Planning Statement

PLANNING STATEMENT

Land to the South East of the A495, Bronington

Erection of 31 Dwellings (27 dwellings and 4 bungalows including 4 Affordable Dwellings), Realignment and Improvements to A495 (including footpath to Church) and Provision of Habitat Enhancement Area

Prepared by Nigel Thorns BSc(Hons) DipTP MRTPI

NigelThornsPlanningConsultancyLtd CharteredConsultantTown&CountryPlanning

Watton, 22 Kingsland Road, Shrewsbury, Shropshire, SY3 7LD Tel 01743 343660 Mobile 07791316173 Email [email protected]

Contents

Section Page

1. Introduction 1

2. The Site and its Context 2

3. The Characteristics of the Land 3

4. The Proposals 4

5. Summary of Community Benefits 5

5.1 Sustainable Village 5 5.2 Affordable Housing 5 5.3 Highway Improvements 5 5.4 Housing Mix Layout and Design 6 5.5 Ecology 6 5.6 Trees 6 5.7 Landscape Setting 6

6. Planning Policy 7

6.1 Current Development Plan 7 6.2 Emerging Local Development Plan (LDP2) 7

7. 5 Year Housing Land Supply 10

7.1 Planning Policy Wales (Feb 2014) 10 7.2 Technical Advice Note (TAN) 1 10 7.3 Wrexham Council Position 11 7.4 Conclusion 12

8. Planning Issues 13

8.1 Visual Impact 13 8.2 Landscape Designations 14 8.3 Ecology 14 8.4 Trees 15 8.5 Highways 15 8.6 Drainage 15 8.7 Impact Upon Neighbouring Properties 16 8.8 Flood Risk 16

9. Deliverable Site 17

10. Services 17

Document 1 Photographs of the Site Document 3 Bus Timetable Service 146 Document 2 Copy of LDP2 Candidate Site Register Document 4 Environment Agency Flood Mapping 1. Introduction

This report considers the planning issues associated with the planning application on Land to the South East of the A495, Bronington.

The application proposes:

Erection of 31 Dwellings (27 dwellings and 4 bungalows including 4 Affordable Dwellings), Realignment and Improvements to A495 (including footpath to Church) and Provision of Habitat Enhancement Area

The application is submitted on behalf of Hawk Homes.

Land to the South East of the A495, Bronington – Planning Statement 2017 1 NigelThornsPlanningConsultancy 2. The Site and its Context

The site lies within the settlement of Bronington around 10 miles to the south east of Wrexham.

The land lies on the eastern edge of the village and amounts to around 3 hectares (excluding the A495 highway land)

The site in the context of the village is shown below.

Bronington Village Stores Bronington Bus Stop VAP School

Telephone Box and Post Box

A495 to Whitchurch

Site

Bronington Holy Trinity Church

A495 to Ellesmere

The land has historically been the used for the translocation of Great Crested Newts from a development site to the west of the A495 (shown with a star above) and was the subject of a 10 year management/maintenance agreement.

Photographs of the site are attached as Document 1.

Land to the South East of the A495, Bronington – Planning Statement 2017 2 NigelThornsPlanningConsultancy

3. The Characteristics of the Land

The site lies on the eastern edge of the settlement and is currently unused.

The land is predominantly flat with a natural species hedgerow along the boundaries of the site.

Pond habitats were formed as a result of enhancement works approximately 13 years ago. These have been important natural ecological features in the past but have declined in recent years.

The site is now dominated by rough semi‐improved grassland, with occasional scrub and tall ruderal, two ponds with scattered alders.

There is also an area of rough ground in the northeast corner which was formerly a highway work compound now comprising hard‐standing, scrub and short vegetation.

The land has historically been used for the grazing of horses.

To the western and northern boundaries is the A495 with the properties within the village of Bronington beyond.

To the eastern boundary lies a paddock and Bronington Church.

To the south lies further agricultural land.

