Agenda Document for Planning Committee, 03/07/2017

Item 4

REPORT TO: Planning Committee

REPORT NO. HEP/46/17

DATE: 3 July 2017

REPORTING OFFICER: Head of Environment and Planning

CONTACT OFFICER: David Williams (Ext 8775)

SUBJECT: Development Control Applications

WARD: N/A

PURPOSE OF THE REPORT

To determine the listed planning applications.

INFORMATION

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

RECOMMENDATION

See attached reports.

BACKGROUND PAPERS

None.

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 Community Code No Applicant Recommendation Pages

MAE P/2017 /0079 ALMAR CONSTRUCTION LTD GRANT 19 – 28 MR STEPHEN OULTON

WRO P/2017 /0120 UNIVERSAL BUILDERS GRANT 29 – 39

GWE P/2017 /0134 GOWER HOMES GRANT 40 – 48 MR MICHAEL FORGRAVE

WRO P/2017 /0277 MRS KAY REID GRANT 49 – 54

WRO P/2017 /0329 ARRAN PRITCHARD GRANT 55 – 64

WRA P/2017 /0387 MR & MRS B & E HENSHALL GRANT 65 – 68

WRR P/2017 /0396 BETSI CADWALADR UNIVERSITY GRANT 69 – 76 HEALTH BOARD MR STEVEN WEBSTER OVE P/2017 /0412 MR & MRS JOWITT GRANT 77 – 79

HAN P/2017 /0426 MR & MRS FORRESTER & REFUSE 80 – 87 GRIFFITHS

Total Number of Applications Included in Report – 9

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

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

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0079 THE LODGE TUDOR DRIVE 27/01/2017 LLANERCH PANNA PENLEY WREXHAM COMMUNITY: LL13 0LR CASE OFFICER: Maelor South SEH DESCRIPTION: ERECTION OF 5 NO. DWELLINGS WARD: AND ASSOCIATED ACCESS WORKS AGENT NAME: Overton GREENSPACE APPLICANT(S) NAME: ARCHITECTS LTD MR STEPHEN OULTON MR JAMES BENNETT ALMAR CONSTRUCTION LTD

______

THE SITE

5 no. proposed dwellings 2 no. dwellings under construction

PROPOSAL

As above

HISTORY

P/2016/0858 Reserved Matters application for 2 dwellings. Approved 07/11/2016

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017

P/2014/0738 Outline planning application for residential development (7 houses) and new access points onto Tudor Drive (layout and access not reserved). Approved 15/01/2015 P/2014/0358 Outline planning application for residential development (10 houses – 6 detached and 4 semi-detached) and new access points onto Tudor Drive (layout access not reserved). Withdrawn 18/07/2014

DEVELOPMENT PLAN

The site is outside any settlement limit, within a Special Landscape Area, and within Zone A flood Risk Area. Policies PS1, PS2, PS3, PS4, PS11, GDP1, GDP2, EC2, EC4, EC5, EC6, EC12, EC13, H5, T8 and T9 of the Wrexham UDP are relevant. Local Planning Guidance Notes Nos. 16 – Parking Standards, 17 – Trees and Development, 21 – Space around Dwellings, and 32 – Biodiversity and Development are also relevant.

CONSULTATIONS

Community Council: Consulted 02/02/2017 Local Member: Notified 02/02/2017 Highways: No objection subject to recommended conditions (see special considerations section below). Public Protection: No objection subject to the imposition of a condition to restrict hours of construction works, and advisory notes in relation to dust management. Welsh Water: No objection subject to the imposition of a condition securing a drainage scheme for the site. No objections to the connection to the public surface water drain on Tudor Drive. NRW: No objection to the development provided that the newt mitigation area is properly established and managed in the long term. Neighbours: 2 letters of objection received raising the following concerns: • There is too much new build in Penley; • Large houses will come with a large price tag, pricing out local people; • Access road is too narrow, • Schools are oversubscribed; • Dwellings are too high. They are higher than the existing dwellings on Tudor Drive make the occupants of the existing houses feel hemmed in. Bungalows would be better; • Loss of privacy/overlooking.

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SPECIAL CONSIDERATIONS

Background: Outline planning permission was granted in January 2015 for 7 dwellings. An application for approval of the reserved matters for 2 dwellings was subsequently submitted and approved. Construction works have commenced on these 2 dwellings and are nearing completion. Full planning permission is now sought for the erection of the remaining 5 dwellings. The application is being submitted in Full (rather than reserved matters) because the site layout has changed from that which was approved at outline planning stage.

A number of concerns have been reiterated by local residents which go back to the principle of development and highway safety. As the principle of development has already been established and the vehicular access has already been considered safe and satisfactory, I do not intend to revisit these matters in this report. The relevant matters to consider therefore relate to the impact of the development upon the visual amenities of the area, ecology and trees.

Site Layout and Design: The site is bounded by high hedges which with the exception of that to be lost to create the new vehicular access point, will be retained. This is in the interests of preserving the character and appearance of the site and maintaining its semi-rural appearance, and also eases the integration of the new development into its surroundings. The site layout plan demonstrates that the site can accommodate the 5 dwellings as proposed whilst providing private gardens and off street parking. The houses have been carefully sited to ensure that the development does not turn its back on the highway fronting the site, and the dwellings face the highway in order to provide active frontages in the interests of the visual amenities of the area (see Figure 1 below). The proposed development would accord with Policies PS2 and GDP1 of the UDP.

Figure 1. Site Layout

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Residential Amenity: The site layout has been carefully designed to exceed the minimum separation distances recommended in LPGN No.21 (22 metres) and there would be no issues of overlooking or loss of light to the existing nearby dwellings arising from the proposed development. The occupiers of the proposed dwellings will also have private outdoor spaces and habitable rooms which benefit from a good level of natural daylight in the interests of the residential amenities of the future occupiers of the development.

Ecology: The site is in an area known to support a nationally high population of great crested newt. Proposed is the construction of a pond area to provide adequate mitigation in the interests of the favourable conservation of the protected species. As already mentioned, the existing boundary hedge surrounding the site will remain largely intact which will preserve the diversity of the mature hedge frontage which acts as terrestrial habitat and a corridor for movement. Where part of the hedgerow is to be removed, a scheme of replanting of hedging behind the visibility splay is required and this will be secured by planning condition, and the proposal accords with Polices PS11 and EC6 of the UDP.

Trees and landscaping: An Arboricultural Impact Assessment has been submitted which demonstrates that the houses and their foundations will be located outside of the trees’ root protection areas and the development will not impact upon the health and stability of the existing trees on site. Adequate garden space has been proposed and the development has been re- orientated since the original submission to ensure that the gardens areas and habitable room windows will not be overly shaded by the tree canopies which should eliminate any pressure to fell the trees in the future. The woodland edge is now protected from potential future conflict through a design which provides a more natural, physical buffer zone between the dwellings and the woodland, and the proposal therefore accords with Policies GDP1 and EC4 of the UDP.

CONCLUSION

The proposal would not be to the detriment of the visual or residential amenities of the area or have an adverse impact upon highway safety, and would comply with all other relevant planning polices and GDP1 (a), PS1, PS2 and PS4 which seek to ensure that development does not harm the appearance of area, that it positively contributes to the appearance of the nearby locality, and is located in a sustainable location which safeguards the amenity of settlement limits against large scale extensions.

RECOMMENDATION A

That the Council enters into an obligation under Section 106 of the Town and Country Planning Act 1990 requiring the setting up of a Management Company for the future maintenance by the Developer of all communal areas including the driveway, parking areas, hard and soft landscaped areas, newt mitigation area and planted features.

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The final form and amount shall be determined by the Head of Community Wellbeing and Development.

RECOMMENDATION B

That if the Obligation pursuant to Section 106 of the Town and Country Planning Act 1990, as detailed above, is not completed within six months of the date of the Committee resolution, the Head of Community Wellbeing and Development be given delegated authority to REFUSE planning permission for the following reasons:-

• Lack of appropriate maintenance by the applicant of all communal areas including the parking areas, newt mitigation area hard and soft landscaped areas and planted features.

That the Head of Community Wellbeing and Development is given delegated authority to determine the final form and content of reasons for refusal.

RECOMMENDATION C

Subject to the completion of the S106 obligation, planning permission be GRANTED subject to the following conditions:-

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered A22101 Rev J, A22100 Rev P, A4100 Rev A, A3300 Rev A, A5301 Rev A, A5100 Rev A, A5300 Rev A, A6301 Rev B, A6100, Rev A, A6300 Rev A, A7100 Rev C, A7300 Rev C, A7300A Rev C, Materials Study dated January 2017 Rev A, and contained within the application documentation. 3. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 4. The landscaping and boundary treatment scheme approved as part of this application shall be fully implemented in strict accordance with approved drawing no. A22101 Rev J within three months of the first use of the development with the exception of soft landscaping which shall be carried out in the first planting season (November to March) or seeding season (April to September) following the first use. 5. The landscaping scheme as carried out in connection with condition no. 4 shall be permanently retained. Any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with trees or shrubs of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority.

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6. The vehicular access and parking areas as shown on approved drawing no. A22100 Rev P shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 7. All works in relation to the implementation of this permission, including deliveries to and / or leaving the site, shall be undertaken only between the hours of 7.30 and 18.00 Monday to Friday, and 08.00 to 14.00 on a Saturday, and at no time on a Sunday or a Bank Holiday unless the prior written approval of the Local Planning Authority has been obtained. 8. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees; d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; f) Method for protecting retained trees during demolition works; g) Details of all proposed tree works, including felling and pruning. 9. No part of the development shall commence until full details for the arboricultural supervision of tree protection measures and any ground works within retained tree(s) Root Protection Areas, as specified by BS5837:2012 or as shown on a Tree Protection Plan have been submitted to and approved in writing by the Local Planning Authority. The supervisory works shall be carried out in strict accordance with the details as approved. 10. With the exception of the hedgerow removal required to form the vehicular access, the existing trees, shrubs and hedges shown on drawing no. A22101 Rev J shall be permanently retained and shall not be cut down, grubbed out, lopped or uprooted. Any trees, shrubs or hedges removed or being severely damaged or becoming diseased shall be replaced with trees, shrubs or hedging plants of the equivalent size and species all within a timescale to be approved in writing by the Local Planning Authority. 11. The newt mitigation area as shown on approved drawing no. 13-38 A100 A22101 Rev J shall be permanently retained and managed in strict accordance with the management plan provided by Solum Environmental, referenced: SE0715-02_1_J_REVB_DH and dated 9 November 2016 approved as part of this application.

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12. No land drainage run-off or surface water shall be permitted to discharge or connect to the public sewerage system, either directly or indirectly, and foul and surface water shall be drained separately from the site. 13. No part of the development shall commence until a scheme for the comprehensive and integrated drainage of the site indicating provision for foul water, surface water and land drainage has been submitted to and approved in writing by the Local Planning Authority. Prior to the submission of those details, an assessment shall be carried out into the potential for disposing of surface water by means of Sustainable urban Drainage Systems (SuDS) in accordance with the principles of sustainable drainage systems set out in Technical Advice Note 15: Development and Flood Risk, and the results of the assessment shall be submitted in writing to the Local Planning Authority. Where a SuDS scheme is to be implemented, the submitted details shall: i) Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of receiving ground water and/or surface waters; ii) Specify the responsibilities of each party for the implementation of the SuDS scheme, together with a timetable for that implementation; and, iii) Provide a timescale for implementation, management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. 14. No part of the development shall be occupied until the sustainable drainage scheme for the site has been completed in accordance with condition no. 13. The sustainable drainage scheme shall be managed and maintained thereafter in strict accordance with the agreed management and maintenance plan. 15. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 16. No private surface water run off shall be permitted to flow from the development site onto the adjoining highway. An Aco drain or similar shall be provided across the approved access to intercept any such run off prior to first use of the development. 17. Prior to first use of the development hereby approved the vehicular access shall provide visibility splays of 2.4 metres x 25 metres to the West measured to the nearside edge of the adjoining highway, and 2.4 metres x 33 metres to the East measured to the centreline of the adjoining highway. Within these splays there shall be no obstruction in excess of 1 metre in height above the level of the adjoining highway. The splays shall thereafter be permanently retained clear of any such obstruction to visibility. 18. The vehicular access hereby approved shall be a minimum width of 4.8 metres. 19. The vehicular access(es) hereby approved shall take the form of a dropped vehicular crossing. 20. Within 3 months of the commencement of development, a scheme of replacement native species hedgerow planting to be located behind the access visibility splays shall be submitted to and approved in writing by the Local planning authority. The hedge planting shall be carried out in strict

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 accordance with the details are approved within the first available planting season (October to February) following the first use of the development. 21. Within 3 months of the commencement of development, a scheme of understorey species, woodland ground cover planting for the buffer zone between the woodland and the residential curtilage of Plot no.7 shall be submitted to and approved in writing by the Local planning authority. The planting shall be carried out in strict accordance with the details are approved within the first available planting season (October to February) following the first use of the development and shall thereafter be permanently retained. Any planting becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with trees or shrubs of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. To provide for the parking of vehicles clear of the highway. 7. To protect the amenities of the occupiers of nearby properties. 8. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 9. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 10. To ensure the amenity afforded by the trees and hedges are continued into the future and to ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area and to protect the amenities of the occupiers of nearby properties. 11. In order to protect wildlife interests, which are afforded special protection. 12. To protect the integrity of the public sewerage system and prevent hydraulic overloading of the public sewerage system. To protect the health and safety of existing residents and to ensure no detriment to the environment. 13. To ensure satisfactory drainage of the site and to avoid flooding. 14. To ensure satisfactory drainage of the site and to avoid flooding. 15. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access. 16. In the interests of highway safety.

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17. To ensure that adequate visibility is provided at the proposed point of access to the highway. 18. To ensure the formation of a safe and satisfactory access. 19. In the interests of highway safety. 20. To protect named species / habitats / biodiversity which would otherwise be damaged / lost by the development hereby permitted and in the interests of visual and residential amenity. 21. To protect the woodland edge

NOTE(S) TO APPLICANT

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

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

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

- Under the Environmental Protection Act 1990 anyone found disposing of construction site waste by burning is likely to be in breach of their duty of care with regard to waste disposal; - Under the same Act an abatement notice may be served where smoke is judged to be causing a nuisance to neighbouring properties. Failure to comply with the requirements of the notice can result in prosecution; - Under the Clean Air Act 1993 it is an offence for a commercial activity to burn anything that gives rise to dark smoke.

