Agenda Document for Planning Committee, 04/09/2017

Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/57/17

DATE: 4th September 2017

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: David Williams (Ext 8775)

SUBJECT: Development Control Applications

WARD: N/A

PURPOSE OF THE REPORT

To determine the listed planning applications.

INFORMATION

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

RECOMMENDATION

See attached reports.

BACKGROUND PAPERS

None.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Community Code No Applicant Recommendation Pages

CEF P/2016/0985 MR MATTHEW GRANT 18 – 22 HARRISON-JONES GWE P/2017 /0452 MR DAVID SIMONS GRANT 23 – 27

LGC P/2017 /0453 SP MANWEB PLC NO OBJECTION 28 – 30

WRR P/2017 /0520 MR STEPHEN LLOYD GRANT 31 – 35

CEF P/2017 /0547 MR ANDREW HAMBLETT GRANT 36 – 38

WRO P/2017 /0565 WE BUY ANY CAR GRANT 39 – 43 LIMITED WRO P/2017 /0566 WE BUY ANY CAR GRANT 44 – 46 LIMITED ROS P/2017 /0567 MS DIANE REES GRANT 47 – 53

ROS P/2017 /0577 MR ALAN BROOKE GRANT 54 – 63

RUA P/2017 /0581 MR PARRY REFUSE 64 – 67

RHO P/2017 /0598 MR HAROLD LEWIS GRANT 68 – 74

WRO P/2017 /0608 THE ORCHARD CARE GRANT 75 – 82 GROUP - MR DAVE ATKINS WRC P/2017 /0611 MR ARRAN PRITCHARD GRANT 83 – 89

WRO P/2017 /0613 MR JOHN CORCORAN GRANT 90 – 93

GWE P/2017 /0614 MRS WENDY LOMAS REFUSE 94 – 97

WRR P/2017 /0630 MS J TAYLOR GRANT 98 – 104

Total Number of Applications Included in Report – 16

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

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

All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0985 SUNNY RIDGE DOLYDD LANE CEFN 25/10/2016 MAWR WREXHAM LL14 3NF COMMUNITY: CASE OFFICER: Cefn DESCRIPTION: KH CONSTRUCTION OF 20M X 40M EQUINE MENAGE FOR NON- WARD: COMMERICAL USE TO BE SITED ON AGENT NAME: Cefn EXISTING GRAZING LAND MR MATTHEW HARRISON-JONES APPLICANT(S) NAME: MR MATTHEW HARRISON-JONES

P/2016/0985 THE SITE

Land to the south of Dolydd Lane, Cefn Mawr, Wrexham. Residential properties are located east / north east of the proposed site with agricultural land to the south.

Site

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

PROPOSAL

The construction of a 20m x 40m equine ménage, for non-commercial use, on existing grazing land.

HISTORY

No recent history.

DEVELOPMENT PLAN

The land is located outside the settlement for Cefn Mawr, within the Clwydian and Dee Valley AONB, an adjoining Special Landscape Area and outside but close to the Pontcysyllte World Heritage Site Buffer zone.

No policy objections.

CONSULTATIONS

Community Council: Consulted 26.10.2016. Local Member: Notified 26.10.2016. Highways: No objections subject to a planning condition restricting the use for purposes ancillary to the use of the dwelling and not used as a riding school or for any other business purposes. NRW: No objections with ecological report submitted undertaken to an acceptable standard. Consideration is required of the impact on the Clwydian Range and Dee Valley Area of Outstanding Natural Beauty (AONB) where the primary objective is to conserve and enhance natural beauty. Clwydian Range and Dee Valley AONB Joint Committee: The site is largely screened from view of the nearby World Heritage Site but it is in an open area visible from the A5 and higher ground of the AONB to the south. Views should be made to mitigate visual impact and in this regard it will be important to retain the existing mature hedge and tree screen to the west and south of the site and to supplement the proposed post and rail boarded fence with a new hedge comprising traditional native local species to enclose the site. Retention of existing hedge and trees will be particularly important to mitigate potential inter-visibility between the site and the World Heritage Site. No lighting should be permitted and the ménage surface should be a dark recessive colour.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Engineering works will be required and a cut and fill approach is favoured to ensure a lower level of the ménage and reduce the need to import materials. Other representations: One neighbour concerned at the visual impact on his property and objects. Site Notice: Expired 24.11.2016.

SPECIAL CONSIDERATIONS

Visual Impact / Residential Amenity: The ménage is 20 x 40 m and appropriate perimeter fencing supplemented by a new hedge of traditional native local species will reduce the impact. The site is largely screened from view from the nearby World Heritage Site but is an open area visible from the A5 and higher ground of the AONB to the south. Existing vegetation on the site boundaries will be retained which helps mitigate the proposal. A cut and fill approach is proposed to lower the ménage level and minimise the visual impact generally and prevent it being intrusive to neighbouring properties.

Highways: No objections subject to use for domestic use only and no commercial element.

CONCLUSION

I am satisfied the proposal is acceptable subject to appropriate conditions. Existing vegetation, a proposed new hedge to the boundary of the ménage and the reduction of the levels of the ménage by ‘cut and fill’ will ensure the impact on the WHS and the AONB is minimised and will not adversely impact on residential amenity.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall be carried out in strict accordance with the approved plans / drawings:- - Batter heights - Site Location Plan - Engineering works to lower ménage height - Ménage cross section and details contained within the application documentation. 3. Details of the proposed post and rail fence to the ménage boundary shall be submitted to and approved in writing by the Local Planning Authority prior to the first use of the ménage. Works shall be carried out strictly in

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 accordance with the details as approved and retained thereafter unless otherwise agreed in writing by the Local Planning Authority. 4. Details of a new hedge, comprising traditional native local species to enclose the site shall be submitted to and approved by the Local Planning Authority prior to the first use of the ménage. The works shall be carried out strictly in accordance with the details as are approved and to a timescale to be agreed in writing with the Local Planning Authority as part of this condition. 5. The hedge required by Condition 04 shall be permanently retained and shall not be cut down grubbed out, lopped, or uprooted. Any hedgerow removed or being severely damaged or becoming diseased shall be replaced with hedging plants of the equivalent size and species. 6. Within three months of commencement of development details of landscaping the battered banks of the ménage, together with a timescale for implementation of works shall be submitted to and approved in writing by the Local Planning Authority. 7. The landscaping scheme submitted and approved in connection with condition no. 6 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 8. The landscaping scheme as carried out in connection with condition no. 6 shall be permanently retained. Any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with trees or shrubs of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority. 9. The ménage shall be used only for purposes ancillary to the use of the dwelling and shall not be used as a riding school or for any other business purposes. 10. No lighting of the ménage shall take place. 11. The recommendations of the Extended Phase 1 Survey Report dated 19th October 2016 produced by Wildbanks Conservation shall be fully adhered to.

REASON(S)

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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

10. In the interests of the general visual amenities and nearby residential amenity. 11. To protect named species / habitats / biodiversity which would otherwise be damaged / lost by the development hereby permitted.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0452 WINDY RIDGE RHOSROBIN ROAD 05/06/2017 NEW RHOSROBIN RHOSROBIN WREXHAM COMMUNITY: LL11 4PG CASE OFFICER: Gwersyllt PF DESCRIPTION: CHANGE OF USE OF LAND TO WARD: RESIDENTIAL TO FORM PART OF AGENT NAME: Gwersyllt East & South WINDY RIDGE AND ERECTION OF MR DAVID SIMONS STABLE

APPLICANT(S) NAME: MR DAVID SIMONS

THE SITE

Shaded area denotes application site. Black area shows area of proposed stable

Settlement boundary (thick line)

Dotted line indicates previously approved dwelling curtilage

PROPOSAL

Planning permission is sought (partly in retrospect) for the change of use of land from agricultural to residential use (C3) to be associated with the dwelling

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 known as Windy Ridge. The proposal also includes for the erection of a stable building on the land in question for the purpose of shelter for animals kept for domestic pleasure.

HISTORY

P/2006/1057 Outline application for residential development. Withdrawn P/2007/0338 Outline application for the erection of a single dwelling. Granted 10.05.2007 P/2008/0027 Submission of reserved matters for erection of 1 no. dwelling. Granted 27.02.2008

PLANNING POLICY

The site is located outside but adjacent to the settlement limit. The land is designated as Green Barrier. The dwelling (Windy Ridge) to which the proposed garden area relates is located within the defined settlement. Policies PS2, GDP1 and EC1 are relevant. Guidance is contained in Local Planning Guidance Note 13 – Housing in the Countryside.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 23.09.2016 Site notice: Expired 05.07.2017 Highways: No objection. Neighbouring occupiers: 11 neighbouring occupiers notified. One representation received raising the following objections: • The proposed change of use will result in the loss of Green Barrier land which is design to keep the countryside open; • This would open the flood gates for other residential buildings to be built on similar land; • To allow the development will make it easier for further dwellings to be built on the land; • The development of the land for residential use has already resulted in the loss of privacy and view for residents along Rhosrobin Road.

SPECIAL CONSIDERATIONS:

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Policy: The application site is designated as Green Barrier in the UDP. The purpose of Green Barrier designations is to protect the openness of the countryside and to effectively prevent unnecessary encroachment and urban sprawl. There are limited instances where development is considered acceptable in Green Barrier designations. Both are listed in Welsh Government Planning Policy Wales (PPW) and UDP policy EC1 – the use of land for residential purposes is not within this list and is therefore unacceptable by definition.

Developments are considered on their own merits. PPW and UDP policy states that development may be acceptable in exceptional circumstances or when the context of the proposal would not affect the reasons for including land within the Green Barrier i.e. to prevent coalescence of settlements, encroachment into the open countryside, protect the setting of villages and to assist urban regeneration.

In this instance, the change of use of land has been completed for some time – in excess of two years. Whilst this is not a reason to justify granting planning permission, it gives Members a perspective of impact. Photographs of the site as existing are shown below along with a series of aerial images of the site in 2006 and 2009 before and shortly after the associated dwelling had been substantially completed. Attention is drawn in both instances to the boundary of the proposed garden area shown by a dotted line.

Photo taken from western boundary

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Prior to construction of dwelling (2006)

Post constriction of dwelling (2009)

In both images it should be noted that the area of land subject to the application, whilst in law is defined as agricultural land was effectively forming part of the curtilage of the commercial usage of the land as a farmstead/business yard. The area is located behind an existing hedge and I consider that its character was associated more with the land within the settlement than as open countryside. This together with the limited scale of the land and the existing boundary features would accord with LPG13 guidelines.

The garden area is now bounded by close boarded boundary fencing and planting. As such, I consider that the character of the proposed use is not dissimilar to its previous use, especially now that there is a lawfully established dwelling. The provision of a stable building within what is intended to be garden area will not be visually detrimental and is more akin to similar structures located to the east of the site.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

For this reason I am satisfied that the proposal will not impact upon the openness of the countryside and will not conflict with the reason for including the land within a Green Barrier designation.

Other matters: The issue of establishing precedence for other similar development is not a reason for refusal of this proposal. All proposals for development which are subject to a planning application are dealt with on their own merits.

The proposed development will not impact upon the privacy of other neighbouring occupiers of the site.

Conclusion: I am satisfied that the proposed development will not have an adverse impact upon the openness of the rural edge of settlement characteristic. The existing boundary characteristics and small scale nature of the site represent a break between the urban form and the open countryside. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0453 HENGOR TO PEN Y FEDW CEFN 05/06/2017 UCHAF ROAD NANTYR LLANGOLLEN LL20 7DE COMMUNITY: CASE OFFICER: Llansantffraid Glyn DESCRIPTION: PF Ceiriog INSTALLATION OF UNDERGROUND SUPPLY TO BE TAKEN FROM EXISTING OVERHEAD LINE AND AGENT NAME: WARD: ERECTION OF ADDITIONAL POLE SP MANWEB PLC Ceiriog Valley TO THE SAME LINE

APPLICANT(S) NAME: SP MANWEB PLC

THE SITE

Underground line section Proposed additional pole

PROPOSAL

The application relates to a notification sent to Wrexham County Borough Council by SP Manweb Plc as the electricity distribution network operator. It relates to an application made to the Secretary of State for Business, Energy

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 and Industrial Strategy to make alterations to above ground electricity lines. The local planning authority is required to respond to this notification and confirm whether it has any objections to the proposal.

This particular notification relates to the erection of an additional pole to an existing line which serves a small group of residential properties.

HISTORY

None relevant.

PLANNING POLICY

The site is located outside settlement and in a Special Landscape Area. Wrexham UDP polices PS2, GDP1 and EC5 are relevant. Guidance on the process and issues to be considered is contained in Welsh Office Circular 20/90: Electricity Generating Stations and Overhead Lines.

