PWYLLGOR CYNLLUNIO PLANNING COMMITTEE CYFARFOD: 6ed Medi 2006 MEETING - 6th September 2006 Eitem: 2 Agenda Item: 2

DEDDF CYNLLUNIO TREF A GWLAD 1990 CYNLLUNIO TREF A GWLAD (DATBLYGIAD CYFFREDINOL) GORCHYMYN 1995 - HYD HEDDIW DEDDF CYNLLUNIO A IAWNDAL 1991 RHEOLIAD HYSBYSEBU CYNLLUNIO TREF A GWLAD 1994 DEDDF CYNLLUNIO (ADEILADAU RHESTREDIG A CHADWRAETH) 1990 CEISIADAU AM GANIATAD DATBLYGU Adroddiadau ac argymhellion gan Swyddogion i’w hystyried a’u datrys gan Awdurdod Cynllunio’r Sir.

Bydd pob cais am y cynigion a nodir yn yr adroddiad hwn ar gael i’w archwilio gan Aelodau o’r Pwyllgor cyn ac yn ystod y cyfarfod lle ystyrir y ceisiadau.

Gellir gweld y Papurau Cefndir i bob cais, gan gynnwys ffurflenni, cynlluniau, gohebiaeth, Cynllun Datblygiad a dogfennau arweiniad yn ystod yr oriau swyddfa arferol.

Nid yw’r atodiad y cyfeiriwyd ato yn yr adroddiad ar gael yn Gymraeg ac mae hynny yn unol â Chynllun Iaith Gymraeg y Cyngor

TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (GENERAL PERMITTED DEVELOPMENT PROCEDURE) ORDER 1995 - TO DATE PLANNING AND COMPENSATION ACT 1991 TOWN AND COUNTRY PLANNING ADVERT REGULATIONS 1994 PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990 APPLICATIONS FOR PERMISSION FOR DEVELOPMENT

These are reports and recommendations by Officers for consideration and resolution by the County Planning Authority.

All the applications in respect of the proposals specified in this report will be available for inspection by the Members of the Committee prior to and during the meeting at which the said applications will be considered.

The Background Papers relating to each application, including forms, plans, relevant correspondence, Development Plan and guidance documents are available for public inspection during normal office hours

P:\FINAL\F-REPORT\pln060906\2pln060906.lwp DENBIGHSHIRE COUNTY COUNCIL PLANNING COMMITTEE INDEX TO REPORT

Item Application No Location and Proposal Page No No

1 30/2006/0426/PF Land at Y Gorlan Trefnant Denbigh 1 Erection of barn as food and fodder store and extreme- weather stock shelter

2 42/2006/0742/PF Bethel Chapel Waterfall Road Dyserth Rhyl 3 Change of use of former chapel to 4 no. self-contained apartments, refurbishment of existing dwelling and construction of new vehicular access

3 43/2006/0314/PO Tanrallt Cottage Tan Yr Allt Prestatyn 8 Development of 0.03 hectares of land by the erection of 1 no. dwelling and construction of new vehicular access (outline application)

4 43/2006/0462/PO Land at (part garden of) 110 Ffordd Talargoch 12 Prestatyn Development of 0.07 hectares of land by the erection of a single dwelling to include siting and access (outline application)

5 44/2006/0078/PF Land Accessed Off Rhyl Road Adjoining Rhuddlan 16 Cemetery New Road Rhuddlan Rhyl Erection of 2 apartment blocks comprising 16 apartments and alterations to existing vehicular access

6 44/2006/0177/PF Barn at Rhydyddauddwr Farm Abbey Road Rhuddlan 21 Rhyl Conversion of redundant barn to single dwelling

7 44/2006/0178/LB Barn at Rhydyddauddwr Farm Abbey Road Rhuddlan 25 Rhyl Partial demolition, external and internal alterations to convert redundant barn to single dwelling

8 44/2006/0812/PF Mona Villa Rhyl Road Rhuddlan Rhyl 27 Change of use of ground floor of existing dwelling to dental surgery

9 46/2005/0918/PO Former Pilkington Playing Fields Glascoed Road St. 30 Asaph Development of 3.9ha of land for office/light industrial use (Class B1) and construction of new vehicular/pedestrian access (outline application)

10 46/2006/0358/PR Land adjacent to Summerhill Luke Street St. Asaph 38 Details of siting, design and external appearance of the building, means of access and landscaping submitted in accordance with Condition No. 1 of outline planning permission Ref No. 46/2003/1078/PO (alteration to previously-approved application Ref. No. 46/2005/0383/PR) (Reserved Matters)

1 DENBIGHSHIRE COUNTY COUNCIL PLANNING COMMITTEE INDEX TO REPORT

Item Application No Location and Proposal Page No No

11 46/2006/0418/PF Elwy Bank High Street St. Asaph 41 Internal and external alterations to dwelling, rebuilding of structure to rear and alterations to adjoining shop to create access

12 46/2006/0419/LB Elwy Bank High Street St. Asaph 45 Internal and external alterations to dwelling, rebuilding of structure to rear and alterations to adjoining shop to create access (Listed Building application)

13 46/2006/0510/PF Land at (part garden of) The Deanery Upper Denbigh 48 Road St. Asaph Erection of detached single-storey dwelling for use as vicarage and construction of new vehicular access

14 01/2006/0380/PF Plas Y Green Mold Road Denbigh 54 Amended details of conversion of dwelling building, outbuildings and coach-house to 5 No. dwellings, previously approved under code no. 01.2005/0156/PF

15 02/2006/0247/PF Site adjacent to Lon Parcwr Ruthin 58 Demolition of existing industrial buildings, erection of 4126 sq m food/non food store, including cafe, external covered compound and canopy, ancillary service yard buildings and sprinkler tank and associated car parking area (expansion of previously approved 2745 sq m gross floor area store, application reference 02/2005/0333/PF)

16 02/2006/0708/PF Bryn Greenfield Road Ruthin 71 Demolition of existing dwelling and erection of 2 no. semi- detached dwellings and construction of new vehicular access

17 03/2005/0693/PR Bryn Derwen Abbey Road Llangollen 76 Details of siting, design, external appearance, means of access and landscaping for development of 20 apartments granted outline planning permission under Code No. 03/2004/0720/PO

18 03/2006/0780/PF Land adjacent to 1 Min Y Coed Llangollen 80 Change of use of open space land to form extension to residential curtilage, erection of retaining wall and wooden fence with planted screen

19 07/2006/0406/PF Land At Field No 9817 Ty Isa Dinam Llandrillo 83 Corwen Erection of agricultural worker's dwelling and construction of new vehicular access and installation of new septic tank

20 13/2006/0746/PC Llanerchgron Barn Pwllglas Ruthin 87 Revised scheme for retention of stable building (retrospective application) and continuation of use of land as residential curtilage

2 DENBIGHSHIRE COUNTY COUNCIL PLANNING COMMITTEE INDEX TO REPORT

Item Application No Location and Proposal Page No No

21 23/2006/0594/PF Pentre Kitchens Brookside Pentre Llanrhaeadr 91 Denbigh Conversion of kitchen showroom/office to 1-bedroomed flat with associated parking and amenity space

22 23/2006/0827/PF Glan Aber Farm Llanrhaeadr Denbigh 95 Erection of steel portal-framed implement and fodder store

3 EOC ITEM NO: 1

WARD NO: Trefnant

APPLICATION NO: 30/2006/0426/ PF

PROPOSAL: Erection of barn as food and fodder store and extreme-weather stock shelter

LOCATION: Land at Y Gorlan Trefnant Denbigh

APPLICANT: Mr Arwyn Roberts

CONSTRAINTS: PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. TREFNANT COMMUNITY COUNCIL ”The members are concerned that the size of the proposed building is disproportionate to the size of the land on which it stands and that the current access is pedestrian only and is on a main road.“

RESPONSE TO PUBLICITY: Letters of representations received from: None

EXPIRY DATE OF APPLICATION: 25/05/2006

PLANNING ASSESSMENT: THE PROPOSAL: 1. The proposal comprises of an agricultural building measuring 6m in width by 11m in length with a lean-to roof of between 4m and 3m in height. Materials proposed are steel and timber frame with green box profile cladding roof and sides.

2. The proposal has been supported by a letter for the applicant stating that the parcel of land is 2 hectares, they keep pedigree Lleyn Sheep on the field and the building is for a field shelter and fodder store.

3. The proposal is located in the open countryside to the north-west of Trefnant. The site comprises of a large field subdivided into two parcels of land 2 ha in size. There are 2 access points to the site, a pedestrian access on the western side and a vehicular access on the northern side. The site is bounded by established hedgerows on all sides and mature woodland to the south.

4. The application is reported to Committee due to the concerns of the Community Council.

RELEVANT PLANNING HISTORY: 5. No relevant history

PLANNING POLICIES AND GUIDANCE: 6. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy EMP 13 – Agricultural Development

1

MAIN PLANNING CONSIDERATIONS: 7. i) Principle ii) Visual Appearance iii) Residential Amenity

8. In relation to the main considerations in paragraph 5:-

i) Principle The principle of the proposal is acceptable and in line with Policy EMP 13 as the development is required to meet the need of this small farm enterprise, there are no other buildings on site, and the location is not intrusive.

ii) Visual appearance The visual appearance of the proposal is acceptable, it is located in the least prominent position on the site and has a green finish. It is set back 20m from the road and adjacent to the hedge boundary.

iii) Comments of the Community Council The comments of the Community Council have been noted. The size of the field shelter has been reduced from the original submission and the applicants have confirmed that the access on the western side will not be used for vehicular traffic and this will be a condition of the consent.

SUMMARY AND CONCLUSIONS: 9. The proposal is acceptable and is recommended for approval.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Prior to the commencement of use of the building hereby permitted, the existing field gate access in the western corner of the field shall be closed off with hedge planting to correspond to the existing field boundaries. Thereafter, access to the field shall be restricted to the field gate in the north-east coner of the field.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of highway safety.

NOTES TO APPLICANT:

None

2

SES ITEM NO: 2

WARD NO: Dyserth

APPLICATION NO: 42/2006/0742/ PF

PROPOSAL: Change of use of former chapel to 4 no. self-contained apartments, refurbishment of existing dwelling and construction of new vehicular access

LOCATION: Bethel Chapel Waterfall Road Dyserth Rhyl

APPLICANT: Mr & Mrs M Peters

CONSTRAINTS: Conservation Area

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. DYSERTH COMMUNITY COUNCIL ”Object on grounds that there is insufficient provision for on site parking; and the proposed use would also add to the traffic flow on a dangerous corner as visibility to the south is restricted”.

2. HEAD OF TRANSPORT & INFRASTRUCTURE No objection in principle subject to conditions to ensure satisfactory access and parking facilities

3. CONSERVATION OFFICER No objection

4. DWR CYMRU WELSH WATER No objection subject to conditions

RESPONSE TO PUBLICITY: Letters of representation received from: 1. F & D Jones - Bron Afon, Waterfall Road, Dyserth 2. Mrs. C. P. Ward, Waterfall Shop, Dyserth 3. Nick Spall, 2 Kays Cottage, Waterfall Road, Dyserth 4. Miss K.Callard, Top Flat, Melbourne House, Waterfall Road, Dyserth 5. M. J. Ward, Hilston, Waterfall Road, Dyserth 6. Mr. S. Jones, Flat 2,The Old Weslyan Chapel, Waterfall Road, Dyserth

Summary of planning based representations: i) Concerns over parking ii) Traffic generated from the proposal iii) Impact on highway safety

EXPIRY DATE OF APPLICATION: 09/08/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations

3

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site comprises a vacant chapel located on Waterfall Road, within a designated Conservation Area and the development boundary of Dyserth. To the rear part of the chapel is a small dwelling which is occupied, and at present part of the chapel itself is being used for storage. To the front of the site there is a traditional stone boundary wall. Vehicular and pedestrian access is off Waterfall Road, with a small parking area available to the front of the building. To the rear are landscaped gardens sloping upwards from the building to its rear boundary. Located to the side elevations of the chapel is the Red Lion Public House and the residential property ‘Bronafon’.

2. This application is for the change of use of the former chapel to form 4 no. self contained apartments, the refurbishment of the existing dwelling, and construction of a new vehicular access.

RELEVANT PLANNING HISTORY: 3. None

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy STRAT 5 Design Policy GEN 1 Development within development boundaries Policy GEN 6 Development Control Requirements Policy CON 5 Conservation Areas Policy HSG 10 Affordable Housing within development boundaries Policy TRA 9 Parking & Servicing provision

SPG Note 21: Parking Standards in New Development SPG Note 22: Affordable Housing in New Development

Planning Policy Wales (March 2002)

MAIN PLANNING CONSIDERATIONS: 5. i) Principle of development ii) Impact on visual amenity/character of Conservation Area iii) Impact on residential amenity iv) Highway Considerations v) Affordable Housing

6. In relation to the main planning considerations:

i) Principle of development The principle of the development within the development boundary of the main village would be considered acceptable provided the proposal complies with other relevant policies in the UDP.

ii) Impact on visual amenity/character of Conservation Area The alterations proposed to the former chapel in order to accommodate residential units have been kept to a minimum, with most traditional features remaining. It is necessary to alter some openings. However, this is proposed in a sympathetic manner with no changes proposed to the prominent front elevation of the chapel fronting Waterfall Road. The Conservation Officer has raised no objection to the proposal subject to control to ensure appropriate detailing and recording of features. 4

iii) Impact on residential amenity The proposal is to form 4 additional self contained apartments and refurbish the existing dwelling, which is located towards the rear of the site. Overall, the conversion and alterations would provide 2 no. 2 bedroomed properties and 3 no. 3 bedroomed properties, all self contained with their own access into the building. A bin store area would be provided in a location adjacent to the coal shed (owned by the adjacent public house) to the front of the property. Car parking would be provided to the front of the property with an amenity area located to the rear. It is considered that the proposal would provide an acceptable level of amenity for future occupiers of the apartments. The chapel is sited adjacent to but is adequately separated from the Red Lion Public House. On the other elevation is a property in residential use. It is not considered that residential use of a former chapel would result in any adverse impacts on amenity.

iv) Highway Considerations Concerns raised by local residents are in relation to traffic and parking issues. In assessing the highway implications of this proposal, it is necessary to take due account of the existing use of the building. Defined by the Town & Country Planning (Use Classes) Order 1987, a chapel is a Class D1 use, within which class are uses such as health centres, day nurseries and public halls, amongst many others. The use of the chapel could be changed within Class D1 without planning permission, and of course could continue to operate as a chapel. Alternative D1 uses are likely to generate a significantly higher amount of traffic than residential use, and therefore, whilst the location of the site adjacent to a curve in the highway causes concern, the proposal is likely to generate less traffic than the existing or potential uses. Whilst the parking area and layout proposed only provides 1 no. space per dwelling, the site’s location at the centre of the village and adjacent to public transport links makes the site accessible by other means.

v) Affordable Housing Policy HSG 10 of the Unitary Development Plan states that where there is a demonstrable need for affordable housing for local needs within development boundaries such need will be a material planning consideration in assessing such applications. Affordable housing will be required on the site in line with Council guidance and 1 no. unit will be provided, which should be secured by a Section 106 legal agreement.

SUMMARY AND CONCLUSIONS: 7. The principle of residential development is considered acceptable subject to conditions. The Highway improvements and parking provision is considered acceptable given the existing use of the site.

The recommendation is subject to the completion of an obligation under Section 106 of the 1990 Planning Act to secure:

(a) The provision of 1 affordable housing unit and the retention of this for affordable purposes

RECOMMENDATION: -GRANT subject to the following conditions:

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and 5 approved in writing by the Local Planning Authority. The resulting photographs should be deposited with the County Sites and Monuments Record, operated by THE CLWYD-POWYS ARCHAEOLOGICAL TRUST (7a Church Street, Welshpool, Powys, SY21 7DL. Tel. 01938 553670). 3. Any historic decoration, plaques or features relevant to the chapels history should be retained. 4. No development shall commence until the written approval of the Local Planning Authority has been obtained to the precise detailing of the type, materials and finish of the fenestration for the development including doors. 5. The access to the site shall not be as indicated but shall be further agreed in writing by the Local Planning Authority. The details to be agreed, shall included the layout, design, construction and alterations to the existing bus stop and no works shall commence until such details have been submitted to and approved in writing by the Local planning Authority. The approved details shall be completed prior to the occupation of any of the apartments. 6. Facilities shall be provided and retained within the site for the parking and turning of vehicles in accordance with a scheme to be agreed with the Local Planning Authority. The approved details shall be completed prior to the occupation of any of the apartments. 7. Prior to the commencement of any site works, full details of the vehicular footway crossing shall be submitted to and approved in writing by the Local Planning Authority and the access shall then be completed in accordance with the approved details prior to the occupation of any of the apartments.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of investigation and recording of historic/listed buildings. 3. In the interest of conservation. 4. To ensure the details are satisfactory in relation to the character and appearance of the building 5. In the interest of free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access 6. To provide for the parking of vehicles clear of the highway and to ensure that reversing by vehicles is rendered unnecessary of the interest of traffic safety. 7. In the interest of free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access.

NOTES TO APPLICANT:

Condition No. 2 of this permission requires the carrying out of a photographic survey. The applicant is expected to pay for and complete the photographic survey. Professional photographers may be used where access to a camera or technical difficulties are encountered but the applicant should be aware that this will significantly increase the cost of the survey.

Photographs should be taken using 35mm format colour print film (preferably Kodak or Fuji film). ASA 200 film is a good standard for most light conditions but ASA 400 should be used where lighting is poor. 36 exposure film should be used in all cases and at least one whole film must be exposed.

The use of a standard flash gun is recommended indoors to light the interior views.

If available a measured scale should be placed within each shot but this is not essential. 6

Photographs should be taken of all exterior and interior wall elevations which are affected by the development together with photographs of interior roof detail where this is altered. Features of particular interest (e.g. obvious differences in wall makeup, windows and doors whether blocked up or not, fireplaces, timber framing) should also be fully photographed.

If possible the applicant should indicate where the views taken are positioned on an architects floor plan of the building. Location reference numbers on the plan/s should be copied onto the back of the prints together with brief descriptive details of the location.

Two copies of the photo survey should be produced. One copy should be sent to the relevant planning office and one copy to The Development Control Section, Clwyd-Powys Archaeological Trust, 7A Church Street, Welshpool, Powys, SY21 7DL (Tel: 01938 553670). CPAT will confirm receipt of your photographs and inform the planning authority that the condition has been satisfied. Babtie, New Development Consultants, advise that a public sewer crosses the site. Please contact Babtie for more information before you proceed with the development. Babtie can be contacted on 01745 815815 or e-mail [email protected] Foul effluent only should be drained to the public sewer. Surface water will need to drain to soakaways or, if available, a ditch/watercourse in the vicinity of the site.

7

SES ITEM NO: 3

WARD NO: Prestatyn Meliden

APPLICATION NO: 43/2006/0314/ PO

PROPOSAL: Development of 0.03 hectares of land by the erection of 1 no. dwelling and construction of new vehicular access (outline application)

LOCATION: Tanrallt Cottage Tan Yr Allt Prestatyn

APPLICANT: Mr & Mrs W Evans

CONSTRAINTS: Tree Preservation Order Previous Mining Area Article 4 Direction AONB

PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. PRESTATYN TOWN COUNCIL ”No objection. Development to be in keeping with surrounding AONB status.”

2. JAC COMMITTEE The JAC was pleased to note that their previous comments to retain the adjacent stone cottage had been supported and had no observations to make on the principle of a new dwelling on this site subject to it being of an appropriate design incorporating traditional materials. The Committee also asked to view any detailed plans particularly those relating to access before any development takes place.

3. HEAD OF TRANSPORT & INFRASTRUCTURE No objection subject to the inclusion of standard conditions to ensure satisfactory access and parking facilities.

4. PRINCIPAL COUNTRYSIDE OFFICER No objection.

5. DWR CYMRU WELSH WATER No objection subject to condition

RESPONSE TO PUBLICITY:~ Letters of representation received from: 1. A. Jones, Tan y Graig, Ffordd Bryniau, Meliden 2. Mrs. C. A. Fall, 1, Tanrallt Terrace, Ffordd Bryniau, Prestatyn 3. Rita Lang, Cobweb Cottage, Tan yr Allt, Prestatyn

Summary of planning based representations: i) Parking is restrcited in the area ii) Impact on AONB/character of the area

8

EXPIRY DATE OF APPLICATION: 31/08/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site comprises 0.03ha of land forming part of the side garden of Tan yr Allt Cottage, located outside the defined settlement boundary of Meliden. Tan yr Allt Cottage is a detached 2 storey dwelling set in a large plot, with vehicular access off Tan yr Allt providing off street parking areas to both sides of the dwelling. The rear gardens of all properties along Tan yr Allt are steeply sloping and back onto woodland. The site is located within the Area of Outstanding Natural Beauty.

2. This application seeks outline planning permission for the development of part of the side garden of Tan yr Allt Cottage for the erection of a single dwelling. Means of access and siting are included for approval within this submission with all other matters reserved for further approval. Outline planning permission has been granted previously in 1992 for the erection of a dwelling on this site.

RELEVANT PLANNING HISTORY: 3. 2/PRE/322/92 Erection of single dwelling house GRANTED November 1992

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy STRAT 5 Design Policy STRAT 7 Environment Policy GEN 3 Development outside development boundaries Policy GEN 6 Development Control Requirements Policy ENV 2 Development affecting the AONB/AOB Policy HSG 5 Groups of houses in the open countryside Policy TRA 9 Parking and Servicing provision

SPG 10: Infill Housing in the Countryside

Planning Policy Wales (March 2002)

MAIN PLANNING CONSIDERATIONS: 5. i) Principle of development ii) Impact on visual amenity/impact on AONB iii)Impact on residential amenity iv)Highway Considerations

6. In relation to the main planning considerations:

i) Principle of development The site is located just outside the development boundary of the village and therefore the application should be assessed against Policy HSG 5, as to whether the proposal comprises an infill development. Policy HSG 5 allows for the infilling of one or two housing units within small groups of houses which comprise a clearly identifiable group, provided that the proposal comprises the infilling of a small gap within a continuously developed frontage; does not result in ribbon development 9 and is of comparable scale and size to, and is sited so as to respect adjacent properties and the locality. The application site comprises a small gap in between Tan yr Allt Cottage and Tanrallt Terrace and the plot is of a comparable size to Tan yr Allt Cottage. The proposed siting is acceptable in relation to adjacent properties. In principle the proposal is considered acceptable.

ii) Impact on visual amenity/impact on AONB The application currently submitted seeks approval of siting and means of access only, with design, external appearance and landscaping reserved for further approval. The siting is acceptable in terms of its relationship with neighbouring properties and subject to a suitable scale and design of dwelling with the use of traditional materials, it is considered that there would be an acceptable impact on the visual amenities of the area and AONB.

iii) Impact on residential amenity The dwelling would be well separated from neighbouring properties and subject to appropriate detailing there would be no adverse impact on the amenities of existing residents in the area. The proposed dwelling would be provided with off street parking and sufficient amenity space, and therefore affords an acceptable level of amenity.

iv) Highway Considerations The site fronts a narrow highway with a stone wall with a laurel hedge behind it forming the boundary. It is proposed to remove the hedge and part of the stone wall to form a safe access and off street parking space for 3 dwellings. The Principal Countryside Officer has raised no objection to the removal of the laurel hedge and Highways have raised no objection to the proposal, subject to standard conditions to ensure the access is constructed to a satisfactory standard. Local residents have raised concerns over the increase in traffic and parking on an already crowded and narrow highway. However the proposal is for the erection of a single dwelling, with highway improvements and 3 off street parking spaces proposed. It is not considered that the proposal would result in an adverse impact on highway safety.

SUMMARY AND CONCLUSIONS: 7. The principle of the development of 1 no. dwelling is considered acceptable with no adverse impact likely on visual amenity, residential amenity or highway safety.

RECOMMENDATION: GRANT subject to the following conditions:-

1. Approval of the details of the design and external appearance of the building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before the commencement of any development. 2. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later. 4. Facilities shall be provided and retained within the site for the parking of vehicles in accordance with the approved plan, and which shall be completed prior to the occupation of the dwelling. 5. The access to the site shall be laid out and constructed in accordance with full details to be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out strictly in accordance with such approved details. 6. The surface of proposed access shall be paced with a bituminous material for a 10 distance of 5.0m behind the highway boundary and the whole of the access frontage adjacent to the highway shall be reinforced with bullnose kerbs to the Highway Authority's approval. 7. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

The reason(s) for the condition(s) is(are):-

1. The application is for outline permission with details of siting and means of access only. 2. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 3. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 4. To provide for the parking of vehicles clear of the highway. 5. In the interest of free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 6. To ensure the formation of a safe and satisfactory access. 7. To ensure a satisfactory standard of development, in the interests of visual amenity.

NOTES TO APPLICANT:

Dwr Cymru Welsh Water Advisory Notes Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10. Your attention is drawn to the attached Part N form (New Road and Street Works Act 1991). Foul effluent only should be drained to the public sewer. Surface water will need to drain to soakaways or, if available, a ditch/watercourse in the vicinity of the site.

11

EOC ITEM NO: 4

WARD NO: Prestatyn Meliden

APPLICATION NO: 43/2006/0462/ PO

PROPOSAL: Development of 0.07 hectares of land by the erection of a single dwelling to include siting and access (outline application)

LOCATION: Land at (part garden of) 110 Ffordd Talargoch Prestatyn

APPLICANT: Mr N Heckman

CONSTRAINTS: Previous Mining Area Article 4 Direction CLA-Class A Road

PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. PRESTATYN TOWN COUNCIL ”No objection”

2. HEAD OF TRANSPORT AND INFRASTRUCTURE No objection, subject to conditions

3. DWR CYMRU WELSH WATER No objection subject to conditions

RESPONSE TO PUBLICITY: Letters of representations received from: 1. C Evans, 139 Ffordd Talargoch, Meliden 2. Mr & Mrs Bond, 3 Llys Celyn, Meliden 3. Jane Heginbottom, 2 Llys Celyn, Meliden 4. PL Temperly, 5 Glasfryn Avenue, Meliden 5. Mary Temperley, 5 Glasfryn Avenue, Meliden 6. Richard Jones Abbas, 4 Llys Celyn, Meliden

Summary of representations: i) Loss of privacy/ overlooking ii) Loss of amenity iii) Proposal not in keeping/ out of scale with the area iv) Impact on drainage system v) Impact on established landscaping

EXPIRY DATE OF APPLICATION: 30/05/2006

PLANNING ASSESSMENT: THE PROPOSAL: 1. Outline permission is sought for the erection of a dwelling with access and siting included as part of the application. The site is 19m wide on the frontage and some 75m in length. The proposed footprint is in line with the adjoining dwelling at 110, set 5m off the western boundary of the dwelling. The proposal includes the 12 demolition of the existing flat roof garage attached to no. 110. Access to the rear is between the dwellings to a parking area and detached garage. Gardens are proposed at the rear to serve the two properties.

2. No. 110 is a large 3 storey detached dwelling located off Ffordd Talargoch which is bounded by the development boundary of Meliden. There are side windows facing the site. There are a number of mature trees bounding the site and within the application site.

RELEVANT PLANNING HISTORY: 3. No relevant history

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN 6 - Development Control Considerations Policy HSG 3 – Housing Development in Main Villages

Planning Policy Wales – March 2002

MAIN PLANNING CONSIDERATIONS: 5. i) Principle ii) Visual Appearance iii) Residential Amenity iv) Comments of the Objectors

6. In relation to the main considerations in paragraph 5:-

i) Principle The principle of the proposal accords with Policy GEN 6. The site is located within the development boundary and as such the development for residential purposes is considered acceptable.

ii) Visual appearance The visual appearance of the proposal is acceptable. Although the proposal is in outline, only siting is included and the indicative drawings give the impression that the proposed dwelling would be of a similar size and scale to the existing dwelling which can be accommodated on the site. Although some of the landscaping on site would be removed, a landscaping scheme would be required as part of the reserved matters of the approval.

iii) Amenity The proposal will not impact on the privacy and amenity of nearby occupiers. The drawings indicate the windows on the side of 110 would be blocked up. It is not considered that the development of the site would impact on the adjacent properties on Llys Celyn or the properties on the opposite side of Ffordd Talargoch which are located more than 30m from the site.

iv) Highway safety In relation to highway safety and access, Highways are satisfied that the site can accommodate an additional dwelling and the alterations to the access are considered acceptable.

13 v) Comments of the objectors The comments of the objectors have been addressed in the above planning considerations.

SUMMARY AND CONCLUSIONS: 7. The proposal is acceptable and is recommended for approval.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. Approval of the details of the design and external appearance of the building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before the commencement of any development. 2. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later. 4. The written approval of the Local Planning Authority shall be obtained in respect of the siting and design of the vehicular access to the site, and the access shall be completed strictly in accordance with the approved details prior to the first occupation of the dwelling. 5. Space for the parking and turning within the site shall be provided in accordance with a scheme to be submitted to and approved in writing, by the Local Planning Authority; such works as may be approved shall be completed before the building is first brought into use and shall thereafter be retained solely for those purposes. 6. Full details of the alterations to the existing vehicular footway crossing shall be submitted to and approved by the Local Authority before the commencement of any site works and the access shall be completed in accordance with the approved plans before the development is brought into use. 7. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 8. Prior to the occupation of the dwelling hereby permitted, all existing gable windows on the south-west elevation of the existing dwelling shall be blocked up in materials to match the remainder of the elevation. Thereafter, no additional windows shall be inserted without the written approval of the Local Planning Authority.

The reason(s) for the condition(s) is(are):-

1. The application is for outline permission with details of siting and means of access only. 2. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 3. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 4. In order that in the interests of highway safety the Local Planning Authority may control the matters referred to. 5. In the interests of highway safety. 6. In the interests of highway safety. 7. To ensure a satisfactory standard of development, in the interests of visual amenity. 8. In the interests of residential amenity.