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

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

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01978 315300 for further advice and information.

This permission is granted subject to the above conditions. Some conditions may require your attention prior to you carrying out any work on the proposal. These conditions are known as "conditions precedent". You should be aware that it is important that you comply with any ""conditions precedent"". If you do not, then any work you undertake on the development subject of this permission would not have planning permission.

The separate written consent of the Local Highway Authority must be obtained before any work is carried out within the confines of the highway.

The scheme of arboricultural supervision required in connection with condition no. 10 above shall make provision for a pre-commencement site meeting between the Local Planning Authority's Arboriculturist, the Developer/ Applicant/ Agent and their appointed Arboricultural Supervisor to agree matters of detail. It shall specify the frequency of arboricultural monitoring and reporting to the Local Planning Authority on the status of all tree protection measures throughout the course of the development and make provision for the submission and approval of a satisfactory arboricultural completion statement ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0120 MINERS RESCUE CENTRE 3 TO 5 03/02/2017 MAESGWYN ROAD WREXHAM LL11 2AP COMMUNITY: CASE OFFICER: Offa DESCRIPTION: PF CONVERSION OF VACANT MINERS RESCUE CENTRE TO FORM 2 NO. WARD: SELF CONTAINED APARTMENTS AGENT NAME: Brynyffynnon AND 7 NO. BEDSITS, TOGETHER BLUEPRINT LTD WITH MUSEUM AND CAFE STEVEN ELTHAM

APPLICANT(S) NAME: UNIVERSAL BUILDERS

______

THE SITE

SITE

PROPOSAL

Planning permission is sought for the change of use of the building from a B1 (Light Industrial/Office) use to form 2 no. self-contained apartments, 7 no bedsits and museum and café associated with the historic nature of the building. A plan of the proposed layout of the building showing the zoning of the uses follows in the main body of the report.

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HISTORY

Code No Description Decision Decision Date 6/13947 Change of use to Fire prevention Granted 28/4/1987 H.Q. and Training Centre 6/16481 Provision of additional car parking to Granted 7/7/1988 rear of building P/2004/0384 Demolition of existing building and Granted 26/7/2004 construction of 8 apartments with parking, construction of new vehicular and pedestrian access and alteration to existing vehicular and pedestrian access P/2007/0966 Change of use to gym and fitness Refused 19/9/2007 centre with café P/2007/1201 Outline application for demolition of Granted 3/12/2007 existing building and construction of 8 no. apartments with parking (renewal of Planning permission code no. P/2004/0384) P/2008/1262 Demolition of existing buildings and Refused 4/2/2009 construction of 8 no. apartments with parking permitted under code no. P/2007/1201.Removal of condition no.22 (relating to affordable housing) P/2010/1059 Demolition of Listed Building Withdrawn 25/7/2011 P/2012/0740 Listed Building Consent for Refused 4/3/2013 conversion to student accommodation. P/2012/0741 Change of use to student Refused 4/3/2013 accommodation P/2014/0045 Change of use to student Deemed accommodation. Disposed P/2014/0046 Listed building consent for change Deemed of use to student accommodation Disposed and internal refurbishment of the properties. P/2017/0187 Listed building consent for Pending conversion of vacant miners rescue centre to form 2 no. self-contained apartments and 7 no. bedsits, together with museum and café.

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PLANNING POLICY

The site is within the Wrexham town centre settlement limit. The building is Grade II listed. Policies PS2, GDP1, EC9, H4 and T8 are relevant. Guidance is also contained in Local Planning Guidance Notes 16 – Parking Standards. Nationally, policy and guidance is contained in Planning Policy Wales (PPW) and Circular 61/96 Planning for the Historic Environment: Listed Buildings and Conservation Areas.

CONSULTATIONS

Community Council: No objection in principal. Members welcome the restoration of this important building and the intention to retain the historic features. However there are some concerns about the parking allocation and the highways impact the development may create. If the proposal proceeds a request is made to ensure that the 2 phases of the project are both completed and that the sign in the brickwork at the front of the building is re- instated. Local Member: Notified 14.02.2017 Site notice: Expired 15.3.2017 Press notice: Expired 25.03.2017 Highways: No objection given the comparison of the proposed use set against the parking demand of the proposed use. Public Protection: Noise survey required and amenity nuisance informatives required. NRW: Records show bats present in locality. Recommend that that advice of the County Ecologist be sought regarding the impact of the development upon the favourable conservation status of bats. Welsh Water: Advise condition that no net increase in surface water should be permitted to enter the public sewer. CPAT: Advise that a photographic survey be carried out prior to works commencing. Neighbouring occupiers: 10 neighbouring occupiers notified. 3 representations received raising the following points: • It is unfair to subject residents to 2.5 years of building work to create bedsits, museum and café; • The parking problems will be greatly increased – there is no parking provision for the bedsits/flats;

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• Parking is not possible for existing residents, exacerbated by commuters and hospital patients; • A residents parking permit scheme is required; • There is no need for a café given others in close proximity; and • There is already excess capacity for bedsit and student accommodation in the vicinity of the site;

SPECIAL CONSIDERATIONS:

Background: The building was listed on 17.08.2010, as a Grade II listed building for its special historic interest as a mines rescue building that served the mines of the North Wales coalfields. The building retains its original form and layout, including training gallery. It is noted as a rare example and it displays good architectural detailing and construction.

Some unauthorised demolition work was undertaken at the site shortly after the building was listed causing significant damage to the training gallery and chambers to the rear. Court action was taken regarding this criminal offence, and the then owner of the property was successfully prosecuted. The building was subsequently secured and the structure stabilised to prevent further deterioration but the areas subject to the demolition were not rebuilt to original condition.

Planning permission and listed building consent has previously been refused for the conversion of the building to student accommodation back in 2013. Concern was raised at the time regarding the impact of the development upon the highway safety in terms of lack of parking provision. Concern was also raised regarding the nature of the proposed works to the former gallery section of the building and the harm this would have upon the historic integrity and identity of the building.

The proposal now before Members is for a similar scheme, in that it incorporates a residential element in the former Superintendent’s House and the front section of the building. However, in the gallery section to the rear of the site, this proposal now seeks to introduce a museum space with classroom/conference room along with an associated café space. Parking to the rear of the building with spaces for up to 5 vehicles also forms part of the proposal. A proposed layout plan is shown below:

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Museum/community/café

HMO/bedsit element

Self-contained residential units

Plan showing proposed uses

Policy: The accepted use of the building is as B1 office accommodation based on its previous use which ceased around 2008/09. The development now proposed would comprise a mixed use of C3 – Dwelling Houses, sui generis – House in Multiple Occupation/bedsits and D1 – Museum with ancillary café area.

The proposal to utilise the building for the residential elements is acceptable in principle. The former Superintendent’s House is still laid out and appears externally as a dwelling. The proposed 2 no. apartments and the 7 bedsits sit within the workshop area and the Superintendent’s House. The main issue to consider is whether the introduction of a HMO will be acceptable. Whilst policy H4 deals with the sub-division of existing dwellings and does not strictly apply in this instance, its guiding principles are nevertheless relevant in determining an acceptable impact. There are no specific policies in the UDP which deal with the provision of museums or other similar tourism/education establishments. This element of the proposal will be dealt with on its own merits.

Dwelling/HMO

Policy H4 requires that proposals for HMOs should meet the following criteria: a) sub-division is possible without major alterations, extensions, or additional new buildings which would significantly alter the character of the original dwelling; and b) proposals accord with Policy GDP1; and

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 c) adequate private open space is available. d) the proposal would not result in the over-concentration of Houses in Multiple Occupation to the detriment of crime levels, the social fabric of the area, and the amenity of existing residents.

The provision of the HMO element would not be as a result of the sub-division of an existing dwelling. However, it will result from an existing building which will not be required to be extended. The proposal will include for a communal amenity area to the rear of the building. Criteria a) and c) are considered met.

In terms of criteria b), this is discussed in later in my report in relation to amenity and highway safety.

In terms of criteria d), I have sought to assess whether the proposal will result in an over concentration of HMOs in the immediate vicinity of Maesgwyn Road. In accordance with the latest data held by the Council’s HMO licensing database, there are 7 dwellings out of a total of 22 within a 50 metre radius of the application site which are registered as HMOs. This equates to 32% of the total number.

Whilst I acknowledge the concerns of Members regarding the overconcentration of HMOs in certain areas there are a number of other matters which are applicable in this instance which require further consideration. The building in question is not a dwelling. Therefore to allow such a use would not result in the loss of traditional housing stock, neither would the building lend itself particularly well to conversion to traditional housing stock. The building is also located in a mixed use area, the buildings immediately neighbouring to the north east being of mixed commercial uses. In this regard, the proposal will not result in a detrimental impact upon the social fabric of the existing street.

Lastly, and perhaps most importantly the building has been unoccupied for at least 8 years and has remained vacant since it was listed. It is on the Council’s own Buildings at Risk Register and the only real proposals that have come forward in this time have been for high density residential conversion. The proposal as presented forms part of a venture which will seek to introduce a community use to the rear of the site whilst allowing for a viable conversion to the remainder of the building. It is unlikely that other alternative uses for the building will come forward in such a time that will allow for the repair and protection of the building. To allow this development will result in the long term protection of this important building and I consider that this matter must be afforded significant weight in this instance and outweighs any concerns regarding the impacts of the proposed residential use of the building.

Taking account of the above and to ensure that the site does not become solely another HMO development on Maesgwyn Road, I consider it reasonable to impose a condition to prevent the occupation of the apartments

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 and bedsits until the museum/café part of the development have been brought into use.

Museum/café

I am satisfied that the proposal to include a museum, community facility and café as part of the development will be a positive attribute to the development.

This is proposed to enable the former use of the building, and the retained historic fabric of the building to be retained and opened up for public viewing.

In relative terms, this will be a small facility and is unlikely to generate a significant amount of traffic – ultimately walking visits and perhaps small school group visits who may arrive by coach or mini bus.

Subject to the times of opening being restricted to prevent use of the building early in the mornings or later in the evenings, I am satisfied that this element of the proposed development is compatible with neighbouring residential properties as well as the proposed apartments and bedsits and will not harm the amenity of neighbouring occupiers by way of significant noise or odour. It represents a positive reuse of the building and will secure the historic fabric of the building in the longer term.

Highways: The previous accepted lawful use of the building was as a B1 office unit. Given the floor space within the building this would have required 22 parking spaces in accordance with the maximum standards set out in LPG16. I have calculated the proposed uses would require a maximum of 19 spaces. However, Members are reminded that these are maximum requirements and should not be used as a starting minimum requirement.

The proposed uses will require a reduced amount of parking provision in accordance with those standards. The site is also located in a highly sustainable town centre location, in close proximity both town centre railway stations and the bus station as well as town centre facilities. Off road parking provision of 5 spaces is also proposed. Larger group visits will likely occur as a one off visits. In this regard I do not consider that the proposal will have any additional detrimental impact upon highway than the building’s current lawful use.

Other matters: Reference has been made in representations to the disturbance to neighbouring residents by reason of construction noise. This is unlikely to be significant and would not go beyond normal construction phase disturbance. There are provisions under statutory nuisance legislation to control such disturbance. I do not consider control is required the planning system.

Given the comparable parking demand of the proposed development in relation to the current lawful use of the building, I do not consider there

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 justification to impose any controls through the planning system for a residents parking scheme.

Public Protection have requested a noise survey to ensure protection of future residential occupants from noise disturbance of the neighbouring railway line. I do not consider that this is necessary. The railway line is of low capacity located at a lower level than the application site. The residential element of the proposal is located to the site frontage and I do not consider that there will be a significant noise impact from the railway line.

There is no need for the applicant to undergo a needs analysis for the provision of café. Need is effectively governed by market demand. The provision of a café element will not have an adverse impact upon neighbouring residential occupiers.

Issues relating to the construction methodology and reintroduction of former features are for consideration of a separate application for listed building consent (P/2017/0187).

Conclusion: I am satisfied that the proposed development is acceptable in planning terms. It will allow for a positive reuse of a statutorily protected building which is at significant risk of deterioration, its unique construction and historic fabric making it very difficult for other viable uses. I therefore consider that the planning merits outweigh any negative perceived impact of the development and recommend accordingly.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered U007/004 Sheet 1 of 1 U007/011 Sheet 1 of 2 Rev A U007/011 Sheet 2 of 2 Rev A U007/012 Sheet 1 of 1 U007/013 Sheet 1 of 1 Rev C and contained within the application documentation. 3. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (or any statutory instrument revoking and re-enacting that Order with or without amendment), no part of the premises shall be used except for the precise purposes described in the application plans and documents. 4. Prior to the first use of the development hereby approved full details of all hard landscaping to include all surface and boundary treatments, bin storage area and cycle storage provision shall be submitted to and approved in writing by the local planning authority. The scheme as approved shall be

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 implemented in accordance with a timescale to be approved as part of the detail. 5. Development shall not begin until an appropriate photographic survey, equivalent to an English Heritage Level 1 study, of the existing buildings has been carried out in accordance with details to be submitted to, and approved by, the Local Planning Authority. The resulting digital photographs should be forwarded on a CD to the Local Planning Authority and the Development Control Archaeologist (Clwyd/Powys Archaeological Trust, 41 Broad Street,

Welshpool, Powys, SY21 7RR. Email: [email protected] Tel: 01938 553670). After approval by the Local Planning Authority, a copy of the photographs shall also be sent to the Historic Environment Record Officer, Clwyd/Powys Archaeological Trust for inclusion in the regional Historic Environment Record. 6. The vehicular parking and turning areas as shown on approved drawing(s) No(s). U007/004 - Dated Nov 2016 shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 7. Nothing shall be planted, allowed to grow or erected to a height greater than 1 metre in height above the level of the nearside edge of the adjoin carriageway along the entire site frontage. 8. There shall be no gates or other means of enclosure across the vehicular access point within 5 metres of the highway boundary. 9. No apartment or bedsit hereby granted permission shall be occupied until the museum and café have been brought into use. 10. The museum and café shall not be used before 9am or after 5pm on any day.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission 3. The site is located in a residential area where other permitted use changes may cause detriment to the amenity of those neighbouring occupiers without further control. 4. In the interests of the visual amenity of the area and to ensure that the setting of the listed building is protected. 5. To secure a full photographic record of the original building prior to alteration/conversion. 6. To provide for the parking and turning of vehicles clear of the highway and to ensure that reversing by vehicles into or from the highway is rendered unnecessary in the interest of traffic safety. 7. To ensure that adequate visibility is provided at the proposed point of access to the highway. 8. In the interest of the free and safe movement of traffic on the adjacent highway and to ensure the formation of a safe and satisfactory access.