CONSULTATIONS

Community Council: Consulted 13.06.2017 Local Member: No comments to make. Highways: Consulted 16.08.2017 Neighbouring occupiers: 3 neighbouring occupiers consulted. 3 responses received raising the following points: • Work was carried out prior to 26.06.2017 • The position of the pole is approximately 5 metres from the windows of the nearby dwelling and has been placed to cause maximum nuisance; • The SP Manweb contractors accessed land without land owners consent; and • Neighbours and landowners were not consulted.

SPECIAL CONSIDERATIONS:

Visual/landscape impact: For the benefit of Members, a photograph of the site is shown below with an indication of the proposed works. This photograph was taken before the works are understood to have been completed.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Existing poles

Approx. position of Proposed additional pole underground line

View of site from a southerly direction

It should be noted that there are an existing network of overhead lines and poles in the vicinity of the site – a characteristic of rural areas where isolated dwellings are served by overhead electricity lines. Circular 20/90 states that such proposals should have regard to the desirability of preserving natural beauty, flora, fauna, geological features and for protecting sites, buildings and objects of architectural or historic interest.

It is not considered that the addition of a further wooded pole in this location would be detrimental to the visual amenity of the area

Other matters: The provision of an electricity pole on third party land is not a matter for the local planning authority and is a private matter between the parties involved. The Council understands that the works are retrospective based on consultation responses. Again, this is not a justification for the Council to object to the proposal.

Conclusion: It is considered that the nature of the proposed works is a minor change to an existing network of overhead lines in the vicinity. The addition of one pole in an existing cluster is not considered to represent any significant additional harm to the visual amenity of the wider landscape nor are any special ecological, architectural or historic features considered to be harmed. My recommendation is set out below.

RECOMMENDATION

That Wrexham County Borough Council confirms that it has no objection to the proposed development and that the development as described should be approved by the Secretary of State for Business, Energy and Industrial Strategy. ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0520 36 SANDRINGHAM ROAD 23/06/2017 WREXHAM LL11 2RE COMMUNITY: CASE OFFICER: Rhosddu DESCRIPTION: LP1 SINGLE-STOREY REAR EXTENSION

WARD: APPLICANT(S) NAME: AGENT NAME: Garden Village MR STEPHEN LLOYD HDS ARCHITECTURAL SERVICES MR CARL HUGHES

SITE

Semi-detached bungalow in Garden Village, Wrexham.

Proposed Extension

PROPOSAL

Single storey rear extension to property

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

HISTORY

None relevant

DEVELOPMENT PLAN

Lies within settlement limit, Policies GDP1, PS2 and Guidance Notes 20 and 16 apply.

CONSULTATIONS

Community Council: No objection Local Member: Notified 30 June 2017 Site Notice: Expired 24 July 2017 Other Representations: Three letters received raising the following points:

• There is an existing hedge at the rear of 36 Sandringham Road which affords privacy, security and reduced noise levels to the properties to the rear to the extent that the application site is obscured from views from properties to the rear. The hedge also provides a pleasant outlook, provides greenery within an urban area and is a haven for wild birds. • Would request that the boundary hedge remains intact at a minimum height of 11 feet (3.3m) and that it is maintained in a proper state. • The separation distance stated in the Guidance Note is 22m which should be increased with difference in land levels. The proposal includes a retaining wall in the garden indicating a difference in land levels to the properties to the rear, this means a distance greater than 22m is required which cannot be achieved and this will affect privacy of properties to the rear.

SPECIAL CONSIDERATIONS

The proposed extension is a small rear extension to the property measuring 3.6m from the existing rear elevation; this is less than that would be allowed under permitted development levels. The extension is 4.3m in height; 0.3m higher than permitted development.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Design and Amenity: The design of the extension is in keeping with the existing property and it passes the BRE tests in relation to the adjoining property.

The nearest property to the rear lies 19 m away from the proposed extension, although it is not directly facing the extension. There is a slight difference in land levels with the properties to the rear being approximately 1 metre higher than the application site. Guidance Note 20 states that the separation distance between two windows should be 22 metres which should increase by 1 metre for every 0.5 metre in height difference.

Whilst the separation distances proposed are not in accordance with the Guidance Note in this instance it is considered acceptable. The application site lies lower than the properties to the rear and the windows will not be directly in line. It is therefore considered that there will be no significant increase in overlooking.

There is an existing hedge to the rear boundary of the application site, which comprises a variety of species with the lowest point being approximately 3.5 metres in height and rising to approximately 5 metres.

This hedge provides screening and improves privacy for both the application site and the properties to the rear. In view of the objectors concerns I am recommending a condition to ensure its retention at a height of no less than 2 metres.

CONCLUSION

The proposed extension is acceptable in terms of its design and impact on amenity. The length of the extension is less than that which could be constructed under permitted development and I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 metres. Any section of the hedge removed or severely damaged or diseased shall be replaced with similar hedging plants of equivalent size and species.

REASON(S)

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.

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

It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the- influencing-distance-of-mine-entries

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.

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

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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0547 53 CORONATION STREET CEFN 05/07/2017 MAWR WREXHAM LL14 3PL COMMUNITY: CASE OFFICER: Cefn DESCRIPTION: PF USE OF PREMISES FOR THE PARKING AND OPERATION OF 1 NO WARD: TAXI HIRE VEHICLE AGENT NAME: Cefn MR ANDREW APPLICANT(S) NAME: HAMBLETT MR ANDREW HAMBLETT

THE SITE

Site

PROPOSAL

Planning permission is sought for a partial change of use of the dwelling to a mixed use of residential (C3) and for the parking and operation of one private hire vehicle.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

HISTORY

None.

PLANNING POLICY

The site is located inside a settlement limit as defined by the Wrexham Unitary Development Plan. Policies PS2, GDP1 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 8 – Private Hire Vehicles and 16 – Parking Standards.

CONSULTATIONS

Community Council: No observations/objections. Local Member: Cllr D. Wright. Raises concerns – the site is on a very busy street with numerous bus services. There are also problems in the surrounding streets. Parking of a taxi may be problematic and will increase if there is more than one taxi in the future. Site notice: Expired 02.08.2017 Highways: No objection subject to conditions to limit the number of taxis to one vehicle. Public Protection: No comments. Neighbouring occupiers: 2 neighbouring occupiers notified. No representations received.

SPECIAL CONSIDERATIONS

Highways: Highways have raised no objection to the proposal to park and operate a taxi from the property. It is acknowledged that the LPG8 recommends that there be off street parking at the site. However it is noted that there are numerous properties located along Coronation Street which do not benefit from off street parking provision. It is also noted that there are already many vans and work vehicles parked along Coronation Street which appear to be associated with residents (i.e. take home work vehicles etc).

Highways have confirmed that, having consulted the Council’s Transport Section, there have been no reported instances of buses struggling to get through Coronation Street as a result of on street parking. The road is straight with vehicles tending to park to one side of the road giving buses adequate space to pass.

It is therefore considered that the addition of one minibus style transit van along the road associated with the dwelling would not be dissimilar to the occupant bringing home a works vehicle. The proposal is therefore considered acceptable subject a restriction to one private hire vehicle and

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 standard conditions to ensure that no customers or other individuals associated with the operation visit the site.

Conclusion: I am satisfied that the proposal will not be detrimental to highway safety or the amenity of the neighbouring occupiers.

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. Only one private hire vehicle shall be operated from the premises. 3. The premises shall be used solely as an administrative centre for the private hire operations. There shall be no waiting facilities, on site booking or driver rest room facilities and no customers shall be picked up or sat down at the premises. 4. The permission shall not be for the benefit of the land but shall operate for the benefit of Mr Andrew Hamblett or any other resident of the property whilst occupied by Mr Andrew Hamblett and immediately on the discontinuance of his use, the use shall cease and be permanently abandoned. 5. No third party individuals or employees shall be allowed to visit the property to operate the private hire vehicles.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To protect the amenities of the occupiers of nearby properties. 3. To protect the amenities of the occupiers of nearby properties. 4. To protect the amenities of the occupiers of nearby properties. 5. To protect the amenities of the occupiers of nearby properties.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0565 MOUNT STREET RETAIL PARK 06/07/2017 MOUNT STREET WREXHAM LL13 8DW COMMUNITY: CASE OFFICER: Offa DESCRIPTION: SEH DISPLAY OF VARIOUS NON- ILLUMINATED SIGNAGE (IN WARD: RETROSPECT) AGENT NAME: Offa ROWLEY SZILAGY LLP APPLICANT(S) NAME: MR GARY SZILAGY WE BUY ANY CAR LIMITED

THE SITE

Application Site

PROPOSAL

As above

HISTORY

P/2017/0566 Temporary siting of sales kiosk (in retrospect). Decision Pending

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

DEVELOPMENT PLAN

The site is within the Town Centre and Flood Risk Zone C2. UDP Policies PS2, EC12 and GDP1 apply.

CONSULTATIONS

Community Council: Objects because the kiosk is out of character with the area. Local Member: Notified 12.07.2017 Highways: No recommendations Site notice: Expired 04.08.2017 Neighbours: Notified 12.07.2017

SPECIAL CONSIDERATIONS

Background: Proposed is the temporary retention of a retail kiosk (the kiosk will be considered separately in the next report on this agenda at ref: P/2017/0566) sited on the car park of the Mount Street Retail Park. The landowner has granted a licence for the applicant to site the kiosk on the car park until 31 March 2019. The main issues to consider for this application relate to the impact of the associated signage upon the visual amenities of the area.

Visual Impact: The signage and company logos are attached to the kiosk and are attached to all four elevations as indicated below:

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Conclusion: I consider the signage to be acceptable in terms of scale and design and there would be no significant impact upon the visual amenities of the area. The signage will not be illuminated and retention would accord with character and appearance of the retail park.

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).

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

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.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0566 MOUNT STREET RETAIL PARK 06/07/2017 MOUNT STREET WREXHAM LL13 8DW COMMUNITY: CASE OFFICER: Offa DESCRIPTION: SEH TEMPORARY SITING OF SALES KIOSK (IN RETROSPECT) WARD: AGENT NAME: Offa APPLICANT(S) NAME: ROWLEY SZILAGY LLP WE BUY ANY CAR LIMITED MR GARY SZILAGY

THE SITE

Application Site

PROPOSAL

As above

HISTORY

P/2017/0565 Display of non-illuminated signage (in retrospect) Decision Pending

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

DEVELOPMENT PLAN

The site is within the Town Centre and Flood Risk Zone C2. UDP Policies PS2, T8, EC12 and GDP1 apply. Local Planning Guidance Note No. 16 ‘Parking Standards’ is also relevant.

CONSULTATIONS

Community Council: Objects on the grounds of the loss of parking and because the kiosk is out of character with the area. Local Member: Notified 12.07.2017 Highways: No objection (see special considerations below) NRW: The proposed is of very limited scale and is a ‘less vulnerable’ development on an existing car park. There are therefore no flood risk objections. Flood Officer: Due to the scale and nature of the development I have no comments. PP: No comments. Site notice: Expired 04.08.2017 Neighbours: Notified 12.07.2017

SPECIAL CONSIDERATIONS

Background: Proposed is the temporary retention of a retail kiosk sited on the car park of the Mount Street Retail Park. The landowner has granted licence for the applicant to site the kiosk on the car park until 31 March 2019. The main issues to consider relate to the impact of the kiosk upon parking provision and upon the visual amenities of the area.

Visual Amenity: The kiosk measures approximately 5 x 8 x 3 metres high and is coloured white with the company logos / signage attached to all four elevations. The signage has already been discussed earlier in this agenda at reference P/2017/0565. The materials of construction of the kiosk are not appropriate for permanent retention because they have the potential to deteriorate over a relatively short period of time. The permission should therefore be on a temporary basis only. Given the small scale nature of the development, and taking the existing surrounding built development into consideration, retention of the kiosk would not be to the detriment of the visual amenities of the area and would accord with character of the retail park.

Highways: The existing car park serving the retail park has 213 parking spaces. 3 parking spaces have been lost where the kiosk is sited and a further 10 spaces are allocated for the kiosk operators and customers. The requirement for the Retail Park and kiosk is 253 spaces. There are 210 spaces available which represents a shortfall of just 17% of the maximum standard set out in LPGN No.16. Given the sustainable location of the site within the town centre, the highway authority has no objections to the proposal.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Conclusion: I consider the retention of the kiosk on a temporary basis, until 31 June 2019, to be acceptable in terms of scale and design and there would be no significant impact upon the visual amenities of the area. Parking provision at the site will not be significantly reduced and I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The use of the building shall cease and be abandoned before 30th June 2019. The building together with any hard standing, base or slab upon which it stands shall be completely removed and the land restored to its previous condition not later than one month after that date.