14 NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10. Your attention is drawn to the attached Part N form (New Road and Street Works Act 1991). Foul effluent only should be drained to the public sewer. Surface water will need to drain to soakaways or, if available, a ditch/watercourse in the vicinity of the site.

15

SES ITEM NO: 5

WARD NO: Rhuddlan

APPLICATION NO: 44/2006/0078/ PF

PROPOSAL: Erection of 2 apartment blocks comprising 16 apartments and alterations to existing vehicular access

LOCATION: Land Accessed Off Rhyl Road Adjoining Rhuddlan Cemetery New Road Rhuddlan Rhyl

APPLICANT: De-Novo Group Holdings Ltd.

CONSTRAINTS: PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. RHUDDLAN TOWN COUNCIL ”No objection”

2. HEAD OF TRANSPORT & INFRASTRUCTURE No objection subject to standard conditions to ensure satisfactory access and parking arrangements

3. PRINCIPAL COUNTRYSIDE OFFICER No objection

4. HEAD OF HOUSING SERVICES No response received

5. DWR CYMRU WELSH WATER No objection subject to conditions

RESPONSE TO PUBLICITY: Letters of representation received from: 1. Mr M & Mrs E Davies - Orleans, Rhyl Road, Rhuddlan 2. James Weston, Munchkins Day Nursery, Rhyl Road,Rhuddlan 3. Mrs. L.N. Rowlands, Springfield, Rhyl Road, Rhuddlan 4. Mr. J. Davies, Haulfre, Rhyl Road, Rhuddlan 5. Mr. S. Kent, Berthen, Rhyl Road, Rhuddlan 6. Mr. I. Fisher-Jones, Ardwyn, Rhyl Road, Rhuddlan 7. Mr. P. Bradford, Hilary, Rhyl Road, Rhuddlan 8. Mrs. F. Brotherwood, Links Court, New Road, Rhuddlan 9. Mr. M. Gibson, Wayside, Rhyl Road, Rhuddlan 10. Mr. T. Morrice-Evans, Lenirver, Rhyl Road, Rhuddlan

Summary of planning based representations: i) Access is too narrow and unsuitable for additional traffic ii) Not enough car parking spaces provided iii) Impact on residential amenity and privacy issues iv) Drainage Issues 16 v) Loss of trees

EXPIRY DATE OF APPLICATION: 24/08/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations • protracted negotiations resulting in amended plans • re-consultations / further publicity necessary on amended plans and / or additional information

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site comprises approx. 0.2 hectares of scrub land located to the north west of Rhuddlan Cemetery and to the rear of properties fronting Rhyl Road. The site is located within the defined settlement boundary of Rhuddlan with no specific designations identified in the UDP. Vehicular access to the site can be achieved via a narrow access road off Rhyl Road which serves the rear of the residential properties, the Multi Use Games Area (MUGA) which is located to the south east of the application site, and the remainder of the playing fields.

2. The properties fronting Rhyl Road are 2 storey properties, many of which have detached garages located at the end of the rear gardens which are accessed via the lane off Rhyl Road. To the eastern boundary of the site are single storey dwellings that front New Road. The site is level, and within the site, predominantly located on the boundaries, are a mix of mature, semi mature and small trees.

3. The proposal is for full planning permission to erect 2 no. 2 storey blocks, each containing 8 no. 2 bedroomed apartments. Of the 16 units proposed, 5 would be provided as affordable housing units. The proposal also includes alterations to the junction of the existing access on to Rhyl Road and also widening the width of the road to 4.5m. The proposal also involves the removal of 13 no. trees.

RELEVANT PLANNING HISTORY: 5. None

PLANNING POLICIES AND GUIDANCE: 6. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy STRAT 5 – Design Policy STRAT 13 - New Development Policy STRAT 15 – Housing Policy GEN 1 - Development within development boundaries Policy GEN 6 - Development Control Requirements Policy HSG 3 – Housing Development in Main Village Policy HSG 10 - Affordable Housing within development boundaries Policy REC 2- Amenity & Recreational open space requirements in new developments Policy TRA 6 – Impact of New Development on Traffic Flows

SPG 21: Parking Requirements in New Developments SPG 22: Affordable Housing in New Developments

Planning Policy Wales (March 2002)

TAN 12: Design

17 MAIN PLANNING CONSIDERATIONS: 7. i)Principle of development ii)Impact on residential amenity iii)Impact on visual amenity iv)Highway Considerations v) Drainage vi)Open Space vii) Affordable Housing

8. In relation to the main planning considerations: i) Principle of development The principle of the development within the development boundary of a town would be considered acceptable provided the proposal complies with other relevant policies in the UDP. The land is not safeguarded for other uses.

ii) Impact on residential amenity The northern and eastern boundaries of the site abut existing residential development, 2 storey dwellings to the north and single storey dwellings to the east. The apartment blocks have been sited and designed to respect the amenities of existing residents, with all habitable windows located in excess of 21m away from existing dwellings. The gable end of one block will be sited adjacent to the boundary with the single storey properties fronting New Road, with no windows proposed in this gable elevation. It is not considered that the proposal would cause an unacceptable impact on the privacy and amenity of existing residents in the area. The proposed apartments would provide fully self contained, spacious accommodation with car parking facilities and informal amenity areas, and is it considered that an acceptable level of amenity would be afforded to future occupiers.

iii) Impact on visual amenity The apartment blocks have been designed to provide a courtyard area in between the two blocks, with car parking and landscaping forming part of this area. The proposed car parking areas have been provided within the courtyard area and to the front of the site, to reduce the dominance of car parking on approach to the site and also to allow natural surveillance of the car parking areas. The size, scale and design is considered acceptable in this location, and with the use of appropriate external materials and sympathetic landscaping, there would be no unacceptable impact on the visual amenities of the area. The proposal involves the removal of 13 trees on the site, which have been inspected by the Principal Countryside Officer, and are not considered to be of any particular value or merit.

iv) Highway Considerations The level of parking provision for 16 dwellings (24 spaces) is considered acceptable at 1.5 spaces per unit in this accessible location, and the layout of the parking area arranged around the dwellings is considered acceptable. In relation to the access and junction with Rhyl Road, it is proposed to improve both the junction and width of the access. The application site includes a narrow strip of land currently within the curtilage of ‘Rhydwen’ which is required to widen the access. At present, the highway is not adopted by the Highways Authority and the proposal to increase the width to 4.5m would be deemed acceptable to accommodate two-way flow traffic. In this case, the Highways Authority would be prepared to adopt the road, provided it was built to standard and the applicant is prepared/able to offer it for adoption. With the proposed highway improvements, it is not considered that the proposal would result in an adverse impact on highway safety.

18 v) Drainage Issues Dwr Cymru Welsh Water have raised no objections to the proposal subject to suitable controls which can be made through the imposition of a planning condition.

vi) Open Space Policy REC 2 of the Unitary Development Plan requires, where appropriate, that new development should provide landscaped amenity areas on developments of 10 or more units. The proposal indicates small areas which could provide limited amenity space. However, no other formal provision has been made for recreational open space under Policy REC 2. Bearing in mind the location adjacent to the Admirals Playing Field and MUGA, it is considered acceptable in this instance to accept a commuted sum payment. It is considered a commuted sum payment can be dealt with by way of a Section 106 obligation tied to any permission. A commuted sum would be an appropriate method to improve facilities off site in the local area.

vii) Affordable Housing Policy HSG 10 of the Unitary Development Plan states that where there is a demonstrable need for affordable housing for local needs within development boundaries, such need will be a material planning consideration in assessing such applications. Affordable housing will be required on the site in line with Council guidance i.e. 30% of 16 units equates to 5 units, which should be secured by a Section 106 legal agreement.

SUMMARY AND CONCLUSIONS: 9. The principle of residential development is considered acceptable subject to conditions. The development would not lead to unacceptable relationships with existing properties, and with control over detailing would not result in an adverse impact on visual amenity. The highway improvements and parking provision are acceptable.

The recommendation is subject to the completion of an obligation under Section 106 of the 1990 Planning Act to secure:

(a) The provision of 5 affordable housing units and the retention of these for affordable purposes (b) The payment of a commuted sum payment in lieu of the provision of open space within the site

RECOMMENDATION: - GRANT Subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. No external wall or roof materials shall be applied until the written approval of the Local Planning Authority has been obtained to the proposed materials to be used for the external surfaces of the [walls [and roof(s)] of the development hereby permitted and no materials other than those approved shall be used. 3. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development. (b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting; (c) proposed materials to be used on the driveway(s), paths and other hard surfaced 19 areas; (d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; (e) Proposed positions, design, materials and type of boundary treatment. 4. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 5. None of the flats hereby permitted shall be occupied until provision has been made within the site for enclosed bin stores and drying areas, in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. 6. No development shall take place until a scheme of foul drainage and surface water drainage has been submitted to, and approved by, the Local Planning Authority and the approved scheme shall be completed before the building(s) is(are) first occupied. 7. Full details of the proposed works to the access road including layout, design, means of traffic calming, signing, drainage, lighting and construction shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any site works. The approved details shall be fully implemented and available for use prior to the occupation of any of the apartments hereby permitted. 8. The car parking accommodation shall be laid out, constructed and completed strictly in accordance with the approved details prior to the occupation of the apartments hereby permitted.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of visual amenity. 3. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 4. To ensure a satisfactory standard of development, in the interests of visual amenity. 5. To ensure the units are serviced by adequate storage and drying facilities in the interests of visual and residential amenity. 6. To ensure satisfactory, foul water, surface water, land drainage run-off to avoid flooding. 7. To ensure that the access road is constructed to a standard suitable for adoption and, in the interest of traffic safety, is capable of catering for the amount of traffic that is likely to be generated by the proposal. 8. To provide for the loading, unloading and parking of vehicles clear of the highway.

NOTES TO APPLICANT:

Babtie, New Development Consultants, advise that a public sewer crosses the site. Please contact Babtie for more information before you proceed with the development. Babtie can be contacted on 01745 815815 or e-mail [email protected]

If a connection is required to the public sewerage system, the developer is advised to contact Dwr Cymru Welsh Water's Network Development Consultants on Tel: 01443 331155.

The Developer is advised to contact the Network Development Consultants to discuss this matter prior to the commencement of any site work, the appropriate contact number being Tel: 01443 331155.

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10.

20

EOC ITEM NO: 6

WARD NO: Rhuddlan

APPLICATION NO: 44/2006/0177/ PF

PROPOSAL: Conversion of redundant barn to single dwelling

LOCATION: Barn at Rhydyddauddwr Farm Abbey Road Rhuddlan Rhyl

APPLICANT: Trustees Bodrhyddan Estate Maintenance Fund

CONSTRAINTS: Listed Building

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - No UNDERTAKEN:

CONSULTATION RESPONSES: 1. RHUDDLAN TOWN COUNCIL “Recommended for permission”.

1. SENIOR CONSERVATION OFFICER “No objections to the proposals, as revised, from a Conservation aspect. Need to apply a controlling condition for the paint colours for external joinery'’.

2. CLWYD-POWYS ARCHAEOLOGICAL TRUST Require photographic survey

3. HEAD OF TRANSPORT AND INFRASTRUCTURE No objection, recommend condition relating to parking and turning area.

RESPONSE TO PUBLICITY: Representation received from: 1. Tim Evans, Planning Consultant on behalf of Mair Williams and Sons

Summary of planning based representations: i) Impact of the proposal on the tenants faming enterprise ii) Loss of agricultural buildings iii) Concerns over unsatisfactory access to the yard iv) Amenity considerations for potential occupiers

EXPIRY DATE OF APPLICATION: 17/07/2005

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL: 1. The proposal seeks to convert a Grade II Listed outbuilding at Rhydyddauddwr Farm to a dwelling with associated site works.

21 2. The proposed conversion comprises of 3 beds, en suite and bathroom on first floor level and study, kitchen, living, utility and hall on ground floor level. The proposal includes the retention and re-instatement of the existing pig sty on the southern side for use as a porch and store. Windows are proposed on all elevations in the original openings as is the retention of some of the ventilation slits. Two conservation style rooflights are proposed on the eastern roof plane.

3. Access is off the track to the farmhouse where there has historically been a track to the outbuilding. A limestone surface is proposed with an oak post and rail fence. Along the south and east boundary the stone wall is to be reinstated. The yard on the western side is to include a parking area and is to remain open to allow access to the farmyard. The existing Dutch barn on the eastern side of the listed building is proposed to be removed.

4. The farmhouse is located at the end of Abbey Road in Rhuddlan. There are no adjoining properties. The outbuildings are set out in a U shape around the yard. The building is brick with a slate roof listed as a good example of its type and component of an intact late C18- C19 courtyard farmstead.

5. The application is accompanied by a detailed structural report and justification statement which comments on the adequacy and suitability of the outbuilding for the scheme of conversion. The application also includes submitted details from estate agents which show it has been marketed for employment use.

RELEVANT PLANNING HISTORY: 6. No relevant planning history.

PLANNING POLICIES AND GUIDANCE: 7. Denbighshire Unitary Development Plan Policy GEN 3 – Development outside development boundaries. Policy GEN 6 – Development Control Requirements Policy CON 3 – Change of Use of Listed Buildings Policy CON 2 – Alterations or extensions to Listed Buildings Policy HSG 9 – Residential conversion of rural buildings to dwellings

SPG 14 – Listed Buildings SPG 16 – Conversion of Rural Buildings

Planning Policy Wales March 2002

Circular 61/96 – Planning and the Historic Environment : Historic Buildings and Conservation Areas

MAIN PLANNING CONSIDERATIONS: 8. The main issues are considered to be:

i) Principle ii) Impact on the Listed Building/Visual Appearance iii) Residential Amenity iv) Highways v) Ecological impact vi) Comments of the objectors

9. In relation to the considerations as noted in Paragraph 8 above:-

i) The principle of the proposal is acceptable. In terms of Policy HSG 9 the applicants have submitted estate agents indicating marketing details which 22 refers to the business use. No interest has been shown in commercial proposals. It is considered that the employment test is adequate and demonstrates that the proposal complies with the policy. The building is considered to be structurally sound and capable of conversion. The visual appearance is considered acceptable as discussed below. The conversion will not have an unacceptable impact on the character of the Listed Building and the character and appearance of the countryside; it is located in close proximity to the existing farmhouse and has an adequate curtilage with suitable boundary treatments.

ii) In terms of the impact on the Listed Building, the alterations have been designed to have minimum impact on the form of the existing building. The alterations and the materials are in keeping with the listed outbuilding which complies with Policy CON 2 and 3. The Listed Building Application has been submitted to CADW and a number of minor changes have been made to the scheme in order to protect and conserve the character of the Listed Building. It is considered that the conversion would preserve the building from further degradation.

iii) The proposal will not impact on the privacy and amenity of nearby occupiers. The proposal will not overlook the adjoining property or cause a loss of amenity. There is a substantial amount of amenity space proposed for the dwelling on the eastern side of the building. The western side will remain open and although it is bounded by the farmyard and associated outbuildings it is not considered that it would impact seriously on residential amenity. Furthermore as the proposal is for the conversion of an agricultural outbuilding prospective occupiers would be aware of the implications of its location in proximity to the farm enterprise.

iv) The proposal will not impact on highway safety. There is an adequate access and parking and turning for the proposed dwelling. An access is proposed to the farmyard and land to the south of the proposal.

v) Approval of the proposal is subject to a bat and bird survey. This will provide details of any species using the barns and mitigation measures for their protection.

vi) The comments of the objectors have been addressed in the planning considerations. It has been demonstrated that the building is in need of repair, is not required for agriculture and not viable for commercial purposes and the scheme of conversion is acceptable.

SUMMARY AND CONCLUSIONS: 10. The proposal is acceptable and is recommended for approval.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development. (b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting; 23 (c) proposed materials to be used on the driveway(s), paths and other hard surfaced areas; (d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; (e) Proposed positions, design, materials and type of boundary treatment. 3. No external wall or roof materials shall be applied until the written approval of the Local Planning Authority has been obtained to the proposed materials to be used for the external surfaces of the [walls [and roof(s)] of the development hereby permitted and no materials other than those approved shall be used. 4. Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and approved in writing by the Local Planning Authority. The resulting photographs should be deposited with the County Sites and Monuments Record, operated by THE CLWYD-POWYS ARCHAEOLOGICAL TRUST (7a Church Street, Welshpool, Powys, SY21 7DL. Tel. 01938 553670). 5. Space for the parking and turning of vehicles within the site shall be provided in accordance with a scheme to be submitted to and approved in writing, by the Local Planning Authority; such works as may be approved shall be completed before the building is first brought into use and shall thereafter be retained solely for those purposes. 6. No works to any building on the site, including demolition, shall be carried out until such time as the affected buildings have been surveyed for the presence of bats and birds. The results of any such necessary surveys together with reasonable avoidance measures to deal with any presence of bats and birds shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of such works. 7. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 3. In the interests of visual amenity. 4. In the interests of investigation and recording of historic/listed buildings. 5. In the interests of highway safety. 6. In the interests of any protected species on the site. 7. To ensure a satisfactory standard of development, in the interests of visual amenity.

NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 2, 3, 4, 5 and 10. You are advised that a public right of way lies adjacent to the development. The right of way must not be disrupted during the duration of building works.

24

EOC ITEM NO: 7

WARD NO: Rhuddlan

APPLICATION NO: 44/2006/0178/ LB

PROPOSAL: Partial demolition, external and internal alterations to convert redundant barn to single dwelling

LOCATION: Barn at Rhydyddauddwr Farm Abbey Road Rhuddlan Rhyl

APPLICANT: Trustees Bodrhyddan Estate Maintenance Fund

CONSTRAINTS: Listed Building

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - No UNDERTAKEN:

CONSULTATION RESPONSES: 4. RHUDDLAN TOWN COUNCIL ”Recommended for permission”.

5. SENIOR CONSERVATION OFFICER “No objections to the proposals, as revised, from a Conservation aspect. Need to apply a controlling condition for the paint colours for external joinery'’.

6. CLWYD-POWYS ARCHAEOLOGICAL TRUST Require photographic survey

RESPONSE TO PUBLICITY: Representation received from: 2. Tim Evans, Planning Consultant on behalf of Mair Williams and Sons

Summary of planning based representations: i) Impact of the proposal on the tenants farming enterprise ii) Loss of agricultural buildings iii) Concerns over unsatisfactory access to the yard iv) Amenity considerations for potential occupiers

EXPIRY DATE OF APPLICATION: 17/07/2005

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL: 1. This application for listed building consent corresponds to the previous item ref: 44/2006/0177/PF. The description of the development is as for that item.

RELEVANT PLANNING HISTORY: 2. No relevant planning history.

PLANNING POLICIES AND GUIDANCE:

25 3. Denbighshire Unitary Development Plan Denbighshire Unitary Development Plan Policy CON 3 – Change of Use of Listed Buildings Policy CON 2 – Alterations or extensions to Listed Buildings

SPG 14 – Listed Buildings SPG 16 – Conversion of Rural Buildings

Circular 61/96 (as previous)

MAIN PLANNING CONSIDERATIONS: 4. The main issues are considered to be:

i) Principle ii) Impact on the character and appearance of the Listed Building

5. In relation to the considerations as noted in Paragraph 8 above:-

i) The principle of the proposal is acceptable. The building is considered to be structurally sound and capable of conversion. The visual appearance is considered acceptable as discussed below. The conversion will not have an unacceptable impact on the character of the Listed Building and the character and appearance of the countryside.

ii) In terms of the impact on the Listed Building, the alterations have been designed to have minimum impact on the form of the existing building. The alterations and the materials are in keeping with the listed outbuilding which complies with Policy CON 2 and 3. A number of minor changes have been made to the scheme in order to protect and conserve the character of the Listed Building. It is considered that the conversion would in fact preserve the building from further degradation.

iii) The comments of the objectors relating to the Listed Building have been addressed in the planning application considerations. It has been demonstrated that the building is in need of repair, it is not viable for commercial purposes and the scheme of conversion is acceptable.

SUMMARY AND CONCLUSIONS: 6. The proposal is acceptable and is recommended for approval.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The works hereby permitted shall be begun before the expiration of five years from the date of this consent. 2. The proposed external joinery to the doors shall have wide boards (min, 150mm.w.) and shall have traditional ironmongery. 3. All external timber shall be painted in accord with a colour scheme to be submitted to and approved in writing by the Local Planning Authority.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of the 1990 Listed Buildings Act. 2. To respect the character of the listed building. 3. To respect the character of the listed building.

NOTES TO APPLICANT: None 26

EOC ITEM NO: 8

WARD NO: Rhuddlan

APPLICATION NO: 44/2006/0812/ PF

PROPOSAL: Change of use of ground floor of existing dwelling to dental surgery

LOCATION: Mona Villa Rhyl Road Rhuddlan Rhyl

APPLICANT: Mr. V. Bester

CONSTRAINTS: PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 2. RHUDDLAN TOWN COUNCIL ”Recommend for permission”

3. HEAD OF TRANSPORT & INFRASTRUCTURE- No objection subject to conditions

RESPONSE TO PUBLICITY: Letters of representations received from: 7. Mr Hywel Jones, Cilmeri, Rhyl Road, Rhuddlan

Summary of representations: i) Proposal outside designated commercial area ii) Traffic implications iii) Concerns over- noise levels, signage, alterations to the character of the building

EXPIRY DATE OF APPLICATION: 30/08/2006

PLANNING ASSESSMENT: THE PROPOSAL: 8. The proposal is for the change of use of the ground floor of an existing dwelling to Dental Surgery. No external alterations are proposed. The dentist would comprise of a waiting room/reception, hall, surgery and sterilisation/office area. The proposal incorporates alterations to the forecourt layout to include 5 car-parking spaces, 2 for staff and 3 for patients. No alterations to the access to Rhyl Road are proposed.

9. The agent has indicated that the applicant intention is to use the upper floors for residential purposes for the dental practitioner operating the surgery.

10. The large semi-detached dwelling is served by a vehicular access off Rhyl Road. The dwelling has a large forecourt bounded by a 2m high wall to the rear and side and a 1m high wall to the front.

27 RELEVANT PLANNING HISTORY: 11. No relevant history

PLANNING POLICIES AND GUIDANCE: 12. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy Gen 6 - Development Control Considerations Policy EMP 9 - Working from Home Policy CF1 – Community Facilities – General

Planning Policy Wales March 2002 SPG 21 – Parking Requirements in New Developments

MAIN PLANNING CONSIDERATIONS: 13. i) Principle ii) Residential Amenity iii) Highways iv) Comments of the Objector

14. In relation to the main considerations in paragraph 5:-

i) Principle The principle of the proposal is acceptable and in line with Policies GEN 6, CF1 and EMP 9 as the residential use is maintained, the appearance will not be altered, there will be no operation of noisy machinery, outside working or storage, no impact on residential amenity, and no impact on the highway network. The site is located to serve the local population and accessible to non-car users. Although the proposal is located outside the town centre boundary. The proposed use is considered acceptable in this location as it complies with the relevant policies .

ii) Residential amenity The proposal will not impact significantly on the privacy and amenity of nearby occupiers. As only one surgery is proposed the use would not be intensive and would not attract more than one visitor per timed appointment slot. It is likely to be a daytime use and unlikely to generate excessive noise levels. There is adequate amenity space to accommodate the requirements of the dwelling.

iii) Highways Highways have not objected to the proposal. It is considered that the provision of 5 no. parking spaces would be adequate for the proposal and would not impact on highway safety or lead to a proliferation of parking on Rhyl Road. The parking provision accords with the guideline of 2 spaces per consulting room with a provision for the dwelling.

iv) Comments of the objector The comments of the objector have been noted and are addressed in the planning considerations. Any proposed signage outside of the deemed consent allowance would require a separate consent.

SUMMARY AND CONCLUSIONS: 15. The proposal is acceptable and is recommended for approval.

28

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Facilities shall be provided and retained within the site for the parking and turning of vehicles in accordance with the approved plan and which shall be completed prior to the proposed development being brought into use.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing vehicles into or from the highway is rendered unnecessary in the interest of traffic safety.

NOTES TO APPLICANT:

None

29

MXD ITEM NO: 9

WARD NO: St Asaph West

APPLICATION NO: 46/2005/0918/ PO

PROPOSAL: Development of 3.9ha of land for office/light industrial use (Class B1) and construction of new vehicular/pedestrian access (outline application)

LOCATION: Former Pilkington Playing Fields Glascoed Road St. Asaph

APPLICANT: K & C Developments Ltd.

CONSTRAINTS: Public Footpath / Bridleway HSE Consultation zone

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. ST ASAPH TOWN COUNCIL ”No Objection”

2. CEFN MEIRIADOG COMMUNITY COUNCIL ”We wish to withdraw our objections”

3. BODELWYDDAN TOWN COUNCIL ”The Town Council are interested in receiving an allocation of the Section 106 money arising from this development”

4. HEAD OF TRANSPORT AND INFRASTRUCTURE Preferred means of access is through business park to minimise new accesses off A and B road network. However, if developer is able to demonstrate that unable to take access from Business Park, then access off Glascoed Rd would be considered satisfactory in this instance, reluctantly.

5. FOOTPATHS OFFICER No objection.

6. COUNTRYSIDE COUNCIL FOR WALES Ecological survey satisfactory but condition required to ensure appropriate mitigation and compensation.

7. LANDSCAPE ARCHITECT No objection to proposed use.

8. PRINCIPAL COUNTRYSIDE OFFICER Note presence of badgers and Great Crested Newts in the area.

9. WELSH WATER No objection subject to conditions.

30 10. HEALTH AND SAFETY EXECUTIVE Does not advise, on safety grounds, against granting of planning permission.

11. HEAD OF DEVELOPMENT SERVICES No reply

12. WELSH DEVELOPMENT AGENCY No reply

RESPONSE TO PUBLICITY: None

EXPIRY DATE OF APPLICATION: 05/10/2005

REASONS FOR DELAY IN DECISION:

• additional information required from applicant • negotiations on commuted sum / S.106 obligation • amended access proposal • deferral due to concerns about access

PLANNING ASSESSMENT: THE PROPOSAL: 1. This application was first considered at the Planning Committee on 22 February 2006 when it was resolved to grant planning permission but subject to the applicants first entering into a Section 106 obligation relating to the provision of a commuted sum to provide alternative recreational provision of equivalent community benefit. At that time the applicants were offering £52,000 as a sum. The application was placed on the agenda for the Planning Committee on 26 July but deferred due to an objection from the Head of Transport and Infrastructure to the proposed access onto Glascoed Road, received after the preparation of the report.

2. Since the February Committee discussions have taken place with the applicants, who have in turn been in contact with St Asaph Town Council and Cefn Meriadog Community Council. The applicants are now offering a sum of £90,000. In response to the above, the 2 Community Councils have withdrawn previous objections.

3. In addition, since the July Committee, discussions have taken place about the vehicular access to the site direct from Glascoed Road (previously it was shown from the west off Ffordd William Morgan). Highways Officers, as expressed in their response, believe access would be preferable from the business park spine road to the west. The applicants indicate that access from the west may make the scheme unviable and there is also doubt over the ownership of the bridleway. They also consider that the vehicular access now proposed is acceptable in the context of highway design advice and TAN 18. Accordingly, it is accepted in this instance that the access onto Glascoed Road meets technical requirements and it may be difficult to sustain a highway reason for refusal on appeal.

4. Outline planning permission is sought for the development of 3.9 ha of land for offices and light industrial use (Class B1 Business Use). The rectangular site was previously used as Pilkington Sports Ground but has not been used for recreational use for some 10 years. It is a predominantly grassed site which

31 slopes gently down from south to north and contains a number of scattered trees. The site boundaries are formed by hedgerows of different species including trees. A derelict pavilion with changing rooms lies towards the south eastern end of the site.

5. The St Asaph Business Park lies to the west of the application site with a car park and Pilkington Special Glass Factory lying to the east. To the south, on the opposite side of Glascoed Road the B5381, lies a further part of the Business Park and the Thales Factory. Immediately adjacent to the western boundary runs a hedge and tree lined bridle way to the north lies open grass land allocated in the UDP for employment use (Greengates Farm).

6. The application is outline with all matters reserved for further approval apart from the means of access as described above. The application has been accompanied by a Planning Statement and by a Phase 1 Habitat Survey. The Planning Statement concludes development of the site for employment use is an appropriate use and that the loss of the former playing fields should be considered in the context that the site is private ownership is not publicly available. It is not readily accessible for the local community and has not been actively used for recreation for several years. Development for high quality B1 Business Use would facilitate public access and provision of some open space and landscaping. The applicants have been in discussion with local community councils with a view to the possibility of providing funding for recreation projects in the area.

RELEVANT PLANNING HISTORY: 7. APH/534/91 – Outline application for development for B1 and B8 uses – REFUSED – 31st March 1992 – Subsequent appeal WITHDRAWN APH/323/92 – Development of land for B1 use – REFUSED – 20th October 1992

PLANNING POLICIES AND GUIDANCE: 8. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Strategic Policies 1, 5, 6, 7, 8, 13 and 16 Policy GEN 1 – Development Within Development Boundaries Policy GEN 6 – Development Control Requirements Policy GEN 8 – Planning Obligations Policy ENV 1 – Protection of the Natural Environment Policy ENV 6 – Species Protection Policy ENV 7 – Landscape/Townscape Features Policy EMP 2 – Main Employment Areas Policy EMP 3 – St Asaph Business Park Policy RET 1 – Protection of Existing Open Space Policy TRA 6 – Impact of new development on traffic flows Policy TRA 8 – Transport Requirements in Major Developments Policy TRA 9 – Parking and Servicing Provision Supplementary Planning Guidance Notes No’s 2, 6, 18 and 21

GOVERNMENT GUIDANCE Planning Policy Wales – March 2002 TANS 5, 10, 12, 16, and 18 NAW Circular 23/2001 – Protected Species

32 MAIN PLANNING CONSIDERATIONS: 9. i) Principle of B1 employment use taking into account in particular Policy RET 1 (Protection of existing open space) ii) Impact on protected species i) Transportation and highway issues ii) Impact on bridleway/footpath iii) Design and landscaping

10. In relation to the main planning considerations in paragraph 6:

i) Principle of the development The development would lead to the loss of open space protected by Policy REC 1. Thus the proposal on the face of it represents a departure from the development plan. Policy REC 1 states that the loss of such open space will only be permitted where, inter alia, alternative provision of equivalent community recreational benefit is made available and there would be an overall community gain from the development.