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9. To ensure that the development is brought forward in a manner that preserves the listed building and is not used solely as a HMO. 10. To protect the amenities of the occupiers of nearby properties.

NOTE(S) TO APPLICANT

The applicant is advised to ensure that adequate protection is afforded for the safe operation of the adjoining railway. This includes notifying the Railway Authority of construction works which may interfere with or over sail operational railway land. Adequate means shall be imposed to prevent the fouling of operation railway land by motor vehicles from any car parking areas. Further information should be sought from Network Rail.

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

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

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

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

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

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

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

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0134 BOOZEY FIELD OFF GRIFFITHS 13/02/2017 ROAD OLD MOLD ROAD GWERSYLLT WREXHAM COMMUNITY: LL11 4YF CASE OFFICER: Gwersyllt SEH DESCRIPTION: SUBMISSION OF RESERVED WARD: MATTERS PURSUANT TO OUTLINE AGENT NAME: Gwersyllt West PLANNING PERMISSION J10 PLANNING LTD P/2015/0790 (APPEARANCE, MR JUSTIN PAUL LANDSCAPING, LAYOUT, SCALE) - RESIDENTIAL DEVELOPMENT 56 NO. DWELLINGS

APPLICANT(S) NAME: MR MICHAEL FORGRAVE GOWER HOMES

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THE SITE

The application site is known as Boozey Field which is greenfield land located outside of, but immediately adjoining, Gwersyllt settlement limit and within Green Barrier. It is bounded to the north by a row of mature trees with residential properties beyond. Public vehicular highways bound the site to the south, east and west, with open countryside beyond. There are a number of TPO protected trees on the southern boundary of the site.

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Application Site

Proposed Site Access

PROPOSAL

As above

RELEVANT PLANNING HISTORY

P/2017/0138 Application for approval of details reserved by conditions imposed under planning permission P/2015/0790. Approved 20/04/2017 P/2015/0790 Outline Permission for up to 56 Dwellings. Approved 03/05/2016 6/23538 Residential Development. Refused and Appeal dismissed on 21/02/1997 6/17233 Residential Development. Refused and Appeal dismissed on 05/10/1995 6/12400 Agricultural Workers Dwelling. Refused on 15/02/1986 6/07320 Change of use for burial purposes. Approved 25/03/1981 6/00089 Residential Development. Refused 25/04/1974

DEVELOPMENT PLAN

The application site is on Greenfield land and located outside of the settlement limit and within Green Barrier. Policies PS2, GDP1, EC4, EC6, EC13, CLF5, T8 and T9 of the Wrexham Unitary Development Plan (UDP) are applicable. These policies are amplified in Local Planning Guidance Notes (LPGN) Nos. 10 ‘Public Open Space in New Developments’, 16 ‘Parking Standards’ and 17 ‘Trees and Development.

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CONSULTATIONS

Community Council: This application was discussed by the Community Council and no objections were raised. However, Members again expressed concerns about the potential impact of the proposed development on road safety particularly having regard to the unsuitability of the existing local highway network Local Member: All the local residents that previously commented on the Outline application should notified again about this application. Highways: There are no objections to the proposed scale, appearance, layout and landscaping of the site. PP: No comments. Site Notices: Expired 14.03.2017 WW: No problems are envisaged with the Waste Water Treatment Works for the treatment of domestic discharges from this site. Neighbours: 97 neighbouring occupiers notified. 6 responses received sharing the following concerns: • Concerns reiterated about the surrounding road network being already dangerously busy and this danger would increase with the additional traffic movements associate with the new houses, traffic congestion and drainage problems; • The local Doctors Surgery is at capacity and cannot support additional residents; • Any development should limit the impact upon locally valuable habitats and it is felt that that habitat have been pushed to the edges of the site without adequate corridors for wildlife movement, the Barn Owl in particular; • The density of the development does not improve the biodiversity of the site; • Development which results in the loss of, or damage to, valuable trees and hedgerows should not be permitted; • The proposed dwellings are not wholly appropriate for the character and appearance of the area; single storey dwellings (e.g. dormer bungalows) would be more in character; • The development would not make provision for the required infrastructure to offset the impact upon highway safety and community facilities; A new junction with the A541 at the roundabout would be much safer and help traffic flow and promote safe movement of people;

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 • Discharge of surface water run-off is to the watercourse; the water quality should meet with the standards required by the EU Water Framework Directive.

SPECIAL CONSIDERATIONS

Background: The proposal is for approval of the reserved matters following the granting of Outline planning permission for up to 56 no. dwellings (P/2015/0790). The matters reserved for further approval were Scale, Appearance, Layout and Landscaping for the site. The number of dwellings has now been reduced to 54 no. to allow for more tree planting to take place within the site.

A number of concerns have been reiterated by local residents which go back to the principle of development and highway safety. As the principle of development has already been established and the vehicular access has been approved as part of the outline planning permission, I do not intend to revisit these matters in this report. The relevant matters to consider therefore relate to the impact of the reserved matters upon the visual amenities of the area, ecology and trees.

Scale, Appearance and Site Layout: Now proposed are 54 no. 2, 3 and 4 bedroom two storey dwellings. These are a mixture of detached, semi- detached and mews style properties. The scale and appearance of the dwellings is typical of those located within the existing adjacent housing estate, known as ‘Pendine Park’, and the layout of the site is also a common feature of this part of Gwersyllt (see figure 1 below).

Figure 1. Site Layout

The proposed site layout demonstrates a functional development that sits comfortably within its landscape setting and makes a positive contribution to the character and appearance of the area. The properties are located a sufficient distance from the existing dwellings on the northern boundary, the

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 closest dwelling being in excess of 22 metres away (the minimum separation standard required by LPGN 21) and the layout has been designed to secure both adequate privacy and daylight in the interest of the amenities of the future occupiers of the development. As such the proposal accords with UDP Policies GDP1 and PS2.

Trees: There are a number of significant mature trees along the northern / north western boundary of the site and it is important that the long-term impact of the proposed dwellings is properly considered. The proposed site layout provides exclusion zones around these trees which ensure that the development will not impact upon the health and stability of these trees, and that the dwellings are sufficient distance away from the trees to safeguard against any issues of shading of the garden areas within the plots. Conditions will be imposed that restrict permitted development rights for extensions and outbuildings within the exclusion zones around significant trees that fall within the garden areas of certain properties. I believe this is justified to protect those trees from future damage. Adequate space has been provided within the site layout for useful new tree planting in strategically selected individual locations, secured for maximum amenity impact. This has made a significant contribution to the street scene and I am satisfied that the proposed development complies with UDP Policies EC4 and GDP1 a).

Ecology: The dwellings have been located sufficient distance from the trees on the northern boundary to ensure that true dark corridors can be provided which will not be encroached upon by the development. The tree line on the northern boundary has been enhanced with some native tree planting to increase the value and robustness of this corridor which has resulted in repositioning of the plots to better accommodate this. There are no concerns therefore in relation to the impact of development upon the local bat population associated with the trees.

There were some initial concerns regarding the layout of the scheme, which appeared overly dense which reduced permeability opportunities to wildlife. The main concerns were focused around plots 40, 41, 39 and 42 which were dominated by trees on 2 sides. This area of the development was identified as the main area for bat activity on site. Given the likely impact of shading on these properties the site layout has been amended to re-orientate dwellings and include exclusion zones close to the trees which will reduce the potential pressure to remove/thin trees which would otherwise have had repercussions for bat activity on site.

Connectivity has also been raised as a potential concern. There are 3 no. proposed areas of soft landscapes public open space. These are located at the top, middle and bottom of the site. The existing boundary hedge and trees surrounding the site will remain largely intact with enhance planting within which will preserve diversity of the vegetation and, together with the other informal open spaces throughout the site, acts as terrestrial habitat and connectivity for movement, and the proposal accords with Polices PS11 and EC6 of the UDP.

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Other Matters: Matters have been raised in connection with the proposed discharge of surface water run-off to the watercourse. This has been dealt with by a separate application for approval of the drainage scheme for the site (P/2017/0138) as was reserved by planning condition attached to the Outline planning permission. The proposed drainage scheme has already been approved in consultation with NRW, WW and the Council’s Senior Flood Management Officer and drainage is therefore not a relevant planning consideration for this application.

CONCLUSION The development would make a positive contribution to the character and appearance of the area. The development is in accordance with the Council’s adopted policies and guidance and I recommend accordingly.

RECOMMENDATION: That the Reserved Matters be Approved

CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered: 12.5539/2 Rev G Sheet 1 of 2, 12.5539/2 Rev G Sheet 2 of 2, 12.5539/A1 - 1 Rev G, 05/117/04 v1.5, 05/117/05 v1.5, 05/117/06 v1.5, 05/117/07 v1.5, 05/117/08 v1.5, 14.5539- 3, 14.5539- 4, 14.5539- 5, 14.5539- 6, 14.5539- 7, 14.5539- 8, 14.5539- 9 Rev A 14.5539- 10, 14.5539- 11, 14.5539- 12, 14.5539- 13, and contained within the application documentation. 2. Prior to their use on the development samples of all external facing and roofing materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 3. With the exception of those shown on the approved plan and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that

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Order with or without modification) no windows or other openings shall be inserted in any elevation of the buildings hereby approved 4. The landscaping and boundary treatment scheme approved as part of this application shall be fully implemented in strict accordance with approved drawing nos. 05/117/04 v1.5, 05/117/05 v1.5, 05/117/06 v1.5, 05/117/07 v1.5, 05/117/08 v1.5 within three months of the first use of the development with the exception of soft landscaping which shall be carried out in the first planting season (November to March) or seeding season (April to September) following the first use. 5. The landscaping and boundary treatment scheme as carried out in connection with condition no. 4 shall be permanently retained. Any planting or fencing becoming severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced with fencing, trees or shrubs of similar size and species to those originally required to be planted and within a timescale all to be submitted to and approved in writing by the Local Planning Authority. No other boundary treatments shall be erected anywhere on the site without the prior written permission of the Local Planning Authority. 6. The vehicular access and parking areas as shown on approved drawing no. 12.5539/A1 - 1 Rev G shall be fully laid out, surfaced and drained prior to first use of the development. These areas shall thereafter be permanently retained and kept free of any obstruction, and made available solely for the parking and turning of motor vehicles at all times. 7. Within three months of the commencement of development a landscaping Management Plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas shall be submitted to and approved in writing by the Local Planning Authority. The landscaping shall be managed and maintained in strict accordance with these details as are approved. 8. No part of the development shall commence until sample(s) of the bricks for the boundary walls have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 9. No part of the development shall commence until a detailed Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place except in strict accordance with the Method Statement as is approved. The Method Statement shall include the following: a) A specification for tree protection fencing and ground protection measures that comply with British Standard 5837:2012; b) A Tree Protection Plan showing the location of the trees to be removed and retained with their crown spreads, Root Protection Areas, Construction Exclusion Zones, and location of protective fencing and ground protection measures accurately plotted; c) A full specification for any access, driveway, path, underground services or wall foundations within retained tree Root Protection Areas or Construction Exclusion Zone, including any related sections and method for avoiding damage to retained trees;

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 d) Details of general arboricultural matters including proposed practices with regards to cement mixing, material storage and fires; e) Details of the frequency of supervisory visits and procedures for notifying the findings of such visits to the Local Planning Authority; f) Method for protecting retained trees during demolition works; g) Details of all proposed tree works, including felling and pruning. 10. No part of the development shall commence until full details for the arboricultural supervision of tree protection measures and any ground works within retained tree(s) Root Protection Areas, as specified by BS5837:2012 or as shown on a Tree Protection Plan have been submitted to and approved in writing by the Local Planning Authority. The supervisory works shall be carried out in strict accordance with the details as approved. 11. Notwithstanding the provisions of Class A of Schedule 2, Part 1 the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification) (as amended) no development shall take place that: a) Constitutes the enlargement of plots 9, 15, 16, 26, 37, 38, and 39 where the enlarged part of the dwelling would extend beyond a wall comprised in a side elevation of those dwellings; b) Constitutes the enlargement of plot 33 where the enlargement would extend beyond a wall comprised in a rear elevation of those dwellings. 12. Notwithstanding the provisions of Class E of Schedule 2, Part 1 the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking, re-enacting that Order with or without modification) (as amended) no development permitted by that class shall take place that: a) Constitutes the provision of a building, enclosure, raised platform, pool or container used for domestic heating purposes for the storage of oil or liquid petroleum gas that would extend beyond a wall comprised in a side elevation of plots 9, 15, 16, 26, 37, 38 and 39 b) Constitutes the provision of a building, enclosure, raised platform, pool or container used for domestic heating purposes for the storage of oil or liquid petroleum gas that would extend beyond a wall comprised in a rear elevation of plots 33 and 37

REASON(S)

1. To define the scope of the planning permission 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. To protect the amenities of the occupiers of nearby properties. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 6. To provide for the parking of vehicles clear of the highway.

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7. To ensure landscape features are properly considered and protected. 8. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 9. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 10. To ensure the work is carried out to accepted arboricultural practices for the long term wellbeing of the tree(s). 11. To protect trees which are of significant amenity value to the area. 12. To protect trees which are of significant amenity value to the area.

NOTE(S) TO APPLICANT

The Applicant is advised that the development to which these reserved matters are pursuant shall commence by 12/01/2020.

It is intended to divert the existing foul sewer that crosses the site and lay new sewerage to another point of connection. This will be subject to a diversionary application under Section 185 of the Water Industry Act 1990 and designs and layout could change subject to technical assessment. If changes are required, the applicant is advised to contact the Local Planning Authority for further guidance, before and changes are made on site.

