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APPLICATION NO: P/2014 /0781 COMMUNITY: Sesswick WARD: Marchwiel LOCATION: MAELOR CREAMERY PICKHILL LANE CROSS LANES WREXHAM LL

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APPLICATION NO: P/2014 /0781 COMMUNITY: Sesswick WARD: Marchwiel LOCATION: MAELOR CREAMERY PICKHILL LANE CROSS LANES WREXHAM LL APPLICATION NO: LOCATION: DATE RECEIVED: P/2014 /0781 MAELOR CREAMERY PICKHILL 21/10/2014 LANE CROSS LANES WREXHAM LL13 0UE COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: MP CHANGE OF USE TO POULTRY PROCESSING FACILITY WARD: AGENT NAME: Marchwiel APPLICANT(S) NAME: CASSIDY & ASHTON MAELOR POULTRY LTD MR G EVANS ______________________________________________________________ P/2014/0781 THE SITE Main Site Access Proposed storage enclosure Application site Pickhill Lane/A525 junction PROPOSAL As above. Live birds will be delivered to the site by lorry, slaughtered on site, processed, chilled and then dispatched from the site by lorry. 122 tonnes of poultry will be processed at the site each day. Page 47 HISTORY P/2011/0750 Demolition of existing factory buildings and construction of new cheese cutting and packing plant including offices together with new chill storage warehouse. Granted 4.12.12 DEVELOPMENT PLAN Outside of a settlement limit. Policies PS1, PS2, PS3, GDP1, EC6, T8 and T10 apply. CONSULTATIONS Community Council: Have made the following comments: - The overall view of Sesswick Community Council is to support this application. However, concerns have been expressed regarding the impact on the community of any necessary construction work and the long term operation of the proposed plant; - Councillor's concerns include the safety, adherence to regulations, noise, smell, emissions, dust, other pollution and environmental matters affecting local residents; - The former Creamery emitted noise and light pollution that affected residents, not just in the Pickhill area, but also in other parts of Sesswick. An abattoir already exists in the area, which emits foul smells that are often windblown; - WCBC and the other agencies involved should ensure that this proposal meets the highest standards and has the lowest impact on residents; - Although a 40 mph speed restriction is in force to mitigate risks at the junction of the A525 and Pickhill Lane, this junction still presents risks. Drivers on the A525 have only a few seconds visibility of the Pickhill Lane exit, from which HGVs leave slowly and must occupy both A525 carriageways in order to turn; - While no accidents are said to have been recorded at this junction, over the years there have been several near misses, particularly when drivers on the A525 speed or become distracted; - This junction should be examined to determine if improvements can be made. Page 48 Local Member: Has the following comments: 1) Concerns that this Factory has been a Dairy Producing Plant for over 60 years, which originated with Cadbury working in conjunction with local Dairy Farmers within the area, this continued with Dairy Crest with the areas’ milk being delivered to the plant. I have concerns that we now have an application for a slaughter house / chicken factory; 2) Concerns regarding residents within close proximity to the site, noise, vermin, smell, they would have to endure from this type of production at the plant. Traffic movements onto the A525 Junction with Pickhill. Lane is also a concern. I do feel a similar plant regarding Dairy Production on this site as it has been for the past 60 years would be acceptable. I do understand jobs are an important factor but feel concerns from the local Community and myself, the residents of Sesswick and Cross Lanes and maybe our neighbours at Bangor On Dee, overcome the importance of the type of employment opportunities that would become available. Economic Development: Have made the following comments: - Emphasise the considerable economic benefits that this project will contribute to the wider economy. I would request that these benefits are not overlooked in any consideration of this application. The initial £10 million investment by this company will create up to 150 new jobs. It should also recognised that this business would contribute at least an estimated £3 million annually to the local economy in terms of wages to employees and goods and services purchased from local suppliers; - The Assets and Economic Development Department recognise that the proposed investment and the development of this facility would be a major boost to the local economy. In addition, it would also send a very positive & confident message to the wider region, as it represents yet another substantial investment and vote of confidence in the area by a company choosing to move to Wrexham in preference to other competing locations; - In conclusion, the benefits and substantial investment that this investment will bring to Wrexham County Borough should not be Page 49 underestimated. It would be a significant boost in particular to local agriculture, - and I know it is supported by numerous businesses in that particular sector Public Protection: Have made the following comments/recommendations: - Conditions regarding noise, working times during conversion works and