In relation to the above, the following factors need to be taken into account; a) The open space is in private ownership and has not been used for around 10 years. Since the use ceased, no public or private body has come forward with proposals for recreational use. b) The site, notwithstanding the REC 1 protection, lies within the largest main employment area in the County and is surrounded by existing and proposed employment uses. c) St Asaph Business Park is now almost fully developed and there appears to be a case for bringing forward further employment land in the short term particularly given recent user interest. Whilst, the land to the north of the application site is allocated for employment use there appear to be significant constraints in bringing this forward in the short term. d) There would be community gain from employment development and given the facts set out in (a) above there would be no unacceptable affect on local open space provision or the amenity and character of the area. e) The applicants have offered to make a financial contribution to allow alternative provision of equivalent community recreational benefit to be made available in the area.

Taking into account the above it is considered that the principle of the development and the loss of the open space protected by the Policy REC 1 would be acceptable subject to the Council being satisfied that the commuted sum offered by the applicants to ensure alternative provision equivalent community recreational benefit is made available. The offer of £90,000 is considered acceptable by Community Councils who have responded. Taking into account the above factors and the increased commuted sum now offered the proposal is supported.

ii) Protected Species The site is not in itself of any particular ecological value but existing information and the habitat survey indicate the presence locally of Great Crested Newts and badgers. Additional survey work would also be required in relation to bats and reptiles together with mitigation.

In relation to the Great Crested Newts the site lies within 500 metres of known breeding pools and is likely to be used for foraging and hibernation. In 33 considering the proposal and taking into account the need for a licence from NAW the derogation tests need to be satisfied: a) The development is in the overriding public interest – employment development for the reasons explained above satisfy this test. b) There is no satisfactory alternative – no alternative sites for the development are available in the short term. This is again explained above. c) The development is not detrimental to the population and favourable conservation of the species. The status and population of the Great Crested Newt is maintained. This would be achieved by mitigation and compensation. In addition, should the previous use of the site as playing fields be recommenced this would not provide appropriate habitat.

In relation to badgers, appropriate mitigation in the form of an exclusion zone could be incorporated into the development. Any works within the exclusion zone would require a licence from CCW. The proposal is considered to satisfy the tests of circular 23/2001 and Policy ENV 6 of the UDP. iii) Transportation and highway considerations The extent of the development in the area in recent years has resulted in improved bus services and cycleway infrastructure serving the area. The development would benefit from these improvements. In addition, a condition should be imposed to require that any future users implement a Green Travel Plan. In these respects the proposal would satisfy Policy TRA 8 of the UDP.

The vehicular access to the site via Glascoed Road is considered acceptable in relation to highway safety (see paragraph 3) and would also allow the provision of a cycleway and a footpath access into the site. Highways Officers are now satisfied with these arrangements. The existing highway network can accommodate the additional development proposed. Parking and servicing provision will be the subject of reserved matters approval. The proposals would therefore satisfy Policies TRA 6 and TRA 9 of the UDP and TAN 18. iv) Impact on Bridleway/Footpath The proposal would not now sever the bridleway which runs along the western boundary of the site. v) Design and Landscaping As the application is only in outline design issues will be predominantly dealt with at reserved matters. However, given the intended B1 use and the proximity to the high quality St Asaph Business Park, it will be important to ensure that development is development is designed and landscaped to a high standard. A condition requiring the submission of a master plan is considered appropriate.

The existing hedgerow surrounding the site and scattered trees within the site are important landscape features and provide habitat. Conditions should be imposed to require the retention of existing hedgerows and trees supported by Policies ENV 1, ENV 6 and ENV 7 of the UDP, SPG’s 2, 6 and 18, and TAN 4 and 12. vi) Drainage and Infrastructure Welsh Water do not indicate any concerns in relation to foul sewage and water supply infrastructure. However, it is likely that surface water attenuation would be required either independently or in connection with the 34 Business Park. A condition is recommended to this effect.

PLANNING OBLIGATION 11. It is considered that the principle of the development is acceptable subject to the entering into of an obligation of a Section 106 of the Town and Country Planning Act 1990 to ensure the payment of a commuted sum to provide alternative recreational provision of equivalent community benefit. The £90,000 offered in this respect is considered acceptable.

SUMMARY AND CONCLUSIONS: 12. It is recommended that the principle of the proposals would be supported subject to the comments in paragraph 10 above. Protected species, transportation and highway, design and landscaping, and infrastructure impacts are acceptable taking into account the recommended conditions set out below. The recommendation is subject to the applicants first entering into an obligation under Section 106 of the Town and Country Planning Act to require the payment of the £90,000 commuted sum on completion of the S.106 obligation.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. Approval of the details of the siting, design and external appearance of the building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before the commencement of any development. 2. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. 3. The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later. 4. Prior to the first occupation of the building(s) hereby permitted, the written approval of the Local Planning Authority shall be obtained in respect of the siting and design of the vehicular access to the site, and the access shall be completed strictly in accordance with the approved details. 5. No development shall take place until a scheme of foul drainage and surface water drainage has been submitted to, and approved by, the Local Planning Authority and the approved scheme shall be completed before the building(s) is(are) first occupied. 6. No trees or hedges within the application site shall be felled, lopped or topped without the prior written consent of the Local Planning Authority. Those removed without consent or which die or are severely damaged or become seriously diseased within five years of the completion of the development shall be replaced with trees or hedgerow plants of such size and species to be agreed in writing by the Local Planning Authority. 7. All trees and hedges to be retained as part of the development hereby permitted shall be protected during site clearance and construction work by 1 metre high fencing erected 1 metre outside the outermost limits of the branch spread, or in accordance with an alternative scheme agreed in writing by the Local Planning Authority; no construction materials or articles of any description shall be burnt or placed on the ground that lies between a tree trunk or hedgerow and such fencing, nor within these areas shall the existing ground level be raised or lowered, or any trenches or pipe runs excavated, without prior written consent of the Local Planning Authority. 8. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 9. The development hereby permitted shall not be brought into use until space, in 35 accordance with details to be submitted to and approved in writing by the Local Planning Authority, has been laid out within the site for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in a forward direction; these areas shall not thereafter be used for any purpose other than the parking or turning of vehicles. 10. No raw materials, finished or unfinished products or parts, crates, packing materials or waste shall be stacked or stored on the site except within the buildings or storage areas that have been approved in writing by the Local Planning Authority for this purpose. 11. Prior to the commencement of the development, detailed surveys to assess the presence of protected species and a scheme for mitigation to compensate for the loss of habitat for protected species shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in all respects to accord with the recommendations of the approved mitigation scheme. 12. Prior to the development hereby permitted being occupied, measures and a programme to be used to implement a Green Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. 13. The development shall not be occupied until footpaths, cycle tracks, and bicycle racks have been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority. 14. The first submission of the details required by condition no. 1 shall be accompanied by a design statement and master plan for the site to include: i. Structural Landscaping ii. Development Plot Locations iii. Design Principles iv.Open Space Provision v. Road, footway and cycleway layout.

The reason(s) for the condition(s) is(are):-

1. The application is for outline permission with details of means of access only. 2. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 3. To comply with the provisions of Section 92 of the Town and Country Planning Act 1990. 4. In order that in the interests of highway safety the Local Planning Authority may control the matters referred to. 5. To ensure satisfactory drainage of the site and to avoid flooding. 6. To safeguard the existing trees and hedges on the site, in the interests of the visual amenities of the locality. 7. In order to ensure that trees and hedges to be retained are not damaged by building or engineering works. 8. To ensure a satisfactory standard of development, in the interests of visual amenity. 9. In the interests of amenity and highway safety by ensuring that adequate space is available for all vehicles visiting the property to park and turn clear of the highway. 10. In the interests of visual amenity. 11. To ensure the maintenance of potential species. 12. To encourage use of transport other than the private car (single occupancy). 13. To encourage use of transport other than the private car (single occupancy). 14. To ensure that the development is of suitable design.

NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10.

The developer must ensure that: - There is no diminution in the width of the right of way. - No building materials are stored on the right of way. - No damage to the surface, temporary or permanent. if the surface is to be altered, a license 36 will be required. This can be obtained by cotnacting the Public Rights of Way Section on 01824 706872. - Vehicle movements should not intefere with the public's use of the way. - No additional barriers are placed across the right of way, of either temporary or permanent nature. - The safety of members of the public using the right of way is ensured at all times.

You are reminded of the need to obtain a licence from the NAW for the development as it lies within 500m of known Great Crested Newt breeding ponds.

You are advised that any works within 30m of a badger sett will require a licence from the CCW.

37

SES ITEM NO: 10

WARD NO: St Asaph East

APPLICATION NO: 46/2006/0358/ PR

PROPOSAL: Details of siting, design and external appearance of the building, means of access and landscaping submitted in accordance with Condition No. 1 of outline planning permission Ref No. 46/2003/1078/PO (alteration to previously-approved application Ref. No. 46/2005/0383/PR) (Reserved Matters) LOCATION: Land adjacent to Summerhill Luke Street St. Asaph

APPLICANT: Mr M L Worswick

CONSTRAINTS: PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 7. ST ASAPH TOWN COUNCIL ”No objection”.

8. HEAD OF TRANSPORT & INFRASTRUCTURE No objection subject to the inclusion of standard conditions to ensure satisfactory access and parking facilities

9. DWR CYMRU WELSH WATER No response received

RESPONSE TO PUBLICITY: Letter of representation received from: W G Hughes, River View, 5, Bryn Arthur, St Asaph

Summary of planning based representations: i) Impact on highway safety ii) Concerns over scale and design of property iii) Privacy Issues

EXPIRY DATE OF APPLICATION: 10/05/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations • re-consultations / further publicity necessary on amended plans and / or additional information

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site comprises the former side garden of ‘Summerhill’ which fronts Luke Street, located within the development boundary of St Asaph. The site slopes steeply upwards from Luke Street and measures a maximum of 26m wide by 21m 38 deep. Located along the front of the site with the highway is a 2m high stone wall.

2. Outline planning permission was granted in October 2002 for the development of the site for 1 dwelling, with subsequent reserved matters dealing with the siting, design, external appearance, means of access and landscaping approved in May 2005. This application is a revised reserved matters application.

RELEVANT PLANNING HISTORY: 3. 46/2003/1078/PO Development of 0.04ha of land by the erection of 1 dwelling and construction of new vehicular/pedestrian access GRANTED 28th October, 2003

46/2005/0383/PR Details of siting, design & external appearance of the building, means of access and landscaping submitted in accordance with Condition 1 of outline planning permission ref 46/2003.1078/PO (Reserved Matters) APPROVED 24th May, 2005

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy STRAT 5 Design Policy GEN 1 Development within Development Boundaries Policy GEN 6 Development Control Requirements Policy TRA 9 Parking & Servicing Provision

Planning Policy Wales (March 2002)

MAIN PLANNING CONSIDERATIONS: 5. i) Principle of development ii) Impact on visual amenity/street scene iii)Impact on residential amenity iv) Highway considerations

6. In relation to the main planning considerations:

i) Principle of development The application site is located within the defined settlement limits of St Asaph and the principle of residential development has already been established by the granting of outline planning permission.

ii)Impact on visual amenity/street scene The previously approved detailed application comprised a two storey property with integral garage and basement level which is achievable due to the levels of the site. This application now proposes a larger size of property, with an increased floor area and dormer windows, to allow additional accommodation within the roofspace. It is proposed to sink the property lower into the ground than the previously approved property, but finished floor levels and ridge heights are comparable. The design of the property incorporates two small dormers to the front elevation which are or an acceptable size and design. In relation to the character of the area, Luke Street comprises a mix of types and styles of properties ranging from traditional houses to modern 3 storey terraces. With the use of appropriate external materials, it is not considered that the proposed dwelling would have an adverse impact on the visual amenities of the area.

iii) Impact on residential amenity The neighbouring properties are well separated from the proposed dwelling, and both gable elevations of the proposed dwelling have no windows. To the rear, the 39 property at 5 Bryn Arthur is located at a significantly higher ground level than the application site, with the dwelling set back. A 2.1m high fence would be erected along the rear boundary to protect residential amenity. The dwelling has been designed sympathetically in terms of siting and window positions, to avoid impacting on the privacy of neighbouring residents. The property would be provided with off street parking space with sufficient amenity space provided to the rear. Therefore future occupiers of the property would be afforded a sufficient level of amenity.

iv) Highway Considerations Luke Street is a narrow highway, one way at the point of the application site, and many residents park their vehicles on street due to very limited off street parking facilities. The proposal includes the formation of a vehicular access and a car parking area for 2 no. cars in front of the proposed integral garage. This proposal would not result in more vehicles having to park on the highway, as spaces are provided within the site itself, and therefore subject to appropriate conditions to ensure a safe and satisfactory access is constructed, Highways have raised no objection to the proposal.

SUMMARY AND CONCLUSIONS: 7. The revised details of the dwelling are considered acceptable with no adverse impact on visual amenity, residential amenity or highway safety.

RECOMMENDATION: - GRANT: - subject to the following conditions:-

1. No external wall or roof materials shall be applied until the written approval of the Local Planning Authority has been obtained to the proposed materials to be used for the external surfaces of the [walls [and roof(s)] of the development hereby permitted and no materials other than those approved shall be used. 2. The stone wall on the north side of the proposed access shall be no higher than 1.05m above the adjacent carriageway and nothing shall be planted or erected above this height within 2.4m. 3. The design and construction of the new boundary walls including the associated highway works shall be approved in writing by the Local Planning Authority prior to the commencement of any development and the works shall be carried out strictly in accordance with the approved details.

The reason(s) for the condition(s) is(are):-

1. In the interests of visual amenity. 2. To ensure that adequate visibility is provided at the proposed point of access to the highway. 3. In the interests of highway safety and visual amenity.

NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10.

40

PJM ITEM NO: 11

WARD NO: St Asaph East

APPLICATION NO: 46/2006/0418/ PF

PROPOSAL: Internal and external alterations to dwelling, rebuilding of structure to rear and alterations to adjoining shop to create access

LOCATION: Elwy Bank High Street St. Asaph

APPLICANT: Mr T R Smith

CONSTRAINTS: Listed Building Conservation Area

PUBLICITY Site Notice - Yes Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 10. ST. ASAPH TOWN COUNCIL ”The Council objects to the proposed vehicular access to the premises. Use of the proposed access would create a major danger to pedestrians as there is no visibility onto the pavement; there would be a loss of at least two parking spaces in an area already short of parking spaces. There would not appear to be sufficient space to turn within the boundary of the premise; therefore vehicles would have to either reverse into or reverse out of the premises, creating a great deal of disruption to the free flow of traffic. It therefore considers that it would be too dangerous to allow any vehicular crossing to any premises in this part of the High Street”.

11. CONSERVATION ARCHITECT Supports the proposal to reinstate this important historic building subject to controls on materials and finishes.

12. ANCIENT MONUMENTS SOCIETY Welcome in principle this scheme.

13. GEORGIAN GROUP Broadly welcomes the proposals subject to detail.

14. HEAD OF TRANSPORT & INFRASTRUCTURE Object on the grounds the new access would be likely to result in additional danger to all users of the highway.

15. CLWYD POWYS ARCHAEOLOGICAL TRUST No objection subject to photo survey.

RESPONSE TO PUBLICITY: None.

EXPIRY DATE OF APPLICATION: 01/05/2006

REASONS FOR DELAY IN DECISION: • additional information required from applicant 41 • protracted negotiations resulting in amended plans • re-consultations / further publicity necessary on amended plans and / or additional information

PLANNING ASSESSMENT: THE PROPOSAL: 1. This application was deferred from Planning Committee on 26 July 2006 to allow further discussions on highway issues. Planning permission is sought for the internal and external renovations of a prominent and historically important dwelling/shop on the south side of the High Street of St. Asaph. Situated within the Conservation Area, Elwy Bank forms part of a terrace of buildings on the main thoroughfare directly opposite the junction of the High Street and Gemig Street.

2. The mid C18th Grade 2 listed building has been vacant and semi-derelict since the mid-1990’s and has become an eyesore in the High Street with structural problems resulting in scaffolding being erected and only recently being removed.

3. Permission is sought to repair and upgrade the main dwelling incorporating the removal of some ancillary structures to the rear and the construction of a 1.7m projecting extension. It is also proposed to open up the old Butcher’s shop to the east side of the main Elwy Bank to create a vehicular accessway to the rear of the building. A parking and turning area will be created to the rear area.

4. The building contains historically important murals discovered beneath the wallpaper in the front drawing room. The applicant has worked closely with CADW and other Conservation bodies in relation to the protection of these murals and the future public access to view them.

5. The applicant has also submitted a design/justification statement outlining in detail the restoration works proposed to return the property to the impressive town house it once was. This statement highlights the intention to take off the front render and restore and re-point the damaged brickwork beneath.

RELEVANT PLANNING HISTORY: 6. 46/2000/1069/LB Demolition of existing building GRANTED – 22/11/01.

ENF/1/99/N Repairs Notice served under Section 48 of the Town and Country Planning act 1990 – 18/10/99.

PLANNING POLICIES AND GUIDANCE: 7. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy CON 2 - Extension or alteration to listed buildings Policy CON 5 - Development within Conservation Areas Policy GEN 6 - Development Control Requirements Policy CON 7 - Demolition in Conservation Areas Policy TRA 6 - Impact of new development on traffic flows Policy TRA 9 - Parking and Servicing Provision

SPG 13 - Conservation Areas SPG 14 - Listed Buildings

Government Guidance Planning Policy Wales, March 2002 Circular 61/96 – Planning and the Historic Environment TAN 18 - Transport 42

MAIN PLANNING CONSIDERATIONS: 8. i) Impact on visual amenity/listed building ii) Impact on residential amenity iii) Impact on highway safety

9. In relation to the points identified in paragraph 8 above.

i) As previously described, the buildings forming this application have been in a neglected and vacant state for many years. Previous attempts made with site owners to address the repairs needed have not been successful. Detailed discussions have taken place with the current owner, CADW, other Conservation Groups and the Council’s own Conservation Architect. Works undertaken thus far have been to ensure the structural security of the building with repairs and renovation done on a like for like basis to some internal areas and the main roof structure. This has indicated a commitment by the present owner to repairing the building. All works undertaken and proposed comply generally with the relevant government guidance and Unitary Development Plan policy. The Conservation groups are in support of the proposal subject to further detailed controls. It is considered that, subject to appropriate detail, the scheme proposed would benefit the visual amenity of the building and Conservation Area. The protection of the important murals is welcomed with all attempts being made to preserve and enhance the historic fabric of the building.

ii) The closest residential units to the application site are flats on the upper floors of premises adjacent. It is considered that the improvements proposed and general re-use of the buildings in question will improve both the security of the site and the nearby residential amenity for the overall benefit of St. Asaph as a whole.

iii) The main area of concern in relation to the proposal is the proposed knocking-through of the former butcher’s shop fronting the High Street to create a vehicular access point. This is intended to allow access to a parking and turning area to the rear of the building which would provide secure and convenient parking for the proposed 5-bed dwelling. A dwelling of this size would be expected to provide parking and the provision of the access and parking would add value to site and encourage the completion of the renovation project and beneficial use of the listed building. This matter was discussed and agreed in principle back in 2001 when the demolition of the building was granted consent. The conflicting issues to balance against each other are the need to encourage a restoration and reuse of this semi-derelict and prominent listed building against the potential highway dangers caused by a point of access to a single dwelling. Relevant factors are: (a) The fact that the access will serve a single dwelling only with limited comings and goings. (b) The historic nature of the street with buildings close up to the pavement and forming continuous terraces which it make it difficult to provide an access to meet modern day standards. (c) The existence of similar narrow access points elsewhere on High Street. (d) The relatively slow traffic speeds on the hill caused by the tight knit nature of the High Street and on street parking. Whilst fully acknowledging the concerns raised in relation to the proposed access it is considered that the wider redevelopment benefits of the bringing a derelict listed building back into beneficial use are overriding in this instance. The loss of parking spaces on the High Street arising from the access is also 43 an issue for consideration. However, this would only be a maximum of 2 no. spaces and would not impact significantly upon nearby commercial premises. There are nearby Council car parks which are also available.

SUMMARY AND CONCLUSIONS: 10. The buildings in question have been in a dilapidated state for many years causing detriment to not only the Conservation Area but to St. Asaph generally. The close working on this project between the Conservation Architect and the applicant has produced a scheme which will preserve and enhance the character of this important historic building. Whilst it is acknowledged that the proposed vehicular access onto the High Street is substandard and does not comply with guidance and policy criteria, it is considered that the beneficial renovation and re-use of the High Street Listed Building outweighs the highway concerns.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Prior to the commencement of development details of a suitably painted replica front door onto the High Street shall be submitted to and approved in writing by the Local Planning Authority. Only those details subsequently approved shall be implemented thereafter.

3. Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and approved in writing by the Local Planning Authority. The resulting photographs should be deposited with the County Sites and Monuments Record, operated by THE CLWYD-POWYS ARCHAEOLOGICAL TRUST (7a Church Street, Welshpool, Powys, SY21 7DL. Tel. 01938 553670). 4. Prior to the use of the building hereby permitted commencing details of measures to be taken to warn highway users of the presence of the access into and from the site shall be submitted to and approved in writing by the Local Planning Authority. Only those measures subsequently agreed shall be used thereafter and maintained.

5. Notwithstanding the submitted detail, further information on the treatment of the render to the front wall of the building shall be submitted to and approved in writing by the Local Planning Authority. Only those details subsequently agreed shall be used thereafter.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of the character and appearance of the listed building.

3. In the interests of investigation and recording of historic/listed buildings. 4. In the interests of highway safety.

5. In the interests of the character and appearance of the Listed Building.

NOTES TO APPLICANT:

You are hereby reminded that the works to which this permission relates also require Listed Building Consent and that it does not necessarily follow that such Consent will be granted. It is a criminal offence for demolition works or other operations affecting the character of a listed building (including internal alterations) to be carried out without Listed Building Consent; no such works should therefore be carried out until Listed Building Consent has also been granted. 44

PJM ITEM NO: 12

WARD NO: St Asaph East

APPLICATION NO: 46/2006/0419/ LB

PROPOSAL: Internal and external alterations to dwelling, rebuilding of structure to rear and alterations to adjoining shop to create access (Listed Building application) LOCATION: Elwy Bank High Street St. Asaph

APPLICANT: Mr T R Smith

CONSTRAINTS: Listed Building Conservation Area

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 16. ST. ASAPH TOWN COUNCIL ”The Council objects to the proposed vehicular access to the premises. Use of the proposed access would create a major danger to pedestrians as there is no visibility onto the pavement; there would be a loss of at least two parking spaces in an area already short of parking spaces. There would not appear to be sufficient space to turn within the boundary of the premise; therefore vehicles would have to either reverse into or reverse out of the premises, creating a great deal of disruption to the free flow of traffic. It therefore considers that it would be too dangerous to allow any vehicular crossing to any premises in this part of the High Street”.

17. CONSERVATION ARCHITECT Supports the proposal to reinstate this important historic building subject to controls on materials and finishes.

18. ANCIENT MONUMENTS SOCIETY Welcome in principle this scheme.

19. GEORGIAN GROUP Broadly welcomes the proposals subject to detail.

20. HEAD OF TRANSPORT & INFRASTRUCTURE Object on the grounds the new access would be likely to result in additional danger to all users of the highway.

21. CLWYD POWYS ARCHAELOGICAL TRUST No objection subject to photo survey.

RESPONSE TO PUBLICITY: None.

EXPIRY DATE OF APPLICATION: 01/05/2006

45 REASONS FOR DELAY IN DECISION:

• delay in receipt of key consultation response(s)

PLANNING ASSESSMENT: THE PROPOSAL: 11. Listed Building Consent is sought for the internal and external renovations of a prominent and historically important dwelling/shop on the south side of the High Street of St. Asaph. Situated within the Conservation Area, Elwy Bank forms part of a terrace of buildings on the main thoroughfare directly opposite the junction of the High Street and Gemig Street.

12. The background to the application and proposals are described in the previous report (ref: 46/2006/0418/PF).

RELEVANT PLANNING HISTORY: 13. 46/2000/1069/LB Demolition of existing building – GRANTED – 22/11/01.

ENF/1/99/N Repairs Notice served under Section 48 of the Town and Country Planning act 1990 – 18/10/99.

PLANNING POLICIES AND GUIDANCE: 14. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy CON 2 - Extension or alteration to listed buildings Policy CON 5 - Development within Conservation Areas Policy CON 7 - Demolition in Conservation Areas Policy TRA 6 - Impact of new development on traffic flows SPG 13 - Conservation Areas SPG 14 - Listed Buildings

GOVERNMENT GUIDANCE Planning Policy Wales, March 2002 Circular 61/96 – Planning and the Historic Environment

MAIN PLANNING CONSIDERATIONS: 15. i) Impact on character and appearance of listed building.

16. In relation to the point identified in paragraph 8 above.

i) As previously described, the buildings forming this application have been in a neglected and vacant state for some years now with previous attempts made with site owners to address the repairs having been unsuccessful. Detailed discussions have taken place with the current owner, CADW, other Conservation Groups and the Council’s own Conservation Architect. It is considered that the works that have been undertaken thus far have been to ensure the structural security of the building with repairs and renovation done on a like for like basis to some internal areas and the main roof structure. All works undertaken and proposed comply generally with the relevant government and local guidance and conservation policies. The Conservation groups are generally in support of the proposal subject to further detailed controls. One particular area of debate is whether the existing cement render should be removed to expose brickwork, the render be repaired, or the render replaced with lime wash. The applicant favours the former whereas the Georgian Group would support retention of the render. This is a matter that 46 will be considered by CADW. It is considered that subject to the resolution of this issue and appropriate detailed control the scheme proposed would benefit the visual amenity of the building and Conservation Area. The protection of the important murals is welcomed with all attempts being made to preserve and enhance the historic fabric of the building.

ii) The proposal to knock-through the former butcher’s shop fronting the High Street to create a vehicular access point would result in a change to the listed building frontage. However, as described in the previous report the benefits of providing an access and parking for this substantial town dwelling are supported. The access feature would be similar to other entrances in the High Street. The detailing of the gates and entrance can be controlled by condition. The changes in relation to the listed building are supported.

SUMMARY AND CONCLUSIONS: 17. The buildings in question have been in a dilapidated state for many years causing detriment to not only the Conservation Area but to St. Asaph generally. The close working on this project between the Conservation Architect and the applicant has produced a scheme which will preserve and enhance the character of this important historic building. Subject to detail the proposal is deemed acceptable. The application will be referred to CADW prior to issue of the listed building consent.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The works hereby permitted shall be begun before the expiration of five years from the date of this consent. 2. Prior to the commencement of development details of a suitably painted replica front door onto the High Street shall be submitted to and approved in writing by the Local Planning Authority. Only those details subsequently approved shall be implemented thereafter. 3. Development shall not begin until an appropriate photographic survey of the existing buildings on the site has been carried out in accordance with details to be submitted to, and approved in writing by the Local Planning Authority. The resulting photographs should be deposited with the County Sites and Monuments Record, operated by THE CLWYD-POWYS ARCHAEOLOGICAL TRUST (7a Church Street, Welshpool, Powys, SY21 7DL. Tel. 01938 553670). 4. Prior to the use of the building hereby permitted commencing details of measures to be taken to warn highway users of the presence of the access into and from the site shall be submitted to and approved in writing by the Local Planning Authority. Only those measures subsequently agreed shall be used thereafter and maintained. 5. Notwithstanding the submitted detail, further information on the treatment of the render to the front wall of the building shall be submitted to and approved in writing by the Local Planning Authority. Only those details subsequently agreed shall be used thereafter.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of the 1990 Listed Buildings Act. 2. In the interests of the character and appearance of the listed building. 3. In the interests of investigation and recording of historic/listed buildings. 4. In the interests of highway safety. 5. In the interests of the character and appearance of the Listed Building.

NOTES TO APPLICANT:

You are hereby reminded that the proposals require separate planning permission and no development should be carried out unless such permission has been granted.

47

SES ITEM NO: 13

WARD NO: St Asaph East

APPLICATION NO: 46/2006/0510/ PF

PROPOSAL: Erection of detached single-storey dwelling for use as vicarage and construction of new vehicular access

LOCATION: Land at (part garden of) The Deanery Upper Denbigh Road St. Asaph

APPLICANT: Diocese Of St Asaph

CONSTRAINTS: Minor groundwater Conservation Area

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. ST ASAPH TOWN COUNCIL ”No objection in principle, however, despite assurances given in the supporting documents, the Council is very concerned at the impact upon the Conservation Area; local wildlife and, particularly because of the depth of excavation, it is essential that all work is supervised by a qualified Archaeologist”.

2. CONSERVATION OFFICER No objection

3. COUNTY ARCHAEOLOGIST Archaeological evaluation work has taken place on the site and identified potentially significant buried archaeological remains. On the basis of the evidence as discovered, would object to the application. However, it may be possible to mitigate the damage by carrying out a complete excavation of the area to be developed, including areas for service trenches.