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0277 10 TALBOT ROAD WREXHAM 05/04/2017 LL13 7DY

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa CHANGE OF USE TO (HMO) HOUSE PF IN MULTIPLE OCCUPATION (IN RETROSPECT) (2 DOUBLE WARD: OCCUPANCY ROOMS 3 SINGLES - 7 AGENT NAME: Erddig PERSONS IN TOTAL) MRS KAY REID

APPLICANT(S) NAME: MRS KAY REID

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Background: Members will recall that consideration of this application was deferred from the June Committee meeting to seek confirmation from Officers that the existing registered HMO figures used in the main report were valid.

Officers can confirm that the figures were sourced from the Council’s own published database and mapping data of mandatory and additional licensed HMO properties. The latter also includes properties that are HMOs but are exempt from licensing. This is the most up to date and accurate data set held by the Council’s Public Protection department and has been used to assess concentration on all previous HMO applications recently considered by the Planning Committee.

Representations referenced in my original report that there are only 10 families remaining on Talbot Road are commented on as follows. This representation is unsubstantiated and anecdotal. There may be dwellings on the street which are rented privately by individuals or as ‘house shares’ e.g. 2 people who are unrelated where the dwelling does not constitute a licensable HMO/C4 planning use. This does not necessarily mean that the social fabric of the area is harmed, but is a reflection on the scale of the individual housing stock in the locality and its proximity to employment and services.

On the basis of the updated information now before Members my recommendation remains unchanged. My original report follows. ______

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THE SITE

Site

PROPOSAL

Planning permission is sought in retrospect for the change of use of the dwelling to a house in multiple occupation (HMO). The application documentation confirms that the dwelling is made up of 2 double occupancy and 3 single rooms totalling an occupancy of 7 persons.

HISTORY

P/2014/0250 - Subdivision of house into 2 no flats. Refused 02.06.2014. P/2015/0179 - Change of use from 3 bed terraced house into 2 flats (1 x 1 bed and 1 x 2 bed). Refused and allowed on appeal.

DEVELOPMENT PLAN

The site is located within a settlement limit as defined by the Wrexham Unitary Development Plan. Polices PS2, GDP1, H4 and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 5 – Conversion of Dwellings to Houses in Multiple Occupation and 16 – Parking Standards.

CONSULTATIONS

Community Council: Objects for the following reason:

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• The development is over intensive with rooms that are far too small and do not meet licensing standards. • There is no garden amenity area. • Whilst it is accepted that the planning inspectorate has approved conversion to 2 flats this current application for a HMO is in retrospect and is not acceptable. It will add to the already difficult highways parking problems in the area. Local Member: New Local Member for Erddig, Cllr Paul Roberts, notified of application on 18.05.2017. Site notice: Expired 05.03.2017 Highways: No objection because of similarity between lawful use and proposed use maximum parking standards. Public Protection: No comments. Neighbouring occupiers: 8 neighbouring occupiers notified. 5 representations received raising the following objections: • The ongoing works to convert the chapel may cause problems as the traffic congestion is unknown; • Parking is a problem along Talbot Road - where will the occupiers of the HMO park?; • A car park along Talbot Road should be provided; • The currently frosted window will be removed and will directly overlook into the neighbouring dwelling on Percy Road; • There are rented properties either side of the dwelling; • Rubbish has been left outside the property frontage; and • The area is already overpopulated with bedsits – there are only 10 families left on Talbot Road.

SPECIAL CONSIDERATIONS:

HMO policy: Policy H4 of the UDP establishes the principle of the sub- division of dwellings. Such proposals must accord with policy GDP1, provide adequate private open space and the proposal must not result in an over concentration of HMOs to the detriment of crime levels, the social fabric of the

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 area or the amenity of the existing residents. This policy is advanced in LPG5.

GDP1 The proposed development will not result in any physical alterations to the building which would be detrimental to the visual amenity of the streetscene. I am also satisfied that the occupation of the dwelling would not necessarily result in disturbance to neighbouring occupiers. Highway impact is discussed later in this report

Private amenity space Amenity space is generally required for new dwellings at a level stipulated in LPG20 – Space Around Dwellings. In this instance there is a yard area to the rear of the property which affords external space for bin storage and an external drying area. Whilst it would fall below the maximum amenity spaces standards in LPG20, it is generally accepted that dwellings in more urban locations which may be occupied like flats or bedsits do not always provide large amenity areas. It is also a consideration for potential tenants as a personal choice when they decide whether such accommodation is the correct for them.

Amenity/Over concentration

Talbot Road is a residential street of over 45 dwellings. Records show that there are 4 properties registered as HMOs under the Housing Act 2004 that fall within a 50m radius of the application site. This would rise to 5 were this application to approved. There are 42 dwellings within this 50m site radius (including dwellings along Percy Road) equating 11% of dwellings being defined as HMOs within this search area.

Recent appeal decisions in the Wrexham town area are material to the consideration of this application. These decisions relate to properties that fall within 600m of this site. In all cases the Inspectors have allowed the appeals for the conversion of dwellings to HMOs where the concentration of others in the vicinity was similar to the application site. In one instance, in line with observations about the visual condition of the street, the Inspector considered that a concentration of 15% within a similarly defined area was acceptable.

I acknowledge that all sites must be considered on their own merits and specific circumstances of a site or area will be a fundamental consideration in evaluating the effect of a proposal. Talbot Road is not dissimilar to the character of the majority of terraced streets in Wrexham. There are no visual indicators to the specific tenure of dwellings which lead me to believe that allowing this proposal would be detrimental to the social fabric or visual amenity of the area.

I am aware of a representation which has provided photographic evidence of excess bin storage to the frontage of the dwelling. I accept that an increased occupation of a building will inevitably lead to a greater level of refuse

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 generation. However, I cannot confirm whether this refuse was awaiting collection. In any case, I am satisfied that there is sufficient space to the rear of the property for the required level of bin and recycling storage. A suitable condition can be imposed to ensure that such an area is made and retained in perpetuity.

Highways: The lawful use of the building is as a 3 bed dwelling. In accordance with the maximum standards set out in LPG16, this would require 3 no. off road parking spaces. The proposed development would require a maximum of 4 off road parking spaces (1 space per 2 bed spaces). The dwelling site has no off road parking provision.

Highways have raised no objection to the proposed development. Whilst it is acknowledged that Talbot Road is a busy route in the town with on street parking congestion, the main issue for consideration is whether the proposed use will compound the existing situation.

The shortfall in parking provision between the two uses is minimal (0.5 spaces rounded up to 1). Members are asked to note the finding of a recent appeal decision relating to this property. In 2015, an appeal was allowed for the conversion of the dwelling to two individual flats. The Planning Committee resolved to refuse planning permission on the grounds of increased parking congestion and impact upon highways safety. The shortfall in parking provision was the same as is now being considered. Whilst the number of bedrooms is higher in this instance (by two bed spaces) than the three bedrooms spread across the previous flats conversion, I am minded to agree with the Inspector that the highly sustainable location of the development means that not all occupiers of the proposed HMO are likely to own a car.

Given that there are no parking restrictions in the wider locality, the parking demand for the use has been assessed in accordance with Council’s adopted standards and the previous appeal decision I am satisfied with Highways view that the proposal would not be detrimental to highway safety.

Other matters: I am satisfied that the positioning of the habitable rooms within the building will not result in a loss of amenity to the neighbouring occupiers.

Conclusion: Whilst I understand the concerns of local residents, the Council is required to ensure that there is a balanced assessment of housing needs when making planning decisions. I have not been presented with any circumstances that would lead me to believe that any impacts of the building being used as a HMO would detrimental. I recommend accordingly.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) dated 5 April 2017 and as contained within the application documentation. 2. Within one month of the date of this permission details of a permanent bin and recycling storage area to the rear of the dwelling shall be submitted to and approved in writing by the Local Planning Authority. The scheme as approved shall be implemented in full in accordance with a timescale to be agreed as part of that scheme. The bin and recycling storage area as approved shall be retained for the lifetime of the development.

REASON(S)

1. To define the scope of the planning permission 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

The applicant is advised to contact the Council to discuss refuse collection requirements (01978 298989). ______

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017

APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0329 64 PEN Y BRYN WREXHAM 26/04/2017 LL13 7HY

COMMUNITY: DESCRIPTION: CASE OFFICER: Offa CHANGE OF USE TO HOUSE IN KH MULTIPLE OCCUPATION (HMO) 10 ROOMS (1 OCCUPANT PER ROOM) WARD: AGENT NAME: Offa APPLICANT(S) NAME: ARRAN PRITCHARD ARRAN PRITCHARD

______/2017/0329 THE SITE

Two-storey building located at the corner of Ruabon Road and Ruthin Road. The building is currently used as a ground floor retail unit and an A2 (Financial and Professional Use). The area is designated as a District Shopping Centre.

District shopping centre

Application site

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017

PROPOSAL

Change of use to house in multiple occupation (HMO) 10 rooms (1 occupant per room). One parking space is available to the rear of the property.

HISTORY

No recent history.

DEVELOPMENT PLAN

Within District Shopping Centre. Policies PS1, PS2, PS7, PS8 and S5 of the Wrexham Unitary Development Plan refer.

CONSULTATIONS

Community Council: Object on the following grounds:- • Contrary to Policy S5 and S9 which states that any change of use which would adversely affect the vitality and viability of defined district shopping centres will not be allowed. The current shop front would be removed and replaced by a non-descript housing frontage which would adversely affect the character of the shopping area of Penybryn. The ground floor should be retained for shopping or office use. • Area to the rear of the property is shown as an amenity space for the HMO to provide cycle store and drying area, bin storage and recreation. However, the land is not in the applicant’s ownership and currently provides access and right of way to parking spaces and other properties. • Serious concerns over the effect on the surrounding local area due to inadequate parking provision. The current use results if far less parking impact than a 10 bed HMO would do. Local Member: I wish to object to the current Planning Application for the conversion of 64 Pen y Bryn into a 10 room HMO, and hope that it can be recommended for REFUSAL in its present form.

64 Pen y Bryn is located at the centre of the defined Penybryn District Shopping Centre in Policy S5, which I understand is to be retained as a Local Shopping Centre in the developing LDP2.

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Policy S5: New shopping and leisure development will be allowed in the defined district centres of Borras Park, Cefn Mawr, Chirk, Coedpoeth, Gresford, Gwersyllt, Holt, Penybryn, Ruabon and Rhos, provided that it is appropriate in scale in relation to the function of the centre and is of a type which will complement and enhance the existing centre. Changes of use which would adversely affect the vitality and viability of these centres will not be allowed.

Number 64 is a long established and historic shopping frontage in the Penybryn area street scene, and the distinctive and important architectural features in its elevations to Penybryn and Ruthin Road are reflected in another historic shopping frontage - currently Deggy’s - on the opposite corner with Ruabon Road. These features all contribute very positively to the appearance of buildings in the area, and form a vital part of the shopping area extending from Poyser Street down to Tenters Square. The submitted plans show the removal of the present frontage at 64 Penybryn, and its replacement with an alien and featureless housing frontage which would without doubt detract from the appearance of the area, and adversely affect the “vitality and viability” of the shopping area.

Any redevelopment of the site needs to retain the shopping frontage of the building, and the use of the ground floor needs to be retained as a shopping or office use. For this reason, the current application should be REFUSED in accordance with policy S5.

Further concerns: The creation of a further HMO housing ten people also causes major concern in the area for a number of other reasons too, due to the location of the property, the severe parking difficulties already experienced in the area, and impact on adjoining business users.

The service area for this and the adjoining businesses as far as Acton Gate Audio (the former Swan Public House) is to the rear of the properties, accessed from the busy Ruthin Road, and very close to its junction with Ruabon Road and Penybryn, one of the busiest routes in and out of

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the town centre. It provides only one parking space for each of the businesses, and one space for each of the two flats on the upper floors. This limited space could not cope with the demands of a 10 bed HMO in addition.

The arguments put forward by Highways suggest that based on floor area, our Parking Standards would have required the current office use to provide eight parking spaces, even though only one can be provided. However, over recent years, despite the current business never generating that that amount of need, there have been many occasions when vehicles have been left parked on the pavement to the front of the shop, so blocking visibility for vehicles turning from Ruthin Road into Penybryn, and bollards have been requested to prevent such parking.

Current Parking Policy also dictates that any HMO should provide one parking space for every two bed spaces. For a 10 bed HMO, this gives a requirement of only five spaces, smaller than the current Office use requirement, and so preventing Highways from raising an objection in this case. The creation of a 10 bed HMO in the property will certainly add considerably to the numbers of vehicles using the immediate area.

In our discussions on strengthening HMO policies for the Council, we have discussed the advantages of “student only” conditions, and the evidence provided by Glyndwr University recently shows that students are significantly less likely to own cars. This was acknowledged too by the Planning Inspector in reaching his decision on the HMO application in Alexandra Road. Many HMOs housing contract workers create significant problems, with so many of their residents having vans or lorries or cars that need to be parked in the already overcrowded streets at night.

Such is the current problem for residents in Ruthin Road that they have agreed to the introduction of a “Residents Only” parking order in the street, and this is presently being advertised for final consultation. Together with the removal over the past two years of parking spaces on Ruthin Road to allow the freer flow of traffic, the parking spaces

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referred to in the Highways response will not be available in Ruthin Road. There is no parking provision in Penybryn, and at night, there are more cars needing to park in the residential areas around Poyser Street etc. than are available on the roads.

The parking standards policy for HMOs is desperately in need of being strengthened.

Conclusion: The current application needs to be REFUSED on the basis of Policy S5, but should an amended application be submitted for HMO use only on the upper floor, then serious consideration will need to be given to all these highway and parking matters.

The red line on the location plan (attached) suggests that the area to the rear of the property is in the ownership of the applicant. I understand that this is not the case, and that all the neighbouring business and residential properties have right of way over it to access their parking places and rear entrances. Does the application need to be amended because of this?