REASON(S)

1. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0567 5 GROSVENOR CRESCENT 06/07/2017 ROSSETT WREXHAM LL12 0HX COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: SEH GARAGE EXTENSION

WARD: APPLICANT(S) NAME: AGENT NAME: Rossett MS DIANE REES BUILDING DESIGN SOLUTIONS MR GLYN ROBERTS

THE SITE

Proposed Extension

Previous extension to adjacent property

PROPOSAL

As above

HISTORY

None relevant

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

DEVELOPMENT PLAN

The site is within settlement. UDP Policies PS2, T8 and GDP1 apply. Local Planning Guidance Notes Nos. 16 Parking Standards, 20 – House Extensions and 21 – Space around Dwellings are also relevant.

CONSULTATIONS

Community Council: Consulted 12.07.2017 Local Member: Notified 12.07.2017 Highways: No objections. Conditions are suggested relating to site layout and surfacing (see Special Considerations below). Site notice: Expired 04.08.2017 Neighbours: 3 letters of objection received raising the following concerns: • This is not a garage extension as the garage has already been converted into accommodation. Therefore it is a new build garage; • The development will significantly spoil the outlook from the properties opposite and change the look of the Crescent; • There is a restrictive covenant on the title deeds preventing development being carried out forward of the building line which should remain open and unbuilt upon; this is why a number of residents have chosen to live here; • The only residents not to be affected by the development are the applicants themselves; • The application is compared to a recent extension at No.7 Grosvenor Crescent (next door). This extension has been in place for a least 4 years and so it is not considered a recent modification; • With the new garage comes a new driveway and so parked cars will replace the green area that currently resides; • The view from No.12 directly overlooks the proposed building and would affect the occupants considerably, not only from the garden but from their everyday viewpoint in their front room. The occupants moved there 4 years ago with the requirement of as much surrounding space as possible because of a medical condition (which has been triggered again by the submission of this application).

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Moving away from a congested housing estate has resulted in considerable health benefits; • If the access is to be widened, local residents may not be able to park any vehicles outside on the road in front of their properties. This will affect visitors to the houses; • The garage could be changed into accommodation in the future.

SPECIAL CONSIDERATIONS

Background: This application is for the erection of a single storey extension to provide for the garaging of vehicles and/or storage area. Also proposed is an extension to the hard surfaced area in front of the extension. The relevant material planning considerations are the impact of the proposed development upon local residential and visual amenity, and upon highway safety.

Design: The extension as proposed seeks to utilise matching materials and has been designed to be in keeping with, and sympathetic to, the character and appearance of the existing dwelling and surrounding area. The neighbouring dwelling has already been extended in a similar way as is proposed by this application, and the proposed extension will reintroduce the symmetry of the properties when viewed as a pair. The proposed development is proportionate with both the existing dwelling and the surrounding built development on Grosvenor Crescent. The extension to the hardstanding is minor in nature (please see figure 1 below) and will not significantly alter the character of this part of the site where vehicles already park.

Figure 1.Proposed Site Plan

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Residential Amenity: The closest properties which face the extension are Nos.10, 12 and 14. The closest of these properties is No.12 which is approximately 19 metres away at its nearest point. LPGN No.21 recommends that a minimum separation distance of 13 metres should be provided between the development and the habitable room windows of any dwellings which face the blank side wall of the extension. As a separation distance of 19 metres has been provided I can conclude that there would be no significant restriction of outlook from the habitable rooms which face the development.

Further, there are no issues of loss of light to the surrounding properties and the 45 degree tests for daylight (as set out in LPGN No.20) pass; there are no issues of overlooking or loss of privacy.

Highways and Parking: The existing driveway is to be extended within the site to ensure that vehicles can access the proposed garage / storage area. There will be adequate space to park 3 no. cars on-site and this accords with the standards set out in LPGN No. 16, and this will be secured by planning condition.

There are no proposals to widen the vehicular access and the proposed development will have no impact upon highway safety. The street lighting column is close to the driveway and the applicant could consider re-locating the column further away from the access point to avoid any potential conflict. An advisory note to this effect will be attached to the decision notice should planning permission be granted.

There is potential to convert this extension for additional accommodation in the future which may put pressure upon on-site parking provision. A condition will therefore be attached to any permission to ensure that the garage will not be converted to another use without the further written permission of the Local Planning Authority.

Other Matters: It has been reported to the authority that there is a restrictive covenant which prevents built development beyond the building line fronting the houses on Grosvenor Crescent. This however is a civil matter and not a material planning consideration. Additionally, concern has been raised that the proposed extension will be detrimental to the health of a nearby resident by virtue of it triggering an existing medical condition. Whilst I have sympathy for the local resident, a medical condition is not a material planning consideration for this application.

Conclusion: I consider the extension to the dwelling to be acceptable in terms of scale and design, and there would be no significant impact upon local visual or residential amenity. The development is in accordance with the Council’s adopted policies and guidance and I recommend accordingly.

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RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered DR/Rossett/01 and Refs: DR/Rossett/02 and as contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building. 4. With the exception of those shown on the approved plan and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification) no windows or other openings shall be inserted in any elevation of the extension. 5. 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), there shall be no alterations to the garage hereby approved and shown on drawing DR/Rossett/01 under Class A of Schedule 2 Part 1 that would preclude its use for the parking of a private motor vehicle. 6. The vehicular parking and turning areas as shown on approved drawing(s) No(s). DR/Rossett/02 shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 7. Prior to first use of the vehicular access hereby approved, the access shall be surfaced with hard bound materials (e.g. bituminous macadam) for a minimum distance of 5 metres behind the adjoining highway.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To protect the amenities of the occupiers of nearby properties. 5. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 6. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 7. To ensure that no deleterious material is carried onto the highway, in the interests of highway safety.

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NOTE(S) TO APPLICANT

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.

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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 treatment of coal mine workings and coal mine entries for ground stability purposes. Failure to obtain a Coal Authority Permit for such activities is trespass, with the potential for court action.

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

The existing lighting column is in close proximity to the access and it is suggested that you consider re-locating the column to prevent potential conflict. Further advice on this matter can be obtained from the Street Lighting Team at the Council on tele. No. 01978 729673. ______

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0577 NEWHAVEN GARAGE CHESTER 11/07/2017 ROAD ROSSETT WREXHAM LL12 0DG COMMUNITY: CASE OFFICER: Rossett DESCRIPTION: PF OUTLINE APPLICATION FOR RESIDENTIAL DEVELOPMENT, WARD: ACCESS AND PARKING AGENT NAME: Rossett ARRANGEMENTS RAISE ARCHITECTS JULIA BARKER APPLICANT(S) NAME: MR ALAN BROOKE

THE SITE

Site

Hatching – Rossett Conservation Area

PROPOSAL

Planning permission is sought in outline for the demolition of the existing motor sales and repair garage and for residential development of the site (up to 3 dwellings). In accordance with national planning requirements the

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 applicant has provided an indicative masterplan showing how the site could be developed – however all reserved matters are sought for further approval. The submitted indicative layout plan is shown below.

Proposed indicative site plan

HISTORY

CB03274 Removal of existing workshop and garage, residential development and construction of new vehicular and pedestrian access. Granted 8.7.1999 P/2007/0426 Removal of garage and outline application for residential development. Granted 17.5.2017 P/2007/1424 Removal of condition no. 7 of planning permission code no P/2007/0426 relating to height of dwellings. Granted 3.3.2007 P/2017/0310 Outline application for residential development (4 no. two storey dwellings) and new access and parking arrangements. Withdrawn.

PLANNING POLICY

The site is located inside a settlement limit as defined by the Wrexham Unitary Development Plan. Policies PS1, PS2, PS3, PS4, GDP1, H2 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 –

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Parking Standards, 21 – Space Around Dwellings and 30 – Residential Design Guide.

CONSULTATIONS

Community Council: Objects. This area is adjacent to the conservation area so the Community Council is keen that any development is in keeping with the surrounding area. As this is an outline application there are no drawings showing the front elevation/street plan so it is difficult to assess how the development would look. A particular area for concern is the height of the proposal in relation to neighbouring properties. Local Member: Notified 13.07.2017 Site notice: Expired 10.08.2017 Highways: No objections. Recommend conditions to ensure adequate visibility along the site frontage, the provision of a footway to the site frontage, a Traffic Regulation Order to protect the junction onto Chester Road and a Construction Traffic Management Plan. Public Protection: Conditions required to ensure ground investigations due to previous use of the land and construction amenity nuisance. NRW: Conditions should be imposed to ensure that ground contamination is considered in light of the special protection afforded to ground water in the locality. The Council’s Ecologist should advise regarding impact upon protected species. Welsh Water: Consulted 13.07.2017 Neighbouring occupiers: 6 neighbouring occupiers notified. One representation received raising the following objections: • The proposed dwellings will greatly exceed the heights of the neighbouring dwellings by 1.5 metres; • The proposed dwellings will look out of place within the street scene against the neighbouring properties; • The heights of the dwellings should be reduced to reflect those of the neighbouring dwellings; • The proposed dwelling adjacent to Peacehaven will reduce light to three

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

side facing windows on Peacehaven and will be visually over dominant and obtrusive. No additional loss of light should occur to these windows; • No proposed windows should overlook Peacehaven; • No dwelling should sit further back than Peacehaven sits in its plot; • There are significant parking problems on The Green causing an issue for motorists and pedestrians; • The footpath provision is non-existent fronting the site and there is a gated access adjacent to the site for the playground; • The parking provision is below the maximum standards set out in LPG16. A reduced standard should be put aside as the parking congestion in the locality is as a result of people using Rossett as a ‘park and ride’; • Newhaven Cottage is a large property with insufficient parking provision for its scale; and • The use of a Traffic Regulation Order should be carefully considered as not to cause parking congestion in other areas in Rossett.

SPECIAL CONSIDERATIONS:

Policy: The site is located within the Rossett settlement limit. Policies PS1 and H2 of the UDP both direct new residential development to within settlements and allows such development on unannotated land within these settlements. Members should note that the site is located adjoining the Rossett Conservation Area but not within its boundaries. This matter is discussed in depth later in this report.

Design: The site is currently occupied by a motor sales and repair business and consists of a small flat roof shelter canopy linked to a large workshop building with a pitched roof and stepped gables. A photograph of the current buildings is shown below.

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Existing buildings

The site is prominent and can be widely viewed particular on approach from a southerly direction along Chester Road. It can also be seen from within the boundary of the Rossett Conservation Area (see map above). The applicant’s indicative plan demonstrates that three dwellings (one detached and two semi-detached) could be accommodated on the site. The indicative heights of those properties broadly reflecting the scale of the existing neighbouring properties. Whilst the ridge heights of the proposed dwellings are higher, the eaves heights are likely to reduce the overall massing and impact in comparison to the existing dwellings. The fact that proposed dwellings may be higher than those existing does not necessarily make them unacceptable in planning terms. Previous approvals on this site in 2007 (now expired) for residential development accepted that any proposed dwellings should not exceed two storeys.

Newhaven Cottage is to be retained, resulting in an intended two storey dwelling sitting adjacent to it creating a prominent dwelling on the corner. The intended semi-detached dwelling adjacent to Peacehaven could reflect a dormer bungalow style property to reflect the reduction in overall heights of the properties.

Scale and appearance are matters which are reserved for further approval. However I am satisfied that development of up to three dwellings could be accommodated on this site without causing detriment to the character of the streetscene or the views currently enjoyed from within the Rossett Conservation Area.

Amenity: The nearest residential properties which could potentially be impacted by the development are Newhaven Cottage (within the control of the applicant) and Peacehaven. A secondary side facing window in Newhaven

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Cottage is noted, however, the proposal is unlikely to result in detriment to its occupiers by way of loss of daylight because of its small scale secondary nature.

There are a series of side facing windows located in the north western elevation of Peacehaven. I am not able to confirm the exact rooms that these windows serve but based on representations they are likely to be habitable rooms as the property is a bungalow.

It is likely that any proposed dwelling adjacent to Peacehaven would be located on a similar footprint to the existing workshop building. The gable elevation of this existing building is significant in its mass. I estimate that the proposed intended ridge height of 7 metres is approximately 2.5 to 3 metres higher than the existing ridge. The dwelling would be located some 4 metres from the side elevation of Peacehaven. There is currently already an overbearing impact upon the outlook from these side facing windows as a result of a substantial close boarded boundary fence and the existing workshop. I consider that the 4 metre separation is sufficient enough as not to significantly reduce the amount of light to these windows to detrimental levels to the neighbouring dwelling.

Highways: Highways have raised no objection to the principle of the proposed development but do recommend conditions to require improvements – namely the provision of a two metre wide footway and the imposition of a Traffic Regulation Order along The Green.

