. I am satisfied that the works have been carried out in a suitable manner and utilising materials that do not result in any detriment to the character of the dwelling or wider locality. I have notified Building Control of the works but non compliance with the Building Regulations does not justify a reason for refusal in planning terms.

Other issues: I understand from neighbouring occupiers that the remoteness of the application site has encouraged anti social behaviour. Whilst I appreciate that this may be the case, this is a site management issue which cannot be controlled by the consideration of this proposal.

Conclusion: I am satisfied that the works as proposed comply with Council policy and recommend as follows.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

01 The JCBs and construction plants shall be removed from the site within 12 months of the date of this permission.

REASON(S)

01 In the interests of visual amenity. ______Page No 71

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0445 HIGHGATE YARD BRIDGE STREET 28/06/2013 WREXHAM LL13 7AS COMMUNITY: CASE OFFICER: Offa DESCRIPTION: JS ERECTION OF NON-ILLUMINATED, FREE STANDING 'Y' SHAPED WARD: SIGNAGE AGENT NAME: Offa FLETCHER_RAE UK APPLICANT(S) NAME: LTD MR RICHARD EVANS ESL GROUP MR MATTHEW WOOD UK ______

THE SITE

The site is located on west side of Bridge Street in Wrexham, nearly opposite Chapel Street.

Position of sign

PROPOSAL

As above. The free standing sign will have a max height of 2.4m, and each board on the Y frame will be 1.8m wide and 0.9m high. The sign is a temporary sign, to advertise the new building development. No illumination is proposed.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

HISTORY

P/2003/0186 Outline application for residential development and alteration to existing vehicular and pedestrian access. Granted 9.6.2003 P/2005/0696 Erection of 16 apartments and construction of new vehicular and pedestrian access. Refused 9.1.2006. Allowed on appeal 21.6.2006. P/2008/0683 Variation of conditions 2, 3 and 5 of P/2003/0186 to allow extension of time to submit details/reserved matters and to allow re-wording of contaminated land condition. Granted 18.6.2009. Decision was subject to a legal agreement (education contribution).

DEVELOPMENT PLAN

Within the settlement limits. LPG note 1 applies.

CONSULTATIONS

Community Council: Objects. The sign will be a distraction to traffic negotiating the Chapel St junction opposite. Local Member(s): Notified 1.7.13 Highways: No recommendation on highway grounds. Applicant’s attention is drawn to items 1, 3, 4 & 5 of the supplementary notes. Site Notice: Expired 2.8.13 Other representations: 4 neighbours notified 23.7.13

SPECIAL CONSIDERATIONS

Visual and Safety issues: The site has been vacant for a number of years despite extant planning permission for a residential development.

The splayed entrance wall for the development has been recently constructed, and the advert will be positioned behind this, and therefore the sign will be seen above this wall.

Although noting the concerns raised by the Community Council, the sign will be seen in relation to other signs in this area, which are currently located on the forecourt area of the adjacent commercial garage premises. The sign is intended to display representative images of the new development, and in view of the length of time that the site has remained vacant, this is a positive feature. The sign will be set well back from Bridge Street (and Pen y Bryn), and it will not cause issues for visibility at existing access points. Highways have not made any recommendation on highway safety grounds, and therefore do not consider that this non illuminated sign will cause a distraction to road users. Page No 73

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

RECOMMENDATION: That permission 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. 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

NOTE(S) TO APPLICANT

You are advised that this consent does not authorise any illumination of the sign. ______Page No 74

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0459 GOURTON HALL ROUNDABOUT 02/07/2013 HOLT ROAD LLANYPWLL WREXHAM COMMUNITY: LL13 9SA CASE OFFICER: Holt PF DESCRIPTION: INSTALLATION OF 4 NO WARD: ROUNDABOUT SPONSORSHIP AGENT NAME: Holt SIGNS WREXHAM COUNTY BOROUGH COUNCIL APPLICANT(S) NAME: HEAD OF WREXHAM COUNTY BOROUGH ENVIRONMENT COUNCIL ______

THE SITE

Roundabout referred to

PROPOSAL

Advertisement consent is sought for the erection of four signs within the roundabout to act as sponsorship hoardings. The signs measure a maximum height of 0.65m from the ground level at a width of 1.5m.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

HISTORY

None relevant.

DEVELOPMENT PLAN

The site is outside settlement. Policies PS2 and GDP1 refer.