The “Submitted Plan” included with the application shows this area to the rear of the property is to be used as a “rear yard” for the HMO use. As this land is not in the ownership of the applicant, and others have right of way over it, it would not be available as an amenity area for the HMO. In fact the plan shows that the cycle store would be located on the only parking space, meaning that there would be no off-street parking provision available for any vehicles associated with the HMO. The bin provision hardly seems sufficient for an HMO housing 10 individuals. Public Protection: Housing Standards – No objection to the planning proposal provided the owner ensures that he /she makes an application for a HMO Licence prior to the property becoming occupied as a HMO. The owner must also ensure that they comply with the Rent Smart Wales Scheme being registered and / or licensed as necessary. Highways: The proposed development site is located on Penybryn which is a busy, classified road subject to a 30 mph speed limit. The site has one designated off-street parking space which is

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accessed to the rear of the site through an existing access off Ruthin Road. The section of road fronting the development site (both sides) along Penybryn is subject to a Traffic Regulation Order in the form of double yellow lines. However, there are a number of 30 minute waiting bays further along Penybryn / Ruabon Road. On the basis of the Council’s parking standards, the existing uses would require 8 parking spaces for both floors whilst the proposed use would require 5 parking spaces. Other representations: Five objections received on the following grounds: • Yard to the rear of the building is not owned by the applicant, with the rear yard for shared access and the extent of ownership is only one parking space. • The bike store is on the shared yard and building it would be at the expense of the one parking space. • Concerned that access in and out will be obstructed. • Visitors to the property would compound parking problems. • Concerns regarding anti-social behaviour and additional rubbish which will result in nearby businesses losing customers. • No way a 10 bedroom HMO will have less vehicles than the existing use (existing use has 1 vehicle parked on site and 3 other vehicles out on site all day). • The existing use is obviously established and only has 1 space at the rear. Even this would disappear when the proposed commercial bins, recycling bins, cycle rack and recreational area occupy the rear area. The area may be owned by No. 64 but is subject to rear vehicular service access to the adjoining properties. • This area of town cannot take any more cares. • Existing shops at risk and if planning permission is granted some may move out of town and be replaced by HMOs. • 10 rooms may require 10 cars. • Use of the property may discourage customers. • Numerous HMOs in the area. • Already have a HMO at no.3 which is continually being remodelled/extended to include a recent temporary structure at the rear which links two smaller rooms to provide yet

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 another unit. I am unaware of the Licence terms or planning permission but I imagine there are now 8 rooms with corresponding antisocial behaviour; • The fishing tackle shop on the corner of Ruabon Road/Ruthin Road has approximately 6 HMO units. Are these authorised? • Ruthin road current supports parking for existing residents, school staff, parents dropping off children at school, customers to local businesses, town centre workers, visitors to the park and employees in the area. • Should No.64 be approved then the number to both sides of the road at this busy corner will total 24. Parking is already extremely difficult and our entrance is regularly blocked to our tenant’s frustration. Our recessed gateway is already used by drug users and others to drop needles and take-away litter. • Whilst the area is currently not a 'ghetto' of poor quality buildings, fear it is fast approaching. Site Notice: Expired 22 May 2017.

SPECIAL CONSIDERATIONS

Proposal: Involves the change of use of a ground floor retail use and first floor offices to a 10 (one bedroomed) HMO. On each floor there will be 5 bedrooms with a shared kitchen.

Bins for waste will need to be provided to the rear of the property. One parking space is available to the rear of the property.

Loss of Retail Unit: The premises are located within the Penybryn District Shopping Centre. Consideration is required in relation to the loss of the shop and the Local Member is concerned that this will weaken the status of the shopping area and compromise the vitality and viability of the district shopping area. Policy S5 of the Wrexham UDP is applicable and changes of use which would adversely affect the vitality and viability of these centres will not be allowed.

The district shopping centre has numerous existing retail units within the Centre and the facilities and shops within the Town Centre are within reasonable walking distance and on a bus route. Whilst I appreciate the Local Member’s concerns I do not consider the loss of the unit will have any significant impact on the vitality or viability of the district shopping centre.

Concretion of HMOs: Policy H4 seeks to avoid over concentrations of HMOs however it only applies to the change of use of dwellings to HMOs so is not applicable to this proposal. However I have had regard to the concentration of HMOs in the immediate vicinity. There are 2 existing HMOs in the vicinity of

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 the site at present, accounting for 7% of properties. The proposed HMO would not significantly increase the concentration of this type of use in the locality nor will it significantly alter the mixed use character of the area.

Highways: The proposed development site is located on Penybryn, which is a busy classified road subject to a 30 mph speed limit and at the junction with Ruthin Road. The site has one designated off street parking space to the rear of the site. A section of the road fronting the development site (both sides) along Penybryn, is subject to a traffic regulation order in the form of double yellow lines. There are a limited number of 30 minute waiting bays further along Penybryn / Ruabon Road.

On the basis of the Council’s parking stands the existing uses would require 8 spaces for both floors whilst the proposed use would require 5 parking spaces. With regards to the existing uses and car generation, neighbours have drawn attention that whilst the parking space to the rear was utilised, 3 other company vehicles were always away from the site. However, I am conscious that the retail use could have been used as a more intensive A1 use and provided the first floor was used in conjunction with the ground floor a change of use would not be required for the whole building to be used for retail.

I am also aware that given the location of the site in the District Shopping Centre, on a busy route and within reasonable walking distance of all the shopping facilities, railway station and main bus station, occupants may not have cars.

External Alterations: The proposal also comprises external alterations with the shop front being removed and replaced with brickwork and new windows to match existing. I am conscious of the concerns of the Local Member and Community Council regarding its removal and the historic interest of the frontage and its relationship with the retail unit on the opposite corner of Ruthin Road.

The property is not within a Conservation Area and has no protected status. I am satisfied that the proposal to replace the shop front with matching brick and windows in character with existing properties on Ruabon Road is appropriate. The existing and proposed plans are included below:

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Conclusion: I have considered the proposal and the objections raised. An additional HMO will not adversely impact on the character of the area given the low percentage of HMOs in the vicinity of the site. The loss of one unit within the District Shopping Centre will not compromise the vitality or viability of the area and the removal of the proposed shop front and replacement with a brick façade with windows, sympathetic to nearby residential properties on Ruabon Road, will ensure the character of the area is respected. I am satisfied from a highway perspective that the building’s existing use could have had the potential to generate significantly increased vehicular movements if used for other more intensive retail / office use. Whilst only one parking space is available, given the location in the District Shopping Centre, on a bus route and within a relatively short distance of the Town Centre and all the relevant facilities I would anticipate that many of the occupants will not need to rely on a car.

RECOMMENDATION: That permission be GRANTED

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CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The number of rooms shall be restricted to 10 and 1 occupant per room. 3. Prior to their use on the development samples of all external facing and roofing materials and full details of all new windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. In the interests of nearby amenity and highway safety. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

The applicant / owner is advised that he / she should make an application for a HMO licence prior to the property becoming occupied as a HMO. HMO Licence application form and guidance is available at http://www.wrexham.gov.uk/english/council/Housing/hmo_licence.htm

The applicant / owner must ensure that they comply with the new Rent Smart Wales Scheme being registered and / or licensed as necessary. Further information on Rent Smart Wales is available at https://www.rentsmart.gov.wales

The applicant's attention is drawn to item nos 1, 2, 3, 4, and 5 on the supplementary notes. ______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0387 17 MONMOUTH ROAD WREXHAM 11/05/2017 LL12 7TP

COMMUNITY: DESCRIPTION: CASE OFFICER: Acton ALTERATIONS TO ROOF TO SEH CREATE FIRST FLOOR EXTENSION INCLUDING DORMER WINDOW AND WARD: SINGLE STOREY FRONT AGENT NAME: Rhosnesni EXTENSION MR & MRS B & E HENSHALL APPLICANT(S) NAME: MR & MRS B & E HENSHALL

______

THE SITE

Proposed Extensions

PROPOSAL

As above

HISTORY

None relevant

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DEVELOPMENT PLAN

Inside settlement limit. UDP Policies PS2, T8 and GDP1 apply. Local Planning Guidance Notes Nos. 16 ‘Parking Standards’, 20 ‘House Extensions’ and 21 ‘Space around Dwellings’ are also relevant.

CONSULTATIONS

Community Council: Consulted 16.05.2017 Local Member: Notified 16.05.2017 Site notice: Expired 06.06.2017 Neighbours: 2 letters of objection received raising the following concerns: • Loss of privacy to the properties at the rear of the site caused by the dormer window in the rear elevation of the proposed first floor extension.

SPECIAL CONSIDERATIONS

Design and residential amenity: In terms of scale, design and materials of construction, the proposed single storey front and first floor extensions are in keeping with the character and appearance of the existing dwelling and surrounding area. Though the first floor extension does increase the height of the dwelling above the adjacent dwellings either side, due to the layout out of Monmouth Road, the extension would not have a negative impact upon the appearance of the street. There are other similar extensions in the locality with which this development would accord.

Concern has been raised as to the loss of privacy to the properties to the rear of the site, caused by the proposed dormer window in the rear elevation. These dwellings are in excess of 30 metres away from the proposed dormer window which far exceeds the minimum requirement for 22 metres between habitable room windows (LPGN 21). Further, the garden areas to the rear are in excess of 20 metres away. As such there will be no significant loss of privacy to the properties to the rear.

I have also considered the properties both sides of the application site and confirm that the extensions are sufficient distance from their habitable room windows to safeguard against issues of loss of light or overlooking. The development accords with the guidance contained within LPGN Nos. 20 ‘House Extensions’ and 21 ‘Space around Dwellings’ which seek to protect the amenity of the occupiers of surrounding properties.

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

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RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 01, 02, 03, 04, 05 and contained within the application documentation. 3. No facing or roofing materials shall be used other than materials matching those used on the existing building.

REASON(S)

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

NOTE(S) TO APPLICANT

It is recommended that information outlining how the former mining activities affect the proposed development, along with any mitigation measures

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 required (for example the need for gas protection measures within the foundations), be submitted alongside any subsequent application for Building Regulations approval (if relevant). Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant safety and engineering risks and exposes all parties to potential financial liabilities. As a general precautionary principle, the Coal Authority considers that the building over or within the influencing distance of a mine entry should wherever possible be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure that a suitable engineering design is developed and agreed with regulatory bodies which takes into account of all the relevant safety and environmental risk factors, including gas and mine-water. Your attention is drawn to the Coal Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the- influencing-distance-of-mine-entries

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

______

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0396 THE ELMS RHOSDDU ROAD 15/05/2017 WREXHAM LL11 1EB COMMUNITY: CASE OFFICER: Rhosddu DESCRIPTION: MP EXTERNAL ALTERATIONS

WARD: APPLICANT(S) NAME: AGENT NAME: Grosvenor MR STEVEN WEBSTER T A C P BETSI CADWALADR UNIVERSITY MR DAVID MORRIS HEALTH BOARD

______

THE SITE

Application site

PROPOSAL

The Betsi Cadwalader University Health Board operates their Substance Misuse Services (SMS) from two sites, The Elms on Rhosddu Road (the application site) and Hafod on Grosvenor Road. They are proposing to refurbish the existing building to enable the all of the SMS to be located on one site.

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The application proposes the following external alterations:

i. The provision of two additional second floor dormers window, one each in the west and north facing elevations. ii. The blocking up of a ground floor door and the installation of a new second floor window in the south elevation. iii. The installation of two ground floor and two first floor windows in the north-facing elevation of the building. iv. The blocking up of an existing doorway in the east elevation and the installation of a new doorway with access ramp and ground floor window; v. The blocking up of the existing northern pedestrian access and the formation of an opening in the boundary wall fronting Rhosddu Road; vi. Improved access ramp to the main entrance; vii. Replacement of existing windows and the provision of a new slate roof.

The submitted plans confirm that there will also be alterations to the interior of the building, including the provision of a new staircase, a lift, the removal of some partition walls and the erection of new partition walls. These works do not, by themselves, require planning permission.

HISTORY

P/2016/1111 Ground floor extension and internal and external alterations. Refused 6.2.2017. Appeal pending.

PLANNING POLICY

Within settlement limit and within the Grosvenor Road Conservation Area. Policies GDP1, EC4, EC7 and T8 apply.

CONSULTATIONS

Community Council: Have made the following comments: • It was noted that the proposal will increase the office space and capacity within the building which will increase the number of employees. There does not appear to be any parking scheme as part of the proposals and it is unclear how a greater number of parking spaces are going to be achieved with no additional land involved or works involved. It was RESOLVED that the applicants be required to provide a Parking Scheme and Plan showing how the additional parking spaces will be provided;

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 • It was noted that access it on to Rhosddu Road which is an access to the Bus Station and Coleg Cambria, as well as to the proposed new Police Station attached to the Library. No indication has been given of turning spaces with the site so cars could be reversing out on to Rhosddu Road. It was RESOLVED that the Council objects on the grounds of poor access on to a busy road. • Members were concerned at the inevitable increase in the number of visits from substance misusers to the Application site as a result of the increase in facilities to be provided for drug users. It was RESOLVED to object on the grounds of the detrimental effect the proposal would have on the amenity of adjacent occupiers, in particular the occupiers of Coleg Cambria. It was felt that encouraging more drug users to attend a building next to a sixth Form College was an inappropriate use of the building. Photos of drug users in a drugged state in King Street and the Bus Station were well documented in the local press and television. Drug users are extremely poor role models for young, possibly vulnerable 16 year olds. • The proposal includes tree felling and it was RESOLVED that no trees be felled until a proper landscaping scheme has been agreed with the Conservation Officer. Local Member: Notified 18.5.17 Public Protection: Recommended measures to limit construction impacts. Highways: Have made the following comments: - The access suffers from substandard visibility and I would not normally wish to support any proposed development that would result in any increase in vehicular movements; - The existing car park is not formally marked out and the site already appears very congested. Given that it is proposed to transfer a number of staff onto The Elms site, I would normally raise concerns over the adequacy of the

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 proposed parking provision and its potential to impact on the free flow of traffic on Rhosddu Road. However I am informed by the planning department that the transfer of existing staff from one building to another is something that cannot be controlled through the planning process. This being the case I would make no objections on highway grounds; - A new pedestrian access is proposed along the site frontage onto Rhosddu Road. This would appear to access onto the existing off-road cycleway fronting the site which would be unacceptable. Such an access should be located just beyond the existing ladder tactiles. Request the applicant amend this detail. Wrexham Civic Society: Consulted 18.5.2017 Site notice: Expired 9.6.17 Neighbours: Coleg Cambria notified 16.12.16

SPECIAL CONSIDERATIONS

Background: The Health Board applied to extend and make external alterations to the building in November 2016. The application was subsequently refused by Planning Committee for the following reason:

The proposed development by virtue of its design and use of materials will have a detrimental impact upon the character and appearance of the existing building and wider conservation area. To allow the development would be contrary to Wrexham Unitary Development Plan Policy EC7 which seeks to ensure new development preserves and/or enhances the unique character of the area.