The proposal seeks to provide off street parking along the site frontage of the dwellings accessed onto The Green. In terms of any additional impact that this may have upon highway safety, I consider that this will be slight. The current use of the site sees vehicles parked in an uncontrolled manner along the entire site frontage onto The Green and around the junction onto Chester Road. I consider that accesses from the dwellings solely onto The Green from formalised parking areas will result in a significant improvement as vehicles will enter and leave the site in a controlled manner and only from The Green. The applicant also proposes formal off street parking arrangements for Newhaven Cottage, something which does not currently exist.

The provision of a 2 metre footway around the site is justifiable in planning terms given the change in use of the site. A footway will provide a safe link across the entire site frontage to benefit of future occupiers and the wider village.

I do not consider it justified to seek that the developer funds a Traffic Regulation Order to impose parking restrictions along The Green. I understand that vehicles are known to park along The Green fronting the site. However, this problem exists at various points around the site including where vehicles park along The Green in front of the playing field. I am not persuaded that those parking issues are solely attributed to the current use of

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 the site and as the proposed development will provide betterment in on site formalised parking, I do not consider that there will be any additional impact as a result of the proposal to warrant this requirement.

The indicative plan shows that each 3 bed dwelling would benefit from 2 parking spaces (a shortfall of one space per dwelling based on maximum standards in LPG16). It must be acknowledged that this site in the centre of Rossett is considered to be highly sustainable, benefitting from a regular bus route from Wrexham to Chester along with community retail and school facilities. Whilst I acknowledge that Rossett may be used to some extent as a ‘park and ride’ for the Chester bus service, the main issue for consideration is whether the development will result in increased parking demand over the existing use. Potential occupants could use the bus service by either leaving their vehicles at home or not having a vehicle at all. I am satisfied that this shortfall in parking provision can be justified.

Conclusion: I am satisfied that the proposed development is acceptable in that it makes a positive sustainable reuse of a previously developed site and would make a contribution to the Council’s housing land supply requirements. The scheme would not result significant additional traffic movements beyond the existing use of the site. I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the layout of the building(s) b. the scale of the building(s) c. the appearance of the building(s) d. the 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. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re- enacting that Order with or without modification), no windows or other openings shall be inserted in any elevation of any dwelling facing Peacehaven.

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5. 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. 6. No part of the development shall be occupied until a Verification Report which demonstrates that the remedial works approved as part of condition no. 5 above have been satisfactorily carried out, has been submitted to and approved in writing by the Local Planning Authority. 7. If during development, contamination not previously identified is found to be present at the site, no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the development has submitted, and obtained written approval from the Local Planning Authority for an amendment to the remediation strategy required by condition no. 4 detailing how this unsuspected contamination shall be dealt with. 8. As part of the reserved matters required by condition No. 1, details of a 2.0m wide footway along the entire site frontage shall be submitted. The footway as approved shall be implemented prior to the first occupation of the development. 9. No development shall commence, to include any demolition of the existing buildings, until Construction Traffic Management Plan including provisions for contractor parking has been submitted to and approved in writing by the Local Planning Authority and the Plan as is approved has been fully implemented. 10. No dwelling hereby approved shall exceed a ridge height of 7 metres measured from the immediate adjoining ground level upon which each of the dwellings are to be sited. 11. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 12. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained. 13. As part of the reserved matters application, provision shall be made for a minimum of two vehicle parking spaces to solely be associated with the use of the dwelling known as Newhaven Cottage, Chester Road, Rossett. Those spaces shall be surfaced and made available prior to the first occupation of any dwelling hereby approved and retained thereafter.

REASON(S)

1. To comply with the provisions of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012

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2. To comply with Section 92 of the Town and Country Planning Act, 1990. 3. To comply with Section 92 of the Town and Country Planning Act, 1990. 4. To protect the amenities of the occupiers of nearby properties. 5. In the interests of the amenities of the future occupants of the buildings 6. In the interests of the amenities of the future occupants of the buildings 7. In the interests of the amenities of the future occupants of the buildings 8. In the interests of pedestrian safety. 9. In the interests of highway safety and the amenity of the neighbouring occupiers. 10. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 11. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 12. To protect the amenities of the occupiers of nearby properties. 13. In the interests of highway safety.

NOTE(S) TO APPLICANT

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.

The applicant is advised that compliance with condition no. 10 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.

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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 Environment and Planning Department on 01978 315300 for further advice and information.

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. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0581 1 WILLIAMS CLOSE RUABON 12/07/2017 WREXHAM LL14 6AP COMMUNITY: CASE OFFICER: Ruabon DESCRIPTION: MR ERECTION OF FENCING (IN RETROSPECT) WARD: AGENT NAME: Ruabon APPLICANT(S) NAME: MR PARRY MR PARRY

THE SITE

Application Site

PROPOSAL

Planning permission is sought in retrospect for the erection of a close boarded wooden fence to the front and side boundaries of the property.

The fence spanning the front and part of the side boundary of the property measures approximately 1.25m high.

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Fence at the front boundary of the property

The fence rises in height to approximately 2.19m high, of which spans the majority of the side boundary to the property.

Fence at the side boundary of the property

HISTORY

None relevant.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

DEVELOPMENT PLAN

Within Ruabon Settlement Limit. UDP policy GDP1 applies.

CONSULTATIONS

Highway Authority: No recommendations to make. Community Council: No objection. Local Member: Notified 13.07.2017. Site Notice: Expires 10.08.2017. Neighbours: No representations received.

SPECIAL CONSIDERATIONS

Visual Impact: Boundary treatments in the immediate and surrounding area to the site comprise dwarf walls, hedging and planting, low timber panel fencing and low entrance gates.

The fence, subject of this application, measures approximately 2.19m at its highest, with this part of the fence spanning along the majority of the side boundary to the property.

Fence at the side boundary of the property

The solid form and height of the fence is considered contributes to its dominant and stark appearance, resulting in a visual intrusion in the street scene. The intrusive and incongruous nature of the fence would be emphasised by the contrast with the existing boundary treatments in the area.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

The visual impact of the fence is considered to be exacerbated by the sites location on a corner plot and its subsequent prominence directly adjacent to and running parallel with the pavement.

Whilst it is acknowledged that the applicant seeks to achieve privacy to the rear garden area of the property, the boundary treatment for which planning permission is sought is not considered to be appropriate in the context of its overall height, length and appearance as well as having regard to existing surrounding boundary treatments in the area.

The lower part of the fence, measuring approximately 1.25m at its highest, is not considered to be as harmful to the visual amenity of the area, as the higher part.

Conclusion: For the reasons set out above, it is concluded that the fence of the type proposed, running for a considerable distance along the adjacent pavement, would be visually intrusive and incongruous and would have a harmful effect on the character and appearance of the local street scene.

The development would conflict with the provisions set out within Wrexham UDP Policy GDP1.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The development, by virtue of its length, height, appearance and proximity to the adjacent pavement is considered has a harmful visual impact on the street scene and character and appearance of the immediate locality. The development is contrary to Policy GDP1 of the Wrexham Unitary Development Plan.

______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0598 LAND TO THE REAR OF 17 QUEEN 17/07/2017 STREET RHOSLLANERCHRUGOG WREXHAM COMMUNITY: LL14 1SU CASE OFFICER: Rhos PF DESCRIPTION: ERECTION OF TWO-STOREY WARD: DETACHED DWELLING (TO BE AGENT NAME: Ponciau ACCESSED OFF DUKE STREET) MR GERAINT EDWARDS

APPLICANT(S) NAME: MR HAROLD LEWIS

THE SITE

PROPOSAL

Full planning permission is sought for erection of a single two storey detached dwelling with associated vehicular access.

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HISTORY

None

PLANNING POLICY

The site is located inside a settlement limit as defined by the Wrexham Unitary Development Plan. Policies PS1, PS2, GDP1, H2 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 – Parking Standards and 21 – Space Around Dwellings.

CONSULTATIONS

Community Council: Consulted 18.07.2017 Local Member: Cllr P Pemberton – No concerns at this stage. Cllr K Hughes – Notified 18.07.2017 Site notice: Expired 14.08.2017 Highways: No objection given recent planning history relating to the approval of other dwellings on the same unadopted road. Conditions recommended to ensure parking provision and access visibility. NRW: - Consult Council’s Ecologist. - Advise that construction waste should be disposed correctly. Welsh Water: Conditions required to ensure the submission of a drainage scheme. Neighbouring occupiers: 8 neighbouring occupiers notified. One representation received raising the following points: • Proposal will block out light to the neighbouring dwelling; • It will result in overlooking of neighbouring house and garden; • The proposal will affect resale value of neighbouring dwelling; • The view from the neighbouring house will be affected.

SPECIAL CONSIDERATIONS:

Policy: The application site is located within the centre of Rhos and within the defined settlement limits. The principle of the development is acceptable in accordance with policies PS1 and H2 of the UDP.

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Design: A single two storey dwelling is proposed. Existing dwellings located along Duke Street consist of a mixture of architectural styles. Most dwellings have been constructed in a similar manner to that proposed utilising vacant plots in rear garden areas for development. The proposed dwelling would be viewed in the same context as dwellings to the south such as Y Bryn, Delfan and Cheshire View. The proposed design is sympathetic in its appearance with a gable frontage. For this reason I do not consider that the proposed dwelling will appear out of place within the streetscene. For the benefit of Members, images of the proposed elevations are shown below.

Images of the proposed east and southern elevations

Amenity: The dwelling would be located to the rear of no. 17 Queen Street and to the side of Y Bryn on Duke Street. I am satisfied that there would be no detrimental loss of amenity to the neighbouring occupiers of the site as a result of the proposal. The footprint of the dwelling would accord with the minimum separation standard of 22 metres set out in LPG21 with regards no. 17 Queen Street. Y Bryn features no windows on its side elevation that would be impacted. Representations have referred to loss of views as a result of the proposed development. Loss of view cannot be taken into consideration as it is not a material planning consideration. The same conclusion is reached with regard impact upon existing property value.

Highways: Highways have raised no objection to the proposed development. The proposed dwelling is accessed off Duke Street which is an unmade and unclassified highway. It is understood that maintenance responsibilities are shared between those who have rights of access over the land.

Normally the Council would seek to resist new development on unmade roads where the number of dwellings would exceed 5. However, I am aware that there are at least nine existing properties accessing from this lane, with a further dwelling with planning consent yet to be constructed. This property was subject to a recent appeal decision (2016) following the Council’s refusal to grant planning permission on highway safety grounds. The Inspector was not persuaded such harm would occur. She noted that whilst more than 5 dwellings served from a private access is generally unacceptable, there are already a significant number of dwellings utilising the access. It is wide enough to allow the simultaneous passage of vehicles with space for pedestrians. The maintenance of the unadopted track is the responsibility of

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 neighbouring owners and occupiers. However, its condition and the need for repairs as a direct result of the development would be a matter between the Appellant and the parties with a controlling interest.

Three parking spaces are proposed in accordance with LPG16.

On the basis of this very recent appeal decision, I consider that the same conclusion must be drawn in this instance and to allow the development would not result in harm or danger to existing road users.

Other matters: The site is considered to have a low ecological status. Whilst there may be trees within the nearby vicinity of the site the proposal is not considered to have a detrimental impact upon bats. The Council’s ecologist raises no ecological concerns.

I do not consider that there is a need to submit a detailed drainage scheme. The site is located in an area of known foul drainage infrastructure. A condition to prevent the combined disposal of foul and surface water can be imposed.

Conclusion: I am satisfied that the proposed development is acceptable in terms of design, amenity and highway safety. The proposal would result in the provision of a dwelling within an existing settlement and I therefore recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the nearside edge of the adjoining unadopted highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 6. 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.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 5. To ensure that adequate visibility is provided at the proposed point of access to the highway. 6. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment.

NOTE(S) TO APPLICANT

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

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0608 BAY TREE HOUSE CARE HOME 99 18/07/2017 NORMAN ROAD WREXHAM LL13 7BG COMMUNITY: CASE OFFICER: Offa DESCRIPTION: MR EXTENSIONS TO EXISTING CARE HOME TO PROVIDE ADDITIONAL WARD: HABITABLE AREAS AGENT NAME: Hermitage BLUEPRINT LTD APPLICANT(S) NAME: MR DAFYDD EDWARDS MR DAVE ATKINS THE ORCHARD CARE GROUP

THE SITE

Application Site

PROPOSAL

The proposal seeks planning permission for extensions and alterations to Bay Tree Care Home. This application is a resubmission of application P/2017/0458, which was refused based on design grounds and inadequate parking provision.

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Works at ground floor level would be the creation of a coffee shop within the internal courtyard and internal alterations to the front elevation.