4. DWR CYMRU WELSH WATER No objection subject to conditions

5. HEAD OF TRANSPORT & INFRASTUCTURE No objection

6. PRINCIPAL COUNTRYSIDE OFFICER No objection

7. CLWYD POWYS ARCHAEOLOGICAL TRUST Object, the evaluation report clearly indicates that the plot retains a high archaeological potential.

RESPONSE TO PUBLICITY: Letters of representation received from:- 1. Gareth Williams - 5 Kentigern Court, St Asaph 2. Mr. C. E. Leach, 4, Llys Trewithan, Mount Road, St. Asaph 48 3. H. Salmon, 7, Llys Idris, St. Asaph 4. Mrs. C. Wynne (no address provided) 5. A. & D. Roberts, 8, Llys Idris, St. Asaph

Summary of planning based representations: i) Property is large ii) A new and modern design in a Conservation Area and would detract from the Cathedral and its surroundings iii) Adverse impact on privacy iv) Property being used as a ‘meeting room’ would cause additional noise and disturbance v) Drainage Issues vi) Impact on trees and on local wildlife

EXPIRY DATE OF APPLICATION: 20/08/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations • additional information required from applicant

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site forms part of the rear garden of the Deanery, located adjacent to St Asaph Cathedral, to the rear of the car park, within the development boundary of St Asaph. The site slopes down in a westerly direction and there are several trees along the boundaries and within the site. Along the boundary with the highway is a stone boundary wall, approx 1.5m high. The site is located within a designated Conservation Area.

2. The Deanery is a large 2 storey property set in extensive grounds and has a vehicular access off a private, unadopted highway which also serves The Palace, Esgobty Farm, and a dwelling at Esgobty Stables. To the southern and western boundaries the site abuts the rear of properties on Kentigern Court and Llys Idris, which are single storey detached properties set at lower ground levels than the application site.

3. This application is for the erection of a single storey dwelling for use as a vicarage on part of the rear garden of the Deanery. It is proposed to form an additional access to the application site off the existing private highway, with 2 no. off street car parking spaces to be provided.

RELEVANT PLANNING HISTORY: 4. 46/2003/1060/PO – Development of 0.085ha of land by erection of 1 detached two storey dwellinghouse for use as a vicarage and construction of new vehicular access (outline application) WITHDRAWN December 2003 following advice of officers to investigate conservation and archaeological issues.

PLANNING POLICIES AND GUIDANCE: 5. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy STRAT 5 - Design Policy STRAT 7 – Environment Policy GEN 1 Development within Development Boundaries Policy GEN 6 – Development Control Requirements Policy CON 5 Conservation Area Policy CON 11 Areas of Archaeological Importance 49 Policy ENV 7 – Landscape/Townscape Features

Planning Policy Wales (March 2002)

Welsh Office Circular 61/96 Planning and the Historic Environment: Historic Buildings and Conservation Areas

Welsh Office Circular 60/96 Planning and the Historic Environment: Archaeology

MAIN PLANNING CONSIDERATIONS: 6. i) Principle of development ii) Impact on residential amenity iii) Impact on visual amenity/character and appearance of Conservation Issues iv) Archaeological Issues v) Landscaping & Wildlife Issues vi) Drainage Issues

7. In relation to the main planning considerations:

i) Principle of development: The principle of the development within the development boundary of a town would be considered acceptable provided the proposal complies with other relevant policies in the UDP. The land is not safeguarded for other uses.

ii) Impact on residential amenity There are existing residential properties surrounding the site with the exception of the northern boundary, where it adjoins a private highway. To the eastern boundary is the Deanery, the rear boundary of which would be located approx. 22m away from the side elevation of the proposed dwelling, leaving a rear amenity space for the Deanery in excess of 600 sq metres. To the southern and eastern boundaries at a lower level, are single storey dwellings, namely 5 and 6 Kentigern Court and 7 and 8 Llys Idris. The properties on Llys Idris back on to the application site, with their rear gardens physically bounding the site, whilst the side boundaries of the properties on Kentigern Court abut the site. At the closest point, the gable of the proposed dwelling which contains no windows would be located approx 14m away from the dwelling at 8, Llys Idris, set in 7m away from the boundary with this property. The property at 5 Kentigern Court would bound the rear garden of the proposed dwelling, and the screening currently along this boundary is a mix of post and wire fencing and a stone boundary wall, with a gap in between which leaves the rear garden of this property visible from within the site. The proposed dwelling would be located approx. 22m away from the boundary with this property, the closest part being a garage. The proposed dwelling is single storey and would be sunk into the ground. In addition, a native hedge would be planted along the boundary of the site and all trees along the boundary would be retained with additional trees to be planted. It is therefore considered that the siting and design of the dwelling respects the character of the area, without causing an unacceptable impact on the amenities of existing residents in the area. The proposed dwelling would provide a large rear amenity space with a garage, and off street parking for 2 no. dwellings. The proposed dwelling provides an acceptable level of amenity for future occupiers of the dwelling. Comments have also been raised by local residents in respect of the ‘meeting room’ and the impact on peace and privacy. In this respect, the ‘meeting room’ is an ancillary part of the vicarage, and it would be used by the occupier of the property in connection with church

50 business.

iii) Impact on visual amenity/character and appearance of the Conservation Area The proposed dwelling would be partially in to the ground in order to lower the height of the building, and to minimise the impact on the Conservation Area and setting of St Asaph Cathedral. The Conservation Officer has raised no objection to the siting and design of the dwelling and it is considered that the sympathetic design is in keeping with the overall character and appearance of the area. With the use of appropriate external materials, it is not considered that there would be any adverse impact on the visual amenities of the area.

iv) Archaeological Issues Following the previous submission, which was withdrawn to allow further investigations of conservation and archaeological issues, detailed archaeological evaluation work has taken place. This identified potentially significant buried archaeological remains within the plot. Pit and gully features contained medieval rubbish, including relatively high status pottery and fragments of roof tile dating to the 13th/14th centuries. Pits of the type found are very commonly found to the rear of buildings, this coupled with the discovery of roof tile remains indicates the strong likelihood of a medieval structure/s in the area of the proposed development. The County Archaeologist has indicated that it may be possible to mitigate the damage by carrying out a complete excavation of the area to be developed, including areas for service trenches. In this way the site would be destroyed but evidence preserved by record. Any excavation carried out would need to be extremely thorough and the programme of work would need to include provision for all excavation, analysis of artefacts found including environmental, and publication of the information. This scenario is in line with advice within Welsh Office Circular 60/96 and could be accommodated by condition, which would need to be very carefully monitored to ensure compliance.

v) Landscaping & Wildlife Issues It is proposed to remove some trees within the site, and adjacent to the access in order to provide the access. However, it is proposed to plant several additional trees and significant hedge planting along 3 boundaries of the site. The Principal Countryside Officer has raised no objection to the proposal. The trees proposed for removal are mainly fruit trees, with the larger trees to be retained. There are bats on the site within the larger trees that are to be retained, and therefore no objection has been raised in this respect.

vi) Drainage Issues Dwr Cymru Welsh Water have raised no objections to the proposal subject to suitable controls which can be made through the imposition of a planning condition.

SUMMARY AND CONCLUSIONS: 8. The proposal is considered acceptable in principle without adversely impacting upon the character and appearance of the Conservation Area. There would be no adverse impact on residential amenity, and with compliance with the relevant conditions, archaeological issues can be dealt with. There would be no adverse impact on local wildlife.

51 RECOMMENDATION: -GRANT subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. No development shall take place until the applicant(s), their agents or successors in title has secured the implementation of a programme of archaeological work to include complete excanation of the entire area of the development and publication of the results in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority. 3. Prior to the commencement of the erection of any external brickwork, a sample panel of the type of brickwork, mortar, and pointing it is proposed to use on the external surfaces of the walls shall be constructed on the site, and the development shall only proceed in accordance with such sample as may be approved in writing by the Local Planning Authority : and the brickwork, mortar and pointing to be used on the building(s) shall be strictly of the same type, texture and colour as the approved sample panel. 4. The materials to be used on the roof of the building shall be blue/grey natural mineral slate with matchind ridge tiles, samples of which should be submitted to and approved in writing by the Local Planning Authority; and the materials used on the roof of the buildings shall be strictly of the same type as the approved sample panel. 5. None of the trees or hedgerows shown on the approved plans as being retained shall be felled, lopped or topped without the prior written consent of the Local Planning Authority. Any trees or hedgerow plants which die or are severely damaged or become seriously diseased within five years of the completion of the development shall be replaced with trees or hedgerow plants of such size and species to be agreed in writing with the Local Planning Authority. 6. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons completion of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 7. No development shall commence until the written approval of the Local Planning Authority has been obtained to the precise detailing of the type, materials and finish of the fenestration for the development. 8. Notwithstanding the provisions of Class(es) A to E (inc) of Part 1 and Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no development permitted by the said Classes shall be carried out without further grant of planning permission of the Local Planning Authority. 9. The dwelling shall not be occupied until the parking space(s)/garage and access thereto have been laid out/constructed in accordance with the approved plans. 10. No development shall take place until a scheme of foul, surface water and land drainage run-off has been submitted to, and approved by, the Local Planning Authority and the approved scheme shall be completed before the building(s) is(are) first occupied.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To safeguard the site aof high archaeological interest. 3. In the interests of visual amenity 4. In the interests of the character and appearance of the Conservation Area. 5. To safeguard the existing trees and hedges on the site, in the interests of the visual amenities of the locality. 6. To ensure a satisfactory standard of development, in the interests of visual amenity. 7. To ensure the details are satisfactory in relation to the character and appearance of the building 52 8. In the interests of residential and/or visual amenity. 9. In order that adequate parking facilities are available within the curtilage of the site. 10. To ensure satisfactory drainage of the site and to avoid flooding.

NOTES TO APPLICANT:

None

53

SWJ ITEM NO: 1

WARD NO: Denbigh Lower

APPLICATION NO: 01/2006/0380/ PF

PROPOSAL: Amended details of conversion of dwelling building, outbuildings and coach- house to 5 No. dwellings, previously approved under code no. 01.2005/0156/PF LOCATION: Plas Y Green Mold Road Denbigh

APPLICANT: Mr A Davies

CONSTRAINTS: PUBLICITY Site Notice - Yes Press Notice - No Neighbour letters - No UNDERTAKEN:

CONSULTATION RESPONSES: 1. DENBIGH TOWN COUNCIL ‘The Council does not wish to raise any objections to the application’

2. ENVIRONMENT AGENCY Refers to standard advice notes.

3. HEAD OF TRANSPORT AND INFRASTRUCTURE No objection subject to the inclusion of standard conditions.

4. CLWYD POWYS ARCHAEOLOGICAL TRUST Suggests the inclusion of a condition requesting a photographic survey of the buildings.

RESPONSE TO PUBLICITY: Letters of representation were received from: 1. The Campaign for the Protection of Rural Wales

Summary of planning based representations: i) Traffic Concerns over increase in amount of traffic involved which, with the Llewenni Stables conversion into 17 dwellings, will increase pressure on this busy road.

EXPIRY DATE OF APPLICATION: 14/05/2006

REASONS FOR DELAY IN DECISION: • additional information required from applicant • negotiations resulting in amended plans

PLANNING ASSESSMENT: THE PROPOSAL: 1. Plas yn Green is an L shaped complex of vacant dwelling/buildings, positioned some 700 metres to the north of Denbigh to Bodfari A543 Denbigh roundabout, near the St Brigid’s convent. No residential properties lie directly adjacent to the site.

54 2. It is understood that the farmhouse building has remained unoccupied for at least the past 30 years. The buildings include an L shaped stone walled and slate roof complex, with a separate brick walled and slate roof building. An existing vehicular access onto the A543 is situated adjacent to the farmhouse.

3. The proposal involves amendments to a scheme approved in 2005 for a change of use into five residential units. Following discussions with the agent, a simplified scheme has been submitted, now focusing on minor raising of the roof area on part of the L shaped complex, together with other minor alterations. A structural survey accompanies the current application.

RELEVANT PLANNING HISTORY 4. 01/2005/0155/PF Conversion of dwelling and coach house to 5 no dwellings, installation of new septic tank, alterations of existing vehicular access and change of use of land to form extension to residential curtilage. GRANTED 22nd June 2005

PLANNING POLICIES AND GUIDANCE: 5. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN 3 – Development Outside Development Boundary Policy GEN 6 – Development Control Requirements Policy GEN 10 – Supplementary Planning Guidance Policy ENV 1 – Protection of the Natural Environment Policy HSG 9 – Residential Conversion of Rural Buildings to Dwellings

Supplementary Planning Guidance SPG 16 – Conversions of rural buildings SPG 18 – Nature Conservation and Species Protection SPG 21 – Parking Requirements in New Developments

MAIN PLANNING CONSIDERATIONS: 6. The main considerations are: i) Principle of development ii) Highways impact

7. In relation to the main considerations: i) Principle of development The principle of converting the complex into 5 units has previously been established by the 2005 planning permission, granted at the 22 June 2005 Planning Committee.

The current proposal initially involved significant extensions and alterations, involving additional new extensions and floorspace to the majority of the proposed 5 units. Negotiations have resulted in an improved scheme, which would be in line with the general thrust of Policy HSG 9 and the accompanying Supplementary Planning Guidance Note 16.

ii) Highways impact The current permission for 5 units received the support of the Highways Officer subject to the inclusion of conditions, specifically the provision of a vehicular access visibility splay of 215 metres × 2.4 metres in both directions from the existing access point. This splay is in the process of being implemented.

With regard to the objections submitted, Llewenni Farm, is located some 1.5 Km further north east from the site, and was the subject of planning 55 permission (and related Listed Building Consent ) for a total of 18 residential units. No objections were submitted in relation to the proposal, or a subsequent amended planning application involving a reduction in 1 unit. Conditions attached to the conversion proposals involve various highway alterations.

SUMMARY AND CONCLUSIONS: 8. Having regard to the 2005 planning permission and the above comments, there are no grounds to justify refusing the proposal in this case.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Facilities shall be provided and retained within each plot for the parking of vehicles in accordance with a scheme to be approved in writing with the Local Planning Authority, with any subsequently approved scheme implemented in full prior to the proposed development being brought into use and thereafter exclusively retained for those purposes. 3. The proposed septic tank and ancillary soakaway system shall conform to BS6297 and no part of the system shall be sited within 10 metres of any watercourse. 4. Any existing wall opening(s) to be blocked up and/or existing walls/stonework to be restored in accordance with the approved plans shall be carried out with materials which match those used on the existing walls of which they form part, in texture, type, colour, mortar and pointing. 5. The materials to be used on the roof of the building(s) shall be blue/grey natural mineral slate of uniform colour and texture. 6. The proposed roof lights shown on the approved drawings shall not project above the plant of the existing roof. 7. Prior to the occupation of any of the dwellings hereby approved, all window frames and doors to be fitted shall be painted white and doors painted in such colours as agreed in writing with the Local Planning Authority. 8. Notwithstanding the provisions of the 1995 General Permitted Development Order (or any order revoking and re-enacting that order with or without modification), no additional windows, nor balconies or balustrades shall be fitted to the dwellings hereby approved unless otherwise approved in writing by the Local Planning Authority 9. Notwithstanding the provisions of Classes A, B, C, D and E of Part 1 and Classes A, B and C of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification), no development permitted by the classes shall be carried out without approval in writing by the Local Planning Authority. 10. There shall be no raised slate vents to the roofs on the development hereby approved. 11. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development, (b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting; (c) proposed materials to be used on the driveway(s), paths and other hard surfaced areas; (d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; (e) proposed positions, design, materials and type of boundary treatment. 12. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the final dwelling of the development and any trees or plant which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size 56 and species. 13. The access shall have a visibility splay of 215 metres x 2.4 metres in both directions measured along the nearside edge of the carriageway over land within the control of the applicant and/or the Local Authority and within which there shall be no obstruction in excess of 1.05m in height. The access and visibility splays shall be completed to the satisfaction of the Local Planning Authority before any of the units are occupied.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To provide for the parking of vehicles clear of the highway. 3. To ensure the proper drainage of the site and to minimise the risk of pollution. 4. In the interests of visual amenity. 5. In the interests of visual amenity. 6. To ensure that the development presents a satisfactory appearance. 7. In the interests of visual amenity. 8. In the interests of visual and residential amenities. 9. In the interests of visual and residential amenity. 10. In the interests of visual amenity. 11. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 12. To ensure a satisfactory standard of development, in the interests of visual amenity. 13. In the interests of highway safety.

NOTES TO APPLICANT:

You are advised to avoid any building works during the bird nexting period. Should you wish to obtain any further assistance in this respect please contact the Council's Ecologist based at the Old Gaol, Ruthin.

57

IXW ITEM NO: 15

WARD NO: Ruthin

APPLICATION NO: 02/2006/0247/ PF

PROPOSAL: Demolition of existing industrial buildings, erection of 4126 sq m food/non food store, including cafe, external covered compound and canopy, ancillary service yard buildings and sprinkler tank and associated car parking area (expansion of previously approved 2745 sq m gross floor area store, application reference 02/2005/0333/PF) LOCATION: Site adjacent to Lon Parcwr Ruthin

APPLICANT: CATHCO Property Group Ltd.

CONSTRAINTS: Within 67m Of Trunk Road 250m Of Landfill Site

PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 22. RUTHIN TOWN COUNCIL (2 responses) 1. “Grant planning permission. Have concerns re. volume of traffic on Briec Roundabout and should be grateful if County Highways department could address this issue”.

2. “Grant planning permission, but express concern at the loss of engineering jobs”.

23. RUTHIN & DISTRICT CIVIC ASSOCIATION Object to increased size of store on grounds of impact on existing businesses, no increase in parking spaces, loss of existing manufacturing business, and to any cafe in the building.

24. ENVIRONMENT AGENCY No objection. Requests conditions obliging installation of an oil interceptor in the drainage arrangements for parking areas, and separate foul and surface water systems.

25. NATIONAL ASSEMBLY HIGHWAYS No response received.

26. HEAD OF TRANSPORT & INFRASTRUCTURE Raises no objection. Has been in discussion with applicants over the detailing of the footway/cycleway along Lon Parcwr. Requests conditions to cover these works, and the service yard relocation.

27. CONSERVATION ARCHITECT Site lies outside Conservation Area. No objection to demolition works, or to the appearance of the extended mass of the extension to the approved building.

28. PRINCIPAL ENVIRONMENTAL HEALTH OFFICER (Pollution Control) Supports application in principle. Notes proposal would move roof plant further 58 from residential properties, which would reduce the potential impact of noise. Requests previous conditions on hours of use and noise limitations are maintained.

29. LANDSCAPE ARCHITECT Has concerns over loss of trees, which provide important cover along Lon Parcwr and to the allotments.

30. COUNTY ARCHAEOLOGIST No objections. The Archaeological watching brief on the existing store development has been carried out and confirmed there was no archaeology present.

31. ACCESS OFFICER No response.

32. SUSTRANS Object to elements of the proposals and seek improvements to pedestrian and cycleway facilities.

33. FEDERATION OF SMALL BUSINESSES – Denbigh Branch Express concerns over extension, as Tesco will increase products and the store will become a one stop shop, with less shoppers visiting the town centre to shop. Also have concerns over the loss of the Mike Williams Engineering business.

34. AGENDA 21 FORUM Concerned at impact on local businesses and loss of additional trees. Suggest company should contribute to local environmental projects in the area.

RESPONSE TO PUBLICITY: Letters received from:- 1. Mr. & Mrs. Holcroft & Family, Springfield, Wern Isa, Ruthin 2. J.H. & Mrs. E. Brierley, Ystrad, Greenfield Road, Ruthin 3. Malcolm Roberts, Glenydd, Wern Isa, Ruthin 4. Mrs. E. McLaren, 9, Pant Glas, Greenfield Road, Ruthin 5. Nerys A. Roberts, Rhoslan, Greenfield Road, Ruthin 6. J Owen - Glaslyn, Greenfield Road, Ruthin 7. R. W. & R.E. Lloyd, Llys Mynan, Greenfield Road, Ruthin 8. Mrs. C. Holcroft, Springfield, Wern Isa, Ruthin 9. M. Fisher, Llys bach, wern Isaf, Ruthin 10. R.E. & M.E. Jones, Ravensdale, Wern Isaf, Ruthin 11. David Jones, MP, House of Commons, London 12. P.S. & A.M. Williams, Trenalis, Tan y Bryn, Llanbedr D.C., Ruthin 13. Alun Pugh, A.M. The National Assembly for Wales, Cardiff Bay, Cardiff 14. Mrs. G. Scott, MBE, 21 The Park, Ruthin 15. R. G. Fieldhouse, Bryn Iolyn, Greenfield Road, Ruthin (letter/petition signed by 26 residents outlining objections, and concerns over the existing development (detailing of building/loss of trees)

Specifically in relation to the Mike Williams Engineering business – letters from:- (i) Marc Taylor (proprietor), Mike Williams Engineering, Lon Parcwr, Ruthin (ii) J. Alan Wright, 16, Elstree Avenue, Vicars Cross, Chester (on behalf of Marc Taylor). The letter includes a further 50 letters from customers of the business, submitted to indicate the catchment area covered, the type of firms involved and the links with the business. A second letter challenges statements made by the applicant’s agents over the possible relocation of the business, and comparison of employment generated by Tesco with the skilled employment in the Mike Williams 59 business.

(For Members’ information, it is understood the business was established by Mr. Mike Williams, as Mike Williams Engineering, but is now owned by Mr. Marc Taylor, who is Mr. Williams’ tenant, i.e. Mr. Williams is the landower, and Mr. Taylor has run the business as leaseholder).

Summary of planning based representations: i) Trading impact Impact of enlarged store – Detrimental effect on vitality and viability of town centre/likely effect on town’s shops and other supermarkets/increase in food sales area threatens specialist stores/expansion is premature.

ii) Traffic/highways impact Concerns over impact of additional volume of traffic on approaches to A494 – A525 roundabout and on residents in the area/new arrangements should improve manoeuvring space for delivery lorries.

iii) Visual impact Extension would increase impact from Wern Isa direction/design inappropriate/roof plant should be properly hidden from view and/or placed in the service yard/roof sheets should be a consistent mid grey colour/existing store is large enough/further reduction in value of nearby property.

iv) Noise impact Additional activity and traffic from extended store and large delivery area/overnight deliveries/roof plant/fears of petrol station use and expansion onto allotments

v) Loss of employment use Loss of Mike Williams Engineering business/long established specialist service/skilled and dedicated workforce/there have been difficulties in obtaining an alternative site/impact on business and others supplied by business/loss of employment use is contrary to UDP Policy EMP 2

vi) Loss of trees No further trees should be removed/removal of trees would open up views of development.

EXPIRY DATE OF APPLICATION: 13/06/2006

REASONS FOR DELAY IN DECISION:

• re-consultations / further publicity necessary on amended plans and / or additional information

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application involves the expansion of the recently opened Tesco store on Lon Parcwr, Ruthin, onto an area of land to the north west, presently occupied by the Mike Williams Engineering business.

2. Planning permission was granted for the existing 2745m² store in August 2005, on a former car park and nursery garden. As this application to ‘enlarge’ the approved store by 1381m² was submitted before work on the main store was 60 commenced, it was necessarily described as one for the erection of a 4126m² store. However, in practical terms, given the subsequent completion of the approved store, the current application is effectively for an extension to it, with a related reconfiguration of elements of the building, and a new service yard area.

3. The submission explains the reasons for the expansion, which includes the improvements to the servicing arrangements, landscaping, public transport provision, and an increase in sales area for comparison goods.

4. The proposals are accompanied by information from White Young Green (the applicant’s Retail advisors), including a Retail Assessment. The documents outline the following main points:-

i) The proposal is to extend the store to 4126sq.m, comprising 2902sq.m net sales area, 978sq.m ancillary bulk store, and 246sq.m. office accommodation.

ii) The existing planning permission allows for up to 2745sq.m floorspace for the sale of Class A1 goods, of which 30% (824sq.m) may be used for the sale of comparison retail goods.

iii) The enlarged store would increase the sales area from which Class A1 comparison goods are permitted to be sold, from 824sq.m to 1016sq.m. This would represent 35% of the 2902sq.m net sales area applied for – an increase of 192sq.m on what could be utilised in the existing store.

iv) The applicants and Tesco are amenable to the inclusion of a condition on any permission, restricting the Class A1 convenience goods sales area to 2745sq.m, this being the maximum current floorspace which could be used for convenience goods. On this basis there would be no proposed uplift in convenience goods sales area over and above that already permitted, and no requirement for the retail assessment to consider matters relating to convenience goods.

v) The Retail Assessment concludes there is a demonstrable need for additional A1 comparison goods floorspace, the enlarged store is in accordance with the sequential approach to site selection, and the uplift in comparison goods floorspace will not have any negative impact on the continued vitality and viability of Ruthin town centre.

5. The extension would match the form of the Lon Parcwr elevation of the existing store, and the intention is to extend the substantial local stone walls constructed around the storage yard and the entrance off the highway, to link the modern style of the main store with features common in the locality. The agents have confirmed that the refrigeration/extraction plant on the existing roof would be removed in its entirety, and would be relocated on the roof of the extension. The existing pedestrian link from the allotment gardens to Lon Parcwr would be re-routed around the extension. There would be an additional 7 car parking spaces for staff in the new service yard.

6. The Authority have commissioned a separate independent evaluation of the retail impact issues, by Roger Tym & Partners, which is referred to in the Main Considerations section of the report.

7. In response to questions raised in consultation responses, the applicant’s agents have advised in relation to:-

Loss of existing business – that they have discussed the situation with the 61 landowner and landlord of the adjacent Engineering business, who indicates that the tenant is actively seeking to relocate to alternative premises in the near future, so there should be no loss of employment. The agents point out that the store itself will create in excess of 200 full time/part time jobs, which should be balanced against the requirements of Policy EMP 2 of the Unitary Plan.

Footpath/highway details – that revised plans show improved pedestrian links around the store, and Cathco agree to provide a footway link from the boundary of the site, along Lon Parcwr, to the adjacent Business Park.

Pharmacy – that they would be prepared to accept a similar condition to that on the existing permission, precluding any pharmacy use within the extended store.

Roof plant – that all plant will be repositioned on the roof of the extension and will be hidden from view behind the perimeter plant screen wall. It is not feasible to locate this plant at ground level within the service yard area, as the distances from the roof plant position to the furthermost position within the sales floor is already excessive with regard to the mechanical design installation, and to extend beyond this distance is not possible.

RELEVANT PLANNING HISTORY: 8. (Main Tesco Store) 2/2005/0333/PF Proposed 2745 sq m food/non food store, including café, first floor for staff accommodation, external covered compound and canopy, ancillary service yard buildings and sprinkler tank and associated car parking area, with landscaping and associated works including realignment of road – GRANTED – August 2005

PLANNING POLICIES AND GUIDANCE: 9. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (ADOPTED 3RD July 2002) Policy STRAT 1 - General Policy STRAT 5 - Design Policy STRAT 6 - Location Policy STRAT 7 - Environment Policy STRAT 10 - Town Centres Policy STRAT 13 - New Development Policy STRAT 14 - Highways Policy GEN 1 - Development Within Development Boundaries Policy GEN 6 - Development Control Requirements Policy ENV 1 - Protection of the Natural Environment Policy ENV 7 - Landscape/Townscape Features Policy CON 6 - Development Adjacent to Conservation Areas Policy EMP 2 - Main Employment Areas Policy EMP 10 - Protection of Employment land/buildings Policy RET 1 - Town and District Centres Policy RET 3 - Food Supermarkets Policy RET 4 - Non-Food Retail Stores or Warehouses Policy RET 7 - Fringe Areas Adjacent to Town & District Centres Policy TRA 6 - Impact of New Development on Traffic Flows Policy TRA 8 - Transport Requirements in Major Developments

GOVERNMENT GUIDANCE Planning Policy Wales March 2002 Technical Advice Note (Wales) 4 – Retailing and Town Centres (November 1996) Technical Advice Note (Wales) 11 – Noise (1997)

62 Technical Advice Note (Wales) 18 – Transport (1998) Ministerial Interim Planning Policy Statement 02/05

MAIN PLANNING CONSIDERATIONS: 10. The main considerations are:- i) Principle of development ii) Impact on vitality/viability of shops in Ruthin and the locality/retail impact issues iii) Removal of existing business premises/use of employment land iv) Highway impact v) Residential amenity vi) Design and appearance vii) Landscape

11. In relation to the considerations noted in paragraph 10: i) Principle of development The Authority has already accepted the principle of locating a supermarket development at Lon Parcwr with regard to the retail policies of the Unitary Development Plan. The implementation of the August 2005 permission means the considerations should be confined to the specific impacts of the extension and reconfiguration of the store.

In physical terms, the extension would be on land clearly within the development boundary of Ruthin in the Unitary Plan. The land occupied by Mike Williams Engineering is within a Main Employment Area defined on the proposals map for Ruthin, which is subject to Policy EMP 2 of the Plan. EMP 2 seeks to retain main employment areas for mainly industrial and business uses (Use Classes B1, B2, B8) and not retail/commercial uses (Use Classes A1, A2, A3). EMP 10 seeks to retain sites for employment development to ensure a range of opportunities in terms of location, type and style, and only permits use for other purposes where specific criteria are met. Policies on retail development in the UDP, in TAN 6, and in the recent Ministerial Planning Policy Statement deal with considerations of impacts on town centres. The relevance of these policies and guidance and questions of conflicts with them are addressed in the following paragraphs.

ii) Impact on viability/vitality of shops in Ruthin and the locality/retail impact issues Key considerations in terms of the retail policies of the Unitary Plan and Assembly guidance are whether the additional floorspace and reconfiguration of the store would lead to material harm to the vitality and viability of Ruthin town centre and stores in the locality, or conflict with other basic planning policy tests for retail developments. Having regard to the information provided by the applicant’s retail consultants, the Authority’s Consultants, Roger Tym and Partners have concluded that:

- the application is in accordance with the plan, for the purposes of Section 38 (6) of the Planning and Compulsory Purchase Act 2004;

- having regard to qualitative and quantitative factors, the application passes the national policy test in relation to need;

- In applying the ‘sequential’ test, having visited the town centre, it is unlikely that any vacant units could accommodate the quantum of floorspace proposed and there are no real grounds to resist the proposal on the basis of failure of the sequential test;

63 - any trade impacts on existing town centre stores are likely to be small scale and short term, and the proposal should not be resisted on trade impact grounds;

- the proposed quantum of additional floorspace that is proposed is small- scale. It is likely that additional non-food floorspace would have the potential to increase the existing level of comparison expenditure retention in the Ruthin area, which at around 31 per cent is relatively modest;

- overall, it is considered that the Council should approve the current application for an extension to the existing foodstore, because the application is in accordance with the development plan and because it does not fail the national planning policy tests in relation to need, the sequential approach and trade impact.