CONSULTATIONS

Community Council: Consulted 5.7.2013 Local member: Notified 5.7.2013 Site notice: Expired 26.7.2013 Highways: Recommends the signage be installed at a maximum height to maximise visibility. Other representations: One representation received raising the following points:  The signage will cause confusion for motorists leading to HGVs taking the wrong exit at the roundabout and becoming stuck.

SPECIAL CONSIDERATIONS/ISSUES

Amenity: In line with national planning guidance the main determining factors in this instance are the impact of the signs on the amenity of the area and the impact upon public safety.

The signs as proposed are standard sizes which have been installed on other roundabouts in the County Borough. This site is located in an open countryside location and as such, the main issue is the impact of the signage on the openness of this rural location. Given their proposed positioning adjacent to the existing highway authority chevron signs I consider that their small scale will not cause a detrimental visual impact. An image of the sign is shown below.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Sign as proposed

Highway safety: Highways have raised no concerns in relation to the proposal. Given the small nature of the signs they are unlikely to result in significant distraction to motorist. Whilst the local planning authority cannot control the content of the signage, I am aware that the Council, as controllers of the signage restrict the content of the signage to prevent unnecessary distraction to motorists. A condition will be required to ensure that the signage is restricted to a height on 1m above the adjoining carriageway

Conclusion: I am satisfied that the signage as proposed does not represent an incongruous addition to this open countryside location and there will be no detrimental impact to public safety. As such I recommend accordingly.

RECOMMENDATION: That permission 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. The signage hereby approved shall not be illuminated in any way. Page No 77

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7. The signage hereby approved shal not exceed 1 metre in height measured from the nearside edge of the adjoining carriageway.

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 interest of visual amenity and highway safety. 7. In the interests of highway safety. ______Page No 78

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

APPLICATION NO: LOCATION: DATE RECEIVED: P/2013 /0461 UNIT A14 BERSHAM ENTERPRISE 03/07/2013 PARK COLLIERY ROAD RHOSTYLLEN WREXHAM COMMUNITY: LL14 4EG CASE OFFICER: Esclusham MP DESCRIPTION: CHANGE OF USE FROM B1 WARD: (OFFICE) TO D2 (LEISURE) TO AGENT NAME: Esclusham PROVIDE SPACE TO BE USED AS RASCALS RETREAT AN ART AND CRAFT WORKSHOP MISS REBECCA CLARKE APPLICANT(S) NAME: MISS REBECCA CLARKE RASCALS RETREAT ______

THE SITE

Application site

PROPOSAL

As above. I understand the applicant intends to use the premises to provide arts and crafts workshops for children.

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HISTORY

No recent relevant history.

DEVELOPMENT PLAN

Within settlement. Policy GDP1 applies.

CONSULTATIONS

Community Council: Consulted 5.7.13 Local Member: Notified 5.7.13 Public Protection: Recommend condition regarding noise handling plant. Highways: Visibility at site access concurrent with Welsh Government guidelines. There appears more than adequate off road communal parking to provide for the various users of the site. Site Notice: Expired 9.7.13 Other Representations: 1 objector expresses the following concerns: - Enterprise Centre is a business facility not a leisure facility; - lack in information; - risk to people (children) visiting the site due to car and HGV movements. The centre has a constant flow of traffic making deliveries; - insufficient parking; - welfare facilities are not suitable for children and parents as they are designed for adult use only.

SPECIAL CONSIDERATIONS

Policy: There are no specific UDP policies regarding the use of buildings for small scale leisure uses. The proposed use is therefore acceptable in principle.

Parking: I understand that there are no allocated spaces within the Enterprise Centre and instead the sizeable shared parking areas are available for use by all tenants and visitors.

The LPG16 maximum parking provision for the existing use (Class B1) is 2 spaces compared to 4 spaces for the proposed use (Class D2). Whilst the proposal has the potential to increase demand for parking in the context of the Enterprise Centre as a whole this will not put significant pressure on existing parking provision.

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REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

Safety: The units in the immediate vicinity of the application premises are predominately used for business or light industrial purposes (Class B1) which are unlikely to be serviced by large numbers of HGVs. I appreciate that some units at the Enterprise Centre are also used for purposes within Class B2 and B8. Nevertheless none of the units in the immediate vicinity of the application site are particularly large and unlikely generate a large number of HGV movements.