Land to the South East of the A495, Bronington – Planning Statement 2017 3 NigelThornsPlanningConsultancy 4. The Proposals

The scheme includes the following key elements:

• The Erection of 31 Dwellings including:

o 10 x 2 bedroom houses Consisting of 4 Semi Detached Bungalows + 6 Semi Detached Houses

o 13 x 3 bedroom houses Consisting of 5 Detached Houses and 8 Semi Detached Houses

o 8 x 4 bedroom houses Consisting of 8 Detached Houses

• Re-aligned A495 to move the road away from the existing 4 way junction, provision of Roundabout junction at NE end of the new road and closure of part of the old A495 on the western boundary

• Creation of Habitat Enhancement on the land to the east to be managed by suitable body (Heads of Terms agreed with Amphibian and Reptile Conservation Trust - ARC)

Existing A495 Village

Development Area Existing A495

Re-Aligned A495

Land to the South East of the A495, Bronington – Planning Statement 2017 4 NigelThornsPlanningConsultancy 5. Summary of Community Benefits

5.1 Sustainable Village

• this is a sustainable village with a shop, school and church

• the village is capable of accommodating a limited amount of growth

• future controlled growth will help to sustain the village and its services (the shop is currently for sale, the school has places available and includes significant numbers of pupils from Whitchurch and surrounding areas)

• the village is served by a regular and frequent bus service between Ellesmere/Whitchurch and Wrexham/Whitchurch (see Document 2)

5.2 Affordable Housing

• Discussions have taken place with the Councils Housing Officer. The project provides 4 affordable dwellings

5.3 Highway Improvements

• The scheme proposes the re-alignment of the A495

• The scheme would remove the dangerous 4 way junction giving access to the village

• The scheme would remove the dangerous bend on the A495 which is adjacent to existing residential properties.

• The introduction of a roundabout would provide a traffic calming feature

• The introduction of a roundabout would provide a safe and convenient access into the village from the A495

• footpaths would be created around the site which would create a much safer pedestrian environment including the route from the village to Moss Lane to the south and the provision of a new footpath to Bronington Church to the east

Land to the South East of the A495, Bronington – Planning Statement 2017 5 NigelThornsPlanningConsultancy 5.4 Housing Mix Layout and Design

• The layout shows 31 dwellings which are a mix of 2, 3 and 4 bed houses and bungalows providing for local people and in particular first time buyers, downsizers, retirement and young families.

• properties on the northern and western edges of the site will front onto the road. This will reflect the linear pattern of development throughout the village

• the designs of the houses and their materials would respect the character of the existing houses within the village

5.5 Ecology

• The existing site includes Great Crested Newts but the site was found to be a stale habitat – our ecologist has spoken to Natural Resources Wales and the Councils Ecologist and the scheme now includes a positive Ecological Enhancement with 5 new ponds, significant tree, shrub and hedge planting

• The completed habitat area would be managed in perpetuity by the Amphibian and Reptile Conservation Group (ARC) in the longer term

• Access for educational visits from local Schools would be provided

• A maintenance fee would be payable by each household to secure the funding for ARC in the longer term

5.6 Trees

• In order to facilitate the roadway improvements at the southern end of the site, a small number of trees would need to be removed

• The tree loss would be far offset by significant new hedge and tree planting throughout the site

5.7 Landscape Setting

• Historically the route of the A495 and its junction in the centre has dominated the village

• The scheme provides the opportunity to provide a soft edge to the village where only short distant views would be impacted

Land to the South East of the A495, Bronington – Planning Statement 2017 6 NigelThornsPlanningConsultancy 6. Planning Policy

6.1 Current Development Plan

The Development Plan for the area is the Wrexham County Borough Unitary Development Plan 1996 – 2011 which was adopted in February 2005.

The UDP shows the whole of the application site along with the settlement of Bronington as being situated within an area of open countryside.