The Roger Tym assessment recommends that if the Authority is to consider granting planning permission, any consent should be worded to limit the overall gross retail floorspace and the net retail sales area of the extended store. The conditions should also restrict the quantum of convenience (food) goods sales area to 2,744sq.m and the quantum of comparison (non-food) goods sales area to 1,016sq.m, this figure (1,016sq.m) being 35 per cent of the total permitted sales area (2,902sq.m). iii) Removal of existing business/use of employment land There are strong representations against the proposal based on the loss of the Mike Williams Engineering business, which is a long established employment use, located on land shown on the Unitary Plan as a Main Employment Area, which is subject to Policy EMP 2. Policy RET 3 relating to Food Supermarkets sets criteria against which applications for new and extensions to existing supermarkets need to be tested, and includes at (vi) the requirement that proposals should not unacceptably affect land safeguarded for other purposes in the plan.

Whilst acknowledging the basis of representations on the potential displacement of an existing business, members will appreciate that the determination of the application has to be made in the first instance in relation to the policies of the development plan.

Specifically in relation to the development plan policies of relevance to the application:-

a. There is conflict with EMP 2, which seeks to restrict development within Main Employment areas to Business, General Industry, and Warehousing and Distribution (B1, B2, B8 uses), as it involves the expansion of an A1 retail use onto land occupied by a B2 use. Balanced against the conflict is the limited size of the plot (approximately 2500m²), the fact there is other employment land and buildings in the town which could accommodate the business, larger allocations of employment land at Glasdir – Brickfield Lane, and there is considerable employment generated by the Tesco store itself which the development would sustain.

b. There is conflict with the intentions of EMP 10, which seeks to protect employment land and buildings for use for other purposes, and with respect to test (ii) there is no indication that the premises are no longer capable of providing an acceptable standard of accommodation for employment purposes. Balanced against this is 64 that with respect to the other tests of the policy, there are no other suitable sites available for the extension of the store, the size of the area lost would not prejudice the ability of the area to meet a range of employment needs, and there is no issue over relocating a non- conforming use to the site.

c. There is conflict with RET 3(vi) insofar as the proposal affects land safeguarded for employment purposes in the plan. Balanced against this are the points noted above, i.e. limited size of land lost for employment purposes/employment land available in the town/loss of land unlikely to prejudice the ability to meet demand.

Overall, the view is taken that whilst use of an area of land in a main employment area is in conflict with elements of development plan policy, when balanced against the other considerations outlined, the grant of permission would not prejudice the intentions of the plan, provided alternative premises can be secured. It is believed that this would be best achieved by a S106 obligation requiring the relocation of the business prior to commencement of the development based on the information before officers at the time of writing this report, although other mechanisms may be available. This is being pursued with the developer and Members will be updated at the meeting. iv) Highway impact There are no objections to the expansion proposal from Highways Officers. There are no changes to the existing main customer site access and car parking area. There would be an additional 7 parking spaces for staff in the service yard. Highways officers have previously accepted that the parking provision, road network and arrangements for access to the store are adequate to serve the development. The applicant’s agents have confirmed willingness to extend the footway from the site to the Lon Parcwr Business Park in conjunction with the extension scheme. v) Residential amenity The eastern boundary of the site forms the boundary with allotment gardens off Greenfield Road/Wern Isa. The extension would be located approximately 110 metres from the rear walls of the nearest residential properties on Wern Isa.

Given these distances, whilst accepting the development would be visible to properties along Wern Isa, it would be difficult to argue that the visual amenities of residents would be so badly affected by the proposed extension to merit refusal. Whilst there would be a degree of tree loss in connection with the development, there are a number of trees along the western side of the allotment gardens which would be unaffected by the development, and which would provide a degree of natural screening of the extension.

In the view of the Public Protection Officer, the relocation of the refrigeration/air handling plant from the current position on the store roof, to the roof area of the extension would be of potential benefit, as this would move it further away from the nearest residential properties, reducing potential noise impact. Visually, the screening of the entire plant behind the walls of the extension would be an improvement on the current situation, where roof equipment is visible from a number of properties in the Greenfield Road/Wern Isaf area, at closer distances. 65 Conditions would need to be attached to agree the detailing of the plant and its screening, and to limit noise levels when in operation.

vi) Design and appearance The extension repeats basic elements of the existing store detailing on its Lon Parcwr side, with the lower part of the main walls of the building proposed in natural local stone, and the upper part in composite cladding. The roof design would be similar, with a nominal pitch, clad in the same colour sheets as the existing roof. There would be a security fence around the relocated service yard.

The design approach is acceptable to the Conservation Officer, and subject to normal controls over details and use of materials would be in keeping with the main store development.

vii) Landscaping The proposals have been amended to secure the retention of trees along the Lon Parcwr frontage, which reduces the potential tree loss to those specimens well into the site. In acknowledging the concerns expressed over the removal of trees, the extension will still be surrounded by a considerable number of trees which would modify its impact. It is considered that the proposals to reinforce existing planting along Lon Parcwr are acceptable.

SUMMARY AND CONCLUSIONS: 12. The proposals are to extend and reconfigure the Tesco store, primarily to allow for the expansion of the non-food sales area, and to create a more accessible service yard arrangement. The specific retail impacts have been assessed by independent consultants, who conclude the proposals are in accordance with the development plan and current national policy tests on retailing. Highways and Health officers raise no technical objections. The loss of trees could not justify refusal of permission. There is conflict with Unitary Plan policy protecting employment land but balanced against the limited size of the site involved and the existence of alternative land/premises in Ruthin, it would be difficult to justify a refusal recommendation, subject to an appropriate S106 obligation being entered into or other mechanisms being investigated to secure the continuation of the existing manufacturing business.

13. The recommendation is therefore subject to the applicants first entering into a S106 obligation to secure the relocation of the existing manufacturing business or the Council being otherwise satisfied that the existing business is not extinguished. The permission would not be issued until the S106 obligation has been completed.

RECOMMENDATION: GRANT- subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. No development shall be permitted to commence on the extension and the new service yard until the written approval of the local planning authority has been granted for: a) The detailing of the boundary walls, security fencing and design of any gates. b) Arrangements for the safe passage of cyclists along Lon Parcwr. c) The detailed proposals for the bus stop. d) Arrangements for the operation of the car park to allow customers to undertake linked trips with Ruthin Town Centre and nearby amenities. e) The closure of the existing service yard access and egress, 66 The development shall be completed strictly in accordance with the details approved under this condition prior to the reopening of the store, and shall be retained in accordance with the approved details at all times thereafter, other than with the written approval of the Authority to a variation.

3. No development shall be permitted to commence until the written approval of the local planning authority has been obtained to full details of the proposed revised highway works along Lon Parcwr, to include final layout, design, construction, drainage, street lighting, road signs and markings, the pedestrian crossing at the refuge close to the site entrance, the enhancement of pedestrian links and signage to the town centre, footway positions and provision for the safe passage of cyclists along Lon Parcwr, details of the footway link to the Lon Parcwr Business Park, and details of the reinstatement of land either side of the road, including proposed levels, cross sectional details and the position and schedule for replacement tree/shrub planting. The development shall be completed strictly in accordance with the details approved. No development shall be commenced until the written approval has been obtained to a revised Travel Plan and proposals for the implementation of the plan. 4. No works shall be permitted to commence on the external faces of the walls or the roofs of the proposed extension or the re-roofed sections of the existing store, until the written approval of the local planning authority has been obtained to the colour and type of the materials to be used, including the stonework and mortar mix, the composite wall panels and roof sheets; in connection with which samples shall be provided on site for inspection by officers of the authority. The development shall be carried out strictly in accordance with the details approved under this condition. 5. The extended store, new service yard and ancillary plant and machinery, including any sited within the open plant area on the roof of the store shall not be brought into operation until the written approval of the local planning authority has been obtained to the maximum permissible noise level arising therefrom, as measured from the facades of nearby residential property. The agreed levels shall not be exceeded at any time. 6. All refrigerated units left overnight within the site shall be switched off between 2300 and 0700 hours the following day. 7. . The store shall not be open for trading to customers outside the following times and days: 0700 - 2200 Mondays to Saturdays inclusive 1000 - 1600 Sundays

8. Deliveries of goods to the store shall not be permitted outside the following times and days: 0700 hours to 2200 hours Mondays to Saturdays inclusive 0900 - 1700 Sundays

9. No external sound amplification/loudspeaker systems shall be permitted at any time without the formal written approval of the local planning authority.

10. No external ventilation/refrigeration equipment or electrical or mechanical plant shall be installed on the building or within the site without the written agreement of the local planning authority to the precise siting, design and external appearance, and the operation of such equipment shall not be permitted to exceed the noise levels agreed in conjunction with Condition 5 of this permission. 11. Notwithstanding the submitted details, no pharmacy facility shall be permitted to operate from the store or premises at any time, other than with the formal permission of the local planning authority. 12. Notwithstanding the submitted details, this permission relates to the creation of a store with an overall gross floorspace of 4126sq.m, and a net retail sales area of 2902sq.m. Within this floorspace, the maximum convenience (food) goods sales area shall not exceed 2745sq.m, and the maximum comparison (non food) goods sales area shall be 1016sq.m (representing a maximum of 35% of the total permitted sales area). 67 13. The floor area of the building shall not be increased beyond that shown on the approved plans by the construction of internal floors, and store shall not be subdivided into separate retailing units at any time, other than with the permission of the local planning authority. 14. With the exception of the service delivery yard, there shall be no external storage of goods, crates or any items relating to the delivery or collection of goods from the store, on any part of the application site. 15. No development shall take place until there has been submitted to, and approved in writing by the local planning authority, a fully detailed scheme of hard and soft landscaping for the area around the extension, and such scheme shall include details of: a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development. b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting: c) proposed materials to be used on the accesses, car park bays, paths and other hard surfaced areas; d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; e) proposed positions, design, height, materials and type of all fences and walls and the boundary treatment, including the screen along the eastern boundary of the site.

16. All planting, seeding, turfing, fencing or other treatment comprised in the approved details of landscaping shall be carried out no later than the first planting and seeding seasons following the bringing into use of the store, and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 17. None of the trees or hedgerows shown on the approved plans as being retained shall be felled, lopped or topped without the prior written consent of the local planning authority. Any of the retained trees or hedgerow plants which die or are severely damaged or become seriously diseased within five years of the completion of the development shall be replaced with trees or hedgerow plants of such size and species to be agreed in writing with the local planning authority. 18. All trees and hedges to be retained as part of the development hereby permitted shall be protected during site clearance and construction work by 1 metre high fencing erected 1 metre outside the outermost limits of the branch spread, or in accordance with an alternative scheme agreed in writing by the local planning authority; no construction materials or articles of any description shall be burnt or placed on the ground that lies between a tree trunk or hedgerow and such fencing, nor within these areas shall the existing ground level be raised or lowered, or any trenches or pipe runs excavated, without prior written consent for the local planning authority. 19. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. the volume of the bunded compound should be at least equivalent to the capacity of the tank(s) plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund. 20. No work shall be permitted to commence until there has been carried out a comprehensive soil survey over the site, to determine whether any of the land is contaminated and whether the development may impact on controlled surface and ground waters, such survey to be in accord with BS:10175:2001 ("The Investigation of Potentially Contamined Sites") and to include water monitoring data: and the contents of the survey and its conclusions have been submitted to the local planning authority for assessment in liaison with the Environment Agency Wales. 68 21. In the event that the site survey required by Condition 21 of this permission reveals the presence of hazard from any contamination, no development shall be permitted to commence until there has been submitted to the local planning authority a detailed site specific risk assessment to identify risks to water resources, surrounding land and property, wildlife, building materials and future users of the site, and any other person; and the written approval of the local planning authority has been obtained to detailed proposals for addressing the risks, specific measures for decontaminating the site and dealing with any unsuspected contamination which becomes evident during the development of the site. The development shall be carried out strictly in compliance with the detailed measures approved by the local planning authority. 22. In the event that any areas of unexpected contamination become evident in the course of development, all works in the vicinity of that contamination shall be suspended immediately, and the local planning authority shall be notified within 24 hours. No work shall be permitted to continue in the affected area until the written agreement of the local planning authority has been obtained to details of the measures proposed to remove or contain any hazard presented by the contaminants, and the method of rendering harmless such contamination. The development shall only be permitted to proceed in accordance with the details approved. 23. No development shall take place until a scheme of foul drainage and surface water drainage has been submitted to, and approved by, the local planning authority and the approved scheme shall be completed before the buildings and parking area are brought into use. 24. Prior to being discharged into any watercourse, surface water or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor. 25. No external lighting of the building or car park area shall be permitted without the prior written approval of the local planning authority to details of the type and position of the lights, column sizes, design and hooding, the level of luminance and proposed hours of use.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To ensure the servicing and parking arrangements are acceptable in terms of highway safety, to provide adequate opportunity for linked trips to the town centre and to ensure the development is accessible by different modes of transport. 3. To ensure the highway works are completed to a satisfactory standard, to ensure enhanced pedestrian links to the town centre, and to ensure the proper reinstatement of the landscaped areas along Lon Parcwr. 4. In the interests of visual amenity. 5. In the interests of the amenities of occupiers of nearby residential property. 6. In the interests of the amenities of occupiers of nearby residential property. 7. In the interests of the amenities of occupiers of nearby residential property. 8. In the interests of the amenities of occupiers of nearby residential property. 9. In the interests of the amenities of occupiers of nearby residential property. 10. In the interests of the amenities of occupiers of nearby residential property. 11. The operation of the pharmacy within the store is considered likely to be prejudicial to the provision of that service in existing locations in the town. 12. In order that the local planning authority retains control over the use in the interests of the vitality and viability of the town and locality. 13. In order that the local planning authority retains control over the use in the interests of the vitality and viability of the town and locality. 14. In the interests of visual amenity and to ensure a proper quality of landscaping/planting in connection with the development. 15. In the interests of visual amenity and to ensure a proper quality of 69 landscaping/planting in connection with the development. 16. In the interests of visual amenity and to ensure a proper quality of landscaping/planting in connection with the development. 17. In the interests of visual amenity and to ensure a proper quality of landscaping/planting in connection with the development. 18. In the interests of visual amenity and to ensure a proper quality of landscaping/planting in connection with the development. 19. To prevent pollution of the water environment. 20. To ensure proper evaluation and mitigation measures for any contaminated material on the site, to protect the amenities of nearby residents, wildlife and the water environment. 21. To ensure proper evaluation and mitigation measures for any contaminated material on the site, to protect the amenities of nearby residents, wildlife and the water environment. 22. To ensure proper evaluation and mitigation measures for any contaminated material on the site, to protect the amenities of nearby residents, wildlife and the water environment. 23. To ensure the satisfactory drainage of the site. 24. To ensure the satisfactory drainage of the site. 25. In the interests of the amenities of occupiers of nearby residential property.

NOTES TO APPLICANT:

You are advised to discuss details requested to satisfy the conditions of this permission with officers of the planning, public protection and highways section prior to the submission of any plans.

70

SWJ ITEM NO: 16

WARD NO: Ruthin

APPLICATION NO: 02/2006/0708/ PF

PROPOSAL: Demolition of existing dwelling and erection of 2 no. semi-detached dwellings and construction of new vehicular access

LOCATION: Bryn Greenfield Road Ruthin

APPLICANT: L T Estates Ltd.

CONSTRAINTS: PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. RUTHIN TOWN COUNCIL ‘Recommend grant of planning permission’.

2. ENVIRONMENT AGENCY Standard response - No objections.

3. WELSH WATER Suggests the inclusion of standard conditions involving separate drainage systems for foul and surface water systems.

4. HEAD OF TRANSPORT & INFRASTRUCTURE No objection, subject to standard conditions

5. COUNTY ECOLOGIST Discussions with the Case Officer has highlighted the potential presence for bats. A formal response is expected prior to Planning Committee.

RESPONSE TO PUBLICITY: A letter of representation was received from: 1. Mrs. E. McLaren, 9 Pant Glas, Greenfield Road, Ruthin

Summary of planning based representations: i) Principle • Demolition of stone wall and loss of on site trees unwarranted • Proposal should be for one replacement building only. ii) Design • Proposal inappropriate, given surrounding character of houses

EXPIRY DATE OF APPLICATION: 30/07/06

REASONS FOR DELAY: • Timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL:

71 1. ‘Bryn’ is a detached, single storey property, positioned to the north of the two storey semi detached properties of 9 and 10 Pant Glas and south of the single storey detached dwelling ‘Annedd’. Along the western boundary lies the new Tesco car park. The site lies some 100 metres north of the Greenfield Road and Wernfechan Road junction, and includes a modest sized garden.

2. The proposal, a full planning application, seeks to demolish the existing property and provide a pair of linked two storey dwellings, involving the re- positioning/alteration of an existing vehicular access point. The site area amounts to approximately 0.08 ha.

3. The site currently benefits from an existing vehicular access at the southern most point with Greenfield Road, with a stone boundary wall to the road frontage. Ground level changes from east to west; the western half, with an area of trees, being significantly lower than the easterly half. A covered external area links the house with a domestic garage, positioned along part of the southern boundary.

4. The application includes an accompanying “Design Statement”.

RELEVANT PLANNING HISTORY: 5. No recent history

PLANNING POLICIES AND GUIDANCE: 6. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (ADPOTED 3RD JULY 2002) Policy STRAT 1 – General Policy STRAT 5 – Design Policy STRAT 6 – Location Policy GEN 1 – Development within Development Boundaries Policy GEN 2 – Development of un-annotated land Policy GEN 7 – Development Control Requirements Policy ENV 1 – Protection of the Natural Environment Policy ENV 6 – Species Protection Policy ENV 7 – Landscape/Townscape features Policy ENP 4 – Foul and Surface Water Drainage

Supplementary Planning Guidance Notes: 2 - Landscaping 6 – Trees and Development 18- Nature Conservation and Species Protection

GOVERNMENT GUIDANCE Planning Policy Wales – March 2002 TAN 5 – Nature Conservation and Planning TAN 12 – Design TAN 18 – Transport TAN 21 - Waste

MAIN PLANNING CONSIDERATIONS: 7. i) Principle of development ii) Impact on residential amenities iii) Design iv) Highways v) Drainage vi) Protected Species implications vii) Trees and landscaping

72 8. With regard to the main considerations:

i) Principle of development The site lies within the development boundary. The dwelling is neither listed nor positioned within a designated Conservation Area. Consequently the property has the potential – subject to other site specific considerations – to comply with the general sustainable approach of STRAT 1 and GEN 2 , i.e. maximising the use of underused land and buildings. The site area is under the threshold were affordable housing is required (0.07ha).

ii) Impact on residential amenities Given the orientation of the proposed dwellings, together with the fenestration details, the proposal would basically repeat the existing relationship with neighbouring properties. The new dwellings would not bring about any direct overlooking onto the adjacent residential properties.

With reference to site levels, the proposal is for a limited lowering of the finished floor level and the levels of the proposed rear gardens. Pant Glas and Annedd garden site levels are currently lower than that of the “Bryn”. The change in garden site levels is not considered likely to adversely affect the current level of amenities enjoyed by neighbouring properties. However, suitable boundary treatment should be provided along the north and south boundaries.

Sufficient amenity areas are provided for each plot, with more than half of the site area identified for garden/domestic use.

iii) Design The proposal is for facing brickwork and slate/slate substitute as external materials.

Briefly, the submitted design statement acknowledges the following facts:

ƒ Greenfield Road comprises a mixed form of residential properties ƒ Some infill development has taken place on Greenfield Road, e.g. grounds of The Pines and Hafryn. ƒ The design of the proposed properties takes into account the existing dwellings – providing a full two storey for the southern plot, and reduced eaves line with dormer on the northern plot. This provides a graded increase in roof heights between the neighbouring properties. ƒ Provision/closing up of existing access with a stone wall to match existing. ƒ Positioning of the dwellings uses the current frontage line of the existing building. ƒ Maximum re-use of existing building materials is intended.

The Design Statement has taken into account the main site design constraints. In terms of the use of external materials, however, the site is open to public viewpoints, from the south and westerly directions. The application provides an opportunity to blend the buildings in their context through combining/utilizing other materials which exist on two storey dwellings in the immediate vicinity, e.g. render, pebbledash. The agent is aware of this suggestion and the suggested revisions. A condition could be imposed requesting further detailed treatment/finish for the elevations, ensuring that the proposal complies with policies STRAT 5 and GEN 7.

73 iv) Highways Subsequent to clarification of detailed vehicular access dimensions, there are no highway concerns. The submitted revisions are considered acceptable by the Highways Officer.

v) Drainage The agent is aware of the conditions suggested by Welsh Water. Additionally, there are other related controls regulated by the Building Regulations Act. The proposal complies with Policy ENP 4.

vi) Protected Species Implications In order to ensure compliance with Policy ENV 6 and the related SPG, the County Ecologist observations can be covered by a suitably worded planning condition, should planning permission be granted.

vii) Trees & Landscaping There is a need to consider the positive soft landscaping and biodiversity qualities of the existing trees, together with the relationship with any drainage soakaway provision. Policies ENV 4 and 7, together with SPGs 2, 6 & 18 support this view. An arboricultural report would be required. Should planning permission be granted, and can be covered by a planning condition,

SUMMARY AND CONCLUSIONS: 9. It is considered that the points of objection would not justify a refusal of planning permission in this case, having particular regard to the revisions and conditions suggested.

RECOMMENDATION: - GRANT subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. The vehicular access and car parking / turning facilities to serve the two houses shall be completed in accordance with Drawing No 2 Rev A Site Plan prior to the occupation of the buildings hereby approved and shall be retained thereafter for such purposes at all times. 3. Prior to the commencement of any demolition and development the following details shall be submitted for the further written approval of the Local Planning Authority: i. An independent detailed Arboricultural site assessment report, to include the implications of on site soakaway provision and changes in site levels. ii. An independent detailed survey to investigate the potential presence of Bat Species and Birds on the building and grounds, and to identify relevant mitigation measures arising from a confirmed presence,. All mitigation measures shall be fully implemented prior to the commencement of any works i. A building audit of all existing building materials, with a breakdown of the potential re- use and recycling of those materials for incorporating into an agreed, re-development, and where relevant, the recipient of remaining building materials. The approved audit shall form part of the building contract agreed for new building development for the site, a copy of which shall be submitted for record purposes for the local planning authority. ii. Details of the new highway frontage wall, to include the reuse of stone from the existing wall. 4. No trees or hedges within the application site shall be felled, lopped or topped without the prior written consent of the Local Planning Authority. Those removed without consent or which die or are severely damaged or become seriously diseased within five years of the completion of the development shall be replaced with trees or hedgerow plants of such size and species to be agreed in writing by the Local Planning Authority. 5. All drainage shall include the following requirements: i. Foul and surface water discharges must be drained separately from the site 74 ii. No surface water shall be allowed to connect, either directly or indirectly, to the public sewerage system iii. No land drainage run-off will be permitted, either directly or indirectly, to discharge into the public sewerage system 6. No external wall or roof materials shall be applied until the written approval of the Local Planning Authority has been obtained to the proposed materials to be used for the external surfaces of the [walls [and roof(s)] of the development hereby permitted and no materials other than those approved shall be used.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access and to provide for the parking of vehicles clear of the highway. 3. In the interests of nature conservation, protection of existing trees, to ensure that the development maximises a sustainable approach and in the interests of the amenities of the locality. 4. To safeguard the existing trees and hedges on the site, in the interests of the visual amenities of the locality. 5. To protect the integrity and to prevent hydraulic overloading of the Public Sewerage System. 6. In the interests of visual amenity.

NOTES TO APPLICANT:

1. Full details of the Vehicular Footway crossing shall be submitted to and approved in writing by the Highway Authority before the commencement of any site works and access shall be completed in accordance with the approved plans. Attached are the following highway requirements; i. Relevant Highway Supplementary Notes Nos. 1,23,4,5 7 10. ii. New Roads and Street Works Act 1999 - Part N Form iii. Highways Act 1980 Section 184 Consent to Construct A Vehicular Crossing 2. Attached are the Environment Agency Standard Advice Notes for Developers. 3. You are advised to consult with the Council's Ecologist with a view to obtaining a list of independent Consultants to undertake work in compliance with condition 2. 4. The planning permission does not override the need to obtain a separate protected species Development Licence, should condition 3 (ii) conclude the presence of bats.

75

IXW ITEM NO: 17

WARD NO: Llangollen

APPLICATION NO: 03/2005/0693/ PR

PROPOSAL: Details of siting, design, external appearance, means of access and landscaping for development of 20 apartments granted outline planning permission under Code No. 03/2004/0720/PO LOCATION: Bryn Derwen Abbey Road Llangollen

APPLICANT: Belgrave Homes Ltd.

CONSTRAINTS: PUBLICITY Site Notice - Yes Press Notice - Yes Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 35. LLANGOLLEN TOWN COUNCIL ”Members raised objections to this application on the basis that the height of the proposed buildings was excessive and the external appearance was not sympathetic to adjacent buildings and the area generally. Members also felt that a condition should be imposed that the development should be connected to a main drainage scheme.”

36. LLANGOLLEN CIVIC SOCIETY No objections, but note the proposal is to connect to the public sewer, which is some distance from the site. Would object to septic tank drainage.

37. HEAD OF TRANSPORT & INFRASTRUCTURE Satisfied with revised access arrangements.

38. SENIOR DRAINAGE ENGINEER No objections to proposals to lay sewers to connect to the main drainage system.

39. DWR CYMRU/WELSH WATER No objections provided there is no direct connection of surface water to the public sewer.

RESPONSE TO PUBLICITY: Letters of representation received from: 1. Mr. A. J. Buchanan, Iscoed, Abbey Road, Llangollen 2. A.M. and W. Davies, Hazeldene, Abbey Road, Llangollen 3. S Baker, Rockcliffe, Abbey Road, Llangollen

Summary of planning based representations:-

Concerns over: Principle of demolition preferences for individual dwellings/ too many flats in town/ burden on services/ buildings of character should be renovated;

76 Development detailing form and use of materials (cedar cladding) inappropriate /scale and height excessive/ out of character with area/ plans are misleading Amenity impact potential for overlooking/ loss of light from Block 1; Structural issues impact of excavation for basement on adjacent property; Drainage main sewer does not run to the property/ existing residents unwilling to contribute to new piped system Highways volumne of traffic could cause more problems

EXPIRY DATE OF APPLICATION: 10/09/2006

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application seeks the approval of the siting, design, external appearance, and landscaping for a development of 20 apartments.

2. Outline planning permission has previously been granted for the redevelopment in August 2005, following consideration at the Planning Committee in January 2005. The development is subject to separate legal agreements relating to the payment of sums for the provision of affordable housing and open space.

3. The application site is on Abbey Road to the north west of the town centre, on the eastern side of the A542, just above the Llangollen Canal and the railway.

4. The proposal is to demolish Bryn Derwen, a substantial property dating back to the late nineteenth century, comprising two separate buildings linked by a vehicle hardstanding. It is located in a string of large attractive Edwardian and Victorian properties on land which rises steeply up a heavily wooded hillside from the slopes of the River Dee.

5. The detailed plans have been revised since their original submission in May 2005. A number of amendments, along with a detailed supporting Design Statement were submitted in July 2006 and have formed the subject of reconsultation.

6. The basis of the proposal is to demolish the existing buildings on the site and to:

i) Erect a total of 20 apartments in 3 separate blocks, the two at the north and south ends of the site containing 5 units and the one in the centre with 10 units. The apartments would be on 3 floors. ii) Construct a basement parking area for a total of 36 vehicles, off a new access point to the A542. The detailing shows there would be lifts to serve the apartments, ensuring full accessibility for persons with mobility difficulties. iii) Construct the units with a natural stone base, rendered external walls above, and natural slate on the roofs. iv) Connect to the foul and surface water drainage systems located in the A542 to the south of the site.

7. The design of the units has been changed to include more traditional detailing, to reflect the character of long established properties along this part of Abbey Road.

RELEVANT PLANNING HISTORY: 8. 3/2004/0720/PO Demolition of existing hotel and dwelling and redevelopment of land by the erection of 20 residential apartments and alterations to existing vehicular access (outline application) – GRANTED – 25/08/05.

77 03/2005/0702/PS Variation of Condition 9 of outline planning permission for redevelopment of land by the erection of 20 apartments (Code No. 03/2004/0720/PO), to allow for alternative arrangements acceptable to the Local Planning Authority for the provision of 4 affordable housing units in Llangollen – GRANTED – 28/09/05.