I accept that there is likely to be a steady flow of cars and light goods vehicles to/from the site however I do not believe this poses a significantly greater risk to visitors to the premises than were the site located on a retail park.

Other matters: Securing adequate internal toilet arrangements is outside of the scope of planning control. In any case planning permission would not be required for internal alterations should these be required.

No air handling plant or extraction equipment is proposed and therefore I do not consider the condition recommended by Public Protection necessary.

Conclusion: The development accords with 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.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. ______Page No 81

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

LIST OF DELEGATED DECISIONS ISSUED

COE P/2012/0053 REAR OF PROSPECT PLACE OFF ERECTION OF NEW DORMER BUNGALOW GRANTED HEOL MAELOR COEDPOETH on 29/07/2013 WREXHAM LL11 3LY WOR P/2012/0191 EMRAL GARDENS CARAVAN PARK RETROSPECTIVE APPLICATION FOR CCTV GRANTED WALLINGTON LANE HOLLYBUSH MAST AND CAMERA on 12/08/2013 BANGOR ON DEE WREXHAM LL13 0LJ PEN P/2012/0682 DOUGLAS HOUSE CHURCH LISTED BUILDING CONSENT TO ERECT GRANTED STREET PEN Y CAE WREXHAM EXTERNAL GLASS ROOFED VERANDAH on 22/07/2013 LL14 2RL GLY P/2013/0113 LLANGWRYD UCHAF LLWYNMAWR CONVERSION OF FORMER BARN INTO GRANTED LLANGOLLEN WREXHAM LL20 7BD DWELLING, CONSTRUCTION OF DOUBLE on 25/07/2013 GARAGE AND STORE AND ASSOCIATED EXTERNAL WORKS HOL P/2013/0139 BORRAS HALL BORRAS HALL LANE EXTENSION OF EXISTING AGRICULTURAL GRANTED LLANYPWLL WREXHAM LL13 9SG BARN AND DEMOLITION OF EXISTING on 30/07/2013 AGRICULTURAL SHED. HOL P/2013/0140 BORRAS HALL BORRAS HALL LANE MODIFICATION AND RETENTION OF DOMESTIC GRANTED LLANYPWLL WREXHAM LL13 9SG OUTBUILDING AND RETENTION OF EXISTING on 31/07/2013 AGRICULTURAL BARN RUA P/2013/0250 BELAN PLACE