The following Local Planning Guidance Notes are also relevant

LPGN 07 - Landscaping and Development LPGN 10 - Public Open Space on New Housing Developments LPGN 13 - Housing in the Countryside LPGN 16 - Parking Standards LPGN 17 - Trees and Development LPGN 21 - Space Around Dwellings LPGN 24 - Designing out Crime LPGN 27 - Development Contributions to Schools LPGN 28 - Affordable Housing LPGN 30 - Design LPGN 32 - Biodiversity and Development

6.2 Emerging Local Development Plan (LDP2)

The site lies within the settlement of Bronington which is identified as a Tier 4 settlement under Policy SP8 which states that:

Policy SP 8 Location of New Development

Over the Plan period, development within the County Borough is directed to the following locations in order of priority in accordance with the sustainable Settlement Hierarchy:

1. Within the Primary Key Settlement of Wrexham Town (Tier 1) and Wrexham Industrial Estate. Key Strategic greenfield Site allocations for mixed use housing and community facilities along with other non strategic housing allocations are directed to Wrexham Town.

Land to the South East of the A495, Bronington – Planning Statement 2017 7 NigelThornsPlanningConsultancy An area of search for a new employment allocation of between 20- 30 ha is also identified on Wrexham Industrial Estate;

2. Within the Key Settlements (Tier 2 ) of Acrefair / Cefn Mawr, Chirk, Coedopeth, Gresford / Marford, Gwersyllt and Rhosllanerchrugog (149);

3. Within the Local Service Centres (Tier 3) of Bangor, Broughton, Brymbo, Glyn Ceiriog, Holt, Llay, Overton, Penley, Penycae, Rhostyllen, Rossett and Ruabon, and

4. The Villages (Tier 4) of Bradley, Bronington, Marchwiel, Rhosrobin and Southsea,

A copy of the LDP2 Consultation ‘Candidate Site Register’ is attached as Document 3 and this indicates that “The site does not comply with the Council’s Preferred Strategy”

The Officers initial comments relating to the suitability of the site state that:

Site Ref BRN10CS Land at A495, Bronington

Greenfield site outside but adjoining the settlement limit of Bronington.

Grade 3a agricultural land but this would require further study to establish if BMVAL is present on the site.

The site is in an area known to support GCN and there are 2 ponds on the site. Comments from NRW indicate that the site forms part of a long term derogation license and allocation would be contrary to the long term objectives of this license.

A transport assessment would be required to determine the suitability of providing an access into the site and it would need to be constructed to an adoptable standard with improvements to the footway.

There are surplus spaces at Bronington School and if all the land in Bronington was to be developed then the school would need to expand.

The site is also in an area of salt minerals and sand and gravel but due to the salt being mined underground and the proximity of existing residential development, it would not be feasible to prior extract sand and gravel. If the site was to be developed then there would be no implications for sterilization of resources.

The site accords with the search sequence for site allocation identified in paragraphs 9.2.8 - 9.2.10 of PPW being Greenfield land on the edge of the settlement, however the consultation on the candidate sites identified this site as being subject to a derogation license and as such allocation

Land to the South East of the A495, Bronington – Planning Statement 2017 8 NigelThornsPlanningConsultancy would harm the long terms objectives of the license and the site should not be assessed further.

Highways comments

The development site is located on the A495 Ellesmere Road which is a rural, classified road subject to a 60mph speed limit.

Should a new access be proposed accessing directly onto the A495 Ellesmere Road, then I would recommend that a speed survey is carried out to determine 85th percentile speeds along this section. Assuming speeds in excess of 30mph, then any proposed access would need to provide visibility splays complying with TAN 18 requirements.

There is limited footway provision along the site frontage and should any development take place, I would recommend that improvements to footway provision are carried out.

However, given the size of the site and working to 30mph, I would recommend that a Transport Assessment is carried out prior to any development taking place. This assessment should determine the nature of any proposed new access required along with any off-site improvements that may be required. Such an assessment could well indicate the need for a right hand turning facility or possible roundabout.

The provision of such features may well only be feasible subject to a reduction in the prevailing speed limit.

Any proposed access roads shall be constructed to an adoptable standard and provide visibility splays in accordance with Manual for Streets within the estate roads.