dust management recommended; - The applicant will be required to apply for an A(1) PPW Permit with NRW. The permit will control operational noise and odour; - Proposed odour mitigation measures should ensure that odours from the different processing areas and offal storage should be adequately contained and controlled to minimise the likelihood of off-site odour complaints. Highways: Have made the following comments: - The main access route to the development appears to be the A525/Pickhill Lane Junction. I understand a recent speed survey along this section of the A525 determined 85th percentile speeds of 41mph for vehicles travelling northbound and 44mph for vehicles travelling southbound. This survey was carried out when this section of the A525 was subject to a 60mph speed limit. The speed limit along this section has recently been amended to 40mph; - If a fresh speed survey were carried out determined 85th percentile speeds may well be lower. However if 40mph speeds are assumed then the existing junction would be required to provide visibility splays of 2.4 x 120m in both directions; - Visibility from this junction is adequate in the north-westerly direction providing a splay of approximately 2.4 x 150m. However visibility to the south easterly direction is inadequate providing a splay of approximately 2.4 x 95m. Visibility is impeded by an existing hedgerow and farm buildings; - A summary of the existing/proposed staff and daily HGV numbers has been provided. Based on this minimal increase in HGV movements through the A525/Pickhill Lane junction it would be considered inappropriate to request improvements to it; Page 50 - The total number of staff to be employed is significantly less than previous staff numbers employed at the site. It is therefore considered that the overall daily HGV movements and staff movements combined will be less than previous/approved traffic generation levels; - Pickhill Lane is a rural classified road subject to a 60mph speed limit; - There would appear to be to existing accesses serving the development; - The main (south western) access is 18m wide and is gated 4.3m behind the carriageway. I understand that all delivery vehicles and staff utilise this access. Visibility is inadequate in both directions providing splays of 2.4 x 55m to the southwest and 2.4 x 22m to the north east measured to the northeast; - Visibility to the southwest is impeded by an existing hedgerow fronting the adjoining field. I understand the field is under 3rd party control and visibility cannot therefore be improved; - Visibility to the northeast is impeded by an existing boundary fence fronting the site. I understand that the applicant is willing to setback the fence for a distance of 60 metres. This will provide a significantly improved visibility splay of 2.4 x 172m which is the maximum splay achievable splay due to the bend in the road; - There is a second access at the north-eastern corner of the site which I understand is rarely used. This access is 7m wide and is gate 17m behind the carriageway. Visibility is inadequate in both directions providing splays of 2.4 x 150m to the south west and 2.4 x 25m to the north east. Forward visibility for vehicles approaching from the south-west is also inadequate providing a stopping distance of 110m. I assumed this access will be used as an “emergency access” only as previously conditioned as part of planning consent: P/2011/0750; - Based on LPG16 requirements a B2 General Industrial Use would require 281 spaces; - I understand that as the operation of the site (including operational shit patters) is similar to previous operations at the site, and overall staff numbers are lower, the proposed level of parking provision (150 spaces) would be Page 51 adequate. There would also appear to be ample space within the site to cater for any future increase in parking demand; - Turning facilities for HGVs within the curtilage of the site appear adequate; - The Framework Travel Plan submitted appears adequate. I would recommend a Final Travel Plan is submitted after 12 months of occupation of the premises; - In terms of providing alternative means of transport, land is safeguarded for a cycle and walking route between Wrexham and Overton via Cross Lanes and Bangor Is Y Coed following the route of the dismantled railway. The route passes through the development site. I understand that should this route be progressed, a diversion would be required around the edge of the site for operational and safety reasons. I understand that the applicant would be willing to safeguard a section of land around the northern edge of the site to support this proposal; - Conditions recommended. Welsh Water: Consulted 27.10.14 NRW: No objection to the proposed development but wish to make the following comments: Environmental Permitting - Based on the information provided, we believe the proposed activity will require an Environmental Permit to operate; - As part of the permit determination process, NRW will assess control measures for noise and odour, amongst other potential impacts; - Based on previous regulatory knowledge of the existing facility, it is our understanding that there is no foul sewer connection.
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