RHOSYMADOC WORKS TO WORKSHOP TO INCLUDE: GRANTED RUABON WREXHAM LL14 6LS ALTERATIONS TO WALLS AND ROOF, NEW on 31/07/2013 EXTERNAL DOORS, NEW WINDOW, REMOVAL OF 2 NO. ROOFLIGHTS TO BE REPLACED BY 2 NEW CONSERVATION ROOFLIGHTS AND ADDITIONAL 2 NO. CONSERVATION ROOFLIGHTS. GWE P/2013/0324 10 CHERRY TREE ROAD BRADLEY FRONT & REAR ROOF ALTERATIONS GRANTED WREXHAM LL11 4DN on 18/07/2013 GWE P/2013/0325 12 CHERRY TREE ROAD BRADLEY FRONT AND REAR ROOF ALTERATIONS GRANTED WREXHAM LL11 4DN on 18/07/2013 MAR P/2013/0326 PENTRE MAILYN COCK BANK LANE RETROSPECTIVE APPLICATION FOR GRANTED MARCHWIEL WREXHAM LL13 0SU IMPLEMENT SHED / BARN (10.9M X 6.7M X 3.6M) on 18/07/2013 WRA P/2013/0328 75 NORFOLK ROAD WREXHAM ERECTION OF PORCH TO FRONT OF DWELLING GRANTED LL12 7SB on 18/07/2013 MAE P/2013/0329 PLOT 84 HENKA ROAD PENMERE REMOVE 1 HORSE CHESTNUT PROTECTED BY GRANTED PARK PENLEY WREXHAM LL13 0QE TPO WMBC 87 AND REPLACE WITH 1 WILD on 05/08/2013 SERVICE TREE AND 1 SWEET CHESTNUT TREE BRY P/2013/0332 THE BARN PENTRE SAESON FARM AMENDMENT TO PLANNING PERMISSION REF REFUSED BRYMBO ROAD BWLCHGWYN P/2012/0864 FOR TWO STOREY EXTENSION: on 24/07/2013 WREXHAM LL11 5TY SUBSTITUTION OF ROOFLIGHT SERVING EN- SUITE FOR DORMER WINDOW GWE P/2013/0337 12 HEULFAN WAY GWERSYLLT GARAGE EXTENSION GRANTED WREXHAM LL11 4HX on 18/07/2013 OVE P/2013/0357 MULBERRY HOUSE PENYLLAN GARDEN EMBANKMENT RETAINING GRANTED STREET OVERTON WREXHAM LL13 STRUCTURE, BALCONY AND LANDSCAPE on 24/07/2013 0EE PLANTING (IN RETROSPECT). WRR P/2013/0359 2 ORCHARD COTTAGES PLAS REPLACE EXISTING CONSERVATORY WITH GRANTED COCH ROAD WREXHAM LL11 2BW SUN ROOM on 25/07/2013 WRR P/2013/0360 84 SNOWDON DRIVE WREXHAM REAR EXTENSION TO FORM SUN ROOM GRANTED LL11 2YA on 24/07/2013 WRA P/2013/0363 36 CHESTER ROAD WREXHAM ALTERATIONS AND CHANGE OF USE OF GUEST GRANTED LL11 2SD HOUSE ACCOMMODATION AND DINING AREA on 18/07/2013 TO RESIDENTIAL DWELLING Page No 82