In conclusion, I would recommend that a Transport Assessment is carried out prior to any development taking place. Assuming development is feasible, I would recommend any proposed access roads into the site are constructed to adoptable standards providing visibility splays in accordance with Manual for Streets. Improvements to existing footway provision shall be incorporated into any proposed development.

This document along with the submitted information seeks to demonstrate that the site is capable of development and that the above issues are resolved within the documents and information submitted with the planning application.

The proposal fits within the sustainable principles of the LDP2 and complies with the Preferred Strategy.

Land to the South East of the A495, Bronington – Planning Statement 2017 9 NigelThornsPlanningConsultancy 7. 5 Year Housing Land Supply

7.1 Planning Policy Wales (Feb 2014)

Planning Policy Wales sets out the land use planning policies of the Welsh Government and translates the Government’s commitment to sustainable development in the planning.

Planning Policy Wales indicates at paragraph 9.2.3 that:

“Local planning authorities must ensure that sufficient land is genuinely available or will become available to provide a 5-year supply of land for housing judged against the general objectives and the scale and location of development provided for in the development plan. This means that sites must be free, or readily freed, from planning, physical and ownership constraints, and economically feasible for development, so as to create and support sustainable communities where people want to live. There must be sufficient sites suitable for the full range of housing types. For land to be regarded as genuinely available it must be a site included in a Joint Housing Land Availability Study11. The Welsh Government will monitor development plans and their implementation to ensure that sufficient housing land is brought forward for development in each local planning authority and that economic development and related job opportunities are not unreasonably constrained”

There is a clear requirement to provide a 5 year supply of housing land within Planning Policy Wales (2014)

7.2 Technical Advice Note (TAN) 1

TAN 1 states in part ‘8. Transitional arrangements’ that:

“8.2 Therefore local planning authorities that do not have either an adopted LDP or UDP will be unable to demonstrate whether or not they have a 5-year housing land supply and effectively will be considered not to have a 5-year supply. Those LPAs without an adopted development plan will be unable to produce a JHLAS until an adopted LDP is in place. However, as mentioned in paragraph 3.3 above, local planning authorities without an adopted LDP should continue to carry out an objective assessment of their housing land supply on an annual basis in preparation for their LDP”

As the Council does not have either an adopted LDP or UDP the Council do not have a 5 year land supply.

Land to the South East of the A495, Bronington – Planning Statement 2017 10 NigelThornsPlanningConsultancy Part 6 of TAN1 relates to the issue of housing supply and states that:

“6.2 The housing land supply figure should also be treated as a material consideration in determining planning applications for housing. Where the current study shows a land supply below the 5-year requirement or where the local planning authority has been unable to undertake a study, the need to increase supply should be given considerable weight when dealing with planning applications provided that the development would otherwise comply with development plan and national planning policies.”

7.3 Wrexham Council Position

The latest Wrexham County Borough Council ‘Housing Land Monitoring Statement 2017’ (HLMS) presents the housing land supply for the area at the base date of April 2017.

The document acknowledges that in the absence of an up-to-date Unitary Development Plan and adopted Local Development Plan (in accordance with latest Welsh Government Guidance within TAN1) there is no requirement for a Local Authority to produce a JHLAS and the authority is considered to have a zero land supply.

The historic figures at Appendix 3 of the HLMS show a considerable and on- going undersupply of housing in the area compounding the undersupply of housing within the Council’s area.

The HLMS documents acknowledges that expediting planning applications is the only viable alternative to increase housing land supply in the short term. The document states at paragraph 3.0 that:

Land to the South East of the A495, Bronington – Planning Statement 2017 11 NigelThornsPlanningConsultancy

7.4 Conclusion

Planning Policy Wales and TAN 1 requires each Local Planning Authority to ensure that sufficient land is available to provide a 5-year supply of housing land within their areas.

The Wrexham County Borough Council HLMS for 2017 concludes that there is not a 5 year supply of housing land.