An appeal has been lodged against that decision; however the Health Board have also opted to pursue this application for external alterations minus the previously proposed extension.

Use: I understand the property has been used for its current purpose since 2006 and prior to that it was used for the delivery of mental health services – both uses falling within Class D1 (non-residential institutions) of the Town and Country Planning (Use Classes) Order 1987 and as such the established and lawful use of the property falls within that class. Whilst noting the concerns expressed by the Community Council the development does not result in a change of use and it is therefore not possible to consider whether the site is suitable for a D1 use.

I appreciate that alterations to the building are proposed to enable the Health Board’s to provide substance misuse services from one site rather than two as

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 at present. However the proposed internal alterations do not require planning permission. The relocation of staff to the building is also outside of the scope of planning control. In considering this application the Council is limited to considering the merits of the proposed external alterations to the building in terms of their impact upon its appearance and the character of the Grosvenor Road Conservation Area.

Design: The Elms is identified as building of visual interest in the Grosvenor Road Conservation Area Character Assessment and Management Plan, being located in a prominent corner location. There is a beech tree immediately to the south of the building which makes a valuable contribution to the character of the conservation area and is protected by TPO WMBC no.11.

The existing and proposed elevation plans are included below:

Existing Elevations

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Proposed Elevations

The new windows and dormer windows match the appearance of existing ones. The new door in the east facing elevation and associated access ramp will not materially impact upon the appearance of the building and the improvements to the access ramp to the main entrance will not have any significant impacts upon the appearance of the site. I am therefore satisfied that the external alterations are in keeping with the existing character of the building and in turn will preserve the character of the wider Grosvenor Road Conservation Area.

The beech tree referred to above will be unaffected by the alterations to the building but protection measures will be required when to the works to the access ramp to the main entrance are carried out. The application is accompanied by an Arboricultural Impact Assessment that puts forward tree protection measures. These will be secured by condition.

A number of other smaller yew, whitebeam, laburnum and holly trees are to be removed however these do not make a significant contribution to the amenity of the area or wider conservation area and are not protected by the TPO. The submitted plans propose new soft landscaping to the north and west of the building which presents an opportunity to enhance the appearance of the site and off-set the loss of the trees. This will be secured by condition.

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Amenity: The nearest residential properties are around 45 metres to the north of the site and therefore far enough away that the proposals will not prove harmful to the amenity of their occupiers by way of loss of privacy. The proposals will also not adversely impact upon the use of adjacent non- residential properties.

Access and Parking: Whilst noting the comments made by the Community Council, the only works proposed to the building that require planning permission are external alterations. These works will not give rise to increase traffic to/from the site or an increase in demand for parking. I appreciate that the Health Board plans to increase to increase the number of staff based at the site from 24 to 32, however as already noted above this is a matter outside of the scope of planning control. The Health Board could relocate staff to the premises irrespective of whether external alterations to the building are carried out. Accordingly there would be no valid reason to refuse planning permission due to access or highway safety concerns. Indeed it would be unreasonable to do so.

I note the comments made by Highways regarding the new pedestrian access. The plans have been amended to take account of those comments.

CONCLUSION

The proposals are of an appropriate design and will preserve the character of the conservation area and therefore accord with the relevant UDP policies.

RECOMMENDATION: That permission be GRANTED

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered GA-01 Revision A, GA- 02 Revision A, GA-03 Revision A, GA04 Revision A, GA-05 Revision B and GA-06 Revision B and contained within the application documentation. 3. 3. The development shall be carried out in strict accordance with the Shields Arboricultural Consultancy Arboricultural Impact Assessment reference AIA/TEW/12/16 dated 11 December 2016. 4. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 5. Prior to their installation on the building, drawings to scale 1:5 and 1:20 fully detailing all new or replacement windows and doors shall be submitted to and approved in writing by the Local Planning Authority. The details shall fully describe the proposed materials, decorative/protective finishes, method of opening and glazing type and include cross sections for glazing bars, sills and heads etc. The works shall only be carried out in strict accordance with such details as are approved.

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6. Within three months of commencement of development, full details of a hard and soft landscaping scheme together with a timescale for implementation of works shall be submitted to and approved in writing by the Local Planning Authority. 7. The landscaping scheme submitted and approved in connection with condition no. 06 shall be fully implemented in all respects within the agreed timescale and in strict accordance with the approved scheme. 8. The planting scheme implemented in connection with condition no. 7 shall be permanently retained. Any planting which becomes severely damaged or seriously diseased, or is in poor physiological condition and/or are removed without the written permission of the Local Planning Authority shall be replaced within the next available planting season by trees or shrubs of similar size and species to those originally required to be planted.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission. 3. To protect trees which are of significant amenity value to the area. 4. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 5. To ensure the works reflect the character and appearance of the building.

6. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 7. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 8. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.

NOTE(S) TO APPLICANT

The development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0412 THE ORCHARD 30 BANGOR ROAD 18/05/2017 OVERTON WREXHAM LL13 0HB COMMUNITY: CASE OFFICER: Overton DESCRIPTION: MR CONVERSION OF LOFT SPACE TO FORM 2 NO BEDROOMS AND WARD: BATHROOM INCLUDING NEW AGENT NAME: Overton DORMER WINDOW TO FRONT AND MR MATTHEW HAMER ROOF LIGHTS TO REAR

APPLICANT(S) NAME: MR & MRS JOWITT

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THE SITE

PROPOSAL

The proposal seeks householder planning permission for a loft conversion and construction of a dormer window.

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Windows would also be installed into each side elevation serving the loft conversion and a skylight would be added into the rear elevation of the main roof of the property.

HISTORY

None relevant.

DEVELOPMENT PLAN

Within Overton Settlement Limit. UDP policy GDP1 applies.

CONSULTATIONS

Community Council: Object to the application. Concerns raised include the proximity of the windows to neighbouring properties which would impact on neighbours private space. Local Member: Notified 19.05.2017. Site Notice: Expires 13.06.2017. Neighbours: No representations received at the time of writing.

SPECIAL CONSIDERATIONS

Design: The dwelling is set back from the main road, therefore the proposal is considered would have minimal impact on the character and appearance of the street scene.

The proposal would have a limited depth and its height would not exceed beyond the ridge height of the existing dwelling, so is considered to result in a subordinate addition.

Matching materials would integrate the proposal with the main dwelling. The proposal would comply with Wrexham UDP Policy GDP1.

Residential Amenity: Spacing standards to neighbouring properties are considered to be appropriate.

The proposed window in the north elevation would measure approximately 15m away from the facing rear elevation and habitable windows of the dwellings at Nos. 5 and 6 Parkside. The window is considered to be fairly limited in overall width, measuring approximately 1.2m.

The boundary treatment between the application site and neighbouring properties comprises trees and a substantial hedge which is approximately 3 metres high. Taken together with the orientation of the dwelling relative to the properties in Parkside it is considered that these would help to screen any potential overlooking impacts between both properties. The boundary

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 treatment would also help to screen any overlooking impacts into the rear amenity areas of the adjacent neighbouring properties.

It is also considered that overlooking would also be restricted by the overall height of the bungalow itself which measures approximately 5m to the ridge. In turn, this restricts the overall height of the window, which measures approximately 4.2m measured from ground level to the top of the window.

The installation of the proposed window on the facing south elevation of the property would measure approximately 8m away from the neighbouring boundaries. This is considered to be appropriate in that the gardens to which these properties serve are long and there is considered to be sufficient distance between the immediate rear amenity areas of these properties and the proposed window, which would not result in adverse overlooking impacts. The nearest dwelling is in excess of 22m away and therefore the proposals accord with LPG20.

The proposal would comply with Wrexham UDP Policy GDP1.

Parking: There is sufficient space within the site curtilage to accommodate 4 car parking spaces, as per the requirements set out in Local Planning Guidance Note 16 for a 5 bedroom dwelling.

CONCLUSION

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

RECOMMENDATION: That permission be GRANTED.

CONDITION(S)

1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered 1:500 Block Plan, 1:2500 Site Location Plan, Drawing No. 0127-P-GA-02A and contained within the application documentation.

REASON(S)

1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission

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APPLICATION NO: LOCATION: DATE RECEIVED: P/2017 /0426 LAND SOUTH OF BOUNDARY 23/05/2017 HOUSE HORSEMANS GREEN ROAD HORSEMANS GREEN WREXHAM COMMUNITY: SY13 3DY CASE OFFICER: Hanmer SEH DESCRIPTION: ERECTION OF DETACHED WARD: DWELLING WITH ASSOCIATED AGENT NAME: Overton GARAGE, PARKING AND NEW BLUEPRINT LTD ACCESS MR DAFYDD EDWARDS

APPLICANT(S) NAME: MR & MRS FORRESTER AND GRIFFITHS

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THE SITE

A rectangular piece of greenfield land measuring approximately 900 square metres located outside of the settlement limit on land to the south of Boundary House, Horseman’s Green, Wrexham.

Applicatio n site Approximate location of the Associated approved Land stable block

PROPOSAL

As above

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HISTORY

P/2014/0421 Outline planning application for residential development (2 dwellings). Refused 01.09.2014 – Appeal Dismissed. P/2007/0291 Stable block with feed store. Granted 20.04.2007. P/2008/1067 General purpose agricultural building. Refused 07.11.08. P/2012/0380 Stable block and store, kitchen and toilet block. Refused 18.01.2013. – Appeal Dismissed. P/2013/0219 Stable, store and personal facilities area. Refused 07.10.2013 – Appeal Dismissed. P/2013/0393 Stable, store and personal facilities area. Refused 29.07.2013 – Appeal Dismissed

DEVELOPMENT PLAN

Outside of a defined settlement limit. Public Right of Way (PRoW) runs along the northern boundary of the site. UDP Policies PS1, PS2, PS3, PS4, GDP1, H5, H8, EC4, EC6, EC13 and T8 apply. Local Planning Guidance Notes Nos. 17 ‘Trees and Development’, 21 ‘Space around Dwellings’ and 32 ‘Biodiversity and Development’ are also relevant.

CONSULTATIONS

Community Council: Consulted 24.05.2017 Local Member: Notified 24.05.2017 Highways: No objection to the scheme subject to the creation of a safe and satisfactory vehicular access and works to the highway to improve carriageway width and increase footway provision. NRW: Consulted 24.05.2017 Senior Flood Officer: The site is located in DAM Zone A, as defined within TAN15 and is not explicitly identified as being at risk of surface water flooding on NRWs updated flood map for surface water. There are a number of reported incidents of localised flooding that appear to be associated with blocked highway drainage infrastructure in the area but we do not hold any information regarding flooding incidents directly relating to the application site. Public Protection: No objection subject to recommended advisory notes and a planning condition to protect residential amenity. PRoW: Consulted 24.05.2017 WW: Consulted 24.05.2017 Ramblers: Consulted 24.05.2017 Site Notice: Expired 22.06.2017 Advert: Expired 24.06.2017

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Neighbours: 7 letters of objection received raising the following: • Hazardous, narrow highway serving the development; • Horseman’s green is a Hamlet not having the traditional Village facilities such as a bus service, doctors surgery, shop or Church. • Site is outside of the settlement limit; • Is granted, this permission would set am unwelcome precedent; • Noise pollution; • The highway network to the larger settlements of Hanmer and Penley are not sufficient to cater for additional traffic and is not a safe walking or cycling route; • There are no amenities/facilities in Horseman’s Green; • Area is prone to flooding; Inadequate surface water drainage system; • Not enough information has been provided in relation to waste disposal and drainage; • The proposed development would detract from the local character and landscape setting; • The proposed access driveway will conflict with the Public Right of Way which crosses the site; • The focus should be on brownfield development before greenfield is used; • Ribbon development should not be permitted; • No reference has been made to the public footpath; • Inadequate infrastructure. 1 letter of support received raising the following: • The development will help to reduce the decline in the number of Hanmer residents; • Improve the economy and services of the village by increasing resident number; • This is a suitable location to support the need for affordable housing in rural areas.

SPECIAL CONSIDERATIONS/ISSUE

Background: The application site forms part of a larger piece of greenfield land, located outside of the settlement limit, upon which planning permission to erect a single ‘L’ shaped block containing 3 no. stables and feed store was granted in 2007 (P/2007/1291). Planning permission to erect a second building for additional facilities such as a kitchen, toilet, store etc. on the site has since been refused on three separate occasions and subsequent Appeals to the Planning Inspectorate against these decisions have been dismissed. In

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 reaching his decision, the Inspector agreed with the Council that the increase in footprint of the proposed built development would have a significant negative impact on the appearance of the site to the detriment of its character and that of the area generally contrary to Policies PS2 and GDP1 of the Wrexham UDP.

In 2014, an application was received for Outline planning permission for the erection of 2 dwellings. The application related to part (approximately one quarter) of this greenfield site, adjacent to its frontage with the public highway. Planning permission was refused and a subsequently Appeal to the Planning Inspectorate was dismissed. The Inspector in reaching his decision agreed with the Council that the development of this site would be materially detrimental to the landscape and would fail to accord with the character of the site or make a positive contribution to the appearance of the nearby locality. To develop the site and extend the built form into an area of open field would extend the pattern of the built-up area out in a ribbon form and would have an urbanising effect that would erode the amount of open space at the edge of the settlement.

The Appellant also referred to a shortfall in the supply of housing within the County Borough. Nonetheless, whilst small sites such as this can make a contribution, the Inspector did not consider that in this case such a contribution, or the need to increase the supply of land for housing, would justify a development that would be contrary to the policies PS1, PS2, PS3, PS4, GDP1 and H5 of the Wrexham Unitary Development Plan

This application is now made in Full. The differences between this proposal and the 2014 proposal are that the number of units has been reduced from 2 to 1, the dwelling is reduced in height from two storey to single storey, and the dwelling is proposed to be affordable. As with the previous application for residential development of the land, it is necessary to consider whether the benefit of the development in contributing to the affordable housing land supply, would outweigh the harm of allowing development outside of the settlement limit.