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

WRO P/2013/0364 2 VICTORIA ROAD WREXHAM LL13 CHANGE OF USE OF DWELLING TO 4 NO. SELF REFUSED 7SA CONTAINED BEDSITS on 22/07/2013 GWE P/2013/0366 ALYN WATERS COUNTRY PARK ERECTION OF 2 NO. PERMANENT PLASTIC GRANTED MOLD ROAD GWERSYLLT COATED INFORMATION SIGNS on 22/07/2013 WREXHAM LL11 4AG WRR P/2013/0368 16 TO 18 GROSVENOR ROAD CONSERVATION AREA CONSENT FOR GRANTED WREXHAM LL11 1BU DEMOLITION/REMOVAL OF TWO 'SYSTEM' on 18/07/2013 BUILT PREFABRICATED SINGLE STOREY BUILDINGS CEF P/2013/0372 THE BUTCHERS CRANE STREET EXTERNAL RENOVATION WORKS GRANTED CEFN MAWR WREXHAM LL14 3AB on 22/07/2013 GRE P/2013/0373 QUARRY ENTRANCE PANT LANE ERECTION OF STORAGE CONTAINER GRANTED GRESFORD WREXHAM LL12 8HB on 18/07/2013 WRA P/2013/0374 5 KENSINGTON GROVE BOX LANE REMOVE ONE VARIEGATED CONIFER GRANTED WREXHAM LL12 8AJ PROTECTED BY TREE PRESERVATION ORDER on 08/08/2013 WCBC 167 RUA P/2013/0377 WYNNSTAY HALL ESTATE RETROSPECTIVE APPLICATION FOR WITHDRAWN WYNNSTAY PARK RUABON TEMPORARY ADVERT CONSENT on 26/07/2013 WREXHAM LL14 6LA LLR P/2013/0381 TEGFAN METHODIST HILL ALTERATIONS AND EXTENSIONS TO GRANTED FRONCYSYLLTE WREXHAM LL20 ATTACHED OUTBUILDING TO FORM ANNEXE on 18/07/2013 7SN ACCOMMODATION MAE P/2013/0382 1 AND 2 HALGHTON LANE PENLEY REMOVAL OF CONDITION NO. 10 OF PLANNING GRANTED WREXHAM LL13 0LS PERMISSION CODE NO. P/2010/0905 RELATING on 24/07/2013 TO CONSTRUCTION OF FOOTWAY WRR P/2013/0383 68 RHOSDDU ROAD WREXHAM ALTERATIONS TO EXTERNAL APPEARANCE OF GRANTED LL11 2NT EXISTING BUILDING COMPRISING OF on 18/07/2013 PROVISION OF NEW SHOP ENTRANCE AND EXTENSION TO EXISTING FASCIA CEF P/2013/0385 132 CAE GWILYM LANE CEFN TIMBER FRAMED SHELTER GRANTED MAWR WREXHAM LL14 3PE on 25/07/2013 PEN P/2013/0388 NEWTON BARN DRYLL FARM ROAD ERECTION OF DOUBLE GARAGE REFUSED DREFECHAN PENYCAE WREXHAM on 24/07/2013 LL14 1UE GWE P/2013/0389 CAE GARW BOTTOM ROAD ERECTION OF GARAGE GRANTED SUMMERHILL WREXHAM LL11 4TW on 24/07/2013 GRE P/2013/0390 WINEBERRY HOUSE 85 WYNNSTAY PRUNE BACK ONE BRANCH SHOWN IN GRANTED LANE MARFORD WREXHAM LL12 SUBMITTED PHOTOGRAPH BY 6 - 8 METRES on 30/07/2013 8LH FROM ONE BEECH TREE (T8) AND REMOVE LOWEST BRANCH GROWING OVER DRIVEWAY FROM ONE BEECH (T7) WRO P/2013/0391 E N T WARD WREXHAM MAELOR FORMATION OF ALTERNATIVE EMERGENCY GRANTED HOSPITAL CROESNEWYDD ROAD ESCAPE ROUTE WORKS INCLUDING on 24/07/2013 WREXHAM LL13 7TD FORMATION OF NEW DOOR AND HALF LEAF EXTERNAL AND EXTERNAL RAMP INCLUDING HANDRAIL (E.N.T. WARD) OVE P/2013/0395 FLAT ABOVE 43 TO 44 SALOP ROAD ERECTION OF STEEL FIRE ESCAPE FOR GRANTED OVERTON WREXHAM LL13 0EH RESIDENTIAL FLAT ABOVE OVERTON on 05/08/2013 CONVENIENCE STORE ISY P/2013/0397 SCHOOL FARM HOLT ROAD REAR TWO STOREY EXTENSIONS GRANTED BOWLING BANK WREXHAM LL13 on 31/07/2013 9RL WRR P/2013/0398 HALIFAX PLC 55 HOPE STREET 1 NO. NON ILLUMINATED BRANDMARK, 2 NO. GRANTED WREXHAM LL11 1AF EXTERNALLY LIT PROJECTING SIGNS, 2 NO. on 31/07/2013 NON ILLUMINATED ATM TABLETS Page No 83