PLANNING POLICIES AND GUIDANCE: 9. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN 6 Development Control Requirements

MAIN PLANNING CONSIDERATIONS: 10. The main considerations are:

i) Acceptability of design. ii) Amenity impact iii) Access/parking

11. In relation to the main considerations:-

i) Design The revised plans show a development of 3 imposing buildings, which would incorporate design features sympathetic to the character and quality of development along Abbey Road. The applicant’s agents have eliminated a number of elaborate features such as cedar wood boarding and asymmetric roof shapes, and have opted for traditional window proportions and a simpler use of render and stone as main wall materials. With respect to the concerns of the Town Council, it is considered that the detailing would be acceptable and appropriate for the location.

ii) Amenity The respective side elevations of Block 1 and the objector’s property would be some 11 metres apart. Given this distance between the properties and the design of the new development, it would not give rise to an overpowering relationship. Care is required to ensure the detailing of side windows and balconies above ground floor level do not create the potential for overlooking, but this can be addressed by suitable conditions requiring submission of further detail of the type of windows, obscure glazing, and screening panels. With regard to the stability of the ground, it would be incumbent on the developers to demonstrate at Building Regulations stage that the proposals for retaining walls, etc., are satisfactory, and there is a basic liability on any developer to ensure excavation works close to boundaries do not impact on adjoining land.

iii) Access/parking The proposed access and parking arrangements are satisfactory to the highways officer. The proposals are for a total of 36 parking spaces in an ‘undercroft’ parking area, off an improved access from Abbey Road.

Other issues raised The application proposes a direct connection to the existing piped foul and surface water sewer along Abbey Road. The arrangements are acceptable to the Council’s Drainage section and to Dwr Cymru/Welsh Water. There would be no liability on existing property owners to contribute to the laying of these sewers.

The Town Council’s original questions over affordable housing provision, and an objector’s concerns over the principle of the redevelopment is not relevant 78 to this particular application, as they have been considered at outline planning stage. A commuted sum payment has been agreed in lieu of provision of affordable housing on site, given the particular circumstances of the case.

SUMMARY AND CONCLUSIONS: 12. The application relates solely to the details of the development, and these are considered acceptable with regard to the main issues outlined.

RECOMMENDATION: APPROVE- subject to the following conditions:-

1. No development shall be permitted to commence on the construction of the apartments until the written approval of the Local Planning Authority has been obtained to all of the following:- a) The type, texture and colour of the render to be used on the external walls. b) The type of stone and mortar mix to be used on the plinths to the apartments. c) The type of obscure glazing and the precise detailing of the kitchen and windows on the north elevation of Block 1 and the south elevation of Block 3. d) The precise detailing of the balconies on those corners of the Block 1 unit nearest Is- Coed, and on the Block 3 unit nearest Frondeg.

2. Notwithstanding the landscaping shown on the proposed plans, none of the trees within the site shall be permitted to be removed until the written approval of the Local Planning Authority has been obtained to fully detailed proposals for the hard and soft landscaping of the site, the final levels of the garden area; and such propsoals shall inculde for a full survey of existing trees and shrubs, identifying those to be removed and retained as part of the development, and a schedule of proposals for replanting.

The reason(s) for the condition(s) is(are):-

1. In the interests of visual amenity and the privacy and amenity of occupiers of adjacent property. 2. In the interests of visual amenity and the privacy and amenity of occupiers of adjacent property.

NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10.

79

NMJ ITEM NO: 18

WARD NO: Llangollen

APPLICATION NO: 03/2006/0780/ PF

PROPOSAL: Change of use of open space land to form extension to residential curtilage, erection of retaining wall and wooden fence with planted screen

LOCATION: Land adjacent to 1 Min Y Coed Llangollen

APPLICANT: Mrs Rebecca Roberts

CONSTRAINTS: PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 40. LLANGOLLEN TOWN COUNCIL ‘Members again wished to object to this application on the basis that the height of the retaining wall and fence would reduce visibility on this difficult corner and could cause a hazard to traffic and pedestrians’.

41. HEAD OF TRANSPORT & INFRASTRUCTURE No objection

42. PARKS, PLAYGROUNDS & PLAYING FIELDS OFFICER Should the bank be enclosed within the curtilage of this property I do not believe that it will be an enhancement to the area with the proposed planted tree screen becoming a maintenance problem and litter trap.

RESPONSE TO PUBLICITY: None EXPIRY DATE OF APPLICATION: 23/08/2006

REASONS FOR DELAY IN DECISION:

• timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site is within the development boundary of Llangollen and is located on Min y Coed, off Brook Street. The area is mainly residential in character, with a park located across the road.

2. No. 1 Min y Coed is an end of terrace, two storey dwelling of brick and concrete roof tile construction. It is located on a level higher than the road, with the highway adjacent continuing around to the rear of the site to serve further dwellings.

3. The application is made by the owner of no 1 Min y Coed to change the use of the land adjacent to the dwelling to form an extension to the residential curtilage area. The land has recently been purchased from Denbighshire County Council and the 80 proposal involves the erection of a retaining brick wall to a height of 1.2m, with a further 1m high fence on top to enclose the land. Due to the sloping nature of the site, the wall will taper into the bank towards the rear of the dwelling, with the wall disappearing and the fence only being visible when viewed from the rear.

RELEVANT PLANNING HISTORY: 43. 30/2005/1207/PF Change of use of open space land to form extension to residential curtilage, erection of boundary fence and brick/ block wall to raise garden level. Refused on the 9th November 2005 for the following reason: ‘It is the opinion of the Local Planning Authority that the erection of a retaining wall to raise the level of land is not keeping with the appearance of the surrounding area contrary to criteria (i) and (xi) of GEN 6 in Denbighshire Unitary Development Plan 1996-2011’

PLANNING POLICIES AND GUIDANCE: 44. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002)

Policy GEN1 – Development within development boundaries Policy GEN6 – Development Control Requirements Policy HSG16 – Extensions to Domestic Gardens Policy ENV2 – Development affecting the AONB/ AOB

MAIN PLANNING CONSIDERATIONS: 45. i) Principle of development ii) Impact on visual amenity iii) Impact on residential amenity iv) Highway considerations

46. In relation to the man planning considerations as noted above:

i) Principle of development: The application site is within the development boundary of Llangollen, where the principle of development is considered to be acceptable and in accordance with Policy GEN1 and criteria contained in Policy HSG16.

ii) Impact on visual amenity: The site is located on a slope, with residential development to the rear on a higher level and those dwellings to the front of the site lower down. Visually, the erection of a brick wall in this location could be intrusive in the street scene, but the screen planting to the front and side of the brick wall will mitigate the impact on visual amenity and reduce the likelihood of vandalism and graffiti. Concerns have been raised about the tree screen becoming a litter and maintenance problem. However, it would be in the interest of the applicant to keep the site tidy as a result of purchase from DCC. This is considered to overcome the previous reason for refusal and the application is now in accordance with criteria i) and xi) of Policy GEN6.

iii) Impact on residential amenity: There will be no overlooking or loss of privacy to adjoining neighbours as a result of the proposal. This is in accordance with criterion v) of Policy GEN6.

iv) Highway considerations: Concerns have been raised from the Town Council about the impact of the height of the wall on visibility and the hazard caused to traffic and pedestrians. Comments received from the highways department

81 state that there are no objection to the proposal and therefore it would appear that the proposal would meet the requirements of criterion vii) of Policy GEN6.

SUMMARY AND CONCLUSIONS: 8. The principle of development is considered to be acceptable in this location and the planting of tree screens would mitigate the impact of the development on the visual amenity of the area. The amended proposal is considered to overcome the previous reason for refusal and thus is recommended for approval.

RECOMMENDATION: - GRANT subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. The materials and finishes of the external surfaces of the walls of the development hereby permitted shall be of the same texture, type and colour as those on the external walls of existing buildings. 3. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting.

4. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the completion of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of visual amenity 3. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 4. To ensure a satisfactory standard of development, in the interests of visual amenity.

NOTES TO APPLICANT:

None

82

NMJ ITEM NO: 19

WARD NO: Llandrillo

APPLICATION NO: 07/2006/0406/ PF

PROPOSAL: Erection of agricultural worker's dwelling and construction of new vehicular access and installation of new septic tank

LOCATION: Land At Field No 9817 Ty Isa Dinam Llandrillo Corwen

APPLICANT: G I Jones

CONSTRAINTS: PUBLICITY Site Notice - Yes Press Notice - No Neighbour letters - No UNDERTAKEN:

CONSULTATION RESPONSES: 1. LLANDRILLO COMMUNITY COUNCIL ‘The Community Council still state that residential buildings in this location are completely out of character with the area’

2. HEAD OF TRANSPORT AND INFRASTRUCTURE No objection

RESPONSE TO PUBLICITY: None

EXPIRY DATE OF APPLICATION: 10/07/2006

REASONS FOR DELAY IN DECISION:

• re-consultations / further publicity necessary on amended plans and / or additional information

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site is in the open countryside and extends to 0.1ha in area. It is located some 3km east of the village of Llandrillo and is accessed off a narrow track leading from the village. The site is located some 50m from an existing agricultural building.

2. The proposal is for the erection of an agricultural workers dwelling following the granting of a previous outline application. Details forming part of the application propose a single storey dwelling with three bedrooms, a bathroom, utility room kitchen/ dining room and lounge. The floor area of the proposed dwelling amounts to 145m² and the materials proposed for the development are brick and stone construction with a slate roof.

RELEVANT PLANNING HISTORY:

83 3. Application no: 07/2005/1190/PO – Development of 0.1ha of land by the erection of an agricultural workers dwelling and the installation of a new septic tank (outline application). Granted with conditions on the 24th January 2006.

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN3 – Development outside development boundaries Policy GEN6 – Development Control Requirements Policy HSG6 – New Dwellings in the Open Countryside SPG9 – Agricultural and forestry workers dwellings SPG21 – Parking requirements in new developments

5. NATIONAL PLANNING GUIDANCE Ministerial Interim Planning Policy Statement 01/ 2006 – Section 9.3.7 – 9.3.10 TAN6 – Agricultural and Rural Development (June 2000)

MAIN PLANNING CONSIDERATIONS: 6. i) Principle of development ii) Impact on visual amenity iii) Impact on residential amenity iv) Highway considerations

7. In relation to the main planning considerations as noted above:

i) Principle of development: The principle of development has been previously established by means of the outline approval, where an independent assessment by ADAS confirmed the functional and financial need for the development in this location.

ii) Impact on visual amenity: The application site is in a rural upland location some 3km from the village of Llandrillo with the nearest building to the site some 50m to the northwest in the form of a corrugated sheeting agricultural building. The application site has been moved from the original location as indicated in the outline application which was situated some 36m from the existing building. The revised siting is considered to be acceptable in this location and will be viewed in the context of the existing building and the band of trees to the south boundary of the site. The size and scale of the dwelling has also been revised as part of this application, with the proposed conservatory to the south elevation removed from the scheme resulting in an overall floor area of 145m². This is considered to be commensurate with the functional need of the enterprise as identified by ADAS. The materials proposed for the dwelling are a mixture of brick and stone with a slate roof. The use of brick in this location is not considered to be a traditional building material, and given the remoteness of the site and lack of other buildings in the vicinity to give context to the proposal an alternative material such as stone should be strongly encouraged in order to fully meet the requirements of criterion iv) and v) of Policy HSG6. The boundary treatment proposed for the site is a hawthorn mix hedge which would be appropriate in this rural location. Overall, the proposal is considered to be acceptable in relation to the impact on visual amenity and in accordance with the criterion of Policy HSG6 and SPG9.

iii) Impact on residential amenity: There will be no adverse affect on residential amenity as there are no neighbours in close proximity to the application site.

84 iv) Highway considerations: The proposal is not considered to have any adverse affects on the highway network as a result of the development and the highway section offers no objection to the proposal. On site parking and turning arrangements are provide in accordance with guidance contained in SPG21.

SUMMARY AND CONCLUSIONS: 8. The proposal is for the erection of an agricultural workers dwelling with full details of the proposal being considered. The principle of development has been previously established via an outline application stating that sufficient functional and financial need has been demonstrated for a dwelling in this location. The impact on visual amenity is considered to be in accordance with the requirements of Policy HSG6 and SPG9. There will be no impact on residential amenity and highways offer no objection to the proposal. The application is thus recommended for approval.

RECOMMENDATION: - GRANT: subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. No external wall or roof materials shall be applied until the written approval of the Local Planning Authority has been obtained to the proposed materials to be used for the external surfaces of the [walls [and roof(s)] of the development hereby permitted and no materials other than those approved shall be used. 3. Notwithstanding the provisions of Classes A, B, C, D and E of Part 1 and Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no development permitted by the said Classes shall be carried out without further grant of planning permission of the Local Planning Authority. 4. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development. (b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting; (c) proposed materials to be used on the driveway(s), paths and other hard surfaced areas; (d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; (e) Proposed positions, design, materials and type of boundary treatment. 5. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 6. The access shall be laid out in accordance with the submitted plan before the occupation of the dwelling hereby permitted. 7. Facilities shall be provided and retained within the site for the parking and turning of vehicles in accordance with the approved plans and which shall be completed prior to the proposed development being brought into use. 8. The surface of the access shall be paved with a concrete or bituminous material for a distance of 5.0m behind the highway boundary before the development is brought into use. 9. The occupancy of the dwelling shall be limited to a person, solely or mainly working, 85 or last working, in the locality in agriculture, as defined in Section 336(1) of the Town and Country Planning Act 1990, or in forestry, or a widow/widower of such a person, and to any resident dependants. 10. The permission shall be implemented as an alternative to planning permission ref: 07/2006/0406/PF and not in addition thereto.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of visual amenity. 3. In the interests of residential and/or visual amenity. 4. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 5. To ensure a satisfactory standard of development, in the interests of visual amenity. 6. In the interest of free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 7. To provide for the parking 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. 8. To ensure that adequate visibility is provided at the proposed point of access to the highway. 9. Permission has only been granted because there is an essential long term agricultural/forestry need which is considered sufficient to override the general presumption against new residential development in this area. 10. For the avoidance of doubt and to avoid the possibility of 2 no. dwellings being built on the site.

NOTES TO APPLICANT:

Your attention is drawn to the attached Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10.

86

NMJ ITEM NO: 20

WARD NO: Efenechtyd

APPLICATION NO: 13/2006/0746/ PC

PROPOSAL: Revised scheme for retention of stable building (retrospective application) and continuation of use of land as residential curtilage

LOCATION: Llanerchgron Barn Pwllglas Ruthin

APPLICANT: Mr R T Thompson

CONSTRAINTS: TAN15 - ZoneB

PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 9. EFENECHTYD COMMUNITY COUNCIL No response received

10. LANDSCAPE ARCHITECT The current scheme of landscaping is not good enough, although the species proposed to the north (ash and beech ) are appropriate, they will outgrow the space available and will probably need to be felled resulting in the loss of the screen. The proposed infill planting to the north is therefore essential and the species/ varieties should be detailed. To the south the building is conspicuous from the A494 and requires planting on this side, e.g. rowan, apple and pear trees if close to the building or larger ones further away.

RESPONSE TO PUBLICITY: None.

EXPIRY DATE OF APPLICATION: 10/08/2006

REASONS FOR DELAY IN DECISION:

• additional information required from applicant • protracted negotiations resulting in amended plans

PLANNING ASSESSMENT: THE PROPOSAL:

1. This application follows a previously withdrawn application which was deferred from Planning Committee on 24th May 2006 to allow a Members Site Inspection Panel to consider the size and scale of the development and its impact on the countryside.

2. The application site is located in a rural location just off the main A494 Ruthin to Pwllglas road. It lies outside the main settlement boundary of the village of Pwllglas. Two dwellings are located here, Llanerchgron Isa which is located 87 nearest the road and Llanerchgron Barn which is located to the rear of Llanerchgron Isa. Both dwellings have separate accesses.

3. Permission was granted in 1998 for the resiting of an existing agricultural barn. This application was made by the occupants of Llanerchgron Barn and was approved with 4 no. conditions on the 11th March 1999. The approved barn was stated to be for agricultural use and the proposed measurements approved were 10.5 m in length, 7.4 m in width and 5.1 m in height to the ridge.

4. In October 2005 it became apparent to Officers that the building being erected, although in a similar location, was significantly different in size and design to that permitted in 1998 and was therefore unauthorised. Enforcement investigations have resulted in this application with member authorisation granted for enforcement action to be taken following the outcome of the 24th May Planning Committee.

5. As previously stated, this application follows on from a recently withdrawn application to retain the building and extension to residential curtilage area. The applicants have been in discussion with officers to change the size and scale of the building and incorporate landscaping measures to screen the building. These are reflected in the current application.

6. The building to be retained is a detached, pitched roof structure built of wooden walls with a stone plinth and a blue grey corrugated cement roof. 3 no. stable doors are located in the front elevation, with white windows to the elevations. The building measures 15.1m in length, 6.2m in width and is 6.7m high to the ridge. There is access within the building to a 1st floor level. Currently the building is sited on open land. The applicant states that it is to be used for domestic storage and as an office and stable building. The changes to the building include a reduction in the ridge height from 6.7m to 5.3m, the removal of rooflights on the rear elevation and a window on each gable elevation, and the painting/staining of windows and external timbers dark green and dark brown respectively.

RELEVANT PLANNING HISTORY:

7. 13/889/98/PF – Resiting of existing agricultural building. GRANTED with conditions on the 11th March 1999.

13/2002/1246/AC – Details of roof materials submitted in accordance with condition no. 4 of planning permission no. 13/889/98/PF. Approved on 6th December 2002

13/2005/1551/PF – Retention of building and change of use of land to form extension to residential curtilage. Withdrawn on the 21st June 2006

PLANNING POLICIES AND GUIDANCE: 8. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN 3 – Development Outside Development Boundaries Policy GEN 6 – Development Control Requirements Policy HSG 16 – Extensions to domestic gardens

GOVERNMENT GUIDANCE Planning Policy Wales (March 2002)

88

MAIN PLANNING CONSIDERATIONS: 9. i) Retention of building ii) Impact on visual amenity iii) Impact on residential amenity iv) Extension to domestic garden

10. In relation to the main planning considerations as noted above: i) Retention of building: Permission was granted in 1999 for the erection of a building to be used for agricultural purposes to replace an existing building. The erection of the building subject to this application commenced in 2002. The applicant has stated that the building is not used for agricultural purposes or for the keeping of horses; it is used as a workshop/ office/ store and the applicant proposes to retain the building to be used for such purposes. The changes proposed to the building are considered to overcome the previous concerns raised in relation to the size and scale of the structure. In principle therefore the application to retain the building with the proposed changes is considered to be acceptable.

ii) Impact on visual amenity: The changes made to the building as part of this application reduce its size and scale but the materials used for the build are to remain. The applicant has stated that the timber will be stained an appropriate colour to further reduce the impact of the building in the landscape. The proposed landscaping scheme has been commented on as part of the proposal and subject to the appropriate species being planted to screen the building the proposal would be acceptable.

iii) Impact on residential amenity: Llanerchgron Barn is located 50m to the west of the application site, with Llanerchgron Isa located 82m from the side elevation of the building to be retained. Dense tree screening exists between Llanerchgron Isa and the building to be retained. It is considered that there is no material loss of residential amenity to the occupants of Llanerchgron Isa due to the distance and screening between the two buildings.

iv) Extension to domestic curtilage: Llanerchgron Barn currently has a large designated residential curtilage. Policy HSG 16 relates to extensions to domestic curtilages and stated that in the open countryside, the ‘limited’ extension to residential curtilage will be permitted provided certain criteria are met. The criteria relating to visual impact are considered to be met as a result of the changes proposed to the barn. The potential for further unacceptable development could be controlled by the removal of permitted development rights should members approve the application.

SUMMARY AND CONCLUSIONS: 11. This application is a resubmission of a recently withdrawn application for the retention of a barn used as a workshop/ office/ store and the use of land as an extension to the domestic curtilage. The proposal is considered to be acceptable as a result of changes to the size and scale of the building. This also satisfies concerns in relation to the impact of the development on visual amenity. There is no impact on residential amenity and the issue of retention of the land used as an extension to the curtilage area is considered to be overcome as a result of the changes proposed to the building.

89

RECOMMENDATION: - GRANT: subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Notwithstanding the submitted details, the landscaping scheme shall not be as shown on the approved plan shall but shall be further agreed in writing by the Local Planning Authority within 1 month of the date of this approval. 3. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the next planting season i.e. by the end of November 2006 and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no windows additional to those shown on the approved plans shall be inserted at any time in the building hereby permitted, unless otherwise agreed in writing by the Local Planning Authority. 5. Notwithstanding the provisions of Class E of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no development permitted by the said Classes shall be carried out on the extended curtilage hereby permitted without further grant of planning permission of the Local Planning Authority. 6. The use of the building hereby approved shall be as a workshop/ store/ office only as an ancillary use to the main dwelling of Llanerchgron Barn and not as a separate unit of residential accommodation or for any business or commercial use without the further grant of planning permission by the Local Planning Authority.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interest of visual amenity. 3. To ensure a satisfactory standard of development, in the interests of visual amenity. 4. To maintain a reasonable standard of privacy in adjoining dwellings and gardens in the interests of amenity 5. In the interests of residential and/or visual amenity. 6. In order for the authority to retain control over the future use of the building.

NOTES TO APPLICANT:

None

90

NMJ ITEM NO: 21

WARD NO: Llanrhaeadr Yng Nghinmeirch

APPLICATION NO: 23/2006/0594/ PF

PROPOSAL: Conversion of kitchen showroom/office to 1-bedroomed flat with associated parking and amenity space

LOCATION: Pentre Kitchens Brookside Pentre Llanrhaeadr Denbigh

APPLICANT: Mr E E Jones

CONSTRAINTS: Public Footpath / Bridleway CLA-Class A Road

PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 1. LLANRHAEADR COMMUNITY COUNCIL ”No objections”

2. HEAD OF TRANSPORT AND INFRASTRUCTURE No objection subject to the inclusion of conditions on approval.

3. FOOTPATHS OFFICER No objection, recommends standard guidance notes to applicants.

4. ENVIRONMENT AGENCY No objection

RESPONSE TO PUBLICITY: Representations received from the following:

1. Mr & Mrs T. Rawson, Llys y Felin, 3 Brookside, Llanrhaeadr.

Summary of planning based reresentations:

i) Concerns about the use of the car port area underneath the building and would need reassurance that parking for the flat would be on the separate parcel of land forming part of the application site.

EXPIRY DATE OF APPLICATION: 05/07/2006

PLANNING ASSESSMENT: THE PROPOSAL: 1. The application site is within the development boundary of Llanrhaeadr and is located adjacent to the main A525 from Ruthin to Denbigh. The building is currently vacant but was previously used as kitchen showroom with an office and store facility attached. It is proposed to convert this into a single flat. The applicant 91 also owns a parcel of land to the side of the building. It is proposed to use this as amenity space in connection with the flat and this area would also provide parking space for the flat.

RELEVANT PLANNING HISTORY: 2. 23/2005/0059/PF Conversion of kitchen showroom/ office to 1 bedroom flat. Refused on the 13th April 2005 for the following reasons:

i) The development fails to provide any area of amenity space for the future residential occupiers of the unit. As such, the proposal is unacceptable as it is contrary to Policy GEN 6 of the adopted Denbighshire Unitary Development Plan.

ii) The conversion would lead to the overlooking of residential properties standing to the rear of the site and result in a significant loss of amenity and privacy to the occupiers of those dwellings. As such, the proposal is unacceptable as it is contrary to Policy GEN 6 of the adopted Denbighshire Unitary Development Plan

23/2005/757/PF Reinstatement of existing landscaped area to provide parking in association with offices and removal of 2no existing portakabins. Granted with conditions on the 18th August 2005.

PLANNING POLICIES AND GUIDANCE: 2. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (ADOPTED 3RD JULY 2002) Policy GEN1 – Development within development boundaries Policy GEN6 – Development control requirements SPG21 – Parking requirements in new developments

MAIN PLANNING CONSIDERATIONS: 3. i) Principle of development ii) Impact on visual amenity iii) Impact on residential amenity iv) Highway considerations

4. In relation to the main planning considerations mentioned above:-

i) The application site is within the development boundary where the principle of conversion into a single bedroom flat is considered to be acceptable.

ii) The overall scheme of conversion will not alter the external appearance of the building to the detriment of the locality. The external elevations will remain largely the same. However, the window currently serving the existing showroom (proposed living room) will be reduced in height and obscure glazing is proposed for the toilet and kitchen. The changes proposed as part of the application are considered to be acceptable in relation to Policy GEN6.

iii) There are existing residential properties to the rear of the application site and adjoining on the south elevation. Whilst the distance between the application site and existing dwellings will remain, the use of obscure glazing and a reduction in the overall height of the window for the lounge area is considered to be acceptable to overcome the previous reason for refusal. Furthermore 92 the additional amenity space now afforded to the proposed flat is considered to be an improvement to the previously refused application and in accordance with criterion v) of Policy GEN6.

iv) Parking is provided for the proposal with the inclusion of 2 no. spaces on the additional amenity space. Highways consider this to be acceptable and the number of spaces provided is in accordance with SPG21.

SUMMARY AND CONCLUSIONS: 5. The principle of development is considered to be acceptable with the application satisfying concerns in relation to visual and residential amenity. The changes made as part of this application are considered to be sufficient to overcome the previous reason for refusal and the application is thus recommended for approval.

RECOMMENDATION: GRANT - subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Facilities shall be provided and retained within the site for the parking of vehicles in accordance with approved drawing no 0031/3 Rev B which shall be completed prior to the proposed development being brought into use. 3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no windows additional to those shown on the approved plans shall be inserted at any time in the [extension/dwelling] hereby permitted, unless otherwise agreed in writing by the Local Planning Authority. 4. The windows serving the proposed toilet and kitchen room shall be obscurely glazed prior to the occupation of the dwelling hereby permitted and thereafter retained as such. 5. No development shall take place until there has been submitted to, and approved in writing by, the Local Planning Authority, a detailed scheme of hard and soft landscaping for the site, and such scheme shall include details of: (a) all existing trees, hedgerows and other vegetation on the land, details of any to be retained, and measures for their protection in the course of development. (b) proposed new trees, hedgerows, shrubs or vegetation, including confirmation of species, numbers, and location and the proposed timing of the planting; (c) proposed materials to be used on the driveway(s), paths and other hard surfaced areas; (d) proposed earthworks, grading and mounding of land and changes in levels, final contours and the relationship of proposed mounding to existing vegetation and surrounding landform; (e) Proposed positions, design, materials and type of boundary treatment. 6. All planting, seeding, turfing, fencing, walling or other treatment comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following commencement of the development and any trees or plants which, within a period of five years of the development, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. 7. The car parking spaces and amenity area indicated on site layout plan 0031/3 Rev B received by the Local Planning Authority on 7th June 2006 to serve the flat hereby permitted shall be kept available for those purpose at all times.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. To provide for the parking and turning of vehicles clear of the highway and to ensure 93 that reversing by vehicles into or form the highway is rendered unnecessary in the interest of traffic safety. 3. To maintain a reasonable standard of privacy in adjoining dwellings and gardens in the interests of amenity 4. In the interests of visual amenity. 5. To ensure in the interests of visual amenity a satisfactory standard of landscaping in conjunction with the development. 6. To ensure a satisfactory standard of development, in the interests of visual amenity. 7. In the interests of highway safety.

NOTES TO APPLICANT:

The applicant should be made aware that any work in, under, over or within seven metres of the top of the bank of the main river, will require the prior written consent of the Agency, udner the terms of the Water Resources Act 1991 and the Land Drainage Byelaws.

Any works (including temporary works) in, under, over or adjacent to any watercourse may require the formal consent of the Environment Agency prior to works commencing. In accordance with the Agency's "no-culverting" policy, consent for culverting will only normally be granted for site access purposes.

Any wast excavation material or bui8lding waste generated in the course of the development must be disposed of satisfactorily and in accordance with section 34 of the Environmental Protection Act 1990.

The activity of importing waste into the site for use as, for example hardcore, must be registered by the Environment Agency wales as an exempt activity under the Waste Management Licencing Regulations 1994. The developer must ensure that: * There is no diminution in the width of the right of way. * No building materials are stored on the right of way. * No damage to the surface, temporary or permanent. If the surface is to be altered, a license will be required. From the plans provided with the application, it appears that the track will be altered where it meets the new access to the proposal. Therefore, pelase contact the Public Rights of Way Section on 01824 706872. * No additional barriers are placed across the right of way, of either temporary or permanent nature. * The safety of members of the public using the right of way is ensured at all times.

94

PDG ITEM NO: 22

WARD NO: Llanrhaeadr Yng Nghinmeirch

APPLICATION NO: 23/2006/0827/ PF

PROPOSAL: Erection of steel portal-framed implement and fodder store

LOCATION: Glan Aber Farm Llanrhaeadr Denbigh

APPLICANT: Mr. G. Williams

CONSTRAINTS: CLA-Class A Road

PUBLICITY Site Notice - No Press Notice - No Neighbour letters - Yes UNDERTAKEN:

CONSULTATION RESPONSES: 11. Llanrhaeadr Community Council “The council has no objections to the application and plans”.

RESPONSE TO PUBLICITY: Letter of representation received from:-

M. Rowland & G. Rowland, Pentre Farm, Llanrhaeadr, Denbigh

Summary of planning based representations: i) Proximity of proposal to Pentre Farm ii) Increase in farm traffic resulting in noise pollution iii) Increased risk of fire to Pentre Farm

EXPIRY DATE OF APPLICATION: 03/09/2006

REASONS FOR DELAY IN DECISION: • Timing of receipt of representations

PLANNING ASSESSMENT: THE PROPOSAL: 1. This application relates to a well established farm yard located in Llanrhaeadr on the Denbigh to Ruthin Road. It is proposed to erect a steel framed portal building with pitched roof for the storage of fodder and tools. The proposed dimensions are 7.6 metres deep by 18.2 metres wide with a pitched roof height of 4.6 metres (3.6metres to eaves). Proposed materials are slate blue box profile sheets

2. The site in question is currently used as storage area for various farm related objects (fencing posts etc.). To the west of the site runs the A525 which is at a higher level than the application site. North of the application site is located Pentre Farm House whilst to the south are the other buildings associated with Glan Aber farm. The site is bordered by substantial planting and high hedges to the west, north and east.