Works at first floor level would involve extensions to the rear, side and front elevations of the property.

Internal alterations are proposed at second floor level.

The proposal would increase number of existing bedrooms from 36 to 47.

HISTORY

P/2017/0458 Extensions to existing care home to provide additional habitable areas. Refused 10/07/2017.

DEVELOPMENT PLAN

Within Wrexham Settlement Limit. UDP policies GDP1, H11, T8 apply.

CONSULTATIONS

Community Council: No comments received at the time of writing. Local Member: Notified 24.07.2017. Objects to the application. Concerns raised include increased parking on the highway, neighbour consultation queries, increased traffic, increased rubbish and unclear within the application of refuse storage, adverse impacts on visual and residential amenities of the area. Public Protection: No objection subject to a condition to secure construction hours. Adult Social Care: The proposal supports the strategic direction of the Adult Social Care Department, increasing provision, including specialist provision for older people Highways: Visibility splays and proposed access are considered to be adequate. There would be a shortfall in parking provision to accommodate the proposed development by 42%. Given that the proposal would be significantly increasing numbers of staff working at the premises, additional information is required relating to shift patterns and peak visiting times as well as the submission of a Car Parking Survey. Site Notice: Expires 16.08.2017. Neighbours: 2 no. representations received objecting to the proposal. Concerns raised include increased parking on the highway, impact on free-flowing

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traffic along the highway and pedestrians using the pavement.

SPECIAL CONSIDERATIONS:

Design: This proposal has been reduced in overall scale, height and appearance to the previously submitted scheme, of which are considered to be an improvement to the original.

Front Elevation of Previously Refused Scheme under P/2017/0458

Front Elevation of Proposed Scheme under P/2017/0608

Part of the extension has been reduced in scale and height which is considered would result in a more subordinate addition to the main dwelling, than the previous scheme.

The reduction in height of the extension as well as the incorporation of hipped roofs is considered would lessen the overall massing and dominance of the proposal, particularly when viewed from the street scene.

Further, the reduction in height would result in no part of the proposal extending beyond the roof line of the two storey element of the existing dwelling.

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Rear Elevation of Previously Refused Scheme under P/2017/0458

Rear Elevation of Proposed Scheme under P/2017/0608

The resultant eaves heights are considered would appear neater and less discordant given the majority would run in line with one another.

Side Elevation of Previously Refused Scheme P/2017/0458

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Side Elevation of Proposed Scheme under P/2017/0608

The resultant proposal is considered would sit more comfortably than the scheme which was previously refused and would be a more sympathetic addition to the host dwelling, resulting in no adverse impacts to existing levels of visual amenities, sufficient to warrant refusal of the scheme.

The proposal would comply with UDP policies GDP1 and H11.

Residential Amenity: The proposal would not result in a change to existing levels of residential amenities of neighbouring properties to the east.

Spacing standards between the proposed first floor extension and neighbouring properties to the north and west are considered to be appropriate, meeting relevant guidelines as set out in LPG 21.

There are no habitable windows in the nearest part of the facing elevation of the property known as Arwelfa, to the proposed development.

There are no habitable windows in the facing side elevation of the property at No 7 Hanover Way.

The first floor extension along the south elevation of the host dwelling would result in a breach of the 45º guideline when measured from the rear habitable windows of No 7 Hanover Way.

The breach would result in approximately 10m of the extension encroaching the 45º guideline. However, approximately 9m of this breach would be the single storey extension, therefore limiting the amount visible from habitable rooms and the rear amenity space of No 7.

Furthermore, the rear elevation of the property at No 7 would measure approximately 15m away from the nearest part of the breached section of the extension when measured from the 45º guideline. Given the distance between both properties and the off-set of the extension from the intervening boundary, this is considered would help to limit the overall massing when viewed from habitable rooms and the rear amenity area of No 7.

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The rear garden area to No 7 is small, enclosed by conifer trees and an outbuilding sits in the north western corner which already restricts outlook when viewed from the garden area. The orientation of the property sits east to west resulting in the majority of natural light throughout the day, into the rear of the property and its garden area.

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

Although the proposal would result in a reduction in size of the internal courtyard which serves existing residents of the property, this is so it would enable the provision of a coffee shop.

On balance, it is considered that the use of the coffee shop would provide a similar use to the courtyard, providing some amenity space for residents away from their individual rooms.

Having regard to the above, the proposal is considered would comply with UDP Policies GDP1 and H11, as well as the provision set out within LPG 21.

Access and Car Parking: The proposal would involve increasing the number of bedrooms from 36 to 47.

Based on LPG Note 16, existing parking provision required for 36 no. bedrooms for a residential nursing home is 18 no. spaces.

Currently, there are 9 no. parking spaces provided, resulting in a 50% shortfall.

The previously refused scheme did not propose any additional parking spaces to accommodate for the increase in bedrooms and the increase in staff numbers, resulting in a 64% shortfall in maximum parking provision (required spaces being 25 no.).

This proposal would require a maximum of 24 no. parking spaces.

The submitted Site Plan shows provision for 14 no. parking spaces, which the Highway Authority consider to be a significant improvement to the previous provision as part of the refused scheme, however comment that provision would still represent a 42% shortfall in maximum parking provision.

The Highway Authority go on to state that further information is required in regards to details of staff shift patterns, peak visiting times and submission of a car parking survey.

However, the resultant shortfall as part of this proposal would not be any worse than the current situation. Whatsmore, it is considered that the

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 proposed number of parking spaces would represent an improvement to the current situation, with a 42% shortfall as opposed to the current 50% shortfall.

Having regard to the above, and that the guidelines set out in LPG 16 are maximum guidelines only, it is not considered reasonable in this instance, to request the further information required by the Highway Authority.

The applicant has further confirmed as part of this revised application that there are no set visiting times to the care home. This is considered helps to avoid any peak visiting times and subsequent significant parking implications on the highway.

In addition, the application site is located within Wrexham Settlement Limit and within walking distance to the nearest bus stop, located approximately 20m east of the site. Further bus stops are located along the A525, approximately 600m east of the site.

The application site is considered to be sustainably located with good links to public transport, supporting means of travel to the site, other than by car.

The revised scheme is considered has overcome the highway reason for refusal for the original application, given that it is considered that parking provision provided as part of this revised scheme would not exacerbate the current parking situation along the highway.

The proposal is considered would comply with the provisions set out within UDP Policy T8 and LPG 16.

Conclusion: The revised scheme is considered has overcome the previous reasons for refusal and the amendments made in relation to design and layout as well as additional parking provision are not considered would result in such adverse impacts to existing levels of visual amenity and highway safety levels, sufficient to warrant refusal of the scheme. The proposal would comply with Wrexham UDP Policies GDP1, H11 and T8 as well as LPG 16.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered A044/005, A044/004 (Sheet 1 of 3), A044/004 (Sheet 2 of 3), A044/004 (Sheet 3 of 3) and as contained within the application documentation.

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3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 4. The vehicular parking and turning areas as shown on approved drawing(s) No(s). A044/005 shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times.

REASON(S)

NOTE(S) TO APPLICANT

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0611 8 ALBERT STREET WREXHAM 19/07/2017 LL13 8NT

COMMUNITY: DESCRIPTION: CASE OFFICER: Caia Park CONVERSION OF DWELLING (USE MP CLASS C3) TO HOUSE IN MULTIPLE OCCUPATION (HMO) (USE CLASS WARD: C4) AGENT NAME: Smithfield MR ARRAN PRITCHARD APPLICANT(S) NAME: MR ARRAN PRITCHARD

SITE

Application site

Existing HMOs

PROPOSAL

As above.

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HISTORY

None

DEVELOPMENT PLAN

Within settlement limit. Policy GDP1, H4 and T8 apply.

CONSULTATIONS

Community Council: The Community Council suggest that prior to determining the application, the Council apply the 50m test to establish the percentage of HMOs in the area as has been the recent practice in Offa Community. Local Member: Notified 20.7.17 Highways: Have the following comments: - LPG16 would normally require a maximum of 3 parking spaces for the existing 3 bedroomed property. However, maximum standards would not be required for this property given its sustainable location. The property currently has no off-street parking provision; - The proposed HMO appears to consist of 5 no. bedrooms which I assume comprises 6 no. bed spaces. LPG5 would normally require 1 space per 2 bed spaces which would equate to a maximum of 3 parking spaces; - It is therefore considered the development is unlikely to result in an increase in parking demand compared with its current residential use; - No objections on highways grounds. Public Protection: HMO licence required. There is one alleged HMO at 3 Albert Road that is not licenced however there is nothing on council tax or housing benefit records to indicate that it is. Site Notice: Expired 17.8.17 Neighbours: The owners/occupiers of 8 nearby properties notified 27.7.16. 13 objections received expressing the following concerns: - Increased demand for parking; - Harm to the single occupancy character of the street; - 12 out of 25 properties in the street are owner occupied, with the majority being either rental properties or HMOs;

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- Increased refuse production/insufficient bin capacity; - HMOs should be planned as an integrated part of new developments rather than being in unsuitable locations; - Noise; - Fire hazard; - The number of HMOs in close proximity to the property. - There are HMOs in Albert Street – question if any are legal; - Strain on utilities; - Customers of nearby businesses that use albert street to park their vehicles; - Emergency services and refuse vehicles struggle to get down the street; - Increased traffic; - Anti-social behaviour; - That the property will not be managed properly; - Access for construction vehicles, how staff gain access for unloading and parking; - Impact upon social cohesion; - Vehicle emissions; - Will the building be brought up to HMO specifications and fire regulations; - Concerned about having an ever changing group of 6 strangers of unknown background; - Applicant has previously been prosecuted for beaching licence conditions;

SPECIAL CONSIDERATIONS

Background: The applicant is proposing to convert the property from a 3 bedroom dwelling (Class C3 use) into a 6 bedroom HMO to be let to 6 tenants (Class C4 use). Each bedroom would have its own en-suite. Tenants would share a kitchen as well as a rear yard.

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

a) sub-division is possible without major alterations, extensions, or additional new buildings which would significantly alter the character of the original dwelling; and b) proposals accord with Policy GDP1; and c) adequate private open space is available; d) the proposal would not result in the over-concentration of Houses in Multiple Occupation to the detriment of crime levels, the social fabric of the area, and the amenity of existing residents.

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

No extensions or external alterations are proposed. b) Compliance with Policy GDP1

I will deal with issues of amenity and parking separately. c) Private Open Space

The property has a secure and private rear garden area of approximately 45 square metres. This is adequate to provide occupiers with an amenity area, an external drying area, storage for bins and cycle storage. d) Concentration of HMO Properties

The Council does not have an adopted method or threshold for assessing HMO concentrations, although assessing the number of HMOs within a specific distance of an application site is a method used in supplementary planning guidance adopted in a number of other authorities, with limits of between 10% and 20% being considered acceptable depending on local circumstances. It is also worth noting that The Housing In Multiple Occupation: Review & Evidence Gathering report published in 2015 by the Welsh Government found that concerns regarding the number of HMOs increases once concentrations rise above 10%. However in the absence of similar guidance in Wrexham each application must be looked at on a case by case basis.

There are 53 residential properties within a radius of 50 metres of the site, including flats situated above commercial premises. Based on the Council’s register of licenced HMOs there are currently no other properties authorised for use as a HMO by way of a licence on Albert Road or within a 50 metre radius. If the proposed development were to proceed it would result in just under 2% of the residential properties within a 50m radius being used as a HMO. Within a 100m radius of the site that are 168 residential properties of which 8 or 4.8% are being used as a HMO. This would increase to 9 or 5.4% if the proposed development is taken into account. In either case, the concentration of HMOs in the locality is extremely low and well below the 10% figure referred to in the Welsh Government research referred to above.

Representations have been received suggesting that there are other HMOs in street/locality however this is not consistent with the Council’s own records. I do not have any information to either confirm or dispute the ratio of owner occupied to rental properties in the street, however it does not automatically follow that a rental property is a HMO. Indeed many rented dwellings fall

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 within Class C3 use as do owner occupied dwellings and as a result switching between the different tenures will not result in a change of use and be outside of the scope of planning control. The number of rental properties in the street is therefore not relevant to assessing the proposals against policy H4.

I have contacted Public Protection to determine if there is any substance to the representations received. They have advised that there is an alleged HMO at 3 Albert Road. However the property is unlicensed and there is nothing on council tax or housing benefit records to indicate that it is in use as a HMO. The representations present nothing more than anecdotal evidence and it would be unreasonable to afford it significant weight in the determination of this application.

On the basis of the above the development will not give rise to an over concentration of HMOs in the locality and as such does not conflict with policy H4(d).