TAN 1 specifies that if Local Planning Authorities cannot provide a 5-year supply of housing land the need to increase supply should be given considerable weight when dealing with planning applications.

The current application seeks to assist in the increase in the supply of housing land within the Wrexham County Borough area in line with the requirements of Planning Policy Wales and TAN 1.

Land to the South East of the A495, Bronington – Planning Statement 2017 12 NigelThornsPlanningConsultancy 8. Planning Issues

8.1 Visual Impact

The proposed residential development would lie directly adjacent to the edge of the village, contained by the new re-aligned route of the A495.

The site would adjoin the settlement on two sides (north and west) and so the visual impact of the site would not be significant.

The site would also be contained by strong tree and hedge screens which lie to the east and south of the site.

Thios relationship is demonstrated below

Existing built development preventing views from the north

Strong tree screen Existing built preventing views from development preventing the east views from the west

Strong tree screen preventing views from the south

In addition the new route of the A495 would take traffic around the site, which again would be screened by native species hedges.

Due to the topography and the nearby hedge lines and mature trees, there are no long distant views of the site.

The proposed development will not have a detrimental impact upon the landscape setting of the village and the scheme meets to relevant policies of the Development Plan and Planning Policy Wales.

Land to the South East of the A495, Bronington – Planning Statement 2017 13 NigelThornsPlanningConsultancy 8.2 Landscape Designations

The site lies outside the defined settlement boundary within an area of ‘open countryside’ as defined within the Unitary Development Plan.

However the site is not within either a ‘Special Landscape Area’ or an area of ‘Green Barrier’

8.3 Ecology

The initial Officer Response within the Council’s Candidate Site Register concluded that:

This conclusion establishes a fundamental error in the assessment of the site.

The site has previously been used as a receptor site for great crested newts (GCN). In 2002 a GCN derogation license was obtained for land centred on National Grid Reference SJ 487 394, on the opposite side of the A495, to be developed for residential properties. The license allowed the translocation of GCN onto the Site, the creation of two GCN breeding ponds and a 10 year management regime for 2.52ha of surrounding land.

Critically the existing site is no longer covered by the management plan and has degraded with Ponds 1 and 2 found to support the Schedule 9 listed New Zealand pygmywort Crassula helmsii. The species is highly invasive and causes significant problems for freshwater habitats and associated fauna. Crassula forms a dense and extensive mat covering all other vegetation, out‐competing and killing submerged plants, causing a poor deoxygenated environment and choking ponds.

The scheme is supported by an ‘Ecological Appraisal & GCN Assessment’ provided by Etive Ecology Ltd.

“The proposed mitigation and compensation measures in relation to GCN and other ecological receptors are deemed to be appropriate in scale and magnitude to adequately reduce and offset the likely impacts. As a result the residual impact on site ecology is assessed to be minor”

Land to the South East of the A495, Bronington – Planning Statement 2017 14 NigelThornsPlanningConsultancy The scheme meets the guidance within Technical Advice Note 5 Nature Conservation and Planning (2009) and LPGN 32 Biodiversity and Development and has the support of:

• Natural Resources Wales

• Wrexham Council Ecologist

• Amphibian and Reptile Conservation (ARC) who would manage the site

Therefore the site should not be discounted due to ecology.

Indeed in order to maintain a viable newt population on the site which would be managed in the long term by ARC the scheme should be supported.

8.4 Trees

Local Planning Guidance Notes No 17 - Trees and Development relates to the protection of trees and highlights the benefits of trees as an integral part of development design.

A Tree Assessment and Report has been provided by Murray Tree Consultancy of 20 Wensley Drive, Manchester, M20 3DD and this is submitted as part of the pre-application documentation.

The scheme has been designed to accommodate the retention of the majority of trees and hedge lines within the site layout.

There is an element of tree loss/removal at the southern end of the site to accommodate the highway improvements. However this is compensated by tree planting and new hedge lines amounting to around 500 linear metres.