95

RELEVANT PLANNING HISTORY: 3. None

PLANNING POLICIES AND GUIDANCE: 4. DENBIGHSHIRE UNITARY DEVELOPMENT PLAN (adopted 3rd July 2002) Policy GEN 6 – Development Control Requirements Policy EMP 13 – Agricultural Development

GOVERNMENT GUIDANCE Planning Policy Wales (March 2002)

MAIN PLANNING CONSIDERATIONS: 5 i) Principle of proposal ii) Impact on visual and residential amenities

6. With regard to the considerations in paragraph 6 above: i) Principle of proposal Policy EMP 13 allows for the erection of an agricultural building where it is needed for the farm enterprise, there are no existing redundant buildings that could be re-used, it does not impact upon the character of the area/countryside, and they are well sited in relation to the existing farm complex. Following a visit to the site and discussions with the applicant it is clear that all existing buildings are being utilised. The application site is already being used as a store area and it is the applicant’s wish to ‘formalise’ this area. The proposed site is well located in relation to the surrounding buildings being located in between the Pentre Farm complex and Glan Aber Farm complex. It does not represent a further encroachment into the countryside. The principle of the proposal is therefore acceptable.

ii) Amenity Impacts The application site is well screened from prominent views. However, a neighbouring dwelling (Pentre Farm) is visible from the application site. The distance between the two buildings would be approximately16 metres, with a boundary line of ever green trees between them. It is considered that given the proposed use of the agricultural shed, the distance between the buildings is sufficient to prevent a negative visual impact on the neighbouring residential property. However, it is considered that further attention needs to be given to the colour of the proposal. It is proposed to construct the shed from slate blue box profile sheets. A dark green is considered more appropriate.

iii) Concerns regarding increased noise and fire danger as result of this application are not considered to be significant as these factors already exist on site and would remain whether this proposal were granted permission or not.

SUMMARY AND CONCLUSIONS: 7. The proposal relates well to the existing farm complex and complies with Policy EMP 13 of the Unitary Development Plan.

96

RECOMMENDATION: GRANT - subject to the following conditions:-

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. 2. Notwithstanding the submitted details, the materials used for the walls and roof of the development hereby permitted shall be finished in a colour to be agreed in writing by the Local Planning Authority before development commences. 3. The use of the building hereby permitted shall be solely for the storage of fodder and implements used in conjunction with the farm enterprise. No livestock shall be kept in the building hereby permitted.

The reason(s) for the condition(s) is(are):-

1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. In the interests of visual amenity. 3. In the interests of residential amenity. NOTES TO APPLICANT:

None

97 PLANNING COMMITTEE 6TH SEPTEMBER 2006 ITEM NO. 3

NON DETERMINATION APPEAL

4 WIND TURBINE DEVELOPMENT WERN DDU, GWYDDELWERN

Application Code No. 06/2005/1453/PF

REQUEST FOR CONFIRMATION OF STANCE ON APPEAL

1. PURPOSE OF THIS REPORT

1.1 The report seeks the formal confirmation of the Committee of its stance in relation to an application which is the subject of a non-determination appeal, at Wern Ddu, Gwyddelwern.

1.2 Members of the Committee will be aware of the background to this report from recent communications. A brief outline and update of the situation follows.

2. BACKGROUND

2.1 The Authority has to defend two appeals relating to wind turbine applications at Wern Ddu: a) a 5-turbine application, 06/2004/0278/PF, refused at the January 2005 Planning Committee. b) a 4-turbine application, 06/2005/1453/PF, which is the subject of a non-determination appeal.

The linked Inquiry on the two appeals will start on the 13th December 2006 and is timed to last 6 days.

2.2 The relevant Statement of Case relating to the 5-turbine appeal was sent to the Planning Inspectorate by the specified date in June 2006. The Case is based on the 2 reasons for refusal from the January 2005 Committee.

P:reports:wern ddu – committee 06-09-06 1 2.3 The procedural requirements of the Planning Inspectorate, set out in their letter dated 10th July 2006, obliged the submission of a Statement of Case on the 4-turbine, non-determination, appeal by 21st August, 2006. The timing of receipt of the Inspectorate’s notification did not allow officers the opportunity to compile a detailed report on the 4-turbine application for the26th July 2006 Planning Committee, to seek a formal resolution on the Council’s stance on that application (if it had been in a position to determine it), on which to base the Statement of Case. This referral to Committee to seek a resolution is normal practice in dealing with non-determination appeals.

2.4 Following consultation with the Legal Officer, Planning Committee Chair and the Lead Member for the Environment, a detailed report compiled by the Planning Officer on the 4-turbine application was circulated to Planning Committee Members on the 10th August, with a request for informal comment on the recommendation by 16th August. The outcome of that ‘straw poll’ of Members was:

8 Members supported the recommendation to refuse permission 1 Member ‘abstained’ No Members indicated they were in favour of the grant of permission

2.5 The Planning Officer subsequently drafted a formal Statement of Case on the 4-turbine appeal, based on the recommendation in the detailed report. The Statement of Case was sent to the Planning Inspectorate by its deadline of 21st August. The Statement makes specific reference to the process followed by the Authority, and the intention to refer the matter to the 6th September Committee for formal ratification of the Council’s stance on the 4 turbine appeal.

2.6 Members are therefore referred to the Planning Officer’s report on the 4 turbine appeal application, which follows, and are requested to make a formal resolution on the recommendation. The Planning Inspectorate will be informed of the Committee’s resolution.

3. RECOMMENDATION

3.1 That Members ratify the recommendation in the Planning Officer’s report on application 06/2005/1453/PF, that if the Committee had been in a position to determine the application, it would have REFUSED planning permission for the reasons therein.

P:reports:wern ddu – committee 06-09-06 2

PLANNING COMMITTEE 6th September 2006 AGENDA ITEM NO. 4

A REPORT BY THE HEAD OF PLANNING AND PUBLIC PROTECTION

DATE OF SITE VISITS

1. PURPOSE OF REPORT

1.1 To advise Members of the likely date of any Site Visits requested prior to the next Committee (4th October 2006)

2. DATE OF THE SITE VISITS

2.1 In consultation with County Clerk’s Department, it has been decided that Thursday 28th September 2006 is most suitable. This date has been provisionally booked.

2.2 You are advised, therefore, that any site visits arranged today or prior to next Planning Committee will take place on Thursday 28th September 2006

3. MEMBERSHIP OF THE SITE VISIT PANEL

3.1 The membership of the Site Panel will be: The Chair and Vice Chair, the Local Member(s) and a representative of the relevant Town or Community Council

4. RECOMMENDATION

4.1 That Members agree to the Site Visits being held on Thursday 28th September 2006

gb/h/sitedate PLANNING COMMITTEE 6th September 2006 ITEM NO. 5

REPORT BY THE HEAD OF PLANNING AND PUBLIC PROTECTION

INFORMATION ITEMS FOR PLANNING COMMITTEE Technical Advice Notes Changes to the Development Control System in Wales Member Training Protocol for Planning Committee

1. PURPOSE OF REPORT

1.1 This comprises a regular agenda item at Planning Committee providing a reference point for Members for information on emerging initiatives, policy, guidance and publications.

1.2 The information provided to Members is limited to a brief description of the relevant initiative and a reference to the source of any information (internet/intranet address). The report will also include a summary of any significant implications for Planning Committee decision making, where relevant.

2. TECHNICAL ADVICE NOTES

TAN 1 - Joint Housing Availability Studies

2.1 A revised version of TAN 1 was issued in 2006 replacing the previous version published in 1997. The TAN emphasises that Local Planning Authorities must ensure that sufficient land is genuinely available to provide a 5 year supply of land for housing. The TAN reiterates the process for providing housing land availability studies on an annual basis. The document can be viewed on the new Welsh Assembly Government web site – http://new.wales.gov.uk

TAN 2 – Planning and Affordable Housing

2.2 A revised version of TAN 2 was issued in June 2006 replacing the earlier version published in 1996. The TAN refers to the need for the development plan to include site thresholds and site specific targets. The TAN emphasises the need for Local Authorities, RSL’s and private developers to work together. The TAN generally accords with the guidance provided within the Council’s SPG 22 – Affordable Housing. The TAN can be viewed via the Welsh Assembly web site – http://new.wales.gov.uk

06-09-06 – Info Report 1

Ministerial Interim Planning Policy Statement 01/2006 – Housing

2.3 The above statement was issued in June 2006 and comprises a replacement to the chapter on housing in Planning Policy Wales (Chapter 9). The revised chapter reflects advice within the updated TAN’s 1 & 2 (see above). The MIP’s can be viewed via the Welsh Assembly web site -http://new.wales.gov.uk

3. CHANGES TO THE DEVELOPMENT CONTROL SYSTEM IN WALES

3.1 Members should be aware that as part of the Planning : Delivering for Wales Programme which was launched in 2002, Welsh Assembly Government are consulting on proposals for changing the development control system in Wales. Officers will be responding to the consultation by the end of September but would welcome an input from Members. The document can be viewed the Welsh Assembly web site – http://new.wales.gov.uk/topics/planning/planningconsultation/currentconsultations As part of the consultation Local Planning Authorities are asked to respond to a list of questions and these are reproduced as Appendix A to this report. If Members would like to discuss and contribute to the Council’s response please contact Mark Dakeyne.

4. MEMBER TRAINING

4.1 The next training event for Planning Committee Members is to take place on Friday 29th September 2006 at 10.00 a.m. in the Conference Room, Caledfryn, Denbigh. The event will comprise a workshop on Flood Risk and Planning with the workshop to be led by Planning Officers and the Environment Agency.

4.2 Further Planning Committee training events are programmed to take place as follows:

13th November 2006 12th February 2007 May 2007 (date to be confirmed)

4.3 Members of the Planning Committee are minded that it is a compulsory requirement that they attend at least 2 qualifying training events in the year.

5. PROTOCOL FOR PLANNING COMMITTEE

5.1 Members will be aware that the protocol for Planning Committee was approved at Full Council on 25th July 2006. Attached as Appendix B is a copy of the protocol as amended and agreed at that meeting. The protocol will be produced at the back of each Planning Committee report as a reminder to Members as to how proceedings should be conducted.

06-09-06 – Info Report 2

APPENDIX B

The following sets out the method by which the Chair of Planning Committee will conduct the Planning Committee in the interests of clarity, consistency, and fairness in proceedings.

1. The Chair will open proceedings at 9.30 a.m. and welcome all to the Planning Committee.

2. Officers will advise the Committee of any changes in substance to the agenda or its order including public speaking, deferrals and withdrawals. This will be reinforced by the Addendum Report - Late Letters and Amendments (“the blue sheet”).

3. Any requests for applications to be brought forward to the start of the meeting will be proposed by Members, and subject to a seconder, will be subject to vote.

4. Applications involving public speakers will normally be considered at the start of the agenda.

5. Applications with public speakers will normally be considered before those without speakers.

6. The following will be the order of debate on each item (planning application or enforcement report) before the agenda:

i) Public speakers against and for to speak in accordance with the public speaking protocol.

ii) The Chair to seek proposers and seconders for the recommendation or any other alternative motions.

iii) If a proposal to defer for a Members Site Inspection Panel is proposed and seconded, the issue as to whether a Site Inspection Panel shall be held and the planning reasons for such a panel shall be debated first. This is in the context that the request for a Site Inspection Panel should normally be in advance of the Planning Committee as set out in the Guidelines for Site Inspection Panels.

P:reports:protocol for planning committee iv) Officers will introduce the item setting out the main planning issues including reference to visual displays.

v) If any application has been subject to a previous Site Inspection Panel, the Chair will invite those Members who attended including the Ward Member, to speak first, before other Members.

vi) On other applications, the Ward Member will be invited to speak first.

vii) Members will be limited to a maximum of five minutes speaking in accordance with standing orders.

viii) Once a Member has spoken, the Member shall not speak again unless seeking clarification on a point arising from the debate and only once all other Members have had the opportunity to speak and with the agreement of the Chair.

ix) Following the debate the Chair will ask Officers to respond to any questions and sum up any issues arising from the debate including advice on a potential resolution in conflict with Officer recommendation.

x) The Chair will put any motions to the vote.

xi) The Chair will not tolerate any interruptions by Members without his agreement or audible conversations between Members or Officers which do not form part of the debate.

xii) Failure to abide by the above protocol will lead in the first instance to a warning from the Chair. Further failures may result in a motion under Standing Order 18.3 that the member be not heard further, leading ultimately to a motion under Standing Order 18.4 that the member leave the meeting in the event of continued improper behaviour.

xiii) The Chair will state clearly the decision once the resolution is made.

P:reports:protocol for planning committee PWYLLGOR CYNLLUNIO PLANNING COMMITTEE CYFARFOD: 6ed Medi 2006 MEETING: 6th September 2006 EITEM: 6 ITEM: 6

Penderfyniadau wedi eu gwneud gan Bennaeth Gwasanaethau Cynllunio a Gwarchod y Cyhoedd o dan Pwerau Dirprwyedig 1af Gorffennaf - 18fed Awst 2006

Decisions Made by the Head of Planning and Public Protection under Delegate Powers 1st July - 18th August 2006

Eitem er gwybodaeth Item For Information

This is a list of applications where the decision has already been made under delegated powers. If you wish to discuss the application/decision please contact the Case Officer.

DECISION TYPES

GRANT - grant planning permission

REFUSE - refuse all types of application

APPROVE - approve reserved matters or condition

CONSENT - grant listed building, conservation area, or advert consent

DEEMED - does not require advert consent

NO OBJ - no objection to works to tree(s) in conservation area

NOT REQ - proposal does not require permission/consent

DETERMIN - determine that prior approval is not required or is granted on determination application (certain telecom or agricultural works)

P DEV - proposal found to be permitted development after receipt

WDN - application withdrawn by applicant

INVALID - application found to be invalid

CERTIFY - Certificate of lawful use issued

RCERTIFY - refuse to issue certificate of lawful use

P/Gwen/Cttee/delfront PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

01/2006/0386 / PF Treflys Ruthin Road Denbigh Mr & Mrs S Powell REFUSE 18 /07 /2006

Erection of two-storey pitched roof extensions at side of dwelling Case Officer - Paul David Griffin

01/2006/0573 / PF Outbuildings And Carriage Yard At Harris Homes Ltd. GRANT 11 /07 /2006 Lleweni Farm Mold Road Denbigh

Amended details of scheme of conversion of outbuildings previously granted planning Case Officer - Ian Weaver permission under code no. 01/2005/0879/PF, involving the reduction in the number of units in Carriage Yard building from 9 to 8, associated elevational changes to buildings and installation of LPG tanks

01/2006/0582 / PC 9 Park Street Denbigh Mr J Franklin GRANT 03 /07 /2006

Retention of front porch and attached garage at side of dwelling and erection of gated Case Officer - Paul David Griffin archway entrance and visibility splay (retrospective application)

01/2006/0620 / PF 13 Ruthin Road Denbigh Mr G Pritchard GRANT 07 /07 /2006

Erection of single storey extension to rear of dwelling Case Officer - Paul David Griffin

01/2006/0649 / PF 1 Crud Y Castell Denbigh Mr & Mrs D M Jones GRANT 11 /08 /2006

Erection of first-floor pitched roof extension at front/side of dwelling Case Officer - Paul David Griffin

01/2006/0661 / PF Tyn Yr Eithin Mold Road Denbigh Mrs G Evans GRANT 17 /07 /2006

Conversion of redundant outbuilding to dwelling Case Officer - Paul David Griffin

Printed on:- 24 /08 /200 Page 1 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

01/2006/0690 / PF 23 Lon Y Fedwen Arian Denbigh Mr. G. Jones GRANT 24 /07 /2006

Erection of first floor and two-storey pitched roof extension at side of dwelling Case Officer - Paul David Griffin

01/2006/0695 / PF Tan-y-dderwen Whitchurch Road Mr. C. Moran GRANT 24 /07 /2006 Denbigh

Erection of replacement conservatory at rear of dwelling Case Officer - Paul David Griffin

01/2006/0700 / TA Land At Lon Llewelyn Denbigh Orange PCS Ltd DETERMIN 10 /08 /2006

Erection of 8m transformer pole, 1 omni antenna, 1 600mm dish and 6 equipment Case Officer - Nicola Marie Jones cabinets

01/2006/0732 / PF Parciau St. Davids Road Denbigh Mr & Mrs A Roberts GRANT 17 /07 /2006

Erection of extension at rear to form garden room (revised scheme) Case Officer - Nicola Marie Jones

01/2006/0934 / AC Ty'n Fron School Annexe Rhyl Road Director Of Education APPROVE 11 /08 /2006 Denbigh Denbighshire County Council

Details of boundary fence submitted in accordance with condition no. 3 of planning Case Officer - Sarah Stubbs permission code no. 01/2005/1031/PF

02/2006/0467 / AD Former Council Car Park and Nursery Tesco Stores Limited Tesco GRANT 09 /08 /2006 Lon Parcwr Ruthin Stores Limited

Display of internally illuminated signs Case Officer - Nicola Marie Jones

Printed on:- 24 /08 /200 Page 2 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

02/2006/0516 / LB Plas-Yn-Dre 12 Stryd Y Castell Ruthin Mr & Mrs S Scott GRANT 13 /07 /2006

External alterations to Listed Building comprising alterations to balcony at rear of Case Officer - Paul David Griffin dwelling

02/2006/0597 / PF Threads 40 Clwyd Street Ruthin Mrs S Watson GRANT 27 /07 /2006

Erection of single-storey extension to rear to provide additional retail area Case Officer - Paul David Griffin

02/2006/0623 / PF Woodside Llanfwrog Ruthin Mr & Mrs P Doran GRANT 07 /07 /2006

Erection of attached garage to side of dwelling Case Officer - Paul David Griffin

02/2006/0651 / PF 51 Erw Goch Ruthin Mr & Mrs Pike GRANT 17 /07 /2006

Erection of single and two-storey pitched-roof extension at rear and lean-to Case Officer - Paul David Griffin roof to flat roof at front of dwelling

02/2006/0692 / PF Green Acres Bryn Glas Ruthin Mr. S. White GRANT 27 /07 /2006

Erection of pitched-roof extension to dwelling and flat-roofed extension to garage Case Officer - Paul David Griffin

02/2006/0717 / PF 21 Stryd Y Brython Ruthin Mr J G Williams GRANT 27 /07 /2006

Erection of first-floor pitched roof extension, alterations to garage and erection of rear Case Officer - Paul David Griffin porch

Printed on:- 24 /08 /200 Page 3 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

02/2006/0748 / PF 21/21a Clwyd Street Ruthin Mr Michael Locker ML GRANT 25 /07 /2006 Financial Management

Change of use from Class A1 shop to Class A2 offices Case Officer - Paul David Griffin

02/2006/0767 / TC Maes Clwyd Park Road Ruthin Mr David Wynne GRANT 27 /07 /2006

Felling and lopping of various conifer trees in the Ruthin Conservation Area Case Officer - Paul David Griffin

03/2006/0276 / PF Malthouse Regent Street Llangollen Mr M Williams WDN 11 /08 /2006

Additional office accommodation at 2nd-floor level with access stair, Case Officer - Nicola Marie Jones reorganisation of existing dwelling and provision of 2nd-floor living room. Alterations to parking area and vehicular access.

03/2006/0439 / PF Rosedene Green Lane Llangollen Mr J Thomas GRANT 16 /08 /2006

Erection of first floor extension Case Officer - Paul David Griffin

03/2006/0451 / LB Trevor Old Mill Bryn Howell Lane Mr & Mrs Philip Brown GRANT 19 /07 /2006 Trevor Llangollen

Demolition and re-building of outbuilding in the curtilage of a Listed Building (Listed Case Officer - Shan Wyn Jones Building application)

03/2006/0456 / PF Glasgwm Abbey Road Llangollen Mr & Mrs Spicer GRANT 12 /07 /2006

Erection of two storey pitched roof extension at side of dwelling Case Officer - Nicola Marie Jones

Printed on:- 24 /08 /200 Page 4 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

03/2006/0485 / PF Brynoerog Llangollen Road Trevor J H Brereton GRANT 28 /07 /2006 Llangollen

Erection of general purpose agricultural building Case Officer - Nicola Marie Jones

03/2006/0632 / PF 25 Bridge Street Llangollen Ms E Jones GRANT 11 /07 /2006

Change of use from residential to Class A1 shop at part of ground floor Case Officer - Paul David Griffin

03/2006/0638 / PF Trevor Hall Lodge Llangollen Road Mr S Humphrey GRANT 14 /07 /2006 Llangollen

Erection of detached double garage Case Officer - Nicola Marie Jones

03/2006/0737 / PF Llangollen Football Club Penddol Farm Mr Phill Jones Llangollen GRANT 11 /08 /2006 Abbey Road Llangollen Sports Club

Erection of extension to the changing-rooms/pavilion Case Officer - Nicola Marie Jones

03/2006/0793 / AC Trevor Old Mill Bryn Howell Lane Mr & Mrs Philip Brown APPROVE 28 /07 /2006 Trevor Llangollen

Details of curatorial design brief submitted in accordance with condition no. 2 of listed Case Officer - Ian Weaver building consent code no. 02/2002/1014/LB

03/2006/0805 / TP Woodland at Pen-y-Coed Llangollen Coed Cadw / Woodland GRANT 16 /08 /2006 Trust

Felling and thinning of trees within ancient woodland the subject of a Tree Preservation Case Officer - Nicola Marie Jones Order

Printed on:- 24 /08 /200 Page 5 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

03/2006/0824 / PF 1 and 3 Berwyn Street Llangollen Redsun Developments WDN 07 /08 /2006 Limited

Change of use of ground floors from Class A1 to Class A2 offices at 1 & 3 Berwyn Case Officer - Paul David Griffin Street and change of use of first floor from residential to Class A2 office at 3 Berwyn Street

03/2006/0836 / PF 2 Afon Glas Llangollen Mrs M Henton GRANT 07 /08 /2006

Installation of new dormer window to rear of dwelling Case Officer - Jenni Perkins

03/2006/0883 / AC Lower Dee Mill Mill Street Llangollen Gower Homes APPROVE 31 /07 /2006

Details of external wall materials submitted in accordance with condition no. 2 of Case Officer - Ian Weaver planning permission code no. 03/2005/0919/PF

03/2006/0922 / AC Bensons Hotel 11 Bridge Street Mr J Davies APPROVE 10 /08 /2006 Llangollen

Details of dutch blind removal submitted in accordance with condition no. 3 of planning Case Officer - Paul Mead permission code no. 03/2004/1416/PF

04/2006/0622 / PF Ty Cerrig Farmhouse Melin-Y-Wig F & S Toonen GRANT 19 /07 /2006 Corwen

Alterations to previously approved scheme granted under Code No. 04/2000/734/PF by Case Officer - Nicola Marie Jones external alterations and addition of conservatory

04/2006/0902 / AC Dan-Y-Deri Melin-Y-Wig Corwen Mr & Mrs J Burns APPROVE 03 /08 /2006

Printed on:- 24 /08 /200 Page 6 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Details of stone sample submitted in accordance with condition no. 3 of planning Case Officer - Nicola Marie Jones permission code no. 04/197/98/PR

05/2006/0479 / PF Former A L Jones Yard Station Yard Cheval Liberte UK Limited GRANT 15 /08 /2006 Corwen

Change of use of yard to assembly, display, sales and distribution of trailers and stables Case Officer - Nicola Marie Jones and erection of portable building for use as office and 1 No. stable building

05/2006/0688 / PF Bryn Gwenallt Glyndyfrdwy Corwen Mr. Neil Milton Truscott GRANT 24 /07 /2006

Demolition of existing garage and replacement with double garage, workshop Case Officer - Paul David Griffin and home office

05/2006/0739 / PF Outbuildings adjacent to Dee Bank Mr & Mrs P Williams GRANT 09 /08 /2006 Penybryn Corwen

Conversion of outbuilding to form a dwelling Case Officer - Nicola Marie Jones

07/2006/0726 / PF Pentre Bach Llandrillo Corwen Mr & Mrs M.H. Ashworth GRANT 17 /08 /2006

Erection of single-storey pitched-roof extension at side of dwelling Case Officer - Nicola Marie Jones

08/2006/0483 / AC Ysgol Isa Community Hall Cynwyd The Representative Body Of APPROVE 10 /07 /2006 Corwen The Church In Wal

Details of ramp and accessible WC submitted in accordance with condition no. 3 of Case Officer - Nicola Marie Jones planning permission code no. 08/2005/1376/PF

Printed on:- 24 /08 /200 Page 7 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

10/2006/0569 / PF Bodanwydog Llandegla Wrexham Mr & Mrs R W Edwards GRANT 25 /07 /2006

Erection of single-storey pitched-roof extension at front of dwelling Case Officer - Paul David Griffin

10/2006/0730 / PF Greystones Bryneglwys Corwen Ms. S. Jones GRANT 01 /08 /2006

Erection of pitched-roof extension with glazed link at front of dwelling Case Officer - Nicola Marie Jones

10/2006/0814 / PF Y Beudy Tal Y Bidwal Fawr Bryneglwys Mr & Mrs P. Scothern GRANT 15 /08 /2006 Corwen

Installation of 3 no. windows to front elevation at first-floor level Case Officer - Nicola Marie Jones

11/2006/0676 / PF Cil Llwyn Bontuchel Ruthin Messrs G W & H L Roberts GRANT 21 /07 /2006

Erection of agricultural building for housing of sheep and storage of fodder Case Officer - Paul David Griffin

12/2006/0191 / PF Outbuilding At Llwyn Isaf Derwen Mr & Mrs D James GRANT 17 /07 /2006 Corwen

Conversion of outbuilding to dwelling and construction of new access drive Case Officer - Nicola Marie Jones

12/2006/0342 / LB Outbuilding At Llwyn Isaf Derwen Mr & Mrs D James GRANT 15 /08 /2006 Corwen

External and internal alterations and conversion of outbuilding to dwelling Case Officer - Nicola Marie Jones

12/2006/0680 / PC Llwyn Isaf Derwen Corwen Mr D I James GRANT 15 /08 /2006

Retention of enclosed verandah (retrospective application) Case Officer - Nicola Marie Jones

Printed on:- 24 /08 /200 Page 8 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

13/2006/0626 / PF Garth Pwllglas Ruthin Mr & Mrs A Gosse GRANT 11 /07 /2006

Erection of porch and utility room at front and conservatory at rear of dwelling Case Officer - Paul David Griffin

14/2006/0514 / PF Hengoed Bontuchel Ruthin Mr & Mrs Rose GRANT 01 /08 /2006

Conversion of existing coach-house to self-contained living accommodation Case Officer - Nicola Marie Jones

15/2006/0751 / PF The Square Ffordd Rhiw Ial Mr S Challoner & Ms I GRANT 16 /08 /2006 Llanarmon-Yn-Ial Mold Syndikus

Erection of two-storey pitched-roof extension at side of dwelling Case Officer - Paul David Griffin

16/2005/0894 / PF Land at Panorama Llanbedr Dyffryn Mr J Thompson WDN 28 /07 /2006 Clwyd Ruthin

Change of use of land for siting of 3 no. holiday chalets Case Officer - Paul Mead

16/2006/0560 / PF Henllys Llanbedr Dyffryn Clwyd Ruthin R & L Winstanley GRANT 11 /08 /2006

Erection of single and two-storey extension at rear of dwelling and change of use of land Case Officer - Nicola Marie Jones to form extension to residential curtilage

17/2006/0671 / PO Land opposite Pisgah Chapel Adjacent to Mr R T Jones WDN 12 /07 /2006 Afallon Old Gate Lane Llandegla Wrexham Development of 0.08 hectares of land by erection of single-storey dwelling and Case Officer - Nicola Marie Jones construction of new vehicular access (Outline application)

Printed on:- 24 /08 /200 Page 9 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

17/2006/0673 / PS Coed Llandegla Visitor Centre Tilhill Forestry GRANT 28 /07 /2006 Llandegla Wrexham

Extension of temporary consent for Variation to Condition 8(g) of planning permission for Case Officer - Ian Weaver Mountain Bike Centre, to provide for a combination of signage and entrance construction detail to discourage access along Old Roman Road from B5430, in preference to Road Traffic Order (previous consent granted under code no. 17/2005/0410/PS, to 30th June 2006)

17/2006/0819 / AG Land At Lake Hill Fishery And Farm Mr D Penman REFUSE 02 /08 /2006 Llandegla Wrexham

Installation of breeding fish tanks, various agricultural buildings and associated works Case Officer - Nicola Marie Jones in connection with existing fish farm

17/2006/0871 / AC Saith Daran Llandegla Wrexham I J Thompson APPROVE 28 /07 /2006

Details of photographic survey submitted in accordance with condition no. 23 of planning Case Officer - Sarah Stubbs permission code no. 17/2005/0555/PF

18/2006/0449 / PF Outbuildings At Rhiwbebyll Isa Mr & Mrs R Williams GRANT 14 /08 /2006 Llandyrnog Denbigh

Conversion of redundant outbuildings to create 3 no. dwellings Case Officer - Sarah Stubbs

18/2006/0783 / PF Kinmel Farm Llandyrnog Denbigh Mr Glyn Roberts GRANT 01 /08 /2006

Demolition of kitchen extension and erection of two storey pitched roof extension to rear / Case Officer - Paul David Griffin side

Printed on:- 24 /08 /200 Page 10 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

19/2006/0778 / PF Outbuilding at Ysgubor Ucha Mr & Mrs J. H. Lloyd GRANT 18 /08 /2006 Llanelidan Ruthin

Conversion of and extension to outbuilding to form dwelling, alterations to existing Case Officer - Nicola Marie Jones vehicular access and installation of new septic tank