Policy: Policy H8 states that in exceptional circumstances, where a proven need from persons unable to compete in the local housing market cannot be made in rural settlement limits, consideration will be given to other limited affordable housing proposals on the edge of settlement limits where it forms a logical extension to the settlement limit and reflects the surrounding landscape. No information has been submitted to prove this need or to justify the development as being in exceptional circumstances. Further, the site is separated from the edge of the village by the side garden area of Boundary House and by a triangular area of land which is currently used as a paddock for keeping horses. The extension to the settlement limit is not considered to be logical, and the open fields on the edge of the settlement make a significant contribution to the rural setting of the village and form a distinctive edge to this part of Horseman’s Green. To develop the land would not reflect

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REPORT OF THE CHIEF PLANNING OFFICER – 3 JULY 2017 the surrounding landscape. The proposal would therefore be contrary to this policy.

The principle of development in this location is unacceptable when assessed against the applicable policies PS1, PS2, PS3, PS4, GDP1 and H5 of the Wrexham Unitary Development Plan with respect to the broad location of development, general development principles and housing in the countryside.

The proposals do not accord with any of the limited circumstances set out in policy H5 that permit small scale residential development on sites outside of settlement limit (rural exception site, infilling and agricultural workers dwellings).

The development of this site would be materially detrimental to the landscape and would fail to accord with the character of the site or make a positive contribution to the appearance of the nearby locality. Whilst the reduction in the height and number of dwellings proposed has lessened the visual impact, these concerns have not been overcome and the residential development of the site remains unacceptable. To develop the site and extend the built form into an area of open field would extend the pattern of the built-up area out in a ribbon form and would have an urbanising effect that would erode the amount of open space at the edge of the settlement.

The development would not maintain the existing settlement pattern or integrate with existing transport networks to help reduce the need to travel or encourage the use of alternatives to the car. The site is not brownfield and would result in the loss of land of ecological, landscape and amenity value. The development would therefore cause significant harm to the locality that the UDP policies were designed to protect and thus would not comply with the above mentioned policies.

Housing Land Supply: Planning Policy Wales (para 9.2.3) requires Local Planning Authorities to ensure that sufficient land is genuinely available or will become available to provide a 5 year supply of land, judged against the general objectives and the scale and location of development provided for in the development plan. There is also a statutory requirement to demonstrate a 5 year supply of housing on adoption of the Wrexham Local Development Plan LDP (para 6.2 TAN 1, 2015)

The emerging LDP will need to make provision for around 8,460 new homes (including a 10% contingency allowance) to meet the housing needs of the County Borough over the 2013-2028 period. Taking into account existing deliverable housing supply this equates to a requirement for sufficient land to be brought forward for around 4,000 houses to be built. The housing land supply figure should be treated as a material consideration in determining planning applications for housing. However, given the recent changes to TAN1 the authority are now deemed to have a 0 land supply as a result of the UDP having expired and no adopted LDP in place.

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TAN1 (paragraph 5.1) advises that the need to increase supply should be given considerable weight when dealing with planning applications. Local Planning Authorities are required to include a statement in the JHLAS study outlining measures it is taking to address the shortfall in housing land supply. In paragraph 3.2 of the 2016 Housing Land Monitor Statement, the Council will continue to take a pro-active stance in supporting appropriate growth in the County Borough where it meets policy objectives and identified local needs. It is important to understand that this is not just about increasing housing numbers, but to promote sustained growth in the right location which meets the needs of the local communities. Therefore each site that comes forward will be considered on its merits with the principal considerations focusing on whether the site meets all the other planning considerations and represents a sustainable form of development.

Sustainable Development: Planning Policy Wales includes a presumption in favour of sustainable development. There are no shops, churches, public houses, medical facilities or areas of public open space near to the site nor are there regular bus services to access these facilities. Occupiers of the development would need to access basic services elsewhere - the nearest settlements being Hanmer approximately 2.4 km away and Penley approximately 3.7 km away. Given the lack of public transport it is inevitable that private cars will be used to access essential services and facilities. Horseman’s Green can therefore not be regarded as a sustainable settlement.

The proposal would not comply with the objectives for sustainable development set out in paragraph 4.4.3 of PPW – particularly locating developments so as to minimise the demand for travel, especially by private car. Para 4.7.8 states that development in the countryside should be located within and adjoining settlements where it can be better accommodated in terms of infrastructure, access, and habitat and landscape conservation. As mention previously, the site is not adjoining the settlement limit being separated from the edge of the village by the side garden area of Boundary House and by a triangular area of land which is currently used as a paddock for keeping horses.

Given the small contribution the development would make the overall supply of affordable housing in Wrexham, the unsustainable location of the site and the detrimental impact the development will have upon the character and appearance the area, the lack of a 5 year housing land supply and the local support for affordable housing are not sufficient to justify departing from UDP policies in this instance.

Deliverability: For sites to contribute towards the 5 year housing land supply, sites must be free, or readily freed, from planning, physical and ownership constraints, and economically feasible for development. I am not aware of any such constraints and have no reason to believe that the development would be unviable.

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Highways: The site is located on Horseman’s Green Road which is a narrow rural classified road subject to a 60mph speed limit. However typical speeds are thought to be around 30mph due to the geometry of the road. It would appear possible to achieve the necessary visibility splays which would ensure the creation of a safe and satisfactory vehicular access.

There is an existing footway which terminates to the north of the application site, and the highway authority has suggested that the footway be extended up to the site in the interests of protecting pedestrian safety/movement. I would have concerns that this would be to the detriment of the character of the area and do not think this to be necessary in this case.

The carriageway fronting the site is typically 3.5 metres wide and the highway authority has also suggested that this could be increased to 5.5 metres. I am concerned that these works would also have a detrimental impact upon the visual amenities in this rural location and I am not convinced that widening this small section would be of any real benefit to highway safety given that these alterations may potentially increase traffic speeds. The additional highway widening works are therefore not justifiable in this instance.

Ecology: The site is located within an area known to support nationally high levels of great crested newt. The Extended Phase 1 Survey has been carried out outside of the Optimal or Sub-optimal survey period. It is also confirmed in the submitted report that whilst no amphibians were seen during the survey, the survey period (February) was at an unsuitable time of year due to their hibernation period.Whilst it may be possible to mitigate any impact on great crested newt due to the habitat loss, the submitted report fails to adequately address this. I am unable therefore to conclude that the development will not have a detrimental impact upon great crested newts (GCN). The development therefore conflicts with UDP policy EC6, Chapter 5 of Planning Policy Wales and Technical Advice Note 5: Nature Conservation and Planning.

Surface Water Management: The site is located in DAM Zone A, as defined within TAN15 and is not explicitly identified as being at risk of surface water flooding on NRWs updated flood map for surface water. There are a number of reported incidents of localised flooding that appear to be associated with blocked highway drainage infrastructure in the area but we do not hold any information regarding flooding incidents directly relating to the application site.

The Council’s senior flood management officer has reviewed the objection letter in relation to local flooding and it would appear the section of road affected by flooding is not adjacent to the site. Although this is indicative of localised drainage issues within the area it is unlikely that an additional dwelling would have a detrimental impact if it has an appropriately designed surface water system that contains all water generated from new impermeable surfaces. This could be dealt with by a suitably worded condition if planning permission were to be granted.

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Conclusion: The site is in an unsustainable location and the residential development of the land would have a detrimental impact upon the character and appearance the area. The submitted ecology report has been carried out at an inappropriate time of year and as such the development could have a significant detrimental impact upon great crested newts (GCN). Whilst I note that the dwelling proposed is now single storey and is an affordable unit, there remain insufficient grounds to warrant departing from UDP policies in this instance, despite the lack of a 5 year housing land supply in Wrexham.

RECOMMENDATION: That permission be REFUSED

REASON(S)

1. The site is greenfield and is located outside of any settlement limits as defined in the Wrexham Unitary Development Plan. The development would be materially detrimental to the countryside and would represent an undesirable visual intrusion into the rural landscape. The development would not maintain the existing settlement pattern and would not accord with the character of the site or make a positive contribution to the appearance of the locality. The development therefore conflicts with Policies PS1, PS2, PS3, PS4, GDP1, H8 and H5 of the Wrexham Unitary Development Plan. 2. In the absence of detailed information obtained outside of the hibernation period of the great crested newts, I am unable to conclude that the development will not have a detrimental impact upon this protected species. The development therefore conflicts with Policy EC6 of the Wrexham Unitary Development Plan and Chapter 5 of Planning Policy Wales and Technical Advice Note 5: Nature Conservation and Planning.

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LIST OF DELEGATED DECISIONS ISSUES

WRO P/2016/1117 YALE SPIRE HOSPITAL, EXTENSIONS AND ALTERATIONS TO GRANTED CROESNEWYDD ROAD, , WREXHAM, EXISTING HOSPITAL TO PROVIDE 13/06/2017 LL13 7YP ADDITIONAL HEALTHCARE, ANCILLARY AND ADMINISTRATIVE ACCOMMODATION WITH ADDITIONAL CAR PARKING AND NEW SITE ENTRANCE

ROS P/2017/0043 BUTCHERS ARMS, CHESTER ROAD, DISPLAY OF 1 EXTERNALLY GRANTED ROSSETT, WREXHAM, , LL12 0HW ILLUMINATED DOUBLE SIGNED 14/06/2017 ALUMINIUM PANEL 7 NON-ILLUMINATED WALL MOUNTED ALUMINIUM PANELS, 2 NON-ILLUMINATED POST MOUNTED ALUMINIUM PANELS, 1 NON- ILLUMINATED ACRYLIC LETTERS, 1 INTERNALLY ILLUMINATED LOGO AND 1 EXTERNALLY ILLUMINATED POLE MOUNTED PROJECTOR

WRA P/2017/0082 51, MILE BARN ROAD, WREXHAM, REAR CONSERVATORY EXTENSION GRANTED LL13 9LX 22/06/2017

WRA P/2017/0107 38, GOULBOURNE AVENUE, APPLICATION FOR A LAWFUL GRANTED WREXHAM, LL13 9HQ, , DEVELOPMENT CERTIFICATE FOR A 22/06/2017 PROPOSED SINGLE-STOREY EXTENSION

GRE P/2017/0252 71, STANCLIFFE AVENUE, FIRST FLOOR EXTENSION OVER GRANTED MARFORD, WREXHAM, LL12 8LN EXISTING AND INTERNAL 13/06/2017 ALTERATIONS TO CREATE TWO- STOREY DWELLING

RUA P/2017/0271 MORETON FARM, MORETON FARM CONSTRUCTION OF SILAGE CLAMP TO GRANTED ROAD, GYFELIA, WREXHAM, LL13 HOLD WINTER FEED FOR CATTLE (IN 14/06/2017 0YH RETROSPECT)

OVE P/2017/0276 THE ORCHARDS, PLOT ADJ TO ERECTION OF DETACHED DWELLING REFUSED PENYLLAN HOUSE, PENYLLAN AND GARAGE (AMENDMENTS TO 02/06/2017 STREET, OVERTON, WREXHAM, PLANNING PERMISSION PREVIOUSLY LL13 0EE GRANTED UNDER CODE NO. P/2014/0115) (IN RETROSPECT)

PEN P/2017/0299 PENYCAE INFANTS SCHOOL, APPLICATION FOR APPROVAL OF GRANTED COPPERAS HILL, PENYCAE, DETAILS RESERVED BY CONDITION 13/06/2017 WREXHAM, LL14 2SD IMPOSED UNDER PLANNING PERMISSION CODE NO P/2016/0530 CONDITION 22: SUBMISSION OF SCHEME OF EXTERNAL LIGHTING

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COE P/2017/0306 LAND TO THE REAR OF, 79 HIGH APPLICATION FOR APPROVAL OF GRANTED STREET, COEDPOETH, WREXHAM, DETAILS RESERVED BY CONDITIONS 10/05/2017 LL11 3UG IMPOSED UNDER PLANNING PERMISSION P/2016/0520: CONDITION 5 - SUBMISSION OF SCHEME TO DEAL WITH POTENTIAL CONTAMINATION AT THE SITE CONDITION 15 - SUBMISSION OF FULL DETAILS OF A HARD AND SOFT LANDSCAPING SCHEME

ROS P/2017/0307 45 DARLAND LANE, ROSSETT, DORMER WINDOWS AND FLUE IN GRANTED WREXHAM, LL12 0EL FRONT ROOF SLOPE, AND 14/06/2017 CONSTRUCTION OF NEW VEHICULAR ACCESS

GLY P/2017/0309 ERWALLO UCHAF, PONFADOG, CONVERSION OF FORMER DISUSED GRANTED LLANGOLLEN, WREXHAM, LL20 7AG BAKEHOUSE / STORE INTO HOLIDAY 22/06/2017 LET ACCOMMODATION INCLUDING EXTENSION, INSERTION OF DORMER WINDOW AND ALTERATION TO ROOF PITCH

CEF P/2017/0311 BRYNTIRION, CAE GLO LANE, CEFN FIRST FLOOR REAR BEDROOM AND GRANTED MAWR, WREXHAM, LL14 3DP BATHROOM EXTENSION OVER 13/06/2017 EXISTING SINGLE-STOREY SECTION INCLUDING EXTENSION TO EXISTING KITCHEN

WRC P/2017/0312 LAND AT RUBERY WAY, CAIA PARK, APPLICATION FOR VARIATION OF GRANTED WREXHAM, LL13 8RA, CONDITION NO 10 IMPOSED UNDER 14/06/2017 PLANNING PERMISSION P/2015/0587 TO ALLOW AMENDMENT TO SITE LAYOUT

WRO P/2017/0315 WREXHAM MAELOR HOSPITAL, EXTENSION TO PROVIDE NEW DATA GRANTED CROESNEWYDD ROAD, WREXHAM, CENTRE TO SERVE THE HOSPITAL 14/06/2017 LL13 7TD

CEF P/2017/0317 BLUE BELL HOUSE, DELPH ROAD, DEMOLITION OF STORE (FORMER TAXI GRANTED ACREFAIR, WREXHAM, LL14 3TY OFFICE / GARAGE) AND GABLE LEAN- 14/06/2017 TO BUILDING, SUB DIVISION OF SITE AND ERECTION OF TWO-STOREY DWELLING AND ACCESS