Amenity of existing residents: Given that no external alterations or extensions are proposed, the use of the premises as a HMO will not impact upon the privacy or visual amenity of nearby occupiers.

The fact that the property has adequate garden space for use by the occupiers as well as space for bin storage should assist ensuring the proposed use does not prove disruptive to nearby occupiers or harmful to the street scene.

The works to convert the property to a HMO involve alterations to partition walls and the installation of en-suite bathrooms. The scale and nature of the work are unlikely to take a considerable length of time or give rise to significant disruption in the locality.

Preventing tenants generating excessive noise or engaging in anti-social behaviour at the property is outside of the scope of planning control. However, in addition to obtaining planning permission the applicant will need a licence issued by Public Protection in order to let the property as a HMO. Licenced HMOs are subject to conditions that require landlords to take all reasonable steps to control noise and anti-social behaviour. Breaching licence conditions can ultimately result in landlords being prosecuted and their licence(s) being revoked.

Parking: In common with most other properties in this and adjoining streets, the property does not have any dedicate off-street parking provision. Local residents therefore rely on on-street parking.

The existing property has 3 bedrooms and in accordance with LPG16, the maximum parking provision for a dwelling of this size is 3 spaces. The proposed HMO will have 6 bedrooms each to be occupied by 1 tenant. LPG5 and LPG16 advise the maximum parking provision for HMOs is 1 space per 2

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 bed spaces or 3 spaces in total in this particular case. I recognise that one concern about HMO developments is that a property occupied by a number of different tenants may have the potential to increase demand for parking.

Members are reminded of the appeal decision to covert a 3 bedroom dwelling to a 6 bedroom HMO at 62 Alexander Road. The Inspector noted that that the level of car ownership associated with 6 separate occupiers has the potential to be higher than a 3 bedroom property in C3 use, and that any parking would need to be accommodated on-street…… Given the proximity of the site to bus routes and the easy walking distance to shops and facilities, it seems to me unlikely that the HMO would lead to a significant increase in parking demand.

Whilst each application must be considered on its own merits, Albert Road is also within walking distance of the town centre, shops, facilities and public transport. The risk of the proposals significantly increase demand for on- street parking in the vicinity is therefore similarly considered to be low. Storage for 2 bicycles is also proposed at the rear of the property. The rear yard can be accessed via a private passage that runs along the rear of no. 9- 11 Albert Road onto Greenbank Street.

Other Matters: Ensuring the development complies with fire safety requirements is outside of the scope of planning control. It does however fall within the licence.

Planning permission runs with the land so how the applicant may have managed other HMOs is not a material planning consideration. This is a matter that falls within the scope of the licence. Because permission runs with the land, whether the applicant has complied with licence conditions in respect of other HMOs he operates is also not a material planning consideration. Breaches of conditions attached to a HMO licence is a matter for Public Protection.

Whilst I recognise the property is likely to be used more intensively than a family dwelling, the degree of intensification is unlikely to be significant enough to impact upon utility provision in the area.

CONCLUSION

The development accords with policies GDP1, H4 and T8.

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.

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REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0613 73 FFORDD GLYN WREXHAM 21/07/2017 LL13 7QW

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa TWO-STOREY SIDE EXTENSION MR

APPLICANT(S) NAME: WARD: MR JOHN CORCORAN AGENT NAME: Erddig MR JOHN CORCORAN

THE SITE

Application Site

PROPOSAL

The proposal seeks householder planning permission for the construction of a two storey side extension.

HISTORY

None relevant.

DEVELOPMENT PLAN

Within Wrexham Settlement Limit. UDP policy GDP1 applies.

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CONSULTATIONS

Welsh Water: The proposed development is crossed by a public sewer. Welsh Water advise that no development will be permitted within the safety zone which is shown on the attached plan to their response. Ecology: No comments to make. Community Council: No comments received at the time of writing. Local Member: Notified 24.07.2017. Site Notice: Expires 16.08.2017. Neighbours: 1 no. representation received objecting to the proposal. Concerns raised include adverse impacts on existing levels of visual amenities of the area, overbearing impacts to the neighbouring property, the proposal would be in close proximity to the neighbouring boundary wall causing maintenance issues, overshadowing impacts, increased noise and disturbance, the proposal would replace an existing structure which does not have planning permission, drainage implications.

SPECIAL CONSIDERATIONS

Design: The extension would not exceed beyond the principal elevation of the main dwelling, its height would be lower than the existing and its width, when viewed from the street scene is considered would be limited. In this regard, the extension would appear as a sympathetic and subordinate addition to the main dwelling, when viewed in the context of the existing character and appearance of the street scene.

Matching materials would further aid in integrating the extension with the main dwelling.

The proposal would comply with UDP Policy GDP1

Residential Amenity: There are no habitable windows in the facing side elevation of the neighbouring property at No 71 Ffordd Glyn. The rear part of the extension would be slightly off-set from the boundary between the application site and the property at No 71, which is considered would limit any overbearing impacts to the rear amenity area of the neighbouring property.

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Although the extension lies on the boundary with the neighbouring property the single storey garage and the orientation of each dwelling would protect the visual break in the street scene. The proposal would not adversely impact on residential amenities of neighbouring properties, having regard to overlooking, overshadowing and overbearing impacts and would comply with UDP Policy GDP1.

Drainage

Welsh Water advise that a public sewer crosses the site and that no development will be permitted within the safety zone. An informative would be attached to any grant of planning permission, to advise the applicant of this.

CONCLUSION

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

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

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REASON(S)

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

NOTE(S) TO APPLICANT

You are advised that the proposed development site is crossed by a public sewer with the approximate position being marked on the attached record plan. No development (including the raising or lowering of ground levels) will be permitted within the safety zone which is measured either side of the centre line. For details of the safety zone please contact Developer Services 0800 917 2652. The developer must contact Welsh Water if a sewer connection is required under Section 106 of the Water Industry Act 1991 or any alteration to apparatus is proposed prior to any development being undertaken.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0614 THE COTTAGE WINDY HILL CEFN Y 24/07/2017 BEDD WREXHAM LL12 9TF COMMUNITY: CASE OFFICER: Gwersyllt DESCRIPTION: MR DEMOLITION OF EXISTING GARAGE AND ERECTION OF DETACHED OAK WARD: FRAMED ‘EQUINE CORRAL’ TO BE AGENT NAME: Gwersyllt North USED IN CONJUCTION WITH PRIMEOAK LTD EXISTING STABLES MR JONATHAN STACKHOUSE APPLICANT(S) NAME: MRS WENDY LOMAS

THE SITE

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

PROPOSAL

The proposal seeks planning permission for the construction of an equine corral, which would be used in conjunction with the existing stable block on the site. The existing garage would be demolished and replaced by the proposed building.

HISTORY

P/2014/0243 Two storey front extension comprising new entrance hall and enlarged bathroom. Approved 17th June 2014.

DEVELOPMENT PLAN

Within designated open countryside and Special Landscape Area. UDP policies GDP1 and EC5 apply. Local Planning Guidance 13 – Housing in the Countryside also applies.

CONSULTATIONS

Community Council: No objection. Local Member: Notified 24.07.2017. Ecology: No objection. Site Notice: Expired 22.08.2017. Neighbours: No representations received.

SPECIAL CONSIDERATIONS:

Design and Layout: LPG 13 advises that two storey outbuildings which could be easily adapted into a separate new dwelling in the countryside would not be in accord with the development plan and will not be permitted.

The application describes the proposal as an equine corral, which would be used in conjunction with the applicants existing stables. The applicant states that the corral is required to contain horses away from others, whilst tending to them. The corral would replace an existing flat roof garage.

Maximum dimensions of the existing garage intended for demolition are 7.0m (depth) x 6.85m (width) x 2.6m (height).

Maximum dimensions of the proposed building would measure approximately 6.1m (depth) x 13.7m (width) x 5.45m (height).

Whilst additional accommodation for the applicants’ horses is acknowledged, no information has been provided in regards to why the existing stable block is

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 inadequate to provide the space required for the additional accommodation now proposed.

The overall scale of the building proposed would be considerably larger than the existing building to which it would replace and it is considered that insufficient information has been submitted to justify the scale of the building in relation to its required use and purpose.

The application states that there would be no first floor to the building. However, given its overall height, it is considered that an additional floor level could be inserted into the building upon completion, rendering it as a two storey outbuilding.

Further, the width of the building would be greater than the width of the main dwelling and its depth would only be marginally less. In this context, the building is not considered would appear subordinate when viewed in relation to the main dwelling or the existing built form on the site.

The appearance of the building, by virtue of the proposed roof tiles, dormer windows and roof clock are not considered to be necessary additions to its required use and contribute towards the buildings domestic appearance.

Having regard to the above, the proposal by virtue of its overall scale, height and appearance, is considered would appear as a discordant and incongruous building in this countryside location, particularly in the context of its required use and purpose. The proposal is not considered would accord with the character of the existing built form on site and would appear overly domestic in relation to its required use for accommodation for horses. The proposal is not considered would accord with the provisions set out within Wrexham UDP Policies GDP1 or the guidance set out in Local Planning Guidance Note 13 – Housing in the Countryside.

Other Matters: A pre-application enquiry was received by the Council on 23rd May this year, for the proposed development, subject of this application.

The case officer responded to the enquiry on 24th May, advising that the proposal (which consists of the same plans submitted for this application) required reducing in scale and omission of the dormer windows.

The plans submitted as part of this application remain the same as those submitted for the pre-application enquiry.

CONCLUSION

For the reasons set out above, it is concluded that the proposal would be inappropriate development in this countryside location, by virtue of its excessive overall scale and overly domestic appearance and features, having

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 regard to its required use and purpose, which is intended to provide additional accommodation for the applicants’ horses.

The development would conflict with the provisions set out within Wrexham UDP Policy GDP1 and Local Planning Guidance Note 13.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The proposal would appear as an incongruous building in this countryside location, by virtue of its excessive overall scale and overly domestic appearance and features, having regard to its required use and purpose. The proposal is not considered would accord with the provisions set out within Wrexham UDP Policies GDP1 or the guidance set out in Local Planning Guidance Note 13 – Housing in the Countryside.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0630 9 PARKERS CLOSE WREXHAM 27/07/2017 LL11 2RR

COMMUNITY: DESCRIPTION: CASE OFFICER: Rhosddu OUTLINE APPLICATION TO ERECT 1 SEH NO. DETACHED DWELLING ON LAND ADJACENT TO 9 PARKERS WARD: CLOSE AGENT NAME: Stansty BLUEPRINT LTD APPLICANT(S) NAME: MISS L PARRY MS J TAYLOR

THE SITE

Application Site

PROPOSAL

As above

HISTORY

P/2007/1286 Conservatory Extension. Approved 06/02/2007

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

DEVELOPMENT PLAN

Within a defined settlement limit. UDP Policies GDP1, PS1, PS2, PS3, PS4, H2, EC4 and T8 apply. Local Planning Guidance Notes Nos. 16 ‘Parking Standards’, 17 ‘Trees and Development’ and 21 ‘Space around Dwellings’ are also relevant.

CONSULTATIONS

Community Council: Consulted 01/08/2017 Local Member: Notification noted. Public Protection: Consulted 01/08/2017 Highways: No objection (see special considerations below) Welsh Water: Consulted 01/08/2017 NRW: No comments. Site Notice: Expired 23/08/2017 Neighbours: 2 letters received raising the following concerns: • The site should only be developed for a bungalow; • Any windows facing out to the rear of the site should be obscure glazed; • The rear boundary fence should be raised in height to 7ft at the developers expense; • Impact upon highway safety and restriction of access to the neighbouring properties; • The access is too close to the hammerhead; • Restricted access and egress from neighbouring properties during the construction phase; • Impact upon the character and appearance of the area; • Impact upon residential amenity (noise, hours of use, overlooking, over dominance, traffic).

SPECIAL CONSIDERATIONS/ISSUES

Background: This application is made in outline for the erection of 1 no. single dwelling, with all matters relating to access, layout, scale, appearance and landscaping reserved for subsequent approval. As the site is within the settlement limit, residential development of the site is acceptable in principle subject to compliance with UDP Policy GDP1. The material planning considerations relevant to this proposal are the impact of the development upon the character and appearance of the area, trees and residential amenity and upon highway safety.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

Design and Residential Amenity: The indicative site layout plan (see figure 1 below) has demonstrated that the site is large enough to accommodate a single dwelling whilst providing adequate on-site outdoor space. Having also considered the properties around the site, it is possible to achieve the erection of a dwelling in this location without having a significant impact up local residential amenity (loss of light or privacy), and by virtue of its scale, design and footprint the dwelling would not have an over dominant impact upon the garden areas of the adjacent dwellings. These matters will be given full and proper consideration at the Reserved Matters application stage should planning permission be granted.