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

GWE P/2013/0399 WREXHAM CARE AND REPAIR FIXING OF VINYL BANNER SIGN TO FRONT OF GRANTED RHOSDDU INDUSTRIAL ESTATE BUILDING on 31/07/2013 OLD RHOSROBIN WREXHAM LL11 4YL CEF P/2013/0400 HOLLYBUSH INN WELL STREET REFURBISHMENT OF EXISTING PUBLIC HOUSE, GRANTED CEFN MAWR WREXHAM LL14 3AE RE-FORMATION OF SHOP UNIT AND CHANGE on 25/07/2013 OF USE OF FIRST FLOOR INTO RESTAURANT, MUSEUM, KITCHEN, OFFICE, LIFT ACCESS AND STORAGE AREA. DEMOLITION OF EXISTING REAR BUILDING AND FORMATION OF BEER GARDEN. WRO P/2013/0401 1A PEN Y BRYN WREXHAM LL13 CHANGE OF USE OF EXISTING VETS SURGERY REFUSED 7HU TO SMALL 2 BEDROOM DWELLING on 25/07/2013 WRA P/2013/0404 3 FFORDD HOOSON WREXHAM TWO STOREY REAR EXTENSION AND SINGLE GRANTED LL12 7LS STOREY EXTENSION TO REAR OF EXISTING on 18/07/2013 UTILITY ROOM WRA P/2013/0405 ASDA STORES LTD HOLT ROAD SINGLE STOREY GROCERY COLLECTION GRANTED WREXHAM LL13 8HL CANOPY on 31/07/2013 RUA P/2013/0407 NEW HALL NEW HALL ROAD EXTERNAL ALTERATIONS AND EXTENSION GRANTED RUABON WREXHAM LL14 6HB on 06/08/2013 WRR P/2013/0414 2 ORCHARD COTTAGES PLAS ERECTION OF TIMBER FENCE ON TOP OF GRANTED COCH ROAD WREXHAM LL11 2BW EXISTING STONE WALL (IN RETROSPECT) on 25/07/2013 BAN P/2013/0415 WOODCROFT HOLLY BUSH LANE ERECTION OF DOUBLE GARAGE WITH STORE GRANTED BANGOR ON DEE WREXHAM LL13 ABOVE on 31/07/2013 0BH LLR P/2013/0416 BOD EINION LLANGOLLEN ROAD TWO STOREY AND SINGLE STOREY GRANTED TREVOR WREXHAM LL20 7TN RESIDENTIAL EXTENSIONS on 25/07/2013 WRA P/2013/0417 10 GLYN AVENUE WREXHAM LL12 SINGLE-STOREY DINING ROOM EXTENSION GRANTED 8DF on 18/07/2013 RUA P/2013/0420 ROBIN COTTAGE 5 WEST END REMOVE 1 SYCAMORE (T2), 1 SILVER BIRCH GRANTED TERRACE PONT ADAM RUABON (T7) AND 1 CHERRY (T8) AND COPPICE 4 on 08/08/2013 WREXHAM LL14 6EA SYCAMORE & ASH (T3, T4, T5, T6) PROTECTED BY RUABON CONSERVATION AREA WRO P/2013/0421 10 SONTLEY ROAD WREXHAM FELL 1 ATLANTIC CEDAR (T1) AND 1 SILVER GRANTED LL13 7EN MAPLE (T2) AND REPLACE WITH 1 TREE on 08/08/2013 (SPECIES TO BE AGREED WITH THE LPA) GWE P/2013/0422 WOODLAND ADJACENT TO MOLD FELL 1 BEECH TREE (TB1) PROTECTED BY TPO GRANTED ROAD CEFN Y BEDD WREXHAM DENBIGHSHIRE COUNTY COUNCIL NO. 5, 1950 on 19/08/2013 LL12 9TS LLA P/2013/0424 FORMER SCHAPPE BUILDING CHANGE OF USE FROM OFFICE TO GYM GRANTED RACKERY LANE LLAY WREXHAM on 06/08/2013 LL12 0PB GWE P/2013/0425 5 FIRST AVENUE GWERSYLLT VARIATION OF CONDITIONS ATTACHED TO GRANTED WREXHAM LL11 4EG PLANNING PERMISSION CODE NO P/2007/0897 on 26/07/2013 TO ALLOW PERIOD OF COMMENCEMENT TO BE EXTENDED BRY P/2013/0426 LAND SOUTH OF 13 HARWD ROAD OUTLINE APPLICATION FOR RESIDENTIAL GRANTED BRYMBO WREXHAM LL11 5BP DEVELOPMENT on 26/07/2013 BRY P/2013/0427 LAND AT GWALIA ROAD BRYMBO OUTLINE APPLICATION FOR RESIDENTIAL GRANTED WREXHAM LL11 5BY DEVELOPMENT on 26/07/2013 LLR P/2013/0428 7 CAE BRYN GARTH LLANGOLLEN EXTENSION TO FRONT/SIDE, ROOF TO BE GRANTED WREXHAM LL20 7DQ RAISED TO PROVIDE ADDITIONAL STOREY TO on 14/08/2013 EXISTING BUNGALOW MIN P/2013/0429 SWN Y COED GEGIN LANE MINERA REPLACEMENT OF EXISTING SINGLE STOREY GRANTED WREXHAM LL11 3YT LEAN TO STYLE CONSERVATORY WITH SINGLE on 31/07/2013 STOREY EDWARDIAN STYLE CONSERVATORY Page No 84

REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT– 2 September 2013

ROS P/2013/0430 COURTYARD COTTAGE EXTENSION AND ALTERATIONS TO CREATE REFUSED STONEWALLS BURTON ROSSETT TWO BEDROOMS AT FIRST FLOOR on 25/07/2013 WREXHAM LL12 0LG LLA P/2013/0432 87 PENTRE STREET LLAY ERECTION OF TWO STOREY GARAGE AND REFUSED WREXHAM LL12 0NF STORAGE AREA (PARTLY IN RETROSPECT) on 09/08/2013 WRR P/2013/0435 FORMER CHAPEL NEW ROAD CHANGE OF USE FROM CHURCH TO GRANTED RHOSDDU WREXHAM LL11 2HD RESIDENTIAL DWELLING on 05/08/2013 LLR P/2013/0436 CYSYLLTE HOLYHEAD ROAD SINGLE STOREY EXTENSION TO REAR/SIDE OF GRANTED FRONCYSYLLTE WREXHAM LL20 EXISTING DWELLING on 06/08/2013 7PU RUA P/2013/0437 52 PONT ADAM CRESCENT CONSERVATORY EXTENSION GRANTED RUABON WREXHAM LL14 6EE on 09/08/2013 WRO P/2013/0438 1 BRYN COCH WREXHAM LL11 SINGLE STOREY REAR EXTENSION TO GRANTED 3DN INCREASE SIZE OF EXISTING KITCHEN on 24/07/2013 HAN P/2013/0439 MERE HOUSE HANMER VILLAGE REDUCE 8 LEYLANDII (G8 X 8) TO A HEIGHT OF GRANTED ROAD HANMER WREXHAM 10M, FELL 5 PINE (T1, T3, T4 AND T5, G2 X 1) on 19/08/2013 WHITCHURCH SY13 3DG AND 5 LAWSON'S CYPRESS (T2, G2 X 4) WRO P/2013/0442 BELLEVUE PARK BRADLEY ROAD ERECTION OF 2 SHELTERS WITH CONCRETE GRANTED WREXHAM LL13 7TG BASES FOR PARCIAU BOWLING CLUB on 30/07/2013 LLA P/2013/0447 14 ASH GROVE LLAY WREXHAM CROWN REDUCE 1 OAK TREE (T1) PROTECTED GRANTED LL12 0UF BY TPO WCBC No. 46, 2000 TO THE POINTS on 13/08/2013 SHOWN IN RED ON THE SUBMITTED PHOTOGRAPHS ROS P/2013/0448 BYWELL CHESTER ROAD ROSSETT FELL AND REMOVE 1 SYCAMORE TREE (T2) GRANTED WREXHAM LL12 0HN PROTECTED BY ROSSETT CONSERVATION on 19/08/2013 AREA ROS P/2013/0449 BYWELL CHESTER ROAD ROSSETT CROWN RAISE 1 CEDAR TREE (T1) PROTECTED GRANTED WREXHAM LL12 0HN BY ROSSETT CONSERVATION AREA UP TO on 19/08/2013 4.5M MEASURED FROM GROUND LEVEL LLA P/2013/0450 1 ELMANOAK GROVE LLAY EXTENSION AND ALTERATIONS REFUSED WREXHAM LL12 0LZ on 12/08/2013 BRY P/2013/0457 THE OLD GATE HOUSE PENTRE ALTERATIONS AND EXTENSIONS GRANTED SAESON BWLCHGWYN WREXHAM on 06/08/2013 LL11 5TY OVE P/2013/0464 THE AVENUE BETWEEN ARGOED CROWN RAISE OVER ADJACENT CRICKET GRANTED LANE AND WREXHAM ROAD PITCH TO A HEIGHT OF 3.5 METRES ABOVE on 08/08/2013 OVERTON WREXHAM LL13 0DY GROUND LEVEL 4 OAK TREES (T62, T63, T64 AND T65) HOL P/2013/0472 SPRINGFIELD BUCK ROAD TWO-STOREY AND SINGLE STOREY GRANTED COMMONWOOD HOLT WREXHAM EXTENSIONS TO DWELLING on 12/08/2013 LL13 9TF SES P/2013/0481 REDWOOD HOUSE OVERTON REPLACEMENT ROOF TO EXISTING GRANTED ROAD MARCHWIEL WREXHAM LL13 OUTBUILDING on 06/08/2013 0TE WRO P/2013/0485 UNIT 6B FORMER JESSOPS UNIT CHANGE OF USE FROM RETAIL (CLASS 1) TO A GRANTED ISLAND GREEN WREXHAM LL13 MIXED USE (A1 / A3) OR RETAIL (A1) on 15/08/2013 7LW WRA P/2013/0491 BARKERS LANE CP SCHOOL INSTALLATION OF SHIPPING CONTAINER TO WITHDRAWN BARKERS LANE WREXHAM LL13 PROVIDE ADDITIONAL STORAGE FOR on 06/08/2013 9UN OUTDOOR EQUIPMENT ISY P/2013/0501 DIAMOND HOUSE FARM BOWLING EXTENSION TO EXISTING AGRICULTURAL GRANTED BANK WREXHAM LL13 9RL BUILDING on 01/08/2013 RHO P/2013/0509 LINDAROSA HALL STREET ERECTION OF GARAGE WITHDRAWN RHOSLLANERCHRUGOG WREXHAM on 31/07/2013 LL14 2LG