MIN P/2017/0322 BRYN, OLD ROAD, MINERA, FIRST-FLOOR REAR EXTENSION GRANTED WREXHAM, LL11 3YS 19/06/2017 WRA P/2017/0323 ASDA SUPERSTORE, HOLT ROAD, APPLICATION FOR CONSENT TO GRANTED BODHYFRYD, WREXHAM, LL13 8HL DISPLAY 2 NO. TWIN POST SIGNS 14/06/2017 ESC P/2017/0326 HIGHFIELD, WREXHAM ROAD, ERECTION OF DOUBLE GARAGE WITH GRANTED PENTRE BYCHAN, WREXHAM, LL14 STORE 14/06/2017 1PE

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WRA P/2017/0328 42, FRANCES AVENUE, WREXHAM, TWO STOREY EXTENSION GRANTED LL12 8BN 14/06/2017 BRY P/2017/0331 CANA CHAPEL, 14 ST ALBANS ROAD, APPLICATION FOR APPROVAL OF GRANTED TANYFRON, WREXHAM, LL11 5SY DETAILS RESERVED BY CONDITIONS 12/06/2017 IMPOSED UNDER PLANNING PERMISSION P/2016/0264 CONDITION 3 - APPROPRIATE PHOTOGRAPHIC SURVEY OF THE EXISTING BUILDINGS ON SITE CONDITIONS 5 & 6 - DETAILS OF ALL MEANS OF BOUNDARY ENCLOSURES CONDITION 10 - FULL DETAILS OF ALL NEW OR REPLACEMENT WINDOWS AD DOORS

WRA P/2017/0334 58, FFORDD LLYWELYN, WREXHAM, SINGLE-STOREY EXTENSION REFUSED LL12 8JP 14/06/2017

ABE P/2017/0339 LLWYN ONN WATER TREATMENT APPLICATION FOR A NON-MATERIAL GRANTED WORKS, CEFN ROAD, WREXHAM, AMENDMENT TO PLANNING 12/06/2017 LL13 0NY PERMISSION P/2016/1107 TO ALLOW ERECTION OF PREFABRICATED KIOSK ADJACENT TO EXISTING SUBSTATION AND DIESEL GENERATOR TO HOUSE ELECTRIC CONTROL PANELS

HOL P/2017/0341 CORNISH HALL BARNS, WREXHAM APPLICATION FOR VARIATION OF GRANTED ROAD, HOLT, WREXHAM, LL13 9SW CONDITIONS IMPOSED UNDER 14/06/2017 PLANNING PERMISSION P/2016/0617:- CONDITION 1 - TO SHOW APPROVED PLAN DRAWING REFERENCES CONDITION 4 - TO ALLOW AMENDMENTS TO THE MITIGATION PLAN AND COMPENSATION MEASURES CONDITION 9 - TO ALLOW AMENDMENTS TO THE EXTERNAL LIGHTING SCHEME

RUA P/2017/0342 LAND AT, PONT ADAM CRESCENT, SUBMISSION OF RESERVED MATTERS APPROVED RUABON, WREXHAM, LL14 6EG PURSUANT TO OUTLINE PLANNING 22/06/2017 PERMISSION P/2015/0178 (LAYOUT, SCALE, APPEARANCE, LANDSCAPING) - RESIDENTIAL DEVELOPMENT FOR THE ERECTION OF 19 DWELLINGS

LLR P/2017/0343 22, TOWER HILL, ACREFAIR, SINGLE STOREY EXTENSION GRANTED WREXHAM, LL14 3ST 19/06/2017

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GRE P/2017/0345 8, CHURCH GREEN, GRESFORD, REMOVAL OF 1 NO. BIRCH TREE GRANTED WREXHAM, , LL12 8RJ (WITHIN GRESFORD CONSERVATION 12/06/2017 AREA)

CHI P/2017/0346 BRYN EGLWYS, CASTLE ROAD, REMOVAL OF BEECH TREE AND GRANTED CHIRK, WREXHAM, LL14 5BS INDIVIDUAL TREES (SEE ATTACHED 12/06/2017 PLAN) (WITHIN CHIRK CONSERVATION AREA)

OVE P/2017/0347 LAND ADJOINING AND EAST OF APPLICATION FOR A NON-MATERIAL GRANTED FAIRLEIGH, STATION ROAD, AMENDMENT TO APPROVAL OF 12/06/2017 OVERTON, WREXHAM, LL13 0LJ RESERVED MATTERS CODE NO P/2016/0504 TO ALOW AMENDMENT TO SITE ACCESS

WRA P/2017/0348 24, HILLTOP VIEW ROAD, WREXHAM, TWO-STOREY SIDE EXTENSION GRANTED LL12 7SF (REMOVAL OF EXISTING DETACHED 14/06/2017 GARAGE)

ESC P/2017/0355 CHILTON, FENNANT ROAD, GROUND FLOOR KITCHEN EXTENSION GRANTED PONCIAU, WREXHAM, LL14 1PG 19/06/2017

WRR P/2017/0361 25A, WINGETT HOUSE, CHESTER CHANGE OF USE TO NON RESIDENTIAL GRANTED STREET, WREXHAM, LL13 8BG CLINIC USE 14/06/2017

SES P/2017/0369 OAKMERE BARN, KILN LANE, CROSS SINGLE-STOREY REAR EXTENSION GRANTED LANES, WREXHAM, LL13 0TB 22/06/2017

WRO P/2017/0374 21, PENTRE FELIN, WREXHAM, LL13 APPLICATION FOR A NON-MATERIAL GRANTED 7NB AMENDMENTS TO PLANNING 01/06/2017 PERMISSION CODE NOS P/2017/0074 AND P/2017/0075 TO ALLOW AMENDMENTS TO SIGNAGE, SECURITY SHUTTERS TO FRONT OF BUILDING, ALTERATIONS TO WINDOWS AND ADJUSTMENT TO REAR FIRE ESCAPE DOOR AND WINDOWS

WRO P/2017/0376 UNITS NOS 5 AND 6, CENTRAL APPLICATION FOR A NON-MATERIAL GRANTED RETAIL PARK, CENTRAL ROAD, AMENDMENT TO PLANNING 12/06/2017 WREXHAM, LL13 7SU PERMISSION P/2016/1069 TO ALTER REAR FIRE ESCAPE STAIR ARRANGEMENT DUE TO SITE CONSTRAINTS

WOR P/2017/0378 5 BORDERBROOK, TALLARN GREEN, TWO-STOREY EXTENSION GRANTED MALPAS, WREXHAM, SY14 7JH 14/06/2017

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ISY P/2017/0384 WHITEFIELD COTTAGE, ERECTION OF DETACHED DOUBLE GRANTED RIDLEYWOOD ROAD, RIDLEYWOOD, GARAGE (IN RETROSPECT) 22/06/2017 WREXHAM, LL13 9US

GWE P/2017/0385 THE BARN, HIGHER GWERSYLLT, CHANGE OF USE OF REDUNDANT TACK GRANTED SUMMERHILL ROAD, SUMMERHILL, ROOM TO DOG GROOMING PALOUR 22/06/2017 WREXHAM, LL11 4SW

WRR P/2017/0392 15 - 17, GROSVENOR ROAD, APPLICATION FOR WORKS TO TREES GRANTED WREXHAM, LL11 1BW PROTECTED BY GROSVENOR ROAD 14/06/2017 CONSERVATION AREA (SEE ATTACHED SCHEDULE)

MIN P/2017/0394 TOMLINSONS DAIRIES, FIVE APPLICATION FOR APPROVAL OF APPROVED CROSSES INDUSTRIAL ESTATE, DETAILS RESERVED BY CONDITION 02/06/2017 MINERA, WREXHAM, LL11 3RD IMPOSED UNDER PLANNING PERMISSION P/2016/0740 CONDITION 8 - SUBMISSION OF NOISE MANAGEMENT PLAN FOR ALL EXTERNAL AREAS OF THE SITE

WRR P/2017/0397 LIBRARY ARTS CENTRE, RHOSDDU APPLICATION FOR APPROVAL OF GRANTED ROAD, WREXHAM, LL11 1NF DETAILS RESERVED BY CONDITIONS 12/06/2017 IMPOSED UNDER PLANNING PERMISSION CODE NO. P/2016/1005: CONDITION3 - SAMPLES OF ALL EXTERNAL FACING AND ROOFING MATERIALS CONDITION 4 - DETAILS OF ALL MEANS OF BOUNDARY ENCLOSURES CONDITION 12 - DETAILS OF A SCHEME OF 8 ADDITIONAL MOBILITY SPACES

WRA P/2017/0398 LAND ADJOINING, BRYN ESTYN RENEWAL OF UNEXPIRED OUTLINE GRANTED COTTAGE, BRYN ESTYN ROAD, PLANNING PERMISSION CODE NO 22/06/2017 WREXHAM, LL13 9TY P/2014/0197 FOR THE ERECTION OF SINGLE DWELLING

WRO P/2017/0400 ALDI STORES LTD, RUTHIN ROAD, APPLICATION FOR APPROVAL OF GRANTED WREXHAM, LL13 7TU DETAILS RESERVED BY CONDITION 15/06/2017 IMPOSED UNDER PLANNING PERMISSION P/2015/0533: CONDITION 13 - SUBMISSION OF A FINAL TRAVEL PLAN

GRE P/2017/0401 PENRHOS, 75, WYNNSTAY LANE, APPLICATION FOR A NON-MATERIAL GRANTED MARFORD, WREXHAM, LL12 8LH AMENDMENT TO PLANNING 19/06/2017 PERMISSION P/2016/1029 TO ALLOW NEW GROUND FLOOR SIDE WINDOW TO WC

HOL P/2017/0405 1, ASHLEY COURT, HOLT, REMOVAL OF 2 NO. CONIFER TREES GRANTED WREXHAM, LL13 9JZ AND 2 NO. SILVER BIRCH TREES 14/06/2017 (WITHIN HOLT CONSERVATION AREA)

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WOR P/2017/0406 THE GABLES, PLASSEY LANE, FIRST FLOOR EXTENSION GRANTED WILLINGTON, MALPAS, WREXHAM, 14/06/2017 SY14 7LU

MIN P/2017/0410 BERWYN, CHURCH ROAD, MINERA, DEMOLITION OF EXISTING GARAGE, GRANTED WREXHAM, LL11 3DA ERECTION OF NEW GARAGE AND 22/06/2017 OUTBUILDING (PARTLY IN RETROSPECT)

CEF P/2017/0414 GLANLLYN, BETHANIA ROAD, APPLICATION FOR APPROVAL OF GRANTED ACREFAIR, WREXHAM, LL14 3TS DETAILS RESERVED BY CONDITION 01/06/2017 IMPOSED UNDER PLANNING PERMISSION CODE NO P/2015/0748: CONDITION 4 - SUBMISSION OF SCHEME FOR THE COMPREHENSIVE AND INTEGRATED DRAINAGE OF THE SITE

ESC P/2017/0418 FFERM ODYN GALCH, FRONDEG, APPLICATION FOR A NON MATERIAL GRANTED RHOSTYLLEN, WREXHAM, LL14 4ND AMENDMENT TO PLANNING 02/06/2017 PERMISSION P/2014/0902 TO ALLOW - EAST ELEVATION: REMOVAL OF BASEMENT AND BASEMENT WINDOWS SOUTH ELEVATION: INSERTION OF TWO ROOF LIGHTS AND REMOVAL OF GABLE WINDOW USE OF BLUE ENGINEERING BRICK BELOW DPC LEVEL ON UNSEEN ELEVATIONS

LLR P/2017/0424 LAND AT TREVOR BASIN, OFF APPLICATION FOR APPROVAL OF GRANTED STATION ROAD, TREVOR, DETAILS RESERVED BY CONDITIONS 16/06/2017 WREXHAM, LL20 7TP IMPOSED UNDER PLANNING PERMISSION CODE NO. P/2015/0230: CONDITION 3 - FULL DETAILS OF THE EXTERNAL APPEARANCE OF THE CATERING UNIT CONDITION 4 - DETAILS OF MEANS OF VENTILATION FOR THE EXTRACTION AND DISPERSAL OF COOKING SMELLS

RHO P/2017/0432 FORMER DEPOT, MORETON APPLICATION FOR APPROVAL OF GRANTED AVENUE, JOHNSTOWN, WREXHAM,, DETAILS RESERVED BY CONDITIONS 02/06/2017 LL14 2AR IMPOSED UNDER PLANNING PERMISSION P/2007/1069: CONDITION 14 - SUBMISSION OF FULL DETAILS OF BOTH HARD AND SOFT LANDSCAPING WORK FOR THE SITE CONDITION 15 - SUBMISSION OF SCHEME OF BOUNDARY TREATMENT

RHO P/2017/0433 FORMER DEPOT, MORETON APPLICATION FOR A NON-MATERIAL GRANTED AVENUE, JOHNSTOWN, WREXHAM, AMENDMENT TO PLANNING 02/06/2017 LL14 2AR PERMISSION CODE NO. P/2007/1069 TO ALLOW RELOCATION OF PLOTS NOS 5-8

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BRN P/2017/0435 ISCOYD PARK, HALL GREEN, LISTED BUILDING CONSENT FOR THE GRANTED ISCOYD, WREXHAM, SY13 3AT REMOVAL OF INTERNAL WALL AND 22/06/2017 REMAINDER OF FLUE

BRN P/2017/0442 TYBROUGHTON HALL, APPLICATION FOR APPROVAL OF GRANTED TYBROUGHTON HALL ROAD, DETAILS RESERVED BY CONDITION 15/06/2017 TYBROUGHTON, WREXHAM, SY13 IMPOSED UNDER PLANNING 3BB PERMISSION, LISTED BUILDING CONSENT P/2016/0899 : CONDITION 3 - PAINTED FINISH COLOUR

WRO P/2017/0489 LAND NORTH OF, CROESNEWYDD APPLICATION FOR A NON-MATERIAL GRANTED ROAD, WREXHAM, LL13 3BN AMENDMENT TO CONDITION NO.2 OF 20/06/2017 PLANNING PERMISSION P/2016/0401 TO ALLOW THE ADDITION OF 3 NO. WINDOWS TO SOUTH ELEVATION OF 2 BED APARTMENTS

PEN P/2017/0492 GABRIELLA, 20 STRYT ISSA, APPLICATION FOR A NON-MATERIAL GRANTED PENYCAE, WREXHAM, LL14 2PN AMENDMENT TO PLANNING 19/06/2017 PERMISSION P/2017/0272 TO REDUCE SIZE OF EXTENSION

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