8.5 Highways

The scheme is supported by a ‘Transport Statement’ provided by Highway Planning Service.

This outlines the existing road conditions and explains the highway solutions to be put in place.

The scheme brings forward significant highway improvements to the local community.

Land to the South East of the A495, Bronington – Planning Statement 2017 15 NigelThornsPlanningConsultancy 8.6 Drainage

The foul water from the properties will drain to the foul main within the A495.

The surface water from the site will be taken to soakaways and an infiltration basin on the eastern side of the re-aligned A495.

A drainage plan along with drainage calculations are submitted to explain the drainage solution for the site.

8.7 Impact Upon Neighbouring Properties

The properties on the eastern edge of the village look towards the site (currently fronting or backing onto the A495)

The dwellings shown on the indicative layout (Drawing W12/2162/PA02) have been positioned and orientated to ensure that there is no material impact upon the existing residential properties.

The nearest existing dwellings to the plots 20/21 at the northern end of the site are around 23m distant.

The nearest existing dwelling to the plots 15/16 at the north western side of the site is around 25m and these are gable on to the scheme.

The nearest existing dwelling to the plots 3/4/5 at the western side of the site is around 24m distant.

The scheme has followed guidance within LPGN 21 - Space around Dwellings, provides a good solution to the site constraints and will not materially impact upon any neighbouring property.

8.8 Flood Risk

The site is shown to be outside the Environment Agency’s Indicative Floodplain which shows the 0.1% annual probability flooding and an extract of the Environment Agency mapping is shown at Document 4.

There will be no detrimental impact upon any future occupiers of the development through flood risk and the development of the site will not result in the loss of flood storage capacity

The development fulfils the criteria within Technical Advice Note 15 Development and Flood Risk.

Land to the South East of the A495, Bronington – Planning Statement 2017 16 NigelThornsPlanningConsultancy 9. Deliverable Site

The market for housing within Bronington remains strong with a good local school and a good range of services and facilities.

The applicants would wish to move onto site following the grant of planning permission and discharge of the necessary planning conditions.

10. Services

There are no known adverse physical and environmental constraints to the development of the site.

The site has access to all local public utilities and services.

Land to the South East of the A495, Bronington – Planning Statement 2017 17 NigelThornsPlanningConsultancy

Document 1 Photographs of the Site

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26 30 10 to to 29 33 11 22 to 12 25 34 to 14 37 13 38 21 15 to 20 41 16 19 17 18

Note: In respect of the 4 directional photographs the northern facing photograph is first in the group, with the remaining photographs rotating clockwise

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Document 2 Bus Timetable Service 146

146 Wrexham - Marchwiel - Penley - Whitchurch Monday to Saturday except Bank Holidays : Llun i Sadwrn henblaw Gwyliau Cyhoeddus GHA COACHES Days / Dyddiau: SDO SDO SSH SSH SDO SSH SDO 41A 41A Wrexham, Bus Station [2] 0645 0810 .... 0845 0945 1045 1145 1245 1345 1445 1445 1545 1615 1645 1745 1930 2230 Market Street 0649 0814 .... 0849 0949 1049 1149 1249 1349 1449 1449 1549 1619 1649 1749 1933 2233 Eagles Meadow 0651 0816 .... 0851 0951 1051 1151 1251 1351 1451 1451 1551 1621 1651 1751 ------Hightown, Farmfoods 0655 0820 .... 0855 0955 1055 1155 1255 1355 1455 1455 1555 1625 1655 1755 ------Marchwiel, Piercy Avenue 0659 0824 .... 0859 0959 1059 1159 1259 1359 1459 1459 1559 1629 1659 1759 1951 2251 Cross Lanes 0701 0826 .... 0901 1001 1101 1201 1301 1401 1501 1501 1601 1631 1701 1801 1953 2253 Bangor-on-Dee 0704 0829 .... 0904 1004 1104 1204 1304 1404 1504 1504 1604 1634 1704 1804 1956 2256 Bangor on Dee Racecourse 0708 0833 .... 0908 1008 1108 1208 1308 1408 1508 1508 1608 1638 1708 1808 ---- 2300 Overton 0711 0836 .... 0911 1011 1111 1211 1311 1411 1511 1511 1611 1641 1711 1811 --- 2303 Lightwood Green 0714 0841 .... 0914 1014 1114 1214 1314 1414 1514 1514 1614 1644 1714 1814 ------Penley 0718 0845 0918 0918 1018 1118 1218 1318 1418 1518 1518 1618 1648 1718 1818 ------Hanmer 0725 .... 0925 0925 1025 1125 1225 1325 1425 1525 .... 1625 1655 1725 1825 ------Bronington 0730 .... 0930 0930 1030 1130 1230 1330 1430 1530 .... 1630 1700 1730 1830 ------Whitchurch 0740 .... 0940 0940 1040 1140 1240 1340 1440 1540 .... 1640 1710 1740 1840 ------