20/2006/0667 / PF Green Park Llanrhydd Ruthin Genus Breeding Ltd GRANT 19 /07 /2006

Erection of bull pen unit Case Officer - Paul David Griffin

21/2006/0181 / AC Fields South West of Glan Alyn K McCandless Liverpool APPROVE 02 /08 /2006 Colomendy Centre for Outdoor City Council Education Ruthin Road, Loggerheads DetailsLlanferres of habitat Mold management plan submitted in accordance with condition no. 6 Case Officer - Shan Wyn Jones of planning permission code no. 21/2005/0158/PF

21/2006/0199 / AC Fields South West of Glan Alyn Liverpool City Council APPROVE 02 /08 /2006 Colomendy Centre for Outdoor Education Ruthin Road, Loggerheads DetailsLlanferres of landscaping Mold scheme submitted in accordance with condition no. 2 of planning Case Officer - Shan Wyn Jones permission code no. 21/2005/158/PF

21/2006/0660 / PO Land adjoining Pen y Graig Village Road Mr & Mrs J Scott GRANT 28 /07 /2006 Maeshafn Mold

Development of 0.09 hectares of land by of 1 dwelling (Outline application) Case Officer - Nicola Marie Jones

22/2006/0609 / PF Land At Meadow Cottage Llanychan Mr A J Marsden REFUSE 07 /08 /2006 Ruthin

Erection of workshop/storage building for use as farrier training facility formation of Case Officer - Nicola Marie Jones access drive and installation of new septic tank

Printed on:- 24 /08 /200 Page 11 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

22/2006/0766 / PF Buarth Mawr Hendrerwydd Denbigh Mr & Mrs R Diss GRANT 01 /08 /2006

Erection of first-floor pitched-roof extension and decking area to rear and conservatory to Case Officer - Paul David Griffin side of dwelling

22/2006/0779 / PF Bibury Hendrerwydd Denbigh Mr D Townsend GRANT 16 /08 /2006

Erection of pitched-roof extension to flat-roofed garage and utility-room at side of Case Officer - Paul David Griffin dwelling

23/2006/0275 / PF Fron Ystrad Llanrhaeadr Denbigh Mr Arthur Webber WDN 17 /07 /2006

Erection of replacement dwelling and detached garage Case Officer - Emer O'Connor

23/2006/0538 / PF Pen Rhos Saron Denbigh Mr A Jones GRANT 19 /07 /2006

Erection of extension to dwelling, construction of new vehicular access and Case Officer - Nicola Marie Jones installation of new septic tank (amendment to previously approved scheme under code no. 23/2004/0479/PF)

23/2006/0586 / AC Fron Heulog Farm Llanrhaeadr G & J Hinchcliffe APPROVE 13 /07 /2006 Denbigh

Details of landscaping and parking submitted in accordance with condition no's 3 and 6 of Case Officer - Nicola Marie Jones Listed Building consent code no. 23/2005/1081/LB

23/2006/0610 / PF Rhewl Valley Peniel Denbigh Mr H Howatson GRANT 18 /07 /2006

Printed on:- 24 /08 /200 Page 12 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Demolition of existing implement store and loose-box and erection of building Case Officer - Emer O'Connor comprising garages and store in connection with approved outbuilding conversion to a dwelling

23/2006/0693 / AC Pentre Motors Pentre Llanrhaeadr Pentre Motors APPROVE 03 /07 /2006 Denbigh

Details of exact positioning of 'Sign A' submitted in accordance with condition no. 2 Case Officer - Paul David Griffin of advertisement consent code no. 23/2006/0259/AD

23/2006/0712 / PC Land at Maes Yr Eithin Saron Denbigh Mr & Mrs D M Davies GRANT 11 /08 /2006

Continuation of use of land as extension to residential curtilage (retrospective Case Officer - Paul David Griffin application)

25/2006/0365 / PF Foel Gasyth Saron Denbigh Mr & Mrs Roberts REFUSE 18 /08 /2006

Demolition of existing farmhouse, granary, hay barn and single garage, erection of Case Officer - Emer O'Connor replacement dwelling and 3 bay garage, refurbish existing outbuilding with change of use to residential storage and an extension to the extent of residential curtilage

25/2006/0548 / PF Gwynant Nantglyn Denbigh Mr. I. Gardner GRANT 17 /07 /2006

Demolition of conservatory and erection of two-storey pitched-roof extension at side of Case Officer - Nicola Marie Jones dwelling

25/2006/0888 / AC Gwynant Nantglyn Denbigh Mr I Gardner APPROVE 03 /08 /2006

Details of Condition No. 3 (landscaping) on planning permission Ref. No. Case Officer - Nicola Marie Jones 25/2006/0548/PF

Printed on:- 24 /08 /200 Page 13 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

28/2006/0686 / PF Henllan Training Centre Henllan Denbighshire County WDN 17 /08 /2006 Denbigh Council

Use of land for siting of portable building to be used as offices for temporary period Case Officer - Paul David Griffin

30/2005/0489 / AC Land Off Ffordd Pen Y Maes, Parc Anwyl Construction Co. APPROVE 25 /07 /2006 Grosvenor Trefnant Denbigh Limited

Details of tree protection and siting of play area and screening of public open space Case Officer - Mark Dakeyne submitted in accordance with Condition No's. 3 and 13 of planning permission code no. 30/2002/1129/PF

30/2005/0490 / AC Land Off Ffordd Pen Y Maes, Parc Anwyl Construction Co. APPROVE 25 /07 /2006 Grosvenor Trefnant Denbigh Limited

Details of drainage and access road submitted in accordance with Condition No's.Case Officer - Mark Dakeyne 2 and 8 of planning permission code no. 30/2002/1129/PF

30/2006/0587 / PF Land Off (Forming continuation of) Anwyl Construction Co. GRANT 07 /08 /2006 Ffordd Pen Y Maes, Parc Grosvenor Limited Trefnant Denbigh Amendments to the 'Beaumaris' house type on plots 5,7,8,13,17,19 and 24 and 'Aber' Case Officer - Shan Wyn Jones house type on plot 6 previously approved under code no. 30/2002/1129/PF

30/2006/0718 / PF Ael Y Bryn Henllan Road St. Asaph Mr & Mrs C Jones GRANT 19 /07 /2006

Erection of replacement conservatory at side of dwelling Case Officer - Emer O'Connor

30/2006/0917 / AC Coed Derw Llannerch Park St. Asaph Mr A Maddocks APPROVE 10 /08 /2006

Printed on:- 24 /08 /200 Page 14 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Details of hedge and planting submitted in accordance with condition no. 3 of planning Case Officer - Sarah Stubbs permission code no. 30/2005/0778/PF

40/2006/0249 / LB Bodelwyddan Castle Hotel Bodelwyddan Dr Kevin Mason GRANT 31 /07 /2006 Rhyl Bodelwyddan Castle Trust

Removal of portion of wall between cafe and corridor to create enlarged cafe area. Case Officer - Emer O'Connor Removal of door and enlargement of door opening to aid flow between cafe and cafe corridor. New independant exterior decked seating area with tensioned canopy. New cafe counters, flooring, shaped canopied ceiling, furniture and general refurbishment.

40/2006/0719 / PF TRB Ltd TRB Drive St Asaph Business TRB Limited GRANT 17 /07 /2006 Park St Asaph

Erection of under cover loading area Case Officer - Emer O'Connor

40/2006/0752 / AG Part of OS Field No. 2129 Tytynyrch land D. & M. Taff GRANT 14 /07 /2006 Bodelwyddan Rhyl

Erection of multi-purpose agricultural building Case Officer - Emer O'Connor

40/2006/0765 / PF Kinmel Park Services West Bound A55 Esso Petroleum Co. Limited GRANT 18 /08 /2006 Expressway Bodelwyddan Rhyl

Erection of extension to provide disabled WC facilities at side of premises and disabledCase Officer - Paul David Griffin access ramp to shopfront

40/2006/0771 / PF Chester Wholesale News Kinmel Park, Menzies Distribution Ltd. GRANT 15 /08 /2006 Abergele Road Bodelwyddan Rhyl

Erection of 2.4m high galvanised palisade security fencing with new double gates to Case Officer - Paul David Griffin yard access

Printed on:- 24 /08 /200 Page 15 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

42/2005/1354 / PO Cattery At Mulberry Farm Bryniau Mr R Thomas-Evelyn WDN 15 /08 /2006 Dyserth Rhyl

Development of 0.1ha of land by the demolition of existing cattery and erection of Case Officer - Sarah Stubbs 1 no. detached dwelling (outline application)

42/2005/1355 / PF Carmel Caravan Park Bryniau Dyserth Mr R Thomas-Evelyn 15 /08 /2006 Rhyl

Removal of existing residential caravan, barn, cattery annexe and associated Case Officer - Sarah Stubbs structures, addition of 2 static caravans for holiday use and 9 timber clad twin unit caravans for holiday use and installation of new septic tank

42/2005/1507 / PF Freeston House Newmarket Road Anglia Autos GRANT 04 /08 /2006 Dyserth Rhyl

Erection of workshop building Case Officer - Nicola Marie Jones

42/2006/0517 / PF Old Pendre Farm Waterfall Road Mr M White GRANT 19 /07 /2006 Dyserth Rhyl

Demolition of redundant outbuildings and erection of 1no. two storey dwelling; erectionCase Officer - Sarah Stubbs of two-storey garage/hobby room to be used in connection with existing farmhouse and alterations to existing vehicular access

42/2006/0518 / CA Old Pendre Farm Waterfall Road Mr M White GRANT 19 /07 /2006 Dyserth Rhyl

Demolition of redundant outbuildings and erection of 1no. two storey dwelling; erectionCase Officer - Sarah Stubbs of two-storey garage/hobby room to be used in connection with existing farmhouse and alterations to existing vehicular access (Conservation Area application)

Printed on:- 24 /08 /200 Page 16 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

42/2006/0691 / PF 9 Bron Deg Dyserth Rhyl Mr & Mrs R.J Watson GRANT 14 /07 /2006

Erection of extension and conservatory at rear and extension to side and rear of garage Case Officer - Emer O'Connor

42/2006/0699 / PF Yr Hafan High Street Dyserth Rhyl Mrs Whiteley GRANT 17 /07 /2006

Erection of rear extension and raising of roof height to form additional accommodation in Case Officer - Emer O'Connor roof space

42/2006/0735 / PO Bryn Conwy Garage Foel Road Dyserth Mr John Frodsham WDN 07 /08 /2006 Rhyl

Development of 0.013 hectares of land by demolition of garage and erection of 1 Case Officer - Emer O'Connor dwelling (Outline application)

42/2006/0856 / AC Craig Y Castell Lodge Allt Y Graig Mr S A Bryan APPROVE 21 /07 /2006 Dyserth Rhyl

Details of Condition No. 2 (materials) on Application Code No. 42/2006/0108/PF Case Officer - Emer O'Connor

43/2006/0571 / PF 1 Broadway Prestatyn Mr A Davey REFUSE 07 /07 /2006

Erection of detached dwelling in part of rear garden and formation of new vehicular Case Officer - Emer O'Connor access for existing dwelling

43/2006/0579 / PF 54 Linden Walk Prestatyn Mr I Moore & Miss K Jarvis REFUSE 12 /07 /2006

Raising height of existing front and rear gables and construction of dormer extension Case Officer - Emer O'Connor at side of dwelling

Printed on:- 24 /08 /200 Page 17 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

43/2006/0581 / PF 11 The Grove Prestatyn Mr & Mrs J Baker GRANT 19 /07 /2006

Erection of first-floor pitched-roof extension at side/rear of dwelling Case Officer - Emer O'Connor

43/2006/0618 / PF 94 Marion Road Prestatyn Mr & Mrs C Lea GRANT 12 /07 /2006

Erection of conservatory to rear of dwelling Case Officer - Paul Mead

43/2006/0640 / PO Land between Greycote and Highfield Mr J Sutherland REFUSE 01 /08 /2006 Bishopswood Road Prestatyn

Development of 0.15 hectares of land by erection of 1 dwelling and construction of Case Officer - Emer O'Connor new vehicular access (Outline application)

43/2006/0641 / PF South Winds Bryniau Dyserth Rhyl Mr M Davies GRANT 06 /07 /2006

Erection of detached double garage Case Officer - Emer O'Connor

43/2006/0658 / PF 53 Victoria Road Prestatyn Mr & Mrs R Westwell GRANT 06 /07 /2006

Erection of dormer windows at first floor level to front of dwelling Case Officer - Emer O'Connor

43/2006/0662 / AD L Rowland & Co Ltd 53 High Street L Rowland & Co. (Retail) GRANT 06 /07 /2006 Prestatyn Ltd

Display of non-illuminated fascia and projecting signs Case Officer - Emer O'Connor

43/2006/0674 / PF 19 Russell Drive Prestatyn Mr & Mrs N J Mylchreest GRANT 25 /07 /2006

Erection of conservatory to side of garage at rear of dwelling Case Officer - Emer O'Connor

Printed on:- 24 /08 /200 Page 18 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

43/2006/0678 / PF 9 Graham Avenue Prestatyn Mr M Costello GRANT 06 /07 /2006

Erection of detached garage at front of dwelling Case Officer - Emer O'Connor

43/2006/0689 / PF 71 Victoria Road Prestatyn Suzanne Taylor GRANT 06 /07 /2006

Erection of two storey pitched roof extension at rear of dwelling Case Officer - Emer O'Connor

43/2006/0720 / PO (Land between 39 & 43) 41 Plas Uchaf Mr & Mrs L J Roberts REFUSE 02 /08 /2006 Avenue Prestatyn

Development of 0.03 hectares of land by erection of 1 dwelling and construction of Case Officer - Emer O'Connor new vehicular access (Outline application)

43/2006/0725 / PF 128 Beverley Drive Prestatyn Mr. M. Overthrow GRANT 24 /07 /2006

Erection of flat-roofed extension and conservatory at rear of dwelling Case Officer - Emer O'Connor

43/2006/0727 / PF Land At 72 Gronant Road Prestatyn Michael R Garnett GRANT 02 /08 /2006 Construction Ltd

Amended details of dwelling on Plot 7 to allow accommodation at first floor level Case Officer - Sarah Stubbs

43/2006/0743 / AC South Winds Bryniau Dyserth Rhyl Mr M Davies APPROVE 11 /07 /2006

Details of fenestration submitted in accordance with condition no. 7 of planning Case Officer - Sarah Stubbs permission code no. 43/2004/1596/PF

Printed on:- 24 /08 /200 Page 19 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

43/2006/0745 / PF 95 Meliden Road Prestatyn Mr & Mrs C. Gibbs GRANT 27 /07 /2006

Erection of pitched-roof detached garage at front of dwelling Case Officer - Emer O'Connor

43/2006/0754 / PO Land adjoining 6 Gwelfryn Prestatyn Millar Estates REFUSE 02 /08 /2006

Development of 0.04 hectares of land by erection of dwelling and alterations to Case Officer - Emer O'Connor existing vehicular access (outline application)

43/2006/0756 / AC Land at (part garden of) 1 Bosworth Mr A Dean APPROVE 06 /07 /2006 Grove Prestatyn

Details of vehicular footway crossing submitted in accordance with condition no. 7 Case Officer - Sarah Stubbs of planning permission code no. 43/2005/1117/PF

43/2006/0799 / PF 89 Ffordd Talargoch Meliden Prestatyn Mr & Mrs A Worrall GRANT 01 /08 /2006

Conversion and alterations to existing dwelling to create 2 no. terraced dwellings Case Officer - Emer O'Connor

43/2006/0810 / AC Co-Options Building 9 Victoria Avenue Co-Options Limited APPROVE 12 /07 /2006 Prestatyn

Details of colour and finish of railings and gate submitted in accordance with condition Case Officer - Emer O'Connor no. 2 of planning permission code no. 43/2005/0599/PF

43/2006/0893 / AC Outbuildings rear of Royal Victoria PH 3 Piccadilly Developments APPROVE 11 /08 /2006 Bastion Road Prestatyn

Printed on:- 24 /08 /200 Page 20 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Details of boundary walls; refuse storage facilities; external brickwork and mortar, Case Officer - Sarah Stubbs ridge tiles, verge detail, dormer apex colour and treatment, cill and lintel detail, window frame/door materials and treatment finishes, means of ventilation, downpipes and guttering, roof lights and cast iron columns and hard and soft landscaping all requested in Condition No's 5, 7, 9 and 10 on planning permission Code No. 43/2004/0463/PF

43/2006/0920 / AC Land at (Part garden of) 3 Ffordd Mr T Drew APPROVE 10 /08 /2006 Talargoch Prestatyn

Details of external wall and roof materials submitted in accordance with condition no. 4 Case Officer - Sarah Stubbs of outline planning permission code no. 43/2005/0118/PO

44/2006/0652 / PF 36 Highlands Road Rhuddlan Rhyl Mr & Mrs R Jones GRANT 17 /07 /2006

Erection of flat-roofed extension to side and rear of dwelling Case Officer - Emer O'Connor

44/2006/0698 / PF 3 Barrfield Close Rhuddlan Rhyl Mr. T. Jones REFUSE 19 /07 /2006

Erection of single-storey pitched-roof extension to side and dormer windows in Case Officer - Emer O'Connor roof space

44/2006/0842 / AC Abbey House Rhyl Road Rhuddlan Rhyl Anwyl Construction Ltd. APPROVE 14 /08 /2006

Details of secure cycle parking area submitted in accordance with condition no. 9 Case Officer - Mark Dakeyne of planning permission code no. 44/2005/0107/PF

Printed on:- 24 /08 /200 Page 21 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

45/2005/1037 / PF The Palace Hotel 83/84 West Parade L W Properties Ltd. GRANT 12 /07 /2006 Rhyl

Change of use to 12 no. self-contained flats, alterations to existing vehicular access, and Case Officer - Shan Wyn Jones associated works (partly retrospective)

45/2006/0139 / PF 131 Wellington Road Rhyl Mr K Pickford REFUSE 07 /07 /2006

Conversion of existing amenity building to create 1 no. dwelling Case Officer - Emer O'Connor

45/2006/0350 / PC 7 Conway Street Rhyl Mrs Pauline Hymus GRANT 12 /07 /2006

Continuation of use of ground-floor flat as office for temporary period of 24-months Case Officer - Michael G Hughes (retrospective application)

45/2006/0388 / PF 121/121a/123 Wellington Road Rhyl Mr K Pickford GRANT 07 /07 /2006

Erection of ground floor extension to shop and first floor self contained flat at rear of Case Officer - Sarah Stubbs 121 Wellington Road and two storey dwelling at rear of 123 Wellington Road

45/2006/0488 / PF 39 + 41 Water Street Rhyl Mr I McAllister GRANT 07 /08 /2006

Alterations to existing property to form 7 no. self-contained apartments Case Officer - Sarah Stubbs

45/2006/0576 / PF 78 Rhuddlan Road Rhyl Mr C Roberts GRANT 12 /07 /2006

Erection of conservatory at rear of dwelling Case Officer - Emer O'Connor

Printed on:- 24 /08 /200 Page 22 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

45/2006/0615 / PF 48 Clifton Park Road Rhyl Mr M Cruse GRANT 14 /07 /2006

Erection of single-storey pitched-roof linked granny annexe at rear of dwelling Case Officer - Emer O'Connor

45/2006/0619 / PF 12 Islwyn Avenue Rhyl Mr & Mrs A Worrall GRANT 12 /07 /2006

Erection of two storey pitched-roof extensions to side and rear together with Case Officer - Michael G Hughes provision of pediment to existing roof

45/2006/0624 / PF 23 Madryn Avenue Rhyl Mr. C. Hodgetts GRANT 14 /07 /2006

Erection of dormer at side of dwelling Case Officer - Michael G Hughes

45/2006/0635 / PF Brynteg Guest House 42 River Street Mr S McGeoch GRANT 14 /07 /2006 Rhyl

Erection of conservatory at side of premises Case Officer - Emer O'Connor

45/2006/0669 / PF 111 Wellington Road Rhyl Freshbake Ltd GRANT 24 /07 /2006

Erection of two storey extension at rear to provide storeroom and covered access to Case Officer - Michael G Hughes existing flats and additional windows in flat 2

45/2006/0703 / PF 23a & 23b Russell Road Rhyl Mr J Goddard GRANT 24 /07 /2006

Erection of pitched-roof extensions and formation of additional accommodation at Case Officer - Emer O'Connor first-floor level

Printed on:- 24 /08 /200 Page 23 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

45/2006/0707 / PF 26 Grove Park Avenue Rhyl Mr & Mrs K Morris GRANT 31 /07 /2006

Erection of conservatory at rear of dwelling Case Officer - Michael G Hughes

45/2006/0709 / PF 11 Lon Celynnen Rhyl Mr Loftus & Miss Walsh GRANT 19 /07 /2006

Erection of two-storey pitched-roof extension at rear of dwelling Case Officer - Emer O'Connor

45/2006/0716 / PF 28 Vale Park Rhyl Mr & Mrs D Simmons GRANT 14 /08 /2006

Erection of conservatory at rear of dwelling Case Officer - Michael G Hughes

45/2006/0772 / PF 42 Pen Y Maes Avenue Rhyl M Driver GRANT 24 /07 /2006

Erection of two-storey pitched-roof extension to side of dwelling Case Officer - Emer O'Connor

45/2006/0776 / AC Marine Lake Wellington Road Rhyl Mr Gareth Evans APPROVE 03 /07 /2006 Denbighshire County Council

Details of external materials submitted in accordance with condition no. 2 of planning Case Officer - Sarah Stubbs permission code no. 45/2003/0465/PF

45/2006/0777 / PF 11 Juniper Way Rhyl Mr & Mrs D. Smith GRANT 25 /07 /2006

Erection of two-storey pitched-roof extension at side of dwelling Case Officer - Emer O'Connor

45/2006/0797 / PF No. 6 Pen Y Bryn Farm Morfa Cwybr Mr. J. K. Ellis WDN 11 /08 /2006 Rhyl

Erection of conservatory to rear of dwelling Case Officer - Emer O'Connor

Printed on:- 24 /08 /200 Page 24 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

45/2006/0802 / PF 6 Pen Y Maes Avenue Rhyl Mr. K. Robinson GRANT 04 /08 /2006

Erection of single-storey extension to rear of dwelling Case Officer - Emer O'Connor

45/2006/0804 / PO Land adjoining (Part Garden Of) 53 Mr. P. Child REFUSE 01 /08 /2006 Grange Road Rhyl

Development of 0.01ha of land by the erection of 1 no. dwelling (outline Case Officer - Emer O'Connor application)

45/2006/0808 / AC 52 Bath Street Rhyl Mrs J Griffith APPROVE 11 /07 /2006

Details of bin stores and drying areas submitted in accordance with condition no. 5 Case Officer - Sarah Stubbs of planning permission code no. 45/2006/0141/PF

45/2006/0811 / AC 73 Rhyl Coast Road Rhyl Mr R B Roose Coastal APPROVE 03 /08 /2006 Newsagents

Details of design and materials of steel duct submitted in accordance with condition no. 4 Case Officer - Emer O'Connor of planning permission code no. 45/2005/1245/PF.

45/2006/0826 / AC 15 Church Street Rhyl Mr J Meunier APPROVE 13 /07 /2006

Details of bin stores and drying areas submitted in accordance with condition no. 2 Case Officer - Sarah Stubbs of planning permission code no. 45/2006/0319/PF

45/2006/0950 / AC Springfield 25 Bath Street Rhyl Mr & Mrs W Lockitt APPROVE 17 /08 /2006

Printed on:- 24 /08 /200 Page 25 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Details of windows submitted in accordance with condition no. 2 of listed building Case Officer - Nicola Marie Jones consent code no. 45/2005/1303/LB

46/2005/0958 / PF The Auction Rooms Gemig Street St. Mr Jason Roberts REFUSE 21 /07 /2006 Asaph

Change of use from auction rooms/chapel to 3 no. self contained apartments incorporating Case Officer - Sarah Stubbs internal and external alterations

46/2005/0959 / LB The Auction Rooms Gemig Street St. Mr Jason Roberts REFUSE 21 /07 /2006 Asaph

Change of use from auction rooms/chapel to 3 no. self contained apartments incorporating Case Officer - Sarah Stubbs internal and external alterations (Listed Building application)

46/2006/0431 / PF Cottage Villa Glascoed Road St. Asaph D W Griffiths Esq GRANT 06 /07 /2006

Proposed garage (replacement of existing previously demolished) Case Officer - Emer O'Connor

46/2006/0468 / PF 2 Rosehill House Glascoed Road St. Mr & Mrs D North GRANT 06 /07 /2006 Asaph

Erection of single storey extension and installation of rooflight Case Officer - Emer O'Connor

46/2006/0469 / LB 2 Rosehill House Glascoed Road St. Mr & Mrs D North GRANT 19 /07 /2006 Asaph

Erection of single storey extension and installation of rooflight (Listed Building Case Officer - Emer O'Connor appication)

46/2006/0473 / PO Trefelwy Mount Road St. Asaph Mr M Parry-Jones REFUSE 17 /07 /2006

Printed on:- 24 /08 /200 Page 26 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

Development of 0.025 hectares of land by demolition of existing garages and Case Officer - Emer O'Connor outbuildings and erection of single dwelling including means of access and siting (outline application)

46/2006/0507 / AC Land adjoining Elwy Park Estate off Anwyl Construction Co APPROVE 26 /07 /2006 Llys Dyffryn St. Asaph Limited

Details of internal estate roads and associated works, screen walls and fences, hard and soft Case Officer - Sarah Stubbs landscaping, external wall and roof materials, open space, footway/emergency access to A525, and construction traffic management scheme submitted in accordance with condition no's 2,5,7,9,10,11 and 13 of planning permission code no. 46/2003/0158/PF

46/2006/0598 / PF Outbuilding at Ysgubor y Coed Upper Mr & Mrs D Jones GRANT 04 /07 /2006 Denbigh Road St. Asaph

Conversion of redundant outbuilding to dwelling, installation of private treatment Case Officer - Paul David Griffin plant and alterations to existing vehicular access by formation of passing bays on existing driveway

46/2006/0637 / PF Hafan The Roe St. Asaph R & C Jones GRANT 14 /07 /2006

Erection of detached garage and first-floor balcony to rear of dwelling Case Officer - Emer O'Connor

46/2006/0650 / PF Ysgol Glan Clwyd Upper Denbigh Road Mr John Williams GRANT 17 /07 /2006 St. Asaph Denbighshire CC - Lifelong Learning Erection of two-storey extension to provide additional classrooms Case Officer - Emer O'Connor

Printed on:- 24 /08 /200 Page 27 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

46/2006/0801 / PF St. Kentigern's Hospice H M Stanley J Battery St Kentigern's GRANT 01 /08 /2006 Hospital Upper Denbigh Road St. Asaph Hospice

Erection of extension to provide new entrance, reception and relatives room Case Officer - Emer O'Connor

46/2006/0939 / AC Hafan The Roe St. Asaph R & C Jones APPROVE 15 /08 /2006

Details of wall and roof materials, screen walls and/or fences and balcony screening Case Officer - Emer O'Connor submitted on accordance with condition nos. 2,3 & 4 of planning permission code no. 46/2006/0637/PF

47/2006/0430 / PF Tyddyn Y Driw Rhuallt St. Asaph Mr & Mrs G Cunnah GRANT 06 /07 /2006

Alterations and single- and two-storey ptiched-roof extensions to dwelling Case Officer - Emer O'Connor

47/2006/0490 / PF Bodeugan Waen St. Asaph G O Williams GRANT 03 /07 /2006

Conversion and alterations of farm buildings to create 3 residential units, demolition of Case Officer - Sarah Stubbs existing structures and construction of new garages and ancillary works

47/2006/0491 / LB Bodeugan Waen St. Asaph G O Williams GRANT 03 /07 /2006

Conversion and alterations of farm buildings to create 3 residential units, demolition of Case Officer - Sarah Stubbs existing structures and construction of new garages (Listed Building application)

47/2006/0666 / PF Bryn Heulog Rhuallt St. Asaph Mrs Kellett GRANT 07 /08 /2006

Erection of pitched-roof extension at side of dwelling and dormer windows at rear Case Officer - Paul Mead

Printed on:- 24 /08 /200 Page 28 of 29 PENDERFYNIADAU WEDI EU GWNEUD GAN BENNAETH CYNLLUNIO A GWARCHOD Y CYHOEDD O DAN PWERAU DIRPRWYEDIG 01 /07 /2006 ac 18 /08 /2006 DECISIONS MADE BY HEAD OF PLANNING AND PUBLIC PROTECTION UNDER DELEGATED POWERS 01 /07 /2006 and 18 /08 /2006

RHIF CYF LLEOLIAD A CHYNNIG YMGEISYDD PENDERFYNIAD DYDDIAD REF NO LOCATION AND PROPOSAL APPLICANT DECISION DATE

47/2006/0715 / PF Land adjoining Wadham House Rhuallt Mr J M Jones GRANT 01 /08 /2006 St. Asaph

Use of land for erection of stable block Case Officer - Emer O'Connor

47/2006/0733 / LB Bodeugan Waen St. Asaph G O Williams GRANT 05 /07 /2006

Restoration of ruined dovecote (Listed Building application) Case Officer - Sarah Stubbs

47/2006/0768 / PF Terfyn Farm Caerwys Road Cwm Mr & Mrs C Jones GRANT 01 /08 /2006 Dyserth Rhyl

Erection of single-storey extension to rear of dwelling (resubmission) Case Officer - Emer O'Connor

47/2006/0840 / AC Awelog Waen St. Asaph Mr Dylan Williams REFUSE 17 /07 /2006

Details of landscaping submitted in accordance with condition no. 2 of planning Case Officer - Nicola Marie Jones permission code no. 47/2005/1394/PF

Printed on:- 24 /08 /200 Page 29 of 29