Figure 1. Indicative Site Layout

Highways: The development site is situated on an unclassified highway which is subject to a 30 mph speed limit. However, due to the geometry of the road, typical speeds are considered to be no more than 10 mph. The indicative site layout plan shows an access of approximately 5 metres in width which would be acceptable. A licence will need to be obtained in order to lower the kerb line and cross the footway to form this access. The plan also indicates 3 parking spaces which will be sufficient for a 3/4 bedroom dwelling.

The highway authority raises no objections to the proposed development on highway safety grounds and detailed matters relating to onsite parking and the creation of a safe and satisfactory vehicular access will be properly considered as part of any Reserved Matters application.

Trees: I concur with the findings of the accompanying arboricultural report and the retention value of those trees selected for removal and retention. Whilst the value of certain individual trees agreed for removal is low, the cumulative biodiversity value of the orchard area should be recognised. The landscaping scheme to be submitted as part of the reserved matters

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 application should therefore contain a percentage of fruit trees to mitigate for the overall loss of the small orchard. No arboriculture objections to the proposed development of the site

Other Matters: Concern has been raised in relation to the potential for disturbance to be caused to local residents during the construction phase of the development. Whilst this is not strictly a material planning consideration as it is dealt with by other legislation, advisory notes will be attached to any decision reminding the developer of the Council’s ability to control noise nuisance.

CONCLUSION

The proposal is in accordance with local policies PS1, PS2, PS3, PS4, GDP1, T8 and EC4. To allow the development would make a positive contribution to the visual amenities of the area and would not be to the detriment of highway safety or the residential amenities of the existing local residents or the future occupiers of the development.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. Approval of the following details shall be obtained from the Local Planning Authority before any part of the development is commenced: a. the layout of the building(s) b. the scale of the building(s) c. the appearance of the building(s) d. the landscaping of the site 2. Plans and particulars of the reserved matters referred to in condition 1 (above) shall be submitted in writing to the Local Planning Authority before the expiry of three years from the date of this permission. The development shall only be carried out in strict conformity with such details as are approved. 3. The development hereby approved shall be commenced before the expiry of five years from the date of this permission or before the expiry of two years from the date of approval of the last of the reserved matters required to be approved, whichever is the later. 4. This permission shall provide for a maximum of 1 no. dwelling. 5. 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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 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. 6. No part of the development shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with condition no. 5. The sustainable drainage scheme shall be managed and maintained thereafter in strict accordance with the agreed management and maintenance plan. 7. 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. 8. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained.

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 that a high standard of design is achieved for the site. 5. To ensure satisfactory drainage of the site and to avoid flooding. 6. To ensure satisfactory drainage of the site and to avoid flooding. 7. 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. 8. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017 coal workings; geological features (fissures and break lines); mine gas and previous surface mining sites. Although such hazards are seldom readily visible, they can often be present and problems can occur in the future, particularly as a result of development taking place.

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

The applicant is advised that compliance with condition no. 8 does not provide an exemption from the statutory noise nuisance provisions of the Environmental Protection Act 1990. Any complaints received relating to noise from the development during the permitted hours may still be investigated using the Council’s Standardised Procedure for Dealing with Noise Nuisance Complaints and legal action may be taken where appropriate.

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

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

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

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

LIST OF DELEGATED DECISIONS ISSUED

OVE KNOLTON FARMHOUSE CHEESE APPLICATION FOR APPROVAL OF DETAILS P/2017/0115 LTD, OSWESTRY ROAD, OVERTON, RESERVED BY CONDITIONS IMPOSED GRANTED WREXHAM, LL13 0LG UNDER PLANNING PERMISSION P/2014/0360 04/08/2017 CONDITION 2 - COMPREHENSIVE AND INTEGRATED DRAINGAE OF THE SITE CONDITION 4 - TREE PLANTING SCHEME CONDITION 9 - DUST AND ODOUR CONTROL SYSTEM

BRN KILN GREEN, , ISCOYD, TWO-STOREY EXTENSION, NEW ROOF ON P/2017/0166 WHITCHURCH, SY13 3AU EXISTING GARAGE AND REMODELLING OF GRANTED PROPERTY 03/08/2017 WRO MINERS RESCUE CENTRE, 3 TO 5 LISTED BUILDING CONSENT FOR P/2017/0187 MAESGWYN ROAD, WREXHAM, LL11 CONVERSION OF VACANT MINERS RESCUE GRANTED 2AP CENTRE TO FORM 2 NO. SELF CONTAINED 24/07/2017 APARTMENTS AND 7 NO. BEDSITS, TOGETHER WITH MUSEUM AND CAFE

LLA P/2017/0223 2 AGRICULTURE LTD, MINERS ROAD, APPLICATION FOR APPROVAL OF DETAILS GRANTED LLAY INDUSTRIAL ESTATE, LLAY, RESERVED BY CONDITION IMPOSED 03/08/2017 WREXHAM, LL12 0PJ UNDER PLANNING PERMISSION P/2016/0535 CONDITION 2 - SUBMISSION OF DETAILS OF ALL EXTERNAL FACING AND ROOFING MATERIALS

LLA P/2017/0289 2 AGRICULTURE LTD, MINERS ROAD, APPLICATION FOR A NON-MATERIAL GRANTED LLAY INDUSTRIAL ESTATE, LLAY, AMENDMENT TO PLANNING PERMISSION 03/08/2017 WREXHAM, , LL12 0PJ P/2016/0535 TO AMEND ELEVATION

WRR PRINCIPALITY BUILDING SOCIETY, APPLICATION FOR CONSENT TO DISPLAY 1 P/2017/0399 20-22 REGENT STREET, WREXHAM, NO. EXTERNALLY ILLUMINATED FASCIA GRANTED LL11 1SA SIGN AND 1 NO. NON ILLUMINATED 24/07/2017 PROJECTING SIGN

WRC 35, SMITHFIELD ROAD, WREXHAM, CONVERSION OF GROUND FLOOR TO P/2017/0419 LL13 8EP FORM EXTENSION TO SHOP AREA AND GRANTED ERECTION OF COVERED AREA TO REAR (IN 16/08/2017 RETROSPECT)

WRO 8, FFORDD HENDRE, WREXHAM, WORKS TO AND REMOVAL OF TREES P/2017/0440 LL13 7EZ PROTECTED BY TREE PRESERVATION GRANTED ORDER WMBC NO. 156 (SEE 28/07/2017 SPECIFICATION FOR FULL DETAILS)

ERB GREENACRES, SCHOOL LANE, OUTLINE APPLICATION TO ERECT 1 NO P/2017/0444 ERBISTOCK, WREXHAM, LL13 0DW FOUR BEDROOM DETACHED DWELLING REFUSED AND GARAGE WITHIN GARDEN AREA 21/07/2017

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REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING 4th September 2017

BRO CHAPEL HOUSE, CLAYTON ROAD, APPLICATION FOR LISTED BUILDING P/2017/0446 PENTRE BROUGHTON, WREXHAM, CONSENT TO INSTALL LOG BURNER ON GRANTED LL11 6BN SLATE HEARTH TO CONNECT TO CHIMNEY 24/07/2017 SYSTEM, INTERNAL ALTERATIONS TO ACCOMMODATE THE CHIMNEY SYSTEM AND EXTERNAL ALTERATIONS TO ROOF TO ACCOMMODATE CHIMNEY 1.5 METRES ABOVE ROOF

ABE P/2017/0449 2, COED ABEN FARMHOUSE, COED CHANGE OF USE FROM C3 (RESIDENTIAL REFUSED ABEN ROAD, WREXHAM DWELLING) TO C2 (RESIDENTIAL 31/07/2017 INDUSTRIAL ESTATE, WREXHAM, CHILDREN'S HOME) LL13 9UH

GRE WYNFORD, 64 WYNNSTAY LANE, TWO-STOREY SIDE AND SINGLE-STOREY P/2017/0460 MARFORD, WREXHAM, LL12 8LH REAR EXTENSION GRANTED 24/07/2017 RUA 5 SHELLBROOK DRIVE, RUABON, TWO-STOREY AND SINGLE-STOREY P/2017/0461 WREXHAM, LL14 6BX EXTENSIONS TO DWELLING GRANTED 03/08/2017 WRA 40 FFORDD ALUN, WREXHAM, LL12 APPLICATION FOR VARIATION OF P/2017/0464 7PH CONDITIONS IMPOSED UNDER PLANNING GRANTED PERMISSION P/2016/0196:- 24/07/2017 CONDITION 3 - TO ALLOW HAIRDRESSING SALON TO BE OPERATED BY ANNA SUZOWSKA CONDITION 7 - TO ALLOW CONTINUED USE OF PREMISES AS HAIRDRESSING SALON

MAE THE ASHES FARM, BREADEN LISTED BUILDING CONSENT FOR P/2017/0465 HEATH, WHITCHURCH, WREXHAM, ADAPTATIONS TO EXISTING WC ROOM TO GRANTED SY13 2LG FORM NEW SHOWER ROOM AND 28/07/2017 EXTERNAL ALTERATIONS TO WINDOW

LLR P/2017/0466 PADDOCK ADJOINING AND SOUTH OUTLINE APPLICATION FOR RESIDENTIAL GRANTED OF BRYN CELYN, GARTH ROAD, DEVELOPMENT (5 DETACHED HOUSES AND 03/08/2017 GARTH, LLANGOLLEN, WREXHAM, GARAGES) AND CONSTRUCTION OF NEW LL20 7YD ACCESS AND INTERNAL DRIVEWAY

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SES P/2017/0467 FORMER CROSS LANES HOTEL, APPLICATION FOR APROVAL OF DETAILS GRANTED BANGOR ROAD, CROSS LANES, RESERVED BY CONDITIONS IMPOSED 01/08/2017 WREXHAM, LL13 0TF UNDER PLANNING PERMISSION CODE NO. P/2016/0953 CONDITION 7 - SCHEME FOR THE COMPREHENSIVE AND INTEGRATED DRAINAGE OF THE SITE CONDITION 10 - SUBMISSION OF LICENCE ISSUED BY NATURAL RESOURCES WALES CONDITION 11 - TREES IDENTIFIED FOR REMOVAL CONDITION 13 - DETAILED ARBORICULTURAL METHOD STATEMENT (PARTIAL DISCHARGE) CONDITION 14 - DETAILS FOR THE ARBORICULTURAL SUPERVISION OF TREE PROTECTION MEASURES (PARTIAL DISCHARGE)

RUA THE OLD BAKERY, DUKE STREET, ASH (TREE 1) - COPPICE RETAINING BEST P/2017/0468 RUABON, WREXHAM, LL14 6DE SINGLE STEM GRANTED APPLE (TREE 2) - REMOVE VERTICAL 21/07/2017 GROWTH IN UPPER CANOPY ONLY, REDUCE WEIGHT LOADING ON SELECTED PRIMARY LIMBS BY REDUCING BACK BY UP TO 1 METRE PINE (TREE 3) - REDUCE INDIVIDUAL BRANCHES TO PROVIDE 1 METRE CLEARANCE TO PROPERTY (WITHIN RUABON CONSERVATION AREA)

BRY TY CARREG, VICARAGE ROAD, DEMOLITION OF EXISTING P/2017/0470 BRYMBO, WREXHAM, , LL11 5LF CONSERVATORY, CONSTRUCTION OF REFUSED PROPOSED SINGLE-STOREY REAR 07/08/2017 EXTENSION AND INTERNAL ALTERATIONS

GRE BRAMBLEWOOD, HILLOCK LANE, 1 NO. SILVER BIRCH (ADJACENT TO P/2017/0472 GRESFORD, WREXHAM, , LL12 8YL BRAMBLEWOOD) - REDUCE CROWN BY 3 GRANTED METRES AND REMOVAL OF DEAD AND 16/08/2017 PARTIAL DEAD BRANCHES (PROTECTED BY TREE PRESERVATION ORDER NO. WCBC 125)

LLR P/2017/0476 LAND OFF, MAES MAWR ROAD, APPLICATION FOR VARIATION OF GRANTED GARTH, TREVOR, WREXHAM, LL14 CONDITIONS IMPOSED UNDER PLANNING 16/08/2017 2RL PERMISSION P/2017/0123 RELATING TO CONDITION 2 - APPROVED DRAWING NO. H06/ REVISION A, CONDITION 6 - VISIBILITY SPLAYS, CONDITION 8 - VEHICULAR PARKING AND TURNING AREAS AND CONDITION 9 - PASSING PLACE AND JUNCTION ALTERATIONS TO ALLOW FOR AMENDED VEHICULAR ACCESS POSITION