146 Whitchurch - Penley - Marchwiel - Wrexham 31 Marchwiel - Wrexham Monday to Saturday except Bank Holidays : Llun i Sadwrn henblaw Gwyliau Cyhoeddus GHA COACHES Service No. / Rhif Gwasanaeth: 31 146 146 146 146 146 146 146 146 146 146 146 146 146 146 146 146 41A Days / Dyddiau: SDO SSH SSH SDO SDO SSH SSH SDO Whitchurch .... 0740 0745 .... 0945 1045 1145 1245 1345 1445 1445 .... 1545 1645 1715 1745 1845 ---- Bronington .... 0751 0755 .... 0955 1055 1155 1255 1355 1455 1455 .... 1555 1655 1725 1755 1855 ---- Hanmer .... 0757 0800 0900 1000 1100 1200 1300 1400 1500 1500 .... 1600 1700 1730 1800 1900 ---- Penley, Dymock Place .... 0805 0807 0907 1007 1107 1207 1307 1407 1507 1507 .... 1607 1707 1737 1807 1907 ---- Penley, Maelor School ...... 1508 1535 ...... ---- Lightwood Green .... 0809 0811 0911 1011 1111 1211 1311 1411 1511 .... 1539 1611 1711 1741 1811 1911 ---- Overton .... 0813 0814 0914 1014 1114 1214 1314 1414 1514 .... 1542 1614 1714 1744 1814 1914 --- Bangor-on-Dee, Racecourse .... 0817 0818 0918 1018 1118 1218 1318 1418 1518 .... 1546 1618 1718 1748 1818 1918 --- Bangor-on-Dee .... 0821 0822 0922 1022 1122 1222 1322 1422 1522 .... 1550 1622 1722 1752 1822 1922 2000 Cross Lanes .... 0823 0824 0924 1024 1124 1224 1324 1424 1524 .... 1552 1624 1724 1754 1824 1924 ---- Marchwiel, Piercy Avenue 0727 0826 0826 0926 1026 1126 1226 1326 1426 1526 .... 1554 1626 1726 1756 1826 1926 ---- Hightown, Farmfoods 0738 0830 0830 0930 1030 1130 1230 1330 1430 1530 .... 1558 1630 1730 1800 1830 1930 --- Eagles Meadow 0741 0834 0834 0934 1034 1134 1234 1334 1434 1534 .... 1602 1634 1734 1804 1834 1934 --- Market Street 0742 0836 0836 0936 1036 1136 1236 1336 1436 1536 .... 1604 1636 1736 1806 1836 1936 2028 Wrexham, Bus Station 0744 0844 0840 0940 1040 1140 1240 1340 1440 1540 .... 1608 1640 1740 1810 1840 1940 2030 SDO: Schooldays Only/Dyddiau Ysgol yn Unig SSH: Saturdays and School Holidays only/ Dydd Sadwrn a Gwyliau Ysgol yn unig

From 17 May 2014/ O 17 Mai 2014

Document 3 Copy of LDP2 Candidate Site Register

Document 4 Environment Agency Flood Mapping

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