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BRN FIELDS FARM, BRONINGTON, COLD STORE EXTENSION P/2017/0483 WHITCHURCH, WREXHAM, SY13 3HZ GRANTED 16/08/2017 WRR 35, HOPE STREET, WREXHAM, LL11 CHANGE OF USE OF UPPER FLOORS FROM P/2017/0485 1BB OFFICE USE TO FIVE SELF-CONTAINED GRANTED APARTMENTS 03/08/2017 WRA COOP STORES, 34 BORRAS PARK DISPLAY OF SIGNS - 1 ILLUMINATED P/2017/0486 ROAD, WREXHAM, LL12 7TH FASCIA, 2 ILLUMINATED PROJECTORS, 1 GRANTED ILLUMINATED LOGO, 6 WALL MOUNTED 16/08/2017 PANELS AND 2 POST MOUNTED POLES

WRO 11 HILL STREET, WREXHAM, LL11 CHANGE OF USE OF GROUND AND FIRST P/2017/0491 1SN FLOORS TO CAFÉ (A3 USE) TOGETHER GRANTED WITH CUSTOMER SEATING ON PART OF 03/08/2017 PAVEMENT IN FRONT OF BUILDING

RUA 2 CRAB ROW, PEN Y LAN, RUABON, DEMOLITION OF GARAGE, NEW EXTENSION P/2017/0493 WREXHAM, LL14 6HT TO SIDE AND NEW VEHICULAR ACCESS GRANTED 03/08/2017 WRA ASDA SUPERSTORE, HOLT ROAD, T1 - T14 : TREES OVERHANGING ROAD P/2017/0496 BODHYFRYD, WREXHAM, LL13 8HL CROWN LIFT OVER FOOTPATH AND GRANTED HIGHWAY TO 5-6 METRES (PROTECTED BY 15/08/2017 TREE PRESERVATION ORDER WCBC 34)

ERB BARN, ROSE HILL, ERBISTOCK, LISTED BUILDING CONSENT FOR THE P/2017/0499 WREXHAM, LL13 0DE INTERNAL REMODELLING OF GROUND AND GRANTED FIRST FLOORS WITHIN RECENTLY 24/07/2017 CONVERTED BARN AND MINOR DRAINAGE AMENDMENTS

MIN P/2017/0502 TIR NA NOG, CHURCH ROAD, FULL HEIGHT EXTENSION TO SIDE OF GRANTED MINERA, WREXHAM, LL11 3DD EXISTING HOUSE TO PROVIDE DOUBLE 24/07/2017 GARAGE WITH ADDITIONAL STORAGE TO FIRST FLOOR

CHI P/2017/0504 THE LODGE, BLACK PARK, CHIRK, LISTED BUILDING CONSENT FOR GRANTED WREXHAM, LL14 5AU ALTERATIONS TO INTERNAL WALL 16/08/2017 BETWEEN THE LOUNGE AND DINING ROOM TO RE-OPEN THE WALL TO INSTALL NEW DOORWAY, REPLACEMENT OF REAR DOOR FROM LOUNGE TO EXTERIOR.

WRR 6, ALBANY TERRACE, WREXHAM, EXTENSIONS AND INTERNAL ALTERATIONS P/2017/0505 L11 2NH TO EXISTING 4 BEDROOM HMO TO REFUSED PROVIDE TOTAL OF 6 BEDROOMS 16/08/2017

RHO LAND NORTH OF MAES Y GORNEL, CONSTRUCTION OF NEW AGRICULTURAL P/2017/0506 LLWYN EINION ROAD, RHOS, ACCESS POINT INTO PADDOCK AND BLOCK GRANTED WREXHAM, LL14 1TG UP OF EXISTING ACCESS POINT 03/08/2017

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WRA 23, ELM GROVE, WREXHAM, LL12 FRONT PORCH EXTENSION P/2017/0508 7NR GRANTED 24/07/2017

WRA 130, PARK AVENUE, WREXHAM, LL12 DEMOLITION OF EXISTING CONSERVATORY P/2017/0511 7AN AND ANNEXE, ERECTION OF SINGLE- GRANTED STOREY REAR AND TWO-STOREY SIDE 03/08/2017 EXTENSIONS

MIN P/2017/0512 PLAS Y PANT, BRYN MADOC ROAD, ERECTION OF DOUBLE FREE-STANDING GRANTED GWYNFRYN, WREXHAM, LL11 5UP CAR SHELTER 21/07/2017 MAR MARCHWIEL HALL, MARCHWIEL, LISTED BUILDING CONSENT TO RE-INSTATE P/2017/0513 WREXHAM, LL13 0SS 2 NO. MARBLE FIRE SURROUNDS WITH GRANTED HEARTHS (INTO ENTRANCE HALL AND 16/08/2017 BILLIARD ROOM) AND INSTALLATION OF WOOD BURNING LOG STOVES

ROS BRIARLEY, BURTON ROAD, BURTON, TWO-STOREY EXTENSION P/2017/0518 ROSSETT, WREXHAM, LL12 0HY GRANTED 03/08/2017 BRO BRYN AWELON, HIGH STREET, EXTENSIONS TO DWELLING P/2017/0519 PENTRE BROUGHTON, WREXHAM, GRANTED LL11 6AG 16/08/2017 GRE PENRHOS, 75 WYNNSTAY LANE, APPLICATION FOR APPROVAL OF DETAILS P/2017/0521 MARFORD, WREXHAM, , LL12 8LH RESERVED BY CONDITION IMPOSED GRANTED UNDER PLANNING PERMISSION 27/07/2017 P/2016/1029: CONDITION 2 - SAMPLES OF ALL EXTERNAL FACING MATERIALS

ROS 1, HARWOODS LANE, ROSSETT, FIRST-FLOOR AND SINGLE-STOREY REAR P/2017/0522 WREXHAM, LL12 0HB EXTENSIONS, AND PITCHED ROOF OVER GRANTED FRONT PORCH 24/07/2017

GRE BRYN HYFRYD, MARFORD HILL, SINGLE-STOREY REAR EXTENSION AND P/2017/0524 MARFORD, WREXHAM, , LL12 8SY ERECTION OF NEW GARAGE WITH REAR GRANTED OFFICE AREA 24/07/2017

ISY P/2017/0526 ENTREC LTD, REDWITHER ROAD, PORTAKABIN STYLE OFFICE EXTENSION GRANTED WREXHAM INDUSTRIAL ESTATE, ABOVE EXISTING SIMILAR UNIT AND 03/08/2017 WREXHAM, LL13 9RD EXTERNAL STAIRCASE

BRN THE OLD DAIRY, ISCOYD, APPLICATION FOR APPROVAL OF DETAILS P/2017/0529 WREXHAM, SY13 3AU RESERVED BY CONDITION IMPOSED GRANTED UNDER PLANNING PERMISSION 03/08/2017 P/2017/0263: CONDITION 4 - SUBMISSION OF DETAILS OF A SOFT LANDSCAPING SCHEME TOGETHER WITH A TIMESCALE FOR IMPLEMENTATION

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CEF TALPONCIAU FARM, DELPH ROAD, APPLICATION FOR APPROVAL OF P/2017/0532 ACREFAIR, WREXHAM, LL14 1TU RESERVED MATTERS PURSUANT TO GRANTED OUTLINE PLANNING PERMISSION 15/08/2017 P/2016/0679 - LAYOUT, SCALE, APPEARANCE, ACCESS, LANDSCAPING (ERECTION OF DWELLING)

HAN 1 MILL LANE COTTAGES, MILL LANE, EXTENSIONS TO DWELLING P/2017/0536 HORSEMANS GREEN, GRANTED WHITCHURCH, SY13 3EA 16/08/2017 GRE LAND AT THE LAKE, HIGH STREET, ERECTION OF LECTERN STYLE P/2017/0539 GRESFORD, WREXHAM, LL12 8PS INFORMATION BOARD ALONGSIDE THE GRANTED LAKE 15/08/2017

MIN P/2017/0551 TOMLINSONS DAIRIES, FIVE APPLICATION FOR APPROVAL OF DETAILS GRANTED CROSSES INDUSTRIAL ESTATE, RESERVED BY CONDITION IMPOSED 18/08/2017 MINERA, WREXHAM, , LL11 3RD UNDER PLANNING PERMISSION CODE NO: P2016/0739: CONDITION 10 - SUBMISSION OF A VERGE CROSSING SCHEME

WRA 58, FFORDD LLYWELYN, WREXHAM, SINGLE-STOREY EXTENSION P/2017/0556 LL12 8JP, GRANTED 16/08/2017 RUA 4, LITTLE STREET, RUABON, INSTALLATION OF REPLACEMENT FRONT P/2017/0557 WREXHAM, LL14 6DF DOOR AND ERECTION OF DRIVEWAY GRANTED GATES 16/08/2017 WRO TREE LOCATED WITHIN REAR SECTION DISMANTLE BEECH TREE P/2017/0564 GARDEN OF, 48, GWERN ALYN, ADJACENT TO BOUNDARY WALL AND GRANTED PERCY ROAD, WREXHAM, LL13 7EF EITHER STUMP GRINDING OR CHEMICAL 15/08/2017 TREATMENT TO TREE STUMP (WITHIN FAIRY ROAD CONSERVATION AREA)

COE SPAR CONVENIENCE STORE, HIGH APPLICATION FOR VARIATION OF P/2017/0570 STREET, COEDPOETH, WREXHAM, CONDITION NO.2 IMPOSED UNDER GRANTED LL11 3EU PLANNING PERMISSION REF: P/2017/0129 16/08/2017 TO ALLOW AMENDMENTS TO THE EXTERNAL LIGHTING

HOL LIONOAK, SMITHFIELD GREEN, REPLACEMENT OF EXISTING TIMBER P/2017/0572 HOLT, WREXHAM, LL13 9AJ WINDOWS WITH NEW FLUSH FITTING GRANTED TIMBER UNITS IN AGATE GREY 15/08/2017 GLY P/2017/0574 BRITHDIR, LLWYNMAWR, TWO-STOREY AND SINGLE-STOREY GRANTED LLANGOLLEN, WREXHAM, LL20 7BE EXTENSIONS TO DWELLING 22/08/2017 HOL DEE BANK, BRIDGE STREET, HOLT, FIRST FLOOR EXTENSION AND INTERNAL P/2017/0587 WREXHAM, LL13 9GJ ALTERATIONS GRANTED 11/08/2017

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ISY P/2017/0588 KELLOGGS, BRYN LANE, WREXHAM INTRODUCTION OF 3 NO. AIR HANDLING / GRANTED INDUSTRIAL ESTATE, WREXHAM, , AIR CLEANING UNITS ON TO THE EXISTING 16/08/2017 LL13 9UT FLAT ROOF AREA OF THE BUILDING (EMISSION POINTS / FLUES EXTEND UPWARDS TO 16M ABOVE GROUND FLOOR LEVEL - 8M ABOVE RESPECTIVE ROOF LEVEL)

BRO CLAYTON ARMS, MOSS HILL, MOSS, APPLICATION FOR APPROVAL OF DETAILS P/2017/0594 WREXHAM, LL11 6ES RESERVED BY CONDITION IMPOSED APPROVED UNDER PLANNING PERMISSION CODE NO. 27/07/2017 P/2016/0279 CONDITION 4 - SAMPLES OF ALL EXTERNAL FACING AND ROOFING MATERIALS

RHO LAND NORTH OF, 8 GRANGO LANE, SUBSTITUTION OF HOUSE TYPE ON PLOT P/2017/0604 PONCIAU, WREXHAM, LL14 1ER NO. 1 (APPROVED UNDER PLANNING GRANTED PERMISSION REF: P/2012/0364) 21/08/2017 WRA WATERWORLD, BODHYFRYD, DISPLAY OF 1 NO ILLUMINATED AND 1 NO P/2017/0609 WREXHAM, LL13 8DH NON-ILLUMINATED FASICA SIGNS GRANTED 15/08/2017 RHO BIRMINGHAM HOUSE, MARKET APPLICATION FOR APPROVAL OF DETAILS P/2017/0637 STREET, RHOSLLANERCHRUGOG, RESERVED BY CONDITION IMPOSED GRANTED WREXHAM, LL14 1AF UNDER APPEAL REF: 04/08/2017 APP/H6955/A/16/3160008 CONDITION 3 - SUBMISSION OF SAMPLES OF MATERIALS

BRY KARINYA COTTAGE, WESLEY ROAD, APPLICATION FOR A NON-MATERIAL P/2017/0652 BWLCHGWYN, WREXHAM, LL11 5UY AMENDMENT TO PLANNING PERMISSION GRANTED P/2016/0513 TO ALLOW INTERNAL 14/08/2017 ALTERATIONS TO DWELLING WITH AMENDMENTS TO WINDOW AND DOOR LOCATIONS

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